Stanlow Special Policy Area Review Cheshire West and Chester
Stanlow Special Policy Area Review
Prepared For:
Cheshire West and Chester Council
August 2016
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Stanlow Special Policy Area Review Cheshire West and Chester
Limitations AECOM Infrastructure & Environment UK Limited (“AECOM”) has prepared this Report for the sole use of Cheshire West and Chester Council (“Client”) in accordance with the Agreement under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice included in this Report or any other services provided by AECOM. The conclusions and recommendations contained in this Report are based upon information provided by others and upon the assumption that all relevant information has been provided by those parties from whom it has been requested and that such information is accurate. Information obtained by AECOM has not been independently verified by AECOM, unless otherwise stated in the Report. The methodology adopted and the sources of information used by AECOM in providing its services are outlined in this Report. The work described in this Report was undertaken between May 2016 and June 2016 and is based on the conditions encountered and the information available during the said period of time. The scope of this Report and the services are accordingly factually limited by these circumstances. Where assessments of works or costs identified in this Report are made, such assessments are based upon the information available at the time and where appropriate are subject to further investigations or information which may become available. AECOM disclaim any undertaking or obligation to advise any person of any change in any matter affecting the Report, which may come or be brought to AECOM’s attention after the date of the Report. Certain statements made in the Report that are not historical facts may constitute estimates, projections or other forward- looking statements and even though they are based on reasonable assumptions as of the date of the Report, such forward-looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. AECOM specifically does not guarantee or warrant any estimate or projections contained in this Report. Unless otherwise stated in this Report, the assessments made assume that the sites and facilities will continue to be used for their current purpose without significant changes.
Historic Landfill: Sourced via client from Environment Agency 2016. Flooding data: Sourced via client from Environment Agency 2016. Contains Environment Agency information © Environment Agency and database right. Local Wildlife Sites: This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationary Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Cheshire West and Chester Council 100049046 2016. Area of Archaeological Potential: This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationary Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Cheshire West and Chester Council 100049046 2016. HSE Mapping Data Sourced via HSE web app. Reproduced from OS digital map data © crown copyright. Licence number 0100031673.
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Contents
Executive Summary ...... 4 1. Introduction ...... 7 2. Baseline Review ...... 9 3. Analysis ...... 32 4. Site Selection ...... 41 5. Site Assessment ...... 46 6. Proposed Draft Planning Policy ...... 51 7. Conclusions ...... 54
Appendices
Appendix A: Policy EMP2: Stanlow Special Policy Area
Appendix B: Site Selection Template
Appendix C: Site Selection Shortlist
Appendix D: Planning History
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Executive Summary
1. As an Executive Summary the following recommendations are made to highlight potential areas to be covered by the new proposed policy at Stanlow and also areas of further study.
Site Assessment 2. The long list process has identified 31 sites potentially available in the Stanlow Special Policy Area (SPA), Site assessment has led to the identification of 15 potential sites for redevelopment covering 82.69 Ha. This excludes the operational area where additional surplus land may become available.
3. The following sites are shortlisted: Site Name No Location Size
Cloister Way 1 1 Cloister Way off New Bridge Road 0.97 ha Cloister Way 2 2 Cloister Way off New Bridge Road 1.09 ha Dutton Green, Little Stanney 4 Dutton Green, Little Stanney 0.65 ha New Bridge Road (Rushtons) 5 New Bridge Road 0.88 ha Cloister Way (Burmah Site) 6 Cloister Way off New Bridge Road 10.05 ha Former Cabot Carbon Ltd 8 New Bridge Road 18.96 ha Pool Lane 9 Thornton Science Park 3.94 ha Blending Site 10 Thornton Science Park 13.16 ha Stanney Green North 14 East of New Bridge Road 5.90 ha Helix Business Park/Redsun Site 21 New Bridge Road 2.30 ha New Port Business Park 22 New Bridge Road 6.47 ha Bridges Road 24 Adjacent to Garth Road Ellesmere Port 1.22 ha Waste Recycling Centre South Road 27 Former Simms, South Road, Ellesmere 6.15 ha Port, CH6 4LD Thornton Science Park 28 Thornton Science Park 9.31 ha Development Zones 1-3 Ellesmere Port Waterfront Site 2 29 Oil Sites Road, Adjacent to National 1.64 ha Waterways Museum Total Potential Site Area Available 82.69 ha
Thornton Science Park 4. Thornton Science Park is home to the University of Chester Faculty of Science and Engineering, a 66 Ha site with 1.4 million sqm of office, laboratory and workshop space. The University of Chester has established the first new faculty of engineering in UK in last 25 years at the site and is working closely with businesses in applied research projects. As well as being a university campus it is also home to a number of commercial enterprises – currently 30 different businesses.
5. There is a close alignment between Thornton Science Park and the local businesses, with the Park feeding the skilled workforce of the area, providing high value jobs it focuses on the development of energy, environmental, advanced manufacturing, and automotive focused businesses. The Science Park sees itself as a nationally renowned area of excellence and part of the national and international business infrastructure that will be at the forefront of change in the manufacturing industry.
6. Enterprise Zone status offers a mix of Business Rate Discounts and Enhanced Capital Allowances to new occupiers and supports the Park’s growth aspirations. Thornton Science Park seeks to move away from restrictive land uses with a strategy for growth as a recognised incubator for growth and working beyond the existing Science Park area over the course of the plan period. Thornton Science Park is also planning to develop a Masterplan for future development, jointly covering the Peel sites at Ince.
Public Transport 7. Provision of suitable public transport and cycling access and investment in railway station infrastructure is essential to support student and job growth across Stanlow, particularly to New Bridge Road to the West and Thornton Science Park to the East.
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8. With significant employment sites and potential opportunities in the area public transport opportunities are few. At present the No.36 bus runs along the A5117 to the south and to Thornton Science Park, with no other services around significant employment sites
9. The major densities of employment population are to the west in the New Bridge Road area and to the east in the Thornton area. Development contributions have never been pooled to focus on transport upgrades and have always been piecemeal. The University of Chester advise that Thornton Science Park currently is bussing in 600 students per day, and the growth targets up to 1200 per day. At present this is via private hire coaches. Jobs growth is to target 2-3000 jobs on the Thornton Science Park campus alone. The wider Stanlow area will be significantly higher. Over the plan period it will be necessary to plan for improved transport links.
10. In addition, the education and research potential at the Thornton Science Park Campus leads to the potential of significant student population rises in the Ellesmere Port area over the Plan Period. As such it is recommended that transport contributions, particularly for bus, pedestrian and cycle access are pooled for infrastructure improvements and viability of such transport options be investigated in the Stanlow area.
11. Railway station infrastructure and access within the Stanlow SPA remains poor and limited, and in in light of the above, a review of rail capacity and access would be recommended over the Plan Period, potentially in line with the masterplanning of Thornton Science Park.
Market Demand 12. The market review indicates that more industrial occupiers have a preference for ready built space. In response, there is some enthusiasm to undertake speculative development, for example at Cloister Way (Andrews site) but viability and risk remains a constraint to delivery. There may be potential to support speculative development on Enterprise Zone sites through rental guarantees or supporting finance. The area should be promoted as an employment location and support the delivery of speculative development. There is also scope to raise the market profile of the area as an employment location beyond the sub-regional market.
Developer Contributions 13. If the Council was to introduce a Community Infrastructure Levy (CIL), CIL receipts could be spent within the Stanlow SPA if they were spent on community infrastructure projects included in the regulation 123 list. No infrastructure projects for the Stanlow SPA are currently included on the Council’s draft regulation 123 list and therefore it is recommended that relevant infrastructure projects are identified for the area. Examples of potential highway and infrastructure improvements highlighted in the course of preparing this report include: Reinvestment in station infrastructure for Stanlow and Thornton Railway Station required to cater for student accommodation in Ellesmere Port Improved cycle access through the Stanlow area (currently only available by special permission) Pool Lane road bridge is narrow and unsuitable for two way traffic whilst carrying significant HGV use as the main industrial access point or Thornton and Elton Improved bus service from east and west for improved employment and educational access Bridges Road bridge under railway is of restricted height, limiting access
Proposed Land Uses 14. Long term development of the area should reinforce existing energy infrastructure and especially bringing in new research and appropriate energy developments that can be suitably accommodated on site with appropriate infrastructure without prejudicing surrounding uses and taking into account HSE guidelines/advice. The Thornton Science Park and Ince area is expected also be subject to a Masterplan to determine layout and land uses in these areas which overlap with Stanlow SPA. Higher Education, Research and Development Industrial and storage and Distribution – B1/B2/B8 Refinery and new energy development
HSE Zones 15. Innospec HSE Zone has been amended to avoid blight to surrounding sites – the Council amended this with the HSE – and was an intermediary between landowners and the HSE to revoke a number of other hazard zones. In summary the key changes were to the following zones:
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Innospec revised (reduced) Calor Gas (extinguished) Former Cabot Site (extinguished) A number of hazard zones in the Ellesmere Port area were subject to review as in some cases historic industries are decommissioned and no longer located there. This rather than resulting in additional risk to the public can potentially inhibit successive land uses. The revocation of such zones can often take time to be implemented and this can often take some time before being reflected on updated mapping data from the HSE.
16. It is recommended to undertake an ongoing programme of review and amendment to the HSE hazard zones in the area, as operational requirements may change over time. New land uses and research opportunities, specifically located around the Thornton Science Park and potential expansion areas should allow for a constructive dialogue with the HSE to ensure that emerging and potential land uses are not unduly restricted.
17. Based on the mapping data obtained, which shows the zones for all the HSE hazard zones (COMAH installations) within the SPA the following key observations are made:
18. All land to the east of Indigo Road, Bridges Road and Shellway Road (owned by Essar) falls within the Essar inner zone, which in itself places constraints to development on approximately 60 -70% of the SPA land area. Development would be restricted to development types DT1.1 and DT1.2: DT1.1, Workplaces (predominantly non-retail), providing for less than 100 occupants in each building and less than 3 occupied storeys; DT1.2, Parking areas with no other associated facilities (other than toilets).
19. The North West corner of the SPA (approximately 20% of the SPA land area) falls within the Innospec inner zone placing the same constraints on development as in 1. Taking into account the consultation zones of the other major hazard sites and pipelines, only a few small parcels of land bounded by Bridges Road to the north, Sankey Mill Road to the west and New Bridge Road to the South (approx. 10 – 15% SPA land area) fall within middle, outer, or are outside any consultation zone, allowing more sensitive developments to be considered (Sensitivity Levels 2,3,4).
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1. Introduction
AECOM was commissioned in December 2015 to undertake a review of the Stanlow Special Policy Area on behalf of Cheshire West and Cheshire in order to inform the emerging policy of the Cheshire West and Chester Local Plan (Part Two). This report undertakes to assess the scope of the Special Policy Area in future, suggest potential policy directions, and also suggest potential development sites through a detailed site assessment.
Figure 1.1 – Aerial image of Stanlow area
1.1 Background
20 Stanlow Special Policy Area (SPA) is currently covered by retained Policy EMP2 of Ellesmere Port and Neston Borough Local Plan (adopted 2002, retained January 2015) and Policy EC7 in the Chester District Local Plan relates to the Stanlow SPA (adopted 2006, retained January 2015). The area is also cross border, with a small area falling within Chester Council’s former boundary. The policies covering Stanlow for both Borough of Ellesmere Port and Neston and Chester City Councils were written alongside each other.
