NEEPSEND
 SHEFFIELD AREA ACTION PLAN
CONTENTS Introduction
6
Institutional Context
10
Area Research and Analysis
16
Vision Masterplan Delivering the Vision
40 43 45
Location
17
Safe and High Quality Public Realm
46
Land Use
17
Townscape Appraisal
19
Preserving the Natural and Historic
 Environment
51
Access & Movement
22
Integrated and Eco-friendly Transport
56
Social & Community Evidence
24
A Thriving and Sustainable Economy
61
Housing
28
Diverse and Affordable Housing
65
Demographics
29
Cultural and Recreational Facilities
 and Amenities
70
Local Economy
31
Site Allocations
74
Local Community Groups
33
Phasing the Development
77
Role Within the City
35
Timeline of Development
79
SWOT Analysis
36
References
81
TABLE OF FIGURES
Figure 3.20
General land use of Neepsend
Figure 3.21
Housing typology in Neepsend in 2011
Figure 3.22
Percentage of flats/apartments in Neepsend in 2011
Figure 1.1
Population density of Neepsend and the surrounding areas
Figure 3.23
Percentage of terraced houses in Neepsend in 2011
Figure 1.2
Location of Neepsend in Sheffield within the UK
Figure 3.24
Percentage of semi-detached houses in Neepsend in 2011
Figure 1.3
Zoning reference of Neepsend and the surrounding areas
Figure 3.25
Occupants’ relationship status in Neepsend in 2011
Figure 2.1
Draft proposal map by Sheffield City Council
Figure 3.26
Occupants aged 0 to 15 in Neepsend in 2011
Figure 3.1
Land use in Neepsend
Figure 3.27
Occupants aged 16 to 34 in Neepsend in 2011
Figure 3.2
Neepsend in the 1890s
Figure 3.28
Occupants aged 35 to 64 in Neepsend in 2011
Figure 3.3
Neepsend in the 1920s
Figure 3.29
Percentage of occupants’ social grade in Neepsend in 2011
Figure 3.4
Neepsend in the 1950s
Figure 3.30
Occupants with no qualifications in Neepsend in 2011
Figure 3.5
Contemporary map of Neepsend
Figure 3.31
Occupants with standard qualifications in Neepsend in 2011
Figure 3.6
Flood Zones in Neepsend
Figure 3.32
Occupants with degree qualifications in Neepsend in 2011
Figure 3.7
Building heights in Neepsend
Figure 3.33
The percentage of employed people in Neepsend
Figure 3.8
Building materials in Neepsend
Figure 3.34
The percentage of unemployed people in Neepsend
Figure 3.9
Built and unbuilt land in Neepsend
Figure 3.35
The percentage of retired people in Neepsend
Figure 3.10
Heritage conservation in Neepsend
Figure 3.36
SWOT map of Neepsend
Figure 3.11
Hierarchy of roads in Neepsend
Figure 4.1
Proposed masterplan of Neepsend
Figure 3.12
Transit routes in Neepsend
Figure 5.1
Proposed public realm interventions
Figure 3.13
Percentage of Neepsend residents with no car
Figure 5.2
Proposed natural and historic environment interventions
Figure 3.14
Percentage of Neepsend residents with one car
Figure 5.3
Proposed transport interventions
Figure 3.15
Percentage of Neepsend residents with two cars
Figure 5.4
Proposed economic interventions
Figure 3.16
Percentage of Neepsend residents with more than two cars
Figure 5.5
Proposed housing interventions
Figure 3.17
Total yearly crime rate per 100,000 population
Figure 5.6
Distances from Neepsend to main services
Figure 3.18
Crime rates map
Figure 5.7
Proposed cultural and recreational interventions
Figure 3.19
Business types in Neepsend
Figure 5.8
Neepsend AAP site allocations
HOW TO FIND YOUR WAY AROUND THIS DOCUMENT
Section
Content
Introduction
This section provides an overview of the location of the action area in relation to Sheffield and Kelham Island. It explains the purpose of the AAP.
Institutional Context
This section sets out different planning documents, while reflecting on how Neepsend is today and what is aspired for it to become and serve as. It defines the different challenged and opportunities which will help drive to regenerate the area while providing information on surrounding neighbourhoods.
Area Research and Analysis
This section analyses the physical and social aspects of Neepsend and helps form a detailed understanding of how Neepsend currently stands.
Vision
This section sets out the vision for the action area and briefly discusses the themes and objectives for the new development.
Delivering the Vision: Area Wide Policies
This section details the area-wide strategies according to the selected themes while specifying policies for each theme.
Delivering the Vision: Site Allocations
This section sets out the area action plan in to zones and blocks and details the proposed improvement and developments for each zone.
Delivering the Vision: Phasing the Development
This section aims to discuss how the new development would contribute to the community with respect to different timescales.
Pictures: Author’s own.
5
SECTION ONE
INTRODUCTION
6
INTRODUCTION Neepsend lies to the north of Sheffield’s city centre, with a rich history which is very representative of the city's industrial heritage, famed for producing highquality steel products such as tableware and tools. Nearly 5,000 people now live in the wider Kelham Island and Neepsend neighbourhood, consisting of modern riverside apartments and properties in converted factories. The density of this population can be seen in the Figure 1.1 below.
Much of the area’s housing stock was poorly constructed and did not have proper sanitation facilities. In the middle of the 20th century, it experienced slum clearance, which reduced the population and facilitated more industrial and commercial uses. The economic recession of the 1980s flooded Neepsend with abandoned industrial buildings, and the area became notorious for street crime, drug abuse, and sex work. In 1982, the City Council opened the Kelham Island Industrial Museum in a former power station on the original island to celebrate the region’s industrial heritage. Three years later, Kelham was announced as one of the first industrial reserves, which brought subsequent environmental improvements, the development of private and social housing, and multiple alternative uses of remaining industrial buildings. The first group of residents established the Kelham Island and Neepsend Community Alliance in 2000, which makes residents the core of the area, ensuring a safe and pleasant place to live, work and socialise. The vast majority of these residents live in Kelham Island to the south of the River Don, with a limited range of developments in Neepsend. The Neepsend AAP will expand this community to the north of the river, creating a unique and vibrant community in Neepsend which respects the area’s rich industrial heritage.
Figure 1.1: Population density of Neepsend and the surrounding areas. Source: Map from DigiMap. Edited by author Its location around a 'Goit', or industrial mill channel, on the River Don gives it a special character which is well exploited. More recent development has created a destination for visitors because of its excellent pubs, cafes and restaurants and the monthly Peddler street food market.
Figure 1.2: Location of Neepsend in Sheffield within the UK. Source: All maps from DigiMap. Edited by author.
The neighbourhood’s core feature is undoubtedly its industrial roots, from the 12th-century town corn mill built by Lord Norman on the River Don to the industrial revolution, to large enterprises including silk and cotton mills. It is still an internationally renowned steel centre. 7
WHAT IS THE NEEPSEND AAP? The Area Action Plan is an important tool for defining and implementing planning policies to successfully regenerate Neepsend. The plan area, shown in Figure 1.3, is situated in an ideal location close to the city centre, and has great potential for change in the next few years. The goal is to respond appropriately to the challenges and opportunities present in the development of Neepsend, while providing a guiding vision for the future of the neighbourhood. The plan comprises four further sections, focusing respectively on Neepsend’s institutional context within Sheffield; an analysis of the significant socioeconomic, historical and spatial characteristics of the area; a defining vision which will transform Neepsend; and finally a strategic approach to achieving this vision through policy.
Once adopted by Sheffield City Council, the AAP will be a supplementary planning document, and therefore a material consideration in any planning applications within the plan area. The AAP will form part of the council’s development framework, providing a more fine-grained planning policy to respond to local consultation and development, particularly in terms of local economic, environmental, housing and land use issues. The remainder of the development framework will continue to apply to Neepsend, with the emerging City Centre Plan providing further guidance for the entire city centre, along with several other documents.
THE PURPOSE OF THE NEEPSEND AAP The overarching purpose of this AAP is to present a clear and sustainable vision for the future of Neepsend. The AAP is designed to match the direction or purpose of other existing policies, but it will help analyse specific issues in the Neepsend region. The plan analyses the immediate issues in the Neepsend region and presents a spatial framework as a solution to the problem. A well-defined and strategic guide specialised in Neepsend will serve as a catalyst for desirable regeneration, as a tool to fully recognise and grasp the development potential of the Neepsend region. Accurate problem recognition and suggestions for improvement will not only serve as a stimulus for all stakeholders, including the city council and local residents, to participate in the regeneration process, but also serve as a guide to reach optimal solutions. This will eventually help set the direction for investment and development in private and public services in Neepsend.
Figure 1.3: Zoning reference of Neepsend and the surrounding areas. Source: Map from DigiMap. Edited by Author.
8
Pictures: Author’s own.
9
INSTITUTIONAL CONTEXT SECTION TWO
10
SHEFFIELD DEVELOPMENT FRAMEWORK CORE STRATEGY 2009 The central themes developed in the Core Strategy support the regeneration of Neepsend through an environmentally and socially conscious process of regeneration, while remaining sensitive to its historical character. Several of the most relevant aspects of this strategy are outlined below. Promoting Economic Prosperity and Providing Sustainable Employment Policy CS6 encourages manufacturing in 'transition areas’ like Neepsend to relocate to strategic sites in the Upper and Lower Don Valleys, in order to enable regeneration close to the city centre. This suggests that industrial land uses in Neepsend would be suitable for redevelopment where their current industrial occupants are able to relocate. Creating Attractive, Sustainable and Distinctive Neighbourhoods Policy CS27 identifies Kelham and Neepsend as an intended focus for the expansion of City Centre living, as part of a mix of uses and including a mix of housing tenures and sizes, stressing the importance of good quality housing, environmental improvements, services and facilities, and open space. Policy CS26 requires that residential developments should achieve at least 70 dwellings per hectare, subject to the character of the area being protected. Global Environment and Natural Resources Policy CS63 identifies a need for good quality public transport, along with safe and convenient walking and cycling routes. It also suggests that new development is located on previously developed land close to the city centre, which means Neepsend is well suited in this regard.
Prizing, Protecting and Enhancing Sheffield’s Natural Environment and Distinctive Urban Heritage Policy CS74 recommends that development should be of a high quality, which complements the history and character of Sheffield and its constituent areas. Attention should be given to place-making in new developments in order to create attractive and successful neighbourhoods, while ensuring that the needs of all residents are met (Sheffield City Council [SCC], 2009).
CITY CENTRE LIVING SPG (2015) This document provides guidance for the development of residential and associated leisure uses in Sheffield city centre. It encourages the provision of active frontages, including retail and service uses, while also stating that car parking is not necessary beyond the provision of disabled spaces. It further seeks to restrict night time leisure uses if they are likely to have a negative impact on nearby residents (SCC, 2015).
CLIMATE CHANGE AND DESIGN SPD (2011) This document outlines the need for development to be sensitive to the growing pressures of climate change, and introduces several policies to mitigate the impact of Sheffield’s new buildings. It introduces comprehensive guidelines for the quality and energy efficiency of new developments, along with best practice measures to ensure the city retains an attractive natural and built environment (SCC, 2011).
11
SHEFFIELD CITY CENTRE MASTERPLAN 2018-2028
EMERGING SHEFFIELD PLAN
In addition, the Council has prepared a draft masterplan for the city centre, which includes several objectives for the development of Neepsend. It proposed a strategic cycle route along Mowbray Street and Burton Road, turning south into Ball Street to connect to Kelham Island and onward to the city centre and beyond. Neepsend Lane is identified as a main transport route for bus services to the north of the city, while improved flood defences are suggested along the River Don. The plan places Neepsend within the ‘Housing Growth Zone’, which lies at the western edge of the city centre, however it also suggests that employment uses within the area should be retained or relocated to a nearby area to the west (SCC, 2018).
Sheffield City Council is working on a new local plan for Sheffield, which will cover the period up to 2038. The Citywide Options for Growth document, published as part of the consultation process, identifies a need for over 2,000 new homes each year, alongside strengthening local employment, cultural and recreational facilities (SCC, 2015). A final version of the plan has yet to be published (SCC, 2020).
