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Royal Doulton, Burslem (NLP Ref: ST50)

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Royal Doulton, Burslem (NLP Ref: ST50) BARRIERS TO DELIVERY: GROSS SITE AREA: 4.6 ha Limited market interest/Proximity to incompatible ESTIMATED NET DEVELOPABLE AREA: 4.6 ha uses/Financial viability issues Amounting to 4.6ha this site fronts onto Nile Street in the north west of the City and is now cleared but formerly comprised the Royal Doulton factory, which closed in 2005. The surrounding area is mixed in terms of use and includes nearby housing. The site, which is situated within the Burslem conservation area, was sold onto St Modwen who began site clearance works in 2008 to provide a mixed use schemeto include a new enterprise centre of c. 6,500 sqm (presumably comprising small B1 units and workshops). However, the recession ensured that a start on this never occurred and it is understood that this permission has now lapsed28. No other development or environmental constraints were identified, although the site has relatively poor local access, since Neil Street is a narrow, one way road that is probably unsuitable for HGVs. The site is considered as having good access to a range of local amenities and services, and is just a short distance away from the A50. In addition, the site has very good access to public transport. However, the fact that it is situated within a conservation area, with housing nearby, coupled with high development costs is likely to preclude development of this site for employment use in isolation. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Consider for mixed use with an element of employment 28 As per application ref: 47897/CAC 9932770v7 Holdcroft Honda, Sneyd Street, Cobridge (NLP Ref: ST51) BARRIERS TO DELIVERY: GROSS SITE AREA: 0.72 ha None identified ESTIMATED NET DEVELOPABLE AREA: 0.22 ha Located on the north side of Sneyd Street at its junction with Leek New Road (the A53) in Cobridge, this partially developed site (0.72ha) mainly comprises a Honda car showroom/garage. In addition, to the east of the garage building there is a piece of land which is currently disused and overgrown. The site occupies a prominent location on Sneyd Street and the surrounding area mainly consists of industrial uses, although there is some housing to the south and a park to the northwest. Local access is unconstrained and no development or environmental constraints were identified. There are nearby services and amenities and the site has good access to labour. In addition, the site has good access to the strategic road network (the A50) and is within 400m of numerous bus stops. However, while the Honda car showroom will be a source of local employment, it is a ‘sui generis’ activity. Should Honda vacate this site in the future, given its frontage onto Sneyd Street it may be suitable for B1 or B8 purposes. OVERALL SITE GRADE: Good SITE RECOMMENDATION: Retain for employment use 9932770v7 Former Focus DIY, Milburn Road, Cobridge (NLP Ref: ST52) BARRIERS TO DELIVERY: GROSS SITE AREA: 0.64 ha N/A (fully developed) ESTIMATED NET DEVELOPABLE AREA: 0 ha This site amounts to 0.64ha (gross) and is located on Cobridge Industrial Estate, which predominantly comprises B2/B8 stock with ancillary office space. The site consists of a steel framed warehouse amounting to 2,582sqm which was previously used by Focus DIY, but was vacant for some time further to the retailer going into administration. In 2013 a change of use to B1/B2/B8 was granted29 and the unit is now occupied as a trade counter by UK Window Systems. The site has ample car parking and a good frontage onto Leek New Road (the A53). Local access is unconstrained and no development or environmental constraints were identified. There are nearby services and amenities and the site has good access to labour. In addition, the site has very good access to the strategic road network (the A50) and is within 400m of numerous bus stops. OVERALL SITE GRADE: Good SITE RECOMMENDATION: Retain for employment use 29 As per permission: 55546 9932770v7 Garth Street, Hanley (NLP Ref: ST53) BARRIERS TO DELIVERY: GROSS SITE AREA: 2.14 ha Possibility of fragmented ownership/Little market ESTIMATED NET DEVELOPABLE AREA: 1.43 ha interest This irregular shaped site is situated on the eastern fringe of the city centre. Amounting to 2.14ha, the site extends from Hillcrest Street in the south to Upper Hillchurch Street in the north; and is bordered by Potteries Way (the A50) in the west and by Garth Street/ Grafton Street in the east. The area surrounding the site consists of both commercial/industrial premises – which varies in terms of age, speciation, and size - and housing. The southern part of the site notably features a mainly single storey office building (the head office of Unity, the trade union organisation) and it also includes a small amount of industrial stock, including a warehouse occupied by Speed Electric Services. However, several surface car parks, serving both the city centre and the immediate area, account for most of this site. Land Registry GIS data indicates 26 freehold plots on the site, which gives a strong indication that it may be constrained by fragmented ownership – this issue may significantly erode market interest in this site for employment purposes. Conversely, as the site is within walking distance to the city centre it has excellent access to labour, public transport and a broad range of amenities/services. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Consider for alternative uses 9932770v7 East and West Precincts, Hanley (NLP Ref: ST54) BARRIERS TO DELIVERY: GROSS SITE AREA: 6.83 ha Major retail-led mixed-use redevelopment of a busy ESTIMATED NET DEVELOPABLE AREA: 0 ha part of the city centre - development of office component is dependent on development of retail space, the success of Smithfields and obtaining vacant possession of this part of the site This site amounts to 6.8ha and is centred on the West and East Precincts, which together with the adjoining, surrounding streets is earmarked to be redeveloped, in a major retail led mixed-use scheme which will include a new bus station, a hotel, and 4,300sqm of office space30. The site is mainly situated to the east of Lichfield Street and is generally bounded by Old Hall Street to the north and Potteries Way (the A50) to the east and south. Outline approval for the scheme was granted in 2009 and since then the focus has centred on providing a new bus station, which was completed in early 2013. Realis Estates (the developer taking this scheme forward), is currently understood to be progressing plans to provide six new retail units on Parliament Row, much of which (including the office provision) is yet to be delivered. While some of the buildings throughout the site are vacant this continues to be a busy part of the city centre. The site is in single ownership and forms a key part of the city centre, which has a diverse range of services and amenities. No development or environmental constraints were identified. OVERALL SITE GRADE: Very good SITE RECOMMENDATION: Consider for mixed-use with employment element 30 Details as per outline proposal (48935/OUT) 9932770v7 Trinity St/Marsh St North, Hanley (NLP Ref: ST55) BARRIERS TO DELIVERY: GROSS SITE AREA: 0.24 ha Limited market interest/Potential financial viability ESTIMATED NET DEVELOPABLE AREA: 0.24 ha issues Located on the east side of Marsh Street North at its junction with Trinity Street, this cleared 0.24ha site in Stoke’s city centre is mainly being used as a pay and display surface car park. In 2009 permission was granted to redevelop the site by providing a mixed-use scheme that would have included 2,753 sqm of B1 office space and this was subsequently renewed in 201131. The surrounding area features city centre office buildings, but this stock appears to be mostly dated/poorly specified and the low rents that this grade of accommodation is likely to command may undermine the financial viability of redeveloping this site as an office scheme. However, given its location, this site has excellent access to labour, public transport and a broad range of amenities/services. In addition, local access is unconstrained and the A50, the nearest strategic road, is only c.400m from the site. OVERALL SITE GRADE: Good SITE RECOMMENDATION: Retain for employment use 31 As per permissions 46120/FUL and 52516 9932770v7 Chatterley Whitfield (NLP Ref: ST56 /LA Ref: 2455) BARRIERS TO DELIVERY: GROSS SITE AREA: 12.27 ha Complex – Green Belt site is designated as a ESTIMATED NET DEVELOPABLE AREA: 0 ha scheduled ancient monument with many buildings which are listed and/or in a poor state of repair. Location is also poor. Located off the A527 on the outskirts of Stoke, Chatterley Whitfield is considered to be the most comprehensive surviving deep mine in England and accordingly it is designated as a Scheduled Ancient Monument and several buildings on the site have listed building status. The 12.27ha site is mainly surrounded by fields, although there are some residential properties on its southern border. Mining here ceased in 1976 and it later benefited from a number of regeneration initiatives. This included the development of a new roundabout to the site from the A527; upgrading its access road, which is of a good standard; and the refurbishment of several buildings that now form the Chatterley Whitfield Enterprise Centre. The latter comprises small 22 office/workshop units for the intended use of local SMEs and has ample car parking. However, it is evident that significantly more needs to occur at this site. With the exception of the Enterprise Centre many buildings are in a very bad state of disrepair, and the costs involved with rectifying these issues, together with the added complexity of scheduled ancient monument/listed building status, is inhibiting this site from coming forward for employment purposes.
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