I have sent our petition and supplementary report to South Tyneside Council for their consideration and a response. The report sets out what the petition is about, growing momentum for the campaign, and proposals to support our cause to ‘Save The Regent’ from demolition. This has all kept me very busy over the past few weeks (albeit in lockdown), but I do hope it demonstrates that this is more than a past time and is indeed a real campaign. Please feel free to provide your feedback about the report in the Discussion box below. Your continued support and comments so far have been invaluable and are very much appreciated, thank you. I will of course let you know if and when the council responds. Have a great weekend!
REPORT EMAILED TO SOUTH TYNESIDE COUNCIL, HISTORIC ENGLAND, THE TWENTIETH CENTURY SOCIETY AND MP FOR SOUTH SHIELDS ON 21-04-20
FAO: GEORGE MANSBRIDGE, Corporate Director Regeneration and Environment
STUART REID, Corporate Director Business and Resources
JOHN SCOTT, Corporate Lead Business Investment
PETER MENNELL, Senior Development Services Manager
EMMA THOMAS, Case Officer, Development Services
PAUL QUINN, Agent, Construction and Technical Services
1. OUR CAMPAIGN TO SAVE THE REGENT
We submit our petition, campaign and report to protect from demolition the former Regent Cinema and Mecca Social Club located at 52-60 Dean Road, South Shields, Tyne and Wear, NE33 4DZ. The petition was launched on Monday 30th March 2020 by Mr Sean Michael Marshall Wilson MRTPI via Change.org/SaveTheRegent. The campaign supports an application for listed building status lodged 29-03-20 with Historic England (reference 1470137) and opposes the demolition notice approved 09-04-20 by South Tyneside Council (ST/0196/20/DEM).
The report lies at the heart of our campaign vision and should be received in a proactive fashion. It sets out the building’s history and value to the community, public support for the petition, local and strategic analysis, and our proposals. We stress that the report should be evaluated fairly, reasonably and positively within the appropriate planning, institutional and procedural context.
2. A LOCAL INSTITUTION
The Regent was designed in a Neo-Classical style by John Cecil Clavering OBE of local architectural firm JH Morton. Clavering was born in Sunderland in 1910 and educated at Armstrong College, now the University of Newcastle upon Tyne. He specialised in the draughtsmanship and design of cinemas, most notably for the Odeon chain, and was inspired by the modern style advocated at that time by world renowned Swiss-French architect Le Corbusier.
The Regent boasted a fully equipped stage with a fly tower and an unusual diamond shaped auditorium. It seated 1,835 spectators with a box office that opened directly onto the pavement between the main entrance doors. The brick-built structure retains its original construction materials, layout and some interior fittings. Its unique façade boasts elements of the art deco period with distinctive linear windows, stylish pillars and large canopy. These all add to the building’s bold appearance, grandeur and sense of scale. This imposing landmark, however, is more than bricks and mortar and has provided joy to the masses for eight decades.
The Regent was built for and operated by independent chain Thompson’s Enterprises of Middlesbrough. South Shields’ largest and arguably most luxurious entertainment venue opened to much acclaim on 21st October 1935, screening Leslie Howard in The Scarlett Pimpernel. The building survived bombing during the Second World War and a memorial plaque was erected to mark the 24th May 1943 disaster. The Regent reopened after repairs but numbers declined and the cinema closed on 15th July 1966 with Cliff Richard’s Summer Holiday. The venue was immediately converted to a popular Mecca bingo hall and played host to South Shields Amateur Operatic Society before closing on 14th September 2014.
Only three years ago the building received planning permission for conversion to residential and small scale retail/leisure, with car and cycle parking located in the rear courtyard (ST/0146/17/FUL). Whilst development did not commence, our campaign favours such innovative re-use of the structure over demolition given its significant architectural, historical and social value.