21 Cheshire West and Chester Local Plan (Part One) Strategic Policies was adopted in January 2015 Strategic policies STRAT1, STRAT2, STRAT4 and ECON1 provide the overarching policies for employment land in the Borough and the Ellesmere Port area.
22 Policy STRAT4 of the Local Plan (Part One) requires further assessment of the availability and suitability of land for future development within Stanlow. This was an outcome of the Examiner’s Main Modifications to the Plan. Paragraph 112 of the Cheshire West and Chester Examiners Report (December 2014) stated that “Whilst the overall approach to employment land in Ellesmere Port is appropriate, aspects of Policy STRAT 4 relating to the Eastern Employment Zone lack justification and are insufficiently clear. Land at New Bridge Road is already allocated for employment development in the Ellesmere Port and Neston Borough Local Plan as part of the Stanlow Special Policy Area, and the opportunity exists to consider the detailed approach to the site in the Local Plan Part Two.”
23 It goes on to state that “The approach towards Ince Park lacks sufficient clarity and does not fully reflect the nature of development planned for this land. Policy STRAT 4 also lacks clarity as to the role of the Local Plan Part Two in reviewing the nature and extent of employment land allocations and the requirements for flood risk assessments.”
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24 These concerns were subsequently addressed by Main Modification 4 (MM4). This also included reference to New Bridge Road, to the west of the Stanlow boundary. Policy STRAT4 identifies New Bridge Road: land to the east of the Shropshire Union Canal and west of New Bridge Road as a regeneration priority area with the potential for industrial and business development.
25 Since the existing retained policy was written in 2002 there have been a number of changes in the Stanlow area, not only has there been administrative change with the creation of Cheshire West and Chester Council (CWAC), but the central operational oil refinery area has changed ownership from Shell to Essar. The Ince Park (Protos) site to the east of Stanlow (separated by an area of Green Belt) is coming forward for development (although outside the Special Policy Area), and the Thornton Science Park formerly part of the Shell site is now operating as an educational and business site owned by the University of Chester.
26 Thornton Science Park and a number of sites in Ellesmere Port to the west of the oil refinery now form part of the Cheshire Science Corridor Enterprise Zone. Enterprise Zone status was awarded in late- 2015 and offers business incentives to new occupiers within key growth sectors.
27 These changes, amongst others, mean that the opportunity provided by the Local Plan Process for CWAC is an ideal one to help review, reflect, and respond as required to the requirements of the industry and its land use planning implications.
1.2 Report Context
28 The Stanlow Special Policy Area Study is required as part of the evidence base to inform the emerging planning policies for Cheshire West and Chester in the Local Plan (Part Two) Land Allocations and Detailed Policies.
29 The aim of the report is to undertake a desktop analysis of land constraints and availability within Stanlow. The vast majority of the land in this area is owned by Essar and not available for development because it is (i) in operational use, (ii) inaccessible and land-locked or (iii) not suitable for development due to historic contamination.
30 Although Essar’s operational land itself will not be assessed, specific former industrial parts of the site that are accessible where there may be scope for development may be assessed. The potential of land contamination from previous industrial uses in such areas would require further consideration to inform any assessment of development suitability.
31 This report aims to: Identify sites with a reasonable potential for employment development in the Plan period, with recommendations on the potential type and scale of development that could be accommodated; Provide detailed understanding of barriers to delivery of employment development and how these could be overcome; Provide detailed site information where sites are realistic candidates for employment development; Consider the way in which policy recommendations can be flexible to respond to changing economic circumstances; and Make site and planning policy recommendations for the Local Plan (Part Two) Land Allocations and Detailed Policies.
32 However, there are risks associated with failure to undertake a policy review for Stanlow. These include: Site Safety; Market Pressure; Business Tenure; and the potential inadequacy of supporting infrastructure such as transport networks and energy supply.
33 To inform understanding of the area this report required liaison with key partners including landowners and businesses operating in the area, specifically Essar. This allowed understanding of the current and future development need of the area and the potential availability of surplus land for redevelopment, and future development intentions. This should also be seen in light of our understanding of the wider economic trends for the specific business sectors operating in this area (particularly energy, oil and chemicals and related uses), and consider the implications for future land requirements and business/industrial development.
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2. Baseline Review
Figure 2.1 - Existing Stanlow Special Policy Area Boundary 2.2 Land Use & Planning Policy Review
2.2.1 National Planning Policy Context
34 The National Planning Policy Framework (NPPF) published in 2012 outlines the direction which the Government wishes to guide spatial development. Paragraph 17 sets out core planning principles to underpin both plan-making and decision-making.
35 Relevant to this study, this includes the proactive drive and support sustainable economic development to deliver business and industrial units and infrastructure the country requires. It states: “Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth. Plans should … set out a clear strategy for allocating sufficient land which is suitable for development in their area, taking account of the needs of the residential and business communities.”
36 It also requires that the planning system acknowledges the different roles and character of different areas, including protection of the Green Belt. This designation runs to the eastern and southern boundaries of the current Stanlow SPA. This paragraph also seeks to encourage the effective use of previously developed (brownfield) land, provided that it is not of high environmental value.
Planning Practice Guidance 37 Planning Practice Guidance (PPG) in support of the NPPF includes a PPG covering housing and economic land availability assessments (updated on 27/03/2015). This process sets out to identify the future availability of land that is suitable, available and achievable for development over the plan period. The NPPF sees this exercise as essential in the process of preparation of Local Plans to ensure that sites are allocated for the most appropriate uses.
38 Assessments should: identify locations with development potential; assess the development potential; suitability; and the likelihood of the site to come forward. The PPG goes on to identify the elements required in the different stages of the methodology.
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2.2.2 Local Planning Context
Current Policy Designation The Stanlow Special Policy Area is designated jointly in Policy EMP2 of the Ellesmere Port and Neston Local Plan, 2002 and Policy EC7 Stanlow Petrochemicals Complex of the Chester District Local Plan, 2006. This allows for the development of industrial or office developments (Use Classes B1 - Office/light industry, B2 - General industry, B8 - warehousing) including potentially polluting development, setting out criteria for the suitability of such development.
Local Plan Part One 2015 39. Cheshire West and Chester Council adopted the Local Plan (Part One) Strategic Policies on 29 January 2015 and is now working on part two to replace the remaining saved policies from the old Local Plans. Following the adoption of the Local Plan in 2015 the Ellesmere Port and Neston Borough Local Plan had relevant policies retained until such time as they are replaced by the Part 2 Local Plan for Cheshire West and Chester.
Spatial Strategy 40. Policy STRAT1 of the Local Plan (Part One) promotes sustainable development in the Borough. Key development principles are identified including encouraging the use and redevelopment of previously developed land and buildings in sustainable locations not of environmental value. It also emphasises the need to minimise the loss of greenfield land and high grade agricultural land, as well as supporting regeneration in the most deprived areas of the borough can access jobs and services. 41. Policy STRAT2 sets out the development strategy for the borough. It aims to locate the majority of new development within or on the edge of main urban areas including Ellesmere Port. Key locations are identified to deliver the levels of development and further information will be included within the emerging Local Plan (Part Two).
42. The Local Plan (Part One) adopted in 2015 features strategic Policy STRAT 4 covering Ellesmere Port. It states that “Development in Ellesmere Port has the potential to deliver substantial economic growth through the availability of significant sites for industrial, manufacturing and distribution purposes”.
43. Key sites identified in this policy to achieve considerable future economic growth include: A. New Bridge Road: land to the east of the Shropshire Union Canal and west of New Bridge Road is a regeneration priority area and has the potential for industrial and business development. B. Stanlow: this area remains important for the petrochemical and related industries. Further assessment of the availability and suitability of employment land for future development in this location will be undertaken through the preparation of the Local Plan (Part Two) Land Allocations and Detailed Policies Plan. C. Ince Park: The land is safeguarded as a multi-modal resource recovery park and energy from waste facility for use in connection with the recycling, recovery and reprocessing of waste materials in line with Policy 'ENV 8 Managing waste'.
44. The policy goes on to state that the detailed nature and extent of employment land allocations will be reviewed through the Local Plan (Part Two) Land Allocations and Detailed Policies Plan, informed by this study. The policy also states that “The Council will look to facilitate the development of land for employment uses in this area, and will make provision for transport and other infrastructure improvements required to unlock the development potential of some sites.”
45. As part of the explanation for Policy STRAT 4, the Strategic Regeneration Framework (SRF) for Ellesmere Port is highlighted, which identifies key development opportunities in the Eastern Employment Zone, comprising the three key areas of New Bridge Road, Stanlow and Ince Park.
New Bridge Road - this area has been subject to an Area Development Framework to encourage further investment in the area. Recommendations include: High quality employment between M53 and Stanlow A5117 Link Road extension, cross-referenced in Policy STRAT10 – Transport and Accessibility
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Stanlow – Essar site acquisition is acknowledged The 'Employment Land Study Update' (2013) identified the need for a clearer understanding of what land is available to accommodate new development, to be taken forward through the Part 2 Plan.
Ince Park – sits outside of the SPA area. An extant permission at Ince Marshes is highlighted for an energy-from-waste development and resource recovery park. This proposal is cross-referenced to Part 1 Policies 'ECON 1 Economic growth, employment and enterprise' and 'ENV 8 Managing waste'. While Ince is an important consideration for the context of Stanlow, it falls outside the boundary of Policy EMP2 and as such does not form part of the policy review.
46. Policy STRAT 10 Transport and accessibility seeks to ensure that development infrastructure should provide and develop reliable transport networks. 47. It also states that “proposals for new industrial and warehousing development should maximise opportunities to transport products by non-road modes of transport. Sites alongside the Manchester Ship Canal, Weaver Navigation and rail network may be particularly suitable for freight use and these opportunities should be integrated into development proposals where feasible. Existing or potential freight movement opportunities will be safeguarded from development which could preclude continued or future freight use.” 48. Improvements to the transport network highlighted by this policy include the proposed A5117 link - identified to significantly improve access to the Stanlow area and enable new employment development to come forward over the plan period. 49. Policy ECON 1 Economic growth, employment and enterprise promotes sustainable economic growth in the borough and wider sub-region, supporting existing businesses, encouraging indigenous business growth and attracting new inward investment. The creation of new job opportunities across a range of sectors will be supported.
50. “A flexible supply of land for industrial and business use (falling within use classes B1, B2 and B8) will be provided to meet a range of types and sizes of site in locations across the borough. This supply will be met through existing planning commitments and new sites allocated for employment use.”
51. “In reviewing the continued suitability of existing employment allocations and in releasing new sites to meet future economic development needs, the following will be considered: Proposals having the potential to support the growth and expansion of key business sectors as identified in sub-regional and local economic growth strategies. Proposals supporting the delivery of major regeneration programmes in Cheshire West and Chester. Proposals should be in accessible locations by a range of transport modes and compatible with neighbouring land uses. Where sustainable and viable town centre sites for new office uses are not available, suitable edge of centre sites will be brought forward that are well connected to town centres and by public transport. There should be a reasonable prospect of the site being developed for employment (B1, B2 and B8 use) within the Plan period.”
