The Washington and Springwell area, in the north-west of the City, is bounded by the Metropolitan Boroughs of South Tyneside and Gateshead to the north and west, the A19 to the east and the River Wear to the south.  It includes Washington New Town, the village of Springwell and the land between Washington and Sunderland.  Springwell is the highest point, with Washington on a plateau below, sloping gently south east towards the Wear valley.  This is a particularly attractive landscape feature, protected as part of the Green Belt.

Springwell village has at its heart a collection of attractive stone and slate terraces, developed to house workers for the nearby coal mine and stone quarry.  Coal mining ceased in 1932, but the quarry, which supplied the stone to build the houses, is still in operation.  The village is situated between the southern edge of the Tyneside conurbation and the designated New Town.  It occupies a hill top position and is separated from the rest of the City by the A194(M), giving it a high degree of self containment and a distinctive sense of identity.

Washington New Town was designated in 1964.  The Master Plan identified three specific goals:-

• to provide a focus for incoming industry;
• to set new standards for housing, the environment and urban design;
• to stem out-migration from the region.

The town is based around the former mining villages of Usworth, Washington, Columbia, Fatfield and Harraton.  From an original population of 19,000 it now (1993 mid-year estimate) has 62,000 distributed around 18 villages of about 3,500 people all contained within a well landscaped road network and inter-connected by village footpaths.  Washington is the western gateway to the City with good access to the A1(M) and other high capacity primary roads.

The area's population doubled during the 1970's with growth concentrated in the northern and eastern parts of the town; during the 1980's growth was stronger in the south as housing allocations were completed.  Arising from its development as a new town, with the rapid rate of in-migration over the last 25 years, Washington's population structure is very different from other parts of the City.  1991 Census data suggests that the population in Washington compared to Sunderland as a whole is more mobile, relatively younger and relatively more wealthy.  It has more under-16's (26%) compared to the City (22%) as well as a higher proportion in the 25 - 44 age range (33%, City 29%) giving it the youngest population structure of the Plan's four areas.  The difference is now less marked than in 1981, when 35% of the population was under 16.  Whilst the area still has the lowest proportion of pensioners (8.5%), this figure is increasing as the population matures.

There is a higher level of economic activity (65.6%) amongst the population of working age (16+) than in the City as a whole (57%).  Washington provides 30% of all jobs in the City and 40% of manufacturing jobs although its location close to the Tyneside conurbation means that there is a considerable amount of commuting, both in and out - more than half (54%) of jobs in Washington are filled by people who travel into the town, mainly from Gateshead, South Tyneside and Chester-le-Street.  Unemployment, at 6.6%, is 3% lower than the City average, but still higher than the national average.  Rates are worst in the older established areas.  However, Washington South (5.9%), where most of the recently completed sites are located, and Washington East (5.7%), are amongst the lowest in the City (4th and 3rd lowest respectively).

Industry and commerce are particularly significant, giving the town a distinctive role in the City's economy.  Washington has 56% (658ha) of the City's industrial land allocation and 59% (125ha) of available industrial land.  There are fifteen industrial estates of various sizes, including the Nissan complex.  Undoubtedly the area's excellent communication links make it a prime site for business development.  The presence of the Nissan car company has had a significant impact in attracting other manufacturers and the local economy reflects the renewed buoyancy of this sector.

There is a well planned shopping hierarchy based around:-

• The Galleries, a purpose built fully covered shopping centre (31,000 m²), the sixth largest in the county
• Concord, (6,000 m²) the original shopping centre, pre-dating the New Town
• the village centres which cater for everyday needs.

For a local centre, Concord has a relatively low level of convenience floorspace and there is potential for the development of further convenience shopping.  Retail development on two industrial estates - Armstrong and Glover - creates a sizeable durable goods presence outside the Town Centre.

Community facilities are based on the villages.  Each has its own primary school and community centre, with 5 secondary schools distributed across the town.  The Town Centre has a range of facilities including the police station, main library and main health centre.  There are branch libraries at Washington Village and Concord which also has a second, large health centre.  Health care provision in the villages to the south and east has improved recently with the construction of new facilities at Barmston and Harraton.  Washington also contains the only private hospital in the City.

