Technical Report December 2017 EL069t · 2020. 5. 20. · within Flood Zone 2, 29% is in Zone 3A...

Halton Local Plan

T - Riverside Site Assessments

Technical Report December 2017

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Typewritten Text

EL069t

61Site Ref:3MG - Stobarts Map Ref:

Address: . . . . . . . . Desoto Road

Site Size (ha): . . . . 14.1 Ward: Riverside

Site Description

Proposal

Grid Ref: 350318 / 384607

Proposal: . . . . . . . . . . . . . . . . Site is already developed

Benefits: . . . . . . . . . . . . . . . . N/A

Contribution to Local Plan: . N/A

© Crown copyright and database rights 2017 Ordnance Survey 100018552 © Copyright Bluesky

Brownfield/Greenfield . . . . Brownfield

Current Use. . . . . . . . . . . . . Frieght Storage and distribution depot.

Proportion of Site Covered by Buildings . . . . 10 Proportion of Buildings currently in use . . . . . .100

Buildings on Site . . . . . . . . . Office buildings

Previous Use . . . . Chemical Works

Surrounding Uses . . . . . . . . The site is located in an employment area.

Planning History . . . . . . . . . No relevant planning history.

Ownership . . . . . . . . . . . . . . 6% Council Ownership

Source of Site . . . . . . . . . . . Historic records and databases

Reduce Deprivation . . . . . . This site is not located in an area (LSOA) identified as within the 20% most deprived nationally.

Designations

Environmental . . . . . . . . . . . None applicable

Heritage . . . . . . . . . . . . . . . . None applicable

Key Area of Change . . . . . . . 3MG

Existing Policy Designations Environmental Priority Areas, Primarily Employment Area

Policy Allocations . . . . . . . . .None applicable

Conclusion . . . . . . . . . . . . . .Primarily Employment Area is considered to be appropriate designation for the site and the wider area.


Physical Constraints

Flood Risk . . . . . . . . . . . . . . . There is a flood risk associated withi this site. 40% of the site is within Flood Zone 2, 29% is in Zone 3A and 7% is in Zone 3B.

Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land. Site is developed, hardstanding on site.

Heritage . . . . . . . . . . . . . . . . . No particular heritage issues or constraints have been identified.

Habitats . . . . . . . . . . . . . . . . .Site is developed. However, the LCR Nature Improvement Area / Ecological Network identifies the wooded area of the site adjcent to the rail line as one its Core Biodiversity Area, with the rail line itself identified as a linear feature and the ponds within the site identified as Stepping Stone features.

Landscape . . . . . . . . . . . . . . .None applicable

Townscape . . . . . . . . . . . . . . Industrial area, this site has container storage and areas of hardstanding.

Pollution . . . . . . . . . . . . . . . .Site is within the Inner PADHI of a nearby hazardous installation. There is a PADHI pipeline through the site.

Infrastructure . . . . . . . . . . . . No known infrastructure constraints.

Other Information . . . . . . . .No other physical constraints identified at this time.

Mitigation . . . . . . . . . . . . . . .A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. HSE should be consulted in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.

Conclusion . . . . . . . . . . . . . . .PADHI, Flood risk and Potentially Contaminated Land may limit the development potential of the site. However, the site is currently in employment use.

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath on Desoto Road, there is no footpaths through the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Desoto Road,/ Desoto Road west

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1819m away). The site is adjcent to the rail line and there are sidings within the site to serve the site.

Bus . . . . . . . . . . . . . . . . . . . . .Alcan (169m away)

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Desoto Road.

Waterways . . . . . . . . . . . . . . There are no waterways in close proximity.

Site Access . . . . . . . . . . . . . . There is an existing access to serve the site.

ICT . . . . . . . . . . . . . . . . . . . . .General Broadband and Fibre Optic

Conclusion . . . . . . . . . . . . . . Site has generally good connectivity with road and rail access provided.

Infrastructure

Water and Sewerage . . . . . . To be determined in consultation with UU.

Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team.

Health . . . . . . . . . . . . . . . . . . To be determined in consultation with the Clinical Commissioning Group (CCG).

Community . . . . . . . . . . . . . .No community infrastructure has been identified at this time, this may be an area in need of improvement.

Open Space . . . . . . . . . . . . . Site is in close prximity to West Bank Rugby League FC.

Other . . . . . . . . . . . . . . . . . . No other infrastructure has been identified at this time.

Conclusion . . . . . . . . . . . . . . . Infrastructure capacity, supply and demand to be determined following consultation with providers.


Accessibility

Convenience Store . . . . . . . West Bank is the closest Local Centre.

Distance to (m) 860 Quality of Route . .Not in immediate vicinity of a Local Centre.

Town Centre . . . . . . . . . . . . The closest town or district centre is at Widnes.

Distance to (m) 689 Quality of Route . .Widnes town centre can be accessed via Hutchinson Street and Victoria Road, there are footpaths on both of these roads.

Primary School . . . . . . . . . . .The closest primary school is West Bank Primary School.

Distance to (m) 835 Quality of Route . .The closest Primary School is located in excess of 800m from the site and is therefore not considered accessible.

Secondary School . . . . . . . . The closest secondary school is Ormiston Chadwick Academy.

Distance to (m) 1748 Quality of Route . .Not in immediate vicinity of a Secondary School.

Employment Site . . . . . . . . .3MG is the closest employment area.

Distance to (m) 0 Quality of Route . .The site is within 3MG employment area.

Quality of Site . . . . . . . . . . . .Mersey Multi-Modal Gateway (3MG) this is an extensive inter-modal rail freight based site. It is considered to be a good quality employment site due to its scale, location and setting and capable of competing for investment in the sub-regional market place.

GP Surgery . . . . . . . . . . . . . West Bank Medical Centre

Distance to (m) 649 Quality of Route . .

Open Space . . . . . . . . . . . . . Spike Island

Distance to (m) 756 Quality of Route . .Spike Island can be accessed through West Bank. The roads to get to West Bank reisdential area, have footpaths but are not well overlooked and can have a lot of large vehicles.

Other facilities and Amenities No other facilities, services or amenities have been identified which may contribute to the accessibility of this site.

Conclusion . . . . . . . . . . . . . . The site is considered to have satisfactory accessibility to services and facilities, however improvement would be required if the site were to be developed.

Green Belt Report

Summary Conclusion . . . . . .Not located in the Green Belt

GB Conclusion . . . . . . . . . . . .This site is not located in the Green Belt.


Sustainability Appraisal

SA Report . . . . . . . . . . . . . . . Further assessment and appraisal of the Sustainability of the site will be undertaken as the Site Assessments and Local Plan progress.

SA Summary . . . . . . . . . . . . . It is considered that overall the development of this site is likely to have a negligible impact on the sustainability of the Borough.

The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 40% of the site is within Flood Zone 2, 29% is in Zone 3A and 7% is in Zone 3B. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could have a negative impact on the physical health, mental health or well-being of the community unless measures are undertaken to mitigate this impact.

It is considered that the development of this site could contribute to the creation of a sustainable economy, and support the vitality and viability of the Borough's centres. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.

In order to encourage the use of sustainable transport in the Borough, the connectivity of this site would need to be improved, if the site were to be developed. This site is not located within an AQMA and can be accessed by public transport, which is likely to support improvements in air quality.

Deliverability

Suitability . . . . . . . . . . . . . . . Site is already developed and in use.

Availability . . . . . . . . . . . . . .Site is not considered to be available. It is already developed and in use at present.

Viability . . . . . . . . . . . . . . . . N/A

Summary and Recommendations

SUMMARY . . . . . . . . . . . . . . The site is already developed and should be removed from the assessment. Primarily employment area designation is considered appropriate for this site and the wider area.

Recommendations . . . . . . . .The site is already developed and should be removed from the assessment.

62Site Ref:Tesco Distribution Centre Map Ref:

Address: . . . . . . . . Macdermott Road


Site Description

Proposal

Grid Ref: 350640 / 384399

Proposal: . . . . . . . . . . . . . . . . No known proposals for this site.

Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Distribution centre


Buildings on Site . . . . . . . . . Site is part of a larger site for Tescos distribution.

Previous Use . . . . Chemical Works

Surrounding Uses . . . . . . . . The site is located in an employment area.


Ownership . . . . . . . . . . . . . . Unknown (Not Council)


Reduce Deprivation . . . . . . This site is located within the 10% most deprived LSOAs nationally.

Designations






Conclusion . . . . . . . . . . . . . .Primarily Employment Area is considered to be appropriate designation for the site and the wider area.



Flood Risk . . . . . . . . . . . . . . . 9 % Flood Zone 2, 40 % Zone 3A

Ground Conditions . . . . . . . 97% of the site is Potentially Contaminated Land


Habitats . . . . . . . . . . . . . . . . .No habitats have been identified within this site.


Townscape . . . . . . . . . . . . . . Industrial area.

Pollution . . . . . . . . . . . . . . . .Inner and Middle PADHI zone for a nearby hazardous installations

Infrastructure . . . . . . . . . . . . To serve existing development.


Mitigation . . . . . . . . . . . . . . .A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. HSE should be consulted in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. PADHI, Flood risk and Potentially Contaminated Land may limit the development potential of the site. However, the site is currently in employment use.

Connectivity

Walking . . . . . . . . . . . . . . . . .No footpaths through site or adjacent.

Cycling . . . . . . . . . . . . . . . . . .On road access from Mc Dermott Road/ Hutchinson Street

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1656m away)

Bus . . . . . . . . . . . . . . . . . . . . .West Bank Street (362m away)

Road . . . . . . . . . . . . . . . . . . Site has access from the roundabout on Desoto Road / Macdermott Road.


Site Access . . . . . . . . . . . . . . There is access to serve the existing development.

ICT . . . . . . . . . . . . . . . . . . . . .None

Conclusion . . . . . . . . . . . . . . This site is considered to have poor connectivity. Connectivity to this site would need to be significantly improved if the site were to be developed.

Infrastructure





Open Space . . . . . . . . . . . . . Site is in close prximity to West Bank Rugby League FC.




Accessibility


Distance to (m) 603 Quality of Route . .West Bank Local Centre can be accessed along Macdermott Road, and then along the footpath under the bridge and up Mersey Road.


Distance to (m) 856 Quality of Route . .Widnes town centre can be accessed via Desoto Road onto Hutchinson Street and Victoria Road, there are footpaths on each of these roads.


Distance to (m) 587 Quality of Route . .West Bank Primary School can be accessed along Macdermott Road, and then along the footpath under the bridge and up Oakland Street to the school.

Secondary School . . . . . . . . The closest secondary school is Saints Peter and Paul Catholic College.

Distance to (m) 2061 Quality of Route . .The closest Secondary School is in excess of 2km and is therefore not considered accessible from this site.


Distance to (m) 0 Quality of Route . .Site is within 3MG employment area.





Distance to (m) 625 Quality of Route . .Spike Island can be accessed along Macdermott Road, and then along the footpath under the bridge and across West Bank residential area.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 9 % Flood Zone 2 and 40 % in Zone 3A. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.

The development of this site is expected to have a limited impact on social inclusion. Social inclusion could be improved through enhanced opportunities to access education, health care and services, and through the appropriate design of development to reduce crime, increase safety, improve image and enhance well-being. It is considered that the development of this site would have a negligible impact on the physical health, mental health or well-being of the community.

It is considered that the development of this site could contribute to the creation of a strong sustainable economy. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.

In order to encourage the use of sustainable transport in the Borough, the connectivity of this site would need to be improved, if the site were to be developed. The development of this site is unlikley to support improvements in air quality. This site is not located within an AQMA. However, the connectivity of the site is unlikely to lead to a reduction in journeys by car.

Deliverability

Suitability . . . . . . . . . . . . . . . Site is considered suitable for employment development.

Availability . . . . . . . . . . . . . .Uncertain.

Viability . . . . . . . . . . . . . . . . To be determined


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and satisfactory accessibility. The site is identified as a Primarily Employment Area.

It is considered that this site could be retained as a Primarily Employment Area.

Recommendations . . . . . . . .The site is considered suitable for employment development, expected to be used to extend the existing warehousing facility. It is considered appropriate to identify this site as a Primarily Employment Area.

63Site Ref:Land to the West of Ditton Roundabout Map Ref:E21

Address: . . . . . . . . Ditton Road


Site Description

Proposal

Grid Ref: 350473 / 385012

Proposal: . . . . . . . . . . . . . . . . Employment Allocation

Benefits: . . . . . . . . . . . . . . . . New employment development.

Contribution to Local Plan: . The site would bring vacant land back into use and contribute to the employment / leisure requirement in the Local Plan.



Current Use. . . . . . . . . . . . . Vacant


Buildings on Site . . . . . . . . . None

Previous Use . . . . Unknown

Surrounding Uses . . . . . . . . 3MG

Planning History . . . . . . . . . A wider area than this site had planning permission for a 4-6 storey hotel with 149 bedrooms, conference centre and ancillary health use. This application has now lapsed (14th Sept 2007). Part of the site has now been taken by approved outline application 14/00071 for a Lorry Park (site 460).

Ownership . . . . . . . . . . . . . . Land at Wilsden Road now sold by the Council. 5% Council Ownership.

Source of Site . . . . . . . . . . . SHLAA


Designations




Existing Policy Designations Primarily Employment Area, Environmental Priority Areas

Policy Allocations . . . . . . . . .Proposed Employment Area (142).

Conclusion . . . . . . . . . . . . . .The current employment allocation / designation remains appropriate for the site.



Flood Risk . . . . . . . . . . . . . . . 3 % Flood Zone 2

Ground Conditions . . . . . . . 63% of the site is Potentially Contaminated Land - consisting of marsh / swamp, drainage ditch and pond.




Townscape . . . . . . . . . . . . . . The site is surrounding by industrial and warehousing uses, it is also dominated by road infrastructure for the Silver Jubillee and for the Mersey Gateway (which is under construction).

Pollution . . . . . . . . . . . . . . . .The site is located in a PADHI middle zone for British Oxygen Co Ltd.

Infrastructure . . . . . . . . . . . . A large water main runs through the southen section of the site from Ditton Road to the


Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. The level of mitigation required will be dependent on the end use proposed for the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpaths are located adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Ditton Roundabout (very busy route).

Train . . . . . . . . . . . . . . . . . . .Widnes Rail Station (2167m away). This is outside of walkable distance. Site is not considered to be within walking distance of either Widnes, Hough Green, Rainhill or Halewood Train Stations.

Bus . . . . . . . . . . . . . . . . . . . . .McKechnies (23m away). Ditton Road is a busy bus route.

Road . . . . . . . . . . . . . . . . . . The site has excellent road links to the wider area.


Site Access . . . . . . . . . . . . . . Site access would be off Ditton Road.

ICT . . . . . . . . . . . . . . . . . . . . .None

Conclusion . . . . . . . . . . . . . . This site is considered to have satisfactory connectivity. However it is likely, dependent on the use proposed, that any development of this site would require improvements to the connectivity.

Infrastructure





Open Space . . . . . . . . . . . . . Caldwell Road ECP




Accessibility

Convenience Store . . . . . . . Alexander Drive is the closest Local Centre.

Distance to (m) 1002 Quality of Route . .Not in immediate vicinity of a Local Centre. Although Widnes town centre can be accessed via the footpath under Queensway, along Moor Lane and up Victoria Road. However, these are very busy roads and juctions.


Distance to (m) 595 Quality of Route . .Widnes town centre can be accessed via the footpath under Queensway, along Moor Lane and up Victoria Road. However, these are very busy roads and juctions.

Primary School . . . . . . . . . . .The closest primary school Simms Cross Primary School.



Distance to (m) 1535 Quality of Route . .This is considered to be outside of easy walking distance.

Employment Site . . . . . . . . .West Bank is the closest employment area.

Distance to (m) 787 Quality of Route . .Site is adjacent to Ditton Road employment area, and in close proximity to both 3MG and West Bank Employment area.

Quality of Site . . . . . . . . . . . .West Bank is a large industrial area dominated by small low grade buildings. However, the northern part of the site will be lost to the Mersey Gateway Bridge construction and demolitions are already underway. It is generally considered to provide lower end employment units and land. Mersey Multi-Modal Gateway (3MG) this is an extensive inter-modal rail freight based site. It is considered to be a good quality employment site due to its scale, location and setting and capable of competing for investment in the sub-regional market place.

GP Surgery . . . . . . . . . . . . . Oaks Place Surgery

Distance to (m) 639 Quality of Route . . Oaks Place Surgery can be accessed across Ditton Roundabout and along Moor Lane.


Distance to (m) 639 Quality of Route . .Widnes town centre can be accessed via the footpath under Queensway, along Moor Lane and up Caldwell Road. However, these are very busy roads and juctions.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a minor flood risk associated with this site as 3 % is in Flood Zone 2. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site would have a negligible impact on the physical health, mental health or well-being of the community.


If development in this area is able to contribute to the sustainable transport provision the site has the potential support the choice and use of sustainable transport in Halton. The development of this site is likely to have a negligible impact on air quality. This site is not located within an AQMA. It can be accessed by some forms of sustainable transport and may lead to some private car journeys being replaced.

Deliverability

Suitability . . . . . . . . . . . . . . . The site is suitable for development.

Availability . . . . . . . . . . . . . .The site is available for development.

Viability . . . . . . . . . . . . . . . . Viability of the site is unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and satisfactory accessibility. The site is identified as a Primarily Employment Area and an Employment Allocation.It is considered that this site could be retained as a Primarily Employment Area.

Recommendations . . . . . . . .The site is suitable and available for development. The site has had approval for a hotel although this has now lapsed. A similar use or employment use would be supported. It should be noted that this site is currently being used as part of the ongoing work on the Mersey Gateway Bridge.

64Site Ref:St Michaels Golf Course Map Ref:E21



Site Description

Proposal

Grid Ref: 349819 / 385042

Proposal: . . . . . . . . . . . . . . . . SHLAA site H1246 suggests the site has capacity for 357 dwellings (30dph). However the SHLAA considers that the site is not developable for residential purposes due to contamination issues.


Contribution to Local Plan: . Potential Employment Allocation.


Brownfield/Greenfield . . . . Previously developed but returned to Greenfield

Current Use. . . . . . . . . . . . . Scrub, open space, former Municipal Golf Course



Previous Use . . . . Landfill, Lagoons, Works & Golf Course

Surrounding Uses . . . . . . . . Employment, road infrastructure and remainder of Golf Course

Planning History . . . . . . . . . No relevant planning history. Mersey Gateway permissions.




Designations



Key Area of Change . . . . . . . None applicable

Existing Policy Designations Green Space, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .This site is identified as an extension to the nearby employment area.



Flood Risk . . . . . . . . . . . . . . . Parts of the site are within Flood Zones 2 and 3. 4% Flood Zone 2, 1% Zone 3A & 3% Zone 3B. Flooding issues at Ditton Rd, adjacent to the site, with surface water system. Ditton Brook crosses the site.

Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land (Marsh, Brook, Lime Pit, Waste depostition, Chemical Works, refuse tip). Site is slightly undulating and has returned to greenfield. Site is within Water Groundwater Source Protection Zone 2 and 3. Site identified as being landfill (from McKechnie Chemicals Ltd).


Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation within the site that may provide potential habitats. The area of Lowland Mixed Deciduous Woodland is identified as a Core Biodiversity Area within the LCR Nature Improvement Area / Ecological Network, with the Brook identified as a linear feature.

Landscape . . . . . . . . . . . . . . .This site is identified within the Ball O'Ditton Landscape Character Area (LCA). Within this area emphasis should be placed on enhancing the key features such as the woodland belts and the stream corridor. The landscape in some areas should be restored to improve its condition.

Townscape . . . . . . . . . . . . . . The site is surrounded by industrial and warehousing uses, it is also dominated by road infrastructure for the Silver Jubilee and for the Mersey Gateway (which is under construction).

Pollution . . . . . . . . . . . . . . . .Part of the site is within the Inner, middle and outer zones of the PADHI for British Oxygen Co Ltd. Part of the site is within the middle and outer PADHI for National Grid Gas. Site is within outer zone for a PADHI pipeline.



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. Consideration should be given to the ability to improve the LCAs. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Protection of the water source protection area. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3).

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. Development of this site may be limited by the inner PADHIs covering part of the site. Contamination within the site may limit viability for certain developments.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Ditton Road. There are informal footpaths through the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from St Michaels Road / Ditton Road.

Train . . . . . . . . . . . . . . . . . . .Hough Green Rail Station (1745m away)

Bus . . . . . . . . . . . . . . . . . . . . .Alcan (7m away). Services in the area include 2, 82a, x1.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Ditton Road and Speke Road. There is potential for adjoining junctions to have capacity issues due to cumulative traffic impacts.

Waterways . . . . . . . . . . . . . . Not in immediate vicinity.

Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team. Potential access routes such as Speke Rd and St. Michaels Rd have level issues leaving Ditton Road as the only suitable access to the site. Dependent on the development proposed, the traffic numbers on Ditton Road single lane suggest that dualling would be necessary to create a safe access.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure





Open Space . . . . . . . . . . . . . Remainder of Golf Course to the north is open space, and could be improved and enhanced.




Accessibility

Convenience Store . . . . . . . Hale Road is the closest Local Centre.

Distance to (m) 417 Quality of Route . .Hale Road Local Centre can be accessed along the footpath on Ditton Road and Hale Road. However, it is further via these footpaths than as the crow flies.


Distance to (m) 648 Quality of Route . .The Town Centre can be accessed along Ditton Road, Moor Lane and Victoria Road. However, this does require walking around the footpath around Ditton Roundabout, this includes crossing the slip road to and from Speke Road.

Primary School . . . . . . . . . . .The closest primary school is St Michaels Catholic Primary School.

Distance to (m) 340 Quality of Route . .Can be accessed along Ditton Road and St Michaels Road.


Distance to (m) 1296 Quality of Route . .Ormiston Chadwick Academy can be accessed along St Michael's Road, up Hale Road and on to Liverpool Road. There are footpaths along these roads and much of the route is overlooked by residential development.

Employment Site . . . . . . . . .St Michael’s Industrial Estate is the closest employment area.

Distance to (m) 225 Quality of Route . .Site is adjacent to the employment area on Ditton Road.

Quality of Site . . . . . . . . . . . .St Michael’s Industrial Estate provides small scheme of terraced industrial units, with a number of self-contained sites along the north side of Ditton Road. It is considered a key employment site, primarily geared towards local businesses.

GP Surgery . . . . . . . . . . . . . The Beeches Medical Centre

Distance to (m) 620 Quality of Route . . The Beeches Medical Centre can be accessed along St Michaels Road and Ditchfield Road.


Distance to (m) 662 Quality of Route . .Caldwell Road Play area can be accessed along Ditton Road, on to Moor Lane and on to Caldwell Road. However, these are very busy roads and junctions.


Conclusion . . . . . . . . . . . . . . The site is considered to have good accessibility to services and facilities, however some improvement may be required dependent on the development proposed.

Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies) and to the Groundwater Source Protection Zone. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is flood risk associated with this site. Parts of the site are within Flood Zones 2 and 3. 4% Flood Zone 2, 1% Zone 3A & 3% Zone 3B. Flooding issues at Ditton Rd, adjacent to the site, with surface water system. Ditton Brook crosses the site. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could have a negative impact on the physical health, mental health or well-being of the community unless measures are undertaken to mitigate this impact.



Deliverability

Suitability . . . . . . . . . . . . . . . This site is considered to be suitably located for employment development. However, development is likely to be limited by the physical constraints on the site.

Availability . . . . . . . . . . . . . .Site is available.

Viability . . . . . . . . . . . . . . . . Potentially limited due to constraints on sites.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and good accessibility. The site is identified as a Green Space designation.It is considered that this site may be appropriate for an employment allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the connectivity of the site.

Recommendations . . . . . . . .This site is considered to be suitably located for employment development. However, development is likely to be limited by the physical constraints on the site.

119Site Ref:Land south of Moor Ln. B5419 Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 351098 / 385181

Proposal: . . . . . . . . . . . . . . . . SHLAA stated the site was not deliverable.

Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Part cleared and part Employment - Light industry, car parking, warehousing


Buildings on Site . . . . . . . . . Warehouse buildings. The Moor Lane Business Centre has recently been demolished to provide a temporary car park for the Health Centre opposite.

Previous Use . . . . Employment.

Surrounding Uses . . . . . . . . Employment, retail

Planning History . . . . . . . . . Various planning permissions.




Designations



Key Area of Change . . . . . . . South Widnes

Existing Policy Designations Action Areas, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .Site is identified as within the South Widnes Key Area of Change.



Flood Risk . . . . . . . . . . . . . . . 2% Flood Zone 2.

Ground Conditions . . . . . . . Developed, flat. 79% of the site is Potentially Contaminated Land.



Landscape . . . . . . . . . . . . . . .Minor trees to north site boundary

Townscape . . . . . . . . . . . . . . Urban light industrial

Pollution . . . . . . . . . . . . . . . .No pollution constraints have been identified.



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2).


Connectivity

Walking . . . . . . . . . . . . . . . . .Crossing on dual carriageway to footpath links.

Cycling . . . . . . . . . . . . . . . . . .Possible on road access from Witt Rd, Ellis St, Bold St.

Train . . . . . . . . . . . . . . . . . . .Widnes Rail Station (1863m away)

Bus . . . . . . . . . . . . . . . . . . . . .Doctors Pub (36m away).

Road . . . . . . . . . . . . . . . . . . A road, dual carriageway.


Site Access . . . . . . . . . . . . . . Two good accesses.

ICT . . . . . . . . . . . . . . . . . . . . .General Broadband

Conclusion . . . . . . . . . . . . . . The site is considered to have good connectivity. However it is possible, dependent on the use and scale of any proposed development, that this site may require improvements to the connectivity.

Infrastructure




Community . . . . . . . . . . . . . .This site is within 400m of Kingsway Library and CRMZ.





Accessibility


Distance to (m) 1183 Quality of Route . .Although the site is over 1km from the closest local centre, the site is a shorter distance to Asda supermarket and Widnes Town Centre.


Distance to (m) 6 Quality of Route . .Widnes Town Centre can be accessed across Moor Lane, along Kingsway and across it and then onto Milton Road. These are generally busy roads, but there are crossing points available.


Distance to (m) 504 Quality of Route . .Simms Cross Primary School can be accessed across Moor Lane and along Kingsway.


Distance to (m) 1348 Quality of Route . . Saints Peter and Paul Catholic College and Wade Deacon can both be accessed along Kingsway / Birchfield Road.


Distance to (m) 698 Quality of Route . .Various office and retail sites within close proximity

Quality of Site . . . . . . . . . . . .West Bank is a large industrial area dominated by small low grade buildings. However, the northern part of the site will be lost to the Mersey Gateway Bridge construction and demolitions are already underway. It is generally considered to provide lower end employment units and land.

GP Surgery . . . . . . . . . . . . . Newtown Surgery

Distance to (m) 47 Quality of Route . . The health centre can be accessed by crossing Moor Lane.


Distance to (m) 136 Quality of Route . .Caldwell Road Play Area can be accessed by crossing Moor Lane.


Conclusion . . . . . . . . . . . . . . Overall the site is considered to have excellent accessibility to services and facilities. However, some minor improvements may be required dependent on the development proposed.

Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 2% of the site is in Flood Zone 2. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could positively contribute to the physical and mental health and well-being of the community.

It is considered that the development of this site could contribute to the creation of a strong sustainable economy. The development of this site could contribute to the range of good quality housing in Halton.

The development of this site has the potential to support the choice and use of sustainable transport in Halton, due to the availability of sustainable modes of transport. This site is not located within an AQMA and can be accessed by public transport, which is likely to support improvements in air quality.

Deliverability

Suitability . . . . . . . . . . . . . . . The site is considered suitable for development and may have potential for redevelopment.

Availability . . . . . . . . . . . . . .Part of the site is currently in use and part of the site is in use as a temporary car park.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and excellent accessibility. The site is identified as within the South Widnes Key Area of Change.

It is considered that this site could be identified as a Primarily Employment Area to reflect the current uses within the area.

If the existing uses were to be relocated or the site to be redeveloped to make more efficient use of the site it is considered that this site is suitable for employment uses or uses that would support or be ancillary to the employment uses in the area. Or if the wider area were to be redeveloped residential development may even be considered appropriate.

Recommendations . . . . . . . .It is considered that this site could be identified as a Primarily Employment Area to reflect the current uses within the area.


Address: . . . . . . . . Enterprise rent-a-car


Site Description

Proposal

Grid Ref: 351020 / 385217


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Retail, employment


Buildings on Site . . . . . . . . . Industrial building.

Previous Use . . . . Unknown.

Surrounding Uses . . . . . . . . Employment, retail


Ownership . . . . . . . . . . . . . . 2% Council Ownership / Widnes Regeneration Limited



Designations









Flood Risk . . . . . . . . . . . . . . . 6% of this site is within Flood Zone 2.

Ground Conditions . . . . . . . The site is developed, and appears generally flat.




Townscape . . . . . . . . . . . . . . Urban light industrial.




Mitigation . . . . . . . . . . . . . . .A Flood Risk Assessment may be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3).

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints considered to be minor. Therefore it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Connectivity

Walking . . . . . . . . . . . . . . . . .Crossing on dual carriageway to footpath links.

Cycling . . . . . . . . . . . . . . . . . .On road access from Ellis Street.

Train . . . . . . . . . . . . . . . . . . .Widnes Rail Station (1881m away).

Bus . . . . . . . . . . . . . . . . . . . . .Doctors Pub (154m away).

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Moor Lane an A road and dual carriageway.


Site Access . . . . . . . . . . . . . . One access via side road off A road, serves the existing business.



Infrastructure




Community . . . . . . . . . . . . . .This site is within 400m of Kingsway Library and CRMZ.





Accessibility


Distance to (m) 1278 Quality of Route . .Widnes town centre is situated across Moor Lane, along Kingsway and Milton Road.


Distance to (m) 38 Quality of Route . .Widnes town centre is situated a short walk away across Moor Lane, along Kingsway and Milton Road.


Distance to (m) 557 Quality of Route . .Simms Cross Primary School can be accessed along Kingsway.




Distance to (m) 792 Quality of Route . .Various office and retail sites within close proximity



Distance to (m) 84 Quality of Route . . The Health Centre can be accessed across Moor Lane. Pedestrian crossing provided.


Distance to (m) 141 Quality of Route . .The play area can be accessed across the pedestrain crossing on Moor Lane and along Caldwell Road.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 6% of this site is within Flood Zone 2. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could positively contribute to the physical and mental health and well-being of the community.

It is considered that the development of this site could contribute to the creation of a strong sustainable economy. The development of this site could contribute to the range of good quality housing in Halton.


Deliverability

Suitability . . . . . . . . . . . . . . . The current use is considered appropriate, any future redevelopment of this site may be dependent on the availability of the site and the type of development created in the wider area. The site is considered suitable for development or redevelopment if the opportunity arises.

Availability . . . . . . . . . . . . . .The site is not available for development.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to minor physical constraints, have good connectivity and excellent accessibility. The site is identified as within the South Widnes Key Area of Change.



Recommendations . . . . . . . .The site is already developed and is not considered available at this time. If the site becomes available it is considered that the site would be suitable for further development and that the development of the wider area should be taken into consideration.

121Site Ref:Land south of Moor Ln. S. Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 350892 / 385147

Proposal: . . . . . . . . . . . . . . . . No known proposal.

Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Employment, electricity substation,


Buildings on Site . . . . . . . . . Inustrial buildings.


Surrounding Uses . . . . . . . . Retail, warehouses





Designations










Ground Conditions . . . . . . . 98% of the site is Potentially Contaminated Land



Landscape . . . . . . . . . . . . . . .There is poor quality hard landscaping within the site, very little of landscape value.

Townscape . . . . . . . . . . . . . . The townscape in the area is of low density, low rise light industrial.




Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2).


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Moor Lane.

Cycling . . . . . . . . . . . . . . . . . .Access from Moor Lane South (busy) or partial access from Ellis Street.


Bus . . . . . . . . . . . . . . . . . . . . .Lowerhouse Lane (160m away)

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Moor Lane an A road and dual carriageway.


Site Access . . . . . . . . . . . . . . Good A road access, secondary rear road access.



Infrastructure









Accessibility










Distance to (m) 694 Quality of Route . .Site is within Moor Lane employment area, however, West Bank Employment Area is not that far away either. West Bank Employment Area can be accessed along Victoria Road and on to Waterloo Road.








Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could contribute to the physical and mental health and well-being of the community.



Deliverability

Suitability . . . . . . . . . . . . . . . The current use is considered appropriate, any future redevelopment of this site may be dependent on the availability of the site and the type of development created in the wider area. The site is considered suitable for development or redevelopment if the opportunity arises.





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change.




At present it is is considered that this site could be identified as a Primarily Employment Area to reflect the current uses within the area.

122Site Ref:Land at Finlan Rd Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 350978 / 385035


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Part employment, part vacant


Buildings on Site . . . . . . . . . Inustrial buildings.


Surrounding Uses . . . . . . . . Light industry and Warehousing





Designations









Flood Risk . . . . . . . . . . . . . . . This site is located within Flood Zone 1 - little or no risk.

Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land.



Landscape . . . . . . . . . . . . . . .Minor trees and shubs over site. Mature trees to south west boundary.

Townscape . . . . . . . . . . . . . . Urban light industrial.




Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths on Ashley Way adjacent to the site and there are footpaths to Finlan Road within the site.

Cycling . . . . . . . . . . . . . . . . . .Possible access from Ashley Way West and Bold Street.

Train . . . . . . . . . . . . . . . . . . .Widnes Rail Station (2042m away). Site is not considered to be within walking distance of either Widnes, Hough Green, Rainhill or Halewood Train Stations.

Bus . . . . . . . . . . . . . . . . . . . . .Ashley Way (48m away).

Road . . . . . . . . . . . . . . . . . . Adj. to busy A road (A562). Finlan Road runs through site.


Site Access . . . . . . . . . . . . . . Good road access.



Infrastructure









Accessibility


Distance to (m) 1041 Quality of Route . .Although the closest local centre is more than 1km away, Widnes town centre is accessible and is situated along Victoria Road and onto Widnes Road.


Distance to (m) 107 Quality of Route . .Widnes town centre is situated along Victoria Road and onto Widnes Road.

Primary School . . . . . . . . . . .The closest primary school is St Gerard's Roman Catholic Primary and Nursery School.

Distance to (m) 639 Quality of Route . .St Gerard's Roman Catholic Primary and Nursery School can be accessed along Victoria Road and onto Lugsdale Road. There are footpaths on these roads but they are busy and there will be a need to cross at some point.




Distance to (m) 557 Quality of Route . .Site is within Moor Lane employment area, however, West Bank Employment Area is not that far away either. West Bank Employment Area can be accessed along Victoria Road and on to Waterloo Road.








Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . The current uses are considered appropriate, any future redevelopment of this site may be dependent on the availability of the site and the type of development created in the wider area. The site is considered suitable for development or redevelopment if the opportunity arises.









At present it is considered that this site could be identified as a Primarily Employment Area to reflect the current uses within the area.

123Site Ref:Land to north of Ditton Rd. Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 350937 / 384957


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Employment Area / Mersey Gateway Construction Area


Buildings on Site . . . . . . . . . Some buildings demolished as part of Bridge construction works.



Planning History . . . . . . . . . Mersey Gateway Planning Applications




Designations













Landscape . . . . . . . . . . . . . . .Trees to north site boundary

Townscape . . . . . . . . . . . . . . Previously industrial land, now part of works area for the Mersey Gateway Bridge.






Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths adjacent to the site on Ditton Road.

Cycling . . . . . . . . . . . . . . . . . .Possible access from Ditton Road / Ashley Way.


Bus . . . . . . . . . . . . . . . . . . . . .Ashley Way (82m away)

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Ashely Way and Ditton Road.


Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team.



Infrastructure





Open Space . . . . . . . . . . . . . No public open space has been identified in the immediate area at this time, this may be an area in need of improvement.




Accessibility


Distance to (m) 1007 Quality of Route . .Although the closest local centre is more than 1km away, Widnes town centre is accessible and is situated along Victoria Road and onto Widnes Road.








Distance to (m) 523 Quality of Route . .West Bank Employment Area can be accessed along Victoria Road and on to Waterloo Road.



Distance to (m) 342 Quality of Route . . The Health Centre can be accessed along Victoria Road, across Moor Lane. Pedestrian crossing provided.


Distance to (m) 420 Quality of Route . .The play area can be accessed along Victoria Road, across the pedestrain crossing on Moor Lane and along Caldwell Road.



Green Belt Report






SA Summary . . . . . . . . . . . . . It is considered that overall the development of this site is likely to have a minor positive impact on the sustainability of the Borough.

The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site would be suitable for development. It is likely that employment related development would be most appropriate.

Availability . . . . . . . . . . . . . .Unknown



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change. The site is included as part of the Mersey Gateway Construction Area.

It is considered the remainder of the site could be identified for employment purposes.

Recommendations . . . . . . . .The site is included as part of the Mersey Gateway Construction Area.


124Site Ref:Mersey Gateway Construction Area Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 350855 / 384844


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Mersey Gateway Construction Area


Buildings on Site . . . . . . . . . Site cleared as part of Mersey Gateway Bridge construction work.


Surrounding Uses . . . . . . . . Road infrastructure, employment area.





Designations









Flood Risk . . . . . . . . . . . . . . . 2% of the site is within Flood Zone 2.




Landscape . . . . . . . . . . . . . . .None applicable.

Townscape . . . . . . . . . . . . . . Previously industrial land, now part of works area for the Mersey Gateway Bridge.

Pollution . . . . . . . . . . . . . . . .Part of the site to the west of the site is covered by a middle and outer zone for a PADHI Site. Part of the site to the south west is also cover by a PADHI Pipeline outer zone.



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths adjacent to the site on Ditton Road.