52. Key employment locations include Stanlow and New Bridge Road. Refurbishment and enhancement of existing sites for continued employment use is supported.
53. In this policy the Council also supports initiatives and accessibility further/higher education including the University of Chester, improving skills and links to main employers. This is particularly relevant within Stanlow SPA as the Thornton Science Park forms part of the University of Chester and directly seeks to foster links with local employers in the Ellesmere Port area.
Flood Risk 54. Supporting Policy ENV 1 – Flood Risk and Water Management Local Plan paragraph 8.12 establishes that isolated areas in the Ellesmere Port area are subject to flood risk from drainage infrastructure and minor watercourses such as Rivacre Brook. “The Stanlow industrial area is at risk of tidal flooding, although risk of direct flooding from the River Mersey is significantly reduced due to the presence of the Manchester Ship Canal.” A level 1 Strategic Flood Risk Assessment has been undertaken to inform the preparation of the Local Plan (Part Two).
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2.3 Policy Context
2.3.1 Draft New Bridge Road/ A5117 Link Feasibility and Option Appraisal Report, AECOM, 2014
55. AECOM has undertaken a draft review of feasibility for a new A5117 link road (2014). It considered the feasibility and options for introducing a new highway link between the existing alignment of New Bridge Road and the A5117 on land at the western extremity of the Stanlow Refinery. This is considered in further detail under Transport Planning later in this chapter.
Figure 2.2 - New Bridge Road / A5117 Link Road Feasibility Sites
56. The Study identifies that the creation of a new link road would provide significant improvements to the transport network. It would provide an opportunity to release up to 60 ha land for additional employment development. These sites are identified on Figure 2.2. However the area is characterised by specific constraints relating to both safety and engineering design due to the pipelines that are in operational use. New development in this area would rely on the aspirations of Essar and their willingness to release land for future development. The development of sites in this area could appear to impose logistical issues for Essar although this would by no means be insurmountable over the plan period to 2030. Further site investigations and liaison with HSE and Essar would be required to unlock the development potential of this area.
57. The delivery of the link road would be expected to take approximately 18 months to deliver. The development potential offered by this link road development offers an opportunity for various employment land uses, which may lead to it becoming a mixed business park working within the HSE guidelines for industrial zones. Public transport improvements may be necessary in due course with future site development
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2.3.2 Cheshire West and Chester Council Employment Land Study- Update 2013
58. The original 2009 Employment Land Study was used to assess the supply and demand for employment land in Cheshire West and Chester. More recently, the 2013 Employment Land Study report offers an update to these original findings.
59. A balanced employment land portfolio is required in order to stimulate local company growth, accommodate inward investment and allow for indigenous business growth and development. The study begins by outlining how the economy of the Borough performed well for the period 2003-2013, with Gross Value Added (GVA) per head for Cheshire considered to be above the national average. The prevalence of chemical manufacturing, oil refining and motor manufacturing industries is also noted as being above the national average.
60. The study suggests there is a headline supply of 432.15ha of employment land within Cheshire West and Chester, covering a range of site sizes and types. A noted 116.44ha of land is allocated as being insecure/ potentially lost, resulting in a realistic land supply of 315.70ha as at 1st April 2013.This information is updated annually through the Council’s Annual Monitoring Reports.
61. A qualitative assessment found that the most attractive sites are located along strong transport links adjacent to the motorway network. The Borough is thought to present a good range of sites which can cater to various market segments; however supply is more limited for warehousing/ distribution units, research and technology, specialised freight terminals and high quality business park sites.
62. An assessment of the demand for employment land during the Local Plan period to 2030 was also undertaken. This included an analysis of historic take up rates, the results of which highlighted how it was typical for employment land within the Borough to be developed over relatively long time scales. Based on the median historic take up rate of 17ha/pa, the study calculated that the Borough needs in the range of 290ha- 370ha of employment land in the period to 2030.This requirement was carried forward to the Local Plan (Part One) strategic development requirement of at least 365ha employment land 2010-2030.
63. Ellesmere Port offers a significant supply of employment land which meets a range of property segments including both general industrial and specialised sectors. The Stanlow area is noted as being an important location for the petro-chemical industry, and as having a considerable employment land resource which should be further explored. It is thought to be particularly attractive due to its proximity to the strategic highway network and the availability of surplus brownfield land.
2.3.3. Stanlow Special Policy Area Planning History
64. The Stanlow SPA falls into three broad areas; New Bridge Road; Stanlow and Thornton Science Park. As there are numerous planning applications within each area, only more significant applications (such as new built development rather than materials storage) have been reviewed and are included in Appendix D of this Study.
65. Within the New Bridge Road area there has been significant and regular industrial development and development of storage, transport depot and distribution sites. The industrial uses developed have included resin manufacturing and biodiesel processing.
66. The Stanlow area has been subject to numerous operational consents, mostly related to storage of hazardous substances, process and pipeline work. Two relevant applications include the below at the Shell Lubricants Centre, also known as the ‘Blending Site’.
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Site: App Ref: Date Date Decision: Proposal: Registered: Determined:
Shell Lubricants 14/04259/DEM 06 Oct 2014 03 Nov 2014 Prior Approval Demolition of steel and Centre not required concrete framed industrial Oil Sites Road buildings comprising the Shell Ellesmere Port Bulk Blending Unit, ancillary buildings, tanks, vessels, pipework and plant.
Shell Lubricants 15/01972/LDC 13 May 2015 13 Jul 2015 Approved Demolition of buildings, Centre retaining office, drainage Oil Sites Road interceptor and stores Ellesmere Port including new cladding to electric switch and computer rooms
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2.4 Physical Site Constraints
67. Site Pollution – There are a number of polluted sites in the area owing to the legacy of heavy industrial land use and the storage and processing of petrochemicals. This potentially restricts land use potential should a site require significant remediation for a new land use.
68. Pipeline Infrastructure – The presence of site infrastructure such as pipelines and underground services may also inhibit development potential,
69. Hazard Zones – the Stanlow SPA is the location of a significant number of Health and Safety Executive (HSE) Hazard Zones, which dictate blast zones for hazardous storage and processing uses. These blast zones relate to strict land use planning guidance (PADHI) restricting surrounding land uses for sensitive and potentially hazardous land uses. Such land uses are therefore remote from sensitive uses such as residential or office development and are unlikely to be able to accommodate the development of such use.
70. Site Access – The Stanlow SPA is mostly developed with operational fuel processing, refinery and storage. This specialised land use is especially intensive and for security purposes the main east/west route through the site (Oil Sites Road) is blocked to through traffic. There is no main route from north to south through the site, restricted not least by the presence of the Manchester Ship Canal and the River Mersey. The main access points to the Stanlow area are to the West defined by New Bridge Road and the M53, and Pool Lane towards Ince in the East.
71. Ecological Assets - There are a number of ecological assets and habitats in the area including Great Crested Newts and bird nesting areas particularly around Shellway Road and the River Gowy, where there are areas of standing water that provide habitat opportunities. It is located adjacent to the Mersey Estuary Ramsar/SPA in addition to a number of local wildlife sites.
72. Flood Risk – The Rover Gowy and Thornton Brook run through the Stanlow SPA, the River Gowy being subject to fluvial flood risk, although flood defences protect the majority of the Stanlow SPA. The River Gowy leads to the Manchester Ship Canal and as such protects Stanlow from tidal flooding from the River Mersey to the north.
73. Heritage Assets – There are a number of heritage assets in and adjacent to the SPA. The National Waterways Museum, on South Pier Road is located at the junction of the Shropshire Union Canal and Manchester Ship Canal. This basin is designated as an area of Archaeological Potential and contains a number of listed buildings. The M53 Shropshire Union Canal Corridor running south from this location lies adjacent to the western boundary of the SPA. Within the rest of the SPA there is one Grade II Listed Building and there are two Locally Listed buildings within the Thornton Science Park. Adjacent to the SPA at Ince to the east and Thornton le-Moors there are conservation areas and a number of listed buildings.
2.5 Property Market Review
74. Beyond the operational boundaries of the Stanlow Oil Refinery (as defined in Figure 3.6), the area within the special policy area has traditionally been characterised by heavy industrial uses. Today, a number of development sites are available or surplus to requirements and this Market Review seeks to understand their market attractiveness for employment uses. This is clearly a more attractive industrial than office location and therefore this Review will focus on the market potential for industrial and warehousing uses.
2.5.1 Market Overview and Drivers 75. Economic conditions are continuing to improve resulting in rising employment and growing business confidence leading to an increased demand for both industrial and warehousing space. Cushman and Wakefield research indicates that the growth in demand has led to more speculative development, creating a period of adjustment as occupiers shift towards a ‘flight to quality’ in terms of both premises and location.
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76. The result has been an overall decrease in total industrial take up over 2015, down 5.3 million sq ft nationally from 2014 to 29.7 million sq ft. Yet the proportion of grade A1 take up in 2015 accounted for 47% of the total - the highest on record. The step up in speculative development has meant that availability of grade A space has increased for the last five consecutive quarters, and stood at 14.9 million sq ft in Q4 2015. There is currently 10.3 million sq ft of speculative development under construction, with a further 3.1 million sq ft proposed.
77. However, it is important to note that this development has been almost exclusively limited to the highly accessible M1/M6/M25 motorway corridors, such as Omega in Warrington, although several schemes have now been planned outside of the motorway corridors, but in other higher accessible locations, as development begins to spread.
78. The UK industrial market is currently the most expensive in Europe. As there continues to be a lack of available land in the main centres tenant competition over the new grade A space is especially high, meaning that rents are projected to rise by 1.8% on average nationally by 2020. The largest growth is anticipated in the Midlands due to its central location.
79. In the North West the largest deal of 2015 was B&M taking a 463,000 sq ft grade B building in Middlewich. The lack of high quality industrial and logistics floorspace, coupled with impending opening of the Liverpool 2 port has led to some speculative development throughout the region – primarily along the west end of the M62 with schemes in Speke, Ashton-in-Makerfield and Warrington now under construction. However development has also increased in other accessible locations throughout the wider area.
80. Regardless of economic trends, the demand for industrial and warehousing space continues to be driven by a series of multiple generic and business specific factor. The primary generic drivers for almost all occupiers are as follows:
. Location - there is a need to be in the broad location that best suits business requirements, in terms of access to customers (internal and external), supply chain and employees. In a higher value added economy, evidenced through the emergence of advanced manufacturing for example, access to higher skills is an increasingly important driver but workers anticipate greater travel to work distances as a consequence of higher pay levels. However, businesses requiring a low skill base will locate where there is a plentiful supply of cheap labour. Therefore, choice of location will be driven by accessibility which, depending on the nature of the business, could be either excellent strategic highways connections or high level public transport access, or a combination of the two.
The Stanlow Special Policy Area is situated at the western end of the M56 corridor and has the potential to appeal to all of these drivers, benefiting from good strategic accessibility by road, rail, air and water together with a large potential labour force from the surrounding residential settlements - over 560,000 people within a 30 minute drive time.
. Availability of space - ultimately most occupiers are opportunistic and will go where the right space is available at the right time and at an acceptable cost. Unless operational requirements necessitate very specific build specifications, most occupiers will opt for existing build space, before considering the additional risk, cost and time constraints associated with acquiring sites and building premises. An occupier’s first choice is often within their existing location and then places nearby or with similar attributes which satisfy staff need. Decisions tend to be short term e.g. responding to a new contract,
1 ‘Grade A’ space does not have an industry standard definition but represents the highest quality and specification new and refurbished space in the market at any given time.
