Etruria Valley Enterprise Area Supplementary Planning Document

Adopted 21 March 2013

stoke.gov.uk Etruria Valley Enterprise Area - Supplementary Planning Document 1.

Introduction

1.0 Status and Purpose 4 2.0 Public and Private Partnership 5 3.0 Location and Site Description 6 p Location 6 p General Site Description 8 p Site History 10 p Planning History 11 Context and Involvement

4.0 Context Analysis 12 p Planning Policy 12 p Public and Stakeholder Involvement 18 p Business and Industry 18 p Residential 20 p Site Context 25 5.0 Constraints Plan 34 6.0 Sustainability Appraisal 35 Development Concept

7.0 Vision and Concept Plan 36 8.0 Etruria Valley Development Objectives 38

Development Principles

9.0 Development Principles 40 p Land Use 40 p Urban Form, Built Character & Public Realm 44 p Ground Remodelling 47 p Water Environment 48 p Landscape Open Space and Biodiversity 50 p Transport and Access 52 p Noise and Air Quality 59 Sustainability Outcomes

10.0 Sustainability and Climate Change 60 11.0 Environmental Impacts 61 12.0 Health Impact Assessment 61 13.0 Transportation Strategy 61 14.0 Community Safety 62

Phasing and Implementation 15.0 General Principles 64 16.0 Next Steps 64 17.0 Contacts 64

Appendices Background Information 66 Appendix 1 – Extract from Core Spatial Strategy Strategic Aims 67 Appendix 2 – Existing Transport Networks 68 Appendix 3 - Summary of Strengths, Weaknesses, Opportunities 71 and Constraints Appendix 4 – Summary Sustainability Compatibility Assessment 73 Introduction

Etruria Valley will become ‘a major mixed use area for employment in the south and housing in the north. Improved sustainable transport facilities will be used as a catalyst for a major inward investment offer’. Criterion 13 – Policy ASP2 Core Spatial Strategy

1.0 - Status and Purpose

The purpose of the document The Core Spatial Strategy of identifying ways of helping to is to set out a clear planning has been subject to public bring forward key strategic sites strategy and agreed development examination by an Independent JODMVEJOHÙOEJOHXBZTPGFOTVSJOH principles for the Etruria Valley Inspector following public planning acts proactively to bring site with the aim of shaping and consultation and was formally CSPXOÙFMEMBOEJOUPCFOFÙDJBMVTF guiding a high quality, sustainable adopted in October 2009. and is not a barrier to development redevelopment of the area to opportunities in the city. create job opportunities, housing The status of this SPD is and open space. to supplement adopted As part of the authority’s Mandate planning policy and to enable for Change the top priority is to This Supplementary Planning the preparation of planning create a great working city, to Document (SPD) has been applications for the site; support make Stoke-on-Trent the place prepared by Stoke-on-Trent City funding applications and aid to bring business. Attracting Council and sets out guidance infrastructure delivery. inward investment and supporting from the Local Planning Authority, existing business are two key Highways Authority and other The document has been prepared strategic objectives of the city statutory and non-statutory in accordance with the National council’s Mandate for Change. consultees with input from Planning Policy Framework. the landowners and other key This SPD includes guidance The council’s Cabinet is currently stakeholders. The process of on land use and the amount implementing a raft of measures preparation and adoption of this of planned development; the that will provide a ‘red carpet’ document has involved full public required access arrangements; treatment for new businesses. consultation prior to adoption by principles for the consideration Improving and creating new the city council. of urban design and open space; infrastructure links is one such landscape and biodiversity measure which will help to open The SPD forms part of the QSJODJQMFTÚPPEJOHBOEESBJOBHF up the Etruria Valley to enable council’s Local Development requirements and sustainability business expansion and to boost 'SBNFXPSL -%' BOEJEFOUJÙFT outcomes including measures what the city has to offer. EFMJWFSZPGTQFDJÙFEBEPQUFE$PSF to address climate change. The Spatial Strategy policies including document also includes a delivery Policy ASP2 - Stoke-on-Trent Inner and implementation section. Urban Core Area Spatial Policy. The preparation of this document The Core Spatial Strategy is is directly linked to the city the primary statutory planning council’s Mandate for Change document which sets out a and the remit through the broad framework for the future council’s Save to Invest strategy development of Newcastle-under- Lyme and Stoke-on-Trent.

4. Etruria Valley Enterprise Area - Supplementary Planning Document 2.0 - Public and Private Partnership

This SPD is not intended to be a These are supported by providing Through collaborative stand alone document indeed its and maintaining an evidence agreement at an early stage intention is to bring together all base needed to deliver our future in addressing environmental, relevant parties with the collective vision. The LEP also supports the social and economic factors aim of facilitating good quality sustainable regeneration of Etruria the aim of this SPD is to development. By bringing central Valley through its commitment to identify how the Etruria government; local government and providing Regional Growth Fund Valley site can accommodate private sector initiatives together and Growing Places Fund monies development through a series through collaborative working towards infrastructure delivery. arrangements this can pave of development principles the way in setting out the Local The land is in a number of different in line with the aims and Planning Authority’s preferred ownerships of both public and objectives of the Core Spatial development principles for the site private bodies. The landowners Strategy and the city council’s and upon which detailed plans can have been consulted during the Mandate for Change. then be drawn up, approved and preparation of the SPD and will implemented. This will provide an be further involved in drawing up ‘oven ready’ site to help capture detailed proposals for the site in inward investment. line with this SPD.

The Stoke and Staffordshire Local Enterprise Partnership (LEP) supports the city council’s Mandate for Change. The LEP’s six key priorities are: p Supporting existing businesses to grow p Increasing inward investment p Successfully marketing Stoke- on-Trent and Staffordshire as a place to do business p *NQSPWJOHBDDFTTUPÙOBODF and funding p Providing the right sites & infrastructure p Ensuring the skills & training of our workforce meet business needs

Etruria Valley Enterprise Area - Supplementary Planning Document 5. 3.0 - Location, Site Description and History

Location

Etruria Valley is located in the The Core Strategy sets out a heart of the Stoke-on-Trent and clear and distinctive role for this Newcastle-under-Lyme urban prioritsed area of the city – a area. In planning policy terms this programme of progressive urban is known as the Inner Urban Core. renewal providing improvements The site is adjacent to the A500 to the urban fabric and building trunk road with direct access to stock and taking advantage of Junctions 15 (south) and 16 (north) the area’s proximity to services. of the M6. Links to the M1 are via Southern sections of the valley the A50 to the south-east. The have already been developed site sits next to the West Coast and successful companies such Main railway line and is just over a as Vodafone, Royal Doulton, mile from the railway station and Wardell Armstrong, GSH Group, Stoke-on-Trent City Centre. The Bet 365 and Wade Ceramics have site’s wider sub-regional location developed premises in this area is shown on Plan 1.

6. Etruria Valley Enterprise Area - Supplementary Planning Document Plan 1 - Site Location

A523

Rail line to Manchester Biddulph A53 Leek

A523

Kidsgrove

A50

A527 A520 16 A500 Tunstall

A34

A53 M6 Burslem Etruria Valley City Centre A52 Newcastle Under Lyme

A520 Stoke Fenton

M6 A510 A53 A50 Longton A500 15

A50 To the M1

A34 Rail line to Derby

Rail line to Birmingham

Etruria Valley Enterprise Area - Supplementary Planning Document 7. General Site Description

The remaining undeveloped to the north of this parcel of land area of Etruria Valley includes adjacent to the Trent and Mersey vacant, derelict and industrial Canal and Newport Lane. The land covering approximately 39 Fowlea Brook lies to the north- hectares and is categorised as west of this portion of the site. CSPXOÙFME QSFWJPVTMZEFWFMPQFE The northern section of land land. This is the land subject to includes the former Burslem this SPD. Sewerage Works and associated tip and two former pottery The site boundary is shown on waste tips – Midwinter Tip and Plan 2 which incorporates land Burgess, Dorling and Leigh Tip. between the main railway line in Although both areas of land, with the west and the Trent and Mersey a combined site area of 19.48 Canal in the east, and between hectares, are largely previously the Orford Street/Pidduck Street used land, the site includes scrub public footpath in the north and and grassland and mature trees on Shelton Boulevard/Forge Lane its boundary with the Canal. The in the south next to the new topography of the site contains 7PEBGPOFPGÙDF1MBOBMTP elevated ground to the west and shows the surrounding land uses. east boundaries of the site in this central area with the lower lying The southern end of the SPD site Fowlea Brook running through the sits just north of an employment centre of the site (north to south). proposal with outline planning The brook is in a natural channel QFSNJTTJPOQSJNBSJMZGPSPGÙDFT at this point. The central point of light industrial and manufacturing the site area as a whole (adjacent uses (known by St. Modwen as to the former steelworks site) is Phase 2A). Further south are the lowest point and sits at a lower earlier phases of Etruria Valley level than the adjacent A500 and development and the successful railway line. Festival Park area of the City. The southern 20 hectares of the The existing surrounding uses undeveloped Etruria Valley SPD and planned future developments site largely comprise of vacant are shown on Plan 2 along with land which was once the site of existing local facilities; parks the former Corus rolling mill. The and open space; services and topography of the site in this area transport connections to show the JTHFOFSBMMZÚBUBOEJOUFSNTPG site in its existing setting today. HSPVOEDPOEJUJPOTOPTJHOJÙDBOU DPOTUSBJOUTIBWFCFFOJEFOUJÙFE An existing recycling plant sits

8. Etruria Valley Enterprise Area - Supplementary Planning Document Etruria Valley Enterprise Area - Supplementary Planning Document 9. Site History

As shown on the historical map of 1937 the site not only contained 1937 Historical Map a working sewage works but also contained part of the railway network for the Etruria Steel Works although this section of the railway is now disused. It is believed that the former Corus rolling mill was developed in the 1960’s and was operational for around 40 years. The rolling mill closed in 2002 and was demolished in 2004/2005.

In 1986 the surrounding land to the east of the development site was home to the Stoke-on- Trent Garden Festival. Festival Park is now a major mixed use business, retail and leisure park created as a new business centre following the Garden Festival. Some of the original gardens have been retained as a structural landscaping backdrop to the site.

10. Etruria Valley Enterprise Area - Supplementary Planning Document Planning History

There are no current planning interpretation centre; These business occupiers approvals relating to this p Land at the junction with are recent additions to the undeveloped part of the Newport Lane/Morton Street/ development of the area which Etruria Valley although park Woolrich Street, Middleport for commenced in 1987 when part and ride proposals have been GP practice which has been of the Garden Festival site was considered in the past as well as completed. redeveloped. The southern part of an outline planning application Etruria Valley was developed as a for employment uses in the To the south a number of planning business park during the 1990’s. northern part of the site. These permissions for business use have applications were either withdrawn been permitted: It is recognised as one of the areas or abandoned between 2006 to p 5IF7PEBGPOFPGÙDFBOE NBKPSPGÙDFBOEFNQMPZNFOU 2008. contact centre on Shelton locations of approximately Boulevard was completed in 120,000m2 of development. In Middleport to the north a 2009 (Ref: 47948). number of residential permissions p The Wade Ceramics factory are now in place. These sites BOEQBSUPGUIFPGÙDF closely relate to the northern development on the former portion of the Etruria Valley site Shelton Works site approved and include: under the same application p The Former Co-op bakery (Ref: 48426) which was site (Ref: 51947/OUT) for approved in 2008 for the residential development erection of four buildings, two (outline); for use Class B2/B8, one for p Middleport Flour Mill (Port use class B1 and one for use Vale Mill), Milvale Street (Ref: class B2 with associated roads 48464/FUL and 48556/CON) and parking area - part of the for the demolition of former PGÙDFEFWFMPQNFOUJTTUJMMUPCF stables and workshops, completed. conversion of former mill to 14 p Additional permission for four apartments and construction PGÙDFCVJMEJOHT 6TF$MBTT of 2 apartments and 9 houses B1) was approved in 2008 together with parking and (Ref: 48428) one building is landscaping; occupied by Hanley Economic p The Former Calcining Mill, Building Society Headquarters Milvale Street (Ref: 48908/ and the other three buildings FUL) for part demolition of are to be completed. existing buildings, conversion, p Phase 2A site has recently alterations and new build to been given outline planning create 18 residential units, permission in 2012 for undercroft parking and SFTUSJDUFE#BPGÙDF #BOE landscaping and refurbishment B8 development on the 6.3 of kilns to create heritage hectare site (Ref: 52732/OUT)

Etruria Valley Enterprise Area - Supplementary Planning Document 11. Context and Involvement

‘The Borough of Newcastle-under-Lyme and the City of Stoke-on-Trent will be a prosperous, vibrant, environmentally responsible and successful area of choice for businesses, visitors and residents in the period up to 2026’ The Core Spatial Strategy strategic vision

4.0 - Context Analysis

Planning Policy

The starting point for the The Newcastle-under-Lyme and A planning policy background consideration of any planning Stoke-on-Trent Core Spatial paper has been prepared to application on the site is the Local Strategy has been prepared demonstrate this. Development Framework (LDF) jointly by Newcastle-under-Lyme known as the Local Plan. Borough Council and the City of The Core Spatial Strategy Stoke-on-Trent Council for the 20 is divided into a number of In Planning Policy terms Etruria year period between 2006 and parts identifying strategy and 7BMMFZIBTCFFOJEFOUJÙFEBTB 2026. The strategy is the core policy. Following the strategic strategic priority for development document that has been prepared aims of the plan are a series in the adopted Newcastle-under- as part of the Stoke-on-Trent Local of Spatial Principles including Lyme and Stoke-on-Trent Core Development Framework and targeted regeneration; access Spatial Strategy and the city sets out the overarching spatial and movement and economic councils Community Strategy. planning framework for the two development and Area Spatial The city council’s Development areas. Policies. Lastly is a set of Core Management Policy Committee Policies, which complement resolved in April 2012 to prepare The SPD has also been prepared and help deliver the area spatial this SPD for Etruria Valley which in conformity with the National strategies. will form part of the LDF. Planning Policy Framework. The following paragraphs highlight those areas of the plan that TQFDJÙDBMMZSFMBUFUP&USVSJB7BMMFZ and which form key strategic policies upon which development proposals are considered.

The Core Strategy incorporates a series of aims around the themes of People, Prosperity and Place & Image. The redevelopment of Etruria Valley will make a positive contribution towards delivering these aims. Eleven of these aims XIJDITQFDJÙDBMMZSFMBUFUP&USVSJB Valley are set out at Appendix 1 of this SPD.

12. Etruria Valley Enterprise Area - Supplementary Planning Document Policy SP1 Policy SP2 Core Spatial Strategy Policy SP1 Spatial Principles of Economic The development of the Etruria - Spatial Principles of Targeted Development is a key Valley sub-regional employment Regeneration fundamental part of the plan and site will directly meet these The main strategy seeks to deliver from which some of the priorities in strategic policies and help meet a series of Spatial Principles the council’s Mandate for Change the Core Spatial Strategy target to focus development and have been set. These spatial of providing a 55 Hectare rolling investment towards the highest principles include: ÙWFZFBSTVQQMZPGFNQMPZNFOU priority areas – the city and p harnessing the creative and land, with indicative long term town centres and those areas knowledge assets of North requirements of 165 Hectares over JEFOUJÙFEBTQSJPSJUZBSFBTGPS Staffordshire to develop high the plan period. regeneration such as Etruria Valley value business growth; and restraining development p improving the levels of The site also has the potential to within non-priority locations. productivity, modernisation and EFMJWFSTPNFPGÙDFEFWFMPQNFOU Focusing development in these competitiveness of existing as an ancillary use to major areas is wholly consistent with economic activities; FNQMPZNFOUEFWFMPQNFOU0GÙDF international, national and local p capitalising on North development, as set out in the sustainability strategies. Staffordshire’s strong Core Spatial Strategy and NPPF, geographical position, people are subject to sequential and Indeed seeking to plan proactively and productive asset base; and impact assessment. There are and to prioritise previously p identifying strategically planned NBKPSPGÙDFQSPQPTBMTXJUIJO developed land within the Inner MBOEVTFPONBKPSCSPXOÙFME Stoke-on-Trent City Centre and Urban Core of the City is wholly sites for high value business Newcastle-under-Lyme town consistent with the National growth to complement smaller centre the implementation of which Planning Policy Framework scale, localized employment should not be undermined by (NPPF) and the government’s development elsewhere in the BOZPGÙDFEFWFMPQNFOUBU&USVSJB sustainability agenda. plan area. Valley. Therefore measures such as phasing or conditions may be BQQSPQSJBUFJOPSEFSUPÙOEBO acceptable balance.