Cycling . . . . . . . . . . . . . . . . . .Access from Ditton Road (proposed Scheme 2015/16).

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (2077m away). Site is not considered to be within walking distance of either Widnes, Hough Green, Rainhill or Halewood Train Stations.


Road . . . . . . . . . . . . . . . . . . Adj. to busy A road (A562) site highly visible


Site Access . . . . . . . . . . . . . . Multiple Access points from Ditton Road



Infrastructure









Accessibility















Distance to (m) 452 Quality of Route . .Spike Island can be accessed along Victoria Road and on to Waterloo Road.



Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the part of the site that is not going to form part of the road infrastructure would be suitable for development. It is likely that employment related development would be most appropriate.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and satisfactory accessibility. The site is identified as within the South Widnes Key Area of Change.

The site is included as part of the Mersey Gateway Construction Area. The new road connecting Queensway to the bridge will cut through the site.


Recommendations . . . . . . . .The site is included as part of the Mersey Gateway Construction Area. The new road connecting Queensway to the bridge will cut through the site.



Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 351113 / 384881


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Employment Area / Mersey Gateway Construction Area


Buildings on Site . . . . . . . . . Employment sheds and offices and retail buildings on to Victoria Road.


Surrounding Uses . . . . . . . . Mersey Gateway Bridge construction area, road infrastructure and employment areas.





Designations









Flood Risk . . . . . . . . . . . . . . . 16% of the site is within Flood Zone 2 and 35% Zone 3A.





Townscape . . . . . . . . . . . . . . Employment and industrial buildings. Older, more intricate buildings on to Victoria Road.




Mitigation . . . . . . . . . . . . . . .A Flood Risk Assessment may be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3). Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath on Victoria Road adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Ditton Road.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (2150m away). Site is not considered to be within walking distance of either Widnes, Hough Green, Rainhill or Halewood Train Stations.


Road . . . . . . . . . . . . . . . . . . Site is adjacent to Victoria Road and Ditton Road.





Infrastructure





Open Space . . . . . . . . . . . . . Spike Island can be accessed along Victoria Road and on to Waterloo Road.




Accessibility


Distance to (m) 899 Quality of Route . .Not in immediate vicinity of a Local Centre. However, Widnes town centre is situated along Victoria Road and onto Widnes Road.
















Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . This site is already developed. It is considered suitable for the existing employment uses.




SUMMARY . . . . . . . . . . . . . . The site is included as part of the Mersey Gateway Construction Area.

It is considered that the existing employment use is appropriate and that the site could be designated as a Primarily Employment Area.

Recommendations . . . . . . . .The site is included as part of the Mersey Gateway Construction Area. It is considered that the existing employment use is appropriate and that the site could be designated as a Primarily Employment Area.

126Site Ref:Croft Street Industrial Area Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 351331 / 384923


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Various employment uses


Buildings on Site . . . . . . . . . Number of industrial and office buildings are located on the site.


Surrounding Uses . . . . . . . . The site sits to the north of the Mersey Gateway route. To the north of the site is Ashley Way with a residential area beyond.

Planning History . . . . . . . . . No relevant planning applications.

Ownership . . . . . . . . . . . . . . Various ownerships.



Designations









Flood Risk . . . . . . . . . . . . . . . 79% of the site is within Flood Zone 2 and 20% is within Flood Zone 3A.

Ground Conditions . . . . . . . 77% of the site is Potentially Contaminated Land - Industrial works and railway lines / sidings.




Townscape . . . . . . . . . . . . . . The site provides an industrial townscape.

Pollution . . . . . . . . . . . . . . . .This site is identified as being within the outer PADHI for Thermphos, however, this company no longer exsists and therefore this PADHI is unlikely to be an issue for the future.



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. A Flood Risk Assessment may be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3). Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site on Croft Street.

Cycling . . . . . . . . . . . . . . . . . .On road access from Victoria Road, Croft Street.



Road . . . . . . . . . . . . . . . . . . Site is adjacent to Croft Street.






Infrastructure





Open Space . . . . . . . . . . . . . St Maries Park



Accessibility















Distance to (m) 195 Quality of Route . .N/A




Green Belt Report










Deliverability


Availability . . . . . . . . . . . . . .The site is already developed and in use.





Recommendations . . . . . . . .It is considered that the existing employment use is appropriate and that the site could be designated as a Primarily Employment Area.

127Site Ref:Sankey Street Employment Site Map Ref:

Address: . . . . . . . . Barn street


Site Description

Proposal

Grid Ref: 351262 / 384636


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Small employment units (x2)


Buildings on Site . . . . . . . . . Office and warehouse buildings.

Previous Use . . . . Not known.


Planning History . . . . . . . . . The top of the site is within the internal consultation zone for the Mersey Gateway Project.

Ownership . . . . . . . . . . . . . . Multiple ownership.

Source of Site . . . . . . . . . . . N/A


Designations




Existing Policy Designations Regeneration Area, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .Site is identified as within the South Widnes Key Area of Change. Policy designation remains appropriate for the site in order to take advantage of any future regeneration opportunities.



Flood Risk . . . . . . . . . . . . . . . Flood Zone 3 - Requires a Flood Risk Assessment. 100% of the site is within Flood Zone 3A.

Ground Conditions . . . . . . . Potential contamination - past use as a builders yard. 62% of the site is Potentially Contaminated Land.

Heritage . . . . . . . . . . . . . . . . . No particular heritage constraints.


Landscape . . . . . . . . . . . . . . .No landscape features of any note.

Townscape . . . . . . . . . . . . . . Industrial area. In close proximity to the St Helens Canal.

Pollution . . . . . . . . . . . . . . . .No particular pollution constraints have been identified.


Other Information . . . . . . . .The site is developed and in use.

Mitigation . . . . . . . . . . . . . . .A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant.

Connectivity

Walking . . . . . . . . . . . . . . . . .Close to the Trans Pennine Trail, footpath adjacent to the site on Waterloo Road and within the site along Water Street.

Cycling . . . . . . . . . . . . . . . . . .Close to Route 62 of the National Cycle Network.


Bus . . . . . . . . . . . . . . . . . . . . .Waterloo Centre (14m away). Bus route along Waterloo Road.

Road . . . . . . . . . . . . . . . . . . Able to access wider highway network easily.

Waterways . . . . . . . . . . . . . . Close to St Helens Canal.

Site Access . . . . . . . . . . . . . . Existing access to serve development on the site.



Infrastructure





Open Space . . . . . . . . . . . . . Spike Island and Catalyst Centre open space.


Conclusion . . . . . . . . . . . . . . . Good access to open space. Infrastructure capacity, supply and demand to be determined following consultation with providers.


Accessibility


Distance to (m) 662 Quality of Route . .Access to Victoria Road is poor due to lack of pedestrianised crossing across Ashley Way West. There Is a convenience store on Mersey Road in the Residential Area.


Distance to (m) 473 Quality of Route . .Access to the Town Centre is poor due to lack of pedestrianised crossing across Ashley Way West. Runcorn Town Centre is accessible across the SJB.


Distance to (m) 749 Quality of Route . .West Bank Primary School can be accessed along Waterloo Road, onto Mersey Road and through the residential area.




Distance to (m) 206 Quality of Route . .Within an employment area.



Distance to (m) 367 Quality of Route . . West Bank Medical Centre can be accessed along Waterloo Road and onto Mersey Road.


Distance to (m) 124 Quality of Route . .Spike Island Open Space can be easily accessed along Waterloo Road and onto Mersey Road.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 100% of the site is within Flood Zone 3A. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.


It is considered that the development of this site could contribute to the creation of a sustainable economy, and support the vitality and viability of the Borough's centres This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability



Viability . . . . . . . . . . . . . . . . N/A


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and satisfactory accessibility. The site is identified as within the South Widnes Key Area of Change.



128Site Ref:West Bank Employment Area Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 351096 / 384500

Proposal: . . . . . . . . . . . . . . . . Draft West Bank SPD proposes that the western section of the site become residential with the eastern section to remain as employment.

Benefits: . . . . . . . . . . . . . . . . Would support the existing residential neighbourhood at West Bank.

Contribution to Local Plan: . Contribute to the Borough's housing requrement.



Current Use. . . . . . . . . . . . . Range of industrial units, offices and warehouses.


Buildings on Site . . . . . . . . . Buildings are purpose built warehouses, employment units and offices.

Previous Use . . . . Chemical Works / Metal Works

Surrounding Uses . . . . . . . . Site currently is bound by road infrastructure which will change as the MG is constructed. 3MG is situated towards the west, Spike Island to the east, West Bank residential neighbourhood to the south and Victoria Road towards Widnes Town Centre to the nor

Planning History . . . . . . . . . General planning applications.

Ownership . . . . . . . . . . . . . . Multiple ownership. 3% Council Ownership

Source of Site . . . . . . . . . . . N/A



Designations


Heritage . . . . . . . . . . . . . . . . The Mersey Power Company Building to be included on the Local List.


Existing Policy Designations Southern Widnes Action Area, Environmental Priority Areas




Flood Risk . . . . . . . . . . . . . . . 5% of the site is within Flood Zone 2 and 86% of the site is within Zone 3A.

Ground Conditions . . . . . . . 57% of the site is Potentially Contaminated Land, previous use as a Chemical Works / Metal Works (Copper).

Heritage . . . . . . . . . . . . . . . . . No particular heritage constraints. Although the Mersey Power Company Building may have potential to be locally listed.



Townscape . . . . . . . . . . . . . . Industrial and employment area. Single storey buildings circa 1970s and 1980s predominate.

Pollution . . . . . . . . . . . . . . . .PADHI pipeline through the site, outer zone covers much of the site.



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .Close to the Trans Pennine Trail, footpaths along the roads within and adjacent to the site.



Bus . . . . . . . . . . . . . . . . . . . . .Waterloo Centre (9m away). Bus route along Waterloo Road.



Site Access . . . . . . . . . . . . . . Site access is good.




Infrastructure








Accessibility


Distance to (m) 370 Quality of Route . .Access to Victoria Road is poor due to lack of pedestrianised crossing across Ashley Way West. There Is a convenience store on Mersey Road in the Residential Area.




Distance to (m) 402 Quality of Route . .West Bank Primary School can be accessed through West Bank residential area.













Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 5% of the site is within Flood Zone 2 and 86% of the site is within Zone 3A. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.


It is considered that this site could positively contribute to the vitality and viability of the Borough's town, district and local centres. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability



Viability . . . . . . . . . . . . . . . . Already developed.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and excellent accessibility. The site is identified as within the South Widnes Key Area of Change.



129Site Ref:Employment Site along Wandsworth Way Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 350878 / 384448

Proposal: . . . . . . . . . . . . . . . . Draft West Bank SPD proposes residential development in this area.





Current Use. . . . . . . . . . . . . Industrial / warehousing. Adjacent to Queensway and A557 which will be modified through the MG Project.


Buildings on Site . . . . . . . . . Purpose built warehouse building.

Previous Use . . . . Possible chemical works

Surrounding Uses . . . . . . . . Site currently is bound by road infrastructure which will change as the MG is constructed. 3MG is situated towards the west, Spike Island to the east, West Bank residential neighbourhood to the south and Victoria Road towards Widnes Town Centre to the nor

Planning History . . . . . . . . . Applications for the Mersey Gateway.

Ownership . . . . . . . . . . . . . . Multiple ownership. 32 % Council Ownership

Source of Site . . . . . . . . . . . N/A



Designations




Existing Policy Designations Southern Widnes Action Area, Environmental Priority Areas




Flood Risk . . . . . . . . . . . . . . . 100% of this site is within Flood Zone 3A. The site would require a Flood Risk Assessment.

Ground Conditions . . . . . . . 100% of the site is Potentially Contaminated Land - chemical works. The site is already developed and in use.

Heritage . . . . . . . . . . . . . . . . . No particular heritage constraints.



Townscape . . . . . . . . . . . . . . Industrial and employment area. Single storey buildings circa 1970s and 1980s predominate.

Pollution . . . . . . . . . . . . . . . .A small area of the site to the north west corner is covered by a PADHI outer zone.



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .Close to the Trans Pennine Trail. There is a footpath on Wandsworth Way adjacent to the site.



Bus . . . . . . . . . . . . . . . . . . . . .West Bank Street (142m away)







Infrastructure









Accessibility


Distance to (m) 451 Quality of Route . .Access to Victoria Road is poor due to lack of pedestrianised crossing across Ashley Way West. Is a convenience store on Mersey Road in the Residential Area.




Distance to (m) 470 Quality of Route . .It is possible to access West Bank Primary School along the footpath on Wandsworth Way onto Queensway and along the path under the road and back into West Bank. However, these footpaths are currently adjacent to particularly busy roads, this may change when the new bridge is built however.




Distance to (m) 190 Quality of Route . .Adjacent to West Bank employment area.



Distance to (m) 217 Quality of Route . . Although West Bank Medical Centre is quite close as the crow flies, it is a longer walk as it is located on the other side of Queensway.


Distance to (m) 417 Quality of Route . .It is possible to access Spike Island along the footpath on Wandsworth Way onto Queensway and along the path under the road and back into West Bank or alternative along Wandsworth Way on to Hutchinson Street and onto Waterloo Road. However, these footpaths are currently adjacent to particularly busy roads, this may change when the new bridge is built however.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 100% of this site is within Flood Zone 3A. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.




Deliverability



Viability . . . . . . . . . . . . . . . . Already developed.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and satisfactory accessibility. The site is identified as within the South Widnes Key Area of Change.



130Site Ref:Catalyst Open Space Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 351308 / 384206

Proposal: . . . . . . . . . . . . . . . . Draft West Bank SPD proposes mixed use / Sankey Square. Residential and recreational / leisure activity is also encouraged. Two SHLAA sites (north - 118 and south - 117) both not deliverable.


Contribution to Local Plan: . Would provide a range of uses to contribute to a sustainable community.


Brownfield/Greenfield . . . . Greenfield

Current Use. . . . . . . . . . . . . Catalyst Open Space which includes sport courts, play area and boat club.


Buildings on Site . . . . . . . . . West Bank Boat Club building.

Previous Use . . . . Gossage Soap Works

Surrounding Uses . . . . . . . . Residential neighbourhood to the south and west. Employment to the north. Spike Island open space adjoins the site to the east.

Planning History . . . . . . . . . None known of any note.




Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within Site Boundary (Gossages Tower, Grade II)


Existing Policy Designations Green Space, Action Areas, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .Site is identified as within the South Widnes Key Area of Change and as a Green Space Designation. Policy designation of Green Space remains appropriate for the site.



Flood Risk . . . . . . . . . . . . . . . 26% of this site is within Flood Zone 2, and 59% within Zone 3A.

Ground Conditions . . . . . . . Contaminated. Previous use was the Gossage Soap Works. Railway lines / sidings and docklands also present. 99% of the site is Potentially Contaminated Land.

Heritage . . . . . . . . . . . . . . . . . Range of heritage assets in the area including the Catalyst Museum (Gossages Tower, Grade II), St Helens Locks and Spike Island. The site has an important link to the chemical industry.

Habitats . . . . . . . . . . . . . . . . .Adjacent to Spike Island, and in close proximity to the Mersey Estuary Ramsar. The wooded areas within the site are identified as Core Biodiversity Areas in the LCR Nature Improvement Area / Ecological Network.

Landscape . . . . . . . . . . . . . . .Mature planting can be found around the borders. Site is within the Landscape Character Area and a UDP Important Landscape Features.

Townscape . . . . . . . . . . . . . . The open space has extensive views across the Mersey Estuary which dominates the area.

Pollution . . . . . . . . . . . . . . . .There is a small area to the north of the site within the outer zone for a PADHI pipeline.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. HSE should be consulted in relation to the PADHI. The heritage value of the site should be conserved and where possible enhanced. Consideration should be given to the setting of the Listed Building. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration may need to be given to the habitats and supporting habitats associated with the Mersey Estuary Ramsar.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. There are a range of physical constraints identified including flood risk, contamination, heritage and townscape.

Connectivity

Walking . . . . . . . . . . . . . . . . .Trans Pennine Trail runs adjacent to the site. There are footpaths on Upper Mersey Road adjacent to the site. There are footpaths within the site.

Cycling . . . . . . . . . . . . . . . . . .Route 62 of the National Cycle Network runs adjacent to the site.


Bus . . . . . . . . . . . . . . . . . . . . .Catalyst Museum (13m away). Bus route along Upper Mersey Road.


Waterways . . . . . . . . . . . . . . Adjacent to St Helens Canal.



Conclusion . . . . . . . . . . . . . . The site is considered to have excellent connectivity, although further smaller scale improvements may be required dependent on the development proposed.


Infrastructure








Accessibility


Distance to (m) 168 Quality of Route . .Local Centre located on Mersey Road which is a short walk.




Distance to (m) 320 Quality of Route . .West Bank Primary School is within walking distance.

Secondary School . . . . . . . . The closest secondary school is The Grange School.

Distance to (m) 2077 Quality of Route . .The closest Secondary School is in excess of 2km and is therefore not considered accessible from this site. The Grange is also located in Runcorn and may not be considered accessible from West Bank.


Distance to (m) 147 Quality of Route . .Adjacent to an employment area.



Distance to (m) 72 Quality of Route . . Easily accessible (located on Lower Church Street).


Distance to (m) 26 Quality of Route . .Adjacent to Spike Island.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. However, it will also lead to the re-use of a potentially contaminated site, which will have beneficial impacts. There is a flood risk associated with this site.26% of this site is within Flood Zone 2, and 59% within Zone 3A. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . Site may be suitable for development, if physcial constraints can be addressed and consideration is given to alternate provision and improvements to the open space provision in the area.

Availability . . . . . . . . . . . . . .Site is within Council ownership.

Viability . . . . . . . . . . . . . . . . N/A


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Green Space designation.

It is considered appropriate to retain the Green Space designation.

Recommendations . . . . . . . .It is considered the existing Green Space designation is appropriate. However, it may have potential for some development if the relevant constraints can be addressed and improvements are made to the open space provision in the area.

131Site Ref:Terrace Road, West Bank Map Ref:W32

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 351389 / 383885

Proposal: . . . . . . . . . . . . . . . . Planning permission for 92 no. one and two bedroom apartments for the over 55's spread over 2 no. 6 storey blocks

Benefits: . . . . . . . . . . . . . . . . Would support the existing residential neighbourhood at West Bank and contribute to Extra Care provision in the Borough.






Buildings on Site . . . . . . . . . Buildings have been demolished.

Previous Use . . . . Ship and boatbuilding yard

Surrounding Uses . . . . . . . . Residential neighbourhood surround site to the west. Mersey Estuary to the east with Catalyst Open Space to the north.

Planning History . . . . . . . . . 15/00392/FUL - Permitted (27/05/16) (Proposed development comprising 92 no. one and two bedroom apartments for the over 55's spread over 2 no. 6 storey blocks). Planning permission for a 90 bed C2 Extra Care Apartment Scheme. Previous permissions for 108 apartments and another for 56 residential units. 10/00025/FUL (Historic applications: 07/00739/FUL & 05/00802/OUT)

Ownership . . . . . . . . . . . . . . EBL Waterfronts Ltd




Designations

Environmental . . . . . . . . . . . Potential BAP Habitat Area, LWS (Upper Mersey Estuary Intertidal Areas and Mudflats), Coastal Cont Undeveloped, Area of Special Landscape Value

Heritage . . . . . . . . . . . . . . . . Adjacent to West Bank Promenade Conservation Area and St Marys Church (Listed Building).


