Barracks Road, Newcastle (NLP Ref: NL1)

BARRIERS TO DELIVERY: GROSS SITE AREA: 0.33 ha Lack of market interest/ Poor access point ESTIMATED NET DEVELOPABLE AREA: 0 ha Situated in Newcastle’s town centre, this site amounts to 0.33 hectares and comprises a number of buildings of what was the St Giles Primary school. The site fronts onto the western side of Barracks Road (the A527). To the west and south the site borders the rear of retail units which front onto Castle Walk, and in the north it borders Queen’s Gardens. While it is apparent the school probably closed some years ago, these buildings appear to be in reasonable condition and, despite the small size of the site, it includes a reasonable amount of space for off-street parking. Vehicular access to this site is directly onto Barracks Road, although this was relatively congested when the assessment occurred. The site is just a short walk away from the bus station and is very near to the A34, so has excellent access to public transport and the strategic road network. It also has very good access to labour and amenities/services. The site would be suited for B1 offices and it is understood that the Borough Council is considering the option of moving its main civic office here. OVERALL SITE GRADE: Good SITE RECOMMENDATION: Consider for employment use if site becomes available

9932770v7

Brunswick St/George Street Newcastle (NLP Ref: NL2)

BARRIERS TO DELIVERY: GROSS SITE AREA: 0.35 ha Lack of market interest (due to location and size of ESTIMATED NET DEVELOPABLE AREA: 0.35 ha site) This small site (0.35 ha) is located close to the town centre boundary, and comprises a car park and a long- term vacant building, which once was the Zanzibar Ballroom. The site fronts onto Brunswick Street (the A52), a busy through-route, and is bordered by Hassell Street to the south, and by North Street to the west. The surrounding area is mixed in terms of use and includes nearby housing. When the site visit occurred the car park was almost empty. As regards to the building, there is evidence that it has been fire damaged and is open to the elements in some places. Its size and fringe location also implies that that there is likely to be very little market interest in redeveloping this site purely for employment purposes, consequently any redevelopment of the site is likely to result in the demolition of the current building. Indeed, this site is more likely to be suited for a mix of uses (residential or retail) incorporating an office component. The site very has good access to the strategic road network, public transport, labour and services/amenities. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Consider for mixed-use with an element of employment

9932770v7

Silverdale Business Park, Cemetery Road, Silverdale (NLP Ref: NL3)

BARRIERS TO DELIVERY: GROSS SITE AREA: 1.5 ha Lack of market interest ESTIMATED NET DEVELOPABLE AREA: 0.62 ha This site is situated at the Silverdale Business Park on Maries Way, which is off Cemetery Road in Silverdale. The business park was initially developed out on the southern side of Maries Way and comprises a small provision of B1 office space, workshops and some storage accommodation. However, land on the northern side of Maries Way, and at the western end of the road, had also been intended to be part of the business park and it is this 1.5ha site which is the subject of this assessment. This site effectively comprises three plots. The plot on the northern side of Maries Way (with frontage onto Cemetery Road) has partially been developed out and comprises 1,500sqm in a two storey office building, representing the first phase of an office scheme that is earmarked to be developed here. There is an extant permission to provide three further office buildings (collectively providing 1,856sqm) on the adjoining cleared land, but a start on this is yet to occur48. The remaining land on the north side of Maries Way is used for open storage, whereas the plot at the end of road is vacant and overgrown. Local access to the site is unconstrained and no development or environmental constraints were identified. Given that there are 6 bus stops within 400m, the site has reasonable access to public transport, though when the site was visited a considerable number of vehicles were parked along Maries Way - restricting vehicle turning points. While the site has adequate access to labour there are no nearby amenities/services and access to the strategic road network is fairly poor given that it’s approximately 2.5km to the A34, the closest strategic road. OVERALL SITE GRADE: Good SITE RECOMMENDATION: Retain for employment use

48 As relating to permission ref 11/00405/FUL

9932770v7

Chatterley Valley (east of mainline), Chatterley (NLP Ref: NL4)

