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Call for Sites 2021 Justification Statement V3
Planning Justification Statement Representation to Hertsmere Local Plan Process Commercial Redevelopment Land and Buildings at the Mercure Hotel Watford, A41 Bypass WD25 8JH March 2021 Contents 1. Introduction 2 2. The Site 4 3. The Proposal 7 4. Exceptional Circumstances 12 5. Economic Need 16 6. Green Belt and Landscape 25 7. Transport and Accessibility 31 8. Flood Risk 34 9. Ecology and Trees 37 10. Heritage 40 11. Other Technical Matters 41 12. Case of Exceptional Circumstances 43 13. Conclusion 51 Appendix A: Site Planning History 1 1. Introduction This Planning Justification Statement is submitted by Warner Planning on behalf of Regen Properties LLP. This submission is made to the Hertsmere Borough Council 'Employment Land Call for Sites' 2021. We promote land and buildings at the Mercure Hotel Watford, A41 Bypass WD25 8JH for allocation for B8 with ancillary B1 commercial development. The hotel has been struggling for several years, which has been further compounded by the Covid-19 Pandemic, and the hotel is due to close in late 2021/early 2022. This statement, therefore, provides representations in respect of the whole site, including the hotel buildings and the land to the south-east of the building, which is part of the same plot. Through this statement, we will demonstrate that this is a credible and deliverable opportunity with no technical issues. This submission is supported by a wealth of technical reports, including: • Masterplans – UMC • Economic Benefits Assessment - Lichfields • Landscape Visual Overview – CSA Environmental • Ecology Overview- CSA Environmental • Aboricultural Assessment – DCCLA • Flood Risk and Drainage Apprisal – EAS • Transport Review – EAS • Desk Based Phase 1 Environmental Site Assessment – TRC • This Statement – Warner Planning • Market Report – Knight Frank • Employment Call for Sites Submission Form There are limited alternatives to this proposal. -
Major New Development Scheme in Bicester • Within 2 Miles
Major new development scheme in Bicester Within 2 miles of Junction 9 of the London to Birmingham M40 motorway Outline planning consent for up to 520,000 sq ft of Distribution / Manufacturing/ Industrial /R & D and offices Buildings from 80,000 sq ft – 250,000 sq ft FOR SALE / TO LET WHITE COMMERCIAL SURVEYORS LTD Charter Court, 49 Castle Street Banbury, Oxfordshire, OX16 5NU 01295 271000 whitecommercial.co.uk LOCATION LEGAL COSTS Strategically located off Junction 9 of the M40, Bicester Each party is to be responsible for their own costs in this is a rapidly expanding Oxfordshire town that is transaction. Misrepresentation Act scheduled for substantial growth over the coming years. Bicester is readily accessed from both the M40 and A34 VIEWING & FURTHER INFORMATION and also has excellent links to Aylesbury, Thame and Viewing strictly by prior appointment with the joint agents: Buckingham. The M1 at Northampton can also be White Commercial Surveyors Ltd readily accessed via the M40/A43. Link 9 Bicester sits Chris White BSc, MRICS, MCI (Arb) approximately 5 miles from Junction 9 of the M40 and is [email protected] Tel: 01295 271000 readily accessed via the A41 and A4421 perimeter road. DESCRIPTION Colliers International LINK 9 Bicester provides an exciting new design and James Haestier / Len Rosso 020 7344 6610 / 020 7487 1765 build development opportunity. It is the only immediately [email protected] deliverable site in Bicester and the first large scheme in [email protected] the town for over 15 years. The site totals approximately 35.70 acres (14.45 hectares) and has outline planning VSL & Partners Tom Barton consent from Cherwell District Council (15/01012/OUT) 01865 848 488 for 520,000 sq ft (48,308 sq m) of employment floor [email protected] space (Class B1c, B2, B8 and ancillary B1a uses). -
(1202 Sq M) Ellesmere Port, Cheshire, Junction 10
