Houghton-Hetton is the area defined by the A19 to the east, the River Wear to the north and the City boundary to the west and south.  It extends southwards from the attractive River Wear Valley and Penshaw Monument, to include the Magnesian Limestone Escarpment.  The urban area forms a linear band of settlements stretching along the A182 from Penshaw/Shiney Row to Easington Lane.  It contains extensive areas of countryside and there are remnants of old agricultural settlements in the built up areas.  Although there has been some coalescence, each settlement has a distinct identity.  Statutory Local Plan coverage was previously provided by the Hetton Centre Action Area Local Plan (1985), the Tyne and Wear Minerals Local Plan (1989) and the Tyne and Wear Green Belt Local Plan (1985).

In 1981 the population stood at 47,500, 15% of the City total, but this had fallen to 46,300 by 1991.  The extent of change varied, however, with falls in the three southern wards of Hetton, Houghton and Eppleton but an increase in Shiney Row which includes Mount Pleasant, originally planned as a new village within Washington New Town.  The Census also indicates an ageing population, with a drop in the number of 5-15’s but an increase in those over age 65.

The current urban form has largely been shaped by the development of the mining industry.  With the closure of collieries at Herrington, Eppleton, Rainton, Philadelphia and Houghton-le-Spring there is no longer any deep mining for coal in the area.  Small to medium industrial estates in each of the settlements cater for local needs and create employment opportunities for some 2,500 employees.  Houghton-Hetton contains some 15% of the City's economically active population, but has only 8% of the City's industrial land.  The area also has a  high percentage of people travelling outside of the City to work (32% compared to the City average of 26%).

Houghton town centre, (6,500 m2), provides a range of facilities and acts as the main centre for the area, although Hetton meets many of the day-to-day needs of the settlements to the south.  Attempts to improve local centres in other villages have been hindered by their frontage onto main roads.

There are 16 primary schools distributed around the villages with secondary schools at Houghton and Hetton.  The City of Sunderland College has recently completed a major expansion on its site at Shiney Row.  The majority of educational facilities are well distributed, although some were built before 1914.  Some nursery provision may need rationalisation, and housing development in the north could result in pressure for places at Houghton Kepier Secondary School as well as the primary schools in Shiney Row/Penshaw.  There are two health centres at Houghton and Hetton, together with independent surgeries and clinics throughout the area.  The Hetton health centre is to be replaced with a new facility on a nearby site.  In addition, there are eight community centres of varied size and condition, but not always well located in relation to the area they serve.  Their design is often in the form of a single hall unsuited to a diverse range of uses.  These facilities are supplemented by provision at schools as well as three YMCA's, a scout hall and Hetton Lyons Youth Club.  There is a general need for upgrading and renovation of all premises.

The distribution of amenity space and playing fields is uneven with provision below the minimum in some areas but others benefiting from recent reclamation schemes.  The linear nature of Houghton-Hetton however, means that most residential areas have good access to the countryside which supplements more formal recreational provision.  There are six Sites of Special Scientific Interest and several Sites of Nature Conservation Interest.  Much of the countryside to the east of the settlements is included in the Green Belt  There are two conservation areas in Houghton with a third at Newbottle.

Much of the area consists of open countryside and Green Belt.  The contraction of mining and quarrying not only led to job losses but also left some 400ha of derelict and despoiled land.  Public and private investment to provide or improve local infrastructure will be encouraged.  Green Belt, the River Wear Corridor, settlement breaks and green wedges will be protected; and measures to promote and preserve cultural heritage will be supported.

The main elements of the strategy for Houghton-Hetton are:

• existing industrial sites will be developed to increase local employment opportunities. A large site for a single investor will be provided as part of the development of Rainton Bridge South;
• new housing development will initially be concentrated in the north around Shiney Row / Herrington / Newbottle to accommodate existing pressure (influenced by the proximity of Washington New Town). In the longer term, environmental and road improvements  will assist the regeneration of the Hetton/Easington Lane area;
• shopping centres will be consolidated and improved with sites for new development in Houghton town centre;
• the opportunity to replace older school buildings and reduce surplus places will be taken whenever resources and City-wide priorities permit;
• leisure and amenity facilities will be improved, including through the reclamation of derelict land such as the Herrington Country Park. A multi-user route network will link recreational areas and promote access to the countryside;
• existing conservation areas will be protected and improved, and new conservation areas investigated to promote and protect local heritage;
• open breaks and green wedges between settlements will be protected, along with the Green Belt, to prevent further coalescence;
• the local road network will be improved including a new North-South spine route and improvements to East-West links.

The reclamation of derelict sites will create further recreational opportunities.  These will be co-ordinated with a network of Heritage Trails, multi-user routes and strategic footpaths to enhance access to the countryside.  Where new development is planned, it should be contained in a landscaped setting or make use of advance planting to mitigate the visual impact.

New employment opportunities in accessible locations will be encouraged, particularly at Rainton Bridge, to help replace lost jobs.  Housing development will take place on sites allocated throughout the area, initially concentrated in the north, building on its established attractions for developers, and then in Easington Lane to assist regeneration.

The present settlement pattern has been largely shaped by the area’s development as part of the Durham coalfield.  Following extensive changes in the local economy, it is essential that employment is available in locations which are accessible to the local workforce and provide local industries with adequate access to suppliers and customers.  Apart from Rainton Bridge South, the sites identified in this proposal are well established locations for employment.  They have good public transport services as well as access to the main road network offering a choice of modes of travel.  These allocations complement proposed housing sites and contribute to the regeneration strategy for the area.  Although the longer established estates are well located for local residents, poor road access has made them less attractive to employers and so has hindered development.  The proposed Hetton Bypass and the Central Route will improve general accessibility with Sedgeletch, Dubmire and New Lambton obtaining particular benefit as well as Rainton Bridge North and South.  A new access to Market Place Industrial Estate in Houghton would improve the estate’s competitiveness and assist in opening up the proposed extension.  Access to the former British Coal Philadelphia Workshops will be improved through completion of the Coaley Lane to Philadelphia Link Road.