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and as such there is a need for a supply of ‘oven ready’ sites and premises of a variety of types and locations to enable areas to serve the needs of both existing and incoming businesses.
There are a choice of sites currently available and others which could come forward within the Stanlow Special Policy Area, coupled with a strong existing business base. The challenge is likely to be the deliverability of floorspace ready for occupation due to viability or the risk of developing speculatively.
. Financial incentives and public sector intervention - in the past, occupiers have been driven to particular locations by the public sector, both through the planning system and, more frequently, through the availability of grants and incentives. However, public sector spending cuts has meant that this is now less of a significant driver, as the public sector’s role will be more of an enabler, in particular through the planning system.
Many of the sites around Stanlow have already benefitted from significant public sector investment. For example, £6 million of Regional Growth Fund to provide infrastructure supporting mechanisms required to bring employment land to a ‘business ready’ condition to enable new investment and development, business creation and expansions around New Bridge Road in 2013.
Further, Thornton Science Park and a number of sites in Ellesmere Port have been awarded Enterprise Zone status as part of the Cheshire Science Corridor. From the 1st April 2016, the Enterprise Zone sites will offer an attractive mix of Business Rate Discounts (BRDs) and Enhanced Capital Allowances (ECAs) to new occupants. A supporting planning process and superfast broadband further enhance the competitive package of incentives on offer. For land owners and landlords, Enterprise Zone status represents a terrific competitive advantage to attract investment above normal market conditions. Enterprise Zone status sites in the Ellesmere Port area are illustrated in Figure 2.1 below.
Figure 2.1 - Excerpt from Cheshire Science Corridor – Ellesmere Port Sites
In addition, the Council is currently drafting for consultation a Local Development Order (LDO) covering Thornton Science Park which would further support development by providing confidence to the market around planning.
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. Build standards and environmental importance - going forward, occupiers are placing increasing importance upon build standards and environmental performance as companies seek to reduce running costs and meet corporate and social responsibilities.
The Stanlow area already has a specialism in the energy sector which is likely to grow in the future. However, high build specifications can impact upon the viability of development in some locations.
2.5.2 Characteristics of Supply 81. In market terms, and based on existing uses, the Stanlow Special Policy Area can be broken down into three distinct market segments: o Essar Operational Oil Refinery (Stanlow) o Ellesmere Port Sites (New Bridge Road) o Thornton Science Park
2.5.3 Essar Operational Oil Refinery 82. Despite significant areas of underutilised space, the opportunities for new development within this area are constrained by the secure operations of Essar and are unlikely to come forward to the market in the short to medium term. Essar are keen to retain an element of expansion space within their portfolio in order to provide flexibility and safeguard against any future requirements for growth. However, there are a small number of sites within the periphery of Essar’s operational area (such as the Blending Site) which may be considered for use by other businesses within the energy, oil or gas sector where they will be working collaboratively or in direct supply of Essar.
2.5.4 Ellesmere Port Sites 83. Situated to the west of the oil refinery and adjacent to the M53, significant progress has been made in this traditional industrial area to support development through remediation and the provision of supporting road and utility infrastructure. As a result, there are a number of brownfield sites that are now ‘oven ready’ for development. Some of these sites are able to offer Business Rate Discounts or Enhanced Capital Allowances through their Cheshire Science Corridor Enterprise Zone Status.
84. This area is predominantly industrial in nature and will continue to be most attractive to this property market sector. Whilst there is some office provision within this area, in particular around Stanney Mill Lane, most office occupiers will target established city and town centre locations that are more accessible to staff and provide supporting amenities in a more attractive environmental setting. Further, office rental levels in this area are likely to be insufficient to cover the cost of build without the security of a significant pre-let. As such, the best market prospects for this area will be industrial in nature.
85. The industrial sites and premises available and marketed within the Ellesmere Port elements of the Stanlow Special Policy Area are identified in the table below. Together, the sites have the capacity to deliver 18.86 hectares (45.12 acres) of employment development which could have an estimated capacity of in the order of 600,000 sq ft (56,000 sq m) of floorspace. However, just 143,629 sq ft (13,343 sq m) equating to 24% of this estimated capacity is currently built and immediately available for occupation. Seven of the available sites benefit from the Business Rate Discount and Enhanced Capital Allowances offered as part of the Cheshire Science Corridor Enterprise Zone status.
Table 2.1 Industrial Availability Stanlow Special Policy Area of Ellesmere Port (March 2016) Site Name Site Size Description Enterprise Zone Sites Cloister Way 1.21 ha Cleared vacant land allocated for employment uses. (Andrews) Planning permission for 40,000 sq ft but this is close to expiry. Proposal is for development on a speculative basis.
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Site Name Site Size Description Up to 100% Business Rate Discount available to eligible occupiers
Cloister Way 0.93 ha Allocated employment site but does not currently have planning (CWAC) permission for development. Up to 100% Business Rate Discount available to eligible occupiers Helix Business Park, 2.6 ha Allocated employment site, currently vacant. Newbridge Road Planning application due for submission in March 2016 for (Former DSM Land) Phase 1 - 49,000 sq ft of industrial development suitable for flexible division of between 7,000 and 20,000 sq ft. Up to 100% Business Rate Discount available to eligible occupiers Dutton Green 0.6 ha Currently vacant land allocated for employment use. Planning application currently being drawn up for submission. Up to 100% Business Rate Discount available to eligible occupiers Land at Stanney Mill 0.5 ha Allocated for employment use Road Currently vacant land with no planning permission Up to 100% Business Rate Discount available to eligible occupiers South Road (Former 6.15 ha Brownfield land with an employment allocation and secured Simms Recycling) planning permission. The site and premises are ready for commercial occupancy immediately. Enhanced Capital Allowances available to occupiers New Port Business 6.47 ha Allocated employment site Park Currently vacant land with no planning permission Enhanced Capital Allowances available to occupiers Enterprise Zone 18.46 ha Total Other Sites Units 20-24 Block E, 421 sq m (4,533 sq ft) Existing steel frame industrial/warehouse unit, available to rent Oil Sites Road, for £4.50 per sq ft per annum Waters Business Park, CH65 4FF Menzies Distribution, 233 sq m (2,503 sq ft) Steel frame industrial warehouse unit marketed for rent (price Stanney Mill Road, withheld) CH2 4HX New Bridge Court, 4,047 sq m (43,560 sq Undeveloped commercial development site for sale measuring New Bridge Road, ft) approximately 1 acre. Sale price is £50,000 (£1.15 per sq ft) CH65 4LX Other Total 0.4 ha (1 acre) 50,596 sq ft (4,701 sq m) Special Policy Area 18.86 ha (45.12 acres) of Ellesmere Port Total Source: Cushman & Wakefield, CoStar
86. Whilst not formally marketed, there are three further sites identified within the 2013 Employment Land Study Update that remain undeveloped – Rushtons site on New Bridge Road (0.88 Ha); the former Cabot Carbon site (19 Ha) on South Road/New Bridge Road which has been cleared and remediated; and part of the Cloister Way Burmah Site (c.5Ha).The Rushtons site is understood to be constrained by contaminated ground conditions.
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87. In addition to the predominantly industrial/warehouse and development site availability in the area there are two premises available offering predominantly office accommodation. These units are located on the outskirts of the Special Policy Area off Stanney Mill Road, adjacent to junction 10 of the M53:
. Units 1 – 10, Venture Point, Stanney Mill Lane, CH2 4RG – Capacity 2,132 sq ft (198 sq m). Office/workshop accommodation arranged over 2 floors. Part of the ground floor of the unit is available to let at £6.50 per sq ft per annum
. Units 1 – 4, The Oaks, Stanney Mill Lane, CH2 4HY – Capacity 9,170 sq ft (852 sq m). Office/workshop accommodation arranged over 2 floors. Space is available to let on the ground floor and first floor at £8.50 per sq ft per annum
2.5.5 Thornton Science Park 88. Thornton Science Park is a secure site with entry only via employee pass or visitor pass via entry gatehouse and scheduled appointment. It is situated immediately east of the Stanlow Oil Refinery but historically included within the Special Policy Area.
89. Formerly Shell’s Research and Development Centre which was gifted to the University of Chester in 2013, Thornton Science Park totals 26.7 hectares (66 acres) and is now home to the University of Chester’s Faculty of Science and Engineering – the first faculty of engineering to be established in the UK for over 25 years. The site is anticipated to accommodate over 1,000 students, as well as over 3,000 workers by 2017 according to the Science Park’s management, through private sector growth in the area attracted by the close links to the University and the advantages of a secure site. There is a specialist focus on advanced manufacturing, automotive, engineering and environmental sectors.
90. Altogether the site comprises approximately 1.4 million sq ft (130,000 sq m) of accommodation across 48 buildings including laboratory, testing facilities, offices and light industrial units. In the order of 42,743 sq ft (3,971 sq m) of good quality refurbished and second-hand office space is currently available and marketed.
91. 9.31 hectares (23 acres) of Thornton Science Park are included within the Cheshire Science Corridor Enterprise Zone and is able to offer a mix of Business Rate Discounts and Enhanced Capital Allowances to occupiers. The Enterprise Zone at Thornton Science Park includes capacity for up to 358,470 sq ft (33,303 sq m) of development.
2.5.6 Surrounding Area 92. Whilst physically removed from the Special Policy Area by the Green Belt, Ince Park (Protos) is a significant site of scale in close proximity and as such will have an impact upon the scale and type of market demand for employment uses within the policy area. Owned by Peel Environmental the 51 hectare (126 acre) development site has outline and detailed planning consent for energy from waste facility, biomass facility and environmental technologies including resource recovery, together with sme associated B1/B2 and B8 industrial uses. Protos is working collaboratively with the University of Chester at Thornton Science Park and has the benefit of Enhanced Capital Allowances through Enterprise Zone Status. The site is actively marketed.
2.5.7 Demand Indicators 93. A number of key market indicators provide a useful indicator of the potential scale and type of demand for employment sites and premises within the Stanlow Special Policy Area;
2.5.8 Existing Occupiers and Significant Investments
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94. The Stanlow Special Policy Area is already home to a number of significant international businesses, and has been successful in attracting and retaining a number of high profile occupiers and investors. A key example is the £300 million purchase of the former Shell Refinery by Essar Energy and subsequent £50 million investment to increase productivity. The area also benefits from the research capabilities and skill development provided by the University of Chester’s Faculty of Science and Engineering at Thornton Science Park.
95. There are also a number of cutting edge technology leaders in the surrounding area including EA Technology; URENCO; Encirc; CF Fertilisers; and Innospec. Jaguar Land Rover has established a new Logistics Park for the Range Rover Evoque model and GM Vauxhall secured production of the new Astra model; Regatta invested in a new state of the art distribution centre; and West Cheshire College has delivered a new £41 million campus in the Town Centre, working closely with businesses to secure and build upon the skills base of the local labour market.
96. These occupiers provide profile and the emergence of a critical mass and cluster of businesses, particularly within the Energy, Environmental Technologies and Advanced Manufacturing sectors. These sectors are growing and are the focus of the Cheshire Science Corridor Enterprise Zone status, suggesting potential for additional property requirements going forward through expansion of existing businesses and new occupiers attracted by the benefits of an established cluster; the business incentives offered by the Enterprise Zone, and the opportunities within the wider supply chain.