BARRIERS TO DELIVERY: GROSS SITE AREA: 6.46 ha Part of the site is within a coalfield high risk area ESTIMATED NET DEVELOPABLE AREA: 5.49 ha This undeveloped site amounts to 6.46ha (gross) and is situated immediately to the north of the Blue Planet distribution building, now occupied by JCB. Flanked by Lowlands Road to the east and by the mainline to the west, this site comprises partially grassed over spoil material that was possibly moved here when the Blue Planet was developed. The site will be able to utilise the internal road that was provided as part of that development, and would ideally suit high calibre B8 accommodation that matches the build calibre of the Blue Planet building. It is noted, however, that part of the site falls within a coalfield high risk area, so remedial work may need to be conducted. While the site has very good access to the strategic road network, there are no nearby services or amenities, and likewise there are no bus stops within 400m of this site. Nevertheless, potentially a short rail siding for freight use could be developed here. OVERALL SITE GRADE: Good SITE RECOMMENDATION: Retain for employment use

9932770v7

Chatterley Valley (west of mainline), Chatterley (NLP Ref: NL5)

BARRIERS TO DELIVERY: GROSS SITE AREA: 44.15 ha Environmental Constraints/infrastructure needed ESTIMATED NET DEVELOPABLE AREA: 37.53 ha Totalling 44.15ha, this greenfield site is allocated as a Premium Employment Site (PES) under saved policy E2 of the Newcastle-Under-Lyme Local Plan 2011. The site is flanked by Peacock Hay Road in the north, where it has a distinct slope, and it borders the A500 and the mainline to the west and east respectively. The site is currently partially used for farming and can be accessed from Peacock Hay Road and also from an A500 slip road. The site is exceptionally well located to access the strategic road network and formerly comprised rail sidings. Given that the site has a long border with the mainline potentially these sidings could be reinstated and developed for freight purposes. However, infrastructure will need to be provided and viable reserves of Etruria Marl may underlie this site – the extent of this will need to be proved and provision made for any necessary extraction. In addition, great crested newts have previously been identified at this site. If this remains the case, these species will need to be migrated elsewhere before development can occur. There are no nearby amenities or services, and similarly there are no bus stops within 400m of this site. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Retain for employment use

9932770v7

Speedway Stadium, Chesterton (NLP Ref: NL6)

BARRIERS TO DELIVERY: GROSS SITE AREA: 4.85 ha Risk of great crested newts ESTIMATED NET DEVELOPABLE AREA: 0 ha This site comprises a speedway stadium used by motorbikes. It is immediately adjacent to the northwest boundary of Lymedale Business Park and extends to 4.85 ha. Should the site become available it will be relatively straightforward to integrate it into Lymedale Business Park as this should only involve extending Pit Head Close (one of the roads that services the business park) a short distance. The site would suit B8 development and has reasonably good access to the strategic road network. There are 4 bus stops within 400m of the site, although there are no nearby services or amenities. In addition great crested newts were identified here in 2012 and, since these are protected species, mitigation measures wouldl need to be implemented before any development can occur here. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Consider for employment use if site becomes available

9932770v7

Eardley End Area A (NLP Ref: NL7)

BARRIERS TO DELIVERY: GROSS SITE AREA: 59.88 ha Environmental Constraints/ Infrastructure needed ESTIMATED NET DEVELOPABLE AREA: 43.49 ha This site is located to the north of the Audley/ junction with the A500 and, amounting to 59.88ha, it extends to both the west and east of Alsager Road and has a gentle sloping topography. Presently it comprises farmland and a number of farm properties, including Eardleyend Farmhouse, which is grade II listed. Development of the site is constrained as it is situated in the Green Belt. In addition, c1.9ha of the site forms part of Wrench’s Coppice, which has designated ancient woodland status, and approximately 3.5 ha is located within flood zone 3. Given this is a greenfield site the cost of providing infrastructure here is also envisaged to be high. While it is exceptionally located to access to the strategic road network, there are no nearby services or amenities, access to labour is poor, and there are no bus stops within 400m. OVERALL SITE GRADE: Very Poor SITE RECOMMENDATION: Do not consider for employment use

