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(Appendices Plr Vs 1.1) St Helens DRAFT PROOF OF EVIDENCE OF VINCENT GEORGE SANDWELL PLR VS 1 (APPENDICES PLR VS 1.1) ST HELENS METROPOLITAN BOROUGH COUNCIL PARKSIDE ACTION GROUP (PAG) LOCAL PLANNING AUTHORITY APPLICATION REFERENCES: P/2018/0249/FUL – PARKSIDE LINK ROAD (ST HELENS) THE PLANNING INSPECTORATE REFERENCES: APP/H4315/V/20/3253230 - A49-A573 LINK ROAD (ST HELENS) APP/M0655/V/20/3253232 - A49-A573 LINK ROAD (WARRINGTON) TABLE OF CONTENTS 1.0 INTRODUCTION ........................................................................................................................... 1 2.0 PROPOSALs .................................................................................................................................. 5 3.0 CONTEXT ..................................................................................................................................... 7 4.0 MARKET DEMAND PARKSIDE PHASE 2 ..................................................................................... 17 5.0 STRATEGIC RAIL FREIGHT INTERCHANGE ................................................................................. 33 SUMMARY AND CONCLUSION .............................................................................................................. 37 1.0 INTRODUCTION 1.1 The following Proof of Evidence is prepared by Vincent George Sandwell on issues of Need in relation to planning application P/2018/0249/FUL in relation to the Parkside Link Road. 1.2 I have received instructions from St Helens Metropolitan Borough Council (‘the Council’) acting as the Applicant. 1.3 I am a Director at BE Group, an economic and regeneration consultancy based in Warrington. My qualifications are a BSc degree in Urban Estate Management and I am a Member of the Royal Institution of Chartered Surveyors. I am based in Warrington and have 37 years’ experience of the local property market of Warrington and St Helens, specialising in providing property market and agency advice with an emphasis on the business parks and industrial estates across the area. 1.4 Since 1998 I have researched and written the Warrington Annual Property Report, which is published by Warrington and Co, the Warrington Borough Council’s regeneration company. The Review records all transactions above 200sqm in the office and industrial and warehouse sectors and provides detailed trend data for the last 22 years. 1.5 I have provided property advice to developers, owners and the public sector for many of the industrial and logistics parks in St Helens and Warrington, commencing my career as a surveyor in 1982 with Warrington and Runcorn Development Corporation responsible for letting and the sales of industrial property across the two towns. 1.6 For the past seven years I have led the company’s economic and regeneration consultancy work with a particular focus on economic needs and employment land reviews. I have undertaken employment land reviews across England and Wales on behalf of local authorities, which provide an evidence base to the preparation of local plans. Often these will require an assessment of economic need for distribution land and premises and I have advised on other distribution locations across the North West, Yorkshire and East Midlands. I have supported a number of local authorities at Examination into their local plans, including Stroud, Sefton, Charnwood, Amber Valley and Vale of Glamorgan. 1 1.7 I have recently project managed the Economic Needs and Employment Land study for Warrington to support the current draft local plan. For St Helens the following studies have been undertaken by BE Group, and which I project managed. • Employment Land Needs Study (October 2015) • Haydock Industrial Estate Options Study, as sub-consultants to Mott MacDonald (August 2016); • Employment Land Needs Study Addendum Report (October 2017); and • Employment Land Needs Study Addendum Report (October 2017, amended January 2019). 1.8 I am familiar with the Parkside site and the nearby existing employment areas that have significant logistics components, most notably in St Helens the cluster of warehousing and industrial uses at Haydock, which has included recent large-scale warehousing developments at the Florida Farm North site and Penny Lane; the different employment areas around Warrington, including the recent development at Omega and I have also visited the sites that are the subjects of the other enquiries at Haydock Point, Wigan and Bolton. 1.9 Anthony Meulman, Associate director of the BE Group is representing St Helens Metropolitan Borough Council in its capacity as Planning Authority for the Parkside Phase One Planning application (Ref P/2018/0048/OUP). Anthony and I both worked on the highlighted studies at paragraph 1.4, and I have liaised with him on the Council’s evidence base for the Phase One development some of which is drawn from those studies. 