2.5.9 Land Sales 97. In addition to the significant investments made in the Stanlow and wider Ellesmere Port area, there have also been a number of investment and developer land sales over recent years suggesting confidence in the local market. These include the purchase of the former Bridgewater Paper Mill by Peel and a number of smaller transactions within the New Bridge Road area of Ellesmere Port. Convana Energy and Peel Environmental have planning permission for energy focused development at Protos (Ince Park).
2.5.10 Occupier Take Up 98. Occupier take up provides a useful indicator as to the scale of demand from end users for a certain type of property use class within a defined area that can be compared and reviewed over time. However the data does not distinguish between take-up accountable to new or expanding businesses to an area, nor those relocating from elsewhere. Within the Stanlow Special Policy Area there has been an occupier take up of 865,402 sq ft (80,398 sq m) of industrial space across 51 sites in the five years to December 2015. A large proportion of this take up (56% totalling 487,863 sq ft/45,324 sq m) is accounted for by the sale of a development site at Dockyard Road at the north west boundary of the Special Policy Area.
99. There were two other large transactions of 44,000 sq ft (4,087 sq m) each leased in 2011, one being general industrial land at Cloister Way and the other at the Customer Operations Centre on Dockyard Road. The remaining take up of 289,540 sq ft (26,898 sq m) is across 48 smaller deals, from which the following stand out: . 72,413 sq ft (8% of overall) take up at Elm Court on New Bridge Road across 19 units . 41,248 sq ft (5% of overall) take up at Waters Business Park across 11 units
2.5.11 Business Enquiries 100. Business enquiries are collected and collated by Cheshire West and Chester Council. Whilst enquiry figures should always be treated with caution owing to the ‘blanket spread’ of property requirements some occupiers initiate, they provide a useful indicator of the change in type and scale of demand for employment space.
101. Over the five years between 1st September 2010 and 2015, a similar number of business enquiries were received for light industrial (332 enquiries); general industrial (318); and warehousing (312) space.
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Interestingly, a total of 276 business enquiries were received for laboratory and research uses over the same period. Given the specialist nature of such space, this compares favourably in relation to the volume of enquiries received.
2.5.12 Affordability, Viability and Incentives 102. Industrial rental levels in the area are currently in the order of £3-4 per sq ft, making Ellesmere Port and Stanlow a relatively affordable business location. However, such low rentals levels can also present issues in terms of development viability where the low revenue generated from rentals is insufficient to support the cost of new build development. Significant investment in some of the available sites in this area have helped reduce the costs of development by removing some of the significant infrastructure and/or clearance and remediation costs. This is further supported by a supporting business focused public sector and a number of business incentives on the Enterprise Zone sites.
2.5.13 Market Messages 103. Discussions with Cushman and Wakefield’s industrial agents reveals a number of market messages in relation to the area around Stanlow and Ellesmere Port: . The area primarily serves a sub-regional Wirral and West Cheshire industrial market, and together with Deeside, around 8km (5 miles) to the south east, forms the key industrial location in this area given the lack of industrial offering in Chester which is limited to trade counter uses around the Sealand and Chester West Industrial Estates. . Enterprise Zone status will raise the profile of the area and broaden the geographical appeal to a wider audience, helping to stimulate or accelerate market demand. . Improved attractiveness to the area could be achieved through the opening up of the rail line between Ellesmere Port and Helsby to more frequent services or realising market aspirations to open up the landing stages on the Manchester Ship Canal to facilitate the more frequent movement of bulky goods. However, issues include the Mersey Docks and Harbour Board/Peel pre-emption rights over volumes of land at the waterfront.
2.5.14 The Market Potential 104. This market overview has demonstrated that the Stanlow Special Policy Area already has some of the main ingredients to attract industrial market investment and support employment growth: . Improving economic conditions and a shortage of industrial space . Good strategic accessibility by road, rail, air and water together with a large potential labour force from the surrounding residential settlements . Enterprise Zone Status offering mix of business incentives, raised profile and streamlined planning . A growing cluster of high profile specialist businesses - chemicals, engineering space, logistics, research facilities and energy uses . Three distinct market areas with their own market appeal – Thornton Science Park; Essar Operational Oil Refinery; and Ellesmere Port sites . Choice of significant ‘oven ready’ sites available for development and some existing space . Supportive and business focused public sector . Affordable business location . Business and skill linkages with University of Chester
105. However, a number of potential challenges remain: . Physical constraints – including potential ground conditions given historical use, HSE COMAH Zones, and natural habitats including Great Crested Newts impact upon the viable delivery of a number of the sites . Local accessibility – Whilst proximity to the M53 and M56 together with the rail line suggests a strategic employment location in accessibility terms, more local accessibility to some of the sites is convoluted. For example, the bridge over the canal at Newbridge Road forms a restriction to
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HGVs whilst the narrow bridge at Pool Lane forms a bottleneck for large vehicles accessing the Oil Refinery. Without the delivery of the A5117 Link Road extension, a number of sites in the Ellesmere Port area of the SPA remain largely unaccessible and unlikely to be deliverable for employment uses in the short term. Further, there is a recognition that the public transport options within the area are currently limited in terms of both routes and frequency which may be constraining employers to attract staff. . Limited market profile - Market profile as a business location is currently limited beyond the regional scale and there is a relative lack of awareness of the development opportunities available. Enterprise Zone status will go some way to raising the profile of the area at the national and international scale. . Relatively low rental levels - may present a challenge to development viability, particularly on sites with high remediation or infrastructure costs as returns may not cover the costs of development.
2.6 Economics and Development
106. This chapter reviews the economic development policies that could impact upon land in the Stanlow Special Policy Area. It provides an overview of demand for sites in terms of business sectors, and employment levels, and summarises some of the potential funding opportunities to support economic growth in the area.
107. The chapter is structured as follows: Economy context - an overview of the wider economy; Employment – summary of employment levels and the focus for new jobs; Key business sectors – including sector strengths and key growth sectors; Business development sites –summary of demand for sites and the attractiveness of the area as a business location; Summary including SWOT analysis; and Funding sources related to supporting economic growth.
2.6.1 Economic Context
108. The Cheshire and Warrington Strategic and Economic Plan (SEP)2 indicates that the area is economically significant being the strongest performing economy in North England with an annual GVA of over £20bn. It is well connected with good linkages to Manchester and Liverpool and strong economic links to North Staffordshire and the ‘Potteries’, and across the border to North Wales. Given its spatial location, it is key to the successful delivery of significant economic and regeneration interventions including the Atlantic Gateway and HS2. However, low levels of productivity remain evident in some parts of the economy. Constraints on development sites, and the costly legacy of brownfield land and industry, also present challenges for the area.
109. The SEP sets out objectives for growth and transformation in the Cheshire and Warrington economy over a ten year period. Objectives include the accelerated delivery of 12,473 additional jobs in 2015/16- 17/18 and from 2018 onwards, the LEP is committed to delivering a further 60,070 jobs. There are also targets for additional floorspace of 230,294sq m in 2015/16-17/18 and 972,923sq m from 2018 onwards. Developing land within the Stanlow Special Policy Area for employment use would help to achieve this target.
110. ‘Altogether Better for Business’3, the Economic Growth Strategy for West Cheshire suggests that West Cheshire has under-performed relative to larger city regions in securing investment in recent years and this represents an area of opportunity since the location has many of the aspects sought by investors and has a track record of success in securing investment.
2 Cheshire and Warrington Matters (Local Enterprise Partnership) 3 Altogether Better for Business: An Economic Growth Strategy for West Cheshire (2013-2018)
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111. The Ellesmere Port Strategic Regeneration Framework (SRF) sets out the vision and framework to secure a positive long lasting social, economic and environmental regeneration in Ellesmere Port by the stimulation, direction and support for development activity. The key themes of the SRF are: Transforming Perceptions; Transforming the heart of Ellesmere Port; Rediscovering the Waterfront; Delivering Quality Housing; Delivering Employment Growth; Supporting Businesses and Developing Skills; and Connecting Places.
Enterprise Zone 112. The Government awarded Enterprise Zone status to Cheshire’s Science Corridor in 2015. It comprises an international corridor of science and innovation connected into a wider strategy for science linked to the Liverpool and Manchester City Regions. The science corridor will boost growth of Thornton Science Park and a number of sites in Ellesmere Port located within the Stanlow Special Policy Area. The Enterprise Zone status will allow new investors to benefit from either business rate relief or enhanced capital allowances in Ellesmere Port and at Thornton Science Park. While only a small part of the Stanlow Special Policy Area falls within the Enterprise Zone boundary, it will be important for links to be made between the two, for example with the Protos site which is in close proximity. This would support the ambition for innovation to be sited and retained in the Ellesmere Port area.
Atlantic Gateway
113. Ellesmere Port also sits at the heart of a linear industrial, science, innovation and technology corridor known as the Atlantic Gateway. It stretches from Deeside to General Motors Ellesmere Port, through Stanlow, Thornton, SciTech Daresbury and Manchester Airport. It encompasses a diverse range of high value sectors ranging from aerospace and defence, automotive, petrochemicals and energy, applied R&D. It also offers significant potential to increase advanced manufacturing, low carbon economy, innovation, higher level apprenticeships and skills, and growth in sustainable high value jobs. It would also act as inward investment zone. By 2030, there is the potential for some 250,000 new jobs to be created in the Atlantic Gateway area generating £14 billion of new investment.
2.6.2 Employment
114. The Cheshire and Warrington Strategic and Economic Plan (SEP) indicates that the area is home to around 430,000 work based employees and a number of major employers including Bentley Motors, Tata, Vauxhall and Barclays. Altogether Better for Business, suggests that since 2008, the economy has become more fragile with an increase in unemployment whilst business start-up rates have not matched those generated elsewhere. Overall, the growth of the West Cheshire economy has not kept pace with economic growth elsewhere.
115. The proportion of the population that are of working age (63.6%) in the Cheshire and Warrington area is lower than the average nationally (64.7% in England). It is however home to a highly skilled labour market with around 35% of the working age population qualified to Level 4 (Certificate of Higher Education, similar to a BTEC Professional Diploma) or above and 43% working in highly skilled occupations. However, there has been some loss of advanced energy skills following the departure of specialist companies from the area. A key objective in the SEP focuses on attracting and retaining talent by providing employment opportunities that will encourage skilled and economically active people in Cheshire and Warrington. The SEP indicates that the key focus for new jobs in the area is in manufacturing and exports which provides a good fit for the types of uses that the Stanlow Special Policy Area is likely to be suited to.
116. Stanlow Oil Refinery itself is significantly important in terms of direct local employment but also employment opportunities in the associated supply chain. Consultations with Cheshire West and Chester Council suggest that Essar are particularly keen for businesses that can support their supply chain to be located within the Stanlow Special Policy Area. These uses would consist of businesses that support and subcontract to the refinery process or utilise ‘upstream’ or ‘downstream’ refinery product for their own works. By using or contributing to refinery product such uses add to the value and efficiency of the refinery area as a whole, as well as potentially adding value and income to the refinery process.