9932770v7

Eardley End Area C (NLP Ref: NL8)

BARRIERS TO DELIVERY: GROSS SITE AREA: 1.79 ha Infrastructure needed ESTIMATED NET DEVELOPABLE AREA: 1.79 ha This greenfield site amounts to 1.79ha and is located immediately to the north of the A500 junction with Alsager Road, on the eastern side of Alsager Road. The site, which is situated in the Green Belt, is relatively level and currently comprises a field used for farming. Access to this site will need to be improved but this should be relatively straightforward. While it is exceptionally located to access to the strategic road network, there are no nearby services or amenities, access to labour is poor, and there are no bus stops within 400m. OVERALL SITE GRADE: Very Poor SITE RECOMMENDATION: Do not consider for employment use

9932770v7

Eardley End Area D (NLP Ref: NL9)

BARRIERS TO DELIVERY: GROSS SITE AREA: 3.52 ha Infrastructure needed/Access road will need to be ESTIMATED NET DEVELOPABLE AREA: 3.52 ha developed across adjacent field Totalling 3.52ha this greenfield site is located immediately to the north of the A500 with Alsager Road, adjoining ‘Land off Alsager Road and A500’ (ref: NL23) to the east. The site, which is situated in the Green Belt, currently comprises a field used for agricultural purposes and is surrounded by other fields also used for farming. In order to come forward for employment use this site would require an access road to be developed across the adjacent field. While it is exceptionally located to access to the strategic road network, there are no nearby services or amenities, access to labour is poor, and there are no bus stops within 400m.

OVERALL SITE GRADE: Very Poor SITE RECOMMENDATION: Do not consider for employment use

9932770v7

Former Wolstanton Colliery Stock Yard, West Ave, Wolstanton (NLP Ref: NL10)

BARRIERS TO DELIVERY: GROSS SITE AREA: 4.58 ha Irregular shaped site/site maybe further ESTIMATED NET DEVELOPABLE AREA: 2.38 narrowed by A500 road widening ha This 4.58ha site is situated at the Wolstanton junction to the A500 and flanked by the A500 to the west and by the mainline to the east. The site, which falls within the Etruria Valley Enterprise SPD Area, has an irregular shape (long and thin) and formerly mainly consisted of a coal yard. Currently, only the northern part of the site is in employment use, which is used by CPL Distribution for storage purposes. Immediately to the south of the site is the Centre 500 which comprises recently developed high quality industrial and distribution stock. Potentially this site could be developed out to effectively extend this provision. In addition, it has the potential to accommodate a rail siding for freight purposes. Having said that there are couple of constraints. Firstly, the site’s long and thin shape significantly reduces its potential net developable area, and the A500 road widening programme, which is due to commence shortly, may reduce this even further. Secondly, there are no nearby amenities or services, and similarly there are no bus stops within 400m of the site. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Retain for employment use

9932770v7

Great Oak (NLP Ref: NL11)

BARRIERS TO DELIVERY: GROSS SITE AREA: 46.51 ha ESTIMATED NET DEVELOPABLE AREA: 34.88 ha This greenfield site is situated on the southern side of the A500, close to Talke Road as it extends towards the village of Red Street and relatively near to the A34/A500 interchange. The site is located in the Green Belt and, other than the A500, the site is surrounded by fields. It slopes and is currently used for farming. The cost of levelling the site and providing infrastructure may deter market interest in this site. Presently only a small number of buildings/structures are located on the site, though this includes the monument, which is grade II listed. Employment use at this site is constrained by several other factors:

 Approximately 4.6 hectares of the site is designated as historic landfill (This includes one of the landfills at Dirt Track Road and the derelict mine workings at Jamage Farm);

 Land Registry GIS data indicates that the site comprises more than 12 freehold plots, which may suggest that it has fragmented ownership;

 Part of the site falls within a coalfield high risk area, an area where there may be hazards which could affect new development. It is also noted a CPO application was recently submitted for the proposed development of an open cast coal mining site here49, and although this was subsequently withdrawn it has established that there are untapped coal reserves at this site and proposals to mine this may come forward again in the future; and,