Existing Policy Designations White land - no specific designation / allocation in the UDP.




Flood Risk . . . . . . . . . . . . . . . 20% of this site is within Flood Zone 2 and 1% is within Flood Zone 3A.

Ground Conditions . . . . . . . Potential contamination due to previous use as a ship building yard. 100% of the site is Potentially Contaminated Land.

Heritage . . . . . . . . . . . . . . . . . Adjacent to the West Bank Promenade Conservation Area. There is a Listed Building within 50m of the site boundary (Church of St Mary).

Habitats . . . . . . . . . . . . . . . . .Site is adjacent to the Mersey Estuary, which is a Ramsar site.

Landscape . . . . . . . . . . . . . . .Adjacent to the West Bank community garden. There are no landscape features of any note are thought to be within the site. However the site is identified within a Landscape Character Area and as part of the UDP Important Landscape Features.

Townscape . . . . . . . . . . . . . . The site has extensive views across the Mersey Estuary which dominates the area.

Pollution . . . . . . . . . . . . . . . .No particular pollution constraints have been identified.



Mitigation . . . . . . . . . . . . . . . The heritage value of the site should be conserved and where possible enhanced. Consideration should be given to the setting of the Listed Building. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration may need to be given to the habitats and supporting habitats associated with the Mersey Estuary Ramsar.



Connectivity

Walking . . . . . . . . . . . . . . . . .Trans Pennine Trail runs adjacent to the site. Footpath adjacent to the site on Terrace Road.



Bus . . . . . . . . . . . . . . . . . . . . .St Marys Church (106m away). Bus route along Mersey Road.

Road . . . . . . . . . . . . . . . . . . Area is slightly isolated from the wider highway network.

Waterways . . . . . . . . . . . . . . Adjacent to the Mersey Estuary and short walk to St Helens Canal.


ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. Walking distance to West Bank primary school.

Health . . . . . . . . . . . . . . . . . . West Bank Medical Centre and Pharmacy to north of residential area.


Open Space . . . . . . . . . . . . . Catalyst and Spike Island Open Space.


Conclusion . . . . . . . . . . . . . . . Social infrastructure for the site is good. Infrastructure capacity, supply and demand to be determined following consultation with providers.


Accessibility



Town Centre . . . . . . . . . . . . The closest town or district centre is at Runcorn Old Town.











Open Space . . . . . . . . . . . . . Victoria Gardens/Promenade

Distance to (m) 12 Quality of Route . .Excellent - footpath to the north of the site.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as a potential BAP Habitat Area and Local Wildlife Site. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site 20% of this site is within Flood Zone 2 and 1% is within Flood Zone 3A. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration. This site is identified as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could contribute to the physical and mental health and well-being of the community.

It is considered that this site could positively contribute to the vitality and viability of the Borough's town, district and local centres. The development of this site could contribute to the range of good quality housing in Halton.


Deliverability

Suitability . . . . . . . . . . . . . . . Site is suitable for residential development, and has planning permission for 92 no. one and two bedroom apartments for the over 55's.

Availability . . . . . . . . . . . . . .Site is available for development.

Viability . . . . . . . . . . . . . . . . Recent application / permission suggests site is still considered viable.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and excellent accessibility. The site is identified as a within South Widnes Key Area of Change.

It is considered that this site may be appropriate for a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints .

Recommendations . . . . . . . .Site is suitable and available for development. Site is appropriate for residential development.

132Site Ref:The Mersey Pub Map Ref:

Address: . . . . . . . . 146 Mersey Road


Site Description

Proposal

Grid Ref: 351074 / 383717


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Pub and beer garden.


Buildings on Site . . . . . . . . . Historic pub building


Surrounding Uses . . . . . . . . Residential neighbourhood. Silver Jubilee.





Designations

Environmental . . . . . . . . . . . Adjacent to Mersey Estuary Ramsar, SSSI.

Heritage . . . . . . . . . . . . . . . . Adjacent to the West Bank Promenade Conservation Area, former Transporter Bride and Power House (II*) and Runcorn - Widnes SJB (II). Listed Building within 50m of the site boundary, Site Boundary within Conservation Area


Existing Policy Designations Primarily Residential Area Designation, Important Landscape Feature.


Conclusion . . . . . . . . . . . . . .Site is identified as within the South Widnes Key Area of Change and as within a Primarily Residential Area.



Flood Risk . . . . . . . . . . . . . . . 99% of the site is within Flood Zone 3A.

Ground Conditions . . . . . . . The site is developed, pub, beer garden, vacant grassed area and gravel informal parking, which extends under Queensway / SJB.

Heritage . . . . . . . . . . . . . . . . . Adjacent to the West Bank Promenade Conservation Area, former Transporter Bridge and Power House (II*) and Runcorn - Widnes SJB (II).

Habitats . . . . . . . . . . . . . . . . .The site is adjacent to the Mersey Estuary, which is a Ramsar site.

Landscape . . . . . . . . . . . . . . .Site is identified as a Landscape Character Area and in the UDP as within an Important Landscape Feature.

Townscape . . . . . . . . . . . . . . The site has extensive views across the Mersey Estuary which dominates the area.

Pollution . . . . . . . . . . . . . . . .PADHI pipeline is located within Queensway / SJB infrastructure above the site. The site is covered by the outer zone of the PADHI pipeline.



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. Consideration should be given to the ability to improve the LCAs. The heritage value of the site should be conserved and where possible enhanced. Consideration should be given to the setting of the Listed Building. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration may need to be given to the habitats and supporting habitats associated with the Mersey Estuary Ramsar.


Connectivity

Walking . . . . . . . . . . . . . . . . .Trans Pennine Trail runs adjacent to the site. Footpath adjacent to the site on Mersey Road.



Bus . . . . . . . . . . . . . . . . . . . . .West Bank (22m away). Bus route along Mersey Road.

Road . . . . . . . . . . . . . . . . . . Area is isolated from the wider highway network. Site is adjacent to the road network.

Waterways . . . . . . . . . . . . . . Adjacent to the Mersey Estuary and short walk to St Helens Canal.





Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. Walking distance to West Bank primary school.

Health . . . . . . . . . . . . . . . . . . Pharmacy at north of residential area.


Open Space . . . . . . . . . . . . . Catalyst and Spike Island Open Space.


Conclusion . . . . . . . . . . . . . . . Social infrastructure for the site is good. Infrastructure capacity, supply and demand to be determined following consultation with providers.

Accessibility















Distance to (m) 18 Quality of Route . .Adjacent to the Victoria Gardens and West Bank Promenade



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as it is adjacent to the Mersey Estuary Ramsar and SSSI. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site 99% of the site is within Flood Zone 3A. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . Physical constraints may limit the development potential of this site, particularly in relation to residential development. Existing use is considered appropriate.

Availability . . . . . . . . . . . . . .Site is not currently considered available and is still in use as a pub.

Viability . . . . . . . . . . . . . . . . Not known.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and excellent accessibility. The site is identified as a within South Widnes Key Area of Change and as within a Primarily Residential Area.

It is considered that the existing designation as a Primarily Residential Area is appropriate and could be retained. It is not considered appropriate to allocate the site for redevelopment at this time.

Recommendations . . . . . . . .It is considered that the existing designation as a Primarily Residential Area is appropriate and could be retained. It is not considered appropriate to allocate the site for redevelopment at this time.

133Site Ref:Land to the west of Macdermot Road Map Ref:

Address: . . . . . . . . Site adjoining ground, rugby changing rooms site


Site Description

Proposal

Grid Ref: 350881 / 384078


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Unknown



Previous Use . . . . Landfill (West Bank Docks)

Surrounding Uses . . . . . . . . The site is surrounded by employment uses, most notably Tesco Distribution centre.


Ownership . . . . . . . . . . . . . . Council has now sold this land.



Designations

Environmental . . . . . . . . . . . Adjacent to Mersey Estuary Ramsar, SSSI.



Existing Policy Designations Primarily Employment Area


Conclusion . . . . . . . . . . . . . .Current designations as Primarily Employment Area remain appropriate.




Ground Conditions . . . . . . . 100% of the site is Potentially Contaminated Land - West Bank Dock and Landfill. Docks filled with refuse and industrial wasts.


Habitats . . . . . . . . . . . . . . . . .The site is in close proximity to the Mersey Estuary, which is a Ramsar site.


Townscape . . . . . . . . . . . . . . The site is industrial and is dominated by the Ethelfreda Railway Bridge and the Silver Jubilee Bridge.




Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration may need to be given to the habitats and supporting habitats associated with the Mersey Estuary Ramsar.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. The previous use of the site and the fact that the site was used as landfill may mean that development of the site is not feasible. Consultation with the Contaminated Land Officer is required.

Connectivity

Walking . . . . . . . . . . . . . . . . .Walking routes are good around the site. The Trans Pennine Trail is also in close proximity.



Bus . . . . . . . . . . . . . . . . . . . . .Irwell Street (79m away)

Road . . . . . . . . . . . . . . . . . . The site has excellent connectivity to the wider road network.

Waterways . . . . . . . . . . . . . . Adjacent to the Mersey Estuary.

Site Access . . . . . . . . . . . . . . Site assess would be off MacDermot Road.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure





Open Space . . . . . . . . . . . . . Access to Victoria Gardens and West Bank Promenade would be across Queensway.




Accessibility


Distance to (m) 279 Quality of Route . .The route to West Bank would mean crossing Queensway.


Distance to (m) 921 Quality of Route . .Access to Widnes Town Centre is poor, accessing Runcorn Old Town via the Silver Jubilee would be more appropriate.


Distance to (m) 241 Quality of Route . .West Bank Primary School can be accessed via the footpaths under the railway and Queensway / SJB.




Distance to (m) 368 Quality of Route . .The site is included as part of 3MG.



Distance to (m) 249 Quality of Route . . West Bank Medical Centre can be accessed via the footpaths under the railway and Queensway / SJB.


Distance to (m) 395 Quality of Route . .Access to Victoria Gardens and West Bank Promenade would be across Queensway.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as it is adjacent to the Mersey Estuary Ramsar and SSSI. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk of flooding. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.



This site is considered to have satisfactory connectivity. If development in this area is able to contribute to the sustainable transport provision the site has the potential support the choice and use of sustainable transport in Halton. The development of this site is likely to have a negligible impact on air quality. This site is not located within an AQMA. It can be accessed by some forms of sustainable transport and may lead to some private car journeys being replaced.

Deliverability

Suitability . . . . . . . . . . . . . . . Site would be most appropriate for employment development. Contamination issues would need to be investigated in more detail prior to allocation.


Viability . . . . . . . . . . . . . . . . Not known.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and good accessibility. The site is identified as within a Primarily Employment Area.

It is considered that the existing designation as a Primarily Employment Area is appropriate and could be retained.

Recommendations . . . . . . . .It is considered that the existing designation as a Primarily Employment Area is appropriate and could be retained.

134Site Ref:Hutchinsons Tip Map Ref:

Address: . . . . . . . . Hedco Closed Landfill Site, Desoto Road


Site Description

Proposal

Grid Ref: 349813 / 384132


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Open space



Previous Use . . . . Landfill (Hutchinsons Tip)

Surrounding Uses . . . . . . . . The site is adjacent to the Mersey Estuary with employment uses surrounding.

Planning History . . . . . . . . . 15/00180/FUL (Permitted, 06/08/16) - Proposed remediation works comprising of earthworks, cover layer, drainage system and landscaping scheme at Hedco Closed Landfill Site




Designations




Existing Policy Designations Green space


Conclusion . . . . . . . . . . . . . .The current designation as Green Space remains appropriate.



Flood Risk . . . . . . . . . . . . . . . 9% of the site is within Flood Zone 3A, the site is adjacent to Ditton Brook.

Ground Conditions . . . . . . . 98% of the site is Potentially Contaminated Land - Landfill Waste (Alkali Waste).


Habitats . . . . . . . . . . . . . . . . .The site is adjacent to the Mersey Estuary, which is a Ramsar site. Site is within the LCR Nature Improvement Area. Site is identified as a Core Biodiversity Area (Lowland Mixed Broad-Leaf Woodland, Deciduous Woodland) in the LCR NIA Ecological Network.


Townscape . . . . . . . . . . . . . . The site is dominated by the Mersey Estuary and employment / industrial uses to the north.

Pollution . . . . . . . . . . . . . . . .Site is part of two PADHI Zones for GE Infastructure (UK) Ltd (to the west) and British Oxygen Co Ltd (to the east).



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration may need to be given to the habitats and supporting habitats associated with the Mersey Estuary Ramsar.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. Due to the sites levels of contamination it should remain as open space.

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath to the south of the site.



Bus . . . . . . . . . . . . . . . . . . . . .Alcan (485m away)

Road . . . . . . . . . . . . . . . . . . Desoto Road adjacent but not currently adopted highway. It is expected that there would be minimal traffic disruption, depending upon intensity of future use.

Waterways . . . . . . . . . . . . . . Adjacent to the Mersey Estuary.

Site Access . . . . . . . . . . . . . . Site not currently accessed by adopted highays. TPT runs at the southern boundary of the site. Desoto Rd provides the only vehicular access at present.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure









Accessibility

Convenience Store . . . . . . . The closest local centre or convenience store is at Halebank.

Distance to (m) 794 Quality of Route . .Halebank Local Centre can be accessed along the footpath on the waterfront and under the railway and SJB.


Distance to (m) 1384 Quality of Route . .Although the closest centre is at Runcorn Old Town, this would mean crossing the SJB.




Distance to (m) 2038 Quality of Route . .The closest Secondary School is in excess of 2km and is therefore not considered accessible from this site.

Employment Site . . . . . . . . .Halebank Industrial Estate is the closest employment area.

Distance to (m) 715 Quality of Route . .The site is adjacent to employment areas at 3MG and Halebank.

Quality of Site . . . . . . . . . . . .Halebank Industrial Estate is a large industrial area, primarily comprising self-contained sites, and a large single occupied site. It is considered a key employment site, primarily geared towards local businesses.


Distance to (m) 1133 Quality of Route . . West Bank Medical Centre can be accessed along the footpath on the waterfront and under the railway and SJB and through West Bank residential area.

Open Space . . . . . . . . . . . . . Halebank Recreation Ground

Distance to (m) 1111 Quality of Route . .The closest identified / designated area of open space is in excess of 800m from the site and is therefore not considered accessible. It is recommended that if this site were to be developed for residential purposes open space be included within the development of this site and the wider area.


Conclusion . . . . . . . . . . . . . . Accessibility to key services from the site is considered poor and would need to be significantly improved if the site were to be developed.

Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as it is identified as a Core Biodiversity Area (Lowland Mixed Broad-Leaf Woodland, Deciduous Woodland) in the LCR NIA Ecological Network. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site 9% of the site is within Flood Zone 3A and the site is adjacent to Ditton Brook. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.

The development of this site is expected to have a limited impact on social inclusion. Social inclusion could be improved through enhanced opportunities to access education, health care and services, and through the appropriate design of development to reduce crime, increase safety, improve image and enhance well-being. It is considered that the development of this site could have a negative impact on the physical health, mental health or well-being of the community unless measures are undertaken to mitigate this impact.

It is considered that this site would have a negligible or limited impact on the local economy or employment. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . The site is not suitable for development due to the levels of contamination present.


Viability . . . . . . . . . . . . . . . . The site is not viable for development.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and poor accessibility. The site is identified as a Green Space designation.

It is considered appropriate to retain Green Space designation.

Recommendations . . . . . . . .It is considered appropriate to retain the Green Space designation.

181Site Ref:Tesco Staff Car Park Map Ref:

Address: . . . . . . . . Site of former Stanley Arms public houseLugsdale Road


Site Description

Proposal

Grid Ref: 351762 / 385340

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that this site has potential for 6 dwellings.

Benefits: . . . . . . . . . . . . . . . . Residential development.

Contribution to Local Plan: . Residential development.



Current Use. . . . . . . . . . . . . Tesco Extra Staff Car Park



Previous Use . . . . Pub

Surrounding Uses . . . . . . . . Tesco Extra, community centre, employment uses.

Planning History . . . . . . . . . No relevant planning history




Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary


Existing Policy Designations Primarily Residential Area, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .The site is currently identified as within the Primarily Residential Area, it is considered that this may no longer be suitable given the surrounding uses.



Flood Risk . . . . . . . . . . . . . . . 3% of this site is within Flood Zone 3A.

Ground Conditions . . . . . . . None applicable.

Heritage . . . . . . . . . . . . . . . . . There is a Listed Building within 50m of the site boundary. The former St Marie's Church, Grade II Listed Building is located adjacent to the site.



Townscape . . . . . . . . . . . . . . The site feels like an edge of town centre site, with a mix of uses around it including retail, residential, education and employment.




Mitigation . . . . . . . . . . . . . . . The heritage value of the site should be conserved and where possible enhanced. Consideration should be given to the setting of the Listed Building.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site on Lugsdale Road.

Cycling . . . . . . . . . . . . . . . . . .On road access from Lugsdale Road/ Victoria Street.


Bus . . . . . . . . . . . . . . . . . . . . .Windmill Centre (263m away)

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Lugsdale Road.


Site Access . . . . . . . . . . . . . . There is an access to serve the existing parking uses. Access to serve any new development would need to be created and agreed with the Council's Highways Team.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure









Accessibility

Convenience Store . . . . . . . Halton View Road is the closest Local Centre.

Distance to (m) 1407 Quality of Route . .The site is adjacent to Widnes Town Centre and is adjacent to Tesco Extra.


Distance to (m) 10 Quality of Route . .The site is adjacent to Widnes Town Centre and is adjacent to Tesco Extra.


Distance to (m) 45 Quality of Route . .St Gerard's Roman Catholic Primary and Nursery School can be accessed by crossing Lugsdale Road.

Secondary School . . . . . . . . The closest secondary school is Wade Deacon High School.

Distance to (m) 1484 Quality of Route . .Wade Deacon High School can be accessed north along Lugsdale Road, west along Gerrard Street and then north along Kingsway / Birchfield Road.

Employment Site . . . . . . . . .Widnes Waterfront is the closest employment area.

Distance to (m) 486 Quality of Route . .The site is in close proximity to Widnes Waterfront although Ashley Way would need to be crossed.

Quality of Site . . . . . . . . . . . .Widnes Waterfront has been partially regenerated, with a mix of leisure and retail uses. The remainder of the site comprises a mix of large chemical facilities (some now redundant); a range of poor and good quality premises; and vacant land. This is considered to be a high quality employment site due to its scale, location and setting and capable of competing for investment in the regional market place.


Distance to (m) 601 Quality of Route . . Newtown Surgery can be accessed along Lugsdale Road, onto Victoria Road and across Kingsway.


