Design & Access Statement

Outline Application

West Brunton
Newcastle

Ergo Projects Ltd

0191 229 0231
[email protected]
Azure Business Centre, High Street,
Newburn, Newcastle upon Tyne NE15 8LN
www.ergoprojects.co.uk
Contents

1.0 Introduction........................................................................ 3
1.1 Overview
1.2 Design Team and Developer
1.3 This Statement
1.4 The Proposed Development
1.5 Understanding the Site Requirements
2.0 Site Analysis & Context ......................................................... 6
2.1 Existing Site & Constraints
2.2 Site Photos
3.0 Design Standards................................................................. 8
4.0 Design Concept .................................................................. 10
4.1 Design Intent
4.2 Opportunities
4.3 Privacy and Massing
5.0 Access Statement ............................................................... 13
6.0 Proposed Layout ................................................................. 14
7.0 Housing Character & Materials ............................................. 15
8.0 Sustainability ..................................................................... 16
8.1 Landscape
8.2 Energy Efficiency
8.3 Specifications
9.0 Conclusion ........................................................................ 18

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1.0 Introduction “Where people live has a major e ect on their life. If where they live is well planned, well designed and
well managed, their quality of life is likely to be a great deal better than that of those who live elsewhere.”
-Lord Falconer of Thoroton QC, Minister for Housing (Better Places to Live)

1.1 Overview 1.2 Design Team and Developer

The accompanying Design and Access Statement “Good design can help to achieve memorable
(DAS), prepared by ERGO, is an integral part of the places with their own distinct character -containing
outline planning application for this residential streets and public areas that are safe, accessible,
development in West Brunton. The primary pleasant to use and human in scale”.
objective is to detail and gain a comprehensive
understanding of the project, enabling Newcastle The Designer:
City Council to make an informed decision. The
DAS outlines key design principles inherent in Ergo Projects - is a company specialising in
the proposals, illustrating their appropriateness architectural services, bringing together a dynamic
in terms of use and scale, and their sensitivity to team of dedicated and skilled individuals from
the local context. various backgrounds. This diverse group shares a
common objective: the conception and realisation
Justification for the proposed layout and overall of sustainable environments. Their collective e orts
amount of development is also introduced showing are centred around fostering connections between
how, in turn, development will fit into existing people and places, seamlessly integrating movement
patterns of land use, movement and access. It and urban form, harmonising the natural and built
is considered that through a sensitively designed fabric, and implementing e ective processes to
scheme, the development overall will provide the Site
ensure the success of new developments.
optimal solution for the site and surrounding area
whilst according fully with Government objectives The Developer:
for sustainable development and the promotion of
inclusive, sustainable and vibrant communities. Banks Property - is a regional property builder
seeking to deliver high quality and sustainable
In alignment with these principles, the proposed properties across the North East and Yorkshire.
application involves the construction of up to 74 Banks Property, which will continue to work with
new dwellings, with potential for mix of 2, 3, 4 and/ many of the UK’s best-known house builders, as it
or 5-bedroom homes. This diverse range of housing has done successfully over the last 35 years.
options is designed to accommodate individuals
and families of various sizes and needs. The Banks Group has 48 years’ experience of
developing land in north east England, Yorkshire
and Scotland, working alongside some of the
best-known names in housebuilding and securing
planning permission for over 10,000 homes.

Figure 1.0 Location Plan

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1.0 Introduction NPPF States: Pursuing sustainable development involves seeking positive improvements in the quality
of the built, natural and historic environment, as well as in people’s quality of life, including (but not
limited to):
• making it easier for jobs to be created in cities, towns and villages;
• moving from a net loss of bio-diversity to achieving net gains for nature
• replacing poor design with better design
• improving the conditions in which people live, work, travel and take leisure
1.3 This Statement • widening the choice of high quality homes

Changes to the planning system e ective since 10th Urban design is the art of making places for people.
August 2006 require that most planning applications It concerns the connections between, movement
should be accompanied by a DAS. and urban form, the natural and the built fabric,
and processes for ensuring successful new
Guidance sets out that any DAS should ‘explain development.
the design thinking behind an outline planning Havannah First Havannah Nature
application, highlighting the various design Good design can help to achieve memorable places School Reserve
principles and concepts that have informed with their own distinct character that contain streets
proposals, outlining also how access has been dealt and public areas that are safe, accessible, pleasant
with and incorporated into proposals. to use and human in scale.