However, as recommended as part of the Local Development Frameworks Evidence Base within the Stoke-on-Trent and Newcastle- under-Lyme Employment Land 3FWJFX TPNFPGÙDFEFWFMPQNFOU at Etruria Valley could be appropriate given its location and in order to ensure we have BOBQQSPQSJBUFTVQQMZPGPGÙDF development to meet demand. Such a recommendation is made provided that an adequate balance between in-centre and out of centre development can be made and the sequential test if required.

The northern part of the site also has the potential to contribute towards the target of 5,800 homes within the Inner Urban Core of the City by 2026 as it is close to the existing residential community of Middleport.

Etruria Valley Enterprise Area - Supplementary Planning Document 13. Policy SP3 Policy ASP2 Spatial Principles of Movement Stoke-on-Trent Inner Urban Plan 3 is taken from the Core and Access is an important Core Area Spatial Policy Spatial Strategy and describes the aspect of the Strategy jigsaw JEFOUJÙFTUIF&USVSJB7BMMFZTJUFBT Policy Context for Etruria Valley. in setting out how places need a strategic site in the Inner Urban One additional strategic initiative, to connect together in order Core which needs to be properly which will be explored further to achieve the overall strategy. integrated with the rest of the within the development principles, Improving accessibility through conurbation. is the role Etruria Valley can a number of measures and play towards ensuring the City’s addressing the environmental Criterion 13 of Policy ASP2 states important green spaces are linked impacts of travel are crucial. The that Etruria Valley will be: Core Spatial Strategy provides ‘a major mixed use area for together as shown on the plan as the detailed evidence base employment in the south and green space linkages. for identifying schemes and housing in the north. Improved investment strategies which are sustainable transport facilities directly linked to regeneration will be used as a catalyst for a Plan 3 - City Centre and Inner programmes such as the Etruria major inward investment offer. Urban Core Spatial Strategy Valley. A new link from the A500 to the City Centre and Burslem plus The new road link connections park and ride facilities will be a needed to serve Etruria Valley is critical element’. set out as a requirement within the Core Spatial Strategy alongside the funding opportunities for its Policy ASP2, supported by the delivery. city council’s adopted Strategic Infrastructure Delivery Plan, also The Core Strategy supports the therefore provides policy support provision of local jobs and critical for the development of the Etruria to the development of the Etruria Valley to City Centre and Newport Valley area will be provision of Lane Burslem Transport Link improved connections from the (Highway Improvement 6 on the A500 to both the City Centre Inner Urban Core Spatial Strategy and Burslem both for private and Plan). This is one of the critical public transport, and in improving transport elements to underpin walking and cycling routes across development in this area and the Valley. Understanding how support the delivery of the Core future bus routes can inter- Strategy. connect and dissect the Valley will also help integrate the site into A further initiative, which is the public transport network and reduce car use. given policy support in the Core Strategy, is the exploration of Park and Ride facilities. Recognised not as a short term requirement but of a potential longer term progressive need further on in the Plan Period. It is therefore important to recognise that the Etruria Valley is one of the areas being considered which needs to form part of its overall strategy of development.

14. Etruria Valley Enterprise Area - Supplementary Planning Document Etruria Valley Enterprise Area - Supplementary Planning Document 15. Policy CSP1 Policy CSP4 Design Quality sets out that Natural Assets requires the new development should be protection of the areas natural By seeking to well designed to respect the assets by working with relevant identify how the character, identity and context partners to enhance the plan development at of Stoke-on-Trent’s unique area’s natural habitats and townscape and landscape and biodiversity. Etruria Valley can in particular, the built heritage, meet the strategic its historic environment and its Policy CSP5 aims; spatial policies settlement pattern. In particular Open Space/Sport/Recreation the policy seeks to ensure that all seeks to ensure that all new and core policies development has regard to key residential development is linked through a series of design principles and these are to existing and new open spaces key development explored in more detail within Part and sport and recreation facilities 4 of the SPD. UISPVHIBTFSJFTPGXFMMEFÙOFE principles the Local safe routes/streets, incorporating Planning Authority Policy CSP2 pedestrian friendly routes and can ensure that Historic EnvironmentJEFOUJÙFT cycleways. that the council will seek to development is in preserve and enhance the Policy CSP6 accordance with character and appearance of the Affordable Housing sets the adopted Core historic heritage. There are a out the requirement for new number of listed and locally listed residential development capable Spatial Strategy and buildings on the opposite side of of accommodating 15 or more will deliver scheme the Trent and Mersey Canal from dwellings will be required to proposals in a the development site. Indeed the contribute towards affordable Canal itself is part of the Trent and housing at a rate equivalent sustainable manner. Mersey Canal Conservation Area. to a target of 25% of the total dwellings to be provided. The Policy CSP3 policy makes allowances for local Sustainability and Climate need and differing circumstances - ChangeDMFBSMZJEFOUJÙFTUIBU the adopted SPD provides further development which positively detail. addresses the impacts of climate change and delivers a sustainable Policy CSP9 approach will be encouraged. This Comprehensive Area policy, coupled with the emerging Regeneration describes the Sustainability and Climate Change ways in which the targeted SPD, provides the context for growth strategy for Stoke will ensuring appropriate mitigation be undertaken. This includes measures are incorporated into prioritising partnership working the proposed development and towards developing strategies issues such as Sustainable Urban for employment growth and Drainage, measures to reduce the creation of new residential carbon emissions and improving habitat systems are all particularly environments in areas of relevant to the Etruria Valley site opportunity. The policy and are looked at in greater detail provides the support for the within Section 9.0 of the SPD to comprehensive, area-based help meet the policy requirements. approach taken to the design and implementation of regeneration proposals as set out in this SPD for Etruria Valley.

16. Etruria Valley Enterprise Area - Supplementary Planning Document Policy CSP10 p Inclusive Design to this particular site. These Planning Obligations SPD (adopted 2008) opportunities and constraints are Developers are expected to have Aims to ensure that the access considered in Section 5.0. regard to the consequences that needs of everyone irrespective may arise from development. of age, gender or disability The Etruria Valley site is Development proposals should, are taken into account in the recognised as being an important therefore, include provision for design of buildings, places and part of the proposed Employment necessary on-site and off-site spaces. Land Portfolio, as set out in the infrastructure, community facilities Employment Land Review, and is and / or mitigation measures. The Local Planning Authority, as suitable for a mix of employment Many of these issues are already part of the production of planning VTFTJODMVEJOHPGÙDFT MJHIU incorporated into the concept policy documents, develops industrial and manufacturing. proposals, however, dependent and maintains an up to date upon detailed proposals further evidence base in order to inform A similar piece of evidence base pre-application discussions will be site allocations and policy. One for housing supply is called the required to identify requirements at such document is a recent joint Strategic Housing Land Availability an early stage. Stoke-on-Trent and Newcastle- Assessment (SHLAA). The city under-Lyme Employment Land council is currently preparing the The council also has a number 3FWJFX 5IJTJEFOUJÙFT SHLAA and undertook a ‘call for of Supplementary Planning that for Stoke-on-Trent there is sites’ during April and May 2012. Documents in force that any a 7 year supply of deliverable Land in the northern part of the development proposal will be employment land, however as a Etruria Valley site has been put required to take into consideration, mainly urban area, the City’s large forward by the landowners as these are: number of potential employment having the potential for housing sites in the medium/long term as part of this process and will be p Newcastle-under-Lyme supply is generally constrained in assessed for its appropriateness and Stoke-on-Trent Urban terms of market attractiveness and as part of the agreed methodology. Design Guidance (adopted deliverability. 2010) Aims to promote, By acknowledging and merging through a number of methods, Recommendations from the these two pieces of up to date good, sustainable, urban TUVEZJODMVEFUIFJEFOUJÙDBUJPO evidence with existing adopted design in the sub-region as that these constraints can have policy we can start to explore a whole. Chapter 6 of the a knock on effect of requiring the the opportunity for mixed use Urban Design SPD refers to Local Planning Authority to look development on this Inner Urban the canals and rivers and is GBSCFZPOEBÙWFZFBSTVQQMZ Core site. particularly relevant. Principle of employment land in order to CR1 promotes retention of the facilitate and secure a sustainable Mixed use development is green character adjacent to long term employment strategy one of the most successful the canal. This is consistent and unlock development sites in a ways of promoting sustainable with the strategic urban design timely manner in order to maintain development in line with national vision for the city set out in employment land delivery in the planning policy and the Core Chapter 2 of the Urban Design future. Spatial Strategy Strategic Aim 18 SPD. which provides a commitment Deliverability constraints can where appropriate ‘to promote p Affordable Housing JODMVEFQPPSBDDFTTEJGÙDVMU mixed use and residential SPD (adopted 2008) topography; contamination and development where it can support Aims to ensure that a lack of key services. Not all city, town and local centres’. appropriate provision is made of these will apply to the Etruria for affordable housing i.e. Valley site but the challenges Taking the above policy analysis; housing that is available to and opportunities which are site constraints and opportunities people who cannot afford TQFDJÙDUPXIZUIJTTJUFIBTOPUCF into account the appropriate scale to occupy homes generally developed in its entirety to date, and mix of land uses suitable on available on the open market. need to be examined further in this site is set out further within order to provide a tailored solution Section 9.0 of this SPD.

Etruria Valley Enterprise Area - Supplementary Planning Document 17. Public and Stakeholder Business and Involvement Industry Context

Consultation is a vitally The city council has met with the The city has a tremendous important stage in the landowners to agree and establish amount to offer in terms consideration and delivery of a collaborative partnership of a targeted regeneration any major development project approach to bring forward programme; a central location; or planning policy document. development at the site. SUSTAINABLEURBANBROWNÚELD land; a skilled and loyal Stoke-on-Trent City Council’s The council has also met with a workforce; skills and enterprise Statement of Community number of statutory consultees training initiatives; and a Involvement (SCI) was adopted including Staffordshire County building schools for the future in 2007 as part of the LDF. Council, Newcasle-under-Lyme programme. The Statement of Community Borough Council, Network Involvement sets out how the Rail, British Waterways, the The city council’s Mandate for city council intends to involve Highways Agency and the $IBOHFJEFOUJÙFTUIBUJUOFFETUP people in the planning of future Environment Agency who advise target big businesses and show development in Stoke-on- on the implementation of certain them why they should come Trent through the preparation standards of design and safety to Stoke-on-Trent. This means of documents, which form to which developments need improving the way the city looks, part of the LDF (as in this to comply with. The early input marketing ourselves on the case) and in the process of from relevant organisations helps international stage and working making decisions on planning to ensure that the SPD contains hard to develop world-class applications. The consultation deliverable development principles employment sites by accelerating strategy for this document and upon which further consultation their development potential with future planning applications will can be undertaken. practical solutions which in turn be carried out in line with this will help raise land values. adopted SCI. The SCI can be accessed via the following link – Prevailing development values www.stoke.gov.uk/ldf in the Potteries area are such that developers and investors are often unable to meet the high costs of tackling site constraints on a piecemeal basis. The forward strategy for maintaining a deliverable supply of employment land critically will need to tackle and remove constraints, particularly in relation to the better located sites, such as Etruria Valley, so demand/need can continue to be met. The key will be to work collaboratively and to prioritise public resources, action and developer activity at these sites, wherever possible. The Etruria Valley site is an example of this pro-active approach.

The City has already been successful in developing Regional Employment Sites such as Trentham Lakes and Sideway. In order to build on the strength

18. Etruria Valley Enterprise Area - Supplementary Planning Document of existing business in North Staffordshire and to ensure the long term comprehensive remediation of the remaining areas of Etruria Valley, the Mandate for Change provides the opportunity to create an Enterprise Area supported with a planning led development strategy which will provide the momentum and drive to help deliver a ‘planning assisted’ site to the development market.

There are a number of businesses already surrounding the site with existing development at Etruria Valley, Forge Lane, Shelton Boulevard and in Newcastle to the west of the site boundary is the Centrum 500 industrial estate and Coal yard site between the railway line and A500.

The Coal Yard and land to the south of the existing Wolstanton roundabout are potential development sites adjacent to the main Etruria Valley site and lie within the administrative boundary of Newcastle-under-Lyme Borough Council this is shown on the plan opposite. The site is included within the portfolio of potential employment sites within the joint Newcastle-under-Lyme and Stoke-on-Trent Employment Land Review and therefore are considered suitable for employment development in the This will aid deliverability and future, subject to amended access longevity of the main site. arrangements. These adjacent sites have been put forward Development of the main Etruria within Newcastle-under-Lyme’s Valley site will have a positive Site Allocation Development effect on the ability for this Plan Document for employment combined site to also come uses. It has been recommended forward for business use and that an area of land adjacent access. to the existing roundabout is safeguarded for the Etruria Valley access route.

Etruria Valley Enterprise Area - Supplementary Planning Document 19. Residential Context

Middleport surrounds the north Staffordshire conurbation, The key strategy under the east of the Etruria Valley site. including mainly terraced Victorian former Housing Market Renewal housing which equates to almost 1BUIÙOEFSXBTUP Strategically situated to the west 70% of the housing stock. This is p Clear poor quality terracing of Burslem Town Centre and to double the average of the rest of and enhance the environment the east of the A500. Middleport Stoke-on-Trent and is interspersed of the remaining stock originally acted as a sub-district of with factory premises and vacant p To provide homes in a way Burslem, serving the pottery works sites around a largely historic which is acceptable to the along the Trent and Mersey canal, street pattern. BTQJSBUJPOTBOEÙOBODJBM but is now severed from Burslem situations of residents who by a collar of declining industrial The proximity to Burslem provides wish to stay uses. the neighbourhood with a strategic p Create a high quality urban rationale to reinforce walk-in environment Middleport exhibits many of centres as attractive places to live. In order to achieve these aims a the typical characteristics of 5IFOFJHICPVSIPPEXJMMCFOFÙU robust masterplanning exercise the old inner core of the North from the work of the integrated was carried out. The following plan Transport Strategy for the shows the preferred option. The conurbation. city council is now delivering this masterplan.

Woods Pottery (SD2) Major New Extra-Care and Housing Development Bournes Bank (SD1) Major New Food Retail and Housing Development

Key Trubshaw Cross Housing Newcastle Street New Housing Newcastle Street Existing Housing

Housing Improvement Areas

Grant Funded External Facelift Scheme Area Subject to Further Study

Waterloo Road Home Zone/Shared Surface Steelite

Newcastle Street Woodbank Street Extra Care Housing Duncalf Street

Lower Hadderidge New Extra Care Housing Development

Employment Port Vale Street St John’s Church New Employment Newport Lane Existing Employment

Community Infrastructure Furlong Lane Maddock Street New Health Centre New/ Improved Community/ Retail Uses Existing Community/ Retail Uses Morton Street

Travers Street Open Space Navigation Road Port Street Woolrich Street Open Green Space Nature Reserve New Children's Play Facilities Burgess Street Green Link (Footpath/Cycleway) Burslem Port Environmental Scheme Slater Street (SD3) and Former Co-op Bakery (SD4) New Informal Sports Pitch Burslem Port Indicative Alignment Route Major New Housing Development

Basketball Court Features/Landmarks Newport Lane Existing Allotments Navigation Street Bottle Kilns/ Ovens/ Chimneys

Bowling Green Other Heritage Asset Existing Football Pitch Movement

Middleport Park Junction Improvement New Housing Corridor Improvement Improved Pedestrian/ Cycle Crossing Existing Football Pitch Grange Park A500 Newcastle Street

Housing Improvement Areas

Trent & Mersey Canal Employment and Training

Local Public Services

Environmental Improvements & Public Realm N New Bus Gate Link to Etruria Valley

Heritage Middleport & Burslem Masterplan Access and Connectivity Masterplan Preferred Option - Final

NTS SJW 01.09.09

20. Etruria Valley Enterprise Area - Supplementary Planning Document The Etruria Valley site sits to the south of the masterplan area with the canal acting as a boundary between the two areas. As shown on the masterplan for Middleport, Newport Lane has the potential to link into the site from the north over Newport Lane bridge. Newport Lane is one of the key regeneration areas in the city which is only part way through an ambitious regeneration programme and has suffered TJHOJÙDBOUMZGSPNUIFXJUIESBXBMPG funds under the Housing Market Renewal Programme in 2009.