Leisure facilities consist of the Sports Centre and Swimming Pool in the Town Centre; the Northumbria Centre on the northern edge of town; community school facilities particularly at Oxclose and Biddick; and community halls in each village.  Outdoor provision is mainly concentrated at two locations - the Northern and Southern Area Playing Fields.  The town was designed to meet high standards for open space and recreation; apart from Springwell, the standard for recreation remains fairly high though playing field provision has not kept pace with the growth in population (see Tables 8.1 and 8.2).  The main open spaces are Princess Anne Park, which runs north to south, and the James Steel Park running east to west.  In terms of rural recreation, the James Steel Park (which includes the River Wear Trail) offers many opportunities.

The environment is generally of a high standard.  Residential and industrial areas are largely separate.  Some housing schemes have won design awards and most of the dereliction arising from older industrial activities has been dealt with.  The main heritage areas are the original Washington Village, which is a conservation area; the river banks, where much of the older industry was based; and the core of Springwell village, which retains much of its stone-built character.

The New Town has a hierarchical road system, designed to cope with high levels of car ownership, a feature of the population, according to the 1991 Census (62% compared to a City average of 51%).  The proportion of two-car households is also higher than the City average (17% compared to 12%).  High capacity dual carriageways allow access at key junctions to villages and industrial estates, thus filtering out through traffic.

The strategy for the Washington and Springwell area can be summarised as follows:-

• the original Master Plan is now virtually complete and there is a need for consolidation rather than further population growth;
• the distinctive character of Springwell village should be protected and enhanced;
• Washington's advantages for the attraction of jobs and industry, particularly for inward investment, should be protected and promoted;
• housing sites must give particular attention to meeting special or executive needs;
• the concepts underlying the original New Town design, such as the town's high environmental standards, should be protected to help maintain Washington's identity;
• opportunities for improvement and conservation should be pursued especially at Springwell and Fatfield;
• the role of the Galleries and Washington's Town Centre should be developed and enhanced.

On the whole, the New Town - together with land developed by Nissan - has been built or extensively modernised over the last thirty years.  Springwell village does not present any problems likely to need major restructuring.  Consequently the whole area can be considered as stable with opportunities for enhancement and consolidation.  Major developments are likely to be concentrated on completing the New Town's industrial allocations.

Policy EC4, which sets out the principal uses expected on land allocated for economic development, provides the general framework for this proposal.  Washington not only plays a key part in developing the City's role as the advanced manufacturing centre of the North East but also offers a high level of accessibility both for businesses and their employees.  As noted above, unemployment is lower than the City average, but economic activity rates are much higher (65.6% compared to 57%).  The population structure, with a high proportion of young people approaching the age when they will be seeking employment, indicates a forthcoming increase in the size of the labour force.  This could add to Washington's ability to attract inward investment.

The estates vary in size and character.  Established in the 1950's, Springwell industrial estate is located on the site of a former quarry; the remainder have been developed for industry and commerce in accordance with the Washington Master Plan.  All are well situated in relation both to the Strategic Route Network and to the town's primary roads.  The distribution of sites, together with the Town Centre, ensures that almost all residents live within 1km of an employment site, in many cases connected by footpaths and cycleways.  In many cases, industrial sites are well placed to take advantage of future railfreight developments utilising the former Leamside Line (see WA32).

The majority of vacant land is to the east of Washington on Stephenson East, Glover, Pattinson North and Pattinson South.  All of these estates have experienced significant development recently.  The westernmost part of Pattinson South estate, south of Pattinson Road, has a particularly scenic location and any development here should have particular regard to the setting adjacent to the James Steel Park and Pattinson Pond SNCI.  Development on land at Pattinson which adjoins the Green Belt shall include buffer planting appropriate to the setting of the Green Belt.  In addition, development at Pattinson in the proximity of the Wildfowl and Wetlands Trust will need to accommodate sympathetic use of landscaping and planting, together with allowing potential for overflow car parking in relation to special events.