The National Planning Policy Framework (NPPF) Successful design is dependant upon achieving an
2023 sets out the Governments requirements for the appropriate relationship between development
planning system only to the policies for England and objectives, development form and a positive
how these are expected to be applied. It sets out the response to local conditions. The existing structure,
Government’s requirements for the planning system grain, appearance, density, scale and landscape
only to the extent that it is relevant, proportionate context of an area reflects its history, function and
and necessary to do so. It provides a framework connections with adjoining areas.
within which local people and their accountable Site
councils can produce their own distinctive local and Often, existing built form and details can help
neighbourhood plans, which reflect the needs and contribute to the distinct quality of a place.
priorities of their communities.
The design team firmly believe that these factors
This DAS provides analysis of the site’s context, its can be successfully interpreted in new development
constraints and opportunities, its physical features, responses without inhibiting the use of new materials,
and how these have influenced the creation of technology, or the needs of future occupants.
design principles, a development plan and house
types for the site. It is considered that a sensitively
designed scheme will fully accord with Local and
national Government objectives for sustainable
development and the promotion of inclusive,
sustainable and vibrant communities.

This document should be read in conjunction with

the accompanying Outline Planning Statement and
Local Great Park
suite of technical reports which accompany the Play Areas Supermarkets Community Centre
application.
Figure 2.0 Local Facilities Plan

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1.0 Introduction

1.4 The Proposed Development 1.5 Understanding the Site Requirements

Banks Property has gathered a skilled team Within this document, Ergo aim to demonstrate
of consultants to evaluate the potential of the a clear understanding of the site constraints
development site. Each member of the design team and opportunities of the site, and translate that
possesses an in-depth understanding of the local cognizance into a sensitive, high quality, residential
area. proposal. The design statement will demonstrate
the following:
Both the client and the development team are
strategically positioned to o er a comprehensive An understanding of the site, its constraints,
solution for the site, in harmony with the objectives opportunities, and fundamental aims of the project
of Newcastle City Council. An appreciation of both the development site and
key policies of the Local Plan, submission of high
The site is situated within the Great Park level masterplan design drawings and approach
development area, with newly constructed homes undertaken to deliver the project.
to the north and south and a newly established
road network running along the northern boundary. The key requirement of the development is to
The development site is divided into two sections create an organic extension to West Brunton, taking
by the recently completed Brunton Square housing characteristics of the village and linking them into
development. The western part of the site includes the development to create a homogeneous identity.
an existing house on the southern boundary, nestled The site area is approximately 11.01acres (4.45Ha)
within a retained wooded area, while the eastern half and is accessed o Brunton Lane, which runs
is bordered by another recent development. This through West Brunton.
eastern boundary is defined by a line of established
trees, hedges, and a public right of way. Bfl12 Section 1 asks does the scheme integrate into
its surroundings by reinforcing existing connections
There are ponds planned for Great Crested Newt and creating new ones, while also respecting existing
mitigation within the site boundary. An ecologist buildings and land uses around the development
has been appointed to ensure compliance with site.
procedures for protecting these habitats.
The aerial image adjacent demonstrates that the
A single access route will be provided from the proposed development site is located as such that
southwest corner of the site, for which detailed it fits well within its surroundings.
approval will be sought. This access will traverse
the heart of the development, terminating in the
western area. Additionally, pedestrian access will
be designed to connect from the southeast corner
of the site to the Wagon Way, linking to Newcastle
Great Park. Figure 3.0 Google Satellite Plan

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2.0 Site Analysis & Context
Newcastle Great Park - Masterplan (https://www.newcastlegreatpark.com)
2.1 Existing Site & Constraints

A site visit and tour of the surrounding area

provided a sound understanding of the context for
this proposal.

The existing site is currently open farmland and

generally slopes from east to west, with the lowest
point located in the far western corner. Consideration
will be given to the existing neighbouring properties,
including those at Brunton Square, to ensure
adequate privacy distances are maintained.