The regeneration of surrounding land and areas such as Etruria Valley need to take into account the aims and objectives of the Middleport Masterplan and provide a positive environment for these sites to also come forward as well as ensuring the development can link into the existing residential area; its facilities and services.

Back in 2010, the Primary Care Trust in partnership with Prima 200 built a new medical centre situated off Newport Lane and provides excellent patient care to residents in the Middleport, Burslem, Tunstall, Sneyd Green, Cobridge and Dale Hall.

The Middleport area has the usual amenities, local newsagents, Chemist, Co-op, Gym, Church and public open Space (Middleport Park, bowling green, playground, Grange Park).

Etruria Valley Enterprise Area - Supplementary Planning Document 21. Strategic development sites on Newport Lane include:

1. Former Woods Pottery - Situated at the northern end of Newport Lane, this site measures 1.98ha (4.9 acres). The site is owned by Pochin Homes who have the aspirations to bring the site forward for residential development. This would comprise of 86 units.

2. Slater Street - Following a Neighbourhood Renewal Assessment, XIJDIJEFOUJÙFEUIBUUIFSFXBTBIJHIQFSDFOUBHFPGQSPQFSUJFTUIBU failed on category one health and safety plus structural instability, it was determined that the area would be subjected to a Housing CPO. All 244 properties were acquired by the city council and demolished, leaving a 3.5 ha site cleared and ready for development.

A planning application has been submitted which will see 80 residential VOJUTGPSUIFFMEFSMZ VOJUTGPSSFOUBOETIBSFEPXOFSTIJQBOEÙOBMMZ 34 units for outright market sale. This gives a total of 142 units.

3. Former Co-op Bakery Site and surrounding land - A 2.44ha (6.03 acres) site managed by Morston Assets who are currently looking at redeveloping the site for residential use.

The site is situated close to 0.61ha (1.5 acres) of land which is in St. Modwen’s ownership. It is envisaged that these sites, and any other third party land, should be combined thus realising a more comprehensive site of around 150 units.

Total new build in the Newport Lane area of Middleport

Former Woods Pottery site 86 units Slater Street 142 units Former Co-op Bakery and 150 units surrounding land Total 378 units

3 1 2

22. Etruria Valley Enterprise Area - Supplementary Planning Document Programmes that have already Burslem Port Project the waterway system and been delivered or are currently In reinstating the breached arm of capitalising on the rich heritage in delivery: the canal, this has the potential to and ceramic tourism industry, introduce leisure uses as part of for example, Middleport Pottery p Light touch facelift scheme a wider tourism trail that extends has been acquired by the Princes in Woolrich, Maddock and visitors dwelling time in Middleport Regeneration Trust to improve the Moreton Street. In the region and Burslem. This is subject to factory and making it into a visitors of 173 plus properties QMBOOJOHQPMJDZKVTUJÙDBUJPO attraction. received new doors, windows, rain water goods, repair to The North Staffordshire Tourism Under the former Housing Market rendering, pointing and new Strategy recognises the 3FOFXBM1BUIÙOEFSBOFOHJOFFSJOH rear boundary walls. importance of tourism in Stoke- report was commissioned to p Rear boundary wall scheme on on-Trent, which attracts more ascertain how much it would Woolrich and Maddock Street. than 5 million tourists each year, cost to bring Burslem Port to life. This was a separate scheme and Middleport and Burslem are The outcome was £4million. The to the later. 44 properties were SFDPHOJTFEBTPGGFSJOHTJHOJÙDBOU Burslem Port Trust is now looking included in this scheme. potential to build upon this. at how they can raise the money p Saddlers Park. A residential to make it a reality. Development development situated in The Burslem Port proposals aim of the Etruria Valley site will help Burslem Town. Comprises of to capitalise upon the potential kick start other regeneration 500 residential units. offered by the Trent and Mersey development opportunities such p Haddridge Gardens. A Pochin Canal, taking advantage of as the Burslem Port Project. homes development situated at the top of Furlong Lane. Once complete, this will include up to 50 residential properties. p Burslem Port Project. Redevelopment proposals have been proposed with regard to the concept of reinstating the breached Burslem Branch of the Trent and Mersey Canal.

Etruria Valley Enterprise Area - Supplementary Planning Document 23. The Etruria area of the city lies The Wolstanton area of Newcastle- got planning permission for between this development site under-Lyme lies to the east of use as Class C2 residential and Stoke-on-Trent City Centre. Etruria Valley. New residential accommodation. This will It is a well established residential developments have been brought comprise of 65 1, 2 and 3 location with a strong community; forward over a number of years bedroom apartments for school provision and public open with some major developments in people aged 55 and over. space. the delivery stage now: Construction has not started. p Wolstanton Retail Park on A number of years ago the Redrow p Wulfston Grange – comprises the opposite side of the A500 development site off Cavour of 240 residential housing. to the site has been given Street, Etruria was completed, p Former Plough Inn Public planning permission for the this is a residential development House site – this site has now part demolition of existing site consisting of a mixture of 220 been cleared and construction retail warehouse units, family houses and apartments and has begun on 4 units for A1, distribution unit and redundant public open space. A2, A3 and A5, 5 residential methane pumping station. apartments to the upper The permission relates to In addition 34 residential ÚPPST SFUBJMVOJUTBOE4VJ construction of a new retail properties on Cavour Street, Generis (veterinary Surgeons) store (Marks and Spencer) with &USVSJB XFSFUIFÙSTUJOUIFDJUZ plus car parking. ancillary refreshment facilities, to undergo a light touch facelift p The former Petrol Station new and altered car parking, scheme. This has been rolled out (land at High Street/Marsh servicing and sewerage to other areas of the city. Avenue/Silverdale Road) has facilities.

24. Etruria Valley Enterprise Area - Supplementary Planning Document Site Context

A. Ground Conditions The ground investigation works The report recommends that A ground investigation report consisted of a number of further work needs to be GPVOEUIBUOPTJHOJÙDBOU boreholes and trial pits in various carried out with respect to the DPOTUSBJOUTIBWFCFFOJEFOUJÙFE parts of the former sewage works, requirements of the Environment on the southern part of the site Midwinter and Burgess, Dorling Agency and Severn Trent. (former Corus rolling mill). Further and Leigh tips. Soil contamination targeted investigation dependent XBTJEFOUJÙFEUISPVHIPVUUIFTF Information from the Coal on land use will be required. areas, but the soils are considered "VUIPSJUZJEFOUJÙFTUIBUUIFSFBSF to be generally suitable for no surface coal resources within 5IFSFXBTJOTVGÙDJFOUJOGPSNBUJPO industrial/commercial land use the boundary of the site which for the northern section of the with limited remediation measures. would need to be considered site to determine its development Residential development may for prior extraction to avoid potential at the desktop stage. be achievable in the former unnecessary sterilisation in 5IFSFQPSUJEFOUJÙFEBOFFEGPS pottery tip areas with appropriate accordance with national planning a targeted preliminary ground remediation measures. Elevated policy guidance on minerals. investigation for the area of HSPVOEHBTXBTJEFOUJÙFEJOUIF There are no recorded features of the site comprising the former sewage mound. Development coal mining legacy which could Burslem Sewerage Works and of any of the tip areas will require present a risk to future use and Pottery Waste Tips. major re-engineering to create development which would need viable development platforms. to be addressed by the developer The previously built-up area of the The access road from the A500 and LPA. The area is not covered former Burslem Sewage works XJMMIBWFBTJHOJÙDBOUFGGFDUPOUIF by a mineral safeguard area. at the desktop survey stage was 'PXMFB#SPPLÚPPEQMBJOXIJDI considered to be developable will need to be alleviated. subject to appropriate structural works including pile foundations. The study only considered However, large parts of the remediation in general terms. former sewage works lie within Remediation measures for the Environment Agency’s Flood contamination will be required in Risk Zone 3. The former Burslem any areas of the sewage works Sewage tip and pottery waste and pottery tips which will be UJQTXFSFJEFOUJÙFEBTSFRVJSJOH developed in the future. Any further investigation through full proposals for major movement of site ground investigation which soils within or off the site will need was undertaken during April / May a Materials Management Plan. 2012. This will be agreed with the local authority and the Environment The areas targeted by the on-site Agency. Works will be required to ground investigation included stabilise steep slopes around the the alignment of potential access tips/mounds. Major works will also roads; surrounding land where CFSFRVJSFEUPSFNPEFMUIFÚPPE enhancement of the greenspace plain and improve the quality of the OFUXPSLXPVMECFOFÙUUIFXJEFS Fowlea Brook to permit the access site area and the main northern link to the A500 to be constructed section of the site. and to enable a useful developable area of the sewage works to be created.

Etruria Valley Enterprise Area - Supplementary Planning Document 25. B. Transport and Access site from the north. Newport "TJEFOUJÙFEBCPWFUIFSPBE Etruria Valley sits at the heart of Lane could provide access access solutions will require the urban conurbation of Stoke- to the central area of the site the provision and replacement on-Trent, yet is constrained in although this runs through the of highway structures. In all terms of access. As set out earlier principally residential Middleport cases the replacement of the the site is located to the north area, as described previously, bailey bridge across the Trent of Etruria Road and Forge Lane, and could not therefore provide and Mersey Canal to link Etruria which connects the southern end a principle road access solution Valley to Festival Way. The direct of the site to earlier phases of if residential regeneration is to A500 link will require a new Etruria Valley and Festival Park. continue but could provide some bridge across the west coast public transport access as well mainline and Fowlea Brook to The surrounding highway network as pedestrian and cycle provision the west of the site and upgrade TVGGFSTGSPNUSBGÙDDPOHFTUJPOBOE to provide sustainable modes of to the Wolstanton Road/A500 queuing at peak times and many travel and to connect the site to roundabout junction/bridge. key junctions have little or no surrounding communities. In addition, new internal access spare vehicular capacity. roads are required. In order to facilitate the full In addition, access by other development capacity of the Initial transport options also more sustainable means such Etruria Valley site transport assessed the feasibility of as walking, cycling and public NPEFMMJOHXPSLJEFOUJÙFEUIBU creating a link from the Etruria transport is also limited, although additional access points are Valley site east to Enoch Street. this is to be somewhat expected required. This will not only enable Feasibility regarding this link will given that there is no current a spreading of highway capacity be discussed further through the development on the site itself. across the network but will enable proposed transport assessment the proper integration of this Inner for the site. Etruria Road/Forge Lane in Urban Core site into the rest of particular connect to the A500 the conurbation enabling cross Through a detailed analysis of strategic highway at the A500/ site trips, this is an important the options the preferred highway A53 roundabout, known locally policy aspect for this site as set solution was determined to be as Basford Bank roundabout, on out in the Planning Policy Context an A500 link from the existing the administrative boundary of above, and in particular to ensure Wolstanton roundabout with a Newcastle-under-Lyme Borough the development of the remaining lengthening of the A500 slip roads Council and Stoke-on-Trent areas of Etruria Valley do not put to improve capacity. This not only City Council. This can be an an unacceptable demand on the provides a direct access onto extremely congested roundabout strategic road network or put the A500; it provides protection but has been the subject of recent undue pressure on existing and to surrounding residential upgrade as a result of earlier proposed development. communities and delivers a phases of development to the fundamental part of the Core south of the existing Etruria Valley In order to present a robust viable Spatial Strategy. site. There is some remaining access solution, a transport highway capacity at this junction NPEFMMJOHFYFSDJTFJEFOUJÙFEFJHIU Plans showing an overview of the although transport modelling work potential access options that were existing transport networks are JEFOUJÙFTUIBUUIJTJTOPUTVGÙDJFOU initially considered. included in Appendix 3. for the development of all the remaining Etruria Valley land and From these initial options a The alignment of this link road is largely taken up via an existing preferred access solution has and supporting access points are planning application for Etruria CFFOJEFOUJÙFE further detailed within Section 9.0 Valley Phase 2A (Application of the SPD. number SOT/52732). The preferred option is a direct connection to the A500 at The site therefore has limited Wolstanton as well as a City publicly available highway Centre link via Festival Way and an capacity to the south and has internal access road to facilitate no direct public access into the the northern part of the site.

26. Etruria Valley Enterprise Area - Supplementary Planning Document C. Utilities Provision A National Grid pipeline runs along D. Public Transport As part of the highways element the western site boundary of the There are a number of Public of the work a number of service site and across the site in line with Transport routes which surround diversions will need to take the public footpath to the north the site providing access from place. These diversions include of the site. These are National Newcastle to the City Centre (west Gas, Electrical, Fibre Optics, Grid Distribution Intermediate to east routes) or north to south Communication, Clean Water and and low Pressure Pipelines. The routes from Trentham or Crewe. Sewer works. There are major Intermediate pipeline is part of These existing bus routes provide sewers within the sewage works the transportation system and connectivity to surrounding site which may require diversions operates at a Pressure of 7 bar communities including Wolstanton; BOENPEJÙDBUJPOT5IFNPTU and is laid subject to easements Burslem; Tunstall and dedicated TJHOJÙDBOUXPSLTBSFFYQFDUFE and is cathodically protected by business location such as Festival within the A500 slip road works, an impressed current system. Park. The table below indicated roundabouts and railway bridge The Institute of Gas Engineers the nearest point from the routes elements of the scheme. Recommendations states that no to Etruria Valley: habitable buildings be constructed within 3 metres Building Proximity Distance of the proven pipeline position.