Ellesmere Port, Cheshire, Junction 10 M53, CH2 4HY High quality office accommodation 1,545 sq ft (144 sq m) to 12,940 sq ft (1202 sq m) Enter COLISEUM RETAIL PARK McDONALD’S CHESHIRE OAKS M53 MARKS & SPENCER SAINSBURYS HARLEY DAVIDSON Aerial Location MITCHELL GROUP LEXUS Description B5132 J10 Availability Terms A5117 Contact EPC Certificates Download Print Exit A5058 TO THE NORTH Location 10/21A M57 TO MANCHESTER 1 LIVERPOOL AND THE EAST The Oaks Office Park occupies a highly MERSEY TUNNELS 6/1 M62 BIRKENHEAD prominent position off Stanney Mill Road, A5300 WARRINGTON MANCHESTER AIRPORT immediately adjacent to Junction 10 of A561 WIDNES M53 RUNCORN BRIDGE 9/20/20A the M53 mid Wirral motorway and less N A41 LIVERPOOL JOHN RUNCORN LENNONAIRPORT than 1 mile from the M56/M53 M56 A49 interchange. Ellesmere Port and Chester A533 M6 are approximately 1 mile and 7 miles ELLESMERE PORT A550 away respectively. NORTHWICH 11/15 A533 There are a wide range of amenities A5517 A54 A56 A55 QUEENSFERRY 12 available at Cheshire Oaks including the WINSFORD TO NORTH WALES CHESTER Designer Outlet Village, the new Marks & & ANGLESEY BIRMINGHAM Spencer, Coliseum Leisure Park and the AND THE A51 SOUTH A55 Travel Lodge hotel. All are readily A494 A530 accessible from the Oaks Office Park RUTHIN A483 A51 being situated directly opposite on the CREWE A534 western side of the motorway, also served by J10. NANTWICH M53 A41 STANNEY MILL ROAD WREXHAM CHESHIRE OAKS COLISEUM WAY TO SNOWDONIA NATIONAL PARK A530 A529 STANNEY MILL LANE Aerial COLISEUM Drive Times CHESHIRE Location OAKS WAY Destination Distance Drive Time COLISEUM WAY (miles) (minutes) Description A5117 B5132 J10 Availability M56 motorway 1 2 LONGLOOMS ROAD BLUE STANNEY LANE PLANET Chester 7 10 AQUARIUM BLUE A5117 Terms PLANE M6 motorway 20 25 AQUARIUM Contact Liverpool Airport 23 32 M53 Manchester Airport 30 25 EPC Certificates Download Print Exit Description The development comprises a two storey terrace providing four self-contained office buildings with ample car parking. -
East West Rail Western Section Phase 2
EAST WEST RAIL WESTERN SECTION PHASE 2 CONSULTATION INFORMATION DOCUMENT JUNE 2017 Document Reference 133735-PBR-REP-EEN-000026 Author Network Rail Date June 2017 Date of revision and June 2017 revision number 2.0 The Network Rail (East West Rail Western Section Phase 2) Order Consultation Information Document TABLE OF CONTENTS 1. EXECUTIVE SUMMARY..................................................................................... 1 2. INTRODUCTION ................................................................................................. 2 2.1 Purpose of this consultation ...................................................................... 2 2.2 Structure of this consultation ..................................................................... 2 3. EAST WEST RAIL .............................................................................................. 4 3.1 Background ............................................................................................... 4 3.2 EWR Western Section ............................................................................... 5 4. EAST WEST RAIL WESTERN SECTION PHASE 2 .......................................... 8 4.1 Benefits ..................................................................................................... 8 4.2 Location ..................................................................................................... 8 4.3 Consenting considerations ...................................................................... 11 4.4 Interface with the High Speed -
Public Consultation Report – December 2015
Public Consultation Report – December 2015 M6 Junction 10 Improvements Contents Section Title Page/s 1 Introduction 3-5 1.1 Main Objectives 3 1.2 Scheme Options 4 1.3 Project Timescale 5 2 Consultation exercise 6-9 2.1 Overview 6-7 2.2 Promoting the consultation 8 2.3 Questionnaires 9 3 Questionnaire results and analysis 10-18 3.1 Travel behaviour 10-12 3.2 Proposed improvement 13-18 4.0 Conclusion 19 5.0 Further information - contact details 20 6.0 Appendices 21 2 1.0 Introduction Walsall Council is working in partnership with Highways England to improve Junction 10 of the M6 motorway (M6J10). As a busy route between Walsall and Wolverhampton, the junction is often heavily congested and this reduces the attractiveness of the local area for business and investment, including within the nearby Black Country Enterprise Zone. Walsall Council and Highways England are developing plans to provide a long term improvement to M6 Junction 10. The non-statutory public consultation events held in December 2015 presented the current scheme options and sought comments and feedback to inform the final decision and help shape the design. 