SHEFFIELD WATERWAYS STRATEGY (2014) A group of local environmental and community organisations developed this strategy as a means of rejuvenating Sheffield’s expansive network of waterways. By pursuing a vision of clean, accessible and attractive rivers and canals, the strategy aims to enhance the quality of the natural environment, mitigate and adapt to the challenges of climate change, and ultimately improve the quality of life for residents and visitors, while also giving them a natural asset to utilise and take pride in (Sheffield Waterways Strategy Group, 2014).
Figure 2.1: Draft proposal map by Sheffield City Council. Source: Map from Sheffield City Council Development Plan. Edited by author.
12
STRATEGIC AIMS FOR SHEFFIELD
Drawing from this collection of documents, several core aims for the whole of Sheffield can be identified. The Neepsend AAP will ensure that the guiding principles of these aims are adhered to and strengthened in order to create a cohesive plan which is in accordance with the ongoing development of the wider city, and which serves not only Neepsend, but also the surrounding areas. The core aims for Sheffield are identified as: •
A better place to work, particularly in the 3 new distinct business Districts, to live in its 5 emerging communities and to enjoy in new shopping, leisure and entertainment areas, attracting and retaining a diverse range of skilled people to the city region;
•
A proudly unique place which celebrates its distinctive 900 year history, Pennine landscape, unique architecture and renowned friendliness and warmth;
•
A rich, contemporary, big city offer of shopping, leisure and culture from high art to craft ale, which is as strong and inviting in the evening as it is in the daytime;
•
Buildings, public spaces and amenities which are welcoming and accessible to all ages, abilities, cultures and income levels;
•
Good quality, truly public realm which will continue to act as a key instigator of regeneration reflecting Sheffield's Fair and Green City reputation;
•
A safe and convenient city centre, where walking or cycling is often the first choice, but well connected by all transport modes;
•
An expanded and more densely occupied central area, where people can choose to live at all ages to enjoy a healthy, sustainable lifestyle and including well designed tall buildings in the right locations and uses;
•
A model of preparedness for climate change, with innovative physical and organisational solutions to extreme weather which also enhance liveability and the quality of the city’s streets and waterways.
13
NEEPSEND GOALS AND ASPIRATIONS
Buildings in Kelham Island which are of significance and should be retained include: •
The ‘Kelham and Neepsend Area Action Plan’ set out numerous aims to be achieved during the period between 2008-2018. These were: •
The formation of a new “inner-city village” centres around Kelham Square where vibrant bars, public event spaces, cafes and shops will be located and enjoyed;
•
For Neepsend to become a thriving and easily accessible business area where small independent businesses can expand in new and refurbished premises;
•
•
•
•
•
• •
For Kelham Island and Neepsend to become an appealing place to live, encouraging a range of resident profiles as well as housing types including flats, luxury apartments and student accommodation with well lit and paved streets;
•
•
•
• • •
Globe Works; Cornish Works; Wharncliffe Works; Green Lane Works; The Kelham Island Industrial Museum; Mowberry Street works and workshops; Brooklyn Works (Sheffield City Council, 2008).
The Sheffield City Centre Vision set out the following aims for Kelham Island and Neepsend: • Green spaces, medical facilities, a primary school and local shops are needed to ensure Neepsend can maintain a strong resident community in the future; •
The controlling of commuter parking levels and creation of new parking for residents, which is separated from commuter parking to ensure the safety and happiness of local residents. A multi storey car park will be built;
•
Demolish vacant sites and redevelop with mixed use/housing whilst preserving listed buildings, including the promotion of the provision of housing to the south of Mowbray Street;
•
The Kelham Industrial Museum should see an increase in visitor numbers as a result of it now being located in a vibrant, safe and easily accessible location;
Retain the employment allocations north of Mowbray Street as these have a strong economic function for Sheffield City Centre and allocate this as a City Centre Employment Zone;
•
Kelham Island and Neepsend will become across the UK known for its real ale pubs and breweries;
Improve pedestrian/cyclist routes in and out of Neepsend, ensuring strong connections to both the city centre and areas north of Neepsend;
•
Confidence will have heavily grown in the local flood protection measures which have been in place since the 2007 flood and stopped any further occurrences;
Provide a new public green space as well as improving access to local green areas such as Stanley Fields;
•
Finish the remaining sections of the Upper Don Riverside Walk;
•
All historic buildings will be retained and refurbished and found new occupants (Sheffield City Council, 2008).
Improve signage to, and within, Neepsend and Kelham Island
•
Support and promote existing Real Ale businesses in Neepsend and Kelham 14 Island (Sheffield City Council, 2018).
High quality pedestrian and cycle links to the city centre with new and wellmaintained green spaces along the banks of the River Don; For the Rover Don to become a place for many new leisure activities such as walking, jogging and canoeing, with the waters being well-managed and having diverse ecology and for the creation of a new, successful micro-hydro power generation scheme at Kelham Wheel to power the neighbourhood;
Pictures: Author’s own.
15
AREA RESEARCH AND ANALYSIS SECTION THREE
16
LOCATION Sheffield is a city and metropolitan borough in South Yorkshire, England. It is one of the eight largest regional English cities that make up the Core Cities Group, with a diverse, young and growing population. The Sheffield City Region has a population of 1,569,000. Sheffield is a geographically diverse city. Lying in the eastern foothills of the Pennines, the city nestles in a natural amphitheatre created by several hills and the confluence of five rivers: Don, Sheaf, Rivelin, Loxley and Porter. The waterways were key to the city’s development, but since the demise of the steel industry, the river Don was cut off from the city centre by roads or tracts of industrial wasteland and the northern part of Sheffield have become a forgotten and under-utilised part of the city.
LAND USE
Leisure: Scattered throughout the area, the majority of these are cafes and bars, which provide for a variety of people from across the region, particularly at weekends. Community uses: 2 Change, a not for profit charitable organisation that aims to prevent young people and ex-offenders becoming or remaining involved in criminal activities, is the only building for community use, located at the end of Hicks Street. Mixed Use: A mixed-use building comprising a wine bar, restaurant and flats stands at the side of Ball St. A mixed-use building is also located at the cross of Percy Street and Burton Rd. Vacant/deserted: There are several former workshops, mainly located at the sides of Boyland Street. Green Space: There are no significant green spaces in Neepsend, other than a few small areas along the River Don with poor accessibility and environment. A large open space is situated to the north of the railway line, outside the plan area.
As a whole, the Neepsend area is still dominated by industrial use with a mix of other uses, like office, residential, commercial and leisure etc. However, as the entire area is declining, there is a considerable number of deserted lands with some vacant and dilapidated buildings (Figure 3.1). Industrial: As the main land use in Neepsend, most of the industrial plots are occupied by the manufacturing industry Office: Several offices are located on the south east of Rutland Road, mainly in the form of studios and a few tall office buildings. Warehouse/Storage: There is a limited range of land for warehouses, mainly combined with industrial use. Residential: One significant residential block is situated to the north of the River Don, on the northwest side of the Ball Street Bridge. Commercial: There is a small concentration based on the area’s industrial uses.
Figure 3.1: Land use in Neepsend.
 Source: Map from Digimap. Image owned by author. 17
HISTORICAL LAND USE
Figures 3.2 to 3.5 demonstrate the development of Neepsend from the 1890s to the present day. For much of this period Neepsend has retained a tight street pattern of small and medium industrial uses, along with modest housing for Sheffield’s growing industrial workforce. The density of the area reached a peak in the early twentieth century, in line with the city’s development as a global centre for steel production. Figure 3.2: Neepsend in the 1890s. Source: Map from DigiMap. Edited by author.
Figure 3.3: Neepsend in the 1920s. Source: Map from DigiMap. Edited by author.
Figure 3.4: Neepsend in the 1950s. Source: Map from DigiMap. Edited by author.
Figure 3.5: Contemporary map of Neepsend. Source: Map from DigiMap. Edited by author.
By the 1950s, this pattern had changed somewhat to reveal a degree of dereliction and disuse, which has persisted to the present day. This is evident in the contemporary urban form of Neepsend, with notable areas of surviving historical buildings, but also several empty or abandoned sites.
18
TOWNSCAPE APPRAISAL Neepsend, located at the north of River Don and containing a diverse mix of businesses, has a strong industrial base with heritage, but it has also faced a significant decline in recent years. There are few people in the streets and several abandoned factory buildings. Neepsend also has little attractive activity of any real quality. The River Don forms the southwest boundary of Neepsend and is an important part of the Five Weirs Walk route, providing considerable waterfront landscape resources. Rutland Road is one of the main roads through Neepsend with some office buildings and old factory buildings.
Picture 1: River Don. Source: Owned by author.
Picture 2: Abandoned buildings. Source: Owned by author.
FLOOD RISK
The vast majority of Neepsend lies in Flood Zone 2, except for a small strip of land along the disused railway line to the north of the area. This means that there is a moderate risk of flooding across most of the plan area. Several small portions of the northern bank of the River Don are classified as falling within Flood Zone 3, thereby necessitating further caution and limitations when considering the regeneration of the area. It may be necessary to implement flood defence measures in these high risk areas (Gov.UK, 2020).
Figure 3.6: Flood Zones in Neepsend. Source: Map from DigiMap. Flood area from Gov.UK. Edited by author.
Some poor-quality frontages exist along with vacant and deserted buildings at prominent junctions, creating a negative environment on its development. There are some abandoned buildings with broken walls and windows at the intersection of Rutland Road, Boyland Street and Bardwell Road, one of the main entrances of Neepsend. 19
URBAN FORM
Neepsend is characterised by low rise buildings, with Figure 3.7 showing that most of the built form is no higher than three storeys. Key exceptions include the modern residential building located between the River Don and Neepsend Lane, along with the disused brewery to the west of Rutland Road. The large scale of much of the industrial building stock, particularly warehousing, counteracts the low rise units to create a sense of imposing grandeur. Figure 3.8 further shows that many of the original brick buildings have survived to the present day in Neepsend. In addition, there are numerous steel warehouses in varying conditions, along with a range of more modern buildings using mixed materials construction methods. Throughout Neepsend, however, there is a considerable amount of vacant land which is not built upon (Figure 3.9). Much of this land previously housed nineteenth century industrial buildings which have since been demolished, often replaced with surface car parking.
Figure 3.7: Building heights in Neepsend. Source: Map from DigiMap. Edited by author in reference to Google Earth.
Figure 3.8: Building materials in Neepsend. Source: Map from DigiMap. Edited by author in reference to Google Earth.
Figure 3.9: Built and unbuilt land in Neepsend. Source: Map from DigiMap. Edited by author in reference to Google Earth. 20
HERITAGE ASSETS There are five listed buildings including one street, one weir, two bridges and some Industrial premises in Neepsend (Historic England, 2020): •
Bardwell Road Railway Bridge is a Grade II listed structure dating back to 1848;
•
Insignia Works is a Grade II listed building which was previously used for industrial purposes but has since been converted to offices. The building was constructed in 1920 and is known for its distinct amount of character;
•
Ball Street Bridge is a Grade II listed structure which originally dates back to 1856 and connects Neepsend to Kelham Island. The original bridge was rebuilt in 1864 to meet the increased traffic flowing through the area. The bridge was then widened in 1900 so create the structure we see today;
•
Sandbed Weir is a Grade II listed weir in the River Don situated next to the Ball Street Bridge and measures 100m in length;
•
30 Mowbray Street is a Grade II listed building which was built in the 1850s as housing for workers, It is one of the few surviving examples of housing from this era, and represents a significant link with Neepsend’s past.
Picture 3: Bardwell Road Railway Bridge. Source: Google Earth.
Picture 4: Insignia Works in the distance. Source: Owned by author.
Much of the area to the south of Burton Road falls within the Kelham Island Industrial Conservation Area, which defines the character of that area and requires that any development takes into account its unique identity (SCC, 2000).
Figure 3.10: Heritage conservation in Neepsend. Source: Map from DigiMap. Edited by Author in reference to Sheffield City Council.
Picture 5: Ball Street Bridge. Source: Owned by author.
Picture 6: Sandbed Weir. Source: Owned by author.