Day Late Evening Nearest point to Service From To Via Frequency and Sunday Etruria Valley (minutes) Frequency (minutes) Wolstanton High 17 Newcastle Hanley Wolstanton 30 60 Street; Etruria Road Audley / Etruria Road; 34/34A Hanley Basford 10 30 Chesterton Forge Lane Ball Green / Wolstanton Wolstanton; 98/98A Newcastle 30 60 Brown Edge and Burslem Longport Biddulph / Wolstanton Wolstanton; 99/99A Newcastle 30 No Service Mow Cop and Tunstall Longport Wolstanton; 94 Newcastle Biddulph Tunstall 30 No Service Longport Hanley and 21 Trentham Bradeley 20 60 Waterloo Road Festival Park Crewe / Talke Tunstall and 20/20A Hanley 10 30 Waterloo Road Pits Burslem

Etruria Valley Enterprise Area - Supplementary Planning Document 27. E. Public Rights of Way F. Built Environment The adopted Urban Design Guide The Trent and Mersey Canal describes the characteristics Conservation Area is situated of different areas within the adjacent to the eastern boundary conurbation recognising that new of the site. The canal structure development has the potential is a historic structure in its own to enhance the character and right, demonstrating engineering identity of the conurbation most prowess during the 18th Century. TJHOJÙDBOUMZ5IFJOUFOTJÙDBUJPO There are numerous buildings of uses in an around town located adjacent to the canal with centres will reduce travelling historic designations attached to distances between destinations them. These are on the opposite and support the development bank to the Etruria Valley site of sustainable transport modes. and were associated with the New development should support There are a number of established development of industry that relied the economic sustainability and footpath routes adjoining the site on the canal as a transport route hierarchy of settlements and which cross established / existing for imports and exports. Buildings centres and strengthen their roles. public open space including include the Middleport Pottery Middleport Park and Grange Park. (Grade II*); Middleport Mill (former Etruria Valley is a good example These footpath links connect calcining works) (Grade II); Oliver’s of a site that has the potential to into the site across the Pidduck Mill (Grade II). An Urban Design enhance the character and identity Street Bridge in Middleport and Historic Assets Report has of Stoke-on-Trent. The settlement and the potential to cross the been produced as background hierarchy can be made more replacement Grange Bridge at the information to inform the SPD. distinct and legible, by creating top of Festival Way. There is one a more positive and coherent EFÙOJUJWFSJHIUPGXBZXIJDISVOT There are also a number of ‘green’ character in Etruria Valley along the northern boundary of buildings of special interest in whilst accommodating new uses the site. Footpath 81 runs from the vicinity. The Trent & Mersey and development that support Pidduck Street to Orme Road via Canal conservation area appraisal the economic sustainability of an underpass under the railway gives detailed information in the town centres. This ‘green line and A500 which would require respect of the listed buildings character’ will also help to mitigate improvements to its appearance. and buildings of special interest against climate change and within the boundary of the could include environmentally Development of the Etruria Valley adjacent conservation area. Any sustainable measures such as site will need to have regard to development proposals that green roofs, Sustainable Urban the incorporation of this footpath will affect the setting of a listed Drainage Systems (SUDS) / related link into the site along a similar building need to be sympathetic to wetlands and ground source heat alignment. Its diversion within that setting and English Heritage pumps beneath planted areas. the site itself may be required, will need to be consulted. dependent upon the ground remodelling work, which will be required to prepare the site for redevelopment. 28. Etruria Valley Enterprise Area - Supplementary Planning Document G. Archaeology H. Topography of the trees on site has medium There are no known sites of A topographical survey was potential for roosting bats as TJHOJÙDBOUBSDIBFPMPHJDBM undertaken in February 2012. it had several large hollows, if interest which would require This survey indicates the existing this tree needs to be removed further investigation within the ground levels across the whole further surveys will be required main Etruria Valley site prior to of the Etruria Valley site and the to determine if bats are using development. However, as stated adjoining Grange Park. The it. Follow up surveys of the site above there are numerous sites topographical survey data will to check for protected species of archaeological interest within be used to ascertain the ground should be undertaken in good time the wider surrounding area of remodelling principles as well as to inform mitigation. Middleport. Sites with below- transport and access details and ground potential include the Dale structures requirements. Appropriate mechanisms must Pottery site off Newcastle Street; also be put in place to prevent the the Furlong Tile Works and the spread of Japanese Knotweed on former Fountain Building both off I. Natural Environment and Tree the site. Japanese knotweed is Newport Lane. Redevelopment Coverage present within the northern section of these sites would require A Phase 1 Habitat survey for the of the site on the two former tip archaeological evaluation. Other site has been completed. This sites. sites including the Newport Corn JEFOUJÙFTUIBUEFWFMPQNFOUTIPVME Mill off Luke Street; Newport seek to preserve and enhance In addition to minimise any House Lodge/House and Newport the corridor of the Fowlea Brook potential impact or disturbance Flint Mill which are located at the and its surrounding riparian to protected breeding birds, any southern end of Newport Lane are and woodland habitats, where vegetation clearance should of key historical interest. Some possible. The Fowlea Brook be undertaken outside the bird sites including the Co-op Bakery corridor could be used as a zone breeding season, i.e. from late- on the former Burselm Branch for SUDS including reedbeds, August and be completed by late Canal would also require recording ponds and swales, together with February. prior to redevelopment. This enhancement of the brook itself by has already been agreed via the DSFBUJOHBWBSJFECBOLQSPÙMFBOE There is limited tree coverage planning permission for residential introducing meanders. During any on the site although there are a redevelopment and is likely to be development work, procedures number of mature trees on the required for other sites within this should be put in place to prevent northern and eastern boundaries. area. pollution of Fowlea Brook. As part of any planning application a full tree survey should be Archaeological evaluation/ If the redundant sewage tanks VOEFSUBLFOCZBTVJUBCMZRVBMJÙFE mitigation on these surrounding are to be destroyed as part of surveyor. sites therefore will need to development proposals the be carried out as appropriate study concludes these should particularly as the regeneration of be replaced on site with other these sites is likely to be further standing open water habitats borne out of the regeneration of (i.e. ponds). The removal of the the Etruria Valley site. XBUFSÙMMFETFXBHFDPOUBJOFSTBOE surrounding vegetation should be undertaken with great care and not within the period from the end of February to the end of September when amphibians are likely to be present.

At the junction of the railway and the main hardstanding access drive there is a line of semi mature ash trees over 10m in height. One

Etruria Valley Enterprise Area - Supplementary Planning Document 29. J. Flood Risk Realignment of the Fowlea Brook It is proposed to restore and divert The Fowlea Brook runs north to BOETPNFMPDBMJTFESFDPOÙHVSBUJPO the Fowlea Brook towards the south through the site. The brook PGUIFÚPPEQMBJOJTMJLFMZUP western boundary of the site. The is a tributary to the River Trent so provide the best on-site solution to re-aligned brook course together it is important for the development CBMBODFÚPPEÚPXTBOEUPQSPWJEF XJUISFQSPÙMJOHPGFYJTUJOHHSPVOE to recognise that any changes on site drainage. By realigning levels will re-classify the Flood XIJDIXJMMJNQBDUVQPOUIFÚPX and improving the Fowlea Brook, ;POFTPOUIFTJUFUPFOBCMFÚPPE and quality of water in this upper this will help to improve the brook risk compatible development. stream location has implications area and provide the opportunity *UXJMMBMTPQSPWJEFÚPPEQMBJO for the wider river network. The to introduce balancing ponds and compensation for where the DPOÚVFODFPGUIF'PXMFB#SPPL swales to control surface water proposed bridge, road and and River Trent is adjacent to the run off. SUDS treatment trains embankments cross the existing A500 south of Stoke town centre. should be implemented to both ÚPPEQMBJO"ONCVGGFS[POF balance water and improve the will be provided for future access The low lying areas of the site, quality of water discharging into and maintenance to the Fowlea the land immediately adjacent to the Fowlea Brook. Brook. the Fowlea Brook and the former Sewer Treatment Works (STW) are The ground remediation strategy Surface water attenuation is located within Flood Zone 3a: High will include the safe redistribution proposed within the corridor QSPCBCJMJUZPGÚPPEJOH BOE'MPPE of material on site in order to adjacent to the realigned Fowlea ;POFCBGVODUJPOBMÚPPEQMBJO maximizing the sites developable Brook. Additional surface water The Flood Zone 2 areas follow a area and to control the attenuation, if required, will be similar outline to the Flood Zone environmental impact of this. provided at plot level within the 3 areas, being largely contained proposed development sites. within the Fowlea Brook valley The access link to the A500 Sustainable Drainage Systems and the former STW. All other requires the remodelling of the (SuDS) will be incorporated areas of the site are shown to be ÚPPEQMBJOUPQSPWJEFTVGÙDJFOU into the wider surface water located within Flood Zone 1: Low compensation upstream. This management of the site. QSPCBCJMJUZPGÚPPEJOH5IFMBOE remodelling will also enable to the east, adjacent to the canal, a developable platform to be 5IFPQFOTFDUJPOPGUIF#BSOÙFME and pottery waste tips to the north created in the eastern part of the Brook will be extended to meet BSFMBSHFMZBCPWFUIFÚPPEMFWFMT sewage works. All remodelling and outfall into the realigned will require consent from the Fowlea Brook. Surface water from The Flood Risk Assessment Environment Agency and Severn the proposed developments will '3" VOEFSUBLFOIBTJEFOUJÙFE Trent. be discharged to the realigned and assessed the risks of all Fowlea Brook, subject to GPSNTPGÚPPEJOHUPBOEGSPNUIF attenuation requirements and development and demonstrated K. Surface Water Drainage ÚPXSFTUSJDUJPOT4VSGBDFXBUFS IPXUIFTFÚPPESJTLTXJMMCF The existing Severn Trent Water which exceeds the capacity of managed so that the development public surface water sewers from the drainage network will be remains safe throughout its the A500 to the west of the site routed overland towards the lifetime, taking climate change into BOEUIFDBOBMPWFSÚPXESBJOTGSPN Fowlea Brook and away from account. The FRA proposes an the South East of the site outfall the proposed developments and outline surface water management into the Fowlea Brook towards the neighbouring land. strategy for the site, which TPVUIPGUIFTJUF#BSOÙFME#SPPL JODMVEFTGPSBOZÚPPENJUJHBUJPO a tributary of the Fowlea Brook, The existing surface water sewers measures. runs in culvert through the site, will outfall to the Fowlea Brook in before becoming open channel their current locations. for a short distance as it joins the Fowlea Brook close to the centre of the site. Surface water from the site is reported to discharge to the Fowlea Brook at an unrestricted rate.

30. Etruria Valley Enterprise Area - Supplementary Planning Document Modelled levels node points ePlanning Tool Bank Top Main Rivers Flood Zone 3 Flood Zone 2 Legend Flood Map for Eturia Valley, Stoke-on-Trent. Created 27 April 2012. Created 27 Stoke-on-Trent. Flood Map for Eturia Valley, 2323/YD

Etruria Valley Enterprise Area - Supplementary Planning Document 31. L. Foul Drainage Details of the existing drainage N. Air Quality The existing Northern Interceptor layout and proposed drainage The site lies within the Stoke-on- Sewer (combined sewer) drains management option plans Trent Air Quality Management Area a large area to the north of the are shown within the ground (AQMA). The AQMA was declared site and enters the site towards conditions study. in response to exceedences of the the north eastern boundary. nitrogen dioxide annual mean and This sewer would originally have M. Noise 1-hour mean air quality objectives. connected to the STW on the site, The site lies adjacent to the A500 (AQO). but is now piped to Strongford Trunk Road and the West Coast Sewage Treatment Works. This Railway Line. Both these are The annual mean AQO is sewer crosses the Fowlea Brook in OPJTFTPVSDFTUIBUNBZJOÚVFODF exceeded in several areas of the two locations within Severn Trent the development layout. city, including residential areas Water’s land. A Combined Sewer bordering the A50 at Cobridge 0WFSÚPX $40 JTBMTPMPDBUFE Any commercial development and the A53 at Basford, while the within the centre of the site which will not be affected by noise from 1-hour mean AQO is exceeded at EJSFDUTFYDFTTJWFÚPXTGSPNUIF these two sources as these are not residential areas bordering the A53 DPNCJOFETFXFSJOUPUIFÚPPE noise sensitive. at Basford. The main source of DIBOOFMDMPTFUPUIFDPOÚVFODFPG nitrogen dioxide in these ‘hot spot’ UIF#BSOÙFMEBOE'PXMFB#SPPLT Residential development is areas is vehicle emissions. sensitive to noise levels from both It is understood that the foul water road and rail. The development Development proposals should from the former steelworks would will need to be designed to allow include mitigation of air quality have connected to the public for stand off zones, noise bunds impacts through site design and sewer network (and the former and / or barriers. The proposed sustainable modes of transport STW). It is unlikely that any other TJUFÚPPENJUJHBUJPOBOE46%4 provision. Industrial should be areas of the site would have are likely to be between the road/ carefully assessed in terms of QSPEVDFEBOZGPVMÚPXT railway line and development anticipated use; emissions and plots, helping to provide a natural required controls. Given AQO it In the area of the former Severn stand off distance to mitigate may be necessary to minimise Trent Water STW, there is the against noise in the central and some uses or emissions. Similarly potential to raise areas of land southern sections of the site. USBGÙDFNJTTJPOTHFOFSBUFEBUUIF to the east of the Fowlea Brook Land regrading and bunding site should be assessed in terms (on its realigned course) to create would be required to the western of likely emissions and minimised. a more usable development boundary of the site in the platform. This will involve raising northern half of the site to mitigate An air quality assessment will need the manholes which are located noise levels to any potential to be carried out in support of any at this area of the site, and will residential properties. planning application. Particular possibly require the relocation of attention should be given to air the CSO and incoming/ outgoing quality at the proposed residential sewers. Discussions regarding properties on the development these proposals are ongoing with site itself, proposed and existing Severn Trent Water. residential properties at Middleport and existing residential properties *UJTBOUJDJQBUFEUIBUGPVMÚPXT in the neighbouring areas of originating from the proposed Etruria, Cobridge and Basford. development areas will discharge to Severn Trent Water public foul/ combined sewers which cross the site. Connection points are to be agreed with Severn Trent Water.

32. Etruria Valley Enterprise Area - Supplementary Planning Document O. Health and Safety Executive In drawing up detailed proposals Hazardous Sites for the site the HSE’s advice The Health and Safety Executive should be sought at pre- (HSE) sets a consultation distance application stage. The presence around major hazard sites and of a Consultation Zone does not pipelines after assessing the in itself mean development should risks and likely effects of major not go ahead but it is likely that accidents at the installation or the higher the sensitivity level pipeline. Major hazards comprise of the development proposed a wide range of chemical the greater the distance from Air process sites, fuel and chemical Products Plc it should be located. storage sites, and pipelines. The Consultation Distances are based P. Environmental Impact POBWBJMBCMFTDJFOUJÙDLOPXMFEHF Assessment using hazard/risk assessment It is likely that an Environmental models updated as new Impact Assessment will be knowledge comes to light. required prior to development of the site, as a whole, given Air Products Plc is one such site the size of the overall site, its located at the top of Festival Way characteristics, location, access on the east side of the Canal by requirements and potential Grange Bridge opposite the Corus impacts. rolling mill part of the Etruria Valley site. Air Products Plc itself is An Environmental Impact outside the site boundary however Assessment scoping exercise prior there is a consultation distance to planning application submission zone around Air Products Plc will ascertain what further issues which does includes the eastern need to be considered. Many of part of the Etruria Valley site. the existing site constraints have already led to the production of The Local Planning Authority has specialist reports on areas such as a statutory duty to consult HSE on ÚPPEJOH FDPMPHZBOEUSBOTQPSU certain proposed developments This SPD has also been the within these zones. The HSE’s subject of a Sustainability advice on any planning application Appraisal to inform the plans is dependent upon two issues: objectives. p the density and location of development within the various areas of the zone (i.e. inner, middle or outer zone area); and p the sensitivity of the use proposed (i.e. large housing developments and hospitals are considered to have a higher sensitivity level than PGÙDFTBOEGBDUPSJFT

Etruria Valley Enterprise Area - Supplementary Planning Document 33. 5.0 - Constraints Plan

Following an assessment of This is attached within Appendix the sites context a summary PGUIF41%BOEIBTTQFDJÙDBMMZ of the Strengths, Weaknesses, informed a constraints plan to Opportunities and Constraints map sensitive and challenging was prepared. areas of the site which need to be addressed within the concept plan.