1.1 Main objectives of the scheme There are three main objectives of the M6J10 scheme. The first objective is to reduce congestion. By improving M6J10, congestion can be reduced on the A454 Black Country Route eastbound to improve journey time reliability. This is critical to the needs of local residents, businesses and the 120 hectares of developable land within the nearby Black Country Enterprise Zone. Congestion can be reduced on other roads linking to the junction, such as A454 Wolverhampton Road, B4464 Wolverhampton Road West and Bloxwich Lane, reducing ‘rat-running’ traffic on nearby routes parallel to the A454 Black Country Route, the A454 Wolverhampton Road and the B4464 Wolverhampton Road West. -
The M1 Motorway (Junctions 5 – 6A
THE M1 MOTORWAY(JUNCTIONS 5–6A) TEMPORARYOVERNIGHT CLOSURES Notice is hereby given that Highways England Company Limited(a) intends to make an Order on the M1 Motorway,inthe County of Hertfordshire, under Section 14(1)(a) of the Road Traffic Regulation Act 1984 because works areproposed to be executed on the road. The effect of the Order would be to authorise the overnight closureofthe following – (a) the slip roads leading to and from both carriageways of the M1 at Junction 5(A41, A4008); (b) the slip roads leading to and from both carriageways of the M1 at Junction 6(A405); and (c) the link road leading from the southbound carriageway of the M1 at Junction 6A to both carriageways of the M25 at Junction 21. These measures would be in the interest of road safety to enable contractors to undertake cyclical maintenance work. It is expected that the work would take place for approximately 1-2nights for each closureat(a) –(c) above every two months at the following times: Monday-Thursday nights 22:00 –05:30 Friday nights 23:00 –06:00 Saturday nights 22:00 –06:00 Sunday nights 22:30 –05:30 The Order would come into force on 1August2017 and have amaximum duration of twelve months. During the closures outlined above, traffic affected would be diverted using other junctions of the M1, the A41, the A405 and the A410. The slip road closures, link road closureand diversion routes would be clearly indicated by traffic signs throughout the works periods. MTaylor, an official of Highways England Company Limited Ref: HA/M1/35/3/1894 (a)Registered in England and Wales under company no. -
Cargo Crime Update February 2021 the Work Undertaken by Navcis Freight Crime Would Not Be Possible Without the Assistance & Funding from Our Financial Partners
d Cargo Crime Update February 2021 The work undertaken by NaVCIS Freight Crime would not be possible without the assistance & funding from our financial partners. NaVCIS receive cargo crime notifications from a number of sources namely Police, Industry, Hauliers, Insurers, Cargo Surveyors, Trade Organisations, the Road Haulage Association, and the British International Freight Association. Cargo crime data is received regularly from 40 UK police forces on a weekly, monthly, or quarterly basis. Overview – Cargo Crime – February 2021 320 notifications of cargo crime £4,834,962.00 combined loss value Theft from motor vehicle was the predominant crime type Fuel was the most frequently stolen commodity Essex had the highest number of cargo crime reports Clacket Lane Services, M25, J5-6, Surrey was the MSA with the highest number of cargo crime reports Figure 1: Heat map to show the geographical spread of reported cargo crime offences by post code in February 2021 1 All Cargo Crime Offences – February 2021 Figure 2: Pie chart to show reported cargo crime offences by offence type in February 2021 2 Geographical Overview - Theft from Trailer – February 2021 124 Theft from Trailer notifications Figure 3: Google ‘My Maps’ to show the national spread of reported theft from trailer offences by post code (where provided) in February 2021 3 All Cargo Crime – Stolen Commodity Type – February 2021 Figure 4: Pie chart to show stolen cargo commodity types in February 2021. The category ‘Unknown’ has been removed and the remaining commodity types have been grouped (‘Other’ 30%) to enable the commodities with 10+ reports to be highlighted. -