 While there are 8 bus stops within 400m of the site all of these are located in Red Street and therefore most of the site is inadequately provided in terms of access to public transport. Despite this, the site is very well located to utilise the strategic road network. Access to labour is reasonable and nearest amenities/services are approx. 1km to the north in Talke. OVERALL SITE GRADE: Very Poor SITE RECOMMENDATION: Do not consider for employment use

49 As per an application submitted to County Council Ref: 14/00128/CPO

9932770v7

Heathcote St, Chesterton (NLP Ref: NL12)

BARRIERS TO DELIVERY: GROSS SITE AREA: 0.41 ha Pressure to provide further housing/scheme ESTIMATED NET DEVELOPABLE AREA: 0.41 ha viability Totalling 0.41ha, this cleared site is located on the east side of Sandford Street and was last used as the Chesterton ex-service mens club. The area surrounding the site is mixed in terms of use. Parkhouse Industrial estate, which mainly consists of B8, B2 and light industrial units, borders the site to the east, although Heathcote Street is mainly residential in character, as is the immediate area surrounding it to the north, south and west. There is clearly pressure to provide additional housing in this area and local demand for employment space appears to be satisfied at Parkhouse Industrial estate, or elsewhere within the borough. This is illustrated by the fact that immediately to the south of the site is the former Corona Works, which is currently being redeveloped to provide 16 houses50 in a scheme that appears to have resulted in the loss of 1,616sq m of employment space51. It is noted that planning permission has been granted to redevelop this site to provide a residential–led mixed use scheme that includes a small provision of employment accommodation52, although this development has stalled. Potentially, if this scheme is delivered, that provision may be let or sold, but for viability reasons, it is considered that this site is inappropriate for a development that would mainly provide employment accommodation. Conversely, the site has exceptionally good access to labour and public transport, and is within walking distance to nearby amenities/services. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Consider for alternative use (if extant planning permission lapses)

50 As per permission: 10/00480/FUL 51 Figure as per the VOA 2005 rating list and is in respect of it indicating that this site formerly comprised three warehouses 52 As per permissions 07/00620/OUT and 08/00800/REM

9932770v7

High Carr Colliery (NLP Ref: NL13)

BARRIERS TO DELIVERY: GROSS SITE AREA: 21.33 ha Environmental Constraints/infrastructure needed ESTIMATED NET DEVELOPABLE AREA: 13.40 ha Located on the eastern side of the A34 as it meets the A34/A500 interchange, this triangular shaped, sloping site amounts to 21.33ha. The site is flanked by the A34 in the west and the A500 to the east, beyond which there are fields. A petrol station borders the site in the north, whereas it borders woodland in the south. Moreover, c. 3.5ha of the site is designated historic landfill and part of the site falls within a coalfield high risk area, so remedial work may need to be conducted. It mostly comprises grassland with some trees, though a small part is currently used by High Carr Pallets and Cherry Hill Waste & Skip Hire. The sloping topography of this site will restrict its net developable area. There are no nearby services or amenities, access to labour is poor, and there are no bus stops within 400m of this site. The site does have reasonably good access to the southbound lane of the A34 (this section of the A34 is a dual-carriageway).

OVERALL SITE GRADE: Very Poor SITE RECOMMENDATION: Do not consider for employment use

9932770v7

High Carr, Chesterton (NLP Ref: NL14)

BARRIERS TO DELIVERY: GROSS SITE AREA: 18.50 ha Environmental Constraints/infrastructure ESTIMATED NET DEVELOPABLE AREA: 16.65 ha needed/Access improvements required This site amounts to 18.5ha and is located on the eastern side of the A34, immediately to north of the existing employment area at High Carr Business Park. The site has an irregular shape, is densely wooded, and is situated within the Green Belt. Approximately 3.4ha of the southern part of the site forms part of Bradwell Woods, which is designated as ancient woodland. In addition, the former Harr Carr landfill was located on the site and accordingly c.81% of the site is designated as historic landfill. Vehicular access to this site will significantly need to be improved if it is to come as an employment site and, whilst it potentially has exceptionally good access to the strategic road network, there are no nearby amenities or services, and similarly there are no bus stops within 4oom of this site. OVERALL SITE GRADE: Very Poor SITE RECOMMENDATION: Do not consider for employment use