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ACCESS AND MOVEMENT Public transport: Three bus routes go through Neepsend on a broadly south east to north west alignment along Mowbray Street, Neepsend Lane, and Burton Road, passing seven bus stops. There are three bus routes (Route 7, 8 and 8a) passing through Neepsend including seven bus stops (Percy Street, Hicks Street, Harvest Lane and Corporation Street). The three routes go north to Ecclesfield and south to Crystal Peaks from Neepsend with a 20-minute frequency.The connectivity to nearby neighbourhoods is weak due to the restriction of the railway and River Don (Travel South Yorkshire, 2020). Pedestrian and cycle movement: Neepsend lacks safe and convenient pedestrian crossings and lights, especially at Rutland Road, which is often very busy. There are no bike lanes of any significance, and cycling in Neepsend is not comfortable or convenient.
Picture 7: Percy Street Bus Stop. Source: Google Earth.
Picture 8: Parking Source: Owned by author.
Car parking: There are fifteen car parks in Neepsend, which are mainly private and enclosed. Most of the car parks are of poor quality, and the capacity ranges from ten to around seventy. There are plenty of empty spaces in private car parks, but roadside parking is often substantially occupied. Vehicle movements: Traffic flow in Neepsend is limited except during the rush hours, where private cars are the main form of traffic, however there are many HGVs on the road during the whole working day. Figures 3.13 to 3.16 show however that residents living in or near Neepsend are unlikely to have more than one car, with many having no car at all.
Picture 9: Curb parking. Source: Owned by author.
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Figure 3.11: Hierarchy of roads in Neepsend. Source: Map from DigiMap. Edited by author
Figure 3.13: Percentage of Neepsend residents with no car. Source: Map from DigiMap. Edited by author
Figure 3.14: Percentage of Neepsend residents with one car. Source: Map from DigiMap. Edited by author
Figure 3.12: Transit routes in Neepsend. Source: Map form DigiMap. Edited by author
Figure 3.15: Percentage of Neepsend residents with two cars. Source: Map from DigiMap. Edited by author
Figure 3.16: Percentage of Neepsend residents with more than two cars. Source: Map from DigiMap. Edited by author
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SOCIAL AND COMMUNITY EVIDENCE
FROM THE PERSPECTIVE OF SHEFFIELD
SUSTAINABLE DEVELOPMENT
In March 2017, Sheffield City Council approved Growing Sustainably: A bold plan for a sustainable Sheffield. This report set out five key objectives: •
Climate change mitigation, adaptation and resilience;
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Sustainable and affordable energy, for homes and businesses;
•
Transport and mobility;
•
Air quality;
•
A green and innovative economy (Sheffield City Partnership, 2018).
Figure 3.17: Total yearly crime rate per 100,000 population. Source: Police UK
The Council developed a Green City Strategy which would enable the Council and its partners to progress the objectives established last year. The Clean Air Strategy sets out a solution for air pollution to create a healthy, thriving city where many more journeys are made using active travel and low emission public transport (Sheffield City Partnership, 2018).
SAFETY AND SECURITY
Crime rates have been increasing in the core area of Sheffield. Over the past three years, as shown in the chart1 below, Sheffield has a below-average nine per cent increase in the crime rate (given as incidents per 100,000 population), lower than the average 14% increase across the core cities. This is the secondlowest percentage increase in Core Cities. Similarly, looking at the perspective of the number of crimes, Sheffield has witnessed a growth of 10% over this period when a core city average is 16%. This puts it ranking as fourth across the two measures when compared to the Core Cities (Sheffield City Partnership, 2018).
Figure 3.18: Crime rates map. Source: State of Sheffield 2018.
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FROM THE PERSPECTIVE OF WARDS
Neepsend is located at the intersection of three wards (Burngreave, City ward and Hillsborough), and falls within the boundary of Burngreave ward. Burngreave Ward (Last updated: October 2017) •
The population of Burngreave is 29,596 and the percentage of people over 65 is 11.4% with the largest population percentage being 25-64 year olds at 46.9%;
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The amount of people identifying as Muslim accounts for 42.3%, compared with Christianity which is 34.0% and has a BME population of 63.5%;
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There are 9,503 households with 966 elderly people living alone in Burngreave and an average of 2.8 people per household;
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There are 325 private lettings with a £506 average monthly rental value in 2016/17;
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The top 3 occupations in the Burngreave ward are ‘Elementary Occupations' (17.7%), ‘Process, plant and machine operatives’ (14.4%), ‘Professional Occupations’ (13.6%);
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The top 3 Industries in Burngreave are ‘Public Administration, Education and Health’ (33.5%), ‘Distribution, Hotels, and Restaurants ‘(22.4%) and ‘Financial, Real Estate, Professional and Administrative ‘(12.4%);
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Burngreave is the 2 most deprived ward in Sheffield (out of 28) and average household income is £20,721, with 46.7% of people being economically inactive;
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Burngreave has 6 pharmacies, 5 GP practices, 4 dental practices and 2 opticians;
nd
•
Crime affects 281.2 per 1,000 people in Burngreave, with anti-social behaviour being the most serious crime, which accounts for almost 54.8%, followed by violent/sexual offences (11.9%) and theft and shoplifting (10.0%) (SCC, 2017).
City Ward (Last Updated: October 2017) •
The population of City ward is 24,763, the percentage of people over 65 is 1.2% with the largest population percentage being 16-24 year olds at 65.3% ;
•
The amount of people with no religion accounts for 46.7%, compared with Christianity which is 32.6% and has a BME population of 40.1%;
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There are 6,655 households with 103 older people living alone, much lower than Burngreave and an average of 2.9 people per household;
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There are 4,455 private lettings with a £657 average monthly rental value in 2016/17.
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The top 3 occupations in the City ward are ‘Professional Occupations ‘(23.8%), ‘Sales and Customer Service’ (17.9%) and ‘Elementary Occupations’ (17.2%);
•
The top 3 industries in the City ward are 'Distribution, Hotels, and Restaurants' (36.3%), ‘Public Administration, Education and Health’ (26.6%) and ‘Financial, Real Estate, Professional and Administrative’ (16.5%).
•
City Ward is the 10th most deprived ward in Sheffield (out of 28) and median household income is £15,520, with 50.5% of people being economically inactive.
•
City ward has 6 pharmacies, 6 GP practices, 7 dental practices and 10 opticians;
•
Crime effects 480.4 per 1,000 people and anti-social behaviour is the most serious crime, which accounts for almost 41.2%, followed by theft and shoplifting (27.3%) and violent/sexual offences (13.1%) (SCC, 2017). 25
From the perspective of the surrounding wards, the data available is similar to that of Burngreave. It can be acknowledged that Neepsend is located in a region which is in poor condition and needs to be developed through appropriate policies to take full advantage of its exiting positive qualities and to create new ones.
Hillsborough Ward (Last updated: October 2017) •
The population of Hillsborough is 20,266, the percentage of people over 65 is 14.4%, with the largest population percentage being 25-64 years old at 56%;
•
The amount of people identifying as Christianity accounts for 54.7%, compared with No religion (35.1%) and has a BME population of 9.1%;
•
There are 8,918 households with 1,031 older people living alone and averages at 2.3 people per household;
•
There are 559 private lettings with a £578 average monthly rental value in 2016/17;
•
The top 3 occupations in the Hillsborough ward are ‘Professional Occupations’ (21.0%), 'Administrative and Secretarial’ (12.7%) and ‘Associate Professional and Technical’ (12.4%);
•
The top 3 industries in Hillsborough are ‘Public Administration, Education and Health’ (37.2%), ‘Distribution, Hotels, and Restaurants’ (17.9%) and ‘Financial, Real Estate, Professional and Administrative’ (14.7%);
•
It is the 16 most deprived ward in Sheffield (out of 28) with a median household income is £26,862, with 30.8% of people being economically inactive;
•
Hillsborough has 5 pharmacies, 4 GP practices, 5 dental practices and 4 opticians;
•
Crime affects 157.4 per 1,000 people and anti-social behaviour is the most serious crime, accounting for 38.5% of total crimes, followed by theft and shoplifting (18.9%) and violent/sexual offences (14.4%).
The data above shows all surrounding wads to have a much higher amount of health services compared to those in Neepsend. This therefore, warrants the need to establish health facilities in the proposed development of Neepsend.
th
The data above indicates that Burngreave ward, which Neepsend belongs to, witnesses a high degree of crime rates, and it is the 2 most deprived ward in Sheffield. However, the low monthly average rent can be an advantage of helping attract more residents as it is close to the city centre (SCC, 2017). nd
26
Based on the data available, most aspects in Neepsend are extremely weak, especially when it comes to barriers to housing, living environment deprivation and income deprivation affecting the elderly. As a result, further research should focus on the housing supply, the improvement of the living environment and the elderly.
FROM THE PERSPECTIVE OF NEEPSEND
Neepsend falls in ‘Sheffield 022H' Lower Layer Super Output Area (i.e. neighbourhood identification code). An LSOA is a geospatial unit used in England and Wales to report statistics for small areas with a minimum population of 1000 people. The statistics for Neepsend are as follows: •
Index of multiple deprivation of Neepsend ranked 5,859 out of 32,844 LSOAs in England, amongst the 20% most deprived neighbourhoods;
•
Income deprivation of Neepsend ranked 7,596 out of 32,844 LSOAs in England, amongst the 30% most deprived neighbourhoods in the country;
•
Income deprivation affecting children of Neepsend ranked 4,277 out of 32,844 LSOAs in England, which is amongst the 20% most deprived neighbourhoods in the country.
•
Income deprivation affecting the elderly of Neepsend ranked 677 out of 32,844 LSOAs in England, amongst the 10% most deprived neighbourhoods in the country.
•
Employment of Neepsend ranked 10,562 out of 32,844 LSOAs in England, amongst the 40% most deprived neighbourhoods in the country;
•
Education skills of Neepsend ranked 10,461 out of 32,844 LSOAs in England, amongst the 50% least deprived neighbourhoods in the country;
•
Health of Neepsend residents ranked 6,730 out of 32,844 LSOAs in England, amongst the 30% most deprived neighbourhoods in the country;
•
Crime in Neepsend ranked 4,390 out of 32,844 LSOAs in England. This is amongst the 20% most deprived neighbourhoods in the country;
•
Barriers to housing in Neepsend ranked 1,208 out of 32,844 LSOAs in England, amongst the 10% most deprived neighbourhoods in the country;
•
Living environment deprivation in Neepsend ranked 1,304 out of 32,844 LSOAs in England, amongst the 10% most deprived neighbourhoods in the country (Department for Communities and Local Government, 2019).
Figure 3.19: Business types in Neepsend Source: Map from DigiMap. Edited by author in reference to Google Earth.
Figure 3.20: General land use of Neepsend Source:Map from DigiMap. Edited by author in reference to Google Earth.
27
HOUSING While Neepsend itself has little in the way of housing so far, the predominant trend in similar areas to the south is the presence of flats rather than houses. Figures 3.22 to 3.24 show that flats are the most common housing type in these areas by some measure, while semi-detached and terraced housing make up the majority of dwellings in Burngreave to the east and Walkley to the west. Figure 3.21 expands upon this by showing that most housing in the city centre areas is privately rented, with a small proportion of owner-occupied dwellings. In contrast the more suburban areas are predominantly socially rented or owner occupied. This suggests a strong market influence on the housing market for areas like Neepsend, and perhaps an underlying lack of other housing tenures which might attract a more diverse range of residents. The successful development of housing in nearby Kelham Island provides an encouraging sign that Neepsend will be suitable as an area to develop relatively high density housing. In particular, the Little Kelham development has added a genuine vibrancy to the area which could be replicated in Neepsend.
Figure 3.22: Map showing the percentage of flats/ apartments in Neepsend in 2011. Source: Map from DigiMap. Edited by author.
Figure 3.23: Map showing the percentage of terraced houses in Neepsend in 2011. Source: Map from DigiMap. Edited by author.
Figure 3.24: Map showing the percentage of semidetached houses in Neepsend in 2011. Source: Map from DigiMap. Edited by author. Figure 3.21: Housing typology in Neepsend in 2011. Source: Data collected from DigiMap. Edited by author.