Rainton Bridge South makes a valuable contribution to the range of sites which the City is able to offer to potential investors.  It complements Rainton Bridge North which has attracted major inward investments such as TRW and Lucas SEI.  The site was originally allocated in the Houghton Town map and an area of almost 42ha was approved in July 1996, of which 29 ha. is for industrial development with the remainder providing for landscaping, open space and highway verge together with a wetland extension and buffer zone to protect the adjacent Joe’s Pond SSSI.

The estate is being developed in two phases: Phase I (6.5ha) involves the establishment of the landscape buffer to the whole of the site, the provision of basic infrastructure and four advance factory units; Phase II will provide a single large site of some 22.5ha, possibly suitable for a major inward investor.  Access is via an existing roundabout onto the B1284 (with a possible second roundabout as part of Phase II) which in turn provides links with the regional trunk road network.  Accessibility will be further improved by construction of the Hetton Bypass and the Central Route .

Finance for new development is expected to originate mainly with the private sector although the Council continues to actively support the local economy, and has entered into a Joint Venture Agreement with TWeDCo and English Partnerships to bring about development at Rainton Bridge South.

As noted previously, although Houghton-Hetton contains 15% of Sunderland's economically active population, it has only 8% of the City's industrial land.  This creates a strong case for the allocation of further industrial land in this locality to provide local employment opportunities and reduce the need for residents to travel.  Extensions to Rainton Bridge North and Market Street, Houghton will provide additional local employment and business start up opportunities, with an emphasis on the provision of smaller scale units.  Development of the New Lambton site will follow the reclamation of this part of Lambton Cokeworks, consolidating the established uses already operating here.

Although there is still some land available for development on existing industrial sites in the Houghton/Hetton area, it is important to ensure that an adequate choice of type and size of site is made available.  For this reason the sites above have been allocated for industrial development, some as extensions to existing industrial sites.  This proposal aims to increase local and regional employment and enterprise opportunities to compensate for the long term job losses, thereby reducing the need for outward commuting.

Extension to Rainton Bridge North - 4.0 ha is allocated at the former Glebe Sewage Works to provide a further extension to the highly successful Rainton Bridge North site.  It will be suitable for smaller units and workshops.  Both this site and the extension site at New Lambton are part of larger reclamation schemes implemented by the City Council utilising Derelict Land Grant.

Market Place - This extension (2.0 ha) to the existing industrial estate is allocated to cater for local needs and to build on the success of the adjacent existing site which is almost fully occupied.  This site could be made available when a new access is constructed.  The location of a new access requires the boundary of the site to be altered utilising the southern part of the existing allotments which will need to be replaced on adjacent land to the north.

New Lambton - a total of 3.9ha consisting of two plots of 3.2ha and 0.7ha respectively is allocated as an extension to the existing New Lambton estate as part of the reclamation of Lambton Cokeworks.  This will consolidate industrial allocations in the area, linking with the adjacent Sedgeletch estate and allow for environmental improvements.  A substantial area of planting will screen these industrial allocations from the adjacent housing area at Avenue Vivian to protect local amenities.  Access will be significantly improved by the proposed Central Route which will establish a direct connection northwards to the A183.  Links southwards to the A690 will also be improved via Rainton Bridge.

Houghton-Hetton has an interesting and historical cultural background of which, unfortunately, little physical evidence remains.  The most prominent of its attractions is undoubtedly Penshaw Monument, a well known landmark visible from an extensive area of North Durham and Tyneside.  The Victoria Viaduct is an outstanding example of early railway architecture and the area's rich background associations with the development of railways can also be explored through development of the Heritage Trails, in particular the Stephenson Trail.  The two Conservation Areas in Houghton-le-Spring (see HA33 for St Michael's) allow the exploration of an era before the railways. Hetton Lyons Park provides recreational activities on a scale likely to attract outside visitors.  All these facilities are linked by a network of footpaths and multi-user routes which in themselves provide another attraction for visitors.

The improvement in provision for visitors can be implemented through enhanced public transport, additional parking, signing and interpretation together with the implementation of any missing footpath and multi-user links.  Funding is likely to be available for specific projects from the City Council, English Heritage and Countryside Commission.

According to H5, land for some 2,500 dwellings should be identified to meet demand in the Houghton-Hetton area for the period to 2006.  After taking account of sites which already have planning permission, this proposal identifies new sites to provide 1185 dwellings.  Appendix A sets out the sites which make up the overall numerical Plan requirement and includes supplementary information relating to the proposed new housing sites. For the guidance of potential developers, certain specific housing policies, (as shown above), will relate to each site.

Lyons Avenue North - This allocation is composed of land in two separate ownerships - a vacant area of 2ha, fronting onto Lyons Avenue owned by the City Council; and the balance of 0.8ha comprising a playing field used by Hetton Lyons Youth Club, which lies to the east of Lyons Avenue.  Originally, the Youth Club intended to finance improvements through the sale of the playing field.  However, issues have arisen relating to covenants so that no further progress has been made.  Suitable noise attenuation and landscaping measures will be required for any development fronting onto Colliery Lane as well as appropriate measures along the site boundary with the adjacent cricket ground.  The developer will be expected to make appropriate provision in the immediate area to compensate for the loss of the playing field. 

Murton Lane - The allocation of this site on the eastern side of Easington Lane and Lyons Avenue will contribute towards the regeneration of this part of the City.  Previously, constraints have prevented new development in this area, such as the reclamation works on the collieries and the prospect of a new bypass. However these constraints no longer apply. Proposals for new employment generating development, both in Murton in County Durham and at Rainton Bridge in Sunderland, could encourage investment in new housing in this area.  This site, although partly extending into open countryside, is seen against a background of existing development and will not be unduly intrusive.  A landscaped area along the valley which forms the site's eastern boundary will soften its urban edge.  The developer will be expected to implement the landscaped area as part of the overall development.  The site contains an existing watercourse and the National Rivers Authority recommends that this be retained and incorporated into the open space requirement of any scheme.  It is expected that new homes here will bring additional people and spending power to this area which will support the efforts being made with SRB funds to revitalise the main shopping street which has been declared a commercial improvement area .