9932770v7

Jamage South (NLP Ref: NL15)

BARRIERS TO DELIVERY: GROSS SITE AREA: 44.75 ha Environmental Constraints/infrastructure needed ESTIMATED NET DEVELOPABLE: 40.28 ha This irregular shaped site (44.89ha) consists of several fields and is situated between the A500 and the town of Talke. The western section of the site extends around Parrot’s Wood, which is designated as ancient woodland. This woodland lies between Jamage Lane Industrial Estate on the southern outskirts of Talke and the site, and a small part of the site borders a medium sized B8 unit on this industrial estate. This established employment area comprises industrial stock which varies in terms of age, size and specification. The site also borders Arbour Farm, on the southern side of Oaktree Lane, near to its junction with Jamage Lane - in this vicinity there are also a number of residential properties. Potentially the site could be accessed from Jamage Lane, which extends southwards past Arbour Farm, but this road is narrow and will need to be improved. The site has excellent access to the strategic road network and is within 400m of 8 bus stops. It also has good access to labour and the range of amenities/services available in Talke. However the site is located in the Green Belt and it is also constrained by:

 The cost of providing infrastructure, which is likely to be high given this is a greenfield site;

 A high voltage electricity transmission line, which extends across the site and several pylons, which will limit its net developable area; and,

 Part of the site falls within a coalfield high risk area, so remedial work may need to be conducted

OVERALL SITE GRADE: Very Poor SITE RECOMMENDATION: Do not consider for employment use

9932770v7

Land adjoining A500 & M6 (J16) (NLP Ref: NL16)

BARRIERS TO DELIVERY: GROSS SITE AREA: 22.87 ha Poor site access/Access to the A500 needs to be ESTIMATED NET DEVELOPABLE AREA: 17.15 ha improved/Infrastructure required Amounting to 22.94 hectares, this greenfield site is situated immediately to the south of M6/A500 interchange. It borders the A500 to the north and the M6 to the west but is otherwise surrounded by fields. Presently it can only be accessed from Park Lane, a narrow country road that extends southwards to the village of Audley, which mitigates the benefits of the closeness this site has to the strategic road network (indeed, via Park Lane it is approximately 3.5km to the strategic road network). The site is located in the Green Belt, it slopes and is currently used for farming. The cost of providing infrastructure is likely to be high and the possibility of creating a new access road that links directly to the A500, or the interchange, may be constrained by high traffic levels. There are no bus stops within 400m of the site and its relative remoteness implies that it has poor access to labour and local services/amenities. OVERALL SITE GRADE: Very Poor SITE RECOMMENDATION: Do not consider for employment use

9932770v7

Land at Brampton Road (NLP Ref: NL17)

BARRIERS TO DELIVERY: GROSS SITE AREA: 1.35 ha Within conservation area ESTIMATED NET DEVELOPABLE AREA: 1.35 ha Totalling 1.37 hectares, this site is situated on the eastern side of Brampton Road (the A527) at its junction with Sandy Lane. Brampton Road is a very pleasant tree lined street which is mainly residential in character, while the site itself takes the form of well-maintained ‘green space’. Immediately to the east of the site on Brampton Road are a number of large, detached Victorian properties, the largest of which is occupied by RBS Europe, though no other business appears to operate within the immediate area. While the site has exceptionally good access to labour and public transport, and is within walking distance to nearby amenities/services, its location within the Brampton Road conservation area and potential loss of green space are unlikely to make it suitable for development. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Do not consider for employment use

9932770v7

Hilltop Business Centre, Talke (NLP Ref: NL18)