Originally a gross area of 376ha was allocated for Nissan and its related users in 1986.  However this included four SNCI's one of which is now a Nature Reserve.  The area now allocated in this Plan amounts to 354 ha.  The Severn Houses and Peepy Plantation SNCI's are no longer included in the allocation since Nissan has agreed they should not be developed; Barmston Pond nature reserve is now dealt with under WA22.  In response to the Draft UDP, Nissan pointed out that the continued protection of Hylton Plantation SNCI may "cause a number of considerable practical problems as far as the Company's operations are concerned".  The Council will seek to protect the Plantation until it is required by the company.  In the event that the Company's operations require development of the SNCI, an environmental assessment will be carried out.  Measures would be required to mitigate the impact of any development.  This should compensate for loss of woodland, specifically through native broad-leaved woodland planting, open scrubland and wetland creation as well as utilising the potential of the newly planted areas around the perimeter of the Nissan site.

Since it has not been possible, during consultations, to establish Nissan's longer term land requirements with any degree of certainty, no expansion site has been identified in this Plan.

In most cases the Council can use the full range of its development control powers to ensure an appropriate quality of development.  However, certain sites within the designated area of the New Town already have the approval of the Secretary of State for specified uses.  These can be developed under the authority of the Commission for the New Towns, when it sells land to developers.  Although the Council is not the authority which grants permission to develop in these instances, it is consulted on the planning and highways aspects of these proposals.  This situation may be reviewed during the Plan period, dependent upon future reviews of the Government’s urban regeneration policy.

Washington has already proved attractive to industrial investors, particularly because of its location between the A1(M) and the A19.  Although the town contains a substantial amount of land for economic development, there are no small, free-standing sites suitable for office-type uses (B1).  This site would be suitable for such uses.  It is close to Sulgrave village and so can promote local employment opportunities without undermining the integrity of the New Town's structure and is also adjacent to the recently expanded Bentall Business Park, which it could naturally support.  Whilst the site has had outline approvals for B1 uses these have now lapsed.

Facilities which attract visitors to the City, either for leisure or business reasons, can make a substantial contribution to the local economy.  Washington, because of its historic links with the USA, attracts many foreign visitors.  Business tourism in the City is also expanding which is important in Washington because of its high profile in the local and regional economy.  Increased public interest in environmental issues has, no doubt, contributed to the continuing success of the Wildfowl and Wetlands Centre.

Table 21.1 summarises the attractions listed in WA3 and the measures being taken to enhance them.  Further development of these facilities would not only increase their leisure value but would also attract more visitors, thus increasing their value to the local economy.

Proposals will normally originate with the respective owners of each attraction.  The Council will use its development control powers to implement this proposal.

Over the whole plan period (1988-2006), sites for 1500 dwellings are being made available in Washington.  This comprises 855 dwellings on sites completed prior to December 1996; 339 dwellings on committed sites (129 of which were completed as at December 1996); and land for an estimated 300 dwellings allocated in this proposal (see Table 4.4 and Appendix A).  Windfall sites or small sites of 10 units or less may also provide a limited number of opportunities for further housing .

The emphasis on new allocations in Washington is to meet the demand for higher priced and/or special needs housing.  Much of the existing housing was built to meet the demand for family sized accommodation as the New Town expanded - the proportion of larger families in Washington in 1991 (7%) was still higher than the City average (5.4%).  As the population matures, greater variety in the housing stock will become more appropriate.

Early public consultation suggested that this could take the form of higher priced, executive housing giving more choice at the higher end of the market; and housing for people with special needs, including sheltered housing, taking into account the changing population structure of the New Town.  As Washington is nearing completion, the number of housing sites is comparatively small, although there remains keen interest from volume housebuilders to build in the town.  This group however, expressed concern at the lack of sites in the Draft UDP for new, family-sized dwellings in Washington.  Although this demand should mainly be met from existing allocations, the Council has identified another site for general needs housing at Washington Junction.