Distance to (m) 58 Quality of Route . .The park is to the south of the site across Lugsdale Road.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 3% of this site is within Flood Zone 3A. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.


It is considered that the development of this site could contribute to the creation of a strong sustainable economy. Whilst improvements to access to the Borough's town, district or local centres would be beneficial. The development of this site could contribute to the range of good quality housing in Halton.


Deliverability

Suitability . . . . . . . . . . . . . . . Site is considered suitable for development with appropriate mitigation.

Availability . . . . . . . . . . . . . .Marginal / Uncertain



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and excellent accessibility. The site is identified as within a Primarily Residential Area.

It is considered that this site could be identified as a Primarily Employment Area to reflect the surrounding uses.

Recommendations . . . . . . . .It is considered that this site could be identified as a Primarily Employment Area to reflect the surrounding uses.

183Site Ref:Ex Breakers Yard Map Ref:

Address: . . . . . . . . Croft Street


Site Description

Proposal

Grid Ref: 351564 / 384936


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . The site is vacant and overgrown.



Previous Use . . . . Ex Breakers Yard

Surrounding Uses . . . . . . . . The site is bound by road and rail infrastructure and employment uses.

Planning History . . . . . . . . . The site is part of the Mersey Gateway Consultation Zone.




Designations




Existing Policy Designations Action Area


Conclusion . . . . . . . . . . . . . .The site should be considered as part of the South Widnes Key Area of Change.



Flood Risk . . . . . . . . . . . . . . . This site is 95% within Flood Zone 2 and 3 % Zone 3A.

Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land - Railway Line, Sidings and associated buildings.




Townscape . . . . . . . . . . . . . . The site is urban / industrial in character.

Pollution . . . . . . . . . . . . . . . .The site is in a middle (east) and outer (west) PADHI Zones for Thermphos, although Thermphos no longer exists.



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. HSE should be consulted in relation to the PADHI.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. The site is constrained by flood risk and potential land contamination.

Connectivity

Walking . . . . . . . . . . . . . . . . .The site has adequate access to walking routes, this is constrained given the sites proximity to major road infrastructure.

Cycling . . . . . . . . . . . . . . . . . .Limited access to site



Road . . . . . . . . . . . . . . . . . . Road links are excellent and will be supported by the Mersey Gateway.

Waterways . . . . . . . . . . . . . . Spike Island is accessible from the site, however, road infrastructure would need to be negotiated.

Site Access . . . . . . . . . . . . . . Site access is currently poor off Croft Street underneath the railway.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure









Accessibility


Distance to (m) 1005 Quality of Route . .Widnes Town Centre is within walking distance to the north of the site. This would mean crossing Ashley Way.


Distance to (m) 258 Quality of Route . .Widnes Town Centre is within walking distance to the north of the site. This would mean crossing Ashley Way.


Distance to (m) 342 Quality of Route . . St Gerard's Roman Catholic Primary and Nursery School can be accessed by crossing Ashley Way and along Ann Street.




Distance to (m) 605 Quality of Route . .Widnes Waterfront is accessible from the site.



Distance to (m) 501 Quality of Route . . Newtown Surgery can be accessed along Croft Street, onto Victoria Road and across Moor Lane.


Distance to (m) 113 Quality of Route . .The park can be accessed via Ashley Way.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 95% of the site is within Flood Zone 2 and 3% Zone 3A. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . The site is suitable for employment development. However, site access is a major constraint to future development.

Availability . . . . . . . . . . . . . .Availability of the site is unknown.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change.

It is considered that this site may be appropriate for an employment allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the connectivity of the site.

Recommendations . . . . . . . .The site is suitable for employment development, however, availability and viability of the site is unknown. Issues regarding site access would be considered a constraint.

184Site Ref:Former Rhodia Factory Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 351798 / 384900


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Vacant. Industrial buildings now demolished.


Buildings on Site . . . . . . . . . None.

Previous Use . . . . Industrial.

Surrounding Uses . . . . . . . . Widnes Waterfront to the east, West Bank to the west. Widnes Warth and Spike Island to the south.

Planning History . . . . . . . . . Numerous Mersey Gateway planning applications as the southern section of the site is being taken for the Mersey Gateway Project.




Designations




Existing Policy Designations Green Space, Action Areas, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area. It is considered that a Primarily Employment Area designation would be appropriate.



Flood Risk . . . . . . . . . . . . . . . 30% of the site is within Flood Zone 2, 20% is within Zone 3A and 29% is within Zone 3B.



Habitats . . . . . . . . . . . . . . . . .The water feature and canal to the south of the site are identified as linear features in the LCR Nature Improvement Area / Ecological Network.

Landscape . . . . . . . . . . . . . . .Landscape Character Area, UDP Important Landscape Features

Townscape . . . . . . . . . . . . . . Site is developed, but thought to be vacant.

Pollution . . . . . . . . . . . . . . . .Site is within a PADHI zone, which covered its previous use. This is likely to be removed in future. The southern part of the site is covered by the outer PADHI zone for a pipeline. National Grid Gas pipe runs to the south of the St Helens Canal.



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. Consideration should be given to the ability to improve the LCAs. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site near to Queensway and continuing south and across the Canal.

Cycling . . . . . . . . . . . . . . . . . .Various pathways leading to Bowers Brook.


Bus . . . . . . . . . . . . . . . . . . . . .Waterloo Centre (393m away).

Road . . . . . . . . . . . . . . . . . . Road access to the site is restricted, as the current access is single line / one way under the rail bridge and is not adopted.


Site Access . . . . . . . . . . . . . . Access into the site would need to be improved or created and agreed with the Council's Highways Team.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure





Open Space . . . . . . . . . . . . . Spike Island can be accessed via the footpath adjacent to the site.




Accessibility


Distance to (m) 870 Quality of Route . .Not in immediate vicinity of a Local Centre. However, Widnes Town Centre can be accessed from the footpath adjacent to the site and by crossing over Watkinson Way.


Distance to (m) 211 Quality of Route . .Widnes Town Centre can be accessed from the footpath adjacent to the site and by crossing over Watkinson Way.


Distance to (m) 332 Quality of Route . . St Gerard's Roman Catholic Primary and Nursery School can be accessed by crossing Queensway/Ashley Way and along Ann Street.




Distance to (m) 305 Quality of Route . .Site is adjacent to Widnes Waterfront employment area.





Distance to (m) 45 Quality of Route . .Spike Island can be accessed via the footpath adjacent to the site.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as a potential BAP Habitat Area. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 30% of the site is within Flood Zone 2, 20% is within Zone 3A and 29% is within Zone 3B. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . The site would be suitable for employment development, the identified physical constaints and access issues will need to be addressed.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area.

It is considered that this site could be identified as a Primarily Employment Area.

Recommendations . . . . . . . .It is considered that this site could be identified as a Primarily Employment Area.

185Site Ref:Former Muspratt Site Map Ref:

Address: . . . . . . . . Former muspratt site


Site Description

Proposal

Grid Ref: 352130 / 385002

Proposal: . . . . . . . . . . . . . . . . Employment use / regeneration area

Benefits: . . . . . . . . . . . . . . . . Would bring land back into use. Contribute to employment provision.

Contribution to Local Plan: . Contribute to the regeneration of South Widnes.






Previous Use . . . . Former Muspratt site

Surrounding Uses . . . . . . . . Employment, leisure, open space, St Helens Canal

Planning History . . . . . . . . . Application refused for golf driving range (06/00742/OUT (REF)).




Designations






Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area. It is considered that a Primarily Employment Area designation would be appropriate.



Flood Risk . . . . . . . . . . . . . . . 79% of this site is within Flood Zone 2 and 7% is within Flood Zone 3B.

Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land. The site was a former chemical works (Muspratt Works and previously Widnes Alkali Works) with associated railway tracks, sidings and station.



Landscape . . . . . . . . . . . . . . .No landscape features of any note within the site. A border of trees runs to the southern boundary (not included within the site). St Helens Canal and Widnes Warth are further south.

Townscape . . . . . . . . . . . . . . The site is located within an industrial area with views to the Mersey Estuary and Runcorn to the south.

Pollution . . . . . . . . . . . . . . . .PADHI Site/Pipeline Consultation. National Grid Gas pipe runs to the south of the St Helens Canal.

Infrastructure . . . . . . . . . . . . Bowers Brook runs through the site. Also, high pressure natural gas Transco Pipeline run


Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration should be given to the proximity of the canal and the potential for including the waterfront within the design of the site. HSE should be consulted in relation to the PADHI.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath ends at the railway bridge. However, close to the Trans Pennine Trail and Moss Bank Park.

Cycling . . . . . . . . . . . . . . . . . .Cycle network in close proximity.

Train . . . . . . . . . . . . . . . . . . .Widnes Rail Station (2140m away). Disused railway line runs to the north of the site. Site is not considered to be within walking distance of either Widnes, Hough Green, Rainhill or Halewood Train Stations.

Bus . . . . . . . . . . . . . . . . . . . . .Moss Bank Road (354m away). Bus stop at the Hive development in close proximity

Road . . . . . . . . . . . . . . . . . . Unadopted highway at the bottom of Earle Road - access issues would need to be assessed.

Waterways . . . . . . . . . . . . . . St Helens Canal runs to the southern boundary of the site but is currently not accessible from the site. Currently have to walk via Moss Bank Park to Tan House Lane south and walk across the railway crossing.

Site Access . . . . . . . . . . . . . . Very poor access at present via a railway arch that also serves as access to the adjacent Rhodia factory.

ICT . . . . . . . . . . . . . . . . . . . . .New infrastructure has been put in to serve sites

Conclusion . . . . . . . . . . . . . . This site is considered to have poor connectivity. Connectivity to this site would need to be significantly improved if the site were to be developed. Road access is severly restricted. If this could be overcome the site does have generally good accessibility.


Infrastructure








Accessibility


Distance to (m) 1232 Quality of Route . .Although West Bank is the nearest Local Centre as the crow flies, access is poor. The most accessible route would be to Tesco Extra on Ashley Way.


Distance to (m) 220 Quality of Route . .Quality of route to Widnes Town Centre is good, but have to cross Ashley Way.


Distance to (m) 372 Quality of Route . .This would take longer to walk and would mean crossing Ashley Way and along Ann Street.




Distance to (m) 151 Quality of Route . .Site is within the Widnes Waterfront area.



Distance to (m) 831 Quality of Route . . This is of a walkable distance but means crossing Ashley Way.


Distance to (m) 176 Quality of Route . .Although the distance is short to St Maries Park, walking distance would take longer as would have to cross Ashley Way. The site is close to Widnes Warth, Moss Bank Park and Spike Island. Some of these open spaces may become more accessible once the Merse


Conclusion . . . . . . . . . . . . . . The site is considered to have good accessibility to services and facilities, however some improvement may be required dependent on the development proposed. Accessibility to Widnes Town Centre is good, although Ashley Way would have to be crossed. Access to leisure facilities and restaurants is also good (at the Hive).


Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site.79% of this site is within Flood Zone 2 and 7% is within Flood Zone 3B. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . The site would be suitable for employment development given the physical constaints and access issues for the site.


Viability . . . . . . . . . . . . . . . . Development viability is unknown. Remediation of the ground conditions may be an issue.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area.

It is considered that this site could be identified as a Primarily Employment Area.

Recommendations . . . . . . . .The site is appropriate for employment development. However, the site would require remediation and site access issues would have to be investigated.

186Site Ref:Earle Road Site Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 352051 / 385117

Proposal: . . . . . . . . . . . . . . . . None known

Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Open space



Previous Use . . . . Industrial

Surrounding Uses . . . . . . . . Retail / Industrial / Employment

Planning History . . . . . . . . . Conversion of land to public open space consisting of new public footpath connection and landscaping. 10/00429/COU (PER)




Designations

Environmental . . . . . . . . . . . Close to a number of environment designations in the area





Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area. It is considered that is could be appropriate to continue with a regeneration allocation as this would maintain flexibility or that this site could be identified as a Green Space designation.




Ground Conditions . . . . . . . Undulating. 100% of the site is Potentially Contaminated Land.




Townscape . . . . . . . . . . . . . . Local area is a mix of uses including leisure, retail and employment uses. Mainly low density sheds and two storey offices.






Connectivity

Walking . . . . . . . . . . . . . . . . .Excellent access to footpaths (Trans Pennine Trail). Moss Bank Park runs through the site

Cycling . . . . . . . . . . . . . . . . . .Excellent access to cycleways. National Cycle Route 62 runs along the St Helens Canal. Moss Bank Park runs through the site



Road . . . . . . . . . . . . . . . . . . Site adjacent to Earle Road.


Site Access . . . . . . . . . . . . . . Site is considered to be accessible. Access into the site would need to be improved or created and agreed with the Council's Highways Team.



Infrastructure









Accessibility


Distance to (m) 1354 Quality of Route . .Would be more accessible to cross Ashley Way to access Widnes Town Centre from the site.


Distance to (m) 192 Quality of Route . .Quality of route to Widnes Town Centre is good.


Distance to (m) 361 Quality of Route . . St Gerard's Roman Catholic Primary and Nursery School can be accessed by crossing Ashley Way.











Conclusion . . . . . . . . . . . . . . The site is considered to have good accessibility to services and facilities, however some improvement may be required dependent on the development proposed. Accessibility to Widnes Town Centre is good, although Ashley Way / Watkinson Way would have to be crossed. Access to leisure facilities and restaurants is also good (at the Hive).

Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 10% of this site is within Flood Zone 2. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.


It is considered that this site has the potential to support the vitality and viability of the Borough's centres. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . Site is currently used as open space. However, if the existing use were to be identified as surplus to requirements or alternate provision made it is considered that this site, or part of this site, may have potential for development.

Availability . . . . . . . . . . . . . .Site is predominantly in Council ownership and could be made available.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area.

It is considered appropriate to identify this site as Green Space designation. However, if the existing use were to be identified as surplus to requirements or alternate provision made it is considered that this site, or part of this site, may have potential for development. In which case a mixed use or flexible use policy may be most appropriate.

Recommendations . . . . . . . .It is considered appropriate to identify this site as Green Space designation. However, if the existing use were to be identified as surplus to requirements or alternate provision made it is considered that this site, or part of this site, may have potential for development.

187Site Ref:Dennis Road Site Map Ref:

Address: . . . . . . . . British gypsum


Site Description

Proposal

Grid Ref: 352277 / 385319

Proposal: . . . . . . . . . . . . . . . . Proposal for employment use. Currently being marketed through Regeneration Team.

Benefits: . . . . . . . . . . . . . . . . Would provide employment provision and assist in the regeneration of the area.

Contribution to Local Plan: . Regeneration of South Widnes and would contribute to employment allocation.



Current Use. . . . . . . . . . . . . Vacant - previous building has been demolished



Previous Use . . . . Industrial - British Gypsum

Surrounding Uses . . . . . . . . Turnstone Business Park to the west and range of employment uses to the east

Planning History . . . . . . . . . 16/00338/FUL (Pending) - Proposed development, constructed in two phases, of warehouse including internal three storey office and laboratory element (Use Classes B2/B8) with associated access, infrastructure and landscaping at Land To The South Of Dennis RoadPlanning Permission (14/00650/FUL) for a proposed development of builders yard incorporating warehouse and trade counter. This covers the main part of this site. A separate permission has been granted for a new road within the site (14/00651/FUL, 04/03/15).

Ownership . . . . . . . . . . . . . . 95% Council Ownership. Barwood development marketing the site.

Source of Site . . . . . . . . . . . Widnes Waterfront Masterplan and SPD.



Designations






Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change and is designated as a Primarily Employment Area. It is considered that it may be appropriate to retain the existing designation.



Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land. Site was previously in use as a chemical plant (sulphates of copper) "Cornubia Works". It has also been used as a timber works (where timber was treated).




Townscape . . . . . . . . . . . . . . Industrial landscape with more modern office developments to the west.


Infrastructure . . . . . . . . . . . . Large water mains runs along the southern border of the site.



Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. It is considered that this site may be suitable for development, if the contaminated land issue identified is addressed. The level of mitigation required will be dependent on the end use proposed for the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .Access to footpaths and Trans-Pennine Trail are good.

Cycling . . . . . . . . . . . . . . . . . .In close proximity to cycle network route 62.

Train . . . . . . . . . . . . . . . . . . .Widnes Rail Station (1947m away). No appropriate services are easily accessible.

Bus . . . . . . . . . . . . . . . . . . . . .Tanhouse Lane (239m away). Bus stop at the Hive development in close proximity

Road . . . . . . . . . . . . . . . . . . Excellent access to the road network. Earle Road widening would support connectivity in the area.

Waterways . . . . . . . . . . . . . . Access to St Helens Canal is within walking distance.

Site Access . . . . . . . . . . . . . . Site is accessible from Dennis Road.




Infrastructure








Accessibility






Distance to (m) 517 Quality of Route . .This would take longer to walk and would mean crossing Ashley Way.









Distance to (m) 444 Quality of Route . .Although the distance is short to St Maries Park, walking distance would take longer as would have to cross Ashley Way. The site is close to Widnes Warth, Moss Bank Park and Spike Island. Some of these open spaces may become more accessible once the work on the Mersey Gateway Bridge is complete.


Conclusion . . . . . . . . . . . . . . The site is considered to have good accessibility to services and facilities, however some improvement may be required dependent on the development proposed. Accessibility to Widnes Town Centre is good, although Ashley Way would have to be crossed. Access to leisure facilities and restaurants is also good (at the Hive).


Green Belt Report










Deliverability

Suitability . . . . . . . . . . . . . . . Site has planning permission and is considered suitable for development.

Availability . . . . . . . . . . . . . .Site has planning permission. This site is mainly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change and is designated as a Primarily Employment Area. It is considered appropriate to retain the Primarily Employment Area designation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered appropriate to retain the Primarily Employment Area designation.

188Site Ref:Dennis Road Employment Area Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 352456 / 385382

Proposal: . . . . . . . . . . . . . . . . Regeneration / remodelling opportunities.

Benefits: . . . . . . . . . . . . . . . . Regeneration opportunities




Current Use. . . . . . . . . . . . . Multiple employment uses - section to the south is cleared and vacant and there is a vacant unit to the west.


Buildings on Site . . . . . . . . . Range of industrial / warehouse buildings on site. Two units to the west are vacant.

Previous Use . . . . Multiple employment and industrial uses.

Surrounding Uses . . . . . . . . Industrial / employment uses


Ownership . . . . . . . . . . . . . . Multiple ownerships would be difficult to allocate together.

Source of Site . . . . . . . . . . . JELPS - regeneration and remodelling opportunities


Designations






Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change and is designated as a Primarily Employment Area. It is considered that it may be appropriate to retain the existing designation.




Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land. Site is developed and mainly in use.




Townscape . . . . . . . . . . . . . . Site is mainly in employment uses with a mix of low density employment units, open storage and parking areas.






Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths adjacent to the site on Dennis Road, Tan House Lane and Cornubia Road.

Cycling . . . . . . . . . . . . . . . . . .On road access from Dennis Road/ Tan House Lane.

