3.1 – Alternative Sites Report

Home , Armitage Shanks, Burslem, Churchill China, Cobridge, Meaford Power Station

Hamptons Property LLP Holditch House, Holditch Road – Environmental Statement 110430-1 (00)

Alternative Sites Report

for the

Proposed Relocation

Tidysite Skip Services Ltd. and Hamptons

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

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.

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.

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.

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.

3.2 Plans identifying the location of the sites investigated are shown at Appendix A and Appendix B.

3.3 Recently a letter was sent to all commercial agents within Stoke on Trent, as well as the major regional and several national agents. The letter requested details of suitable sites within the Newcastle under Lyme area. A copy of the letter is attached at Appendix C.

3.4 Site A - Meaford Power Station

3.4.1 An 85acre site with outline planning permission for 1.2million sq.ft. of warehousing, industrial, office and business support facilities, at Meaford near Stone, Staffordshire. This site was formally a coal fired power station. The approved plans incorporate improved access to the development site including a new main access and roundabout junction. The site is situated within close proximity to the A34 dual carriageway, equidistant between junction 14 and 15 of the M6 motorway. The site is in excess 14km from the centre of Newcastle under Lyme.

3.4.2 The approved plans are for covered warehousing and industrial units, the largest of which is 400,000 sq.ft. or 9.2 acres with limited outside storage space. The area is rural with the surrounding land use mature woodland or agriculture. Whilst available freehold or leasehold, the current owners, St Modwen, insist all planning and development work is carried out by themselves. They require a significant stakeholder to commit to the site before any of the sites initial infrastructure is provided. This includes the new access. Development will have little impact upon the road networks surrounding Stone but the A34, particularly through Trent Vale, does not provide the best access to Newcastle-under-Lyme and the business area of source.

3.4.3 This site was rejected because Meaford is too far from the core operational area, the development is in its infancy and the developers are unwilling to carry out the necessary work to open it up without commitment from other flagship occupants. This site is not suitable for the current operational requirements of Tidysite Skip Services Ltd and Hamptons.

Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons

3.5 Site B - Moorfields Industrial Estate

3.5.1 Moorfields Industrial Estate is an existing development of individually let industrial units and open secure storage areas spread over an area of approximately 17acres. The freehold interest in the site has been marketed for sale. The site is fragmented by 25 separate tenancy agreements which are generally held on 5 year terms without any security of tenure. The storage of caravans and vehicles in secure yards is carried out on a licence holder basis. The site is situated off the A519 between Eccleshall and Newcastle under Lyme approximately 11.5km from Newcastle Town centre.

3.5.2 The industrial estate is in a rural location and is within half a mile of the nearby villages of Swynnerton and Cotes Heath. Although the industrial estate is surrounded by open fields it is well established and protected by mature trees, which provide excellent screening. There is adequate existing access for commercial vehicles and Moorfields is well connected to the motorway network. However, access to the core operation area is impeded during the rush hour by the traffic lights at Hanchurch crossroads and the build up of traffic using Junction 15 of the M6 motorway. Disruption to the motorway, which is common, can gridlock the area.

3.5.3 The site is developed and as such it is unlikely that there would be many environmental limitations. Parts of the site do contain areas of unmanaged grassland which would require further investigation for the presence of protect species.

3.5.4 Moorfields Industrial Estate was rejected as it is located too far away from the core operational area, the complex nature of the current occupations impedes immediate development and the current owner’s price aspirations are unrealistic .

3.6 Site C - Land at Redhills Road, Milton

3.6.1 The former premises of PVH Engineering, now offered for sale with 26.69 acres, including an industrial building of approximately 6,600m², with an equivalent area of open yard. The balance of the land is previously undeveloped low grade agricultural. Currently vacant but last used for casting heavy concrete beams, some level of remediation is probable.