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DEMOGRAPHIC EVIDENCE Figures 3.26 to 3.28 demonstrate that most people living in Neepsend and areas to the south, towards the city centre, are aged between sixteen and thirty four. There are relatively few children and older adults, who appear to live in the more suburban areas of Burngreave and Walkley. Accordingly, Figure 3.25 shows that there are more cohabiting couples and people living alone in Neepsend (covered by Areas 01 and 03), than in the surrounding areas, which are more family oriented. It is vital that the needs of all demographic groups are taken into account during the development of Neepsend. By both strengthening the interests of the typical young, affluent city dweller, and providing for the integration of families and people of other demographics, Neepsend can become a viable destination for everyone as a place to live, work and relax.
Figure 3.26: Occupants aged 0 to 15 in Neepsend in 2011. Source: Map from DigiMap. Edited by author.
Figure 3.27: Occupants aged 16 to 34 in Neepsend in 2011. Source: Map from DigiMap. Edited by author.
Figure 3.28: Occupants aged35 ato 64 in Neepsend in 2011. Source: Map from DigiMap. Edited by author. Figure 3.25: Occupants’ relationship status in Neepsend in 2011. Source: Data collected from DigiMap. Edited by author.
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EDUCATION The division between Neepsend and its surrounding neighbourhoods does not appear to manifest solely through age. It is also evident that residents of Neepsend and other city centre communities are highly educated, with many more people holding degrees than in the surrounding suburban areas, which are instead home to a significant proportion of residents who hold no qualifications.
Figure 3.30: Occupants with no qualifications in Neepsend in 2011. Source: Map from DigiMap. Edited by author.
This raises concerns about the presence of stark inequalities between the young, well educated residents of city centre neighbourhoods, and the less educated families who live on their peripheries. Indeed, Figure 3.29 shows that city dwelling residents (Area 01 and Areas 03 to 07) are far more likely to be categorised in the higher professional or clerical social grades than those living in other areas. Addressing this imbalance will prove important to the area’s future as a sustainable community. In order to avoid becoming typified by a homogenised group of young professionals, Neepsend will need to appeal to a much wider base of individuals from all social and educational backgrounds.
Figure 3.31: Occupants with standard qualifications in Neepsend in 2011. Source: Map from DigiMap. Edited by author.
Figure 3.32: Occupants degree qualifications in Neepsend in 2011. Source: Map from DigiMap. Edited by author. Figure 3.29: Percentage of occupants’ social grade in Neepsend in 2011. Source: Data collected from DigiMap. Edited by author.
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LOCAL ECONOMY ECONOMICALLY ACTIVE POPULATION
Within Sheffield City Region there are 1,842,200 people, of which 1,163,200 persons (63.1%) are of working age (aged 16-64). Within this group, 885,400 are defined to be economically active (76.8%), of which 57,800 people are unemployed (6.5% of economically active). However, in Neepsend, there are only 177 people, of which 165 persons (93.2%) are of working age (aged 16-64), which is higher than that of 63.1%. Interestingly, there are 23 people who are registered as inactive, but only 4 are long-term unemployed. Figures 3.33 to 3.35 demonstrate that within Neepsend most people are employed, especially in comparison to the surrounding suburban areas. While less severe in Neepsend itself, many of the surrounding suburban neighbourhoods have high levels of unemployment. While this may be the result of deeper socio-economic factors, it is essential that the interests of these groups are provided for in the regeneration of Neepsend, particularly in the form of appropriate employment (SCC, 2018).
Figure 3.33: The percentage of employed people in Neepsend. Source: Map from DigiMap. Edited by author.
Figure 3.34: The percentage of unemployed people in Neepsend. Source: Map from DigiMap. Edited by author.
PROPERTY MARKET
The City Region contains a number of larger, high profile, businesses and enterprises, mostly located in Neepsend lane. But overwhelmingly, the sector is dominated by micro businesses, to a significantly greater extent than the economy overall. Some over 60% of businesses and enterprises have 6 or fewer employees. There are currently 375 companies in Neepsend, involving many different types, including retail, administrative office, education, architectural design and industrial production. Although the number of employees in this sector has declined or remained unchanged, the category of enterprises has continued to increase, moving from a single industrial production to a diversified enterprise development (SCC, 2018).
Figure 3.35: The percentage of retired people in Neepsend. Source: Map from DigiMap. Edited by author.
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LABOUR MARKET: SUPPLY AND DEMAND
The
labour force in Neepsend is only 130, which seems to be insufficient to have an impact on the development of the regional economy. Therefore, the scale of enterprises in the region tends to be micro or small enterprises (SSC, 2018).Â
BUSINESS NEEDS AND TRENDS
In terms of total added value, the key industries in Neepsend are manufacturing, distribution and public administration, followed by construction, real estate and commercial services. Eighty-seven percent of the businesses in the neepsend area are microenterprises (0-9 employees). The number of larger firms in most industries seems to be declining (more than 1,000 employees) in favour of smaller businesses (0-4 employees). Therefore, Neepsend's industry is moving towards smaller workshops or independent small/new businesses, while moving larger industries elsewhere in the hope of creating more jobs. In terms of future growth for employment in Neepsend, important areas of economic development should include: health and social care, business professional and financial services, construction, and wholesale and retail and leisure services such as bars and restaurants (SSC, 2018).


32
LOCAL COMMUNITY GROUPS KELHAM ISLAND AND NEEPSEND NEIGHBOURHOOD FORUM
Kelham Island and Neepsend has been designated a Neighbourhood forum for 5 years from 28th February 2019 to 28th February 2024 (Sheffield City Council, 2020). This is in the form of the Kelham Island and Neepsend Neighbourhood Forum (KINNF). KINNF has the aim of “promoting the social, economic and environmental wellbeing of Kelham Island and Neepsend” (KINNF, 2018). Neighbourhood planning was introduced as a part of the 2011 Localism Act and allows communities to hold the power to decide on planning priorities for their area whilst engaging in community development projects (KINNF, 2018). Whilst they must be in accordance to the wider areas (Sheffield City Council) and National planning legislation (NPPF), a Neighbourhood Plan can include priorities and projects such as the following: •
Deciding where new homes, businesses and shops are built and how they will look;
•
Identifying site uses, buildings to retain and restore, areas of higher investment and retain views from being obstructed by new developments;
•
Developing new, and protect existing, green spaces;
•
Creating new high quality public spaces;
•
Developing community hubs;
•
The objectives of the KINNF are: •
To improve the “social, economic and environmental well-being” of the Kelham Island and Neepsend Neighbourhood Area and its residents;
•
To prepare, adopt, and monitor a new Neighbourhood Plan;
•
To promote the contributions and ideas of the Kelham Island and Neepsend community during the preparation, production and adoption of the new Neighbourhood Plan;
•
To fully engage with all community groups located within the KINNF area (KINNF, 2018).
The Kelham Island and Neepsend Neighbourhood Forum has the power to: •
Recruit staff and volunteers when required to carry out activities to meet the objectives, publicise and promote the work of KINNF and to also organise meetings, training courses, events, seminars, etc;
•
Work alongside neighbourhood groups of a similar purpose and size across the UK and swap ideas and suggestions and also engage with other voluntary bodies and charities;
•
Ask for contributions from members and local organisations and raise funds in order to finance the KINNF (KINNF, 2018).
Promoting walking, cycling and public transport through improving the infrastructure needed to do so (KINNF, 2018).
KINNF aims to achieve the below objectives in Kelham Island and Neepsend with the intention of improving the quality of life for people who live and work in the area, whilst encouraging an increase in visitors and improving trading for businesses. The area has been designated by the KINNF in order to prepare a Neighbourhood Plan under the Localism Act.
33
Neighbourhood planning under the KINNF: •
Any intended comments on or submission of a planning application, on a site within the neighbourhood area, to the local authority should be discussed at a meeting and voted on with the majority winning;
•
All consultations on the emerging Neighbourhood Plan will be open to all residents and businesses in both the Neepsend and Kelham Island and areas do not need to be a KINNF member;
•
Members of the KINNF will produce the new Neighbourhood Plan through working with planning officers from the local planning authority and independent advisors;
•
‘Task Groups’ will be delegated for certain elements of producing the new plan such as transport infrastructure or green spaces (KINNF, 2018b).
Duration of the KINNF: •
The KINNF Neighbourhood Forum will exist for exactly 5 years from the date of its formal designation by Sheffield City Council;
•
At the annual general meeting (AGM) at the end of year 4, it will be decided whether the current KINNF will continue to operate past the 5 year date or whether a successor will be formed to continue to maintain and monitor the KINNF. This must be agreed by 75% of members at the meeting;
•
The dissolution of the group and dispersement of funds will be discussed at the 5th AGM, close the current group closing. Any funds left after debts have been paid should be returned to their providers, donated to local charities or invested in current projects (KINNF, 2018).
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ROLE WITHIN THE CITY CURRENT
Neepsend is located north of the city centre and is developed around the Don river. Most of the area is in the Kelham Island preserve because it represents the most complete industrial heritage area in the city. It is now clear that Sheffield's biggest natural asset, the River Don, has been neglected. The don river is cut off by roads or industrial wasteland in the city centre.The remaining weirs and dams on the river of Neepsend are an important legacy of Sheffield's historic industrial infrastructure. Since the 1980s, attempts have been made to develop the river corridor at Neepsend, west of Sheffield, into a unique green corridor and park. Although it will still have a strong industrial presence this quarter, it is currently being developed as a mixed-use area. Several different renovation projects have been completed or are underway that will ensure a successful redesign of the area. Neepsend is predominantly industrial, although it does contain a diverse mix of businesses, including scrap-yards, recording studios, cutting-edge software developers and the Foundry Climbing Centre. However, other than a ribbon of riverside development, it has seen little activity of any real quality in recent years. As a result, North of Neepsend Lane there are areas of open storage and poorer quality 20th Century warehousing. Some of the abandoned warehouse space was used as car parking.
FUTURE
According to Sheffield Economic Strategy 2020, Neepsend will be one of the most important areas for economic development which is a part of the riverside business district. Neepsend will develop into a vibrant, mixed use neighbourhood which represents and celebrates its riverside location and the industrial heritage that made Sheffield an international brand.
The River Don will be the heart of the Neepsend community, providing recreational, employment and educational facilities throughout the area. This will focus on the activities of the kelham island museum, which preserves unique industrial facilities for Sheffield. The renovation of early Victorian industrial buildings and warehouses will enhance the historic character of the neepsend area. Innovative retrofits and renovations will replace these important buildings with other uses, such as residential, leisure and commercial. New mixed-use developments, such as shops or cafes, will provide a place for people to meet and socialise, generating street life and enhancing Neepsend's sense of community. The river will create a platform for different groups to socialise. This will include riverside parks, walkways and bleachers connecting the riverside district to Victoria pier. A new neepsend park will be built on the neepsend river. It will be an urban oasis and a paradise for residents, tourists and wildlife. A network of urban blocks will make good use of existing abandoned industrial buildings. Finally, a series of riverside sidewalks and sidewalks are connected to achieve the effect of integration. On the existing industrial side, some of the larger metalworking companies may be required to move outside the area or to more modern sites to give them room to grow. The remaining industries will eventually be consolidated on the western edge of the area, allowing for a strong residential and commercial mixed-use community in the eastern part of the area. This will be combined with new mixed-use developments in the riverfront area. Other small and medium-sized enterprises can choose to adapt to the change of land use. Being close to the Kelham Island Museum might give them an advantage: they get more traffic and are easier to market. Under the leadership of projects such as Sheffield Design Studio, design-based companies and creative industries will also be attracted to Neepsend. Many artists may also choose neepsend for their artistic creation. This will further raise neepsend's profile. The creation of this urban community will help rebuild the River Don as a key and functional part of the city. The reuse of industrial buildings will effectively preserve the history of the city, and the Neepsend Quarter can be developed into a diverse and vibrant mixed-use area (Evans, 2004).
35
STRENGTHS, WEAKNESSES, OPPORTUNITIES & THREATS
OPPORTUNITIES •
Adjacent to City Centre - A good geographical location that can attract many people and can share some amenities with city centre.