Train . . . . . . . . . . . . . . . . . . .Widnes Rail Station (1979m away).

Bus . . . . . . . . . . . . . . . . . . . . .Tanhouse Lane (31m away).

Road . . . . . . . . . . . . . . . . . . The site is adjacent to the road network, and has access to serve the existing businesses.


Site Access . . . . . . . . . . . . . . There are existing access points to this site to serve the existing developments. Any alternate development would need to be agreed with the Council's Highways Team.



Infrastructure









Accessibility












GP Surgery . . . . . . . . . . . . . Peelhouse Medical Plaza

Distance to (m) 1107 Quality of Route . . Not in immediate vicinity of a health centre.


Distance to (m) 564 Quality of Route . .Although the distance is short to St Maries Park, walking distance would take longer as would have to cross Ashley Way. The site is close to Widnes Warth, Moss Bank Park and Spike Island. Some of these open spaces may become more accessible once the work on the Mersey Gateway Bridge is complete.


Conclusion . . . . . . . . . . . . . . The site is considered to have satisfactory accessibility to services and facilities, however improvement would be required if the site were to be developed. Access to leisure facilities and restaurants is good (at the Hive).

Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . This existing use of this site is considered appropriate and as such such employment development is considered suitable for the site.

Availability . . . . . . . . . . . . . .Site is in use at present, and is thought to be in a number of ownerships.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and satisfactory accessibility. The site is identified as within the South Widnes Key Area of Change and is designated as a Primarily Employment Area. It is considered appropriate to retain the Primarily Employment Area designation.


189Site Ref:Routledge Site Map Ref:

Address: . . . . . . . . Adjacent St Helens Canal,Tanhouse Lane


Site Description

Proposal

Grid Ref: 352463 / 385147

Proposal: . . . . . . . . . . . . . . . . Residential (2, 3, 5 and 6 storey) and commercial (A1, B1 and C3) development has been previously proposed for the site. SHLAA suggests that the site is not currently developable.

Benefits: . . . . . . . . . . . . . . . . N/A






Buildings on Site . . . . . . . . . None.

Previous Use . . . . Site was occupied by a chemical works that has now been demolished.

Surrounding Uses . . . . . . . . Industrial / Leisure / Open Space

Planning History . . . . . . . . . 05/00109/OUTEIA (Permitted, 23/11/09) - Outline application (with siting/layout,design/external appearance & landscaping reserved) for the creation of a new mixed use development, including development at 2, 3, 5 and 6 storey plus commercial A1(12,750 sq.ft), B1(25,000sq.ft) and C3 (624 dwelling units) at Land And Buildings At Tanhouse LaneApplication pending for mixed use development of residential plus commercial. 05/00057/OUTEIA (PDE) - Outline Application, with all matters reserved, for a mixed use development comprising up to 624 residential units, up to 1275 sq m of Use Classes A1 (Shops) and A2 (Financial and Professional Services) up to 500 sq m of Use Classes A3 (Food and Drink) and A4 (Drinking Establishments), up to 2400 sq m of Use Class B1 (Business) and up to 300 sq m of Use Class D1 (Non Residential Institutions) with associated roads, infrastructure and landscaping

Ownership . . . . . . . . . . . . . . J Routledge & Sons




Designations

Environmental . . . . . . . . . . . Potential BAP Habitat Area





Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area. It is considered that it would be appropriate to continue with a regeneration allocation as this would maintain flexibility.


Flood Risk . . . . . . . . . . . . . . . The majority of this site is located within Flood Zone 1 - little or no risk. Small area at bottom right of the site is within Flood Zone 2.

Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land - Chemical works (Pilkington Works - Chemical and Manure), brick field and railway sidings. 10% of the site is Agricultural Land.


Habitats . . . . . . . . . . . . . . . . .Although no habitats have been identified within this site, the site is within close proximity of the Mersey Estuary Ramsar.


Townscape . . . . . . . . . . . . . . The site is within an industrial landscape with views across the canal and Mersey Estuary to the south.

Pollution . . . . . . . . . . . . . . . .A PADHI Pipeline outer zone covers a small part to the south of the site.

Infrastructure . . . . . . . . . . . . A gas mains runs along the eastern border of the site.


Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. HSE should be consulted in relation to the PADHI. Consideration may need to be given to the Mersey Estuary Ramsar.



Connectivity

Walking . . . . . . . . . . . . . . . . .Access to footpaths and Trans-Pennine Trail are good.


Train . . . . . . . . . . . . . . . . . . .Widnes Rail Station (2165m away). No appropriate services are easily accessible. Site is not considered to be within walking distance of either Widnes, Hough Green, Rainhill or Halewood Train Stations.

Bus . . . . . . . . . . . . . . . . . . . . .Moss Bank Road (49m away). Bus stop at the Hive development is also in close proximity.

Road . . . . . . . . . . . . . . . . . . There is a road into the eastern section of the site, however, it is currently blocked.


Site Access . . . . . . . . . . . . . . There are existing potential access points in place from Earle Road and from the south of Tan House Lane. However, access into the site would need to be agreed with the Council's Highways Team.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure









Accessibility

Convenience Store . . . . . . . Warrington Road is the closest Local Centre.
















Conclusion . . . . . . . . . . . . . . The site is considered to have good accessibility to services and facilities, however some improvement may be required dependent on the development proposed. Accessibility to Widnes Town Centre is good, although Ashley Way would have to be crossed. Access to leisure facilities and restaurants is also good (at the Hive)

Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as a potential BAP Habitat Area. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a minor flood risk associated with this site.The majority of this site is located within Flood Zone 1 - little or no risk. However, a small area at bottom right of the site is within Flood Zone 2. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . Site is suitable for development.

Availability . . . . . . . . . . . . . .Site is presumed available for development given current application.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area.

Site is currently pending full planning permission for residential and commercial development. May want to include as a mixed use allocation to maintain flexibility as the site is currently located in an area which mainly consists of employment and leisure.

However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the connectivity of the site.

Recommendations . . . . . . . .Site is suitable and available for development. Site is currently pending It is considered that it may be appropriate to identify the site as a mixed use allocation.

190Site Ref:Earle Road / Moss Bank Park Site Map Ref:

Address: . . . . . . . . Venturefields, Earle Rd


Site Description

Proposal

Grid Ref: 352214 / 385210

Proposal: . . . . . . . . . . . . . . . . Leisure development has been developed and employment is proposed for the remainder of the site.

Benefits: . . . . . . . . . . . . . . . . Would provide additional employment provision and assist in the regeneration of the area.

Contribution to Local Plan: . Regeneration of South Widnes and would contribute to employment allocation.



Current Use. . . . . . . . . . . . . Leisure / vacant


Buildings on Site . . . . . . . . . Pure Gym unit is on part of the site.

Previous Use . . . . Site historically consisted of multiple railway lines and sidings.

Surrounding Uses . . . . . . . . Range of office (Turnstone Buisness Park), leisure and industrial uses.

Planning History . . . . . . . . . Planning permission on part of the site for two units 1 no. for D2 use class (assembly and leisure) and 1 no. for A1/A3 use classes (shops, restaurants and cafes)for leisure / employment use. 13/00310/FUL (PER)Part of application16/00338/FUL cover the site - Proposed development, constructed in two phases, of warehouse including internal three storey office and laboratory element (Use Classes B2/B8) with associated access, infrastructure and landscaping at Land To The South Of Dennis Road (Pending)


Source of Site . . . . . . . . . . . Widnes Waterfront Masterplan and SPD.



Designations






Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area. It is considered that it would be most appropriate to continue with a regeneration allocation as this would maintain flexibility.



Ground Conditions . . . . . . . 91% of the site is Potentially Contaminated Land due to site being used historically as railway lines / sidings.




Townscape . . . . . . . . . . . . . . The site is within an industrial landscape with views across the canal and Mersey Estuary to the south.


Infrastructure . . . . . . . . . . . . Large water mains runs through the site to the west and along the northern boundary to




Connectivity

Walking . . . . . . . . . . . . . . . . .Access to footpaths and Trans-Pennine Trail are good. Moss Bank Park to the south of the site.


Train . . . . . . . . . . . . . . . . . . .Widnes Rail Station (1995m away). No appropriate services are easily accessible.

Bus . . . . . . . . . . . . . . . . . . . . .Moss Bank Road (190m away). Bus stop at the Hive development is also in close proximity.

Road . . . . . . . . . . . . . . . . . . Excellent access to the road network - Earle Road widening would also benefit the site.


Site Access . . . . . . . . . . . . . . Site is accessible from the highways network along Earle Road. However, site access to the east is more limited.




Infrastructure








Accessibility

















Conclusion . . . . . . . . . . . . . . The site is considered to have good accessibility to services and facilities, however some improvement may be required dependent on the development proposed. Accessibility to Widnes Town Centre is good, although Ashley Way would have to be crossed. Access to leisure facilities and restaurants is also good (at the Hive)


Green Belt Report










Deliverability

Suitability . . . . . . . . . . . . . . . This site is considered suitable for development. It is considered that the existing Pure Gym development is appropriate.

Availability . . . . . . . . . . . . . .Part of the site is developed and in use. The remainder of the site is considered available and is currently being marketed.

Viability . . . . . . . . . . . . . . . . Development on the site is viable and is attracting investment. Part of site is developed supporting the development potential of the whole site.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area. It is considered appropriate to identify this site as a mixed use allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered appropriate to retain the existing use on site and to identify the site as a mixed use allocation.

191Site Ref:The Hive Map Ref:

Address: . . . . . . . . Bowers business park phase 1


Site Description

Proposal

Grid Ref: 351979 / 385288


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Cinema, Bowling and Restaurant


Buildings on Site . . . . . . . . . Units for the Cinema, Bowling and Restaurant.

Previous Use . . . . Industrial

Surrounding Uses . . . . . . . . There are a number of uses around the site covering leisure, retail and employment and they include Restaurants, an Ice Rink, a Hotel, Offices, a Gym and Retail units.

Planning History . . . . . . . . . 07/00011/OUT (Permitted 18/09/07) - Outline application (with all matters reserved for future consideration) for leisure facility consisting of cinema, 10 pin bowling, bingo hall, lazer quest, ice rink and ancillary A1/A3 uses at Land Adjoining Earle Road And Ashley Way.07/00611/REM (Permitted 30/10/07) - Proposed leisure facility consisting of cinema, bowling alley, ice rink, lazer zone and ancillary A1/A3 uses at Land Adjoining Earle Road/Ashley Way





Designations






Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area. Site is now developed and could be identified as a Mixed Use Area.



Ground Conditions . . . . . . . The site is developed and in use. The site appears generally flat. 99% of the site is Potentially Contaminated Land.




Townscape . . . . . . . . . . . . . . Site is developed and is located in an area of low density retail and leisure units.






Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths within and adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .Access on road from Earle Road, good cycle network in close proximity



Road . . . . . . . . . . . . . . . . . . The site is adjacent to the road network.






Infrastructure








Accessibility


Distance to (m) 1262 Quality of Route . .Not in immediate vicinity of a Local Centre. But is only a short walk from Widnes Town Centre.








Distance to (m) 195 Quality of Route . .The site is a short walk from Widnes Waterfront employment area.








Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.


It is considered that this site has the potential to support the vitality and viability of the Borough's centres. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . The existing uses on this site are considered suitable.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and good accessibility. The site is identified as within the South Widnes Key Area of Change, an Action Area and an Environmental Priority Area.

It is considered that it may be appropriate to identify this site as a Mixed Use Area, to reflect the uses that are located within the site and in the surrounding area.

Recommendations . . . . . . . .Site is already developed, it is considered that it may be appropriate to identify this site as a Mixed Use Area.

192Site Ref:Tan House Lane Employment Area (West) Map Ref:

Address: . . . . . . . . Land between Fiddlers Ferry Road, Tan House Lane and Dennis Road.


Site Description

Proposal

Grid Ref: 352388 / 385540

Proposal: . . . . . . . . . . . . . . . . Regeneration / remodelling opportunities.

Benefits: . . . . . . . . . . . . . . . . Regeneration opportunities




Current Use. . . . . . . . . . . . . Multiple employment uses.


Buildings on Site . . . . . . . . . Industrial / warehousing

Previous Use . . . . Multiple employment and industrial uses.

Surrounding Uses . . . . . . . . Industrial / employment uses


Ownership . . . . . . . . . . . . . . Multiple ownerships would be difficult to allocate together.

Source of Site . . . . . . . . . . . JELPS - regeneration and remodelling opportunities


Designations






Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change, an Environmental Priority Area and as a Primarily Employment Area. It is considered appropriate to retain the Primarily Employment Area designation.




Ground Conditions . . . . . . . Site is developed. Site appears generally flat. 89% of the site is Potentially Contaminated Land.




Townscape . . . . . . . . . . . . . . Townscape is provided by mainly industrial units.






Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths adjacent to the site on Tan House Lane, Dennis Road and Fiddlers Ferry Road.

Cycling . . . . . . . . . . . . . . . . . .On road access from Dennis Road.


Bus . . . . . . . . . . . . . . . . . . . . .Tanhouse Lane (1m away)






Infrastructure









Accessibility


Distance to (m) 845 Quality of Route . .Not in immediate vicinity of a Local Centre. However, it is possible to access Widnes Town Centre.


Distance to (m) 270 Quality of Route . .Widnes Town Centre can be accessed along Fiddlers Ferry Road, across Ashley Way / Watkinson Way and into the town centre.


Distance to (m) 638 Quality of Route . .St Gerard's Roman Catholic Primary and Nursery School can be accessed along Fiddlers Ferry Road, across Ashley Way / Watkinson Way and onto Lugsdale Road.




Distance to (m) 225 Quality of Route . .Site is within the employment area.


GP Surgery . . . . . . . . . . . . . Peelhouse Medical Plaza

Distance to (m) 937 Quality of Route . . Peelhouse Medical Plaza can be accessed along Fiddlers Ferry Road, across Ashley Way / Watkinson Way across the town centre and along Peel House Lane.


Distance to (m) 582 Quality of Route . .St Maries Park can be accessed along Fiddlers Ferry Road and across Ashley Way.



Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . Site is already in employment use and therefore would only be appropriate for regeneration opportunities.

Availability . . . . . . . . . . . . . .Site is already in employment use and would therefore not be available for development at this time.

Viability . . . . . . . . . . . . . . . . Viability of regenerating the site has not been determined.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and satisfactory accessibility. The site is identified as within the South Widnes Key Area of Change, an Environmental Priority Area and as a Primarily Employment Area.

It is considered appropriate to retain the Primarily Employment Area designation.


418Site Ref:Ditton Road North Map Ref:

Address: . . . . . . . . Ditton rail freight park


Site Description

Proposal

Grid Ref: 349808 / 384787


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . The site is currently in multiple employment use.


Buildings on Site . . . . . . . . . Warehousing and industrial buildings.


Surrounding Uses . . . . . . . . 3MG, road and rail infrastructure, employment uses.

Planning History . . . . . . . . . General planning applications in relation to current use.




Designations






Conclusion . . . . . . . . . . . . . .Site is located within the 3MG Key Area of Change, an Environmental Priority Area and as a Primarily Employment Area. It is considered appropriate to retain the Primarily Employment Area designation.



Flood Risk . . . . . . . . . . . . . . . 47% of this site is within Flood Zone 2, 20% in Flood Zone 3A and 4% Flood Zone 3B.





Townscape . . . . . . . . . . . . . . This is an urban, employment area.

Pollution . . . . . . . . . . . . . . . .There PADHI sites within the site including the (inner, middle and outer areas), there is a PADHI Pipeline through the site.



Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Consultation with the Contamination Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant, including Flood Risk, contaminated land and PADHIs. However, the site is already developed and in employment uses.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on Ditton Road, adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from St Michaels Road.

Train . . . . . . . . . . . . . . . . . . .Hough Green Rail Station (1744m away)

Bus . . . . . . . . . . . . . . . . . . . . .Ditton Station (0m away).



Site Access . . . . . . . . . . . . . . Site has accesses to serve the existing uses. Any alternative access into the site would need to be agreed with the Council's Highways Team.



Infrastructure





Open Space . . . . . . . . . . . . . Halebank Recreation Ground can be accessed via Ditton Road / Hale Road.




Accessibility


Distance to (m) 257 Quality of Route . .Halebank Local Centre can be accessed via Ditton Road / Hale Road.


Distance to (m) 592 Quality of Route . .Widnes Town Centre can be accessed across Ditton Roundabout and along Moor Lane.


Distance to (m) 354 Quality of Route . .St Michaels Catholic Primary School can be accessed via St Michaels Road.


Distance to (m) 1549 Quality of Route . .Ormiston Chadwick Academy can be accessed via St Michaels Road and onto Hale Road.


Distance to (m) 173 Quality of Route . .Site is within an employment area on Ditton Road and St Michael's Industrial Estate is adjacent.



Distance to (m) 638 Quality of Route . . Oaks Place Surgery can be accessed across Ditton Roundabout and along Moor Lane.


Distance to (m) 549 Quality of Route . .Halebank Recreation Ground can be accessed via Ditton Road / Hale Road.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could have a negative impact on the physical health, mental health or well-being of the community unless measures are undertaken to mitigate this impact.



Deliverability

Suitability . . . . . . . . . . . . . . . This site is considered suitable for employment development in line with the existing uses on the site.

Availability . . . . . . . . . . . . . .Site is in use.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and good accessibility. The site is identified as within the 3MG Key Area of Change, an Environmental Priority Area and as a Primarily Employment Area.

It is considered appropriate to retain the Primarily Employment Area designation.

Recommendations . . . . . . . .It is considered that this site could be retained as a Primarily Employment Area.

425Site Ref:Cornubia Road Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 352491 / 385287

Proposal: . . . . . . . . . . . . . . . . None known.

Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Site is currently vacant.


Buildings on Site . . . . . . . . . None - the site is currently vacant.

Previous Use . . . . Industrial.

Surrounding Uses . . . . . . . . Industrial / Employment uses. Moss Bank Park to the south.


Ownership . . . . . . . . . . . . . . Unknown.

Source of Site . . . . . . . . . . . Site was originally included as 188 but has been seperated through the site assessment process.


Designations





Policy Allocations . . . . . . . . .None.

Conclusion . . . . . . . . . . . . . .Site is located within the South Widnes Key Area of Change, an Environmental Priority Area and as a Action Area. It is considered it may be appropriate to identify the site as a Primarily Employment Area designation.




Ground Conditions . . . . . . . Radon area (2). 99% of the site is Potentially Contaminated Land from Railway tracks and sidings - Engine Shed and 'Tanhouse Crossing'.




Townscape . . . . . . . . . . . . . . Townscape is industrial.

Pollution . . . . . . . . . . . . . . . .No particular pollution issues or constraints have been identified.

Infrastructure . . . . . . . . . . . . Large water mains runs along the northern boundary of the site.



Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. It is considered that this site may be suitable for development, if the contaminated land is identified is addressed. The level of mitigation required will be dependent on the end use proposed for the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .Good access to footpaths including Moss Bank Park.

Cycling . . . . . . . . . . . . . . . . . .Route 62 located in the area. Gated access to site.