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2.6.3 Key Sectors
117. The Stanlow Special Policy Area is mainly occupied by the Essar Oil Refinery. However, a number of other companies are located within the area including petrochemical, light industrial and manufacturing businesses.
118. The wider area has a diverse economic base but has particular sector strengths in manufacturing and the service sector4. Chemicals manufacturing alone is an important source of employment especially when compared to the average employment levels for the sector across England. This has also been true for oil-refining, motor manufacture and paper manufacturing due to the employment concentrations such as that created by the Stanlow Oil Refinery. Outside of these sectors the economy has developed strengths in professional service activities, particularly financial services.
119. Going forward, the Cheshire and Warrington Strategic and Economic Plan (SEP) outlines the following sectors as being key for economic growth in the sub-region, although not necessarily all represented in the Stanlow boundary: Advanced Engineering; Life Sciences and Chemicals; Energy and Environment; Nuclear; Financial and Professional Services; and Manufacturing.
120. The Cheshire and Warrington Enterprise Partnership Business Plan5 highlights energy in particular as a strategic priority for Cheshire and Warrington building on the area’s existing energy based industries including Stanlow Oil Refinery. The energy-related sector forms a strategically important part of the Cheshire and Warrington economy comprising around 900 companies, 19,000 jobs and £2.8 billion of sales per annum with a number of unique energy-related assets. The energy-related sector primarily relates to hydrocarbon-based (oil) processing, storage and distribution, energy from waste, and new energy such as wind turbines and storage associated with such uses. It offers significant growth potential with opportunities for Cheshire and Warrington to exploit synergies with emerging energy cluster development activity in neighbouring LEP areas.
121. The SEP also includes an objective for the area to be ‘specialised and differentiated sectorally, and delivering manufacturing renaissance’. This involves exploiting key science and technology strengths and driving forward manufacturing growth to move away from a reliance on a small number of industries. The science and technology sectors have seen a boost in Ellesmere Port through the development of the Enterprise Zone. The Stanlow Special Policy area can support the growth in manufacturing but also offers some potential to support the science and technology sectors due to its close proximity to the Enterprise Zone and facilities at the University of Chester Thornton Science Park located to the east of the site.
2.6.4 Business Development Sites
Policy
122. The reduced demand for land by Stanlow Oil Refinery has led to the availability of areas of land within the Stanlow Special Policy Area with good access to transport links making it an attractive prospect for businesses looking to locate there. ‘Altogether Better for Business’ indicates that immediate access to infrastructure is an important aspect of attracting business, but they also need to have the confidence that infrastructure is not only available for operation in the immediate term but will be continuously be maintained and upgraded. If the area is seen to be supportive of business, it will be able to attract further
4 Cheshire West and Chester Local Economic Assessment, 2011 5 The Cheshire and Warrington Enterprise Partnership Business Plan 2014/15 – 2015/16
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investment. The strategy suggests that West Cheshire will need to identify those areas where business infrastructure is being upgraded – particularly those areas where businesses can gain expansion space.
123. The strategy also suggests that work will be undertaken to accelerate growth on major sites for development and to identify the opportunities to support development of the next tier of employment sites and premises, alongside progression of the local plan. This work will be supported by the creation of new financial mechanisms to help unlock growth, including the potential to reinvest some of the proceeds from public sector reform into infrastructure and the development of an infrastructure package to attract investment.
Consultation
124. Consultation with Cheshire West and Chester Council indicates that enquiries for business space that could be accommodated within the Stanlow Special Policy Area typically require larger land takes, for example, energy and waste companies. They do however, have to turn some enquiries away due to land availability and business type such as ‘noisy neighbour’ type uses which are difficult to fulfil.
125. There are some negative perceptions still associated with sites within the Stanlow Special Policy Area such as previous uses which prevent businesses from wanting to locate there. However, a number of well-known names have recently chosen the area for their logistics operations due to the relatively low cost of the land, secure nature of the land, and the accessibility of the area via the motorway and shipping canal meaning that they can export product in bulk. This suggests that demand exists for the land and highlights the importance of continuing to promote the area as a business location.
126. The private ownership by Essar of the majority of the land within the Stanlow Special Policy Area does present some challenges. Due to new technologies, Essar can now produce around four times the amount of product using a third of the land they used to use. However, the financial gains from selling the land would be limited meaning that there is some benefit to Essar in keeping hold of the land for potential future development and avoiding any potential risks. It has been suggested that making land available to companies that they can buy from and sell to and support oil refinery use would be preferable.
2.6.5 Summary
127. The above review of economic development policy and consultations with Cheshire West and Chester Council indicate that demand does exist for sites within the Stanlow Special Policy Area and the land type fits well with the key sectors for growth and new jobs such as manufacturing and exports. It is evident that there is a need to continue to promote the area as a potential business location and overcome any negative perceptions by building on its advantages such as the size of its sites and value for money. It will also be important to maximise the links with Thornton Science Park, the Enterprise Zone and the Atlantic Gateway to capture and build on the opportunities arising from these initiatives. Key to all of this however, is the need for Cheshire West and Chester Council and Essar (together with other relevant partners and landowners) to continue to work closely together to ensure that demand for sites is communicated and land made available for development.
128. The following SWOT analysis identifies the strengths, weaknesses, opportunities and threats associated with the Stanlow Special Policy Area
SWOT Analysis
Strengths Weaknesses Strong performing economy Constraints on development sites – costly Availability of brownfield land for development legacy of brownfield land and industry Accessibility and strong transport links Privately owned land Inexpensive land The growth of the West Cheshire economy Highly skilled labour market has not kept pace with economic growth Secure nature of land nationally Limited market profile of available sites beyond sub-regional area Opportunities Threats Links with Chester University at Thornton Negative perception of sites within the Special
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Science Park Policy Area Sites with Enterprise Zone status able to offer Lack of employment opportunities and financial incentives and raise awareness of inability to retain specialist skills opportunities Lower than average working age population Links to Atlantic Gateway Fluctuations in oil prices Growth in manufacturing sector Essar not being willing to release sites for Demand for sites development Awarded Assisted Area status reducing limits Multinational company investment decisions on funding elsewhere Potential to explore other methods of Development viability sourcing oil and gas Funding availability.
2.6.7 Funding Sources
129. Funding support will be crucial in supporting the development of the Stanlow Special Policy Area and maximising its economic potential. The SEP indicates that Cheshire and Warrington can already demonstrate significant levels of ongoing investment from both the private and public sectors in support of economic growth. In addition, the LEP are working with partners to identify and maximise the opportunities presented by existing national and European funding streams such as the Local Infrastructure Fund, Regional Growth Fund, Growing Places Fund and Local Authority prudential borrowing. Ellesmere Port was granted assisted area status in July 2014 improving funding opportunities for businesses.
130. A challenge does remain around unlocking key growth sites and given the competition and relative scarcity of finance there is a need to demonstrate that schemes respond to real and evidenced demand. The following sources offer potential funding opportunities for the Stanlow Special Policy Area:
Enterprise Zone
131. The Cheshire Science Corridor Enterprise Zone focuses on the development of science and innovation. The University of Chester and public and private sector partners are investing in the development of a centre of excellence in Advanced Energy Systems to capitalise on its unique legacy assets. The Enterprise Zone status will allow new investors to benefit from either business rate relief or enhanced capital allowances on identified sites in Ellesmere Port and at the Thornton Science Park. A key activity is to raise the profile of the opportunities available within the Enterprise Zone to a national and international audience in order to accelerate economic and business growth. The ability for the LEP to retain any new business rates generated within the Enterprise Zone sites presents some potential for reinvestment, which could include financial tools to support the delivery of new employment floorspace for companies with high growth potential.
Local Growth Fund
132. The Local Growth Fund is the main route for securing allocations from the Department for Transport and from the Department for Education for the FE Capital Fund. It offers an opportunity to accelerate the delivery of “Foundation Investments”. Key intervention priorities in Cheshire and Warrington include Cheshire Science Corridor and the Atlantic Gateway in Cheshire. Cheshire and Warrington LEP received a Local Growth Fund allocation of £124.8m to deliver significant numbers of jobs, homes and additional commercial floorspace.
Regional Growth Fund
133. The Regional Growth Fund is delivered by the Department for Business Innovation and Skills and supports eligible projects and programmes that raise private sector investment to create economic growth and lasting employment. It offers grants and/or loans to businesses looking for funding of less than £1 million.
Growing Places Fund
134. The Cheshire and Warrington Local Enterprise Partnership has been allocated £12m as part of the Government’s Growing Places Fund. The fund aims to generate short term economic activity by addressing immediate infrastructure and site constraints; allow LEP’s to prioritise their own infrastructure
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needs; and establish revolving funds that can be reinvested to enable further development and leverage private sector investment.
European Structural and Investment Funds
135. Cheshire and Warrington will be able to draw down £123.7m from the 2014-2020 European Structural and Investment Funds (ESIF) which includes the European Regional Development Fund, European Social Fund and the European Agricultural Fund for Rural Development. The funds aim to facilitate smart growth, sustainable growth and inclusive growth.
136. Cheshire and Warrington LEP have produced an ESIF Strategy to provide strategic direction on investment priorities with the following key priorities: Strengthening Research, Technological Development and Innovation Helping Businesses to Benefit From ICT and High Speed Broadband Enhancing the Competitiveness of Small and Medium Enterprises Supporting the Shift towards a Low Carbon Economy in All Sectors Promoting Employment and Supporting Labour Mobility Promoting Social Inclusion and Combating Poverty Investing in Education, Skills and Lifelong Learning Investing in the Rural Economy
European Regional Development Fund Operational Programme 2014-2020
137. The ERDF Operational Programme outlines a number of priorities for investment which are relevant to the Stanlow Special Policy Area:
• Priority 1 - Promoting research and innovation – Projects that would be considered for funding under this priority include those that help to increase investment in research and innovation by SMEs and increase the number of small and medium sized enterprises engaged in knowledge exchange, collaborative and contract research and innovation with research institutions, public institutions or large enterprises in order to help them bring new products and processes to market. • Priority 2 - Enhancing the competitiveness of SME projects that increase entrepreneurship, particularly in areas with low levels of enterprise activity and amongst under-represented groups and increase the growth capacity of small and medium sized enterprises would be considered under this priority. • Priority 4 - Promoting the Low Carbon Economy in all Sectors – This priority includes the promotion of the production and distribution of energy from renewable sources. Projects that promote energy efficiency and the use of renewable energy in enterprises would also be considered for funding. In addition, this priority looks to support research and innovation in, and adoption of, low carbon technologies.
Devolution Deal
138. In September 2015, the Cheshire and Warrington LEP submitted a Growth Deal bid ‘Gateway to the Northern Powerhouse’.
139. A priority theme included in the bid is to provide some of the best new business locations and sites in the UK to enable business growth and investment. In order to achieve this, the LEP aim to establish a Housing and Employment Investment Fund to provide enabling capital finance for site development, stimulate development and accelerate housing and jobs growth on strategic sites through a recycling and revolving fund. In addition there is a commitment by the LEP to develop a sub-regional spatial planning approach to guide future land use and strategic site designations.
Developer Contributions
140. Developer contributions such as Community Infrastructure Levy and Section 106 agreements can play a significant role in delivering significant infrastructure. Section 106 agreements are especially well suited
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to addressing the individual impact of individual developments. CIL is suited to funding the delivery of strategic improvements and community infrastructure which supports the delivery of the Local Plan and are not used to remedy existing deficiencies. It is considered that these contributions could deliver infrastructure outright or provide a funding match to other streams.