•
Low land prices and rent - Good accessibility to the city centre but lower costs compared to other areas around city centre, which brings Neepsend large competitive advantage.
STRENGTHS •
River landscape - The River Don, a valuable natural asset that can enhance the nature in the city.
•
Transformable space - Accessibility can be maximised through the utilisation of some empty buildings or spaces.
•
Unique local culture - It can develop a unique local culture by utilising historic buildings or small/independent businesses.
•
Listing buildings - There are many listing buildings with distinctive histories and character which can be retained and restored.
•
•
A developed industrial base - although some industrial areas need to be transformed, the area has a good foundation which can be developed.
An established community - The emerging Neighbourhood Plan focuses on greater provision of community facilities rather than an extension of the city centre’s night life.
•
Excellent local Community Groups - the presence of KINNF (Kelham Island and Neepsend Neighbourhood Forum) helps coordinate regional development and provides wide public participation during the planning process.
•
Emerging original industries - the presence of many small, medium-sized startup companies can serve as a foundation for reviving past glory.
WEAKNESSES
THREATS
•
Poor environment - Run-down and neglected buildings which bring security issues, and some roads occupied by a high amount of private cars.
•
The risk of natural disaster - There is a potential danger of flooding from the River Don.
•
Weak connection to other parts of Sheffield - Traffic connecting with other parts of Sheffield is inconvenient.
•
The difficulty of post-industrial transition - The existing traditional industries might have a negative impact on the regeneration.
•
Lack pedestrian friendly space and facilities - Some roads lack necessary speed limits and safe pedestrian and cycle crossing/routes.
•
The competition with other neighbourhoods - The competition in the regeneration progress and gaining funding might be fierce.
•
Lacks open public space/ leisure facilities - This results in a lack of social interaction and being unable to increase the amount of residents/visitors.
•
The drawbacks of regeneration - The redevelopment of the area may result in gentrification with a negative effect.
•
A narrow range of amenities - There are insufficient amenities to attract new citizens or tourists.
•
Sourcing funds - Failure to secure the necessary funds for redevelopment could prolong the decline in the area. 36
THE SITUATION IF WE DO NOTHING:
Neepsend has a large amount of potential as an area. However, if it continues to be under-utilised, without addressing the weaknesses outlined above, the area will fall further in to decline and potentially lose any potential investment in the near and far future. The possible outcomes if Neepsend is not redeveloped are: •
The River Don will continue to worsen ecologically and surrounding infrastructure will continue to fall in to disrepair.
•
Workshops and industrial areas which already exist in Neepsend will continue to decline in business standards compared to other areas, causing businesses to leave the area. This will leave more buildings abandoned and prevent any further investment in the future.
•
Neepsend will continue to witness high amounts of car traffic which is not managed properly, potentially causing risks to pedestrians.
•
Neepsend will also continue to see high amounts of cars parked on roads or derelict land. This will cause a further increase in congestion and provide a low-quality public realm, potentially causing residents to move away and preventing future investment.
•
The amount of high quality amenities and facilities for Neepsend’s current residents will continue to decline.
•
Neepsend will continue to see an increase in the amount of crime which takes place in the area due to further decline in the public realm and less pedestrian traffic passing through.
•
Neepsend will continue to remain in the lower percentage quartile for many statistics such as crime levels, health of residents, living environment and index of multiple deprivation, in England.
All the assets need to be work for the area or the decline will worsen and the potential will be lost.
37
Figure 3.36: SWOT map of Neepsend Source: Map from DigiMap. Edited by author
38
Pictures: Author’s own.
39
VISION SECTION FOUR
40
A NEW VISION FOR NEEPSEND The vision for a bright future in the Neepsend region is very clear. It's not only about boosting the local economy through systematic, feasible, environmentally friendly policies, but also transforming it into a sustainable area that everyone wants to live and visit. It will be an area symbolising Sheffield's long heritage and inclusive growth, with traditional beauty and modern conveniences in harmony. Where businesses, residents and visitors are all satisfied and happy, that's the vision and future of Neepsend we want.
TRANSFORMATIONAL THEMES
1. Safe and high-quality public realm 2. Preserving the natural and historic environment 3. Integrated and eco-friendly transport 4. Thriving and sustainable economy
SAFE AND HIGH-QUALITY PUBLIC REALM
The vision for Neepsend is to create a more comfortable and safer environment for the people living or working in Neepsend. As a result, residents and visitors from other areas will be attracted by the safe and high-quality environment, which will contribute to the residents' number increasing and Neepsend developing. The two main objectives for the public realm in Neepsend are; Objective 1 (Green Spaces): Improving the environment and accessibility of existing open spaces and establishing a network of these spaces across the plan area to enhance environmental value and activate the area. Objective 2 (Crime and Safety): Lowering the crime rates and creating more safe spaces to ensure residents a comfortable living environment and attract more people to live or work here.
PRESERVING THE NATURAL AND HISTORIC ENVIRONMENT
The vision for Neepsend is to develop a thriving neighbourhood which prioritises the sustainability of the natural and built environment. This will be achieved by building resilience to the growing challenges of climate change, especially in terms of flooding, along with minimising the impact that a regenerated Neepsend will have on a local and global scale. Similarly, it is vital the existing heritage buildings and structures in Neepsend are protected and preserved, integrating them into an updated urban form which respects the industrial history and character of the area and its surroundings.
5. Diverse and affordable housing
The two main objectives for preserving the natural and historic environment in Neepsend are;
6. Cultural and recreational facilities/ amenities
Objective1 (Environment): Minimise the regenerations impact on climate change and emissions, while mitigating the likely consequences. Objective2 (Heritage): Ensure a coherent mix of old and new buildings which respects and reflects the area’s unique characteristics. 41
INTEGRATED AND ECO-FRIENDLY TRANSPORT
DIVERSE AND AFFORDABLE HOUSING
The vision for Neepsend is for the area to be transformed into an area where not only is it easy for everyone to visit, but also wants to visit, with improved accessibility and connectivity with other areas. This will be mainly achieved by connecting public transportation, increasing the number of pedestrianised streets, and securing appropriate parking facilities to reduce road congestion.
The vision for Neepsend is to provide high-quality housing for people who want to live in Neepsend, to meet the needs of the scope, therefore, we need to provide affordable housing for different classes and ensure that existing housing is improved, and also need to open space for protection, maintenance appropriate living density. This will promote the increase in the number of residents and the development of Neepsend.
The aim is to develop eco-friendly travel patterns in the Neepsend area, by reducing the use of cars, improving accessibility and connectivity through public transport, making it easier for people to visit, and by creating a safe road network The two main transport objectives in Neepsend are; Objective1 (Accessibility): Improve the accessibility to Neepsend through sustainable forms of transport. Objective2 (Safety): Improve the safety of routes around Neepsend as well as the major routes into the Neepsend area.Â
THRIVING AND SUSTAINABLE ECONOMY The vision for Neepsend will become one of the most important areas for economic development, it is part of the riverside business district. Neepsend will develop into a vibrant mixed-use community. The two main Sustainable Economic Growth objectives in Neepsend are; Objective1 (Workspaces): By providing different types and sizes of work spaces, the scope of work is expanded to ensure that our residents receive many exciting job opportunities. Objective2 (Employment Space): Use innovative design solutions to increase the development work space of houses, offices and shops, and increase the employment space of existing small and independent enterprises to ensure that more people live or work here.
The two main housing objectives in Neepsend are; Objective1 (Diversity): Provide a range of housing options to meet the diverse needs of the whole community. Objective2 (Affordable): Provide decent and affordable housing at accessible locations to accommodate our growing community.
CULTURAL AND RECREATIONAL FACILITIES/AMENITIES The area will successfully incorporate Cultural and Recreational Facilities and Amenities. By doing so, Neepsend will provide residents, and visitors from local areas and afar, with all of the essential amenities needed to lead a good quality of life. Furthermore, Neepsend will grow as a diverse, cultural area where small and independent businesses, both old and new, will thrive. Two main objectives for facilities and amenities in Neepsend are; Objective 1 (Accessibility): Improve accessibility to essential facilities such as healthcare, education, food retailers and community provisions. Objective 2 (Business and Leisure): Enhance existing night time and leisure facilities whilst encouraging the establishment of new local businesses.
42
MASTERPLAN
Figure 4.1: Proposed masterplan for Neepsend. Source: Map from DigiMap. Edited by author.
43
Pictures: Author’s own.
BALL STREET CURRENTLY
BALL STREET PEDESTRIANISED 44
DELIVERING THE VISION SECTION FIVE
45
A SAFE AND HIGH QUALITY PUBLIC REALM
policies, Neepsend will increase the green rates and be an important part of a wide green network of Sheffield.
POLICY PR2 PUBLIC OPEN SPACE The two main objectives for public realm in Neepsend are; Objective1 (Green Spaces): Improving the environment and accessibility of existing open spaces and establishing a network of these spaces across the plan area to enhance environmental value and activate the area. Objective2 (Crime and Safety): Lowering the crime rates and creating more safe spaces to ensure residents a comfortable living environment and attract more people to live or work here.
•
Create a sense of place for socialising and playing and hold people through the appropriate enclosure. The positive places should be relatively enclosed with definite and distinctive shape and can be measured.
•
Create a public open space for the increasing flow of visitors in the future, incorporating green areas, planting, street furniture, public art and playing facilities.
•
Create some small but delicate socialising space near studios and flats, for example, outdoor bars, to provide the residents and commuters with a place to meet and socialise.
•
It is significant for the design of the pedestrian environment to be friendly to the elderly and disabled.
This will be achieved through the following policies;
POLICY PR1 GREEN INFRASTRUCTURE
•
Make full use of existing green spaces by improving the quality and environment of these.
•
Improve and expand the green space along River Don with full use of riverside advantage, while exploring the possibility of using vacant or deserted land as a pocket park.
•
Encourage the green links between these green spaces in or around Neepsend by enhancing the accessibility and permeability of them, and especially establish a link between Neepsend and Stanley Fields, a large green space proposed in the City Centre Masterplan.
Sheffield has a wide network of green spaces and other environmental features which provide leisure and environmental benefits to its local residents. Green infrastructure includes established green spaces and their connection with the surrounding built environment. Through the implementation of the following
The shortage of socialising and open space is one of the factors contributing to the low flow of visitors in Neepsend. As a result, policies should be implemented to increase the number of these fields with high quality.
46
POLICY PR3 STREETSCAPE ENVIRONMENT •
Establish a systematic pedestrian environment network in Neepsend, effectively connecting the various facilities in the site.
•
Improve the quality of the pedestrian environment. The height to width ratio should be comfortable and within 1:2 to 1:3.
•
Make clear delineation between public and private activities and encourage the continuity of street frontage. Buildings should face the street and active frontage is encouraged (Carr et al, 1992)..
POLICY PR4 SAFETY AND SECURITY
•
Improve the night lighting and strengthen the management and maintenance of the region by adding more surveillance cameras, especially the places of low popularity.
•
Some of the streets in the centre should be turned into high streets to activate Neepsend.
•
Enhance the accessibility in the planning area and eliminate dead ends.
•
It is significant for the design of the pedestrian environment to be friendly to the elderly and disabled.
•
Introduce more cultural and commercial industry with highquality activities to increase the flow of people in Neepsend, and to a certain extent, this will help improve the security here (Cohen et al, 2008).
•
Ensure the open spaces are within the sight of surrounding new buildings and close to 24-hour retail shops with shop assistants (Jacobs, 1961).
The streetscape environment of Neepsend is monotonous and needs to be improved to serve the residents better and attract more visitors. The proposed shopping area along Ball Street will gain enough profit without a regular flow of walking traffic. Therefore, the quality of the pedestrian environment needs to be improved to increase the feeling of safety, both during the day and at night, as well as increasing accessibility for the elderly and disabled. This will allow Neepsend to better serve its residents, attract more visitors and help make the area a successful neighbourhood. The above policies will aid this.