The sites identified here are:-

Former Tree Nursery, Rickleton  Although it lies outside the neighbouring villages of Harraton and Rickleton, this is a suitable site for higher value executive housing which could not be adequately accommodated within the existing village framework.  Situated between the prestigious General's Wood development to the east and the Picktree Lane development in Chester-le-Street to the west, this allocation would consolidate the provision of high quality housing in the area.  Access will be taken from Bonemill Lane, which could also form the basis of a contribution towards the improvement of facilities at the adjacent Southern Area Playing Fields.  Local residents have expressed strong concern over the possible effect of development on the adjacent SNCI and local wildlife.  The area identified for housing was used as a tree nursery during the early years of the New Town and so was the subject of formal cultivation - it is not an area which has, over a lengthy period, become an established nature conservation site.  Nonetheless, the Council will require any development to make adequate provision for nature conservation interests, requiring an environmental appraisal to accompany any planning application.  The Council is of the view that the release of this site should be used for a type of higher value executive development for which there is no other comparable site in the City and that in so doing it should take into account the contribution which large gardens and extensive peripheral planting can make to maintaining the ecological value of the surrounding fields and woodland, on which matters very strong representations have been made from local residents.  For this reason, the Council would wish to see the site developed at the lowest practicable density which, it is suggested, would be about 11.5 dwellings per hectare.

Washington Junction was identified for education purposes in the Master Plan but was declared surplus to education needs in 1994.  As the site of a former ironworks, the land has undergone reclamation to a standard appropriate for development.  The main access will be from Shepherd Way with limited access from Northumberland Way.  The wildlife corridor will be protected and maintained along the line of Sustrans’ C2C track.

Fatfield School has been replaced with a new school under proposal WA9, replacing buildings dating from 1911.  The former site will become available soon after 1998.  It would be suitable for special needs or executive housing, though it may also accommodate some general needs housing.  Since the development is subject to the open space standards set out in H21, the value of the wildlife corridor will be maintained.

The Council is committed to a programme of restructuring which will balance the mix of housing to meet all types of demand.  This proposal lists those areas which have already been recognised as in need of attention.  However the condition of the housing stock is continuously reviewed and further areas may be identified within the Plan period.  This applies to Washington in particular because, although much of the public housing stock is in a good state of repair, there are localised problems where experimental designs or non-traditional construction methods have led to properties being difficult to let or expensive to maintain.  Restructuring may include major redevelopment, refurbishment, environmental improvements or security works.

These schemes will originate mainly in the public sector though the Council will also take up opportunities for partnerships with Housing Associations and the private sector.

This proposal relates to pockets of older, privately-owned housing in Washington and aims to improve the quality of the environment by carrying out traffic management and landscaping works.  The two areas in this proposal were originally important traffic routes though this role has declined since the introduction of the New Town road system.  Lower traffic levels permit hard and soft landscaping measures which could be included as part of a general scheme of highways maintenance works.  A third area in Front Street, Concord and the surrounding housing is covered by the proposal for Concord centre (see WA7).

As the main shopping centre, the Galleries is covered by policies WA33-37.  Local shopping provision, catered for by the village centres, is covered by S3 which also applies to the older village centres in Brady Square, Springwell and Washington Village.  All these centres would benefit from environmental improvement schemes which could be carried out under policies relating to conservation areas (B6, WA18) and environmental improvements to neighbouring housing areas (WA6).

Concord was the main shopping centre for Washington before the development of the New Town.  Census data suggests that the population in Washington North - Concord's catchment area - is generally less mobile, less wealthy and older than for Washington in general.  Despite the development of the Galleries, Concord is still a thriving shopping centre with its own health centre, library and several public houses all of which add to its vitality.  It is a linear centre with a bus station at its western end.  Both the properties and the environment are of variable quality although there are some attractive two-storey stone-fronted buildings.  There are two car parks and some problems with pedestrian/ vehicular conflict.  There were several expressions of support for the proposal in the Draft UDP to carry out improvements.  This proposal seeks to upgrade the area by the measures listed in para. 21.37 below.

A relatively high proportion of floorspace in Concord is given over to durable goods and services (35% compared to 28% City average).  There has been substantial developer interest in providing further convenience facilities around the north east of Washington - Concord's traditional catchment area.  Unfortunately this has tended to focus on easily developable sites such as vacant industrial land at Hertburn or the Peel Centre which would seriously threaten the vitality and viability of Concord.

Concord Library, at the western end of the shopping centre, was housed in an ageing wooden building.  Its replacement has been included as part of the nearby Millennium Centre at the Oval, which provides a range of community facilities on the one site.