3.6.2 Located off Redhills Road, Milton, the site is particularly deficient in terms of access, despite its previous industrial heritage. From Leek Road, A5009, the route is via Birches Head Road and Redhills Road which is partially weight restricted and unsuitable. The alternative route is from Leek New Road, A53, via Maunders Road, Foxley Lane and Milton Road, all of which run through an established residential district. Connections to Newcastle-under-Lyme are via Leek New Road, Leek Road and Etruria, all routes that are regularly congested. The site is 9 km from Newcastle Town Centre.

Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons

3.6.3 The surrounding area is predominantly residential interspersed with some industrial sites and a little agriculture. It is typical of a district which evolved pre planning control. A large part has an impeded drainage status and is likely to provide habitat for protected species.

3.6.4 This site was rejected as it is too far from the core operational area, has poor access, egress and road connections, and a large part of the land is likely to be considered unsuitable for further industrial development.

3.7 Site D - Land at Scotia Road, Tunstall

3.7.1 This is an area of approximately 22 acres of land off Scotia Road, Tunstall which has remained derelict for a long period of time. It is the site of the former Cobridge Brick and Tile Works and is a clay pit, now filled. The surface area has been naturally regenerated with scrub and will form an urban habitat which will need careful investigation.

3.7.2 Access is off Scotia Road, Tunstall and the surrounding area old established residential property with commercial development. Scotia Road is a principal thoroughfare linking the two towns of Tunstall and Burslem and the site is approximately 7kms from Newcastle Town Centre.

3.7.3 This site has been rejected. Whilst it lies on the edge of the core area of operation, the filled nature of the land would necessitate deep piled foundations, which would be uneconomic, and the site is overlooked on its eastern flank by established residential property. It is currently not offered for sale.

3.8 Site E - Land at Howle Close, Chesterton

3.8.1 At the time of our enquiry the site was owned by Newcastle Borough Council and was offered for sale with vacant possession. It comprised 4.5 acres of land capable of development and 3 acres of land which was restricted to amenity use only. It had previously been a marl hole, before being filled with inert waste. A copy of a ground investigation report made available to us indicated a very high water table.

3.8.2 The surrounding area is principally industrial and, although the site is within relative proximity to residential property, the general topography renders it reasonably well screened.

3.8.3 Access was suitable for HGV’s provided the weight permitted route from the A34 via Parkhouse Road West, Cedar Road and Audley Road are used. The shorter route via the centre of Chesterton is prohibited. In consequence the actual distance travelled from the centre of Newcastle-under-Lyme is 7kms. An attempt was made to acquire the site to accommodate Tidysite Skip Services Limited as a temporary measure. However, it was discovered the cost of piled foundations to support principal buildings was prohibitive and the site was sold to a competitor business.

Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons

In any event it would not have fulfilled the criteria of providing a large enough area to consolidate both businesses which is the purpose of the project

3.9 Site F - Land adjoining Armstrong ’s Vehicle Salvage, Apedale Road, Chesterton

3.9.1 The area is approximately 7.5 acres and has been unoccupied for many years. It has regenerated a natural mix of grass and scrub habitat which may now provide a suitable environment for protected species as there are areas of standing water in the locality. This land has a history of industrial use and misuse. Records indicate it was once the site of a coking plant and some remediation may be necessary. Whilst not directly overlooked by residential property, there is a strong feeling in Chesterton that the Apedale Valley should be protected and there was significant local opposition to the application made to establish the operation at Armstrong’s Vehicle Salvage .

3.9.2 The area has the benefit of being level and does not appear to suffer any significant drainage difficulties. That may well be the result of the filled nature of the ground material.

3.9.3 Access is via the same weight permitted but convoluted route from the A34, via Waterhayes residential estate. In consequence the actual distance travelled from the centre of Newcastle is in excess of 8 kms.

3.9.4 This site is considered too small to accommodate the consolidated businesses but efforts were made to acquire it from the present owner. He was not prepared to sell to what he considered to be a competitor business.