141. Although CIL receipts could be spent in Stanlow, if they were used to fund projects identified on the Regulation 123 list, it is understood that no community infrastructure projects have been identified within the Stanlow SPA at present.
2.7 Transport Planning and Highways
142. Whilst the wider area of Ellesmere Port and environs is well served by water, road, rail, and air transport, directly within and adjacent to the Stanlow area the key transport links are: M56 and M53 motorways; Manchester Ship Canal; and Ellesmere Port to Warrington Railway Line.
2.7.1 Stanlow and Thornton Station
143. Stanlow and Thornton Railway Station is located within the Stanlow Special Policy Area and the adjacent stations are Ince and Elton to the east and Ellesmere Port to the west. The station is theoretically accessible to the public, but there is no vehicular parking or access as the station is located on Oil Sites Road, which is privately owned by Essar and there is no through route for public use. Access to Oil Sites Road is only for specific refinery uses. The rail service is run by Arriva Rail North but there are only four trains that call at the station every weekday.
144. A review of the existing station parking stock, highlighting any particular issues concerning capacity, demand, car park quality, operation and land ownership indicates that: . There is no car parking at site, poor provision for disabled users, no access ramps and a steep footbridge. There are no vehicle entrances or access points, the station sitting within the Oil Sites Road restricted area. . Access to platforms for pedestrians is achieved from the north from the Essar oil refinery site through the utilisation of a footbridge. . In terms of security the platform lighting is good and there is 1 CCTV camera but it does face away from the platform. . There is no signage, staffing or toilet facility. . Service provision to this station is limited and whilst it is assumed that it probably serves those employed at the Essar site. . There is a former car park to the north which is no longer operational and is now fenced off. . The footbridge leading to the south of the station is also closed and scaffolding has been erected. Forecasting and users surveys do not take account of potential growth in rail passenger traffic at this location. Considering the new educational use at Thornton Science Park does not appear to have been factored in as part of the growth potential of the site. If the station was already serving a wide catchment area and this role was expected to increase, this would ensure that measures to promote pedestrian links, cycling or bus services to the station were unlikely to be a wholly effective solution.
2.7.2 New Bridge Road/ A5117 Link
145. A review of the feasibility and options for introducing a new highway link between the existing alignment of New Bridge Road and the A5117 on land at the western extremity of the Stanlow Refinery highlights how any potential route is subject to a number of specific constraints. A significant number of oil and gas storage facilities are present, thereby restricting the site within HSE guidelines and Development Proximity Zone (DPZ) guidelines. Each option concerning the alignment of the highway presents challenges, either with regards to bridging to cross Mill Brook or the need to remove petrol storage tanks in the west of the area.
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146. A suitable road alignment, safeguarded in Local Plan Part One, is considered achievable whilst not encroaching on, or compromising the access to, any existing units nearby. The points at which the pipelines cross the route are also minimised within this design. One of the most significant risks is the proximity to petroleum storage facilities in the area. In addition to this, there are the financial risks of having too close pipelines and storage facilities whilst development is occurring, and the potential cost of any unforeseen complications which arise during the detailed design period.
147. It is understood that the petroleum and storage facilities that could be potentially disrupted by the development of the link road include the jet fuel pipeline that delivers aviation fuel to Manchester and Liverpool Airports.
148. Approximately 40% of the site is located in Flood Zone 3, indicating a ‘high’ risk of fluvial flood risk, however, due to the Manchester Ship Canal, flooding from the sea is unlikely at this location. There is also the risk of potentially exposing construction workers to contaminants and ground gas, or alternatively contaminating the Stanney Mill Brook should contaminated ground be disturbed during construction of the scheme.
149. While, a new link would offer an alternative route through the northern and western sectors of Stanlow, however, the capacity of the M53 J10 roundabout may need to be considered in order to determine whether it can cope with a potential increase in traffic. With regards to added value, the link road will open up access to an area of developable land within the Inner Zone of Essar Oil UK Hazard Zone, unlocking potential employment space. It would enhance the attractiveness of the area, and improve highway capacity that would help market the sites and link to the strategic road network.
2.8 Thornton Science Park
150. The Thornton Science Park site was sold by Shell to the University of Chester in April of 2014. When operated by Shell the site was an office and laboratory research facility. Now as Thornton Science Park it is home to the University of Chester Faculty of Science and Engineering, a 66 Ha site with 1 million square foot (93,000 square metres) of office, laboratory and workshop space. As well as being a university campus it is also home to a number of commercial enterprises – currently 30 different businesses.
151. There is a close alignment between Thornton Science Park and the local businesses, with the Park feeding the skilled workforce of the area, providing high value jobs it focuses on the development of energy, environmental, advanced manufacturing, and automotive focused businesses. The Thornton Science Park sees itself as a nationally renowned area of excellence and part of the national and international business infrastructure that will be at the forefront of change in the manufacturing industry.
152. The operators of Thornton Science Park are considering taking forward a Masterplan to determine most appropriate areas for physical development within the Science Park, alongside the Ince and Elton landholdings of Peel Holdings.
2.9 Oil and Gas Industry
2.9.1 Status 153. Stanlow’s operation as an oil refinery is a well-established use, the site having been developed and operated by Shell for many years. The complex is mainly owned by Essar (Oil) UK. Essar acquired Stanlow from Shell in 2011. The sale transpired as Shell transitioned to a gas based and upstream portfolio and away from downstream oil. As Stanlow is an older established refinery it requires significant upgrades and investments to retain its competitiveness, especially so in a market with limited value in downstream oil.
154. Stanlow refinery is the second biggest refinery in the United Kingdom covering an area of circa 770 ha. The site is understood to produce approximately 15% of the United Kingdom’s vehicular fuel requirements. It produces circa 4.4 billion litres of diesel, 3 billion litres of petrol, 2 billion litres of jet fuel per year.
2.9.2 Operation 155. The site input is via the Tranmere Oil Terminal. Stanlow includes a 24 hour a day road distribution terminal and operational jetty on the Manchester Ship Canal as well as output via the UK pipeline
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network. In addition, the wider site includes chemical manufacturing activities to produce propylene and to convert ethylene, benzene, hydrocarbons and other feedstocks into polymer, lubricant and detergent intermediates, plasticiser and detergent alcohols.
2.9.3 Future 156. The site is understood to be profitable and further works would be expected to be planned to continue to improve productivity and profitability of the site. Essar’s stated ambition is for it to compete with larger refineries in the Middle East, but focussing on the UK market initially.
157. Oil and gas prices are slowing down investment globally, and so companies are seeking alternative uses for their sites and to broaden their offering to compensate. The refinery sector in the UK is constrained by the current oil and gas price and this has resulted in closure of a number of competitors; this in itself may strengthen Stanlow’s position. The likelihood of operators looking to develop new refinery assets in the UK in the medium term is low, which also aids the long term viability of Stanlow.
158. The continued operation and development of Stanlow is unlikely to require further expansion land beyond the existing SPA boundary. The existing operational area and landholdings of the Stanlow Refinery are extensive and take into account operational requirements, commercial demand, and capacity and upgrade potential for the facility. Any potential expansion for Essar would be limited to surplus land, or land with the potential for redevelopment, within their existing operational boundary.
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3. Analysis
3.1 Transactions and Compliance Implications
3.1.1 Introduction 159. This section analyses the constraints imposed on development in the Stanlow SPA. In assessing the extent of constraints we can identify areas of land that are suitable for development and highlight where restrictions are of a more significant nature.
3.1.2 COMAH / Pipelines 160. COMAH regulations (Control of Major Accident Hazards) are regulations set out by the HSE to ensure that businesses take all necessary measures to prevent major accidents involving dangerous substances. The Competent Authority (CA) for the enforcement of COMAH in the UK comprises public bodies working in partnership including Environment Agency (EA) and particularly the Health and Safety Executive (HSE). Consultation zones indicate the extent of restrictions to be applied to the determination of planning applications through consultation by the Local Planning Authority.
161. This study focuses on the consideration of land use planning issues. To this end constraints to development are imposed by the HSE Consultation Distances and Consultation Zones (HSE Land Use Planning Methodology). HSE sets a consultation distance (CD) around major hazard sites and major accident hazard pipelines after assessing the risks and likely effects of major accidents at the major hazard.
162. HSE’s response will be that HSE either ‘advises against’ or ‘does not advise against’ the granting of planning permission for new development on safety grounds that arise from the possible consequences of a major accident at the major hazard. The Planning Authority (PA) must take this advice into account when they make a decision on relevant planning applications.
163. Account is taken of the size and nature of the proposed development, the inherent vulnerability of the exposed population and the ease of evacuation or other emergency procedures for the type of development proposed. Some categories of development (e.g. schools and hospitals) are regarded as more sensitive than others (e.g. light industrial) and advice is weighted accordingly.
164. The consultation zones are normally determined by a detailed assessment of the risks and/or hazards of the installation or pipeline which takes into account the following factors; the quantity of hazardous substances for which the site has hazardous substances consent and details of the storage and/or processing; the hazard ranges and consequences of major accidents involving the toxic and/or flammable and/or other hazardous substances that could be present. The risks and hazards from the major hazard are greatest in the Inner Zone and hence the restrictions on development are strictest within that zone. The consultation zone comprises the land enclosed by all the zones and the installation itself.
165. The consultation zones for hazardous installations and pipelines comprise 3 levels; The inner zone (highest hazard) The middle zone; and The outer zone (lowest hazard).
166. The Sensitivity Level of a proposed development will be determined by the Development Type(s) involved and the size and scale of each Development Type. Level 1 is based on the normal working population, Level 2 is based on the general public, Level 3 is based on vulnerable members of the public, whilst Level 4 is for large examples of Level 3 and very large outdoor developments.
167. Having determined which consultation zone a Development Type falls into, after applying the straddling rule if necessary, and the Sensitivity Level of the development, the following matrix is used to decide HSE’s advice:
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Level of Sensitivity Development in Inner Development in Development in Zone Middle Zone Outer Zone 1 DAA DAA DAA 2 AA DAA DAA 3 AA AA DAA 4 AA AA AA
DAA = Don’t Advise Against development AA = Advise Against development
Figure 3.1 – Innospec and Essar Hazard Zones within Stanlow SPA (2013)
168. Based on the mapping data obtained, which shows the CDs for all the COMAH installations within the Stanlow SPA the following key observations are made:
1. All land to the east of Indigo Road, Bridges Road and Shellway Road (owned by Essar) falls within the Essar inner zone, which in itself places constraints to development on approximately 60 -70% of the Stanlow SPA land area. Development would be restricted to the following development types:
DT1.1, Workplaces (predominantly non-retail), providing for less than 100 occupants in each building and less than 3 occupied storeys; DT1.2, Parking areas with no other associated facilities (other than toilets).
2. The North West corner of the Stanlow SPA (approximately 20% of the SPA land area) falls within the Innospec inner zone placing the same constraints on development as in the Essar inner zone.