Supplementary guidance in the form of a master plan will be prepared which will examine:

• possible sites for new development including further convenience retailing;
• environmental improvement works to soften the general appearance;
• traffic management measures which could include some pedestrianisation;
• improvements to the housing area at the eastern end of the Front Street;
• works to reduce speed and improve safety on the approach roads to the centre;
• possible improvements to waiting facilities at the bus station.

The Council will prepare planning guidance identifying development opportunities in Concord to improve confidence in the future of the centre and encourage private initiatives.  Environmental improvements can be included as part of highway maintenance programmes.

Washington, with its well planned road network, is highly accessible from Tyneside, Wearside and Durham, making it extremely attractive to retail as well as industrial developers.  Additional land has therefore been allocated to cater for this demand and to consolidate the Armstrong North area as a retail park, situated as it is on a highly visible site next to the A194(M)/A182 junction.  At present, there is an existing DIY store which attracts customers from a wide area and a vacant unit formerly used as an outlet to the building trade.  The range of goods sold is controlled by a planning agreement.

In order to protect the vitality and viability of existing centres, particularly The Galleries, the Council will require that retail and other key town centre uses will be appropriate to the out-of-centre location as set out in policy S5.  DIY/garden goods, flat pack furniture, camping/boats/caravans, etc. - goods which, by their nature could not be easily accommodated in existing centres would be appropriate, whereas, in accordance with S6, convenience goods would be inappropriate.  The range of goods sold will be controlled by agreement with developers.  Development will also be required to take account of any impact on the strategic and national road network in accordance with policy T14 and Development Control Guidance.

Some proposals concerning new facilities are covered in other sections of this Plan - proposals for the City of Sunderland College are included in the Town Centre section along with the proposed new Magistrates’ Court (WA35).  The new Millennium Centre at the Oval provides a youth centre, library and multi-sports facilities on the one site.

All school buildings constructed prior to 1914 are under consideration for replacement, providing resources are available, which includes the three schools in this proposal.

• Fatfield primary school has been declared surplus and a replacement school will open in 1998, utilising a site of 2.5ha. in Fatfield Village, well-located for the catchment area, having been identified for education use in the original New Town Master Plan.  Vehicle access will be taken from Southcroft/Fallowfield Way to the south, with pedestrian access to the site from the village centre.  Although the belt of trees to the west to the rear of the properties on Biddick Lane has been included as part of the site, the trees will be retained to help preserve the privacy of the residents and to provide an ecological resource for the new school.
• Springwell Village school was built in 1905.  It has recently been decided to expand provision at the school to include a 26FTE place nursery class.  When funds become available, the school buildings will be replaced on the existing site.
• Usworth Colliery primary school buildings date from 1911 and, although presently not a priority, they will be replaced on site when funding is available.

A review of educational provision is underway in South Washington at present.  This has indicated that there could be over 200 surplus school places based on existing provision.  This proposal is, therefore subject to review in the light of consultations currently being undertaken

As part of its development strategy, the Tyne and Wear Fire and Civil Defence Authority has developed a new Fire Brigade headquarters and training complex to replace facilities elsewhere in the county.  This site is well located, with good access to the main route network.  The development is to be phased, commencing with the training complex, followed by the headquarters and finally the breathing apparatus school.

Population growth in south Washington has led to an associated increase in the congregation of St. George's Church, Harraton.  Temporary use has been made of the Washington Arts Centre but the church is now interested in establishing its own facilities on the small area of land east of the Arts Centre, which is well located for access by members of the congregation.  This would be a welcome addition to the range of facilities available in the village centre as well as making use of existing car parking provision.

The Arts Centre, although not a listed building, is a former farmhouse which has been sensitively converted to its present use.  The materials and design of any new building should not detract from its appearance.  A planning agreement may also be necessary to ensure that events at the church do not exacerbate the parking problems which occur when major events are held at the Arts Centre.