34. Etruria Valley Enterprise Area - Supplementary Planning Document 6.0 - Sustainability Appraisal

It is a requirement by law that An initial compatibility assessment The draft development objectives we examine the potential impact between the objectives of the Core were amended as a result of the that carrying out the plans we Spatial Strategy and the objectives initial compatibility assessment produce will have on the ground. of the Etruria Valley project can and these revised objectives are We must, for example, consider help inform the direction of set out within the next section. the impact on the environment development principles in order to These were used to develop the of new developments in terms of ensure compatibility. development principles. The IPXNVDINPSFUSBGÙDJTMJLFMZUP wording and emphasis of the be generated and the effect it will The compatibility assessment is PCKFDUJWFTSFÚFDUUIFÙOEJOHTPG have on levels of air pollution. The attached at Appendix 4. It was the initial assessment. proposals which have least impact carried out once the opportunities on the environment will generally and constraints on site had been be favoured; however other established and once initial draft factors such as economic and development objectives were social considerations must also be drawn up. looked at and a balanced decision made on the best option. The Draft Objectives scored well against most of the sustainability It is not a formal requirement for indicators and no insurmountable Supplementary Documents to issues in terms of sustainability require Sustainability Appraisal were raised. (SA) however, given this is a document which aims to The objectives scored well on implement polices in the Core indicators such as economy, Spatial Strategy and to directly reducing the need to travel, facilitate development it is regeneration and improving considered appropriate for an XBUFSRVBMJUZ5IF4"JEFOUJÙFE initial assessment as part of this that areas such as protecting project to be carried out. centres, fear of crime, design of development, air quality, CJPEJWFSTJUZBOEÚPPEJOHXFSF QPUFOUJBMBSFBTPGDPOÚJDU

Etruria Valley Enterprise Area - Supplementary Planning Document 35. Development Concept

7.0 - Vision and Concept Plan

Overall the Vision for the site is:

p The creation of high quality linear development with a transition from residential uses in the north to an Employment Zone in the south. The development will PROVIDETHEOPPORTUNITYFORSIGNIÚCANTEMPLOYMENTAND training opportunities.

p The creation of a new, dedicated, A500 junction linking across to Forge Lane serving the employment uses and new employment spine road.

p The creation of a major green link from north to south which incorporates a new wetland area and brook course. A new footpath network will improve east to west community connections and better connectivity to the canal towpath.

p Supporting and connecting the residential and business communities of Middleport, Wolstanton and Etruria by creating an attractive environment and new place in which to live and work.

36. Etruria Valley Enterprise Area - Supplementary Planning Document Concept plan

Legend

Site Boundary

Major Use Employment

Business Park

Small/Medium Industry

Mixed Use

Proposed Residential

Proposed Additional Residential - Middleport Masterplan

Existing Residential

Additional Small/Medium Industry - Subject to Approval by NULBC Proposed Employment Outside Site Boundary

Waterside Setting

Floodplain Regrading

Sustainable Urban Drainage

Existing Road Network

Proposed Road Network

Landscape Buffer

Realigned Brook Course

Existing Brook Course

Canal

Existing Railway Line

Potential Rail Link Opportunity

Burslem Port Indicative Alignment Route

Etruria Valley Enterprise Area - Supplementary Planning Document 37. 8.0 - Draft Development Objectives:

Objective I – Enterprise Area Objective IV – New Highway Objective VII – Natural Access Environment To develop an Enterprise Area Strategy centred on creating To prioritise the required Etruria To protect and improve Etruria Valley as a priority site Valley access roads as a key watercourses within and for employment opportunities infrastructure project, this will adjacent to the site and to create and investment, but allowing improve accessibility to the site and incorporate naturalized ÚFYJCJMJUZJOUFSNTPGUIFMPOHUFSN and facilitate the release of a large greenspace corridors and reed development opportunities for TDBMFCSPXOÙFMEFNQMPZNFOUTJUF beds within the development the site including the potential strategy in order to enhance and provision for housing/community Objective V – Sustainable uses in the north. This will supplement the surrounding transport modes be set out in a Concept Plan greenspace network, including which will provide certainty and incorporation of public footpath JOWFTUPSDPOÙEFODFJOUIF-PDBM To integrate different modes and cycle routes. Planning Authorities development of travel within the transport aspirations and bring a vacant site proposals for Etruria Valley thereby Objective VIII – Longevity CBDLJOUPCFOFÙDJBMVTF increasing the opportunities for securing improvements to public To develop a long term strategy for Objective II – New North transport provision and the comprehensive redevelopment of Staffordshire Business promotion/integration of walking the site and to identify the positive and cycling networks. Thereby JOÚVFODFSFEFWFMPQNFOUXJMMIBWF To facilitate new business, resulting in less car use. on surrounding sites. job creation and to focus on supporting a range of employment Objective VI – Built Environment uses including manufacturing industries and their supply chain. To protect and enhance the To facilitate inward investment to industrial heritage of surrounding North Staffordshire both from large areas through the appropriate scale business occupiers and treatment of building type, smaller scale business start-up. location, design, scale, height and massing of development within Objective III – Green Technology the Etruria Valley site particularly where development is located To promote the opportunity within sensitive site areas. for businesses to locate to the Etruria Valley which support sustainable energy creation and green technologies and to promote the use of on-site climate change mitigation and adaptation measures. Development should also mitigate against the risk of ÚPPEJOHCZJODPSQPSBUJOHUIFVTF of sustainable urban drainage systems.

38. Etruria Valley Enterprise Area - Supplementary Planning Document Etruria Valley Enterprise Area - Supplementary Planning Document 39. Development Principles

This section of the document will set out the principles that any development of the site should have regard to.

9.0 - Development Principles

Land Use compliance with the development There is also an opportunity for principles including urban form a further 4 hectares (10 acres) The site naturally falls into and built character. However, the of development for small and four distinct zones upon concept plan for the site is based medium industry on land to the which detailed guidance on a preferred option approach as west of the railway line. These will be provided. These are follows: sites lie within Newcastle- Employment Zone, Buffer Zone, under-Lyme Borough Council’s Open Space and Residential Major Use Sites B2 – administrative boundary but are manufacturing and B8 – storage in the same ownership as some The SPD aims to promote investor and distribution land within the main Etruria Valley DPOÙEFODFCZQSPWJEJOHBÚFYJCMF (7 hectares gross / 17 acres) site. As agreed within the Joint framework of land uses that In order to attract large scale Employment Land Review with have been allocated across a business occupiers, the northern Newcastle-under-Lyme, these number of distinct zones. The part of this zone has been sites could accommodate uses SPD recognises the need for a JEFOUJÙFEGPSNBKPSFNQMPZNFOU similar to those in the small and CBMBODFCFUXFFOlDPOÙEFODF use plots. These two 7 - 10 acre medium industry zone but would through certainty of land uses and plots (3 - 4 hectares) are suitable be subject to separate planning ÚFYJCJMJUZmHJWFOUIFDIBMMFOHJOH for B2 manufacturing facilities with applications. market conditions that the BODJMMBSZPGÙDFBOETUPSBHFBOE development sector currently face. distribution facilities. Business Park B1a); B1b) The SPD has been adopted to kOFÚCEANDRESEARCHAND SFÚFDUUIJTQPTJUJPO Small and Medium Industry B1c) development (2.12 hectares – light industrial; B2 general gross) Zone 1: Employment Zone industry; B8 small scale storage In order to provide continuity and distribution of approach to extend Shelton Maximising the amount of (4 hectares gross) Boulevard from the Vodafone employment use on this site The narrowest part of the site is DBMMDFOUSF UIFPGÙDFCVTJOFTT is one of the key project suitable for small and medium park uses are located adjacent objectives. The majority of the TJ[FEÙSNT5IFTFBSFJEFBM to the canal in the southern part site (approx. 13 hectares) will be for business start-up premises; of the site on the opposite bank allocated for employment uses, grow on space for small local UPUIFFYJTUJOH&USVSJBPGÙDF accommodating B1 - Business, enterprises and new industrial village. This discrete location of B2 - General Industry and premises. just over 2 hectares gross (5.26 B8 - Storage and Distribution acres) provides the opportunity for development. These employment Located opposite the business VTFTBSFJEFOUJÙFEPOUIFQMBO park in the south-west of the within one distinct zoned area in site these uses are set within a the south-east of the site. total area of 4 hectares (10 acres) with the ability to accommodate Any of the above use classes are varying plot sizes to meet appropriate across this zone (and TQFDJÙFEOFFET can be sub-divided), subject to

40. Etruria Valley Enterprise Area - Supplementary Planning Document IJHIRVBMJUZPGÙDFEFWFMPQNFOU It is recognised that not all Any of the use classes set out adjacent to the canal on the business use classes and below are appropriate across approach into Festival Park and business requirements are able this zone, subject to compliance gateway into the site from the to locate in-centre for a variety of with the development principles south. This provides opportunities reasons. The land use categories including urban form and built to provide improved footpath and associated with Etruria Valley character, however, the concept cycle links directly into Festival therefore are designed to capture plan for the site is based on a Park and the marina and onto the such businesses on the outskirts preferred option approach as City Centre via Festival Way. of the City Centre, including follows: Etruria Valley, rather than longer By identifying this area as an distance out of centre locations, Mixed use: local centre PGÙDFMPDBUJPOBEWBODFTUIJT (SFFOÙFMETJUFTPSCFJOHMPTUUP incorporating A1 retail up to site, over other out of centre North Staffordshire altogether. 500m2; A3 restaurants and café’s locations, as a having the potential up to 300m2; A4 Public House up GPSPGÙDFEFWFMPQNFOUEVSJOH Subject to satisfactory resolution TOM/FÚCE%NTERPRISE(UB the plan period in order to help of the sequential approach to up to 1,000m2; and Hotel approx. meet employment requirements. site assessment and adequate 60 - 80 bedrooms 5IFJEFOUJÙDBUJPOPGPGÙDFJO assurances through the planning this location does not however TZTUFNUIBUTQFDJÙFEFOEVTFT It is likely that the local centre (A1; remove the need for a sequential have considered all appropriate A3 and A4 uses) would be most site assessment / impact test at options the extension of Etruria appropriate in the north of the the planning application stage, Business Park in the southern buffer zone next to the residential subject to NPPF. This is in order part of this Etruria Valley site is development and adjacent to the to ensure there is no sequentially appropriate over the plan period canal and public open space. The preferable in-centre or edge of for the amount of development hotel use would provide an ideal centre location at the time of the MBOEJEFOUJÙFEPOUIFDPODFQUQMBO focal point in the centre of the site application. This approach is in at the nodal point between the line with the Core Spatial Strategy Zone 2: Buffer Zone employment spine road; central and National Planning Policy axis and overlooking the public Framework. A background paper The aim of the buffer zone is to open space and new wetland area. has been prepared to explain this provide a transition in the mix Potential exists in some of the approach. of uses within the site between site in this area for additional car the Employment and Residential parking as part of a potential park The aim of the SPD, in line with areas. This zone supports its and ride scheme. The Enterprise the employment land review, is to neighbouring uses by providing a 0GÙDF)VCXPVMEQSPWJEF help ensure Stoke-on-Trent can central hub for the Enterprise Area; support for businesses within BDDPNNPEBUFBSBOHFPGPGÙDF entrance from the site into the the Enterprise Area and could be requirements to suit different Public Open Space; community located to the south of the central business models and demands facilities for residents of the new axis road adjacent to the small in the most sustainable locations houses both on site and to the and medium industry space. and to help create a sustainable south of Newport Lane and acts development mix. The majority as the gateway into the site from These uses are subject to the PGPGÙDFFORVJSJFTDBOPGUFOCF the north and west. These mixed nationally recognised sequential accommodated in centres, the VTFDMBTTFTBSFJEFOUJÙFEPOUIF and impact tests where approach at Etruria Valley is not plan within one distinct zoned appropriate. to ‘leap frog’ these in-centre area in the centre of the site and sites - indeed the regeneration covers approximately 3 hectares of sites such as the Central (7.5 acres). Business District are crucial to the regeneration of Stoke-on-Trent City Centre. First phase to open December 2014.

Etruria Valley Enterprise Area - Supplementary Planning Document 41. Zone 3: Open Space Zone 4: Residential Residential development would therefore be stepped back from Given a number of site constraints The Residential area is ideally the canal in the central area of including - the gas pipeline; the located to the north of the site, the residential zone over looking noise generators of the A500 and in line with the spatial planning the on-site public open space the railway line which run along principles in the Core Strategy and with longer reaching views across the western site boundary; the to support the aims and objectives Burslem and down the valley. alignment of the Fowlea Brook of the Middleport Masterplan. and the ground conditions in the Residential development at the western part of the site. This area This linear site adjacent to the north and south of the residential has the opportunity to provide canal would be accessed via zone could be stepped down enhance public open space and Newport Lane. A variety of towards the level of the canal. landscape buffer. This will provide dwelling types and sizes should be Detailed alignments would be screening and noise attenuation accommodated in line with an up subject to ground remodelling to the residential development in to date needs assessment for that principles in particular in this area the east. Car parking provision area of the City. as well as the principles for urban may also be appropriate within form and built character. this zone provided it is closely It would be necessary to retain associated with the mixed use the existing landscaping buffer Residential: Approx 4.25 Hectares zone and is in line with the ground adjacent to the canal in order to (10.5 acres) equivalent of around remodelling and other appropriate protect residential amenity and 200 houses. development principles in the SPD. privacy of existing residential developments on the canalside Additional residential use along opposite. Newport Lane for approx 378 houses - as set out in the MiddlMiddleporteport MMasterplanasterplan anandd extant planninplanningg permissions.

42. Etruria Valley Enterprise Area - Supplementary Planning Document Summary Principles p 13 Hectare Employment Zone incorporating Business; Light Industrial, General Industrial and Business Park Uses p Mixed Use Local Centre incorporating Retail; Restaurant; Public House; Business Enterprise Hub and Hotel p 200 Houses p Open Space

Etruria Valley Enterprise Area - Supplementary Planning Document 43. Urban Form, p Aligned on a central axis Character Area 3: Built Character and providing green character Waterside Setting Public Realm through tree planting and high p Organic layout and curved quality architecture where building line incorporating a General Design Principles practicable communal space as a focal p 0GÙDFMPDBUJPOTBEKBDFOUUPUIF point for the residential area The proposed land uses within the canal where possible p Variety of dwelling types and site boundary lend themselves to p Landscape buffer alongside sizes the formation of distinctive built the canal conservation area p Green character character areas. General principles p Selection of natural materials p Best use of views down the can be established at this stage for construction, such as valley into surrounding open to lay the foundation for these gabion walling; timber and space and longer distance character types, which can then green roofs views across Burslem and the be built upon later during the City Centre more detailed design stages, with Character Area 2: p High quality architecture and reference to the Newcastle-under- Buffer Zone public realm treatment fronting Lyme and Stoke-on-Trent Urban p Buffer zone between on-site waterside setting. residential and employment Design Guide. Building Heights Plan use with a mix of soft and hard Careful consideration will need landscaping to be given to the settings of p Focus placed on node listed former industrial buildings between the employment adjacent to the Trent & Mersey spine road and central axis - Canal. This is primarily where Potential for landmark building the residential and buffer zones at the entrance to the site and DBOQSPWJEFUIFÙOFSHSBJO pubic art in this area development to complement these p Provision of active frontages existing buildings. to the edges of developments which front onto footpaths to Character Area 1: ensure safety and surveillance Employment Zone p Accentuated building height p Large plot ‘major use’ sites in p Green character punctuated the north with high quality architecture p Small and medium size p Best use of views towards on- enterprise space to the south site waterside setting and into p Develop active development the site from the A500 frontages along the spine roads delivering enclosure, character and surveillance

44. Etruria Valley Enterprise Area - Supplementary Planning Document Topography and Character Areas Building Heights Plan

The site constraints will result in a strong contrast between elevated views of open green space and more channelled views between built form. Variances of enclosure and openness should be maximised through careful layout particularly at the entrance to the site and the junction with the internal spine road.

Massing of buildings and built form should generally provide a sense of enclosure to the road. &MFWBUFEWJFXTBCPWFUIFÚPPE plain will afford long distance views of Stoke-on-Trent along the length of the valley.