The Council is committed to a programme of housing restructuring which will balance the mix of properties to match local demand.  Both these schemes, are important to the regeneration of the Houghton and Easington Lane areas, and Estate Action funding has been earmarked for this purpose.  Restructuring can take a variety of forms ranging from improvements to existing properties, conversion from one type to another or, where necessary demolition and redevelopment.  Physical alterations are usually accompanied by alterations in the management of the housing stock.

This proposal relates to those areas with the poorest quality environment and to pockets of sub-standard housing, in accordance with the Council's general objective of giving priority to localities in greatest need.  Many of the houses have access via private unmade roads and have yards or outbuildings with little or no garden.  Many of the 200 private streets within the City are within the Houghton-Hetton area; it is the intention of the Council to have as many of these as possible made up and adopted.  In most cases some costs will be met by the Council.  Many properties are not well maintained, adding to a general unkempt appearance.  By improving the environment as well as stimulating investor confidence the aim is to ensure the ongoing viability of the local housing stock.  Works could include restoration of derelict land, traffic calming schemes and tree planting.  New roads proposed in Houghton-Hetton will reduce through traffic on the A182 and A183 providing opportunities for traffic calming measures and increased landscaping along those roads.  Table 22.2 describes the areas and sets out the opportunities for improvement.

Hetton Centre (2300 sqm) has a potentially attractive environment and several attractive old buildings. Off-street car parking is limited with demand concentrated on the most central car parks.  There are some problems due to the amount of traffic using the A182 which runs through the centre, although this should be alleviated by the construction of the Hetton Bypass.  General environmental improvements could include landscaping and paving as well as minor highway improvements to reduce pedestrian/vehicle conflict. Encouragement will be given for the provision of additional car parking. The possibility of providing an 'art feature' to strengthen the centre's identity will be investigated.

Implementation of these proposals will rest with the private sector in respect of any redevelopment schemes although the City Council will use its resources to carry out highway works and approve grants as well as through the use of Development Control powers.

These four schools were built before 1914, and are facing high running costs and an increasing maintenance liability.  It is proposed that three of them should be redeveloped on their existing sites to provide modern purpose built accommodation, with St Michael’s being replaced on a site adjacent to Davenport School part of the former Houghton School Playing Fields.  All the schools have high occupancy levels, (Hetton Lyons having 99%) and with substantial housing allocations in these areas, as well as a general rise in school rolls forecast, this proposal will ensure appropriate accommodation for future needs.

In the light of proposed housing developments, the supply of primary school and nursery places, particularly around Shiney Row/Penshaw/Newbottle will be kept under review.

As well as the tourist attractions listed in HA3, this area 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.

Warden Law Motor Sports Centre - The former Warden Law Quarry has been developed as a motor sports centre.  It is a suitable location for such uses as it is removed from the main urban area but still accessible from the primary road network. 

Tipping and reclamation on the quarry to the west of the site are now complete and this will achieve implementation of the Stephenson Trail in this area.  This is identified as a gateway site in the Great North Forest Plan and further landscaping and environmental improvement works are required to enhance its overall setting.  These works will also improve the setting of the adjacent SNCI.

Hetton Lyons Country Park - This reclaimed former colliery provides recreational facilities of a regional nature including the following:

• Cycling and cyclo-cross
• Orienteering and Rambling
• Canoeing and Kayaking
• Rowing, Sailing and Windsurfing
• Angling
• Gymkhana and other equestrian activities

James Steel Park- This park was opened in 1983 and provides a highly attractive area of open space adjacent to the River Wear.  Among its attributes are large areas of wooded glades and a fishing pond which attracts a significant number of people.  The park continues on the opposite bank of the Wear and provides the setting for the Victoria Viaduct.  The riverside walks are well connected to multi-user and strategic routes, providing good links to Penshaw Monument.

Elemore Golf Course - The site of the former Elemore Colliery and spoil heap have been reclaimed to allow the development of a recreational resource within a woodland setting to accord with the Great North Forest.  The 66 hectare site has been shaped to blend in with the natural rolling landscape and features a par 72, 6300 yards, 18 hole golf course.  Incorporated within the course and featured as an integral part of two of the golf holes is a small lake.  This water feature will also resolve the long-standing problem of flooding experienced by residents in surrounding housing developments.  A Site of Nature Conservation Interest is encompassed within the site but excluded from the golf course layout.  Extensive tree planting is currently being implemented.

Wearside and Houghton Golf Courses - These are both well established, popular private courses which provide a useful recreational resource.  Both are situated in attractive settings, Wearside in the River Wear valley below Penshaw Monument and Houghton on the Magnesian Limestone escarpment with impressive views of the north and west.  Encouragement will be given to their further enhancement, adding to the facilities of both the City and the Region.

As a former coalfield, there have been a number of major reclamation works, which have already led to substantial improvements in recreational  provision.  This proposal links two current major reclamation projects at Herrington Colliery and Lambton Cokeworks with Rainton Meadows, a recently restored opencast coal site.  Because of the area’s industrial history, these three sites have particularly good links to the network of footpaths and multi-user routes based on disused railways.

(1) Former Herrington Colliery - Herrington Country Park

Following closure of the colliery in 1985 reclamation was difficult to achieve due to change of ownership, high restoration costs and the low value of the coal on site.  With support from English Partnerships, a scheme for land reclamation and coal recovery with restoration to amenity, recreation and agriculture was approved in 1996.  Covering over 140ha, the scheme involves the relocation of approximately 10 million tonnes of waste and the extraction of 500,000 tonnes of coal.  Basic restoration is due to be complete in Autumn 1999.