As well as the tourist attractions listed in WA3, Washington has a range of recreational and cultural facilities which attract visitors from the wider region, raising the profile of Sunderland and bringing people into the City.  These are:

• the Northumbria Centre - a large indoor venue which has been used for conferences, exhibitions and sporting events such as International Darts, Basketball and Netball.  It is well-located close to the A195 and adjacent to the Northern Area Playing Fields.  Potential for further improvements to the indoor and outdoor facilities exists (see also WA13.1).
• the James Steel Park - a very attractive riverside park north and south of the River Wear at Fatfield.  It offers excellent views of the river valley, and contains a mixture of open spaces and woodland glades linked by a network of footpaths (see also WA18, WA26, HA15).
• Washington Arts Centre - completed in 1983 with the opening of the Low Barn, it regularly presents exhibitions and stages folk, rock, jazz and classical music concerts, together with productions by its resident theatre group and touring companies.  It fulfils a regional role as well as serving the local community.
• Washington Golf Course - attached to the adjacent hotel which has its own leisure facilities.  It is a championship standard golf course, home of the 'Sunderland Masters' golf tournament with facilities which include a driving range and a nine hole pitch and putt course.

The locations identified in this proposal are good quality facilities which can attract a range of sporting and cultural events of regional or national significance.  The range of facilities has the capacity for further development, in order to improve the potential of each venue.

Washington now reaches only 77% of the minimum playing field standard (see policy L4).  This is due primarily to the fact that continued growth in the town's population has not been accompanied by an increase in playing field provision.  With a population of some 62,000 there should be at least 62 ha of playing fields (aiming for 99 - 112 ha) yet the town has only 46ha.  Both the Northern and Southern Area Playing Fields were identified in the Master Plan as the main locations for pitch sports to serve the whole town and nearby land was identified for extensions.

Both sites have changing facilities and parking spaces so these extensions make good use of existing provision.  They are also both included in the Green Belt.  Any built development (eg changing rooms) should therefore take account of the requirements in CN3.  The additional areas identified in this proposal would provide a further 23.7ha, bringing the total provision to 69.7ha, above the interim standard but lower than the longer term standard set out in L4.

If, in either of these playing field extension schemes, there is unavoidable detriment to local nature conservation interests, mitigation measures will be incorporated into proposals.  These should include the conservation of boundary hedges and trees and the retention of water features and wetlands.  Where possible, new habitats will be created which use native stock of local provenance.  Improved and extended facilities could be provided as and when funding is available, possibly as part of the future development of the Northumbria Centre, as indicated in para. 21.47.  Improvements to the Southern Area site may be supported by a contribution from any development on the adjacent former tree nursery site (see WA4.1).

The Northern Council for Sport and Recreation (NCSR) identified shortages of various sports facilities in the City including the need for two six-rink indoor bowling centres.  Washington presently has no indoor bowls although, as the population matures, demand for this type of sport could be expected to increase.  Investigations are taking place into the provision of one of these Centres in Washington but proposals have not yet been finalised.  The site south of the Galleries could be considered (see WA35).

Although Washington generally has a reasonable level of open space, it tends to be provided on a more diffuse, smaller scale than in other parts of the City (see also Table 8.2).  The problem is therefore a lack of access to larger areas of open space (2 ha. and above), rather than an absolute shortage.  The Princess Anne and James Steel parks provide accessible District open space except for the north west of the sub-area - Springwell, Donwell and north Usworth, though these areas do have the benefit of open land in the Green Belt, golf course and Northern Area Playing Fields.  This proposal seeks primarily to improve the quality of existing provision since there are few opportunities to create significant areas of new open space.

These villages are either more than 0.5km distant from a neighbourhood (2ha+) open space or, in the case of Springwell, are separated from larger areas of open space.

• Sulgrave village is more than 0.5km distant from a neighbourhood open space.  The former Usworth Colliery waste heap, immediately to the north, could be upgraded to provide a substantial area of open space with a range of facilities.
• Springwell Quarry, as part of the reclamation scheme, presents the opportunity to create a further area of open space for informal recreation which can be linked with the recently reclaimed Colliery area.
• Barmston village is separated from larger areas of open space by major roads and the former Leamside railway line.  Also, although the new housing at Teal Farm is within easy reach of the James Steel Park, it is separated from local and neighbourhood open spaces by distance as well as the railway line.  Land east of Northumberland Way, south of Horsley Road will, combined with the existing SNCI at Willows Pond, provide an attractive area of open space for informal recreation amounting to 2ha.
• Columbia, especially the south eastern part, is more than 0.5km distant from a neighbourhood open space, though it does have the benefit of relatively easy access to the James Steel Park.  The improvements outlined in (3) above would also benefit this village.  However, improvements to Glebe park would make a valuable contribution to the quality of open space in the area.