3. PUBLIC ENGAGEMENT AND SUPPORT
The petition has attracted 365 supporters as at 20-04-20 and interest in the campaign continues to build momentum. The comments which supplement this report provide a valuable insight about how The Regent resonates with the local community - their personal connections, memories of the building and why its preservation is important to them. Whilst the majority of support is grassroots, a considerable number comes from others with links to the town who reside elsewhere.
Elected representatives (including the three ward councillors for Westoe and the MP for South Shields), The Twentieth Century Society and the local planning authority have been informed about the campaign. The petition has been shared and discussed on various online social media platforms to engage the wider community and to source information, including Bingo Daily, Cinema Treasures, Facebook, The Shields Gazette, Sunderland Echo, Twitter, 28DaysLater and Change.org/SaveTheRegent. Built heritage can be a subjective matter and we have welcomed all genuine and constructive feedback from a range of opinions to help guide our overall vision, strategy and proposals.
The petition has also attracted press coverage to highlight the importance of our collective architectural, historical and social heritage and to raise awareness about the campaign. The Shields Gazette/Sunderland Echo: Campaign to save historic South Shields cinema which was designed by Sunderland architect, 14-04-20. The Shields Gazette: Campaigner hopes to turn a negative into a positive in bid to save former South Shields cinema building, 15-04-20; Fight goes on to save historic South Shields cinema after listed building setback, 18-04-20. Bingo Daily: Battle to save historic South Shields bingo hall continues despite setback, 18-04-20.
4a. CAMPAIGN STRATEGY: HERITAGE ANALYSIS
We have so far highlighted the building’s colourful history and the campaign’s growing public support. Here, the report evaluates site-specific factors regarding local heritage.
As a campaign, we consider that the building:
i) is structurally sound despite the presence of some scaffolding;
ii) is in a good external state of repair notwithstanding the former livery, redundant canopy and vacant signage;
iii) displays distinctive built form, age and style of irreplaceable architectural, design and townscape merit;
iv) as a prominent local landmark demonstrates significant cultural and social interest with strong community association;
v) has experienced no known anti-social behaviour issues despite being vacant for the past six years; and
vi) if cleared risks being vacant in the longer term given the immediate and forecasted financial climate.
In relation to point vi), there are numerous heritage assets across South Tyneside which are either at risk and require urgent repair, or have already been flattened and lain vacant for a substantial period. Notable examples include Marsden Lime Kilns (scheduled ancient monument at risk); Christ Church and detached chimney at Cleadon Pumping Station (grade-listed at risk); Anti-Aircraft Supply Depot, Balgownie House, Gypsies Green, Holy Rosary Church and Royal Assembly Hall (locally-designated at risk); Hawthorne Leslie shipyard buildings and South Shields Railway Station (grade-listed since demolished); Commercial Hotel, Readhead’s Landing and Staithes Masters House (locally-designated since demolished); and Holy Trinity Church, Ocean Road Congregational Church and St Aidan’s Church (non-designated since demolished). The unfortunate decay or loss of these heritage assets has occurred despite the best intentions of some property owners, agencies and the council.
However, the local planning authority and its partners remain generally pro-active in advocating heritage-led regeneration elsewhere. For instance, through adopting conservation area management plans, encouraging owner maintenance and attracting funding across a range of successful restoration projects. High profile examples in South Tyneside include Arbeia Roman Fort, Clervaux Exchange, Customs House, Ghandi’s Temple, Hebburn Hall, Ingham Infirmary, Jarrow Old Hall, Jarrow Town Hall, Laverick Hall Farm, Marsden Grotto, Museum and Art Gallery, North and South Marine Parks, Old Town Hall, Riddicks Building, St Hilda’s Colliery, Souter Lighthouse, South Shields Town Hall, Tyne Pedestrian and Cyclist Tunnels, and Whitburn Windmill.