Bus . . . . . . . . . . . . . . . . . . . . .Moss Bank Road (81m away). Bus route along Moss Bank Road.

Road . . . . . . . . . . . . . . . . . . Good access to the local highway.

Waterways . . . . . . . . . . . . . . Access to St Helens Canal in walking distance off Tan House Lane.

Site Access . . . . . . . . . . . . . . Site access is good off Cornubia Road.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure









Accessibility

Convenience Store . . . . . . . Warrington Road is the closest Local Centre.



Distance to (m) 507 Quality of Route . .Not in immediate vicinity.






Distance to (m) 167 Quality of Route . .Site is within the Widnes Waterfront employment area.



Distance to (m) 1271 Quality of Route . . Not in immediate vicinity.





Green Belt Report









It is considered that the development of this site could contribute to the creation of a strong sustainable economy. Whilst improvements to access to the Borough's town, district or local centres would be beneficial. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . Site is considered suitable for development.

Availability . . . . . . . . . . . . . .Site is available for development and is currently being marketed by Sutton Kersh as a secure yard.

Viability . . . . . . . . . . . . . . . . Development viability is to be determined.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and poor accessibility. The site is identified as within the South Widnes Key Area of Change, an Environmental Priority Area and as a Action Area. It is considered appropriate to identify this site as Primarily Employment Area to reflect the potential uses of the site and wider area.

Recommendations . . . . . . . .It is considered appropriate to identify this site as Primarily Employment Area.

460Site Ref:Land north east of Ditton Road Map Ref:E21



Site Description

Proposal

Grid Ref: 350404 / 385005

Proposal: . . . . . . . . . . . . . . . . Lorry park and associated uses.

Benefits: . . . . . . . . . . . . . . . . The proposal would support the support the surrounding distribution and logistics businesses on 3MG.

Contribution to Local Plan: . The proposal would support the distribution and logistics sector for the Borough.






Previous Use . . . . Landfill / chemical works

Surrounding Uses . . . . . . . . The site is to the north of 3MG employment site and is bound by road infrastructure leading to the Silver Jubilee and the Mersey Gateway.

Planning History . . . . . . . . . 14/00071/OUT - Outline planning permission has been granted for the site for a lorry park with associated welfare facilities, petrol filling station and café.


Source of Site . . . . . . . . . . . Planning application search.


Designations




Existing Policy Designations UDP Green Space

Policy Allocations . . . . . . . . .Employment Site.

Conclusion . . . . . . . . . . . . . .Employment Allocation is still considered appropriate.



Flood Risk . . . . . . . . . . . . . . . There is a culverted watercouse (Stewards Brook) that is located to the west of the site. Part of the site is within Flood Zone 2 (approx. 10%).

Ground Conditions . . . . . . . Part of the site was used as landfil from the 1860s - 1940s. This included chemical waste for alkali, sopper, slag alumia and most heavy metals. There is also Potentially Contaminated Land on the site from its use as a chemical works (98% Potentially Contaminated Land).

Heritage . . . . . . . . . . . . . . . . . No heritage constraints identified.


Landscape . . . . . . . . . . . . . . .The site lacks any particular landscape features.

Townscape . . . . . . . . . . . . . . The site is surrounding by industrial and warehousing uses, it is also dominated by road infrastructure for the Silver Jubilee and for the Mersey Gateway (which is under construction).

Pollution . . . . . . . . . . . . . . . .Part of the site is within an inner PADHI zone for British Oxygen Co Ltd, with the remainder of the site being in the middle zone.

Infrastructure . . . . . . . . . . . . Large trunck main runs to the south of the site along Ditton Road.


Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Ditton Road.

Train . . . . . . . . . . . . . . . . . . .Site is not considered to be within walking distance of either Widnes, Hough Green, Rainhill or Halewood Train Stations.

Bus . . . . . . . . . . . . . . . . . . . . .Bus route along Ditton Road. McKechnies bus stop is 6m away.

Road . . . . . . . . . . . . . . . . . . The site has excellent road connectivity hence the current application for a lorry park.

Waterways . . . . . . . . . . . . . . West Bank is walkable from the site to the promenade.

Site Access . . . . . . . . . . . . . . The site has access off Ditton Road.




Infrastructure





Open Space . . . . . . . . . . . . . Caldwell Road Play Area can be accessed along Ditton Road, on to Moor Lane and on to Caldwell Road. However, these are very busy roads and junctions. This may be an area in need of improvement.




Accessibility


Distance to (m) 785 Quality of Route . .Alexander Drive can be accessed along Ditton Road, onto St Michael's Road and along the footpath to Alexander Drive. Hale Road Local Centre can be accessed along the footpath on Ditton Road and Hale Road. However, both of these centres are further via these footpaths than as the crow flies.

Town Centre . . . . . . . . . . . . The closest town or district centre is at Widnes Town Centre

Distance to (m) 674 Quality of Route . .Widnes Town Centre can be accessed along Ditton Road, Moor Lane and Victoria Road. However, this does require walking around the footpath around Ditton Roundabout, this includes crossing the slip road to and from Speke Road.


Distance to (m) 966 Quality of Route . .Can be accessed along Ditton Road and St Michaels Road.




Distance to (m) Quality of Route . .Site is adjacent to the employment area on Ditton Road, whilst St Michaels is easily accesible along St Michael's Road.




Open Space . . . . . . . . . . . . . Caldwell Road

Distance to (m) 693 Quality of Route . .Caldwell Road Play Area can be accessed along Ditton Road, on to Moor Lane and on to Caldwell Road. However, these are very busy roads and junctions.



Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . The site is suitable for employment development.


Viability . . . . . . . . . . . . . . . . Development is considered viable considering the recent planning application.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and good accessibility. The site is identified as partly Greenspace designation and partly Proposed Employment Development allocation.

It is considered that this site may be appropriate for an employment allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .The site is considered to be deliverable.

471Site Ref:St Michaels Golf Course (North) Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 350052 / 385360

Proposal: . . . . . . . . . . . . . . . . Planning permission for golf course and driving range.

Benefits: . . . . . . . . . . . . . . . . Golf Course for public use.

Contribution to Local Plan: . Golf Course for public use.






Previous Use . . . . Golf Course (remediated contaminated land)

Surrounding Uses . . . . . . . . Residential, open space, road infrastructure and employment.

Planning History . . . . . . . . . 09/00250/COU (Permitted 07/10/09) - Use of golf course to include remediation works (including the diversion of Stewards Brook) at St Michaels Golf Course Dundalk Road15/00221/S73 (Permitted 02/07/15) - Application under Section 73 of the Town and Country Planning Act to vary conditions 7, 11 and 14 of planning permission 09/00250/COU as detailed in document "St Michaels Golf Course variation of existing planning conditions" including the importation of 1,188,032 tonnes of inert material to complete the Golf Course

Ownership . . . . . . . . . . . . . . 95% of the site is within the Council Ownership




Designations




Existing Policy Designations Green Space and Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .Green Space designation is considered appropriate


Flood Risk . . . . . . . . . . . . . . . This site is mainly located within Flood Zone 1 - little or no risk. 2% of the site is within Flood Zone 2.

Ground Conditions . . . . . . . Groundwater Source Protection Zone 2 and 3. 75% of the site is Potentially Contaminated Land. Landfill areas identified within the site.


Habitats . . . . . . . . . . . . . . . . .Vegetation on site. Ponds on site. Much of the wooded areas within the site are identified as Core Biodiversity Areas within the LCR Nature Improvement Areas Ecological Network.

Landscape . . . . . . . . . . . . . . .This site is identified within the Ball O'Ditton Landscape Character Area (LCA). Within this area emphasis should be placed on enhancing the key features such as the woodland belts and the stream corridor.The landscape in some areas should be restored to improve itscondition.

Townscape . . . . . . . . . . . . . . Site itself is very open but is adjacent to residential area and road infrastructure.

Pollution . . . . . . . . . . . . . . . .Potentially contaminated land within the site.

Infrastructure . . . . . . . . . . . . No particular infrastructure constraints have been identified.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath to the north of the site. Footpath adjacent to the site on Dundalk Road.

Cycling . . . . . . . . . . . . . . . . . .On road access from Dundalk Road.

Train . . . . . . . . . . . . . . . . . . .Depending on what part of the site you are in both Widnes and Hough Green Train Stations could be accessible although a significant walk away (over 1km).

Bus . . . . . . . . . . . . . . . . . . . . .Bus stops on Dundalk Road and Lowerhouse Lane bus stop is 2m away.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to the road network.


Site Access . . . . . . . . . . . . . . Site has planning permission, with access agreed.

ICT . . . . . . . . . . . . . . . . . . . . .None



Infrastructure




Community . . . . . . . . . . . . . .Part of this site is located within 800m of Ditton Community Centre and Children's Centre.

Open Space . . . . . . . . . . . . . Caldwell Road Play area can be accessed along Dundalk Road, on to Moor Lane and on to Caldwell Road. However, these are very busy roads and junctions.




Accessibility


Distance to (m) 207 Quality of Route . .Alexander Drive Local Centre can be accessed along the footpath to the north of the site and onto Alexander Drive. Hale Road Local Centre can also be accessed along the footpath on Ditton Road and Hale Road.


Distance to (m) 375 Quality of Route . .Widnes Town Centre can be accessed via Dundalk Road, onto Moor Lane and along Victoria Road or Kingsway.


Distance to (m) 186 Quality of Route . .St Michaels Catholic Primary School can be accessed via St Michaels Road.




Distance to (m) 182 Quality of Route . .St Michael’s Industrial Estate employment area can be accessed via St Michael's Road.



Distance to (m) 408 Quality of Route . . The medical centre can be accessed along Ditton Road and onto Moor Lane.

Open Space . . . . . . . . . . . . . Caldwell Road

Distance to (m) 220 Quality of Route . .Caldwell Road Play area can be accessed along Dundalk Road, on to Moor Lane and on to Caldwell Road. However, these are very busy roads and junctions.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. However, it will also lead to the re-use of a potentially contaminated site, which will have beneficial impacts. There is a flood risk associated with this site. This site is mainly located within Flood Zone 1 - little or no risk. 2% of the site is within Flood Zone 2. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could contribute to the physical and mental health and well-being of the community.



Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development due to the remediation work that has been undertaken by the Council to return the site to Green Space. The proposed Golf Course is considered suitable.

Availability . . . . . . . . . . . . . .Site is not considered to be available for any other uses.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and good accessibility. The site is identified as a Green Space designation. It is considered appropriate to retain the Green Space designation.

Recommendations . . . . . . . .It is considered appropriate to retain the Green Space designation.

475Site Ref:Foundry Lane Map Ref:E26

Address: . . . . . . . . Foundry Lane, Widnes


Site Description

Proposal

Grid Ref: 349556 / 384413

Proposal: . . . . . . . . . . . . . . . . Planning permission for processing and storage of wood (Use Class B2).


Contribution to Local Plan: . Potential Employment Allocation.



Current Use. . . . . . . . . . . . . Employment


Buildings on Site . . . . . . . . . Warehousing

Previous Use . . . . Employment

Surrounding Uses . . . . . . . . Employment, rail line.

Planning History . . . . . . . . . 16/00158/COU (25/07/16, Permitted) - Proposed temporary change of use from Storage and Distribution (Use Class B8) to processing and storage of wood (Use Class B2), associated parking, highway access, boundary treatments (including 6 metre high push walls) and amendments

Ownership . . . . . . . . . . . . . . Unknown

Source of Site . . . . . . . . . . . Planning Application


Designations




Existing Policy Designations Green Space, Action Area and Environmental Priority Area

Policy Allocations . . . . . . . . .UDP Regional Investment Site

Conclusion . . . . . . . . . . . . . .Current 3MG Key Area of Change policy allocation remains appropriate for the site.



Flood Risk . . . . . . . . . . . . . . . Part of the site is within Flood Risk Zone 3A (35%), smaller parts of the site closer to the brooks are also within Flood Zone 3b and 2 (3%). The remainder of the site is within Flood Risk Zone 1.

Ground Conditions . . . . . . . Potentially Contaminated Land (Timber Yard, Cement Works, Landfill), covers much of the site (approx. 91%).


Habitats . . . . . . . . . . . . . . . . .The Mersey Estuary Special Protection Area (SPA) lies to the south of the site. Part of the site is identified as a Core Biodiverstiy Area (Grasslands) in the LCR Nature Improvement Areas Ecological Network.

Landscape . . . . . . . . . . . . . . .Industrial townscape.

Townscape . . . . . . . . . . . . . . The townscape is influenced by a variety of land uses including industrial, commercial, open land, disused land and transport corridors.

Pollution . . . . . . . . . . . . . . . .Potentially Contaminated Land (Timber Yard, Cement Works, Landfill). Outer Zone for a PADHI Pipeline covers the north eastern edge of the site. The site is covered by two PADHIs (Inner, Middle and Outer) one to the east and one to the south west.

Infrastructure . . . . . . . . . . . . No infrastructure constraints identified.


Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consultation with the HSE would be required in relation to the PADHI. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3).


Connectivity

Walking . . . . . . . . . . . . . . . . .There are no known footpaths within or adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .There are no known cycle routes within or adjacent to the site.

Train . . . . . . . . . . . . . . . . . . .Site is not considered to be within walking distance of either Widnes, Hough Green, Rainhill or Halewood Train Stations. It is likely that it is closer to walk over the SJB to access Runcorn Train Station.

Bus . . . . . . . . . . . . . . . . . . . . .There are no bus stops in the immediate vicinity or easily accessible on foot, although there is a stop on St Michaels Rd which is 216m away as the crow flies.


Waterways . . . . . . . . . . . . . . The River Mersey is located to the south of the site.

Site Access . . . . . . . . . . . . . . There is an existing access to the serve the site. It is likely that any new development would need to agree the access with the Council's Highways Team.




Infrastructure





Open Space . . . . . . . . . . . . . There is good access to Halebank Recreation Ground from Foundry Lane / Hale Road. However, the site is over 700m away.



Accessibility


Distance to (m) 368 Quality of Route . .The Co-Op is accessible from Hale Road via Foundary Lane.


Distance to (m) 1341 Quality of Route . .Widnes Town Centre would be easily accessible on foot from this site.

Primary School . . . . . . . . . . .The closest primary school is Halebank C of E (VC) Primary School.

Distance to (m) 559 Quality of Route . .Halebank C of E (VC) Primary School can be accessed along Foundry Lane, Hale Road and Baguley Avenue and through the footpath to the school. Each of the roads have footpaths and once on Hale Road are well overlooked by residential development. However, this will require crossing Hale Road.


Distance to (m) 1771 Quality of Route . .However, the school would not be easily accessible on foot from this site.

Employment Site . . . . . . . . .Halebank Industrial Estate is the closest employment area.

Distance to (m) 383 Quality of Route . .The site is within the Halebank employment area.

Quality of Site . . . . . . . . . . . .Halebank Industrial Estate is a large industrial area, primarily comprising self-contained sites, and a large single occupied site. It is considered a key employment site, primarily geared towards local businesses.

GP Surgery . . . . . . . . . . . . . The Beeches Medical Centre

Distance to (m) 858 Quality of Route . . The Medical Centre is not easily accessible on foot from this site.


Distance to (m) 736 Quality of Route . .There is good access to Halebank Recreation Ground from Foundry Lane / Hale Road.




Green Belt Report






The development of the site is unlikely to impact on the biodiversity within Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. Part of the site is within Flood Risk Zone 3A (35%), smaller parts of the site closer to the brooks are also within Flood Zone 3b and 2 (3%). The remainder of the site is within Flood Risk Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.




Deliverability

Suitability . . . . . . . . . . . . . . . This site is considered suitable for employment development.




SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to moderate physical constraints; have poor connectivity and poor accessibility. The site is identified as a part of 3MG Key Area of Change.It is considered appropriate to identify this site as an Employment Allocation.

Recommendations . . . . . . . .It is considered appropriate to identify this site as an Employment Allocation.

476Site Ref:Mathieson Road Map Ref:E26

Address: . . . . . . . . Widnes


Site Description

Proposal

Grid Ref: 350222 / 384371

Proposal: . . . . . . . . . . . . . . . . Planning permission for wood fuelled Biomass Combined Heat and Power Plant and Timber Drying Facility.


Contribution to Local Plan: . Biomass Combined Heat and Power Plant






Previous Use . . . . Employment

Surrounding Uses . . . . . . . . Employment, open space.

Planning History . . . . . . . . . 16/00427/NMA (Permitted, 31/10/16) - Proposed non material amendment to permission 12/00458/FULEIA to substitute approved plans12/00458/FUL (04/04/13, Permitted) - Proposed development and erection of a wood fuelled Biomass Combined Heat and Power Plant and ancillary infrastructure development.

13/00229/FUL (24/10/13, Permitted) - Proposed development and operation of a timber drying facility.

Ownership . . . . . . . . . . . . . . Unknown

Source of Site . . . . . . . . . . . Planning Applications

Reduce Deprivation . . . . . . Part of this site is located within the 10% most deprived LSOAs nationally.


Designations




Existing Policy Designations Environmental Priority Areas

Policy Allocations . . . . . . . . .UDP Regional Investment Site

Conclusion . . . . . . . . . . . . . .Current 3MG Key Area of Change policy allocation remains appropriate for the site.


Flood Risk . . . . . . . . . . . . . . . Small area of Flood Risk Zone 3B where the site crosses the brook and an area of Flood Risk Zone 3A adjacent to that (1%). There is also an area of Flood Risk Zone 2 to the north of the site (8%). The majority of the site is within Flood Zone 1.

Ground Conditions . . . . . . . The site is entirely Potentially Contaminated Land (Landfill, firing range). Assessments undertaken as part of the planning applications for the site, identified Galligu within the site. There are areas of concrete and asphalt hard standing, and areas of bare ground, scrub, grassland within the site.


Habitats . . . . . . . . . . . . . . . . .The closest nature conservation designation to the site is the Mersey Estuary Special Protection Area (SPA) which lies approximately 400m to the south.

Landscape . . . . . . . . . . . . . . .Industrial townscape.

Townscape . . . . . . . . . . . . . . The townscape is influenced by a variety of land uses including industrial, commercial, open land, disused land and transport corridors.

Pollution . . . . . . . . . . . . . . . .The site is entirely Potentially Contaminated Land (Landfill, firing range). Assessments undertaken as part of the planning applications for the site, identified Galligu within the site. The site is within an Inner and Middle PADHI, covering about 50% of the site each.



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consultation with the HSE would be required in relation to the PADHI. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3).



Connectivity

Walking . . . . . . . . . . . . . . . . .There are no known footpaths within or adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .There are no known cycle routes within or adjacent to the site.


Bus . . . . . . . . . . . . . . . . . . . . .There is a bus stop at Alcan (356m away).


Waterways . . . . . . . . . . . . . . The River Mersey is located around 400m south of the site.

Site Access . . . . . . . . . . . . . . Site has access to serve previous and existing uses, the site also has planning permission including access.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure





Open Space . . . . . . . . . . . . . No public open space has been identified in the immediate area at this time, this may be an area in need of improvement. The closest identified / designated area of open space is in excess of 800m from the site and is therefore not considered accessible.