As the adjacent figure demonstrates, there are a

number of factors which will have an e ect upon
the design of any proposed development.

As part of the overall Great Park development,

newly constructed highways and robust public
transport links have been established. This
proposed development site will benefit from these
improvements and contribute to supporting and
strengthening the existing transport infrastructure.

In response to the site constraints, the dwellings

will be strategically arranged to foster vibrant and
engaging street scenes within the development.
This arrangement will not only enhance the visual
appeal and sense of community but also ensure
that the homes are oriented outward. This outward-
facing layout is designed to provide residents with
pleasant and unobstructed views, contributing to a
more enjoyable living environment and integrating
harmoniously with the surrounding landscape.

Figure 4.0 Existing Site Conditions

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2.0 Site Analysis & Context

2.2 Site Photos

Photo A: View looking east on Brunton Lane, from the south west corner over-looking the proposed access.

Photo B: View from the south of the eastern area of the site showing the existing boundary and the view of
the site from the neighbouring development.
Photo A
Photo C: View of how the site is visible from the roundabout

Photo D: View from the north east edge of the looking across the entire site to the west.

Photo B

B
C

Figure 5.0 Photograph Plan Photo C Photo D

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3.0 Design Standards

Local Planning Policies

The development and client team recognise that Planning Policies and decisions should therefore
planning guidance have approved a range of key ensure that developments:
standards and benchmarks that must be met in the
design and delivery of the proposed development. • Will function well and add to the overall quality
of the area, not just for the short term but over
Banks Property and their consultant team are the lifetime of the development;
familiar with all of these publications and use them • Are visually attractive as a result of good
in the delivery of their day to day business and architecture, layout and appropriate and
workload. They have been consistently referred to e ective landscaping;
in the collation of this Design and Access Statement. • Incorporating street trees throughout the
development as highlighted in the NPPF,
National Planning Policy Framework (NPPF) paragraph 131.
• Are sympathetic to local character and history,
The NPPF recognises that the creation of high- including the surrounding built environment
quality, beautiful and sustainable buildings and and landscape setting, while not preventing or
places is fundamental to what the planning and discouraging appropriate innovation or change
development process should achieve. Good design (such as increased densities);
is a key aspect of sustainable development, creates • Establish or maintain a strong sense of place,
better places in which to live and work and helps using the arrangement of streets, spaces,
make development acceptable to communities building types and materials to create attractive,
(paragraph 126). welcoming and distinctive places to live, work
and visit;
To achieve this, design quality should be considered • Optimise the potential of the site to accommodate
throughout the evolution and assessment of and sustain an appropriate amount and mix of
individual proposals. Early discussion between development (including green and other public
applicants, the local planning authority and local space) and support local facilities and transport
community about the design and style of emerging networks;
schemes is important for clarifying expectations • Create places that are safe, inclusive and
and reconciling local and commercial interests accessible and which promote health and well-
(paragraph 132). being, with a high standard of amenity for
existing and future users; and where crime and
disorder, and the fear of crime, do not undermine
the quality of life or community cohesion and
resilience. (paragraph 130)

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3.0 Design Standards

NDSS & Building Regulations M4(2)

Policy 15 of the Newcastle City Council Plan requires

100% of dwelling to be built to Nationally Described
Size Standards which sets out requirements for the
Gross Internal (floor) Area of new dwellings at a
defined level of occupancy, as well as floor areas
and dimensions for key parts of the home, notably
bedrooms, storage and floor to ceiling height.

It also requires 25% of houses to be M4(2).

Figure 6.0 Newcastle City Council Plan

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4.0 Design Concept

4.1 Design Intent

“The creation of high quality, beautiful and sustainable buildings and places
is fundamental to what the planning and development process should achieve.
Good design is a key aspect of sustainable development, creates better
places in which to live and work and helps make development acceptable to
communities. Existing pond to the
east to remain for BNG
Being clear about design expectations, and how these will be tested, is essential
for achieving this. So too is e ective engagement between application,
communities, local planning authorities and other interests throughout the
process.” (NPPF - 2021 para 126) High point of the site
with potential for views
The proposed design concept for this development site is considered a sensitive across surrounding area
response to Planning policy and the unique constraints and opportunities which
exist on site.