Initially, proposals for the Country Park were prepared in the light of the Tyne & Wear Green Belt Local Plan and (then) Government policy for the type of development appropriate to the Green Belt.  The land was to be reclaimed for active recreational pursuits and a Council resolution in 1992 indicated a range of possible activities including an equestrian centre, events area, self catering accommodation, caravan site, toboggan run/Alpine activities and a light railway.  Reference was also made to golfing facilities and a possible restaurant/hotel.  Due to the time lapse in implementation and the publication of revised Government guidance in 1995 on Green Belts, the type of development appropriate for this proposed Country Park has been reassessed.  Active recreation will continue as the main theme although there is also greater scope for a range of activities relating to environmental conservation.

The purposes of the Green Belt in this area are to prevent the merger of Sunderland with Houghton-le-Spring and to safeguard the countryside.  Appropriate afteruses are:-

• to provide access to the open countryside
• to provide opportunities for outdoor sport and recreation
• to secure nature conservation interest
• agriculture and forestry

These uses are considered appropriate since they preserve the openness of the Green Belt.  However, the construction of new buildings would only be appropriate where they were required to accommodate essential facilities for these uses (see CN3).  Appropriate development in this context would be that which is necessary to allow outdoor sport and recreation on the site.  Government guidance refers to small changing rooms, unobtrusive spectator accommodation or small stables.  Since a key part of the restoration strategy is to provide a Country Park, essential services to meet the immediate needs of visitors could also be considered appropriate, such as toilets, an interpretation centre and car parking.  The existing site office is suitable for conversion to a visitor centre which would also be the most suitable location for any additional built development required to accommodate other facilities. 

Inappropriate development would include those elements in the original proposal which involve built development such as a caravan park and hotel and any covered sports or equestrian facility.  Government guidance is quite clear that, because of the presumption against development in the Green Belt, it is for the applicant to demonstrate why permission should be granted.  Proposals of this nature would therefore be required to show that very special circumstances exist to justify development in this location.  They must also consider:-

• the impact on the openness of the Green Belt
• the effect on visual amenity
• the lack of available sites outwith the Green Belt

In quantifying the benefits which might accrue from any proposal, the contribution to the implementation of the Country Park would be a significant consideration.

(2) Lambton Cokeworks  - Heritage and Open Space

Originally this reclamation scheme was expected to provide a housing site (18ha) for some 350 dwellings and a smaller area of land for industry.  The remainder, after allowing for construction of the Central Route, was to provide a District open space for the northern part of the Houghton-Hetton area, which would define the western limit of Shiney Row.

In 1996, when reclamation works began, they revealed the remains of a remarkably well preserved eighteenth century wooden waggonway which may well be the world’s oldest surviving railway track.  Coal would have been taken by horse drawn waggons to the River Wear at Fatfield and carried downriver by keel boat to Sunderland.  The waggonway is of considerable historical importance and the site is being assessed as a possible Scheduled Ancient Monument.

• protection of the waggonway - leading to a realignment of the Central Route
• the extent to which housing can be accommodated on the site - the exact boundary cannot be determined until ground conditions have been properly established
• the need to take appropriate measures to address the residues of past industrial activity on the site
• the extent to which land for industrial use can be accommodated

Financial constraints and the need to ensure its continued preservation mean that the waggonway will be preserved in situ for the present, with some limited visitor information on site.  However, in the longer term, its significance may provide the basis for a heritage and interpretation centre, associated education and training facilities and other exhibits.  The proposed Central route, with its link to the A183, will improve accessibility and allow for further development as opportunities arise.

An extensive water feature will help regulate the flow of Herrington Burn and, by using appropriate reed bed technology, will assist in the removal of unwanted impurities.  Any development will be required to be in a well-landscaped setting, to assist in preserving the break between the settlements of Shiney Row and Bournmoor.

(3) Rainton Meadows - Environmental Education

This former opencast site has been reclaimed as a Nature Park with an interpretation centre which also acts as the headquarters for the Durham Wildlife Trust (see HA21.2).  Situated between Joe’s Pond SSSI and Redburn Marsh SNCI, it offers a range of educational opportunity from school entry to university level with various environmental interests from ornithology to woodland management.  As the restoration scheme matures, it is expected that the new habitats will complement adjacent nature conservation sites and the area will be promoted as a nature reserve.  Further development will be strictly controlled and limited to those facilities required for environmental education and training and to accommodate visitors.

Individually, each of these projects represents a substantial environmental improvement.  The approved outline restoration scheme for Herrington will create a substantial area of open space which could combine with visits to the highly popular Penshaw Monument; reclamation of Lambton Cokeworks will provide land for informal recreation, with some acknowledgement of the area’s historical value; and works are largely complete at Rainton Meadows and its value as a nature park is already becoming established.  Together, the three projects combined will create some 260ha of land reclaimed for open space, recreation and nature conservation.  They lie within 5km of each other and links by a variety of footpaths and multi-user routes are being established.  Consequently, they represent a significant contribution to the development of leisure and recreation facilities for local residents and potential new attractions for visitors with associated economic and employment benefits.  Where restoration works incorporate water features, liaison will be required with the National Rivers Authority with regard to any effects on watercourses.

The Houghton/Hetton area has better than average provision of playing fields, having 0.77 ha per 1000 population compared to the overall City average of 0.65 ha/1000.  Implementation of these three sites will bring this standard up to 0.9 ha/1000 which is still a deficiency in terms of the adopted minimum standard for the City of 1.0 ha/1000 population.  More detailed analysis indicates that an acute shortage exists in the Houghton area east of the A690 which has recently been countered by making 5 hectares of the former Houghton School playing fields available, although some development work is still needed on this site.

A lesser shortage in the Shiney Row area can be met by the development of the Success Reclamation Scheme site.  Overall provision has been improved to above the interim standard by the completion of the Hetton Lyons Playing Field area (8.8 has).  The Peat Carr scheme is of more local significance.

Development works to implement the proposals will come from City Council resources, supplemented wherever possible by funds from sporting organisations, the Sports Council, National Lottery etc.