The campaign seeks to avoid wholeheartedly such a scenario for The Regent, whereby the building could deteriorate to a poor state of repair if not brought back into use. Or, in a worst case scenario, where the structure could be demolished and the site lain vacant without a clear or specific plan in place. Proactive marketing and successful heritage-led regeneration offers a valuable opportunity to attract agency grant funding, developer interest and further inward investment - harnessing the potential to bring the building back into a viable and beneficial use for the wider community.
4b. CAMPAIGN STRATEGY: KEY PRINCIPLES
Building upon the heritage analysis, suitable refurbishment of the existing building could play a fundamental role in achieving key strategic regeneration and design principles. The report sets out six clearly defined objectives to further inform our proposals.
i) Heritage: enhancing the setting of Westoe Conservation Area, Grade II listed Westoe Terrace, skyline and streetscape by introducing an active frontage, focal point and high quality design to the existing property.
ii) Culture: celebrating the identity, sense of place and special character for residents, college users and visitors to Westoe and South Shields alongside the protection of a prominent, interesting and unique local landmark.
iii) Economy: supporting existing amenities, facilities and services at Dean Road District Centre, Westoe Bridges District Centre and surrounding neighbourhoods in a sustainable urban location.
iv) Housing: contributing to South Tyneside’s strategic housing land supply and addressing local needs in the South Shields housing market area through the viable conversion of a characterful and regenerated liveable building.
v) Health: promoting walking, cycling and public transport, reducing car dependency and improving local air quality by way of an accessible and central location on an important thoroughfare.
vi) Environment: incorporating energy efficiency, green design and avoiding the land fill of non-recyclable building materials via successful re-use and sympathetic renovation of the structure.
The named list of signatories and campaign itself stretch beyond pure nostalgia in seeking to retain a treasured landmark building. This report has analysed various local heritage factors and strategic regeneration and design principles, together with the momentum and impact of the petition. Our strategy, therefore, demonstrates a clear yet comprehensive understanding of the three overarching elements which determine decision making throughout the development process. Namely 1) physical/environmental, 2) economical/financial and 3) social/cultural. These three strands have ultimately formed the basis of our vision and proposals.
5. VISION STATEMENT AND PROPOSALS
We appeal wholeheartedly that South Tyneside Council review their decision to demolish a treasured locally significant heritage asset. We urge that this special, unique and rare structure be protected from demolition and re-purposed for suitable conversion. We strongly encourage the local authority, its partners and stakeholders to evaluate the opportunities, potential and long term benefits of the campaign - including our vision, growing community support and tripartite proposals to Save The Regent:
- i) Physical/Environmental - that an immediate assessment be undertaken for inclusion on South Tyneside’s “LOCAL LIST” of protected heritage assets owing to the subject’s special architectural, design and townscape merit, cultural/social interest and community association (current non-designation does not undermine its value or protection locally).
- ii) Economical/Financial - that a framework of feasibility, site and other required studies be considered to support a “VIABLE PROPOSAL” for the planned conversion of the structure for a sustainable mix of housing, retail and leisure uses (relating but not limited to extant planning permission ST/0146/17/FUL).
- iii) Social/Cultural - that active community consultation, participation and involvement be proactively encouraged through a successful “PARTNERSHIP APPROACH” to outline the building’s re-use, refurbishment options and design considerations (whereby demolition is a last resort).
6. FINAL CONSIDERATIONS
Taking all of the above into account and comments which follow, as signatories of the petition we are passionate about our campaign to Save The Regent. This unique and prominent icon is one of only a few remaining 1930s super cinema buildings in the north east and must be saved from the wrecking ball - before it is too late.
We kindly request that the council responds in a timely manner to the campaign’s primary aim and ultimate goal: to protect a cherished local landmark for future generations. Once our shared heritage has gone, it is lost forever.
May we also take the opportunity now to thank you as decision makers for your valuable time and deliberation. Especially during this particularly challenging and uncertain period for everyone, everywhere. Our campaign manager is more than happy to communicate further. Meanwhile, we all remain confident for a successful outcome and look forward to hearing from you.
[Comments have been included in the email as per the petition’s Reasons for Signing]