It is the intention of the Design Statement to demonstrate and explain

compliance with the requirements set out in both the National Planning Policy
Framework as well as Local Planning Policy.

The design statement will also attempt to convey the initial design intentions
and aspirations of the design team. It also demonstrates a strong commitment Low point of the site
from the developer to achieve the high design ideals demanded of such a will allow for natural
development. drainage of excess
surface water PROW running along
The design statement will highlight the following key areas and required Sensitive edge will eastern boundary.
standards: need consideration
to provide separation
• Dwelling numbers from the neighbouring
• Dwelling mix developments.
• Height, scale and massing
• Elevational detail Site access to be
• Materials created through the
hedgerow.

Figure 7.0 Newcastle Great Park - Masterplan

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4.0 Design Concept

4.2 Opportunities

The proposed design for the development site is closely aligned with the
objectives of both the client and local authority requirements. In alignment
with these principles, the proposed application involves the construction of up
to 74 new dwellings, comprising a potential mix of 2, 3, 4, and/or 5-bedroom
homes.

Additionally, each dwelling will feature a private driveway, with all plots
designed to accommodate a minimum of two vehicles. Parking will be situated
either at the front or side of the properties.

The site entrance will be accessed via the well-established Brunton Lane.
The street design will incorporate elements to enhance natural surveillance
along pedestrian routes, fostering a safe and secure atmosphere within the
development.

The arrangement of dwellings will be planned to create a vibrant street scene

while ensuring consideration for neighbouring properties, respecting privacy
distances, and adhering to the core principles of Secured by Design. The design
will also be sensitive to ecological constraints, ensuring protection of existing
habitats and compliance with environmental guidelines. Internal spacing
standards will meet local design policies. Further details regarding parking
for the development will be provided in the access statement section of this
Design and Access Statement (DAS).

In summary, the scheme’s design layout will reflect a thoughtful and context-
sensitive response, addressing both local needs and client requirements, while
being respectful of neighbouring properties and ecological considerations.

Figure 8.0 Constraints Plan

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4.0 Design Concept Up to 74
11.01acres (4.45Ha) 16.63u/Ha

4.3 Privacy and Massing

“Applicants should work closely with those a ected by their proposals to evolve
designs that take account of the views of the community. Applications that can
demonstrate early, proactive and e ective engagement with the community
Open space to the
should be looked on more favourably than those that cannot.” - (NPPF - 2021
north east of the site
para 132).
by the existing pond
for BNG.
The consideration of privacy and massing has been a fundamental influence
on the design, encompassing the protection of existing properties and ensuring
internal privacy and aspect.

The dwellings within this development will feature either two or two-and-a-
half storeys. These designs will be carefully aligned with privacy distances and
adhere to the spacing standards outlined in local policy to ensure a respectful
and harmonious relationship with adjacent properties. Attenuation basin to
the south western
The development team is committed to achieving a balanced and aesthetically corner at the lowest
pleasing massing that integrates well with the existing character of the area. point of the site.
Through thoughtful placement of the buildings and attention to architectural The SUDs will be
details, the proposed scheme is designed to blend seamlessly into the local designed to be
surroundings, enhancing the overall visual appeal and maintaining the integrity seasonally wet and
of the neighbourhood. not to be routinely
full of water.

Potential for a Key

pedestrian access to
the southern boundary. -2 Bedroom Dwelling Type

-3 Bedroom Dwelling Type

-4 Bedroom Dwelling Type

Figure 9.0 Opportunities Plan

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5.0 Access Statement

Objectives

“To facilitate and support public transport services, while also encouraging
walking to reduce reliance on the car.

To provide a high quality public realm that prioritises the social and
environmental needs of residents and is not dominated by tra c movement or
parking.

To provide an environment that is accessible and appealing.”

Vehicular Access: the proposed access o Brunton Lane to the south west of
the site will need to be created through the existing hedgerow which will be
divided to allow access. Roads are designed with a width of 5.5m, with a 2m
wide footpath where required.

