3.1 – Alternative Sites Report Hamptons Property LLP Holditch House, Holditch Road – Environmental Statement 110430-1 (00) Alternative Sites Report for the Proposed Relocation of Tidysite Skip Services Ltd. and Hamptons to Holditch House, Holditch Road, Chesterton, Newcastle under Lyme Staffordshire Prepared by: J C Hinson FRICS FAAV HINSON PARRY & COMPANY 5 KING STREET NEWCASTLE-UNDER-LYME STAFFS ST5 1EN TEL: 01782 713444 FAX: 01782 713863 EMAIL: [email protected] WEBSITE www.hinsonparry.co.uk Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons INDEX Page 1.0 Introduction 3 2.0 Site Criteria 2.2 Location 3 2.3 Neighbourhood 4 2.4 Size 4 2.5 Environment 5 2.6 Tenure 5 2.7 Road Networks, Site Access and Egress 5 3.0 Sites Investigated by the Applicant 6 3.4 Site A - Meaford Power Station 6 3.5 Site B - Moorfields Industrial Estate 7 3.6 Site C - Land at Redhills Road, Milton 7 3.7 Site D - Land at Scotia Road, Tunstall 8 3.8 Site E - Land at Howle Close, Chesterton 8 3.9 Site F - Land adjoining Armstrong’s Vehicle Salvage, Apedale Road, Chesterton 9 3.10 Site G – Ravensdale Sports Field off Chemical Lane, Longbridge Hayes 9 3.11 Site H – Former Refinery, Chemical Lane, Longbridge Hayes 9 3.12 Site I - Twyford’s Factory, Cliffe Vale, Stoke 10 3.13 Site J - Excelsior Works, Cliffe Vale, Stoke-on Trent 10 3.14 Site K – Former Factory Linley Road, Alsager 11 3.15 Site L – J&T Steel, Berry Hill Road, Fenton 11 3.16 Site M - Churchill China, Whieldon Road, Stoke 11 3.17 Site N - Land at Parkhouse Industrial Estate East 12 3.18 Site O - Chantler’s Timber Yard, Madeley Heath 12 3.19 Site P - McGuinness’s Yard, Middleport 13 3.20 Site Q - Jesse Shirley Factory, Etruscan Road, 13 Cliffe Vale 4.0 Emerging Waste Core Strategy 13 5.0 The Proposed Site 14 6.0 Conclusion 15 2 Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons 1.0 Introduction 1.1 This report has been produced by John C Hinson FRICS FAAV of Hinson Parry and Company, 5 King Street, Newcastle under Lyme, Staffordshire, Chartered Surveyors, Estate Agent and Auctioneers. 1.2 Joint instructions to prepare an Alternative Sites Report were received from Mr Andrew J Hampton of Hamptons, Field House, Keele Road, Newcastle under Lyme, Staffordshire and Mrs Elizabeth J Hampton of Tidysite Skip Services Ltd., Parkhouse Road East, Parkhouse Industrial Estate East, Chesterton, Newcastle under Lyme, Staffordshire. John Hinson received these instructions on the 21 st November 2011 after providing advice and assistance to Mr and Mrs Hampton on the procurement of an appropriate site for the relocation of the two businesses during the period 2007-2011. 1.3 Andrew and Elizabeth Hampton wish to relocate their two businesses onto a single site. Hamptons currently operates from a single site at Field House, Keele Road, Newcastle under Lyme. Tidysite Skip Services Ltd. currently operates from two sites, Parkhouse Road East, Parkhouse Industrial Estate East, Chesterton, Newcastle under Lyme and Turner Crescent, Loomer Road, Chesterton, Newcastle under Lyme. 1.4 Since commencing the search in 2007, to find a site large enough for the amalgamation of the two businesses, some 17 sites have been investigated for potential suitability. This report deals with those sites which have all been considered in detail. 2.0 Site Criteria 2.1 Each of the sites investigated have been considered in relation to 6 key requirements. 2.2 Location The principal consideration in terms of location is the area of source. The majority of waste processed through Tidysite Skip Services Ltd is collected by the company directly from businesses and private individuals local to Newcastle- under-Lyme and North Staffordshire. To facilitate this Tidysite Skip Services Ltd. operates a fleet of skip and waste collection vehicles from its Newcastle-under- Lyme bases. 2.2.1 Hamptons deals with waste metals, end of life vehicles and plant and equipment for resale. These are sourced from local businesses, with materials delivered directly to the premises at Keele Road, Newcastle-under-Lyme, and nationally. Hamptons operates a fleet of various sized skip, container, flatbed and articulated vehicles. 3 Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons 2.2.2 The principal area of source for both Tidysite Skip Services Ltd and Hamptons is Newcastle-under-Lyme and the surrounding area which extends to a radius of approximately 10 miles. The majority of the business is generated to the west side of The Potteries conurbation. A prime consideration is easy access to the M6 motorway and A50 M1/M6 Link Road. 2.2.3 Processed materials from both businesses are distributed nationally, and in some cases internationally. The principal commodity distributed locally is the recycling residue which is sent to landfill at one of the local waste tips. These are located at Cannock, Moor Green, Crewe or here at Whalley’s Quarry in Newcastle- under-Lyme. For distribution it is important there is immediate access to main arterial routes such as the A34 or the A500 Queensway. 