3.10 Site G – Ravensdale Sports Field off Chemical Lane, Longbridge Hayes

3.10.1 A level area of land situated between the railway line and the Trent and Mersey Canal with frontage to Copp Lane. Access is via Chemical Lane and the site lies within very close proximity to the interchange between the A527 (Reginald Mitchell Way) and the A500 Queensway.

3.10.2 Access renders the site unusable. There is a narrow bridge over the railway line which is restricted to 3.5 tonnes. The current designated use as a sports field would render any proposal for the desired use inappropriate and probably unacceptable to Sport England.

3.10.3 Site rejected for reasons of adverse planning and access.

3.11 Site H – Former Refinery, Chemical Lane, Longbridge Hayes

3.11.1 Providing an area of approximately 6.5 acres on the eastern side of Chemical Lane, this site has remained unoccupied for an extended period of time. Known to be heavily contaminated with hydrocarbons, it was concluded the potential cost of remediation was prohibitive.

Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons

3.11.2 In many other respects it would have been a suitable location for the applicant’s proposed use as it addresses the criteria for the search. It is in the right location, it’s surrounded by industrial users and not comp romised by residential property. It was of sufficient size, is within the core operation area and has excellent access to the A500 Queensway. However, part of the site is no longer available as it has been purchased and is occupied by a competitor business (Moores Metals).

3.11.3 Site rejected for reasons of potential high cost of remediation and now, no longer available.

3.12 Site I - Twyford’s F actory, Cliffe Vale, Stoke

3.12.1 The ex Twyford’s factory site adjoins the Trent and Mersey canal at the junction of Shelton New Road and Etruscan Street and is within a designated conservation area of significant historical interest. It extends to approximately 5 acres and incorporates several buildings used over the years for the production of earthen sanitaryware. The buildings are known to contain high levels of asbestos.

3.12.2 The factory fringes the existing industrial area, which is now mixed use, following the conversion of some buildings to apartments and new build, at the northern end of Etruscan Street. It has good access to both the local and national road networks and is only 2 kms from Newcastle town Centre. The site area is approximately 5 acres.

3.12.3 Considered for the relocation of the Tidysite Business alone, informal discussions with Stoke-on-Trent City Council indicated an application would be strongly resisted because of the local conservation area status.

3.12.4 The site was rejected for reasons of adverse planning and insufficient size.

3.13 Site J - Excelsior Works, Cliffe Vale, Stoke-on Trent

3.13.1 This was the former Armitage Shanks earthenware factory, which at the time of investigation still belonged to the company. The whole site measures approximately 17 acres of hardstanding with a number of industrial buildings. It is bounded on its eastern flank by the railway line and on its western flank it has frontage to Garner Street. The Fowley Brook flows through the centre.

3.13.2 Mitigation measures would have been necessary to protect the brook from any potential contamination, but limited landscaping would have been necessary as the surrounding property is predominantly of an industrial nature. Development might have been compromised by a number of substantial culverts that pass beneath it and some of the land may have been filled.

3.13.3 Access was from Garner Street, off Shelton New Road, with good associated links with the A500 Queensway. Development would have necessitated an

Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons

expensive bridge over the Fowley Brook but the cost was acceptable. The site is within 2 kms of Newcastle Town Centre and thereby the area of core operation.

3.13.4 The applicant tendered for the site but the tender process proved to be a valuation exercise. Agreement had already been reached with Stoke Regeneration for them to acquire it to accommodate small business starter units. Attempts were made to acquire the northern portion of approximately 12 acres, but the regeneration body, through Jackie Ginnane, were not prepared to sell to the applicant.

3.14 Site K – Former Factory Linley Road, Alsager

3.14.1 Located just to the north of the traffic lights at Butt Lane (junction of A34/A5011 Lindley Road) this former factory premises, on a site of 7.65 acres, is now derelict and heavily vandalised. The premises are overlooked by residential property and would be expensive to develop, due to the high cost of demolition of the structures, which cover most of the site, and which are likely to contain a lot of asbestos insulation material.