Chapter 8 identifies deficiencies in particular types of amenity open space in the Houghton-Hetton area. Table 22.4 describes the sites where the amount and quality of open space will be enhanced.  Newbottle and Easington Lane especially suffer from deficiencies in the provision of Local and Neighbourhood Open Spaces.   New housing developments will be expected to take these deficiencies into account when making compensatory open space provision, in accordance with R3 and H21.  This proposal seeks to substantially enhance the provision of amenity space in areas of deficiency, bring derelict sites into open space use, and improve the quality of several existing sites.

These individual proposals aim to provide an integrated pattern of open space and recreational provision, linked by a comprehensive network of footpaths, wildlife corridors and conservation sites.  Many schemes involve reclamation of derelict sites eligible for funds from Derelict Land Grant.  In addition most of the sites provide opportunities for implementation of the Great North Forest proposals.  The sites are all within the East Durham Coalfield area where European funding could also be made available, to achieve their implementation during the Plan period.

Table 22.4 Sites for Amenity Open Space (HA12)

The District Play Area for Houghton/Hetton is already established at Rectory Park in Houghton and corresponding facilities may emerge at Hetton Lyons Park.  Several playspaces have already been improved and these will be maintained where appropriate.  Detailed siting and the type of provision will depend upon consultations with local residents.

This is a well established traditional leisure pursuit within this ex-coalfield area,  there being strong local support for the retention of allotments.  The sites are well utilised.  For a list of current Council owned sites see Appendix A.

The aim of this policy is for allotments to be at least adequately screened and provided with footpaths and a water supply, to ensure a high standard of amenity and that facilities meet the requirements of users.  Allotments within the plan area are in a number of ownerships and hence the proposal will be implemented by such means as appropriate, including management of Council owned sites and negotiation in respect of others. 

The Allotments Report of 1980 did not identify any over-provision of allotments in the Houghton Hetton area; this is confirmed by more recent analysis of the waiting lists.  It is therefore intended that all sites should be retained.  New sites will only be made available where demand is identified and resources permit.  All the above sites are identified in the Allotments Report and considered still to be appropriate for upgrading as part of a City wide programme.

This proposal aims to improve the quality of the environment for local residents as well as enhancing the image of the Houghton/Hetton area, thus facilitating its economic regeneration.  Proposed works include soft landscaping, shrub and tree planting subject to these being in accordance with the promotion of Nature Conservation interests.  The Council has already completed a tree planting scheme along the A182 between Houghton and Newbottle and it is proposed to extend this along the remainder of this route.  Funding may be available from the European Commission and the City Council's Coalfields Initiative Budget. 

Conservation Areas

There are three designated conservation areas; Newbottle, Nesham Place (Houghton) and St. Michael's.  This policy seeks to ensure that the historic fabric, the landscape and archaeological resources are protected from avoidable loss through decay or deliberate destruction and to ensure that historic buildings are brought into, and maintained, in good repair and beneficial use.  These locations are subject to further detailed analysis.  If the Council intends to pursue a designation full consultation will be carried out with local residents and interested parties before any formal procedures are undertaken.

East Rainton -  Dating possibly from the 10th Century, the medieval road pattern of the village remains although the older historic fabric has disappeared, except for the occasional farm building and the mid 19th Century Chapel.  Despite the post war development which has taken place, the village core retains its rustic character, set amidst an undulating landform.

Fatfield - Two groups of late 19th/early 20th century buildings on the south side of the river which, as yet, have not been seriously affected by unsympathetic alterations or extensions.  Fronting onto the river they have long gardens and present an attractive image.  The spacing and vernacular architecture still reflect their 19th Century mining heritage.  The area is continued on the Washington side of the river.

Hetton Town Centre - Hetton is first documented in the Boldon Book of the 12th Century; the original historic core believed to be bounded by Front Street, Park View and The Burn.  The current form is of a typical cross-roads village which features several listed buildings including St. Nicholas' Church.  Some buildings have associations with the early railway history of the George Stephenson era.

The Green Belt in this area consists of rolling countryside and provides the setting for the A19 corridor, mirroring the allocation east of the A19.  It stretches south as far as the B1404 and then follows the urban edge of Houghton, Newbottle, New Herrington and Penshaw to the River Wear, complementing the designation on the northern side of the River.

The main purposes of the Houghton-Hetton Green Belt are: to prevent merging of the area with Sunderland and Washington; to protect the extensive areas of countryside; to ensure that development is directed to more appropriate locations outside the Green Belt; and to check urban intrusion into the countryside.  Around West Herrington where the Green Belt is particularly narrow, the boundary is pulled tightly into the urban area to protect village character and identity.  This part of the City also contains several Wildlife Corridors, SNCI's and the Herrington Hill SSSI all of which will benefit from the protection afforded by inclusion in the Green Belt.

The area originally defined in the Green Belt Local Plan (1985) has been extended in two locations - South of Mount Pleasant between the City boundary and the Victoria Viaduct; and the former workings at Herrington Colliery.  Following completion of Mount Pleasant, the last of Washington’s villages, the Green Belt boundary in this part of the Wear valley can now be defined.  This designation prevents coalescence with Shiney Row/Penshaw and will link with the proposed North Durham Green Belt, particularly around Lambton Park. The former Herrington Colliery workings and adjacent housing are now included within the Green Belt as part of the proposed Country Park.

Proposed boundary comprises:-

River Wear to Burdon Lane From the River, the boundary follows the western side of the A19 southwards to the Foxcover Road Bridge,  rejoining the A19 at the B1286 crossing where it again follows its western side to the Burdon Lane Bridge.