Based on the analysis in section 3, crime rates are still high in Neepsend due to the fact that it lacks enough surveillance cameras and night lighting across the area. The poor condition of current open spaces also has a negative impact on the crime rates. Furthermore, the high amount of derelict buildings which feature broken windows, graffiti and overgrown planting, add to the feeling of a lack of safety and security whilst walking around the Neepsend neighbourhood. Some sites still witness abandoned trucks which were left behind by previous owners and have now been vandalised. The removal of these issues as well as the inclusion of street level windows in new developments will help to increase the overall feeling of safety in the area. The implementation of the above policies 47 will help mitigate such a situation.
Figure 5.1: Proposed public realm interventions.
Source: Map from DigiMap. Edited by author.
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Proposal description: Integrating such street furniture while including plantation helps to integrate nature within residents’ daily lives. Pockets such as those to the right will be presented consistently throughout the neighbourhood and act as a form of drainage against flooding. Image Source: (GreenRoofs, 2020)
Proposal description: Such quality of pedestrian lanes would be introduced, especially on the high street. Emphasising on safety and public realm throughout can be seen through the divisions between pedestrians, the bicycle lanes and the plantation buffer separating them from road traffic. Image Source: (Anderson, 2017)
Proposal description: Such an integration also helps in maintaining street drainage. Image Source: (Halvorson, 2017) 49
Picture: Author’s own, edited on Photoshop.
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Objective2 (Heritage): Ensure a coherent mix of old and new buildings which respects and reflects the area’s unique characteristics.
west of Rutland Road. Implementing this proposal will help to reduce the risk of flooding to the worst affected areas. The creation of the Nursery Street Pocket Park further downstream has ensured that flooding to the River Don does not overwhelm the river in that area, by providing an open space for excess water to pool. This has provided much needed resilience along the river, and the concept should be explored in Neepsend to see whether similar benefits can be achieved. The NPPF requires that new developments are built in areas with lower flood risks if available, therefore the areas in Flood Zone 3 should not be prioritised for development. In all sites falling within Flood Zones 2 and 3, a flood risk assessment should be carried out to ensure that the impact of flooding is minimised.
This will be achieved through the following policies;
POLICY EN2 FLORA AND FAUNA
PRESERVING THE NATURAL AND HISTORIC ENVIRONMENT The two main objectives for preserving the natural and historic environment in Neepsend are; Objective1 (Environment): Minimise the regeneration’s impact on climate change and emissions, while mitigating the likely consequences.
POLICY EN1 FLOOD RISKS •
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Planned flood defences along the northern bank of the River Don through Neepsend will be implemented to reduce the risk of flooding in the area. A feasibility study for a pocket park will be undertaken to determine its viability in providing further flood mitigation.
•
Proposals for new development in areas of high flood risk (Flood Zone 3) will not be supported unless they can show that adequate measures will be taken to eliminate the risk of severe flooding.
The government’s flood risk map identifies parts of Neepsend adjacent to the River Don as having a high flood risk, while almost all of the plan area is considered to have a medium risk of flooding. The impact of flooding is anticipated to become more severe as the effects of climate change take hold. The Sheffield Waterways Strategy and the draft City Centre Masterplan propose a strengthening of flood defences on the northern bank of the River Don, to the
Development in Neepsend will be required to make provision for wildlife, in order for biodiversity and a healthy ecosystem to flourish. Measures might include green roofs, open green spaces in courtyards or at site boundaries, and adequate planting and shrubbery. Such measures should also help to mitigate the effects of greenhouse gas emissions through the sequestration of carbon dioxide. The River Don will also be improved to ensure a high quality natural environment, attracting wildlife to the area.
By ensuring that developments in the area provide adequate greenery, Neepsend will be able to support an ecologically sustainable environment. This will also enable residents, businesses and visitors to enjoy the cleaner air and aesthetic benefits arising as a result, which is likely to contribute to the formation of a healthy and happy community. Sheffield has a strong reputation as a city which is proud of its abundant greenery, and whose residents are keen to protect and enhance it. Green roofs have an established history in Sheffield, and their use in Neepsend, alongside other measures, is a good example of how the neighbourhood can integrate progressive and environmentally conscious principles into its regeneration.
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Neepsend has a rich history of industrial uses, with several buildings retaining a unique character which is currently under appreciated due to widespread dereliction. By preserving the structural and aesthetic qualities of such buildings, and integrating them into the creation of a vibrant, modern neighbourhood, they can serve as a strong indicator of the area’s industrial past. Buildings which do not substantially add to the historic character of the area should be considered for demolition in order to make way for new housing and office space, along with industrial and other uses. Listed buildings in the plan area include the Bardwell Road Railway Bridge, Insignia Works, the Ball Street Bridge, Sandbed Weir, and 30 Mowbray Street.
POLICY EN3 BUILDING SUSTAINABLY
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Proposals for new developments should ensure the highest possible standards of energy efficiency and incorporate appropriate, sustainable building materials wherever practicable. Developments should make reference to the guidelines set out in the 2011 Climate Change and Design SPD as a baseline. The viability of a district heating network should be explored by development partners at the earliest stages of development planning.
An important facet of mitigating the impact of new buildings on climate change is to ensure that they exploit technological advances in energy efficiency and the use of sustainable materials. By following these principles, the regeneration of Neepsend has the opportunity to provide environmental benefits both within the plan area and in neighbouring areas of Sheffield. Wherever possible, recycled building materials should be considered for use, especially where existing buildings have salvageable parts. This will help to reduce the overall impact of developments in Neepsend on the environment. District heating networks are a key method of enabling the efficient use of energy, and the possibility of introducing such a scheme will be highly encouraged with support from the Council. Innovative solutions to energy production within Neepsend will also be encouraged, in order to further reduce the impact of development on the climate, both locally and globally.
POLICY EN4 PRESERVING HERITAGE •
Listed buildings and other heritage buildings which promote the area’s historic character will be protected from redevelopment. Wherever possible they should be restored or preserved as necessary, and sensitively updated to enable their use as part of a regenerated neighbourhood.
POLICY EN5 MAINTAINING HISTORIC CHARACTER
•
•
New developments should be integrated sensitively into Neepsend’s industrial setting, maintaining a strong sense of character in the area. Where new developments affect the setting of historic buildings, care should be taken to retain the distinctive nature of the original buildings appearance and visibility. Those areas of Neepsend falling within the Kelham Island Conservation Area will be required to give additional consideration to its historical and architectural character.
It is important that when determining the future of Neepsend as a city centre neighbourhood, its historical setting as an industrial quarter is respected. By requiring that new developments give precedence to the area’s integral qualities, the community forming around them can develop a unique spirit and identity. The Kelham Island Conservation Area was first designated in 1985, and serves as an important designator of the continuing influence of steel production on Sheffield’s urban character. Applications within this area should pay special attention to the character and setting of surrounding buildings and land uses. Extending beyond the plan area to the south and west, the Conservation Area covers the area south of Neepsend Lane, along with a small section to the North between Percy Street and Harvest Lane. 52
Figure 5.2: Proposed natural and historic environment interventions.
Source: Map from DigiMap. Edited by author.
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Proposal description: Introducing a green park in the centre of Neepsend would enhance the sense of safety of the public realm, it would also encourage the natural environment to home wildlife and flora. It would target all users, from children, to young adults and even the elderly. It wouldn’t allow for lots of high trees to allow for a clear view of streets in Neepsend, again enhancing safety. Image Source: Left (Benfield, 2017)
 Right (Arkitekter, 2015)
Proposal description: Enhancing a natural barrier of several layers by the River Don would help to mitigate flooding. This would include a clear pathway, trees and shrubs and an ecological garden. The ecological garden would also enhance the wildlife and flora of the area. Image Source: (Grant Associates, n.d.) 54
Picture: SIMT, 2020.
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INTEGRATED AND ECO-FRIENDLY TRANSPORT
In the short term, measures will be proposed to expand bus routes connecting other areas of Sheffield and to improve the internal road system of Neepsend. In the long term, the expansion of the Sheffield Supertram to cater for Neepsend will be proposed (URBED,2015). Reducing the traffic volume of private cars will be achieved through increased convenience and encouragement of public transportation. As a result, Neepsend will witness a reduction in the frequency of traffic congestion, air and noise pollution and traffic accidents. This will lead to improved sustainability in Neepsend and the region.
The two main transport objectives in Neepsend are; Objective1 (Accessibility): Improve the accessibility to Neepsend through sustainable forms of transport. Objective2 (Safety): Improve the safety of routes around Neepsend as well as the major routes into the Neepsend area. This will be achieved through the following policies;
POLICY TR2 PEDESTRIAN SAFETY
POLICY TR1 IMPROVEMENT IN ACCESSIBILITY •
Enhance bus routes connecting the wider Sheffield area to Neepsend as well as improvements to the existing road systems within Neepsend.
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Long term expansion of the Sheffield Supertram to reach Neepsend.
Encouraging eco-friendly travel in Neepsend is a critical factor in the sustainable development of both Neepsend and the wider area of Sheffield. Located between the city centre, Kelham Island to the south and Parkwood Springs and Burngreave to the north, Neepsend needs to establish a transport system that connects these areas. By doing so, visitors will travel to Neepsend more easily and sustainably.
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The conversion of existing streets into pedestrianised areas to increase safety as well as reducing traffic congestion.
As part of encouraging eco-friendly travel patterns, Policy TR2 would increase pedestrian safety by creating pedestrian-only roads. Particularly, the pedestrianisation of Ball Street, which will become the main retail area of the neighbourhood. By pedestrianising the bridge connecting Neepsend to Kelham Island to the south, residents of both areas will be able to move conveniently and safely, and furthermore enjoy the halo effect of Kelham Island, which has already been transformed into one of Sheffield's most exciting areas. The construction of pedestrian-only roads connected to green spaces, major roads and parking areas in Neepsend also promotes the safety of visitors and residents.
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POLICY TR3 CYCLING INFRASTRUCTURE
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Construction of cycle lanes along all major routes into and around Neepsend, encouraging alternative travel options to the car.
POLICY TR5 CONVENIENT BUT LIMITED PARKING
By building cycle lanes linking Kelham Island in the south and Burngreave in the north, people will feel relaxed as they take in the fresh air around the Don River, while workers in the Neepsend area can commute by bike, reducing the economic burden and stress caused by car operation (Sheffield City Council, 2008).
•
The development of appropriate parking facilities such as a multi-storey car park which will meet the demand for residents, commuters and visitors.
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The car park will be located in Block B by Rutland Road in order to provide convenient access to the road network while providing a convenient location for its users.
POLICY TR4 TRAFFIC SAFETY
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The introduction of zebra crossings and traffic lights at all major pedestrian crossing areas in Neepsend and along major routes into Neepsend.
Currently, several areas of Neepsend are dangerous to pedestrians and cyclists due to the lack of traffic lights, zebra crossings and inefficient structure of roads. Zebra crossings will be installed where pedestrians will cross roads in order to access pedestrianised areas to ensure the safe movement of pedestrians. Traffic lights will be installed on busier roads such as the B6070 Rutland Road.
With the implementation of Neepsend’s regeneration policy, an increase in small and medium enterprises and local residents is expected. Therefore, creating a sufficient and safe parking environment is necessary, as the current on-road parking lots are insufficient to meet the demand. Taking lessons from parking difficulties and traffic jams on nearby Kelham Island during peak flow, it is essential to secure sufficient parking facilities in preparation for the rapid increase in the floating population and residents due to redevelopment. To discourage unnecessary travel by private car, incentives will be provided for pedestrians and cyclists, in order to encourage an eco-friendly traffic environment.
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Figure 5.3: Proposed transport interventions.
Source: Map from DigiMap. Edited by author.
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Proposal description: The introduction of pedestrian and bicycle lanes on Ball Street to ensure safety. Image Source: (Metro, 2017) Proposal description: The introduction of a green car park in the area would help to reduce C02 emissions from traffic and industrial areas, whilst promoting sustainability and safe public realm.
Proposal description: The high street would be integrating several means of transportations: emphasis would be make on pedestrians along all retail frontages, followed by a plantation buffer, a bicycle lane and vehicular lane. Image Source: (Halvorson, 2017) Proposal description: One proposal of bus stops for Neepsend would be to integrate green infrastructure and a seating area. Such development would encourage sustainability and smart bus transportation. Image Source (Prat, 2009)
Image Source: (Landscape & Urban Design, 2019)
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Picture: MSFC, 2014.