Within the development there are 4 turning head arrangements, which terminate
the primary routes and will allow the turning of a refuse vehicle. The 5.5m
primary route provides access to private drive areas with a front driveway /
garage parking solutions, where all dwellings have space for at least 2 vehicles.
Parking bays within the development are sized at a minimum of 2.5 x 5m.
Proposed Site Entrance General Arrangement
Shared/private driveway: The Primary route provides access to the private
and shared access drives. The shared driveways will serve a maximum of 5
dwellings.

Pedestrian Access: Pedestrian access to the scheme is well considered and is

organised to provide a completely accessible footpath network which has good
natural surveillance. Pedestrian access to the development is provided via the
same entry point as vehicular access from West Brunton, with an additional
secondary access point planned for the southeast. A public right of way runs
along the eastern side of the site, o ering convenient access for future residents
and enhancing the overall connectivity of the development.

Bin Storage: Bin storage for the development is designed on an individual plot
basis, with 3 separate bins provided within rear garden areas. Bin collection Key
points have been positioned on private driveways, so bins don’t obstruct the -Pedestrian Access
public footpath of waste collection days.
Figure 10.0 Pedestrian Access Plan

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6.0 Proposed Layout

Proposed Layout

“Development that is not well designed should be refused, especially where

it fails to reflect local design policies and government guidance on design,
taking into account any local design guidance and supplementary planning
documents such as design guides and codes.”

The layout proposed in this application involves the development of up to

74 dwellings, consisting of two and two-and-a-half storey buildings. These
will include a variety of homes with 2, 3, 4, and 5 bedrooms, designed to
accommodate a range of family sizes and living needs.

Accordingly, we believe that this proposed mix of house types achieves an

appropriate balance, catering to diverse needs and preferences. It is intended
that each dwelling will feature its own generous private garden space located
at the rear of the properties.

This design aims to provide ample outdoor areas for residents, enhancing
their quality of life and ensuring that the development integrates well with the
surrounding environment.

Through the careful placement of buildings and a strong emphasis on

architectural design, the proposed scheme will be crafted to seamlessly
integrate with the surrounding environment.

This approach will ensure that the development enhances the visual appeal of
the area while respecting and maintaining the character of the neighbourhood.
Architectural details will be thoughtfully selected to complement the local
context, contributing to a cohesive and attractive streetscape that aligns with
the community’s established aesthetic.

Figure 11.0 Proposed Block Layout

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7.0 Housing Character & Materials

Materials

“Permission should be refused for development of poor design that fails to

take the opportunities available for improving the character and quality of an
area and the way it functions, taking into account any local design standards or
style guides in plans or supplementary planning documents.

Conversely, where the design of the development accords with clear expectation
in plan policies, design should not be used by the decision-maker as a valid
reason to object to development.” - (NPPF - 2023 para 134)

Bfl12 Section 5 asks, “does the scheme create a place with a locally inspired or Local Housing Elevation Style at Site Entrance
otherwise distinctive character?”

The housing character and elevational treatment for the proposed scheme is
conceived as forming a modern development within the locality.

The surrounding existing residential dwellings in the area are mainly constructed
from brick and stone, in either bu or red, with grey / brown roof tiles, as
shown on the adjacent images. Some properties have contrasting sections of
render to the front elevations.

The existing materials palette has been used as the foundation for the house
type design. The materials have been chosen to utilise the existing character
augmented by subtle contrasts in window proportion and dwelling design to
provide originality and variance, creating a development with its own identity.
Local Housing Elevation Style at Site Entrance