2.2.4 Adding all these factors together the area of search was narrowed to a radius of 5kms of Newcastle-under-Lyme Town Centre. To be suitable a site must be within this central area of operation. 2.3 Neighborhood 2.3.1 The nature of the site and locality including current site designations were considered. Sites within principally residential are thought to be unsuitable. Sites of prominence, such as those close to major roads or ‘gateways’ to settlements , or those in exposed positions where adequate screening cannot be achieved, are unlikely to receive favorable planning consideration. 2.3.2 Existing use or the previous uses of sites are considered alongside planning and development designations. Greenbelt, Open Countryside and Conservation Areas are inappropriate, as is previously undeveloped land. Sites previously used for business, commercial or industrial purposes are more appropriate, existing land use classifications were therefore considered. 2.4 Size 2.4.1 To accommodate the amalgamation of the three existing sites, and enable the businesses to invest in new technology and infrastructure, a site larger than the gross of the three existing sites is required. The processing elements of the businesses need significant improvement to achieve the targeted 95% recycling objectives. Where possible processing facilities are best located under cover and therefore the new site should be suitable for the construction of: - a recycling and sorting building in the region of 3000m², - a cardboard and plastic compaction building of approximately 800m², - a ferrous metal sorting building of approximately 750m², - and vehicle repair, depollution and breaking workshops of 2500m². 4 Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons 2.4.2 In addition to these substantial buildings there will be: - in and out weighbridges, - office facilities, - a welfare block, - staff and visitor parking, - heavy goods vehicle turning areas. 2.4.3 Due to the size and nature of the materials and vehicles to be processed on site there is a need for large open outside receiving and storage areas. Approximately 3.5 acres will be required which will allow sufficient space between stocks for movement with handling equipment and maneuvering with heavy goods vehicles. 2.4.4 The total requirement for the operation is approximately 12 acres which will give sufficient tolerance for appropriate environmental screening and mitigation measures. 2.5 Environment 2.5.1 The sites must be capable of delivering the required facilities and mitigation measures. 2.5.2 Sites which are heavily contaminated and cannot effectively be remediated are not suitable as groundwork will be required to establish the large yard areas and to construct the processing buildings. Filled or made up ground is also unsuitable due to the excessive cost of piling foundations. Similarly ground water levels and site drainage will have a significant impact on the suitability of a site. The topography of the site is important as operational use of the development is dependent upon a level platform. 2.5.3 Environment and habitat are an important factor in determining suitability. The presence of protected species or important habitats needs to be considered alongside any appropriate mitigation measures which can be reasonably delivered. The site should be capable of providing landscaping to reduce any visual or audible impacts that may occur. 2.6 Tenure 2.6.1 It is not considered feasible to develop a facility of this nature upon leasehold premises. The significant investment required prohibits short term occupation, or the grant of temporary, as opposed to permanent, planning permission. 2.7 Road Networks, Site Access and Egress 2.7.1 Access to the site must be suitable for use by large and heavy goods vehicles, with good connectivity to both the defined area of source and the national road network. Locations close to traffic hot spots are unfavorable and locations which would require HGV’s to pass through residential areas are unsuitable. 5 Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons Connectivity to local arterial routes and the national motorway network is key to ensure business traffic operates efficiently without causing harm or disturbance to third parties. 3.0 Sites Investigated by the Applicant 3.1 On each occasion a potential site was identified it was thoroughly examined to see if it could meet all or any of the criteria detailed above. The sites investigated included those marketed for sale, those which appeared vacant or redundant, and those, whilst occupied, may become available for purchase.