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A THRIVING AND SUSTAINABLE ECONOMY
POLICY SE2 NEW EMPLOYMENT OPPORTUNITIES
The two main Sustainable Economic Growth objectives in Neepsend are; Objective1 (Workspaces): By providing different types and sizes of work spaces, the scope of work which is able to take place in Neepsend will be expanded to ensure that residents have access to many exciting job opportunities. Objective2 (Employment Space): Use innovative design solutions to increase the development work space of houses, offices and shops, and increase the employment space of existing small and independent enterprises to ensure that more people live and/or work here.
POLICY SE1 NEW BUSINESS AND COMMERCIAL USES
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New Business and commercial uses as part of mixed-use development.
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Generate new employment opportunities in development.
The Council will support new employment uses within the Neepsend site as part of the residents-led development to reduce the loss of existing employment land and provide new employment opportunities. The refurbishment of early Victorian industrial buildings and warehouses will enhance the historic character of the quarter. The innovative adaptive reuse scheme will make these important buildings sensitively converted to mixed residential and commercial use. Furthermore, hundreds of temporary construction jobs will be created in the development process of Neepsend. The creation of new job opportunities will bring further job opportunities in the future as businesses grow and expand. This is a virtuous circle. For example, the page design team, complete the shooting of new products, retouch pictures, and the data analysis team become new positions. The increase in jobs can further promote Sustainable Economic Growth.
Neepsend will become one of the most important areas for economic development in the area, forming part of the riverside business district. The Council will support appropriate business and commercial uses as part of mixeduse development to help increase the vitality and mixed-use of this area. Mixed-use development will achieve excellent publicity and market effects, increase the exposure of businesses and merchants, and give the Sustainable Economy a greater advantage. 61
POLICY SE3 MAINTAIN AND STRENGTHEN
POLICY SE4 A PLACE FOR SMALL/NEW BUSINESSES TO THRIVE
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Maintain and strengthen the river area as an important employment area.
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Provide tax relief for small/new businesses starting in the area for a period of time.
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Ensure that existing businesses are suitably accommodated either within Neepsend where possible and appropriate, or otherwise elsewhere in Sheffield.
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Prioritise local residents for employment opportunities in Neepsend to help ensure the area becomes economically sustainable.
The River Don will become the heart of the Neepsend community, providing leisure, employment and educational facilities. This will focus on the activities of the Kelham Island Museum, which provides valuable insights for the hirsute of industrial Sheffield. Next to the converted historic building and the river will be a new mixed-use development project of exemplary and innovative design standards. Throughout the quarter, ground-level venues such as shops or cafes will provide places for people to meet and socialise, thereby generating street life and enhancing Neepsend's sense of community. This policy will maintain and strengthen the river road employment area as an important employment area. It is equally important that the existing industrial businesses operating in Neepsend are provided for by the AAP. Where the land uses are appropriate to the available sites allocated for industrial use, and where it is viable, existing businesses will be encouraged to stay within Neepsend. This will help to retain the area’s connections with its historic roots, while providing essential employment opportunities in the present.
Policy SE4 is designed to aid the success of small/new businesses which are starting to trade in the area as development continues. This policy will award all new start up companies with tax relief for a period of time ranging from 3 - 12 months depending on business size and business plan. By doing so, this will allow new businesses to succeed and grow during their initial period of trading, a time when most start-up businesses fail. The second part of Policy SE4 aims to make Neepsend an economically sustainable area. By prioritising and helping Neepsend (and Kelham Island) residents into employment within the Neepsend neighbourhood area, it is hoped that this will enable Neepsend to become economically sustainable through the spending of earnings within the area. This could be achieved through the use of a service implemented by a Community Hub, set out in Policy FA4 below.
Where it is not possible to accommodate existing businesses, they should be encouraged to relocate to suitable sites elsewhere, most likely and ideally in the Upper Don Valley nearby. By securing alternative sites close to Neepsend this will minimise disruption to employees, and is in line with the Sheffield Core Strategy’s position on industry relocation. It is vital that existing businesses feel accommodated by the Neepsend AAP, and wherever possible every effort should be made to keep them within the neighbourhood.
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Figure 5.4: Proposed economic interventions.
Source: Map from DigiMap. Edited by author. 63
Pictures: TripSavvy, 2019. LOTI, 2018
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Objective1 (Diversity): Provide a range of housing options to meet the diverse needs of the whole community.
access to employment, shops and education, and allow residents to easily access their needs by walking, cycling and public transport. This in turn supports the provision of local business, services and infrastructure. However, high density development that is poorly located or poorly designed can have adverse impacts on the local community, built character, traffic and sustainability. High density developments need to have regard to biodiversity and open spaces provided within urban areas and on brownfield sites.
Objective2 (Affordable): Provide decent and affordable housing at accessible locations to accommodate our growing community.
POLICY H2 PROVIDING AFFORDABLE HOMES OF AN APPROPRIATE TYPE AND SIZE TO MEET THE IDENTIFIED NEEDS OF THE NEEPSEND
DIVERSE AND AFFORDABLE HOUSING The two main housing objectives in Neepsend are;
This will be achieved through the following policies;
POLICY H1 HOUSING DENSITY
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•
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Affordable housing includes social rented and intermediate housing, provided to specified eligible households whose needs are not met in the market. Housing
Neepsend will seek housing densities that make efficient use of land and relate to the context. New developments must enhance local character and optimise the capacity of accessible locations. Locations with good access to centre, particularly the town centre and the urban gateways, are more suited to higher density development.
should:
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Provide 30% of all units as affordable housing in all new developments.
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Meet the needs of eligible households including availability at a cost low enough for them to afford, determined with regard to local incomes and local house price;
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and Include provision for the home to remain at an affordable price for future eligible households or, if these restrictions are lifted, for the subsidy to be recycled for alternative affordable housing provision.
Other locations with lesser access to centre and public transport should involve more moderate densities. The density of developments also needs to be informed by the provision of open space and parking, the character of the area, and the mix of housing.
The density of housing development can have significant implications for sustainability, local character, travel behaviour, development land take, and residential amenity. Housing development will be focused on the most accessible locations to reduce the need to travel, promote regeneration and protect greenfield land. Higher density developments can accommodate more people at locations with good
Affordable housing will improve the housing affordability in Neepsend, and the requirements for affordable housing must be balanced with other requirements for transportation infrastructure, community facilities, open spaces, and sustainable buildings. There is also a need to maintain the feasibility of housing delivery, especially in regeneration areas. In addition, in the face of high development costs, developers will combine affordable housing with market housing, with consistent quality design and public space standards, to create mixed and sustainable communities.
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POLICY H3 PROVIDING NEW HOMES FOR PEOPLE ON DIFFERENT INCOMES AND HOUSEHOLD SIZES
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Neepsend will intend to secure a range of housing types and tenures on developments across the plan area in order to create inclusive and sustainable communities. Housing developments should provide a mix of housing types to suit a range of different households, whilst also realising the opportunities presented by accessible locations.
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The mix of housing types should therefore be informed by an appraisal of community context and housing need.
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Housing developments will also need to contribute to the provision of affordable housing and homes that are suitable to the needs of older persons, persons with disabilities and those with special needs.
All housing developments in Neepsend should be inclusive and accommodate a diverse range of households and housing need to create mixed communities. Housing developments must provide a range of housing types that can accommodate a range of different households, including families, single persons, older persons and low income households. There is an important relationship between housing diversity, density and the accessibility of the location. Town Centre locations, for example, are highly accessible and can support high density flats, but they also need to accommodate a range of household sizes. Suburban locations have moderate access and should accommodate a range of housing types and household sizes. Rural locations have low accessibility and will suit low density development, but should also still provide for small and low income households.
POLICY H4 PROVIDING A SUITABLE QUANTITY OF HOUSING
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Neepsend will accommodate a density of no more than 150 dwellings per hectare across the four sites allocated to housing, resulting in no more than 510 new homes. The total quantity of housing delivered may be substantially less than this figure pursuant to the other housing policies within this AAP.
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In particular, precedence will be given to Policy H1 when determining appropriate housing quantities for development proposals in the plan area, ensuring that the character of the area is strengthened and preserved.
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The importance of encouraging densities appropriate to the areas surrounding the site will be the primary consideration in determining applications for development.
Neepsend should accommodate a level of housing which supports a thriving community, while ensuring that it retains the special character of its natural and built environment. This means that housing provision should reflect the need to prioritise the sustainability of these aspects of Neepsend through development. The maximum housing figure has been calculated on the basis of the existing residential development in Neepsend, which has a housing density of approximately 150 dwellings per hectare. Given the relative scarcity of existing buildings above four storeys in Neepsend, it would prejudice the character of the neighbourhood to allow developments at a higher density than this. A maximum density of 150 dwellings per hectare across the total area of the four allocated sites, at 34,000 square metres, would provide no more than 510 homes. This density is more than double the minimum requirement of 70 dwellings per hectare stipulated in the Core Strategy for city centre site, and therefore allows scope to deliver a sufficient quantity of housing in Neepsend for future generations. 66
Figure 5.5: Proposed housing interventions.
Source: Map from DigiMap. Edited by author. 67
Proposal description: Such residential buildings are to be located between Burton Road and Hicks Street. Allowing for the integration of apartments and green areas will create safe public socialising areas. Image Source: (Workshop 8, 2013)
Proposal description: A Similar proposal to the Mowbray Street residential buildings, with the intervention of different elements such as industrial containers and green spaces. Retail units will be situated on the ground floor with studios, 1 and 2 bedroom apartments above, and resident green areas to the rear of the building. (Note, an underground area is not part of the plan due to being in a flood zone).
Proposal description: The addition of green walls to buildings will help increase O2 levels and enhance sustainability. Image Source: (Green Buildings Elements, 2012)
Image Source: (Sundberg Kennedy Ly-Au young Architects, 2018)
Proposal description: Green pockets would be integrated between buildings creating a safe area for residents and children. Image Source: (Benfield, 2017) 68
Pictures: Author’s own.
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FA2 ACCESS TO EDUCATION
CULTURAL AND RECREATIONAL FACILITIES AND AMENITIES
•
Two main objectives for facilities and amenities in Neepsend are; Objective 1 (Accessibility): Improve accessibility to essential facilities such as healthcare, education, food retailers and community provisions. Objective 2 (Business and Leisure): Enhance existing night time and leisure facilities whilst encouraging the establishment of new local businesses.
There are currently no primary or secondary education facilities in Neepsend. However, adequate educational facilities are available within the immediate surrounding area: • Pye Bank School, Burngreave has recently undergone expansion to enable the school to take two forms per year. This school is located one kilometer from the furthest part of Neepsend.
This will be achieved through the following policies:
POLICY FA1 ACCESS TO ESSENTIAL AMENITIES •
Policy FA1 will ensure the provision of a medical centre and pharmacy, designed in line with the expected growth in population in Neepsend.
•
A 4,676m site has been allocated for retail use only.
Under Policy FA2, pedestrian and cycle routes from Neepsend to both schools will be enhanced to ensure safety of students and to provide sustainable travel routes to Pye Bank Primary School, Burngreave and Astrea Academy, Burngreave.
•
Astrea Academy, Burngreave is a newly built primary and secondary school, enrolling students ages 3-18. This school is located 500 metres from the centre of Neepsend.
Safety will be improved through the provision of cycle routes, pelican crossings, pavement railings and lighting along the main routes to these schools.
2
POLICY FA3 ACCESS TO LEISURE FACILITIES As stated in the Sheffield City Centre Masterplan, there is currently no medical centre or pharmacy located in Neepsend or the immediate surrounding area. As Neepsend develops into an area for young professionals and families, the need for these facilities will grow. Policy FA1 will ensure this demand is met. This development will factor in population growth in the future, meaning the service will not be strained as the number of residents increases. Neepsend currently has no supermarket or convenience stores serving the area. The retail allocation under Policy FA1 will encourage the development of a supermarket or food retailing provision which will cater for Neepsend and the surrounding areas.
•
Ensure the protection and growth of existing leisure facilities in Neepsend whilst encouraging the introduction of new leisure facilities to complement the existing.