3.14.2 Well located in transport connectivity terms, and towards the northern end of the core operational area, it would need an improved road layout to accommodate the proposed number of vehicle movements gaining access or egress.

3.14.3 The site was not available for sale as the current owner is only prepared to re-let.

3.14.4 Rejected due to insufficient size, potential planning restrictions associated with nearby residential property and the own er’s refusal to sell.

3.15 Site L – J&T Steel, Berry Hill Road, Fenton

3.15.1 Berry Hill Road runs off Victoria Road (A50) immediately to the south of the A5009 Leek Road and Hanley City Centre. It is on a site previously occupied by British Coal and extends to approximately 7.2acres.

3.15.2 The site is suitable in terms of the surrounding property, which is industrial or commercial in nature, but unsuitable as The Potteries traffic connections with the core operational area are largely unimproved and heavily congested.

3.15.3 The site was rejected on the grounds of it being too far from the core centre of operation.

3.16 Site M - Churchill China, Whieldon Road, Stoke

3.16.1 This is an area of approximately 15 acres and comprised a former China Pottery works but is now largely derelict and covered with naturally regenerated scrub. A large amount of demolition would be required to provide a cleared site and it was concluded there may well be complications with protected species associated with the nearby canal.

Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons

3.16.2 The shape of the site was inefficient. It is narrow and situated between the Trent and Mersey canal and the A500. The surrounding area is of an industrial nature but there is residential property, a sports field and school situated in close proximity.

3.16.3 Traffic connections are good via the A500 Queensway and the site only 4.2 kms from the centre of Newcastle. However, the site is very visible from the adjoining A500 and A50 roads and close to the centre of Stoke-on-Trent. For these reasons landscape screening for the proposed use was considered to be difficult.

3.16.4 Site rejected for its inappropriate shape, landscape difficulties and congested nature of local roads.

3.17 Site N - Land at Parkhouse Industrial Estate East

3.17.1 Located at the far end of Parkhouse Road East and extending to approximately 27 acres, this area of land has lain undeveloped for many years. It is understood to be currently owned by Violia Environmental. The surface area is predominantly rough grassland broken by areas of scrub, with no internal boundaries. Having lain vacant for so many years it is now heavily trespassed and there is potential for possessory footpaths to be claimed or village green status. No public records are available but it is believed the site is heavily contaminated. Access is via Parkhouse Road East but there is only a narrow driveway from the end of the road into the site (approx. 12 ft in width). The topography has a gentle, north east facing slope running up towards Bradwell and an embankment, at the top of which is Bradwell Nursing Home. The Nursing Home directly overlooks the site and it would be very difficult to provide it with adequate screening.

3.17.2 Site rejected for reasons of contamination, landscape screening difficulties, and the close proximity of Bradwell Nursing Home. The owners, Violia, are unprepared to sell.

3.18 Site O - Chantler’s Timber Yard, Madeley Heath

3.18.1 This site was occupied as a timber yard with an area of approximately 20 acres of hardcore surrounded by mature trees. It was used for the open storage of whole or sawn timber. Access was via the entrance to the Eternit Brick and Tile factory and along a hardcore lane which would need upgrading. The mature trees provided good quality screening in most directions but there are a few residential properties in close proximity. The area surrounding the site is predominantly agricultural, apart from the substantial set of buildings and yard occupied by the brick manufacturer and its associated marl pits.

3.18.2 The site is within 7 kms of Newcastle Town Centre and thereby within the core area of operation.

Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons

3.18.3 A meeting was held on site with the Head of Development Control, Newcastle Borough Council, Guy Benson. He advised that the proposed use of the site would not meet with current planning policy and was likely to be resisted by his Council.

3.18.4 Site rejected for reasons of adverse planning policy.

3.19 Site P - McGuinness’s Yard, Middleport

3.19.1 This is an established waste and metal processing business in Middleport, just off the A500 Queensway. It has excellent connectivity to the road infrastructure and has the benefit of established use. It extends to approximately 8.4acres and in all respects would be an ideal loca tion for the applicant’s businesses.

