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S Littler Draft Proof PLR.SL.1 PROOF OF EVIDENCE: BACKGROUND TO SCHEME AND FUNDING STEPHEN LITTLER MRICS (APP/H4315/V/20/3253230 - A49-A573 LINK ROAD (St Helens) APP/M0655/V/20/3253232 - A49-A573 LINK ROAD (Warrington)) CONTENTS 1.0 INTRODUCTION 1 2.0 HISTORY OF PROJECT 2 3.0 FUNDING 6 4.0 PRESENT STATUS OF THE PLR 9 5.0 SUMMARY AND CONCLUSIONS 11 APPENDICES (PRESENTED SEPARATELY) Appendix 1: Parkside’s Strategic Location Drawing Appendix 2: Letter Confirming Funding Commitment from Parkside Regeneration Limited Appendix 3: Land Acquisition Drawing Appendix 4: Letter Confirming Reprogramming of Liverpool City Region Strategic Infrastructure Fund Award Appendix 5: Letter from iSec Ltd PLR.SL.1- Pg 1 1.0 Introduction 1.1 My name is Stephen Paul Littler. I am a Member of the Royal Institution of Chartered Surveyors (“RICS”) having qualified in 2000 and I am also an RICS Registered Valuer. 1.2 I am currently the Assistant Director for Property & Economy within Place Services at St. Helens Council with responsibility for major regeneration projects within the Borough and delivery of strategic infrastructure. I have 30 years’ experience within the public sector principally in property development, regeneration and infrastructure projects. 1.3 I have been involved in work on the feasibility and development of the Parkside Link Road on behalf of St Helens Council since September 2016. 1.4 My evidence addresses the history of the scheme; the Council’s promotion of the PLR; funding; and the present status of the project. 1.5 The evidence which I have prepared and provide for this public inquiry (References APP/H4315/V/20/3253230 and APP/H4315/V/20/3253232) in this proof of evidence is true and has been prepared and is given in accordance with guidance of my professional institution and I confirm the opinions expressed are my true and professional opinions. 1 PLR.SL.1- Pg 2 2.0 History of Project 2.1 The application site is 3.3km long and covers an area of approximately 37.7 hectares from the A49 in Newton-le-Willows to junction 22 of the M6 motorway. 2.2 The site benefits from a strategic location adjacent to the M6 and M62 midway between Liverpool and Manchester, with a strategic position at the heart of the North West. The site is adjacent and in close proximity to the West Coast Main Line (WCML) railway and also the Chat Moss Line (Liverpool-Manchester) as shown at Drawing AI6354.12.004 in PLR.SL.1.1 Appendix 1. 2.3 The previous land use as a colliery covers part of the site, with the remainder of the site greenfield. The Parkside Colliery was closed in March 1993, with mining having ceased the previous year. The previously developed site has not functioned as ‘countryside’ historically and the previous land use as a colliery and the close proximity of the M6 are evident in the landscape. 2.4 Parkside Colliery has a proud history, at its peak employing nearly 2,000 people and producing around 1 million tonnes of coal. Workers travelled from places such as St Helens, Wigan, Haydock, Golborne and Leigh. It was the last pit to survive in the Lancashire Coalfield, until mining ceased in October 1992. 2.5 Parkside is a key regeneration site which has a strategic nature given its proximity to the existing transport infrastructure and the potential employment opportunities, for the entire Liverpool City Region. 2.6 Within St. Helens and across the Liverpool City Region, there are a lack of employment sites of this scale which could support long term growth. 2.7 The evidence base for the emerging Local Plan has identified increased demand for employment land (requirement of 190 - 239ha) and Mr Sandwell’s evidence addresses this in detail. 2.8 St Helens has lower levels of employment in comparison to the wider Liverpool City Region, with a key aim of the emerging Local Plan to have 'a strong and stable economy … ensuring an adequate supply of employment land and premises' and using 2 PLR.SL.1- Pg 3 'the Borough's strategic location in relation to the rail network by facilitating rail-enabled employment development.' 2.9 There has been historic interest in bringing the Parkside site forward for a Strategic Rail Freight Interchange (SRFI). 2.10 There were two planning applications made in 1997 by British Coal as part of a proposal for employment development on the former colliery, part of which was to be a distribution warehouse to be operated by Wm Morrisons supermarkets. Unfortunately, Morrisons withdrew its element of the application following which British Coal sought to sell the site. 2.11 Railtrack tried to progress a hybrid scheme (Ref. P2001/0902) and submitted an application for outline planning permission for a rail freight facility comprising some 188,000 sqm of warehouse distribution units. The application also sought full planning permission comprising construction of the M6 link road, infrastructure and service works, earthworks, flood attenuation, connecting track work into rail terminal, rail terminal, warehousing, office space and car parking. This proved ultimately unsuccessful and the application was withdrawn. 