Local Housing Elevation Style at Site Entrance

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8.0 Sustainability

8.1 Landscape

The 74 potential units o West Brunton constitutes “At the heart of the National Planning Policy
an excellent opportunity for residential development Framework is a presumption in favour of
in a sustainable location, providing benefits such as: sustainable development, which should be seen as
a golden thread running through both plan making
Environmental Benefits: and decision taking.” - (NPPF - 2023 para 10)
• Sustainable pedestrian and cycle routes.
• High quality realm and landscaping. The site is part of the larger masterplan known as
• Biodiversity and habitat improvements. Newcastle Great Park. Since development began
• EV charging points. in 2001, Newcastle Great Park has evolved into a
• Energy E cient Housing. sustainable community and is now one of the most
sought-after places to live in the North East. The area
Social Benefits: boasts robust physical and social infrastructure,
• Significant opportunity to meet local housing serving 4,000 high-quality homes, when completed;
requirements with a mixed choice of family as well as o ce spaces, a community centre, and
housing and a ordable housing. new sports and play facilities. Notably, more than
• Public open space. half of the 1,200-acre development is dedicated
• Enhance local area and facilities. to landscaped areas, contributing to significant
improvements in drainage, biodiversity, and public
The key objectives of the landscape and GI access.
proposals include:
• Retain good quality vegetation within the site The site benefits from woodland areas and
and on its boundaries. hedgerows along the southern and eastern
• Introduce a diverse range of native individual boundary. Existing ponds enhance the natural
trees, tree groups, hedgerow, shrub and landscape, and the new development will
grassland as well as new ecological features. incorporate an attenuation basin in the southwest
• To create a high quality, greened frontage to corner. This creates an ideal environment for
Figure 12.0 Biodiversity Action Plan - Masterplan (https://www.newcastlegreatpark.com)
Brunton Lane and around the site access. biodiversity to flourish, contributing to the
• Set development back from the surrounding ecological sustainability of the area.
roads and create an improved settlement edge
that is softened by tree planting and blends into
the surrounding landscape fabric.
• Retain and protect key views of West Brunton
and ensuring that design responds to contextual
sensitivities.

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8.0 Sustainability

8.2 Energy E ciency

Local Planning Policy highlights the expectation that A Fabric First Approach is taken by Banks Property which places the emphasis
applications for new development should seek to on the greater thermal performance of the building envelope and is less reliant
maximise the potential for energy conservation and on renewable technologies. This ensures the building as a whole is sustainable
e ciency and the use of low carbon energy sources. and performs well, with materials embedded for the lifetime of the building.

There are a number of ways site and dwelling Thermal conductivity will be reduced, air leakage will be minimal and high spec
energy conservation can be achieved, such as the insulation will reduce thermal bridging to create an energy e cient home with
following: standards above the basic requirements set out in the Building Regulations June
• Sustainable Urban Drainage systems 15th 2022 which require 31% fewer CO2 emission than previous regulations.
• Household waste recycling bins and garden
waste & composting facilities Houses will be designed and delivered with the following:
• Water consumption is in compliance to Building
Regulations
• Low flow taps and reduced capacity cisterns
• Low energy light fittings
• Energy E cient Boilers
• A-rated white goods
• EV Charging Points
• PV Panels

8.3 Specifications

• Air Test results to • PV panels to be

achieve a Max of 5. installed where
appropriate and
• 100% Low energy oriented on roofs
light fittings. facing east or
south for maximum
• Boiler with an sunlight.
e ciency of at
least 89.5% and • An electrical vehicle
temperature zone charging point
control with delayed (EVCP) will be
start thermostat. allocated to each
plot.

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9.0 Conclusion

Final Overview

• The site provides a sustainable development opportunity

• Our proposals deliver in accordance with Newcastle City Council ’s design

principles

• The site contributes to the provision of a balanced mix of housing size, type
and a ordability in the area

• The site supports the development of the land with an appropriate density
to help support local services and to ensure the e cient use of land

• The site has been designed to ensure a pleasant identifiable residential

environment, enjoying schools, community facilities, and employment
opportunities, all within acceptable distances.
Site
• The site has good connections to facilities and services with bus links to
surrounding areas.

• An attractive layout with a pleasing street scene and properties facing

outwards.

• Materials compliment the surrounding estates that reflect the character of

West Brunton.

Bfl12 Section 2 asks does the development provide (or is it close to) community
facilities, such as shops, schools, workplaces, parks, play areas, pubs or cafés?
The proposed development site is o Brunton Lane, bus stops are located
along the road close to the site.

West Brunton has many facilities such as a selection of schools, supermarkets,

parks, and restaurants. Larger cities such as Newcastle upon Tyne are close by,
providing a wide choice of workplace, with Durham and Sunderland close by.

Figure 13.0 Local Links

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Design & Access Statement
Outline Application

West Brunton
Newcastle

Ergo Projects Ltd

0191 229 0231
[email protected]
Azure Business Centre, High Street,
Newburn, Newcastle upon Tyne NE15 8LN
www.ergoprojects.co.uk