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Redcar Draft CPO Map V2.0

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Redcar Draft CPO Map V2.0 Agenda item 9a Confidential Paper 7.7 South Tees Development Corporation 25 July 2018 The Proposed South Tees Development Corporation (Land at the former Redcar steel works, Redcar) Compulsory Purchase Order Purpose 1. A key priority and responsibility of the Corporation is to secure the comprehensive regeneration of the land within its area ("the Area"). Fundamental to achieving this objective is acquiring the necessary land interests within the Area. 2. As the Board is aware, the Corporation has already entered into discussions with landowners with a view to acquiring their land interests by private negotiation. However, mindful that such negotiations may take some time and may ultimately be unsuccessful, in February 2018 the Corporation made an in-principle resolution to make a compulsory purchase order ("CPO") to acquire any land interests compulsorily should it become necessary. 3. Since February, discussions with landowners have continued in tandem with preparation of the CPO. However, whilst discussions with some landowners are progressing well, it has not yet been possible to acquire the necessary land interests by agreement. Market interest in bringing forward development across the Area is high but the Corporation is concerned that delays in securing land assembly could lead to developers looking elsewhere for land which is more readily available. 4. This paper accordingly seeks authority for the Corporation to proceed to make the CPO and to refer the CPO to Tees Valley Combined Authority ("TVCA") for consent to submit the CPO, once made, to the Secretary of State for confirmation. The extent of the land proposed to be acquired pursuant to the CPO is indicatively shown edged red on the attached map at Appendix 1 ("the Site"). 5. It should be noted that the CPO is the method of last resort and private treaty negotiations will continue to acquire land by agreement wherever possible up to and following making of the CPO. Recommendations and points for decision 6. That the Board: 6.1 authorises the making of the CPO to acquire the necessary land interests in the Site and, as necessary, the creation of new rights, pursuant to sections 201 and 207 of the Localism Act 2011 ("2011 Act") and the Acquisition of Land Act 1981 ("1981 Act") to secure the regeneration of the Area by facilitating the regeneration or development of the Site; 6.2 agrees to authorise the Chief Executive to take all necessary steps to make the CPO and thereafter to continue the process for the confirmation and implementation of the CPO; and 1 Agenda item 9a Confidential Paper 7.7 6.3 agrees to the submission of the CPO to TVCA for consent to submit the CPO, once made, to the Secretary of State for confirmation pursuant to section 207(3) of the 2011 Act. Details 7. The Vision for the Area 7.1 The Area comprises approximately 4,500 acres and represents an international level opportunity to grow the economy of the Tees Valley and to significantly enhance its profile both as a UK region and a centre for industrial excellence. In terms of new development potential, the available land area principally comprises the Site including the large former SSI and Tata Steel land zones in Redcar, Lackenby, Grangetown and South Bank that were, until recently, at the heart of the steel making industry on Teesside, and Redcar Bulk Terminal. However, the regeneration initiative brings opportunity to, and indeed may rely on, existing major operators within the Area, such as PD Ports Teesport and British Steel, and also outside, at neighbouring locations such as Wilton International. 7.2 The Corporation's vision for the Area is enshrined in the South Tees Regeneration Masterplan ("the Masterplan") which went out to consultation in October 2017 and will be formally adopted by the Corporation in September 2018. It envisages transformation of the Area into a hotbed of new industry and enterprise for the Tees Valley which will make a substantial contribution to the sustained economic growth and prosperity of the region and the communities it serves. It sets out the ambition of the Corporation to create up to 20,000 new jobs across the Area in higher skilled sectors and occupations heavily focused on manufacturing innovation and advanced technologies, within a high value, low carbon, diverse and inclusive circular economy. The Vision further extends to realising a telling, positive change in the external perceptions of the Area and the wider Tees Valley to potential inward investors, and to promoting and encouraging environmental improvement and bio-diversity. 7.3 The Masterplan identifies the Area as being a unique environment for industrial use with land suited for, amongst other things, new investment in process and energy sectors. However, the strategy for regeneration of the Area, as set out in the Masterplan, seeks to preserve sufficient flexibility in uses, land allocations and phasing to cater for anticipated changing requirements across the proposed 25-year programme. New infrastructure traversing the Area will be a key priority to unlock delivery of regeneration and represents a major investment proposition which will require and can only be financially supported by delivery in phases. 7.4 The vision for the Area aligns with and is supported by national and local planning policy. 2 Agenda item 9a Confidential Paper 7.7 7.5 The National Planning Policy Framework (“NPPF”) confirms that the development plan continues to be the starting point for determining the acceptability of development. There is a presumption in favour of sustainable development which the NPPF identifies as having three “dimensions”, namely an economic, social and environmental role. It is clear that the regeneration of the Site, being previously-developed land, will contribute to sustainable development in accordance with the NPPF. The regeneration will contribute towards planning for prosperity (an economic role), planning for people through job creation (a social role) and planning for the environment by remediating the land (an environmental role). 7.6 In relation to the economic role, the NPPF encourages use of the planning system “to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and requirements, is available to allow growth, including the provision of infrastructure”. 7.7 In relation to the social role, the NPPF encourages the planning system as “supporting strong, vibrant and healthy communities, by providing the supply of housing to meet the needs of present and future generations; and by creating a good quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being”. 7.8 And, finally, in relation to the environment, the NPPF states that the planning system should perform the role of "contributing to and protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy". 7.9 The local planning authority, Redcar & Cleveland Borough Council ("the Council"), adopted its Local Plan in May 2018. It identifies the regeneration of the Area, through securing inward investment and job creation, as a key priority. It notes in the foreword to the Local Plan that it has been prepared to respond positively to the economic challenges facing the borough, not least the closure of the SSI steelworks. 7.10 At policy LS 4, it sets out the South Tees Spatial Strategy, namely: "The Council and its partners will aim to: Economy a. deliver significant economic growth and job opportunities through the South Tees Development Corporation and Tees Valley Enterprise Zone at Wilton International and South Bank Wharf; b. support the regeneration of the South Tees Development Corporation area through implementing the South Tees Area Supplementary Planning Document; c. grow the environmental and recycling sector; d. investigate opportunities to create a new energy hub to support offshore wind and sub- sea engineering sectors; e. support the expansion and protection of the port and logistics sector; 3 Agenda item 9a Confidential Paper 7.7 f. improve existing employment areas and provide a range of modern commercial premises that meet contemporary business requirements including the target sectors of the South Tees Area Supplementary Planning Document; g. continue development on general industrial and business estates; h. give the area an identity and make it attractive to inward investment; i. develop the chemical, technology and energy production industries at Wilton International; j. support the existing steel industries and take a lead role in supporting the future regeneration of former steel sites as part of the South Tees Development Corporation; k. enhance the quality and range of services and facilities that serve the needs of those working in the South Tees employment area; l. encourage clean and more efficient industry in the South Tees area to help reduce carbon dioxide emissions and risk of environmental pollution; m. support development related to Sirius Minerals' North Yorkshire Polyhalite project; and n. support the extension of the road network to unlock the development potential of South Tees. Connectivity o. improve and maintain access links between the South Tees and the strategic road network; p. support improvements to the strategic and local road networks to support economic growth; q. deliver rail infrastructure improvements to support an increased movement of rail freight; r. investigate the feasibility for providing a new rail halt at Wilton International; s. maintain and improve public transport connectivity with settlements in the borough and beyond; t. support the extension of the road network to unlock the development potential of South Tees; u.
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