2.12 This application was followed by a more significant application (Ref P/2006/1296) by Astral (subsequently taken over by Prologis) for a strategic rail freight interchange of up to 715,000 sqm of rail served warehouse, distribution buildings, assembly areas and depots, waste recycling centre, power generating facilities, relocation of substation and rerouting of underground cables. It should be noted that the facility was also heavily dependent on road logistics detailing the construction of dedicated motorway access. This application was formally withdrawn in July 2010 due to the economic climate and adverse market conditions during the global economic downturn. 2.13 An application was made in 2005 (Ref P/2005/1251) to facilitate the redevelopment of the site, by carrying out remediation works, undertake site clearance works, excavate, segregate and engineer the soils on the site to form a development platform. This would then facilitate the future construction of a link road. This application included works to generate electricity from mine gas and was approved in May 2006 however the development was not implemented and the time lapsed. 3 PLR.SL.1- Pg 4 2.14 The site has been promoted by various parties (Railtrack and Prologis) for 15 years and the upfront capital cost to deliver the site has been a major stumbling block. Past development at the site has been limited due to the infrastructure and land requirements clearly indicating that public sector intervention is required. 2.15 The need for the road, to bring forward the site is clearly outlined in the Parkside Logistics and Rail Freight Interchange Study (August, 2016) (CD 5.54). The Study concludes by confirming that the market attractiveness of the site for logistics activity “remains as strong and is arguably stronger than in 2006 when a previous application for the site was put forward" (CD 5.54 page 125). It confirms that one of the principal reasons for the site not coming forward was "the issue concerning achieving a sustainable access option to the site. The provision of the eastern access road to the A579 and the connection of the west and the east side of the development site, along with enabling rail connection work for the construction phase allows the development to take place. This could initially be with an A49 link but which commits to the development of the eastern access and implementation of the required rail connections and terminal in a later phase of development" (CD 5.54 page 125). 2.16 The St Helens Local Plan Core Strategy (2012) (CD 2.2) contains planning policies relevant to the application which Mr Grimshaw addresses in his evidence. 2.17 Policy CAS 3.2 (Development of a Strategic Rail Freight Interchange) is a key policy in the adopted Core Strategy which identifies part of the Parkside site for a Strategic Location for the Strategic Rail Freight Interchange (SRFI) and was formulated when a planning application for such development was being considered by SHMBC. 2.18 The Submission Draft of the St Helens Borough Local Plan 2020-2035 (CD 3.18) was published on 17th January 2019 and has been subject to consultation. The Council resolved in September 2020 to submit the plan for examination. This has since been submitted to the Planning Inspectorate and an Inspector has been appointed for the Examination in Public during 2021. The plan proposes to allocate 265 hectares of employment use up to 2035 with an additional 85.88 hectares of land safeguarded for employment use beyond the plan period. 2.19 The Plan proposes to remove the area of the application site which lies in St Helens from the Green Belt and allocate the land on the west of the M6 as employment land appropriate for general industrial (B2) and storage or distribution (B8) uses; and land 4 PLR.SL.1- Pg 5 on the east of the M6 for an SRFI and B2/B8 employment uses that are rail served or would not prejudice the delivery of an SRFI. 2.20 Following the decommissioning of Parkside Colliery, there has been significant interest from both the private and public sector in bringing the site and neighbouring land forward for logistics and distribution use, including a Strategic Rail Freight Interchange (SRFI). 2.21 The PLR is the single most important, facilitating factor to bring forward the Parkside development including SRFI. The PLR is addressing the previous market failures by removing the high cost infrastructure work that is required in order to render a development a viable proposition.
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