M1 Motorway (Junctions 1-3), M25
M1 MOTORWAY(JUNCTIONS 1-3), M25 MOTORWAYJUNCTION 23, AND A1 TRUNK ROAD TEMPORARYTRAFFIC RESTRICTIONS Notice is hereby given that Highways England Company Limited intends to make an Order on the M25 Motorway in the County of Hertfordshire and the London Boroughs of Barnet and Hendon, under Section 14(1)(a) of the Road Traffic Regulation Act 1984 because works are proposed to be executed on the road. The effect of the Order would be to authorise the overnight closure, in phases, of:- a) the entirecirculatory carriageway of the roundabout at M25 Junction 23 (A1(M)/A1); b) the roads leading to and from both carriageways of the M25 at Junction 23 (A1(M) Junction 1/A1); c) the roads leading to and from both carriageways of the A1(M)/A1 at Junction 23 (A1(M) Junction 1/A1); d) the southbound carriageway of the A1 between Bignell’sCorner (M25 Junction 23) and Borehamwood Interchange (A5135); e) the road leading from the southbound carriageway of the A1 at Borehamwood Interchange (A5135); f) the northbound carriageway of the M1 between Junction 1(A406) and the tip of the nosing of the entry slip road at Junction 3 (London Gateway Services); g) the road leading to the northbound carriageway of the M1 at Junction 1(A406); h) the road connecting to the M1 northbound entry slip road from the eastbound road connecting the EdgwareRoad roundabout to Staples Corner roundabout at Junction 1 (A406); i) theroads connecting to and from both carriageways of the M1 at Junction 2(A1); and j) all of the roads leading to and from both carriageways of the M1 at London Gateway Services. -
Multiple Group Description Trading Name Number and Street Name
Multiple Group Description Trading Name Number And Street Name Post Code Tesco Supermarkets TESCO BALLYMONEY CASTLE ST CASTLE STREET BT53 6JT Tesco Supermarkets TESCO COLERAINE 2 BANNFIELD BT52 1HU Tesco Supermarkets TESCO PORTSTEWART COLERAINE ROAD BT55 7JR Tesco Supermarkets TESCO YORKGATE CENTRE YORKGATE SHOP COMPLEX BT15 1WA Tesco Express TESCO CHURCH ST BALLYMENA EXP 99-111 CHURCH STREET BT43 8DG Tesco Supermarkets TESCO BALLYMENA LARNE ROAD BT42 3HB Tesco Express TESCO CARNINY BALLYMENA EXP 144 BALLYMONEY ROAD BT43 5BZ Tesco Extra TESCO ANTRIM MASSEREENE CASTLEWAY BT41 4AB Tesco Supermarkets TESCO ENNISKILLEN 11 DUBLIN ROAD BT74 6HN Tesco Supermarkets TESCO COOKSTOWN BROADFIELD ORRITOR ROAD BT80 8BH Tesco Supermarkets TESCO BALLYGOMARTIN BALLYGOMARTIN ROAD BT13 3LD Tesco Supermarkets TESCO ANTRIM ROAD 405 ANTRIM RD STORE439 BT15 3BG Tesco Supermarkets TESCO NEWTOWNABBEY CHURCH ROAD BT36 6YJ Tesco Express TESCO GLENGORMLEY EXP UNIT 5 MAYFIELD CENTRE BT36 7WU Tesco Supermarkets TESCO GLENGORMLEY CARNMONEY RD SHOP CENT BT36 6HD Tesco Express TESCO MONKSTOWN EXPRES MONKSTOWN COMMUNITY CENTRE BT37 0LG Tesco Extra TESCO CARRICKFERGUS CASTLE 8 Minorca Place BT38 8AU Tesco Express TESCO CRESCENT LK DERRY EXP CRESCENT LINK ROAD BT47 5FX Tesco Supermarkets TESCO LISNAGELVIN LISNAGELVIN SHOP CENTR BT47 6DA Tesco Metro TESCO STRAND ROAD THE STRAND BT48 7PY Tesco Supermarkets TESCO LIMAVADY ROEVALLEY NI 119 MAIN STREET BT49 0ET Tesco Supermarkets TESCO LURGAN CARNEGIE ST MILLENIUM WAY BT66 6AS Tesco Supermarkets TESCO PORTADOWN MEADOW CTR MEADOW -
Your Ref: PL/2015/51409/PPOL Mr Lawrence Osborne Planning Officer Solihull MBC by Email Matthew Taylor Operations Directorate
Your ref: PL/2015/51409/PPOL Matthew Taylor Operations Directorate The Cube 199 Wharfside Street Mr Lawrence Osborne Birmingham Planning Officer B1 1RN Solihull MBC www.highways.gov.uk 19 December 2017 By email Dear Lawrence PL/2015/51409/PPOL Outline application for a motorway service area, new motorway junction and associated works (means of access for consideration). Proposed Motorway Service Area, Solihull Road, Hampton In Arden, Solihull Thank you for your correspondence regarding the Highways England response to the above referenced planning application for a new Motorway Service Area (MSA) between Junctions 5 and 6 on the M42 in Solihull. Highways England (“we”) have been appointed by the Secretary of State for Transport as a strategic highway company under the provisions of