1.10 Andrew Pexton is representing the applicant for the Parkside Phase one study. I am aware of contents of the Statement of Common Ground made between Messrs Meulman and Pexton. Professional Witness Declaration 1.11 I confirm that my report has drawn attention to all material facts which are relevant and have affected my professional opinion. 2 1.12 I confirm that I understand and have complied with my duty as an expert witness which overrides any duty to those instructing or paying me, that I have given my evidence impartially and objectively, and that I will continue to comply with that duty as required. 1.13 I confirm that I am not instructed under any conditional or other success-based fee arrangement. 1.14 I confirm that I have no conflicts of interest. 1.15 I confirm that I am aware of and have complied with the requirements of the rules, protocols and directions of the appeal. 1.16 I confirm that my report complies with the requirements of RICS – Royal Institution of Chartered Surveyors, as set down in the RICS practice statement ‘Surveyors acting as expert witnesses’. Scope of Evidence 1.17 This Statement addresses issues for the Parkside Link Road (PLR) application. The Issues outlined in the Parkside and Parkside Link Road First Case Management Conference Summary1 that I address in this Proof of Evidence are (numbering is Summary paper’s numbering): a. “the acceptability of the Parkside Phase 1 employment development and the link road in principle, having regard to the development plan, national policy and any emerging policy according to the weight accorded them and in particular policies governing the provision of an SRFI, development in the Green Belt wherein the application site is situated and the extent to which the proposed development is consistent with Government policies for protecting Green Belt land (NPPF Chapter 13 - questions of inappropriate/not inappropriate/openness/purposes), b. the extent to which the proposed developments would be consistent with Government policies for building a strong, competitive economy (NPPF Chapter 6), 1 CD 5.75 - PLR First Case Management Conference Summary and Directions 3 c. the current level of need for and available supply of employment land within the Borough and whether the proposed developments would contribute to meeting that need, compared with available alternative sites, l. any cross-boundary issues relating to the three other proposals under consideration by the Panel (Wigan, Wingates, Haydock).” 1.18 This Statement addresses the above issues, and in particular the demand for development arising from the land that would be served by the Parkside Link Road. Reference is made to the demand for Parkside Phase One, but that is not the primary focus of this proof. The issues are addressed through the following chapters: • Chapter 2.0: summarises the characteristics of the proposed development as relevant to the assessment of need; • Chapter 3.0: summarises the policy context in relation to need; • Chapter 4.0: provides a market justification for Parkside Phase 2 and the need for the PLR • Chapter 5.0: provides a market justification for the SRFI and the need for the PLR • Chapter 6.0: conclusions. 1.19 A bibliography of documents referred to in this statement is provided in Appendix 1 . 4 2.0 PROPOSALS 2.1 This chapter outlines the proposals for the Parkside Link Road as relevant to this Proof of Evidence, and summarises the other applications being considered in tandem with the PLR application. Site plans are provided in Appendix 2. Parkside Link Road – Planning Application P/2018/0249/FUL 2.2 The application is made by St Helens Borough Council. 2.3 The site is approximately 38 ha to the south-east of Newton-le-Willows and is approximately 3.3 km in length. It includes areas within St Helens and Warrington Boroughs. 2.4 Parkside Phase One, subject to a separate application P/2018/0048/OUP, is a proposed development by the applicant Parkside Regeneration LLP, a Joint Venture between Langtree Property Partners Limited and St Helens Borough Council of approximately 47.9ha and which will deliver 92,900sqm of B8 floorspace with ancillary B1(a) office space to the west of the M6 motorway. Phase One is not dependent on the Parkside Link Road and will be served from the A49 to the west of the site. 2.5 The Parkside Link Road would enable development of Parkside Phase Two site which comprises the remaining land to the West of the M6 and land that lies to the east which will deliver the Strategic Rail Freight Interchange (SRFI). Whilst this application seeks permission for the road, it does provide a guide to the level of floorspace that it will serve, namely, 130,000 sqm of large scale
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