Accessibility




Distance to (m) 1060 Quality of Route . .Widnes town centre can be accessed via Desoto Road, Hutchinson Street and Victoria Road, there are footpaths on these roads.

Primary School . . . . . . . . . . .The nearest primary school is West Bank Primary School.





Distance to (m) 0 Quality of Route . .The site is within 3MG employment area.



Distance to (m) 742 Quality of Route . . There is not an easily walkable route to the medical centre.


Distance to (m) 943 Quality of Route . .The closest identified / designated area of open space is in excess of 800m from the site and is therefore not considered accessible. Spike Island can be accessed through West Bank.



Green Belt Report







The development of the site is unlikely to impact on the biodiversity within Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. Small area of Flood Risk Zone 3B where the site crosses the brook and an area of Flood Risk Zone 3A adjacent to that (1%). There is also an area of Flood Risk Zone 2 to the north of the site (8%). The majority of the site is within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.


It is considered that this site would have a negligible or limited impact on the local economy or employment. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . This site is considered suitable for employment development.




SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to moderate physical constraints; have poor connectivity and poor accessibility. The site is identified as a part of 3MG Key Area of Change.It is considered appropriate to identify this site as a Primarily Employment Area.

Recommendations . . . . . . . .It is considered appropriate to identify this site as a Primarily Employment Area.

480Site Ref:Lowerhouse Lane Depot Map Ref:

Address: . . . . . . . . Lowerhouse Lane


Site Description

Proposal

Grid Ref: 350604 / 385174


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Council Depot and MOT garage


Buildings on Site . . . . . . . . . Office, garage, portacabin and shed.


Surrounding Uses . . . . . . . . Open space, road infrastructure, restaurant, garage and petrol station and wider are includes residential.



Source of Site . . . . . . . . . . . Regen


Designations




Existing Policy Designations Action Area, Environmental Priority Area


Conclusion . . . . . . . . . . . . . .It is considered that the existing desgnations (Action Area, Environmental Priority Area are appropriate and that the area could be identified as a Primarily Employment Area.



Flood Risk . . . . . . . . . . . . . . . Part of the site (10%) to the north and east is covered by Flood Risk Zone 2 and is likely to require a flood risk assessment.

Ground Conditions . . . . . . . Site is already developed and is use. There are areas of hardstanding and buildings within the site. The site is a Radon Area. 100% of the site is Potentially Contaminated Land (Depot and Yard).

Heritage . . . . . . . . . . . . . . . . . No heritage constraints identified.


Landscape . . . . . . . . . . . . . . .No landscape features have been identified. The site is urban.

Townscape . . . . . . . . . . . . . . The site is urban, and is influenced quite significantly by the surrounding road infrastructure.

Pollution . . . . . . . . . . . . . . . .The site is a Radon Area. There is Potentially Contaminated Land within the site (Depot and Yard).



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. It is considered that this site may be suitable for redevelopment, if each of the physical constraints identified is addressed. The level of mitigation required will be dependent on the end use proposed for the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Lowerhouse Lane.

Cycling . . . . . . . . . . . . . . . . . .On road access.


Bus . . . . . . . . . . . . . . . . . . . . .Lowerhouse Lane (17m away)



Site Access . . . . . . . . . . . . . . There is an existing access to the serve the site. It is likely that any new development would need to agree the access with the Council's Highways Team.




Infrastructure





Open Space . . . . . . . . . . . . . The play area can be accessed across the pedestrian crossing on Moor Lane and along Caldwell Road.



Accessibility


Distance to (m) 964 Quality of Route . .Alexander Drive (AD) is the closest Local Centre. However, Widnes town centre is situated along Moor Lane, along Kingsway and Milton Road.


Distance to (m) 369 Quality of Route . .Widnes town centre is situated along Moor Lane, along Kingsway and Milton Road.




Distance to (m) 1291 Quality of Route . .Saints Peter and Paul Catholic College and Wade Deacon can both be accessed along Kingsway / Birchfield Road.







Distance to (m) 362 Quality of Route . .The play area can be accessed across the pedestrian crossing on Moor Lane and along Caldwell Road.




Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. Part of the site (10%) to the north and east is covered by Flood Risk Zone 2 and is likely to require a flood risk assessment. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . This site is already developed and in use, it is considered suitable for its existing use as employment development.

Availability . . . . . . . . . . . . . .Council owned

Viability . . . . . . . . . . . . . . . . Viability is of the site is unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and good accessibility. The site is identified as an Action Area and an Environmental Priority Area.It is considered appropriate to identify this site as a Primarily Employment Area given its current uses.

Recommendations . . . . . . . .It is considered appropriate to identify this site as a Primarily Employment Area.

482Site Ref:Land to the north of Hutchinson Street Map Ref:

Address: . . . . . . . . Hutchinson Street


Site Description

Proposal

Grid Ref: 350971 / 384732


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Car Parking and construction area for Mersey Gateway Bridge


Buildings on Site . . . . . . . . . None, buildings demolished as part of Mersey Gateway Bridge construction.

Previous Use . . . . Employment area

Surrounding Uses . . . . . . . . Rail line, Rugby Club, Employment

Planning History . . . . . . . . . Mersey Gateway related applications.

Ownership . . . . . . . . . . . . . . Mersey Gateway Hand Back Land, 78% Council Ownership



Designations






Conclusion . . . . . . . . . . . . . .The existing Action Area and Environmental Priority Area designations are considered appropriate.



Flood Risk . . . . . . . . . . . . . . . 79% of the site is within Flood Risk Zone 3A, other parts of the site are within zones 2 and 1.

Ground Conditions . . . . . . . 96% of the site is identified as Potentially Contaminated Land (Railway Line, Goods Station). Radon Area.


Habitats . . . . . . . . . . . . . . . . .Parts of the site are identified as Core Biodiversity Area within LCR Nature Improvement Area Ecological Network, due to the woodland.

Landscape . . . . . . . . . . . . . . .No landscape features have been identified within this site.

Townscape . . . . . . . . . . . . . . The site is urban in feel.

Pollution . . . . . . . . . . . . . . . .There is a PADHI Pipeline running to the southern edge of the site, the middle and outer zones cover much of the site. The western tip of the site is within a middle and outer zone for a PADHI.

Infrastructure . . . . . . . . . . . . There is a gas main runnng to the south of the site. There is also a large water main runn


Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3). Consideration would need to be given to the impact to and from the Mersey Gateway Bridge. The appropriate Utility provider should be consulted in relation to the pipelines.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Hutchinson Street.



Bus . . . . . . . . . . . . . . . . . . . . .Bus stops can be accessed on Waterloo Road. Waterloo Centre bus stop is 54m away.



Site Access . . . . . . . . . . . . . . Site has access to serve the existing uses. Any new access is likely to require agreement from the Highways Team.




Infrastructure





Open Space . . . . . . . . . . . . . Site is adjacent to the West Bank Bear Rugby Club.



Accessibility


Distance to (m) 780 Quality of Route . .West Bank (WB) is the closest Local Centre. However, Widnes town centre is situated along Hutchinson Street, Waterloo Road, Victoria Road and onto Widnes Road.




Distance to (m) 792 Quality of Route . .St Gerard's Roman Catholic Primary and Nursery School can be accessed along Hutchinson Street, Waterloo Road, Victoria Road and onto Lugsdale Road. There are footpaths on these roads but they are busy and there will be a need to cross at some point.




Distance to (m) 294 Quality of Route . .West Bank employment area can be accessed along Hutchinson Way and onto Waterloo Road.




Open Space . . . . . . . . . . . . .

Distance to (m) 280 Quality of Route . .Site is adjacent to the West Bank Bear Rugby Club.




Green Belt Report






The development of this site has the potential to impact on the biodiversity of the site. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 79% of the site is within Flood Risk Zone 3A, other parts of the site are within zones 2 and 1. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the site may be suitable for redevelopment.

Availability . . . . . . . . . . . . . .Site is considered available, once no longer required as part of the Mersey GatewayBridge Construction Area.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and satisfactory accessibility. The site is identified as an Action Area and Environmental Priority Area designation.It is considered appropriate to identify the site as a Primarily Employment Area designation.

Recommendations . . . . . . . .It is considered appropriate to identify the site as a Primarily Employment Area designation.

483Site Ref:Land between the A533 (SJB Approach) and the slip road Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 350743 / 384590


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Highways verge




Surrounding Uses . . . . . . . . Road infrastructure, Rugby club and construction area for the Mersey Gateway Bridge.





Designations






Conclusion . . . . . . . . . . . . . .The existing Action Area and Environmental Priority Area designations are considered appropriate. It is also considered that it may be appropriate to identify this site as Green Space.



Flood Risk . . . . . . . . . . . . . . . Part of the site (23%) is within Flood Zone 3A and part is Flood Zone 1.

Ground Conditions . . . . . . . Entire site is identified as Potentially Contaminated Land (Chemical Works, Corrugated Iron Works, Manure Works). Part of the site is covered by Landfill.




Townscape . . . . . . . . . . . . . . Site is urban in nature and influenced by the surrounding transport infrastructure.

Pollution . . . . . . . . . . . . . . . .Site is within a Middle PADHI zone. Part of the site is within an outer zone for a PADHI Pipeline.



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3).


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site and within the site.



Bus . . . . . . . . . . . . . . . . . . . . .No bus stops in immediate vicinity of site. Bus stops can be accessed on Waterloo Road, McKechnies bus stop is 331m away.




ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure





Open Space . . . . . . . . . . . . . Site is adjacent to the West Bank Bear Rugby Club.




Accessibility


Distance to (m) 680 Quality of Route . .Widnes Town Centre is marginally closer to the site than West Bank Local Centre. Widnes Town Centre can be accessed along Hutchinson Way and onto Victoria Road. However, access to the Town Centre is poor due to lack of pedestrianised crossing across Ashley Way West. Runcorn Town Centre is accessible across the SJB.


Distance to (m) 635 Quality of Route . .Widnes Town Centre can be accessed along Hutchinson Way and onto Victoria Road. However, access to the Town Centre is poor due to lack of pedestrianised crossing across Ashley Way West. Runcorn Town Centre is accessible across the SJB.

Primary School . . . . . . . . . . .The nearest primary school is West Bank Primary School.





Distance to (m) 347 Quality of Route . .West Bank employment area can be accessed along Hutchinson Way and onto Waterloo Road.



Distance to (m) 436 Quality of Route . . Although West Bank Medical Centre is quite close as the crow flies, it is a longer walk as it is located on the other side of Queensway.

Open Space . . . . . . . . . . . . .

Distance to (m) 579 Quality of Route . .Site is adjacent to the West Bank Bear Rugby Club.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. However, it will also lead to the re-use of a potentially contaminated site, which will have beneficial impacts. There is a flood risk associated with this site. Part of the site (23%) is within Flood Zone 3A and part is Flood Zone 1. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the location of this site within the highway infrastructure limits its suitability for development.

Availability . . . . . . . . . . . . . .Site is considered available.



SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to significant physical constraints; have poor connectivity and poor accessibility. The site is identified as an Action Area and Environmental Priority Area designation.

It is considered appropriate to identify this site as Green Space.

Recommendations . . . . . . . .It is considered appropriate to identify this site as Green Space.

484Site Ref:Land to the south of the rail line and west of Waterloo Road Map Ref:

Address: . . . . . . . . Waterloo Road


Site Description

Proposal

Grid Ref: 351130 / 384811


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Construction area for the Mersey Gateway Bridge



Previous Use . . . . Road Infastructure

Surrounding Uses . . . . . . . . Rail line and employment.





Designations






Conclusion . . . . . . . . . . . . . .The existing Action Area and Environmental Priority Area designations are considered appropriate.



Flood Risk . . . . . . . . . . . . . . . 100% of the site is within Flood Risk Zone 3A.

Ground Conditions . . . . . . . Radon Area. Potentially Contaminated Land appears to be cover the whole site. There are trees and vegetation within the site.






Infrastructure . . . . . . . . . . . . The Mersey Gateway Bridge is constructed in close proximity to this site.


Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3). Consideration would need to be given to the impact to and from the Mersey Gateway Bridge.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site on Victoria Road.


Train . . . . . . . . . . . . . . . . . . .Site is adjacent to the rail line. However the site is not considered to be within walking distance of either Widnes, Hough Green, Rainhill or Halewood Train Stations.

Bus . . . . . . . . . . . . . . . . . . . . .There is a bus stop on Victoria Road, in close proximity to the site (3m away).




ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure









Accessibility










Distance to (m) 382 Quality of Route . .Site is on the edge of West Bank employment area.








Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 100% of the site is within Flood Risk Zone 3A The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the site may be suitable for redevelopment.

Availability . . . . . . . . . . . . . .Site is considered available, once no longer required as part of the road infrastructure or part of the Mersey Gateway Construction area.



SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to significant physical constraints; have satisfactory connectivity and good accessibility. The site is identified as a Action Area and Environmental Priority Area designations.

It is likely that this site will be identified as within the existing wider Primarily Employment Area.

Recommendations . . . . . . . ..It is considered appropriate to identify the site as a Primarily Employment Areadesignation.

485Site Ref:Land to the south of the rail line and east of Waterloo Road Map Ref:

Address: . . . . . . . . Waterloo Road


Site Description

Proposal

Grid Ref: 351294 / 384831


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Construction area for the Mersey Gateway Bridge

Proportion of Site Covered by Buildings . . . . Proportion of Buildings currently in use . . . . . .


Previous Use . . . . Road infrastructure

Surrounding Uses . . . . . . . . Rail line and employment.





Designations






Conclusion . . . . . . . . . . . . . .It is considered that this site could be identified as part of the Primarily Employment Area.



Flood Risk . . . . . . . . . . . . . . . 80% of the site is within Flood Risk Zone 2 and 19% is within Zone 3A.

Ground Conditions . . . . . . . Radon Area. 99% of the site is Potentially Contaminated Land (Baths, Chemical Works).





Pollution . . . . . . . . . . . . . . . .PADHI Outer Zone.

Infrastructure . . . . . . . . . . . . There are large water mains to the south of the site. The Mersey Gateway Bridge is cons


Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3). Consideration would need to be given to the impact to and from the Mersey Gateway Bridge.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Victoria Road.



Bus . . . . . . . . . . . . . . . . . . . . .There is a bus stop on Victoria Road, in close proximity to the site (15m away).




ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure









Accessibility










Distance to (m) 378 Quality of Route . .Site is on the edge of West Bank employment area.








Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. 80% of the site is within Flood Risk Zone 2 and 19% is within Zone 3A. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be suitable for employment uses, or for uses that would support employment in the wider area.

Availability . . . . . . . . . . . . . .Site is currently within the Mersey Gateway construction area, but is likely to be handed back to the Council.



SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to significant physical constraints; have satisfactory connectivity and good accessibility. The site is identified as a Action Area and Environmental Priority Area designations.It is considered that this site could be identified as part of the Primarily Employment Area.

Recommendations . . . . . . . .It is considered that this site could be identified as part of the Primarily Employment Area.

498Site Ref:Land between Waterloo Road and Spike Island Map Ref:

Address: . . . . . . . . Waterloo Road, West Bank


Site Description

Proposal

Grid Ref: 351340 / 384582


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Part of the site to the north has been cleared as part of the construction of the Mersey Gateway Bridge. Remaining uses include Landscape World and Dane House.


Buildings on Site . . . . . . . . . Dane House and employment units.

Previous Use . . . . Employment uses

Surrounding Uses . . . . . . . . Spike Island, Employment, land cleared as part of the Mersey Gateway Bridge construction and the canal.

Planning History . . . . . . . . . 14/00470/COU - Proposed change of use from B1 to D1, Substance Misuse and Counselling Service at Aston Dane House, Waterloo Road.Mersey Gateway related applications.

Ownership . . . . . . . . . . . . . . 46 % Council Ownership




Designations






Conclusion . . . . . . . . . . . . . .It is considered that the existing Action Area and Environmental Priority Area designations are appropriate. It is also considered it may be appropriate to identify the area as a Primarily Employment Area.


Flood Risk . . . . . . . . . . . . . . . Site is identified as being entirely within Flood Zone 3A, and a flood risk assessment would be required.

Ground Conditions . . . . . . . Radon area covers part of the site. Majority of site is considered to be Potentially Contaminated Land (95%). Part of the site has been cleared as part of the work on the Mersey Gateway Bridge, part of the site is developed and in use, buildings and hardstanding.


Habitats . . . . . . . . . . . . . . . . .Site is adjacent to the Canal and Spike Island.

Landscape . . . . . . . . . . . . . . .Site is adjacent to the Canal and Spike Island.

Townscape . . . . . . . . . . . . . . The site is at the edge of the urban area, surrounded by employment uses to the north, west and south with open spaces to the east.

Pollution . . . . . . . . . . . . . . . .PADHI Pipeline. PADHI Outer Zone. Landfill Site. Radon Area. Potentially contaminated land within the site.

Infrastructure . . . . . . . . . . . . Proximity to Canal. The Mersey Gateway Bridge is being constructed in close proximity t


Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration would need to be given to the impact to and from the Mersey Gateway Bridge. A Flood Risk Assessment will be required for this site, to ensure flood risk to the proposed development is considered, as well as the impact development will have elsewhere on people and property. Site specific Flood Risk Assessment should steer development away from high flood risk areas (flood zone 2 and 3). HSE should be consulted in relation to the PADHI.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths adjacent to the site on Waterloo Road.

Cycling . . . . . . . . . . . . . . . . . .On road access. Close to Route 62 of the National Cycle Network.


Bus . . . . . . . . . . . . . . . . . . . . .The nearest bus stop is at the former Waterloo Centre. There is a bus route along Waterloo Road. Waterloo Centre bus stop is 8m away.


Waterways . . . . . . . . . . . . . . Site is adjacent to the St Helens / Sankey Canal.

Site Access . . . . . . . . . . . . . . Site has access to serve the existing uses. Any new access is likely to require agreement from the Highways Team.


Conclusion . . . . . . . . . . . . . . The site is considered to have excellent connectivity, although further smaller scale improvements may be required dependent on the development proposed.


Infrastructure





Open Space . . . . . . . . . . . . . Spike Island Open Space can be easily accessed along Waterloo Road and onto Mersey Road.



Accessibility


Distance to (m) 534 Quality of Route . .West Bank Local Centre can be accessed along Waterloo Road, onto Mersey Road and through the residential area.
















Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. There is a flood risk associated with this site. Site is identified as being entirely within Flood Zone 3A. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability


Availability . . . . . . . . . . . . . .Site is currently in use.

Viability . . . . . . . . . . . . . . . . Site is currently in use.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and good accessibility. The site is identified as a Action Area and Environmental Priority Area designation.It is considered appropriate to identify the site as a Primarily Employment Area designation.


Technical Report December 2017 EL069t · 2020. 5. 20. · within Flood Zone 2, 29% is in Zone 3A...

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Transcript of Technical Report December 2017 EL069t · 2020. 5. 20. · within Flood Zone 2, 29% is in Zone 3A...