3.19.2 Site unavailable as the current owners, the McGuinness family, are not prepared to dispose of their interest.

3.20 Site Q - Jesse Shirley Factory, Etruscan Road, Cliffe Vale

3.20.1 Following the decision of the directors of Jesse Shirley & Sons Limited to put the company into administration in 2009, the site became available for sale. The site was purchased by St Modwen, and the business by foreign investors who took a lease. The trading company has now closed down but ownership of the site still vests in St Modwen. It extends to a surface area of 6.87 acres and is surrounded by other industrial users. Road connections via Etruscan Road are adequate but the site is understood to be within the planning curtilage of the Etruria Industrial Museum, a Grade II* listed building and its conservation area.

3.20.2 Site rejected for reasons of adverse planning and St Modwen’s refusal to sell a vacant site.

4.0 Emerging Waste Core Strategy

4.1 During the formulation of the emerging Waste Core Strategy, 3 sites have been submitted within the vicinity of the proposal site as suitable for inclusion within the Waste Management Site Allocation DPD. The 3 sites in question are as follows.

4.1.2 Stonewall Place, Stonewall Industrial Estate A former transport yard extending to 0.86 acres with a single vehicle repair workshop.

4.1.3 Jumbo Skip Hire, Turner Crescent, Loomer Road Industrial Estate, Chesterton A site of 0.88 acres currently occupied by a competitor of the applicant operating a similar facility to that conducted at Parkhouse East Industrial Estate.

Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons

4.1.4 Unit 60 Parkhouse Industrial Estate West, Chesterton A site of 0.35 acres occupied by a former vehicle repair workshop.

4.2 None of the 3 sites in question are of sufficient size to be considered as appropriate for the applicant’s intended use. None are currently available for sale or let.

5.0 The Proposed Site

5.1 Holditch House, Chesterton

5.1.1 This is designated within the saved policies of the Newcastle-under-Lyme Local Plan for employment purposes, and used within Business Use Classes B1, B2 and B8. It extends to approximately 21 acres and is located close to the edge of a large, mixed use industrial estate of varying age.

5.1.2 The site was originally developed by British Gas for the storage and distribution of coal gas, and there were two large gasometers with ancillary buildings. The gasometers and the majority of the buildings are now removed. More recently a large call centre was established, but this is now vacant and considered obsolete and thereby redundant. A small part of the site continues to be occupied by National Grid and by Morgan Est, but the majority is vacant.

5.1.3 The area of the site available for development is 12.5 acres and is, in the main level, surfaced with hardcore and serviced by a tarmaccadamed and kerbed site distributor road. It has all mains sewers connected to it. To achieve the required area for development most of an embankment which runs along the south western boundary will need to be excavated, but some of the natural material removed can be reused for landscape bunding.

5.1.4 Location is ideal, being close to the core operational centre of both businesses and less than 3km from Newcastle Town Centre. Road links are convenient via either Holditch Road/London Road or Holditch Road, Brymbo Road to the A34, with neither route passing through residential property. A small number of residential units in Heath Street, Loomer Road and Broad Meadow have a view of it, but it is thought these can be suitably screened with landscape planting.

5.1.5 Some ecological issues need to be addressed, notably forage areas for a badger set, but again it is thought suitable measure can be accommodated.

5.1.6 Holditch House has been offered for sale on the open market since June 2010.

Alternative Site Report For Proposed Location of Tidysite Skip Services Ltd and Hamptons

6.0 Conclusion

6.1 During a period of five years it has proved impossible to locate a site within the area of search, adequate in size, environmentally acceptable, and available for sale, that would accommodate the combined businesses and be acceptable to current planning policy.

6.2 We consider the subject site meets these criteria in all physical respects and in planning terms.

Signed: ...... J C HINSON, FRICS, FAAV Hinson Parry & Company 5 King Street Newcastle-under-Lyme DATE: ...... Staffs