There are also shortages in Blackfell and parts of Usworth.  Due to a lack of suitable sites, it is not possible at present to identify areas to improve provision in Usworth.

The District Playpark for Washington is already well established in the James Steel Park at Harraton.  Other play areas are in place in the Town Centre, Albany and Springwell.  Further provision will be needed in the specified locations in order to fulfil the requirements of L6.  These areas are listed above with the most pressing needs being at Sulgrave and Coach Road Estate.  Sites will only be finalised following consultation with the public.  Play equipment is funded through the Council's Strategic Initiatives scheme and through contributions from developers where appropriate.

Washington was an area of shortage at the time of the 1980 Allotments Report and this situation still prevails, with long waiting lists at many sites.  This proposal identifies those sites showing the greatest need for upgrading.  However, lack of resources has, so far, inhibited improvements.  Other allotment sites will remain in their existing use in accordance with Policy L9.  No new sites are identified, although if opportunities arise, for example in relation to new development or surplus land, which would allow consolidation of existing sites or the creation of new ones, the Council will improve the level of provision.

Washington has certain unique design characteristics, such as the inter-village walkways, the separation of potentially conflicting land uses and the provision of substantial landscaping, particularly between main roads and residential areas.  The town has developed with only minor deviations from the original Master Plan.  The original development sites within the villages are largely complete; this policy seeks to control further change within the town in order to protect and enhance these characteristics.

Where development or redevelopment takes place, proposals should respect the planning characteristics of the town, particularly the substantial areas of landscaping and open space which should be retained.  The Council will also encourage developers, particularly of residential schemes, to continue to meet the higher levels of open space which currently exist in Washington, even though they may be above those normally found elsewhere in the City, in accordance with one of the original design goals (see para. 21.3).

Although residential and industrial uses are largely separated by village perimeter roads or dual carriageways, there is a comprehensive network of footpaths and subways.  This creates a high level of amenity, as well as permitting local residents to walk or cycle to their place of work, thereby encouraging the use of more sustainable forms of transport.

The road layout, particularly the heavily landscaped spine routes that take traffic through the town, provides few points of reference.  This can cause confusion for both regular road users and occasional visitors alike.  A wider use of imaginative public art (sculptures, murals, mosaics etc.) similar to those already present at the entrance to the industrial areas, would provide points of reference and help identify villages.  This could also improve public spaces in shopping centres, give work to local artists and add to the cultural image of the City of Sunderland.

Springwell has actually only developed since the 1850's, a product of the late 19th Century coal boom.  Built on Usworth Common, the layout of the stone terraces reflects its shape.  The houses, of local stone and slate, have a distinctive, largely unspoilt character.  In many instances modern casement windows and double glazed units have replaced sliding sashes; however window openings are rarely altered and the character of the village is certainly recoverable.  The particular charm of the village does not rely on individual buildings of merit but rather on the overall character of the cottages and their layout.

Fatfield provides an interesting contrast between the new and the old.  The early 1980's housing development at the top of Wormhill Terrace makes good use of the hillside to create interesting features in the house types and general form of the estate, doing justice to its very prominent, elevated situation.  Coming down the hillside, the Conservation Area could include Wormhill Terrace, Wormhill itself and the two groups of late 19th/early 20th century buildings on the south side of the river.  This is a popular area for passive recreation and the riverside pubs attract many visitors.  There is scope for improvement here, especially for the enhancement and exploitation of Wormhill Park and the riverside's leisure potential.

Before a Conservation Area is declared, there will be consultations with local residents, interest and amenity groups on the detailed boundary for each area and the type of approach to be taken.

The area north of Washington was originally identified as an important open break in the 1968 review of the Durham County Development Plan.  The Green Belt Local Plan included this area to prevent the merging of Washington with Gateshead and South Tyneside, an approach which is still supported by corresponding proposals in both these authorities.  It embraces the settlement of Springwell in the north west corner of the City close to the boundary with Gateshead, thus helping maintain its distinctive identity.