5IFTJHOJÙDBOUMFWFMDIBOHFT within the site boundary present EJGÙDVMUJFTGPSEFUFSNJOJOH building heights throughout the development at this stage. However, the canal towpath is fairly consistent in its gradient and circumvents the western site boundary. The form could be guided by the concept of the ‘cliff face’, with the most dramatic building heights occurring on the primary approach from the A500 at the node point between the central axis and spine road. It is suggested that building heights be commensurate with 2-3 storeys or equivalent at the level of the towpath, with building heights continuing towards the valley Legend ÚPPEQMBJOBUBDPOTJTUFOUIFJHIU Character Area 2 with the buildings adjacent to the Site Boundary canal towpath. This should be Buffer Zone considered further at the detailed design stage. Preservation of Character Area 1 Character Area 3 tranquillity of canalside setting Employment Zone should be taken into consideration. Waterside Setting

Etruria Valley Enterprise Area - Supplementary Planning Document 45. Building Frontages Design of Public Areas Summary Principles High quality building frontages All new highways and other areas are proposed adjacent to the of movement within the site must, p Employment Zone waterside setting of the Fowlea where practicable, be designed with a variety of Brook and Trent & Mersey Canal, and constructed to consider the development plot sizes and the approach from the A500. needs of pedestrians, cyclists and ranging from 1 acre to QVCMJDUSBOTQPSUÙSTU*OBEEJUJPO Contemporary, high quality all opportunities to enhance 10 acres architecture along the canalside, and emphasise the built form of p Canal Side Business and at the site’s southern gateway, new public highways through Park will also be desirable. Where this the implementation of non- p Mixed Use Buffer Zone is achievable along the canal traditional physical layouts and between residential edge the landscape buffer in surfacing materials must be given and employment this location will not be taken design priority, particularly within as a blanket approach and a residential areas and where public p Active Frontages at Key narrower landscape area could highways interact with the Trent junctions and corridors be incorporated. This will have and Mersey Canal, Fowlea Brook p Increased Building cost implications for development and any new areas of landscaping/ Height at key gateways fronting onto these areas, but it will open space. The design of roads into the site help to provide a marketing tool to within the development will need p Residential Waterside attract investment and encourage to reference principles contained setting new residential development within within the ‘Manual for Streets’ set Middleport. of documents. p Screening to the rear of industrial uses The Employment Zone is much Protection of Heritage p Design Principles more relaxed in the requirement for Assets and their Settings INÛUENCEDBYTHE a public frontage, as the secondary adopted Urban Design route will incorporate visual Heritage assets potentially Guide screening in the form of planting, affected by development on this but the scale and massing of site include the Trent and Mersey buildings set against this green Canal Conservation Area and screen should present a consistent historic clusters of statutory listed It is clear that the development sense of enclosure to this access and locally listed structures and may have little impact on the route. Architectural highlights buildings, along its edge. These TJHOJÙDBODFPGJOEJWJEVBMMJTUFE will be associated with the built include Middleport Pottery, listed buildings should the existing form surrounding the approach at grade II* the former calcining character of the Conservation from the A500 and Grange Bridge works in Milvale Street listed at Area be conserved through use and the junction of the primary grade II, and the adjacent locally of planting to maintain a green and secondary routes. A more listed Anderton Building and Flour corridor or buffer. Should it prove consistent quality of architecture Mill. economically viable to develop will be required to provide a strong here with a high quality solution backdrop to the waterside settings. Guidance for development at some future date, a ribbon of adjacent to these historical places suburban housing parallel with can be found in Chapters 6 and the water’s edge is likely to be 9 of the Urban Design Guidance considered inappropriate for the SPD. Further guidance on the setting of these heritage assets. importance of setting may be found in a recent English Heritage As well as the consideration in document “The Setting on the built form, scale and massing Heritage Assets” (October 2011). of development, the use of Any new development should landscaping and good quality follow the principles established by materials can also help to ensure these documents. new development respects existing heritage assets.

46. Etruria Valley Enterprise Area - Supplementary Planning Document Ground Remodelling Summary Principles General Principles The study into ground conditions p Creation of a new Bridge from the A500 and over the suggests that it will be necessary West Coast Main Railway Line and Fowlea Brook with to carry out major remodelling of associated embankments or single structure UIF'PXMFB#SPPLÚPPEQMBJOUP p Central area re-grading to form the mixed use compensate for the construction of the A500 link road and to provide development plots a developable area within the p Remodelling of the existing made ground to the west sewage works site. OFSITETOFORMREALIGNEDÛOODPLAIN p Retention and enhancement of the existing made It will also be necessary to reduce ground to the north west of the site to form the public the height of the pottery waste open space tips to produce platforms for housing development, with the p Stabilisation of slopes adjacent to Fowlea Brook excess material being remediated course in the north of site and engineered to form the p Reduction in height of the existing made ground to development platform in the north east of site to form the residential development east part of the sewage works, plots subject to an assessment of the p Embankment to create an enhanced landscape buffer SFRVJSFNFOUTGPSÙMMNBUFSJBMJOUIJT to the rear of the major use employment plots adjacent area. to the Trent and Mersey canal All of this remodelling will need to p Ground remodelling to include the relocation of the be carried out in accordance with #OMBINED3EWER/VERÛOWANDINCOMINGOUTGOING a Materials Management Plan to sewers. Sewer connections to be agreed with Severn be developed with the agreement Trent Water. of the local authority and the Environment Agency.

Etruria Valley Enterprise Area - Supplementary Planning Document 47. Water Environment

General Principles Zone 2 – Floodplain Re-grading: reedbeds in this zone. These will The opportunity exists for the Fowlea Brook (central) be highly visible from the main development of Etruria Valley The Fowlea Brook will be re- transportation corridor into the site to incorporate a reinvigorated aligned towards the railway and from the A500. CSPPLBOEÚPPEQMBJOUPQSPWJEF DPNQFOTBUJPOGPSÚPPEQMBJOMPTU an enhanced setting for business will be provided so that overall Zone 3 –Sustainable Urban and residential development. The UIFSFJTBEFRVBUFÚPPEQMBJO Drainage: CSPPLBOEÚPPEQMBJOXJMMBMTP mitigation. Drainage Management Fowlea Brook (south) provide areas for water attenuation Plan Option 1 within the ground A triangular area of the site and treatment that utilise the conditions study has been utilised between the railway and new principle of Sustainable Urban to form the realignment of the building plots which is within the Drainage Systems. ÚPPEQMBJOPOUIF$PODFQU1MBO ÚPPEQMBJO5IJTXJMMCFBQSJNF location for the provision of Etruria Valley is situated in the Enhancements to the morphology SUDS as part of the scheme with valley of the Fowlea Brook which of the river, its banks and potential for reedbeds and other is designated as a main river by BTTPDJBUFEÚPPEQMBJOXJMMCF associated wetland habitats to be the Environment Agency. The provided so that above ground provided to both provide water Water Framework Directive (WFD) sustainable urban drainage attenuation and also improve requires that stakeholders co- schemes, water quality water quality. operate with the Environment improvements and biodiversity Agency to achieve ‘good enhancement can be secured. The The types and location of SUDS ecological status’ (GES) for every green setting to the development features on this site will be main river in the country. The will be largely realised here by the determined by the topography and development of the Etruria Valley inclusion of biodiverse wetland underlying geology of the site and is therefore key to helping achieve habitats such as wet woodland, surrounding area. GES for the complete length of the marshy grassland, swamp and Fowlea Brook therefore ensuring UIFCFOFÙUTHPCFZPOEUIFTJUFT boundary.

Historic tipping has restricted the ÚPPEQMBJOPGUIFCSPPLJOWBSJPVT places through the site and the river itself lacks morphological diversity. This in turn restricts its value for wildlife and greatly reduces its aesthetic appeal. The brook also suffers from poor water quality as a result of diffuse urban pollution from unknown sources (not necessarily on-site).

Zone 1 – Waterside Setting: Fowlea Brook (north) 5IFÚPPEQMBJOPGUIF'PXMFB#SPPL has been historically reduced JOUIJT[POFBOEUIFSFGPSFÚPXT through a steep sided valley. There is limited potential to SFJOTUBUFUIFÚPPEQMBJOJOUIJT[POF but morphological improvements will be provided in river to promote WFD objectives.

48. Etruria Valley Enterprise Area - Supplementary Planning Document Summary Principles p Commitment to working towards no net loss OFÛOODPLAINASARESULTOFTHEPROPOSALS WITH COMPENSATIONFORÛOODPLAINLOSTDUETOTHE!LINK road crossing provided on site. p The Fowlea Brook to be re-aligned towards the railway line and in channel and course improvements to promote Water Framework Directive targets to be provided. p Surface water drainage to be dealt with by above ground Sustainable Urban Drainage Systems 35$3 ASAÚRSTPRIORITYANDINCORPORATEDINTOTHE development at the earliest stages alongside road infrastructure and building platforms. p SUDS to include measures to improve the water quality of the Fowlea Brook such as by diverting the brook through reedbeds and using a series of treatment trains for surface water including swales, detention basins and ponds prior to discharge to the brook. p Water dependant habitats to be created within the ÛOODPLAINRE GRADINGZONETOENHANCETHEOVERALL green setting of the development. To include, for example, marshy grassland, swamp, reedbed and wet woodland. p Provision of a drainage strategy that takes account of climate change and ground conditions. p 8 metre buffer for future access and maintenance of the Fowlea Brook. p %XTENSIONOFTHEOPENSECTIONOFTHE"ARNÚELD"ROOKTO meet and outfall into the realigned Fowlea Brook.

Etruria Valley Enterprise Area - Supplementary Planning Document 49. Landscape, Open Space and Biodiversity

General Principles Public open space will be provided Planting will be composed of The Urban Design Guide sets out towards the north western side of native deciduous trees and shrubs the strategic vision to re-instate the site being closest to the area to tie in with the existing planting the original green character of the proposed for residential. It will be along the edge of the canal, north WBMMFZÚPPEQMBJOUIBUTJUTCFUXFFO informal in character, and largely and south of the site. urban settlements, in order to composed of grassland to secure distinguish more clearly between vistas from the open space over 5IFSFXJMMCFSPPNGPSÚFYJCJMJUZJO market towns. the valley. the width of the landscape buffer in the residential area, subject to Many former derelict industrial A new footpath network will the design of detailed development sites within the valley have been improve east to west community proposals. re-claimed, in the fashion of the connections and better garden festival movement of the connectivity to the canal towpath Site boundaries and transport 1980’s. This establishing tree and to the existing Middleport routes will also present cover is very much in the style of Park. opportunities for native deciduous post-industrial landscapes, with tree planting, further helping to buildings discretely positioned The Fowlea Brook is an important screen commercial development within establishing native feature of the site. It currently and expansive roofs from view. woodland. Chapter 6 of the Urban ÚPXTOPSUIUPTPVUIUISPVHI WFD objectives. Design Guide recognises the the middle of the site and the green character of the canal and development proposals will promotes retention of the green provide for a re-aligned brook character. The post-industrial course through the green space. TUZMFÙUTXFMMXJUIUIFTJUF BOEUIF *UTBTTPDJBUFEÚPPEQMBJOXJMMCF landscape principles set out below an ideal area for the provision BSFJOUFOEFEUPSFÚFDUJU of Sustainable Urban Drainage Systems to secure necessary A major area of green space will be water attenuation and water provided along the western side of quality improvements for the the site with the multiple roles of development. Habitats for wildlife providing could also be provided, either as p a landscape buffer to the part of Sustainable Urban Drainage railway and A500 Systems (SUDS) or within other p public open space with a areas of the green space and could network of new footpaths include ponds, reedbeds, marshy p a route for the Fowlea Brook grassland and wet woodland. BOEJUTBTTPDJBUFEÚPPEQMBJO through the site and The historic character of the Trent p ÚPPEXBUFSTUPSBHF TVSGBDF & Mersey Canal conservation water attenuation and water area and settings to the listed quality improvement buildings need to be carefully considered. Bearing in mind that The 25-30m landscape buffer to the majority of the development is the railway will largely be created proposed for commercial use, a by the planting of native deciduous 15-20 m landscape buffer to the trees or, where feasible, by the canal will be required in order to retention of existing stock. screen development from view that would otherwise detract from the visual quality of the canal.

50. Etruria Valley Enterprise Area - Supplementary Planning Document Summary Principles p Creation of a major green link from north to south which incorporates public open space, a new wetland area complete with re-aligned brook course and a zone for water attenuation and water quality improvements. p Provide a 25-30 metre landscape buffer along the railway and A500. p Provide a 15-20 metre landscape buffer along the canal (see building frontages section) p Develop a leisure footpath network with good linkages between the residential areas and the Fowlea Brook p Retain multiple linkages to Middleport Park in order to ensure safe usability of the existing park and play facilities. p Realign the Fowlea Brook in a naturalised channel and ensure no net loss of its ÛOODPLAIN p Potential to create a variety of habitats for wildlife including reedbeds, ponds and wet woodland, some with the dual role of providing water attenuation and securing water quality improvements as part of SUDS. p Tree lined employment spine road and central axis. p Retention of existing mature trees along site boundaries, where possible

Etruria Valley Enterprise Area - Supplementary Planning Document 51. Transport and Access

Key Access Principle expected level of development A high proportion of these works USBGÙDBOEEJTUSJCVUFJUFGÙDJFOUMZ would need to take place on To provide extensive and across a network that currently highways under the control of sustainable travel choices to suffers from peak-time queues both Staffordshire County Council everyone who visits, works and and delays. and the Highways Agency. In lives at the Etruria Valley site. particular, the A500 Lane Gain is The A500 Link will provide a likely to result in some departures Transport and access assessments major gateway into this prime from Highways Agency standards, undertaken as part of this process employment site, allowing direct which are mandatory for Trunk clearly indicate that in order to access to the Trunk Road network. Roads. Ways to mitigate these reduce the impact of additional This will be of major importance to departures from standard are USBGÙDPOUIFTVSSPVOEJOHIJHIXBZ potential businesses that may have currently being discussed with the network, the development of the specialist servicing and delivery Highways Agency and may include Etruria Valley site will need to be demands. a reduction in the speed limit on supported by additional points the A500. of vehicular access into the site As the A500 Link is likely to and improvements to the existing become the primary point The development of the Etruria highway network. To further of vehicular access into the Valley site in general and the reduce the amount of vehicular site, it has been designed to A500 Link in particular is being EFWFMPQNFOUUSBGÙDBOEUPPGGFS accommodate high levels of undertaken with the full co- a realistic and inclusive choice QFBLUJNFUSBGÙDBOEQSFWFOU operation of both the Highways of travel to and from the site, it detrimental impact to the A500 Agency and Staffordshire County will also be necessary to take full itself. In summary the A500 link Council and it is acknowledged advantage of the site’s location to will comprise - that any proposed works to any enhance and encourage access p A dual carriageway all- part of their networks must be by means of walking, cycling and purpose highway link from the undertaken with their full approval public transport. eastern side of the Wolstanton and with all legal consents in Junction to a new junction in place. In support of the Key Access the centre of the site. Principle, the following Access p Two bridges and associated There also exists the opportunity to measures are proposed: embankments or a single facilitate a managed road scheme structure to allow the A500 on the wider A500 transport Access Measure 1 – Creation link to cross the West Coast corridor. This proposal could of a new all-purpose highway Railway Line and Fowlea have a positive effect on the level access into the Etruria Valley Brook PGEFWFMPQNFOUUSBGÙDBOEBOZ site from the A500 Wolstanton p Enlarging the two existing necessary mitigation measures. junction to enable access for all roundabouts at the Wolstanton VEHICULARTRAFÚC PEDESTRIANS Junction by means of signal- The following plans show the cyclists and buses controlled crossings and new/ preliminary arrangements for the improved footway/cycleways highway and structure measures Although the Key Access (on highways maintained by and are indicative. Principle is focused on the need Staffordshire County Council) to promote sustainable modes of p Widening of the A500 travel, access by more traditional between Wolstanton and vehicular means cannot be entirely Porthill Junctions to create overlooked, particularly as the an additional lane in both site is designed primarily with northbound and southbound employment in mind. Analysis of directions (A500 Lane Gain) (on the site and surrounding highway highways maintained by the network shows that the current Highway Agency). single point of vehicular access via Shelton Boulevard/Forge Lane is JOTVGÙDJFOUUPBDDPNNPEBUFUIF