Warden Law to Newbottle  Land south of the A19 is within the Green Belt until the point south-east of Warden Law where the B1404 meets the City boundary.  The Green belt boundary then follows the north side of the B1404 to Gillas Lane, turns northwards along the eastern side of Seaham Road, Market Place and Earsdon Grange, continuing along the eastern and northern edges of the Market Place Industrial Estate and its proposed extension.  From there it runs along the eastern edge of the allotments to the Cemetery where it turns west along the edge of the built up area to cross Houghton Cut, following the northern boundary of Houghtonside.  It passes between Houghton Quarry and the buildings fronting onto Newbottle Street to join the eastern side of Newbottle Street (A182).  Continuing along the A182 past Grasswell, excluding the houses on the eastern side of that road as far as Cellar Hill House it then follows the back gardens of the Cathedral View estate, Newbottle.

Penshaw to Lambton Park  The boundary follows the southern edge of the A183 from the Maidens Lea roundabout to Penshaw Lane, along the rear of Bonaventure up to and around Penshaw Hill Farm, continuing closely around the remaining built up area of Penshaw Village to the northern side of Hill Lane.  It then runs along Back Lane due west to the Leamside Line near Railway Cottages where it follows the western side of the railway line to the A182, (Washington Highway (it therefore includes all the properties of Gladstone Terrace and Lambton Terrace). The boundary then follows the western edge of the former mineral railway line for some 0.4km and then the western and southern edge of the proposed housing site west of Shiney Row to link with the A183 Chester Road. It follows Chester Road west to the City boundary at the Leamside Line which it follows north to the Wear.  From the west end of West Bridge Street, the boundary then skirts the edge of Mount Pleasant village to the James Steel Park where it rejoins the River.

This area comprises two motor vehicle showrooms, with petrol filling station, associated workshops and outside car storage and display.  The uses are well established and support the local economy.  PPG2 advises that new buildings in the Green Belt are acceptable provided that they are defined in the development plan as a major developed site in the Green Belt.  The guidance further explains that limited infilling on such sites may help to secure jobs and prosperity without prejudicing the Green Belt.  The character of any proposed redevelopment will need to be considered as well as its footprint as described in annex C of PPG2.  Any proposals for partial redevelopment should be put forward in the context of comprehensive, long-term plans for the site as a whole.  Proposals should be considered in the light of all material considerations, including for example visual amenity and the traffic and travel implications.

This proposal will formalise and regulate the status of the showrooms in the Green Belt.  The existing residential accommodation attached to the development will be subject to normal planning policies, in particular CN3.

The topography of the area allows panoramic views of and across local countryside, based particularly on the Magnesian Limestone Escarpment.  These views make an important contribution to the environmental quality of the City as well as contributing to local identity - particularly Penshaw Monument.  They also serve to promote a positive image of the City to residents and visitors.  Located at key points along the Escarpment, they should be protected from intrusive development.

Additional tree planting will assist in the implementation of other policies of this Plan particularly with regard to the maintenance of settlement breaks and the screening or softening of hard edges of the built up area. Planting is proposed on the first four sites in order to screen visually prominent development or to provide a 'buffer' between conflicting uses such as residential/industry or residential/roads.  A well-wooded environment will make a significant contribution to reducing the impact of the urban edges of existing development as well as helping to integrate new development into the natural environment.  However, careful consideration will be given to new tree planting proposals to ensure that they do not adversely affect sensitive nature conservation sites and habitats, e.g. Magnesian limestone grassland or wetland areas.

Hetton Downs- Planting along the southern part of Hetton Downs has already been partly implemented in conjunction with the Hetton Lyons Reclamation Scheme.  It is proposed to continue planting to the north to screen and soften the urban edge of Hetton in accordance with Great North Forest proposals.  A Gateway site for the Great North Forest is proposed at Hetton Lyons.

All locations will help to achieve the aims of the Great North Forest, with both implementation and funding through the Council, Forestry and Countryside Commission Grants, assisted where possible through European funding.

Hetton Bogs  is a designated SSSI.  It was identified in the Council's "Nature Conservation Statement and Register" as particularly valuable as it is one of only two sites in the Tyne-Tees area known to contain certain wetland communities.  The site, part of an open break between the settlements of Houghton and Hetton, is accessible to a large catchment population.  It is however also vulnerable to both trespass and development pressures.  It is therefore in need of maximum environmental protection, which an agreement to establish a local nature reserve would provide.  Discussions regarding a Management Plan for this area continue with the landowner.

Joe's Pond is a spring fed lowland pond which occupies an old brick pit and represents one of the relatively few areas of open water in southern Sunderland and eastern Durham.  The site is owned by Durham Wildlife Trust which manages it as a nature reserve.  It is adjacent to the Rainton Meadows Nature Park, established after the completion of opencasting works at Rye Hill in 1996.  The former site offices are now a visitor interpretation centre serving Rainton Meadows and Joe’s Pond as well as a base for the Durham Wildlife Trust.  The Great North Forest plan proposes a Gateway site in this area intended to offer people better access to their local countryside for recreation, education and contact with the natural environment.  This site is also a key node on the network of footpaths and multi-user routes.  The land is owned by the City Council although the aftercare of the site rests with the opencast operators until 2006.  On completion of the aftercare conditions, the Council will pursue designation as an LNR.

This proposal identifies those parts of the Houghton-Hetton area where the exploitation of mineral resources is not anticipated within the Plan Period, but where development which would prevent future extraction will be resisted.

Warden Lawreserves are situated to the north and east of the former quarry between the A19 and the B1404, on a ridge running from Houghton-le-Spring to Burdon.  The mineral reserves protected in this proposal consist only of the sand and gravel deposits overlying the Magnesian Limestone.  Whilst indications from the former quarry suggest that the sand and gravel resources in the south western part of the reserved area (High Moor) may be of marginal quality, this area should continue to be safeguarded from sterilisation (this particular area has also been identified as one of potential archaeological importance).  Although there is no residential development close to this area, apart from Old Burdon and Warden Law North Farms, it forms part of an attractive rural area in the Green Belt. It is in agricultural use and indications suggest that it is higher quality land.  Any proposals for future working therefore should be considered in the context of the overall policies of this Plan, the prominence of the area in its wider landscape, the loss of higher quality agricultural land and proposals for the former Warden Law Quarry.