the Infrastructure Act 2015 and we are the highway authority, traffic authority and street authority for the Strategic Road Network (SRN). As you are aware, following an approximate two year period when we recommended that the application not be determined whilst the applicant addressed a number of outstanding concerns, we subsequently resolved on 21 August 2017 to recommend to you a series of planning conditions which would make the development acceptable to us. You have specifically asked us to provide a comprehensive response to you setting out how we have arrived at our conclusion that the development scheme is now capable of being safely integrated with the SRN such that the safe operation of the motorway including its ‘Smart Motorway’ system would not be adversely affected. Context You will be aware that the application is not the first such MSA proposal to be brought forward for your consideration on this site. -
Solihull Motorway Service Area
Pegasus 8pp Solihul 17-11-14_Layout 1 17/11/2014 12:12 Page 1 PUBLIC COnSULTATIOn Why are we consulting? Whilst the principle of a MSA on this site is a matter for SOLIHULL the local council to decide when the planning application is submitted, we are keen to know if there are things which you think we could do better / should MOTORWAY take into account in the design and layout. Please use the FREEPOST response form attached to this leaflet to SERVICE AREA send your thoughts and views. M42 We will be holding two public exhibitions, where members of the project team will be on hand to listen to views and to answer questions. These will be held on: M42 Friday 12th December, 2.30pm to 8.00pm. 5 A446 Catney Village Hall, Hampton Lane, A38M The current proposals represent the latest of a ‘new Catherine de Barnes, B91 2TJ. M6 generation’ of Architect designed MSAs. These new MSAs and combine high quality, sustainable buildings, which respect BIRMINGHAM 4 Saturday 13th December, 10.00am to 16.00pm 7A 4 their local environment, with the need to ensure that the The Ramada George Hotel, 3A quality of the customer experience is placed at the heart of The Square, Solihull B91 3RF NEC M42 the scheme. The site would be fully secured and there A45 would be no vehicle connection with local roads. Above A website has been set up where material which BIRMINGHAM AIRPORT will be available at the exhibition can be viewed. and below are two artists impressions of the proposed MSA, LAND 6 ROVER showing the Facilities Building as seen from the car park and www.solihullmotorwayservices.co.uk from the east of the M42. -
Post Opening Project Evaluation M1 J10-13 HSR & Junctions
Post Opening Project Evaluation M1 J10-13 HSR & Junctions One Year After Study October 2016 Notice Although this report was commissioned by Highways England, the findings and recommendations are those of the authors and do not necessarily represent the views of the Highways England. While Highways England has made every effort to ensure the information in this document is accurate, Highways England does not guarantee the accuracy, completeness or usefulness of that information; and it cannot accept liability for any loss or damages of any kind resulting from reliance on the information or guidance this document contains. Post Opening Project Evaluation M1 J10-13 HSR and Junctions: One Year After Study Foreword Highways England’s motorways are some of the safest in the world. Our road network carries a third of road traffic and we have seen demand grow by a quarter since 2000 with continued growth forecast. One reason for the introduction is smart motorways is because there are more vehicles on the road. By making use of the full width of the road, smart motorways add that extra capacity to carry more vehicles and ease congestion. They have evolved from Controlled Motorways (with variable speed limits) to Dynamic Hard Shoulder Running (opening the hard shoulder as a running lane to traffic at busy periods) to All Lane Running (permanently removing the hard shoulder and converting it into a running lane). Compared to a traditional motorway widening they deliver: • Increased capacity at significantly less cost than traditional motorway widening. • New technology and variable speed limits to improve traffic flow.