52. Etruria Valley Enterprise Area - Supplementary Planning Document Etruria Valley Enterprise Area - Supplementary Planning Document 53. 54. Etruria Valley Enterprise Area - Supplementary Planning Document Access Measure 2 – Creation of by Newport Lane to the north Access Measure 3. Creation of two new all-purpose highway and Festival Park served by the new all-purpose highway links links across the Trent and Grange bridge to the east. They through the site to connect Mersey Canal at Newport Lane are located on the sites of two the A500, Shelton Boulevard, and Grange Bridge (Festival existing bridges, although only Festival Way and Newport Way) to enable access for the Newport Lane bridge has Lane to enable access for pedestrians, cyclists, buses and any existing use as a pedestrian pedestrians, cyclists, buses and SOMEVEHICULARTRAFÚC route, whereas the Grange bridge SOMEVEHICULARTRAFÚC is closed to the public. They can These are two important links also be built independently of other In conjunction with Access that will make the site much more highway links within the site at an Measures 1 and 2 above, these accessible to pedestrians, cyclists early stage of the development highway links complete the and bus services, as well as as they would provide excellent pattern of permeability through potentially helping the distribution pedestrian/cycle links to the canal the site, allowing unconstrained PGEFWFMPQNFOUUSBGÙD5IFZXJMM towpath and from there into the movement for pedestrians, cyclists link the site with the residential site and adjacent employment and buses, as well as assisting in and employment areas served areas off Forge Lane. the distribution and movement of EFWFMPQNFOUUSBGÙDBOEUISPVHI USBGÙD

Proposed Newport Lane Bridge

Proposed Grange Bridge

Etruria Valley Enterprise Area - Supplementary Planning Document 55. It is intended that the links It is therefore proposed that level of bus service through the between the A500, Shelton this residential element will be site at a very early stage of site Boulevard and Festival Way would accessible to vehicles from occupation in order to provide an be open to all modes of transport, Newport Lane only and that immediate travel choice for those which would effectively create a through-movement between occupiers, irrespective of initial new link between the A53 Etruria Newport Lane and the remainder passenger numbers. If this is not Road (and City Centre beyond) of the Etruria Valley site will be provided at an early stage, then and the A500. This will inevitably restricted to pedestrians, cyclists occupiers are likely to become BUUSBDUTPNFCBDLHSPVOEUSBGÙD and bus services only. This access dependant on access by car and already on the highway network constraint can be controlled by subsequently less willing to switch to divert through the site in order means of an appropriate physical to bus patronage when services to avoid the congested Basford restriction such as a bus gate. are made available later. Roundabout and parts of the A53 Etruria Road. The impact of this Access Measure 4 – The Therefore, it may be necessary has been analysed in detail and establishment of a Public UPQSPWJEFÙOBODJBMTVQQPSUUP the proposed highway links and Transport Fund to enable the any diverted or new bus services junctions have been designed to ÚNANCIALSUPPORTREQUIREDTO through the site. Given the size accommodate a robust estimate divert and/or extend existing bus of the site and timescales for PGUSBGÙDMFWFMT0OFCFOFÙUPG services through the site and the development, it is likely that this this new through-link would be a enhancement of those services Fund will need to be supporting EFDSFBTFJOUSBGÙDQBTTJOHUISPVHI in terms of frequency and hours bus services for a period of up to Basford Roundabout, which will of operation ZFBSTGSPNÙSTUPDDVQBUJPO ease the pressure in part on the Options for funding will need to be busy A53 between Hanley City The Etruria Valley site is bordered explored including grant funding; Centre and Newcastle Town on all sides by frequent and city council support; end-user Centre. regular bus routes that form a contributions and developer rough triangle with Hanley City subsidy. The link to Newport Lane is Centre, Newcastle Town Centre unlikely to be suitable to carry and Tunstall Town Centre at the At this stage, it is anticipated that MBSHFWPMVNFTPGUSBGÙDBOEPS vertices. The three sides of the at least 2 existing bus services IJHIQFSDFOUBHFTPG)(7USBGÙD triangle are formed by the A5271, could be diverted through the site, as Newport Lane and parts of A53 and A50 and these carry a one from the A5271 corridor and the highway network to the north high number and frequency of bus another from the A53 corridor. The of the site are constrained both services between the three centres Fund should be used to extend by capacity and their mainly listed above, as well as Burslem and divert existing services to residential natures. However, the Town Centre, Wolstanton Local provide direct access between Newport Lane link and existing Centre, Festival Park and extensive the site and residential areas. At highway network beyond would residential areas. The highway the same time these services also almost certainly be able to link improvements described in need to be improved in terms of accommodate the level and type of Access Measures 1, 2 and 3 above the times of day they operate, USBGÙDUIBUJTMJLFMZUPCFHFOFSBUFE will allow bus services to divert to cover work patterns at the by the residential element of the through the Etruria Valley site and it site which may be outside those Etruria Valley site, although a is vital that full advantage is taken covered by existing bus timetables. TJHOJÙDBOUJNQSPWFNFOUXJMMCF of this opportunity. In addition, consideration should required to the junction of Newport be given to provide a new, direct Lane and Newcastle Street. Under normal circumstances, bus link with the rail network at commercially-run bus services will Stoke Station, Discussion with only operate on routes where the bus operators regarding these QBTTFOHFSEFNBOEJTTVGÙDJFOUUP proposals will take place in the NBLFUIFTFSWJDFÙOBODJBMMZWJBCMF near future. In the case of Etruria Valley, it is essential to provide an appropriate

56. Etruria Valley Enterprise Area - Supplementary Planning Document Access Measure 5 – The At the northern boundary of the A further link has also been improvement of existing and site there is an existing public JEFOUJÙFEUPUIFOPSUIFBTUPGUIF creation of new pedestrian and footpath that crosses the site in site, running between Navigation cycle links in the vicinity of the an east-west direction, connecting Road and Grange Bridge. This site. Orford Street in Porthill with route is well used at present, Burgess Street in Middleport. This despite having no formal status, In terms of promoting the use of footpath is of a poor quality, with BOEXPVMEQSPWJEFBUSBGÙDGSFF sustainable travel to the Etruria low-headroom subways under the path into the site from the north Valley site, this Measure will A500 and Railway. The presence of and east, particularly for the compliment Access Measure 4 in structural foundations in this area proposed residential element. The helping to provide a realistic travel QSFWFOUUIFQPTTJCJMJUZPGTJHOJÙDBOU enhancement and formalisation alternative to private car journeys. improvements to this route – of this route is likely to involve however, it is intended to carry a level of engineering works, as Although the periphery of the site out improvements where possible well as the consents of a number is currently well connected by a in the form of surface treatment, of landowners. Therefore further OFUXPSLPGUSBGÙDGSFFQBUITBOE drainage and lighting, making the investigation will be required as to pedestrian/cycle facilities on public route a more pleasant proposition its feasibility. IJHIXBZT UIFSFBSFTJHOJÙDBOU for users. The potential exists physical barriers to movement into to add to these footpath links Pedestrian and cycle links from and through the site. The two main into the proposed public open the north and south are generally barriers are the Trent and Mersey space through the opportunity of a high quality. Despite this, it Canal to the east and the A500/ of developing a leisure based is intended to undertake further railway corridor to the west and the footpath network within proposed work to identify any areas of following measures are designed open space, particularly on the existing infrastructure that could to address these barriers and north western part of the site. be improved such as better provide comprehensive access for connections into Festival Park at pedestrians and cyclists. Access to the north and east of the southern end of the site. the site will be enhanced by the To the west of the site lie the new highway bridges and links at residential areas of Porthill, Basford Newport Lane and Grange (Festival and Wolstanton, the majority of Way) (Access Measure 2). These which are within walking and/or will not only provide pedestrian/ cycling distance of Etruria Valley. cycle access into the site, but also The A500 Link (Access Measure strengthen connections with the 1) will be an essential link into the Canal towpath. This towpath lies site from this direction and will on the development-side of Etruria provide a continuous, good quality Valley and is a major asset for the route for pedestrians and cyclists promotion of walking and cycling, from the A527. Footways will be QSPWJEJOHBUSBGÙDGSFFQBUI wide enough to accommodate through the spine of the site. It will pedestrians and cyclists, and also be important to ensure that all movement across vehicular development adjacent to the Canal carriageways will be secured by has direct links to the towpath and USBGÙDTJHOBMDPOUSPMMFEDSPTTJOHT allowing improved connections to particularly on the Wolstanton Middleport Park. Junction. Direct links to the towpath should be overlooked by occupied buildings, where possible.

Etruria Valley Enterprise Area - Supplementary Planning Document 57. Summary Principles p New All Purpose Highway Access from the A500 incorporating a bridge over the railway line and Fowlea Brook p Enlargement of Wolstanton junction roundabouts p Widening of the A500 between Wolstanton and Porthill Junctions p Two new bridges across the Trent and Mersey Canal at Newport Lane and Grange Bridge (Festival Way) p New highways links within the site to connect the A500; Shelton Boulevard; Festival Way and Newport Lane p "US0RIORITY-EASURESTOENHANCEEXISTINGBUSSERVICESTOTHEBENEÚTOFTHESITEAND surrounding areas p Potential bus gate at Newport Lane South p Improvement and creation of new pedestrian and cycle links and better connections to the canal towpath

58. Etruria Valley Enterprise Area - Supplementary Planning Document Noise and Air Quality Summary Principles General Principles In line with the sites context set out p Noise Assessment to accompany any future planning within Part 1 of the SPD and the application. other development principles there p Retention of raised ground on the west boundary are a number of measures which (Waterside Setting) to provide noise protection to will need to be incorporated within proposed residential areas. detailed development proposals for the Etruria Valley site. This will p Provision of a 25-30 metre landscape buffer along the ensure environmental protection to railway and A500 to act as noise attenuation barrier. existing and future residents. p Potential for close board fencing adjacent to the A500 if on-site landscaping and bunding measures do not Adequate assessment and result in the adequate reduction of noise levels. mitigation measures will be p Noise attenuation glazing to residential properties required by the city council’s p Stand-off distance from major use employment plots &OWJSPONFOUBM)FBMUI0GÙDFST to the residential zone, dependent upon end-users. before the granting of planning permission. Issues need to be p Air Quality Assessment to be carried out in support of JEFOUJÙFEBOEBEESFTTFEBUBO any planning application. early stage to ensure mitigation p Consideration of the Health and Safety Executives measures are adequately hazardous sites advice. incorporated into the detailed design.

In terms of noise measures the ground conditions study, which looks at the realignment of the ÚPPEQMBJO SFUBJOTBSFBTPGMBOE to the north west of the former Burslem Sewage Works. Drainage Management Plan Option 1 retains more of the bank which will help to alleviate noise from the existing A500 and railway line.

In terms of Air Quality issues the nearest hot spot areas need to be recognized within an air quality assessment. Particular attention should be given to air quality at the proposed residential properties on the development site.

Etruria Valley Enterprise Area - Supplementary Planning Document 59. Sustainability Outcomes

Development proposals within Etruria Valley should consider their overall strategy on sustainability.

10.0 Sustainability and The SPD seeks to instil a which has been adversely affected Climate Change ‘passive’ approach, whereby the by current market conditions. As general parameters of exceeding a result measures to mitigate and minimum standards are set and adapt to climate change must be The starting point should consider the applicants are provided with a sensitive to the market and not UIFBQQSPBDIUBLFOUPSFÚFDUUIF ÚFYJCMFGSBNFXPSLUPEFMJWFS unduly constrain development. individual characteristics of the This should not translate into site and the scale and nature of The approach is structured to a complete absence of any the proposal. This will ensure that ensure that development proposals measures to address climate QSPQPTBMTIBWFUIFÚFYJCJMJUZUP address sustainability and climate change; as to simply ignore it demonstrate the sustainability change comprehensively. In doing now will prove costly in the future. credentials of their proposal and this development proposals will A balanced approach based on identify what the key driver is be required to consider their smarter thinking is required with behind their approach. It is crucial relationship to both the causes and viability being a key consideration. that the strategy on sustainability effects of climate change through is considered at an early stage; this mitigation and adaptation: The Government’s aspirations will enable it to be fully embedded for achieving low/zero carbon into the design scheme. Mitigation development can only realistically Development proposals must be achieved through the use of The authority will not be demonstrate how they reduce District Heating Networks in terms prescriptive and set arbitrary their impact on the environment in of measurable reductions. In UBSHFUTPSSFRVJSFNFOUTGPSTQFDJÙD terms of:- response to this the council has technologies, but will take a p Reducing carbon emissions; undertaken feasibility studies into proactive approach to ensure p Incorporating Decentralised the opportunity for district heat a holistic approach to climate Energy (renewable and/or low networks for the City Centre and change is taken into account. carbon technology); Stoke Town Centre. This work has p Minimising the consumption of provided an evidence base for Targets can quickly become dated water; future networks. The council is in and do not take account of the p Using materials and appliances discussion with various partners/ fact that development sites are with lower environmental stakeholders on delivery of such inherently different and generally impacts; networks. Future development will require a bespoke approach. p Ensuring adequate recycling need to consider whether district Likewise, setting a requirement for facilities; energy networks can be employed a certain technology will place a p Ensuring the reduction and UPJNQSPWFUIFFOFSHZFGÙDJFODZPG ‘time limit’ on the document and effective management of new development. does not provide applicants with construction related waste; and UIFÚFYJCJMJUZUPEFMJWFSBUBJMPSFE p Incorporating sustainable There are further methods of approach for their development transport measures. reducing carbon, however, these proposal. tend to be less measurable Adaptation such as managing a balance of The adopted Sustainability and Development proposals must transport modes which will be Climate Change SPD should be demonstrate how they will cope encouraged through the use of used to assess the appropriate with future climate change. travel plans for example. measures for the site when detailed proposals are at more A fragile development market of an advanced stage but before exists within parts of the City submission of an application.

60. Etruria Valley Enterprise Area - Supplementary Planning Document The Sustainability and Climate development via a formal Health the City Centre the improvement Change Supplementary Planning Impact Assessment (HIA), which of bus services will allow some Document provides further should be prepared to support communities to have direct bus guidance on how development future planning applications. access to the site, for many there proposals should approach climate will continue to be a need to change and sustainability. The A HIA does not have to be a interchange at the new City Centre document includes a checklist standalone document, the HIA #VT4UBUJPO5IJTDBOTJHOJÙDBOUMZ which can be used to illustrate methodology could be embedded increase end-to-end travel times, the sustainability credentials of within the Environmental Impact particularly with the current proposals. Assessment. This could be congested route on the Etruria BDIJFWFECZIBWJOHBTQFDJÙD Road corridor. 11.0 Environmental health chapter that cuts across Impacts any community or socio- Whilst the creation of alternative economic chapter and links access points may reduce with the air quality, noise and congestion levels on this corridor, As set out within the Site Context any other relevant section. This the growth of the City Centre is and Development Principles may mean a summary health likely to counteract this. Thus, TFDUJPOT BTJHOJÙDBOUBNPVOU impact assessment with a extensive bus priority measures of ground remodelling and fuller assessment placed in the should be provided to reduce the remediation is required in order to appendix. journey time between the City prepare the site for redevelopment. Centre and the site. Potential exists to use the HIA is a means of identifying CL:AIRE Code of Practice for this all potential health impacts and This would further the potential QSPDFTT5IF%FÙOJUJPOPG8BTUF should aim to mitigate any adverse opportunity to utilise some of Development Industry Code of impacts arising from the proposal. the undeveloped areas of the Practice (CoP) is an initiative to site to accommodate a Park & improve the sustainable and cost Guidance on HIA process is set Ride facility, which bus operators effective development of land. The out in the city council’s Healthy would be incentivised to provide use of the CoP would contribute to Urban Planning Supplementary if buses have a quick route to the the sustainability outcomes of the Planning Document (SPD), City Centre. The diverted services project by preventing disposal of adopted in September 2012. would provide a frequent enough VTBCMFNBUFSJBMTUPMBOEÙMM SFVTF service to be utilised as a potential of on–site materials and reducing 13.0 Transportation Park & Ride with a much lower vehicle emissions by reducing HGV initial subsidy and much greater movements to and from the site Strategy CFOFÙUTUIBOBEFEJDBUFE CFTQPLF Park & Ride service. 12.0 Health Impact To support the Key Access Principle and Access Measures Similarly the West Coast Railway Assessment a full technical Transport line runs adjacent to the site, Assessment will accompany future carrying many services to both planning applications. local and national destinations. The physical environment can have Longport Railway Station, a local BTJHOJÙDBOUJNQBDUPOIFBMUIBOE The Transport Assessment will facility with a limited number of well-being by making it possible look at a number of ways to make services, is situated less than for people to make healthier the most of the sites sustainable 1.5km to the north of the site and lifestyle choices, improve access location and realistically plan for Stoke Station, at which all services to key services and amenities, UIFHFOFSBUFEUSBGÙD stop, is 3km to the south. and create spaces for social interaction. Improving bus links from the site to the city centre which is the New development should region’s main public transport hub contribute to healthy lifestyles. is one area which will be explored Proposals for large scale major further within the transport plan. development should consider Even though all residential areas of the health impacts of future the city have good bus access to