The area of sand and gravel resources to be safeguarded at Great Eppleton is situated to the east of the Hetton Lyons Recreation area and south of the former Eppleton Colliery spoil heap where a comprehensive scheme of reclamation is proposed, whilst to the south and east there is an attractive area of open farmland.  Any extraction here would have a negative impact on Hetton Lyons Park and could constrain further development of this facility.  The existing access to the reserve is via Down Pit Lane, which would not be suitable for use in connection with mineral extraction as it would involve the intrusion of heavy goods vehicles through residential parts of Hetton.

Eppletonis situated north of High Downs Lane, Eppleton Quarry and Eppleton Colliery, and consists of elevated agricultural land.  The land is gently undulating within the proposed area, but falls away steeply towards Rough Dene in the north and towards Sharpley Plantations in the east.  Much of the landform is screened from the immediate south and west but it is very prominent in longer distance views.  Agricultural land within the proposed area is well maintained and some of this land is classified as higher quality.  Land adjacent to residential development in Hetton is excluded.  Reserves at Eppleton comprise a good quality magnesian limestone which is suitable for a wide range of aggregate uses, but it is proposed to maintain a presumption against mineral extraction during the Plan period for the reasons outlined in Part I.  Access remains a constraint at present, although this could be resolved as part of the reclamation scheme proposed in respect of the colliery heap and existing quarry area.

Magnesian limestone resources at Pittington Hill are situated south of Moorsley and west of Elemore golf course between Moorsley Road and the City boundary.  The proposed area includes higher quality agricultural land consisting of large fields of mixed arable and grazing with few hedgerows.  Pittington Hill is a prominent feature in this area.  Housing at Elemore Low Moorsley and Pittington is over 500m from Pittington Hill.  There is a small number of dwellings outside these settlements within 500m of the safeguarded area and mitigation measures would need to be taken to protect residential amenity in the event of long term mineral working.  The reserves consist of high grade dolomite which may be suitable for sintering in iron making and some lower grade material suitable for aggregate uses.  The reserves at Pittington Hill are now the only suitable source of supply in Tyne and Wear for this high quality material.  In view of the current availability of suitable reserves in County Durham, it is unlikely that the high grade dolomite at Pittington would be needed for at least 30 years.

Pittington Hill occupies a prominent position and is widely visible from surrounding residential areas.  Much of the land is of good agricultural quality.  Further constraints include the effect of quarry traffic on surrounding residential areas and the possible effect of extraction on the local farm structure.  For these reasons it is considered that extraction within Pittington Hill at the present time would be unacceptable.  The safeguarding of dolomite resources at Pittington Hill recognises the specialised requirement for high grade dolomite, the importance of these resources in the longer term and the limited sources of supply elsewhere.  Any future consideration of these resources for aggregates or other uses must take account of their specialised nature.

The easterly part of the reserves identified in the Tyne and Wear Minerals Local Plan will be affected by the alignment of the proposed Hetton Bypass and the boundary of the area to be afforded protection from sterilisation has been amended accordingly.

Voids for landfill are a finite resource with most remaining sites located in the Houghton-Hetton area and these are likely to be considered for infill within the Plan period.  Schemes will need to conform to Part I policies and will be the subject of strict controls over the methods of infilling.

Houghton Quarry is a large potential landfill site with planning and waste management site licence approvals.  Because of its location and size, it is of major strategic importance to waste disposal in the Sunderland and Tyne and Wear area.  The existing planning approval makes provision for landscaping and environmental works as well as restoration of the quarry to agricultural use by controlled importation of domestic and non-toxic industrial waste.  Progressive restoration will be implemented as the landfill proceeds.

This proposal is necessary to support efficient public transport operation in the Houghton-Hetton area in order to ensure that an attractive alternative to car travel is available.  This will assist the reduction of exhaust emissions and help to counteract the effects of global warming on a larger scale.  At present, the A182 is particularly narrow and congested at points, creating difficulties for both buses and cars alike.  With the construction of the appropriate bypasses, traffic management measures can be initiated to help buses stay on time and ease congestion.  This will also improve access to shopping and other facilities for those without the use of a car.

In the longer term, it will then become possible to consider, through traffic management, traffic calming and bus priority measures on a comprehensive scale, ways in which the existing pattern of roads can better serve the residents of the communities.  These measures can be supported by other facilities such as better bus shelters, time information and service upgrading.  A future Metro link (outside of the Plan period) between Sunderland and Washington using the Penshaw Pallion line would require improved bus services to provide the necessary integration with the existing public transport network.

These routes have been selected from the extensive local network of footpaths, bridleways and other rights of way as being those most appropriate for improvement to multi-user route standard to meet more than local demand.  The network links local heritage, sites of natural interest and local centres of population. In forging links from Penshaw Monument to Rainton Meadows via Herrington Country Park and the reclaimed Lambton Cokeworks, the City Council will create the potential for a multi-purpose day visit.  This will complement the links between other more established reclamation/recreation schemes such as Hetton Lyons Country Park and Elemore Golf Course.

The Penshaw/Pallion Way  is part of a well established east-west route along a disused former railway line and runs from the A182 at Penshaw into Sunderland City Centre.  This section of the line also acts as an accessible alternative to the River Wear Trail for those with restricted mobility.

The Stephenson Trail is a north/south route from the City Centre and the River Wear to the City’s southern boundary at Elemore.  Based on the former Hetton Colliery Railway designed in 1822 by George and Robert Stephenson, it combines heritage, sculptures and wildlife interest.

These routes complement the multi-user routes identified in the previous proposal.  They support the strategic network of links between recreation schemes, areas of natural wildlife interest, gateway sites of the Great North Forest and other features of interest.  These, along with the multi-user routes in HA31 will be promoted through leaflets and interpretation guides.

