The four-month archaeological dig at Newcastle Quayside, which has just come to an end, highlights the time it takes to complete investigations for ancient remains in a city development. The Tuthill Stairs site, next to the medieval Cooperage pub, where the City Lofts apartments project is now taking shape, uncovered around 2,000 archaeological layers. Archaeologists have been able to trace the whole sequence of settlement on the site from the 12th to the 16th Centuries. The site vividly illustrates that no one knows what is hidden underground. In this region we are rich in buried archaeological sites. Developers should seek advice from solicitors and planners if a proposed development is likely to affect any archaeological remains, before making a planning application. This will save considerable time and money later on. The case of the Rose Theatre on the banks of the Thames in London is a vivid example of thinking too late about the impact of archaeological studies. In 1989 more than half of the Rose's remains were discovered during the development of an office block. A campaign at the time saved them from being destroyed but added two years and millions of pounds to the overall cost of the scheme. To avoid a similar setback to a scheme, archaeology has to be given due consideration from the first step. An initial search of the area conducted by your solicitor will show whether there are any areas of archaeological importance within or near to the proposed development. On the basis of this appraisal, it may be necessary to obtain more detailed information about the impact of a development proposal upon the historic environment. A professionally qualified archaeological contractor approved by the local authority must carry out such work. The work may include a desk-based assessment - a detailed review and analysis of existing information about a site - or a field evaluation, which is a trial excavation to assess the nature of the archaeological remains. The applicant is responsible for the funding of such work, and there is a presumption in favour of the preservation of archaeological remains in situ. This can lead to more archaeological work being imposed on the development by way of a planning condition. To preserve remains most cost- effectively usually means having to amend the layout of the initial design to minimise archaeological impact by, for example, sympathetic foundation design. If this is not feasible, then detailed archaeological recording (normally by means of excavation and survey) and publication is the second best option. For small-scale projects, or sites already evaluated, a Watching Brief may be required. This involves the observation of groundworks to allow for the recording of archaeological remains that come to light during the course of development. These have to be recorded by an approved, qualified archaeologist. Archaeology is now firmly established within the planning process. Early consultation can help integrate the archaeology into the development timetable. This will help the developer's timetable and the planning application run smoothly. The developers at the site of the Rose Theatre have capitalised on its unique history and visitors are now able to see the excavated remains of the 400-year-old theatre where many of Shakespeare's plays were first performed. Archaeology can be an asset rather than a problem for development. It keeps the nation's heritage alive for future generations. However, to minimise any possible disruptions to your proposed site find out now all you can about its history - forewarned is forearmed. Richard Freeman-Wallace is head of property at Watson Burton LLP | 
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Enterprise North East
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