Etruria Valley Enterprise Area - Supplementary Planning Document 61. In order to promote Etruria Valley The Outline Travel Plan will also 14.0 Community Safety as a sustainable site, it is important contain a template to enable all to fully investigate all potential future end-users of the site to modes of travel that would QSFQBSFUIFJSPXOTQFDJÙDEFUBJMFE Development proposals at the maximise sustainable accessibility. USBWFMQMBOTUIBUÙUJOUPUIFPWFSBMM Etruria Valley site need to respond The increased accessibility of the philosophy of promoting and to the key attributes for Safer site that being connected to the rail encouraging the use of sustainable 1MBDFTBTEFÙOFECZUIF0%1. network would be a major attractor access. which include: to investors and end users. p Access and movement: The success of a travel plan is QMBDFTXJUIXFMMEFÙOFE Further exploration of the often determined by the resources routes, spaces and possibility of multi-modal journeys required to encourage, assist and entrances that provide for will therefore be incorporated into support employers and other end- convenient movement without the Transport Assessment. The users with the development and compromising security. QPUFOUJBMCFOFÙUTUPUIFFDPOPNJD evolution of their travel plans. The p Structure: places that are growth and vitality of the area CFOFÙUTPGUSBWFMQMBOTNBZUBLF structured so that different DPVMECFTJHOJÙDBOUBOEJUXPVME many years to be fully realised and VTFTEPOPUDBVTFDPOÚJDU therefore be short-sighted not to many fail in the short-term because p Surveillance: places where all QVSTVFJUUPUIFQPJOUXIFSFÙSN of a lack of dedicated support. publicly accessible spaces are conclusions and recommendations It is also important to ensure overlooked. can be reached. that targets set in travel plans p Ownership: places that are monitored so that everyone promote a sense of ownership, To go with the Transport involved can learn from successes respect, territorial responsibility Assessment the development and failures. It is therefore and community. proposals should also have proposed to establish and fund p Physical protection: places an accompanying travel plan a Travel Plan Co-ordinator to that include necessary, well- which will seek to promote GVMÙMUIJTSPMFVOUJMTVDIBUJNFBT designed security features. environmentally friendly modes of established travel plans on the site p Activity: places where the level transport such as walking, cycling are mostly self-sustaining. of human activity is appropriate and public transport. to the location and creates a reduced risk of crime and a Making any site fully accessible sense of safety at all times. to a range of transport modes p Management and maintenance: through physical infrastructure places that are designed with and service provision is only part management and maintenance of the sustainable access picture. in mind, to discourage crime in Education and encouragement the present and the future. are vital to ensure that people are aware of the access opportunities available, as well as the health and ÙOBODJBMCFOFÙUTUIFZDBOEFMJWFS

It is therefore proposed to establish an Outline Travel Plan that will set out methods and targets for the reduction of single-occupancy vehicular journeys to the Etruria Valley site as well as methods to encourage access by walking, cycling and public transport.

62. Etruria Valley Enterprise Area - Supplementary Planning Document Etruria Valley Enterprise Area - Supplementary Planning Document 63. Phasing and Implementation

Development proposals within Etruria Valley will be delivered in a phased and co-ordinated manner.

15.0 General Principles Once a commercial structure 17.0 Contacts has been agreed with the land It is proposed that each phase owners, the city council will Further information can be of the development is brought look to formalise the agreement obtained from the following forward in a sustainable manner through the use of a joint venture contacts: JOPSEFSUPFOTVSFTVGÙDJFOU agreement or development infrastructure, landscaping, public agreement to meet the needs of Planning and Transportation open space and biodiversity the project. Key considerations for Policy - Joanne Mayne the council will include – improvements are in place to tel: 01782 236339 support each phase. This will email: [email protected] allow the ongoing development p The timing and quantum of public and private sector of the site to respond to market City Regeneration - Mark Collins conditions. investment p The mechanism for the tel: 01782 234987 Residential and employment uses partners earning returns from email: [email protected] could be brought forward jointly the site or in separate phases, providing p Risk transfer between the Stoke-on-Trent City Council the necessary infrastructure is public sector and the land City Renewal Directorate either already in place or is being owners Civic Centre proposed as part of that phase of Glebe Street development. 16.0 Next Steps Stoke-on-Trent ST4 1HH Potential delivery options are being Following approval of this considered by the council that document detailed development This document can also be made could see the city council invest proposals will be drawn up. The available on tape or in large print. capital funding to provide some of city council will encourage these the infrastructure requirement for detailed proposals to be the the site. Delivery options would subject of public consultation prior include joint venture arrangements to the submission of a planning that could see the city council application. Development earn returns from the future proposals need to be shared development activity on the site. with the city council so pre- The proposed structure and the application and design issues can potential to generate returns will be discussed with the applicant/s. CFESJWFOCZUIFÙOBODJBMWJBCJMJUZ This should help to ensure that of the scheme and this viability the design of development is of is currently being assessed with an appropriate quality when the the land owners in line with the application is submitted. Planning council’s development aspirations applications should demonstrate for the site. compliance with the principles set out within this document, and any other material considerations, and include relevant accompanying information such as a Design and Access Statement and Statement PG4JHOJÙDBODF

64. Etruria Valley Enterprise Area - Supplementary Planning Document Appendices

Etruria Valley Enterprise Area - Supplementary Planning Document 65. Background Evidence

Core Documents Supporting Documents p National Planning Policy p Stoke-on-Trent City Council Framework Desktop Report of Ground p Stoke-on-Trent adopted Conditions – Etruria Valley Statement of Community p Stoke-on-Trent City Council Involvement Urban Design and Historic p Stoke-on-Trent City Council Assets Policy Information – Mandate for Change Etruria Valley p Newcastle-under-Lyme and p Summary of Transport Stoke-on-Trent Core Spatial Modelling Work Strategy p Topographical Survey – p Strategic Infrastructure Delivery February 2012 Plan p Planning Policy Background p Stoke-on-Trent Local Transport Paper Plan 3 p Stoke-on-Trent and Newcastle- under-Lyme Urban Design Guide p Newcastle-under-Lyme and Stoke-on-Trent Employment Land Review p Stoke-on-Trent Strategic Housing Land Availability Assessment p Burslem and Middleport Masterplan p Sustainability and Climate Change SPD p Healthy Urban Planning SPD p Trent and Mersey Canal Conservation Area Appraisal

66. Etruria Valley Enterprise Area - Supplementary Planning Document APPENDIX 1 – Extract From Core Spatial Strategy Strategic Aims

People Place and Image p Strategic Aim 2 – To facilitate p Strategic Aim 10 - To facilitate p Strategic Aim 16 – To eliminate delivery of the best of healthy EFWFMPQNFOUXJUIJOJEFOUJÙFE poor quality development urban living in the development priority regeneration areas and establish a culture of of the conurbation and to of the North Staffordshire excellence in built design ensure that new development conurbation. by developing design skills makes adequate provision and understanding, by for all necessary community p Strategic Aim 12 – To renew requiring good, safe design facilities including health the fabric of urban and rural as a universal baseline and care, education, sports and areas to promote the best of distinctive design excellence recreation and leisure and that safe and sustainable urban and in all development proposals, the quality and accessibility rural living. and by promoting procurement of existing facilities are methods which facilitate the enhanced and retained where p Strategic Aim 13 - To protect delivery of good design UIFZQSPWJEFGPSUIFKVTUJÙFE and improve the plan area’s community needs; network of canals and p Strategic Aim 17 – To minimize watercourses, green spaces/ the adverse impacts of p Strategic Aim 3 – To reduce infrastructure and parks to climate change in the move the need to travel, improve provide the landscape setting towards zero carbon growth accessibility and increase the for high quality development construction methods in opportunities for development of homes, employment accordance with best practice of sustainable and innovative and leisure opportunities; modes of travel to support the opportunities for physical regeneration of the plan area activity and to foster a more by securing improvements to sustainable way of life. public transport infrastructure; and the progressive provision p Strategic Aim 14 – To protect of park and ride and facilities to and improve the historic promote walking and cycling; heritage and the unique character of the plan area by ensuring new developments Prosperity are appropriate in terms of scale, location and their p Strategic Aim 5 - To foster and context. diversify the employment base of all parts of the plan area, p Strategic Aim 15 – To protect including the development of and improve the countryside new types of work and working and the diversity of wildlife and lifestyles, and supporting habitats throughout the plan UIFPGÙDFEFWFMPQNFOU area sector, new technologies and business capitalising on the inherent advantages of North Staffordshire p Strategic Aim 7 - To enhance the roles of both the City Centre of Stoke-on-Trent as a sub-regional commercial centre and of Newcastle Town Centre as a strategic centre.

Etruria Valley Enterprise Area - Supplementary Planning Document 67. APPENDIX 2 – Existing Transport Networks

68. Etruria Valley Enterprise Area - Supplementary Planning Document Etruria Valley Enterprise Area - Supplementary Planning Document 69. 70. Etruria Valley Enterprise Area - Supplementary Planning Document APPENDIX 3 – Summary of Strengths, Weaknesses, Opportunities and Constraints

Strengths Weaknesses

Close to Burslem, Wolstanton, City Centre and Lack of infrastructure to support development within existing business at Festival Park the site

Land potentially affected by contamination requiring Former Industrial legacy remediation

The site occupies some of the Fowlea Brook Flood Adjacent strategic road and rail networks Plain

The canal and Fowlea Brook provide opportunities to Levels will impact on the development of the site incorporate waterside settings and economic viability

Middleport Masterplan sets out the planning framework for the development of residential land Noise pollution from the A500 and railway uses adjacent to Newport Lane

The canal towpath and green open spaces provide Fowlea Brook dissects the site opportunities for walking and cycling

Canal, rail and highways infrastructure presents The site provides the opportunity to capitalize on the a series of barriers that isolate the site from the advantages of solar gain within new development surrounding area

High points afford views across the valley Poor quality approach to Newport Lane

Poplars provide a landmark feature from within the Lack of maintenance of existing green spaces and site boundary historic features

Green open spaces function on a variety of levels Lack of natural surveillance and perception of unsafe UIBUCFOFÙUUIFBSFBBTBXIPMFBOEIFMQUPNJUJHBUF environment BHBJOTUDMJNBUFDIBOHFBOEÚPPEJOH

Poor environment for pedestrians and cyclists along Highly regarded workforce existing footpath and A500 underpass

Etruria Valley Enterprise Area - Supplementary Planning Document 71. Opportunities Constraints

The A500, existing railway line and canal present a Improve the Highways Infrastructure to support series of barriers that sever the North Staffordshire regeneration and development initiatives conurbation in two, and will continue to do so;

Encourage sustainable transport modes, such as Bridges will be required to overcome these walking and cycling, by providing a mix of transport obstacles, and are likely to be heavily engineered hierarchies within the site and surrounding area structures that prove costly Enhance linkages from the site to Wolstanton, Costs of remediation and land modelling will Festival Park, Middleport and Burslem to reinforce JOÚVFODFUIFQSPQPTFEMBZPVU the economic hierarchy of town centres Extend the green open space network, where 5IFÚPPEQMBJOPGUIF'PXMFB#SPPLXJMMJOÚVFODF possible, to support environmental sustainability and the proposed layout, precluding some areas from ÚPPEBMMFWJBUJPO development in some instances *ODPSQPSBUFÚPPEBMMFWJBUJPONFBTVSFTUPNJUJHBUF Noise and air pollution from the A500 will continue to GPSUIFFGGFDUTPGEFWFMPQNFOUXJUIJOUIFÚPPEQMBJO detract from the valley setting unless tackled through BOEUPFOIBODFXBUFSRVBMJUZUIBUÚPXTUPXBSETUIF appropriate mitigation measures Fowlea Brook

The historic structure of the canal will need to Encourage district heating initiatives between be protected and preserved, and the design of complementary land uses development adjacent to the canal will need to be sympathetic to the historic setting

Enhance local habitats to increase biodiversity in the Air Products Health and Safety Executive area Consultation Zone

Promote sustainable urban living

Creation of an industrial aesthetic to reference the former industrial legacy of the area

Enhancement of the green setting to soften the urban form between the town centres

Promotion of waterside settings to enhance the visitor destination

Enhance the setting of the Trent & Mersey canal conservation area

72. Etruria Valley Enterprise Area - Supplementary Planning Document APPENDIX 4 – Summary Sustainability Compatibility Assessment

The assessment demonstrates that The compatibility assessment p Air Quality - To improve air the draft objectives scored well in demonstrated that areas of quality, creating cleaner terms of: QPTTJCMFDPOÚJDUSFRVJSJOH and healthier air against the mitigation are: requirement for new road p Economy - As expected the accesses. appraisal scored well in terms p Housing – the original p Biodiversity – Mitigation of providing the best possible objectives did not include the measures are required as set environment to encourage and potential for housing provision out in the Phase 1 Ecology increase economic enterprise as maximizing employment survey to retain and enhance and employment. MBOEXBTDPOTJEFSFEUIFÙSTU the species and habitats p Reducing the Need to Travel priority; however this presented targeted for improvement in - The appraisal scored well BQPUFOUJBMDPOÚJDUXJUIUIF the Staffordshire Biodiversity when the objectives were objectives of the Core Strategy Action Plan. This needs to compared against the Core JGJUJTOPUJEFOUJÙFEBTQPUFOUJBM be incorporated into detailed Spatial Strategies objectives to long-term land use on this site policies for the site both for the reduce the need to travel and but potential for mitigation development itself and road encouraging the use of public through detailed plan. infrastructure transport, cycling and walking. p Protection of Centres - p Flooding – Part of the site is This is primarily achieved QPTTJCMFDPOÚJDUCFUXFFO within the Flood Zone. through the sites location, facilitating new business ability to integrated different creation in this out of centre modes of travel and for the location and the protection and development of a large-scale enhancement of the vitality employment site. and viability of the city, town p Publicly Accessible Green and district centres within Space – The assessment the conurbation. This can be scored well in terms of the mitigated against in terms of potential to open up the site for land use policies and scale of public access and incorporate development. a greenspace network p Fear of Crime – unknown at p Regeneration – The appraisal this stage but policies need JEFOUJÙFEQPTJUJWFDPNQBUJCJMJUZ to identify how this could be between the plans objectives achieved in terms of local and the core Strategies community safety measures. objective to regenerate p Design of Development / degraded environments and Heritage – Not fully known minimise development on at this stage but potential HSFFOÙFMETJUFT DPOÚJDUCFUXFFOMBSHF p Improving Water Quality – scale development / the use As the Fowlea Brook runs of renewable energy and through the site but has protection of nearby industrial been constrained by past heritage. This could be development, the plan has overcome through detailed UIFQPUFOUJBMUPTJHOJÙDBOUMZ design policies and it was improve the water quality of the recognized that one of the Fowlea Brook which will also objectives was to ensure help downstream development compatibility. sites.

Etruria Valley Enterprise Area - Supplementary Planning Document 73. Etruria Valley Development Plan Core Spatial Strategy Sustainability Objectives Objectives 12345678 I.

II.

III.

IV.

VI.

VII.

VIII.

Positive compatibility Neutral

0OSSIBLE#ONÛICT Unknown

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Etruria Valley Enterprise Area - Supplementary Planning Document 75. stoke.gov.uk