Policy FA3 will ensure the protection of existing leisure facilities such as the Foundry Climbing Centre and House Skate Park from new developments, unless their facilities will be enhanced as a result. Policy FA3 will also encourage the introduction of new leisure facilities within Neepsend, which will in turn support existing leisure facilities such as the Foundry Climbing Centre and House Skate Park.
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POLICY FA4 CREATION OF A COMMUNITY HUB
•
Policy FA4 will see the creation of a Community Hub where residents from a range of different backgrounds can meet to worship/ attend events and gain support, whilst acting as a space for community volunteers to spur future development of Neepsend.
These mixed use allocation and new night time facilities will help to support existing night time uses in the area to create a vibrant, bustling destination for socialising. These site allocations will be reserved for local and small businesses with the aim of encouraging new businesses to Neepsend. By collating all night time facilities and new businesses to one area, it is aimed to create a diverse space for residents, and the public from further afield, to socialise and enjoy. Under Policy FA5, it will be ensured that night time areas will not conflict with new residential developments. This will be achieved through the creation of sound buffers and sectioning of residential areas from social areas. New cultural and recreational facilities will be strategically located close to the B6070 Rutland Road, ensuring easy access from the A61 Penistone Road with little disruption and through traffic to neighbouring residential areas.
The Sheffield City Centre Masterplan states that there is currently no Community Hub or community facilities located in Neepsend. The Community Hub will provide facilities for rent by local residents for business needs and event space as well as providing services such as mental health counselling, family related assistance and post office facilities.The Community Hub will act as a catalyst for future development projects, activities and businesses through community engagement and will act as an anchor for the future economic growth of Neepsend. The provision of a medical centre, pharmacy and a Community Hub could be consolidated and delivered under one development.
POLICY FA5 CULTURAL AND RECREATIONAL FACILITIES
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Mixed use and business use allocations will be mostly located to the West of Neepsend, close to already established night time leisure facilities in order to create a bustling area, whilst supporting existing leisure businesses.
Figure 5.6: Distances from Neepsend to main services. Source: Map from DigiMap. Edited by Author in reference to Google Earth.
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Figure 5.7: Proposed cultural and recreational interventions.
Source: Map from DigiMap. Edited by author.
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Pictures: Author’s own.
SITE ALLOCATIONS A B C D E F G H I J
- Industry - Industry - Mixed use - Business, leisure and office - Residential - Residential - Community hub - Residential - Industry and office - Retail - Mixed use - Residential, studio and office
BLOCK A - INDUSTRY Currently, the land uses of Block A are industry, warehouse and leisure, and some of the buildings are in poor condition. To turn it into a thriving industrial block in Neepsend, the effectiveness needs to be enhanced by introducing more advanced companies. The physical environment should also be improved by adding necessary infrastructure (pocket parks, parking lots etc.) for investors and commuters.
BLOCK B - INDUSTRY AND CAR PARKING Block B witnesses a situation of various functions Interfering with each other and the condition of buildings (some of these are vacant) and the environment in it are poor. As the transportation access to it is convenient, Block B can grow into an industrial centre of Neepsend through upgrading the contents of industry and adding necessary infrastructure. Block B will also house a new multi-storey car park to serve the neighbourhood’s residents, workers and visitors. Its location on Rutland Road makes it ideal for this purpose due the proximity to important routes through and beyond Sheffield.
BLOCK C - BUSINESS, LEISURE AND OFFICE Most of the buildings in Block C are abandoned and in poor condition, which has a negative influence on the security of Neepsend. To attract investors and activate it, the buildings need repair or reconstruction for a mixed-use of business, leisure and office. The construction of related infrastructure is also crucial, and some of the buildings or land can be reserved for other essential amenities in the future.
BLOCK D - RESIDENTIAL
Figure 5.8: Neepsend AAP site allocations. Source: Provided by the University of Sheffield.
Most of the land in Block D is occupied by industrial companies, such as repair shops and furniture shops, and the buildings are in good condition except for some workshops. As the blocks are adjacent to an existing residential block, it is suggested that Block D will become a residential community of good quality 74 housing.
BLOCK E - RESIDENTIAL AND PUBLIC SQUARE
BLOCK I - RETAIL
Block E occupies a similar position to Block D, and for the same reasons the area to the north of Neepsend Lane will become home to a new residential community, with the possibility of retail or hospitality uses at the ground floor. Block E will also be the location of a new public open space, in the triangle of land bounded by Neepsend Lane, Ball Street and Lancaster Street. This will be the heart of the community and a welcoming space for residents and other users to congregate and relax. Cafes and restaurants are envisaged to open out onto this public area, creating a vibrant sense of place.
Most of the buildings in Block I are used for industry in good condition. To achieve the objectives proposed in the previous chapter, retail will replace industry in Block I and diverse commercial activities will appear, serving the residents and commuters around and aiding the prosperity of Mowbray St and Ball St. The industry currently occupying this site will be relocated to blocks A, B, C and H.
BLOCK J - RESIDENTIAL AND OFFICE
BLOCK F - COMMUNITY HUB The main use of the buildings in Block F is the office which is in a satisfactory condition. Based on the Sheffield City Centre Masterplan and the distribution of residential blocks in this AAP, the office buildings will be turned into a Community Hub where residents from a range of different backgrounds can meet to worship/ attend events and gain support, whilst acting as a space for community volunteers.
The land use of Block J is dominated by studios and industries. As the block is along the River Don, adjacent to the proposed high street, and surrounded by existing and proposed residential blocks, the studios and offices in it should be preserved, and the industrial buildings should be replaced by flats with ground level retail and mixed use offerings. Industry will be relocated to blocks A, B, C and H. Block J will also provide a river walk for Neepsend.
RUTLAND ROAD
BLOCK G - RESIDENTIAL There are various land uses in Block G, including office, manufacturing, studios and restaurants which interfere with each other. Both the condition of some buildings and the environment in G are poor, showing a low land-use efficiency. Based on the integration and its location in Neepsend, the main land use in Block G will be residential.
Rutland Road is one of the main roads in Neepsend enabling connections to other area but lacks essential pedestrian facilities, particularly pavement railings and crossing signal. Improving this area is crucial. The additional space for pedestrians and cyclers will help make Sheffield City Centre and green spaces like Stanley Fields and Parkwood Springs more accessible.
BALL ST. - HIGH STREET
BLOCK H - INDUSTRY AND OFFICE The current land uses of Block H are mainly industry and office. Taking the integration and continuity with the adjacent reserved block into consideration, the land uses of the block will not be changed. Instead H will see the renewal of existing buildings, whilst improving the infrastructure to meet the daily needs of commuters.
Ball Street will become the gateway to Neepsend from Kelham Island, connecting the area to the city centre. Given its central location, Ball Street will become a high street with a high-quality and safe pedestrianised area. The ground floor of the buildings at either side of the street will be transformed into retail and small businesses. A pocket park will stand at the vacant land in the south of Site E providing residents and visitors with a place for leisure 
 75 and socialising.
Picture: Author’s own.
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PHASING THE DEVELOPMENT ORDER
Phase 1 (short term) development will: • Have the highest positive impact on the viability and impact of later phases;
In order to start building a community identity and character from the outset, the Neepsend AAP will be phased to encourage the early development of sites closest to the currently developed areas of Kelham Island to the south of the River Don. This would include Blocks J and E, which are both easily accessible from the south across the Ball Street Bridge. Delivering the public space in Block E will help to add vibrancy to Neepsend at the earliest possible stage, and encourage further development.
May require development of publicly-owned land where the greatest control over outcomes can be applied, or those at pre-application stage;
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Be able to be delivered through private sector development or using existing or accessible budgets;
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Generally be sole land ownership of sites.
Phase 2 (medium term) development will: • Depend on viability and delivery by the private sector on the completion of early phases;
In that part of Neepsend to the east of Rutland Road, this further development will be encouraged to proceed in a ribboned pattern, with the next closest sites, Blocks D and I, being developed next. Blocks F, G and H will be brought forward in the later stages of development, with a more long term approach to development in order to complete the regeneration of this area of Neepsend. To the west of Rutland Road, it will be important to deliver industrial uses in Blocks A and B as early as possible to accommodate industrial businesses who may be required to vacate premises in the eastern portion of Neepsend. Ensuring that these businesses are treated fairly and appropriately by providing for their land use needs is integral to the success of the Neepsend AAP.
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Require land assembly and / or public funds that need to be planned for some years in advance;
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Generally be sites in multi land ownership.
Phase 3 (long term) development will: • Require change in market conditions (e.g. improvements in viability dependent on medium term market trends);
Block C, as a more complex mixed use development, will be anticipated in the medium term, subject to a suitable investor being found. This will help to solidify the leisure offering in Neepsend in the form of a significant cultural asset.
TIMESCALES The Phasing Strategy sets out indicative periods (short, medium and long terms) for when improvements and developments to the ‘opportunity’ sites could come forward. Much may change during the AAP period, such as economic conditions, which could affect timescale and feasibility of development.
•
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Require public funding that either needs to be bid for;
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Not covered by existing mainstream budgets and thus cannot be relied upon within proper implementation planning;
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Generally be sites in multi land ownership.
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IMPLEMENTATION
TEMPORARY USES
As shown by the timescales, detailed proposals for implementation and development will be brought forward on a phase by phase basis. The phasing plan is flexible and each phase may be broken in to smaller sub-phases if required.
In order for development to come forward as indicated, the Council will need to maximise its own land assets, consider using its statutory powers for land assembly, and work with the private and public sector landowners and funding sources. Economic viability has been considered to inform the AAP proposals. This has been at a strategic/preliminary level in order to identify key opportunity sites for potential redevelopment. Further detailed viability work will be required, for example:
•
The aim is to combine the expertise of public and private sectors, capture growth in land value brought about by regeneration and deliver change within as short a timescale as possible. Progress will be monitored and the phasing programme may be adjusted and revised in order to ensure that the project objectives continue to be met.
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Full ownership, tenure and review of land owners and tenants, including own proposals and position to carry out redevelopment;
Work will be completed through a private/public sector partnership and will release sites in accordance with a phasing programme. The partnership will be formed between Sheffield City Council/ Sheffield City Region and several private sector developers. The phasing programme will be kept under review and may be revised in response to monitoring to ensure that our objectives for the Neepsend area continue to be achieved.
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Site specific issues, restrictions, heritage and ground conditions, e.g. river and architecture;
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Architectural intentions beyond massing studies; phasing of individual developments in the context of surrounding area redevelopment and potential increased values;
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Where appropriate the Council will seek section 106 agreement contributions to ensure the timely delivery of public realm improvements and community facilities, which will in turn benefit the occupants of these new developments.
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Factoring in changes to property/land values and construction costs due to their high sensitivity to relatively minor changes which will could affect overall viability.
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The scheme will be delivered by creating manageable development parcels attractive to a wide private sector market as well as to different types of developer, contractor, investment fund and Registered Social Landlord (RSL) at different times throughout the redevelopment programme. A public sector partnership will be set up which will help us to secure funding and manage risk.
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According to Policy SE2 (Generate new employment opportunities in development), We will be relocating industrial buildings and renovating old warehouses and victorian buildings, which will effectively enhance the historic character of the area. The innovative adaptive reuse scheme will make these important buildings sensitively converted to mixed residential and business use.
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TIMELINE
•
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Completion of Blocks A, B, E & J
• •
Completion of Blocks J & E provides housing with mixed use ground floor units. A & B will provide relocation of businesses and industry from Blocks J & E. Pedestrianisation of Ball Street. Provision of a pocket park in the south of Block E.
Completion of Blocks F, G & H
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• •
PHASE 1 COMPLETE 2021 - 2025
A community hub on Block F will be completed to enhance resident’s local facilities. Final residential phase on Block G will be completed. Industry and offices currently located on Block G will be relocated to high quality facilities at Block H.
PHASE 3 COMPLETE 2031 - 2035
PHASE 2 COMPLETE 2026 - 2030 •
Completion of Blocks C, D & I
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Completion of Block C will provide a mixed use development to enhance the leisure offering in Neepsend. Further residential developments will be completed at Blocks D & I.
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Pictures: Author’s own.
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