North of Washington - beginning at the western edge of the City boundary at the A194(M)/A1(M) intersection, the Green Belt boundary runs along the northern edge of the A194(M) to the Peareth Hall Road bridge.  It follows the southern edge of the Washington Golf Course (excluding the Moat House Hotel) to the A195.  From there it runs south along the edge of the A195, east along Stephenson Road continuing east along the southern edge of the Northumbria Centre playing fields then south and eastwards along a footpath/track to the Leamside railway line.  It then runs southwards along the eastern edge of the railway to the A1290 and follows the northern edge of the A1290 to Washington Road, via the southern boundary of the Aircraft Museum to the A19, which is followed northwards to the City boundary.  The defined Green Belt excludes Springwell village where, beginning at the Stoney Lane/Mount Lane junction, the boundary is drawn tightly against the edge of the built up area to the rear of Broom Court, Beech Grove, Wordsworth Crescent, Windsor Road and along the western edge of the industrial estate.  From there it follows the railway line across the B1288 around the edge of Red Hill House, Derwent and Warren Lea; along the rear of Fairhaven, Uplands Way, Heugh Hill and Highbury Avenue/Highbury Close to the southern edge of Peareth Hall Road; along the rear of Penshaw View, Mitchell's Buildings and the Poplars to rejoin Stoney Lane.

The protection of the north bank of the River Wear as Green Belt mirrors the designation on the south.  It protects the attractive rural nature of the riverside and emphasises the separation of uses between Fatfield and the Pattinson industrial estates.  It also maintains the separation of Washington from Penshaw and Shiney Row (see also HA18), limiting pressure for further development in this area and preventing Fatfield from encroaching into the Wear valley, especially through the further 53ha now included in this part of the Green Belt.  The whole river valley area could benefit from planting under the Great North Forest initiative.

Along the north bank of the River Wear - beginning at the river edge east of Fatfield, the boundary runs northwards along the rear of properties in Whittonstall, Garrigill and Leaplish to the eastern edge of Shepherd Way, as far as the southern edge of the former railway line to include the Shepherd Way allotments.  From there it runs south then eastwards along the edge of Pattinson South (to include the area bounded by the Glebe House Farm/ Pattinson Road footpath, along Pattinson Road to again pick up the defined Pattinson South industrial estate boundary) along the northern edge of the tree plantation, within the area of the sewage works.  It then follows the footpath along the boundary of the Wildfowl and Wetlands Centre via the bridlepath north of Low Barmston Farm to Barmston Lane, north west to the A1231 and eastwards to the A19.

A further new area (19ha) of Green Belt has also been identified at the Southern Area Playing Fields.  This complements the proposed designation of the Lambton Park area as part of the North Durham Green Belt.  It also establishes a limit for any further development south of Harraton and Rickleton, to prevent the merger of Washington and Chester-le-Street.

Southern Area Playing Fields - From the juncture of the City Boundary and Bonemill Lane east along Bonemill Lane to the General's Wood SNCI; south east along the former waggonway/ track to the City boundary then west and north to Bonemill Lane.

The proposed North Durham Green Belt in Chester-le-Street will extend eastwards to the County boundary with Sunderland at the A182.  As with WA19.3, the area south of Bonemill Lane (13.8ha) has been included in the City of Sunderland Green Belt to complement the allocation in Chester-le-Street which prevents the merger of Washington and Chester-le-Street and provides a clearly defined boundary.  It also complements WA19.2 by further reinforcing the separation of Washington from Penshaw and Shiney Row.

South of Bonemill Lane - beginning at the City boundary, the Green Belt follows the rear of properties on the eastern side of The General's Wood housing area up to Bonemill Lane.  From there it goes eastwards across the A182 Washington Highway following the southern edge of Bonemill Lane as far as Biddick Burn and then south to the River Wear.

All these boundaries follow well defined features in accordance with Government guidance in PPG2.

The views identified in this proposal make a significant contribution to the image and environment of the City.  It is important that they are not affected or obscured by insensitive development either in the immediate vicinity or at a greater distance.  They are proposed for protection because of their particular significance in relation to major natural features and main transport corridors.