BARRIERS TO DELIVERY: GROSS SITE AREA: 0.84 ha N/A (fully developed) ESTIMATED NET DEVELOPABLE AREA: 0 ha This 0.84ha site comprises a former primary school and is situated in a residential area, at the brow of Coalpit Hill in Talke. All the former school buildings have been retained and converted so as provide small office units, which are used by two firms (Niscam and Automation Control Panels). In addition, there is an annexe that is available to rent on a short term basis, which is occasionally used by a dance school. The specification of this provision appears be to be poor, but this may satisfy local requirements for affordable accommodation. A reasonable amount of car parking is provided here, although access to the site from Coalpit Lane is considered poor. The site has decent access to local labour, and within 400m of the site there are numerous bus stops. However, while the A34 is relatively near to the site, in this study this section of the A34 is not considered to be part of the strategic road network and instead this is located approximately 3km from the site at the A34/A500 interchange. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Retain for employment use

9932770v7

Land at London Road Chesterton (NLP Ref: NL19)

BARRIERS TO DELIVERY: GROSS SITE AREA: 9.27 ha Lack of market interest ESTIMATED NET DEVELOPABLE AREA: 0 ha Amounting to 9.27 hectares, this site is situated at the junction of London Road (the B5500) and Holditch Road, and is very close to the strategic road network (the A34). London Road is mainly residential in character and Churchfields Primary School is located relatively close to the site. The site is allocated for Class B1, B2 and B8 development under saved policy E4 of the Newcastle-Under-Lyme Local Plan 2011. Formerly a Vodafone call-centre was situated on this site and the National Grid occupied a number of buildings here as well. However, the site was vacant when the assessment occurred and it was noted that some ground clearance work had been carried out, seemingly as part of plans for its redevelopment to provide a new recycling facility53. If this is the case this site will no longer be in employment use. OVERALL SITE GRADE: Good SITE RECOMMENDATION: Retain for employment use

53 As is the subject of application ref: 12/00229/CPO

9932770v7

Land at Oaktree Lane, Talke (NLP Ref: NL20)

BARRIERS TO DELIVERY: GROSS SITE AREA: 0.89 ha None identified ESTIMATED NET DEVELOPABLE AREA: 0.89 ha Amounting to 0.89ha, this parcel of land is prominently located immediately to the north of the Travelodge and Little Chef on the northern side of the A34/A500 interchange. The site overlooks the two linking Talke to the A34 and is bounded to the east by the A34.Other than the roads and the nearby Travelodge and Little Chef, the site is surrounded by fields. Almost the entire site is bordered by hedge, it is level, and currently comprises rough grassland and shrubs. Off the on its north-western border there is an access point which could be developed so as to provide a short service road into the site. A certain amount of services and amenities are available nearby, it has adequate access to labour, and within 400m of the site there are 4 bus stops. While the site is constrained by being situated within the Green Belt, its small size and location potentially suggests that it could be considered as an ‘infill site’. OVERALL SITE GRADE: Very Poor SITE RECOMMENDATION: Do not consider for employment use

9932770v7

Land between Lower Milehouse Lane & Brymbo Road (NLP Ref: NL21)

BARRIERS TO DELIVERY: GROSS SITE AREA: 1.9 ha Lack of market interest/ Part of site is in Flood ESTIMATED NET DEVELOPABLE AREA: 1.4 ha Zone 3 This long irregular shaped site is land that effectively now forms part of Lymedale Cross, which comprises a mixture of B1, B2 and B8 accommodation. The 1.9ha site is situated on the eastern side of Lymedale Cross, and to the south the site borders with housing. It is currently mainly in use as informal car and HGV parking, or is unused land. The site has exceptionally good access to the strategic road network (the A34). In addition, there are numerous bus stops within 400m of the site. However, circa 54% of this site falls within flood zone 3, and the nearby housing may limit the potential to provide B2/B8 here. It is noted that planning permission has been granted to redevelop the site to provide 3,778 sqm in eight industrial units (B1c, B2, B8) and two office buildings amounting to 1,808sqm54, though when the site was visited there was no evidence that this scheme had started. OVERALL SITE GRADE: Average SITE RECOMMENDATION: Retain for employment use

54 As per application: 06/00906/EXTN

9932770v7