Whilst the multi-user routes identified in HA25 are intended primarily for recreational use, these routes will provide the most direct links for those who wish to use their cycles for routine journeys to work, school etc. They are intended to allow safer conditions for those cycling into Washington and Sunderland although once cyclists reach the urban area, they will be encouraged to use multi-user routes.  Safety improvements should be made on the existing main roads particularly at slip roads and on roundabouts where cyclists are most vulnerable.  In the longer term a minimum one-metre wide strip on the edge of the carriageway should be demarcated and if numbers increase to levels which would justify it, segregated provision on the highway verge could be considered.  On the A182 it is anticipated that improvements for cyclists will follow the opening of the Hetton Bypass and Central Route.  Implementation will be through traffic regulation orders and the cycling budgets of the TPP/Local Transport Plan.

A study by ECOTEC Research and Consulting Ltd. was commissioned by a consortium of local authorities to investigate problems in the East Durham Coalfield.  This highlighted the need for an improved highway infrastructure.  The Council appointed specialist consultants to undertake the East Durham Coalfield Infrastructure Study (EDCIS).  Proposals in this section are based on its recommendations, but also take into account possible developments in adjoining authorities.  The existing primary roads in this area have problems of steep gradients, narrow carriageways and tight bends.  More seriously most pass through the older settlements bringing all longer distance heavy goods traffic through residential communities and local shopping centres.  Proposals for new roads have therefore been devised which seek to remove as much through and heavy goods traffic as possible from the existing roads to provide direct links from the major highways to all the industrial estates, creating improved access yet avoiding residential communities.

The proposed alignment was chosen after giving careful consideration to all environmental factors.  The section through the former Lambton Cokeworks has been re-aligned to protect the site of the waggonway (see also HA10.2) although the final alignment is subject to revision depending on more detailed investigation.  Careful design, incorporating substantial planting, will create the opportunity to emphasise the settlement break between Fencehouses and Houghton as well as supporting the Great North Forest and Wildlife Corridors. Following consultation with the NRA the alignment avoids the need for any further culverting of the Moors Burn and minimises its impact on the flood plain.

The Hetton Bypass was also identified  in the EDCIS Report.  It provides for a single carriageway bypass of both Hetton-le-Hole and Easington Lane between the present A182 junction at Snippersgate and the A690/B1284 junction at Rainton Bridge.  At its southern end, it will link with Durham County Council's proposed East Durham Link road to the A19 whilst, at its northern end, it will link via the B1284 with the Central Route to provide a bypass for the whole A182 corridor between Easington Lane and Shiney Row.  In the longer term it will also provide in part for a more direct link to the A1(M) in County Durham.  The scheme is forecast to relieve more than half of all traffic on North Road. It will also relieve Hetton of traffic from Easington Lane and vice versa.

This route passes through the settlement break between Hetton and East Rainton, creating the opportunity to locate additional landscaping and planting between settlements, again supporting the Great North Forest initiative and the wildlife corridor.  It will support other policies in the Plan, particularly by allowing for improvements to public transport services and to the environment.  The proposals will also benefit local communities through increased accessibility and the associated economic regeneration and potential for increased investment in the area.

Improvement Schemes

These schemes are included by reason of their size and impact on nearby land uses. The first of these schemes will provide safety improvements on a busy, grade level intersection whilst the second, although originally conceived as a junction improvement will now also provide a connection with the proposed East Durham Link Road.

The A690 Stoneygatejunction is complicated by the fact that access is required to the car showrooms and a petrol filling station directly from the A690.  Particular concern relates to the difficulty of long vehicles crossing the central reservation causing an obstruction in the fast lane of the dual carriageway.  A scheme to create safer conditions for turning and crossing traffic will be prepared, with consultations held with the owners of nearby properties.

Although it acts as a focus for surrounding villages, Houghton is a relatively small centre offering a rather limited range of facilities.  However it is highly accessible by bus and car and has potential for further development.  New residential development in the Easington Lane area will lead to increased demand for improved shopping facilities locally.

A three year programme of SRB-funded environmental improvements centred on Newbottle Street commenced in 1996.  This offers financial support for improvements to buildings fronting onto Newbottle Street as well as improvements to the wider shopping environment.  Further measures could include safety and crime prevention initiatives and continued improvements to the Conservation Area.  Some element of civic space would contribute to the success of the Houghton Feast.

Development on these sites, and any other development opportunity site which might arise in Houghton Town Centre, should make a positive contribution to the vitality and viability of the Houghton Town Centre.  The Council will seek to ensure through its land ownership and development control powers, that the uses to be developed on each of these sites are complementary to each other and to existing uses in the Town Centre, in order to provide a balanced mixture of the above uses.  The Council will take specific account of:

• a) the impact of new proposals on existing Town Centre activities,
• b) the implications of traffic generated by new development in relation to the scheme implemented in Newbottle Street
• c) the visual impact of proposals, particularly in relation to the prominently located Houghton Colliery site.

Former Houghton Junior and Infants School site: (0.5 ha)  This site benefits from a Newbottle Street frontage and could therefore be attractive to a commercial developer or for a mixed development with a commercial element on the frontage.  Any scheme for this key site will be expected to conform to a high standard of design and maintain some consistency with neighbouring uses.

This policy seeks to promote the further provision of sporting facilities at this central site which is a District recreational facility.  An under provision in several indoor sports in the City has been identified, therefore land at the Houghton Sports Complex could provide for additional indoor and outdoor sporting activities.  This would maximise the opportunity for this centrally located facility to serve the needs of the wider Houghton-Hetton area.  Improvement could be undertaken using Sports Council and Lottery funding.

This proposal complements Proposal HA3 covering Nesham Place conservation area, by extending its provisions to the St. Michael's Conservation Area.  Whilst St. Michael's Church, its associations with Bernard Gilpin and the generally pleasant surroundings, attract visitors throughout the year, the annual Houghton Feast held each year in October is the principal event both for local residents and outsiders.  The City Council publishes a guide to the Conservation Area which identifies the main features of interest.  Major improvements have recently been achieved through the renovation of the fire damaged former brewery buildings.