3. Taking into account the consultation zones of the other major hazard sites and pipelines, only small parcels of land bounded by Bridges Road to the north, Sankey Mill Road to the west and New Bridge Road to the south (approx. 10 – 15% SPA land area) fall within middle, outer, or are
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outside any consultation zone, allowing more sensitive developments to be considered. Such sensitive developments would be considered as Sensitivity Levels 2, 3, and 4. These are discussed in HSE land use planning guidance for sensitive installations (PADHI)
4. The HSE sets a consultation distance around major hazard sites after assessing the risks and likely effects of major accidents. Planning Advice for Developments near Hazardous Installations (PADHI) provided by HSE has traditionally provided a methodology for Local Planning Authorities to consult the HSE. This has been superseded in 2015 by the HSE Planning Advice Web App. However, Developments within the Development Proximity Zone (DPZ) of large-scale petrol storage sites require direct consultation with HSE. Following the Buncefield incident ion 2005 the DPZ was introduced 150 metres form the boundary of relevant storage tank bunds. The DPZ within Stanlow SPA is illustrated in Figure 3.1 of this report.
3.1.2 Contaminated Land
169. Historical mapping data obtained to date is limited, and provides insufficient historical information to accurately reflect the Stanlow SPA history on a site by site basis. However, it is reasonable to assume, given the history of the refinery and surrounding area that most of the SPA could have been subject to historical potentially contaminative use. No specific site investigation data has been provided to advise on the nature and extent of currently identified contamination, however, there are no sites identified as Special Sites, under Part 2A of the Environmental Protection Act.
170. The consideration of planning applications within the Stanlow SPA would usually require a ground investigation to be undertaken to identify contamination that may be present at any proposed development site within the SPA, and what remediation may be required, dependent on the proposed land use, the risk to human health and the risk to controlled waters, before permission was granted.
3.2 Constraints Mapping
171. Constraints mapping utilised data including the following sources: Historic Landfill Data Permitted Waste Sites HSE Hazard Zones Environmental Designations (including Local Wildlife Sites, Ancient Woodland, Ramsar sites, Local Nature Reserves, Sites of Special Scientific Interest, and Special Protection Areas) Heritage Designations (including Listed buildings, Locally Listed buildings, Scheduled Ancient Monuments, Conservation Areas, and Areas of Archaeological Potential). Flood Data Local Plan Data – Local Plan (Part One) 2015 and the retained policies of the former District Plans Pipeline Data Utilities Historic Mapping
172. When the Stanlow SPA was assessed against these potential constraints, the following impacts were highlighted on parts of the site. These are illustrated on Site Constraints Figures 3.2 and 3.3.
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Figure 3.2: Site Constraints
Figure 3.3 Site Constraints
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173. The majority of this land is securely accessed and fenced within an overall perimeter. For security reasons, Oil Sites Road which runs east-west through the site in parallel to the railway line is also gated so that no through route is possible. There are sites within this area that will be actively used and also sites that will be landlocked, and as such unavailable for development. However, there are sites on the edge of the operational area that could provide development potential if removed from the operational area. An example of this is the Thornton Science Park which used to form part of the operational area under Shell ownership, but which is now owned and operated by Chester University (although this remains subject to security restrictions).
3.2.2 Flood Zones 174. Also of note are the impacts of HSE Hazard Zones, and Flood Zones 2 and 3, constraints which individually have the potential to affect large areas of the Stanlow SPA. These constraints do not necessarily preclude development, but they do impact on the type of development that could come forward within the area.
Figure 3.4: Flood Zones 2 and 3
175. The above map illustrates Flood Zones 2 and 3 (in blue, covering the same area), and also flood defences, illustrated in purple. Immediately to the south of the Stanlow SPA boundary there is a designated flood storage area.
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176. Flood Zones refer to the probability of surface water or sea flooding. With regard to Stanlow, owing to the presence of the Manchester Ship Canal there should be no risk of tidal flooding. The flood risk zones are: Zone 1 – Low Probability less than 1 in 1000 annual probability of flooding Zone 2 – Medium Probability – 1 in 100 to 1 in 1000 probability of flooding Zone 3a – High Probability – 1 in 100 probability of river or 1 in 200 probability of sea flooding Zone 3b – Functional Flood Plain – flood storage in times of flood
177. Development Proposals in Flood Zones 2 and 3 according to Government Guidance require Flood Risk Assessments to be carried out prior to development. Sequential tests may be required to determine whether alternative sites are available for the particular land use proposed in the development planning application process. Should the proposed land use be highly vulnerable in Zone 2, be essential infrastructure in Zone 3, or vulnerable in Zone 3a, an exception test may be required to manage flood risk.
178. Essential infrastructure in Flood Zone 2 includes essential utility infrastructure located for operational reasons. Highly vulnerable uses in Zone 2 include installations requiring hazardous substances consent, though if required to be located in flood risk areas for operational reasons, these facilities could be reclassified as ‘Essential Infrastructure’. Less vulnerable uses in Flood Zone 2 include offices, general industry, and storage and distribution.
179. The Council has undertaken a Strategic Flood Risk Assessment (SFRA) (level 1) as part of the evidence base for planning policies in Local Plan (Part Two). This identifies within the Stanlow SPA, areas at risk from flooding in Flood Zones 2 and 3.
180. The SFRA notes that there are defences in the form of several embankments along the River Gowy and Mill Brook to protect Stanlow; several areas of high ground on Rivacre Brook to protect Ellesmere Port. It states that with regard to flood risk that the main source of flooding comes from the tidal and fluvial River Mersey and fluvial River Gowy and Thornton Brook. There is an area of functional floodplain covering rural land to the south of Stanlow at Thornton-le-Moors. It recommends that within the Stanlow area at risk from Flood Zones 2 and 3a, flooding would occur regularly with a high hazard potential if there was not a flood alleviation scheme present. However, other sources of flooding still pose a risk to the site. The standard of protection should be maintained into the future therefore the area should be acceptable for less vulnerable development types.
4.2.3 HSE Hazard Zones
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Figure 3.5: HSE Hazard Zones
180. This map illustrates the current range of HSE Hazard Zone designations in place at this location at the time of writing. These are: Abacus Chemical Ltd 2008 Air Products (BR) Ltd 2007 Argent Energy Stanlow 2007 Cabot Carbon Ltd Stanlow 2006 Calor Gas Dock Yard Road 2007 ESL Fuels Limited 2012 Essar Oil (UK) Ltd 2013 Innospec Ltd 2013 Shell Gas Ltd 2012 Shell Research 2011 United Utilities Waste Management 2007 Veolia ES Cleanaway UK Ltd 2007 A number of hazard zones in the Ellesmere Port area were subject to review as in some cases historic industries are decommissioned and no longer located there. This rather than resulting in additional risk to the public can potentially inhibit successive land uses. The revocation of such zones can often take time to be implemented and this can often take some time before being reflected on updated mapping data from the HSE.
181. As can be seen from the plan, the Hazard Zones are spread over a wide area that completely covers the Stanlow SPA. Although some of the areas are small and discrete others, such as Essar’s Hazard Zone, are significant.
182. These Hazard Zones, as discussed elsewhere in this report do not preclude development, but do influence the nature and extent of development. This is detailed in the consultation process undertaken with the HSE during the development and planning process.
Essar Operational Area
181. Figure 3.6 below shows the extent of the Essar Operational Area. The Essar Operational Area covers approximately 770 hectares of the Stanlow SPA and forms a significant landholding and operational presence of Essar. This area is mostly fenced off and access is securely guarded. Oil Sites Road runs through the Essar Operational Area and is restricted with no through route. Land uses are also heavily focused on the refinery process, with pipelines and materials storage that would reduce the potential of other land uses.
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Figure 3.6: Essar Operational Area
3.2.4 Policy Implications 183. A number of issues impact the Stanlow SPA, some of which have associated spatial planning policies in place. These are set out below as well as relevant policy explanatory text. These policies will also require review in preparation of the Local Plan (Part Two) although not all these issues are covered by policy at a local level: Historic Landfill Sites – These sites are places where records of waste being received to be buried are now closed. This is not reflected in policy by Cheshire West and Chester but data is held by both the Local Planning Authority and the Environment Agency. Local Wildlife Sites – Not all sites meet the statutory criteria for designation as a Site of Special Scientific Interest and are instead selected under the Local Wildlife Sites system so as to protect the local biodiversity. Local Plan (Part One) Policy ENV 4 Biodiversity and Geodiversity states that “The Local Plan will safeguard and enhance biodiversity and geodiversity through the identification and protection of sites and/or features of international, national and local importance. Where there is unavoidable loss or damage to habitats, sites or features because of exceptional overriding circumstances, mitigation and compensation will be required to ensure there is no net loss of environmental value” M53 Shropshire Union Canal Corridor – Retained Policy ENV11 M53/Shropshire Union Canal Corridor “Within this area of the M53/Shropshire Union Canal Corridor development proposals will be required to make a positive contribution to the visual appearance of the corridor. High standards of building design, materials, external appearance, layout, and landscaping will be required. Development proposals which do not secure a positive net environmental improvement will not be permitted.” This policy will be a consideration for potential future development along the New Bridge Road corridor. This policy impacts on the Stanlow SPA in that development along the western edge of the SPA fall into consideration against this policy. High standards of building design, materials, external appearance, layout and landscaping are all referred to, leading to the securing of a positive net environmental improvement. As this applies to the New Bridge Road corridor this could be
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considered to be an acceptable policy to apply as proposals in this area are more likely to include office and associated uses. As such it would not be considered to inhibit development potential. If it were to apply to development in the wider Stanlow SPA, it could be considered to be inappropriate to impose such a policy on an operational refinery area. Policy HAZ3 – Potentially Polluting Development – This policy states that potentially polluting industrial development will be permitted in the Stanlow Special Policy Area subject to; development not being adjacent to residential or other sensitive land uses; minimal adverse impact on local residential amenity; and the best available economically viable techniques are utilised to minimise the effects of harmful emissions. Policy HAZ3 permits potentially polluting industrial development in the Stanlow Special Policy Area subject to appropriate sensitive land uses such as residential, emissions minimization, and residential amenity. This policy, or equivalent, is appropriate for retention in the Local Plan (Part Two) as the policy applies specifically to the Stanlow SPA and through the course of this study new opportunities for residential amenity and residential development have not been highlighted. Such development would also be at odds with the HSE development advice. Despite the three broad areas into which the Stanlow SPA is split, the retention of this policy would be most appropriate across the whole SPA as it safeguards the whole area should development opportunities change over the course of the Plan Period.
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4. Site Selection
4.1 Definition of Site Area
Figure 4.1: Definition of Site Area
184. The site area analysed covers the Stanlow Special Policy Area as set out in the boundary of the existing policies EMP2 and EC7 within the Ellesmere Port and Neston Borough Local Plan and the Chester District Local Plan. Sites that appeared to be operational were excluded from the site search. However, this has been supplemented by consultation with landowners in the area to identify parcels of land that are under-used or may have the potential for development in the plan period. As a result, some sites that fall within the operational area are also identified.
4.2 Site Selection Methodology
185. It is important that the site selection process carried out is transparent, fair, robust and defensible and that the same criteria and thought process is applied to each potential site. Equally important is the way in which the work is recorded and communicated to interested parties so the approach is transparent and defensible.
186. The approach undertaken to the site appraisal is based primarily on the Government’s National Planning Practice Guidance (Assessment of Land Availability) published in 2014 with ongoing updates. It has considered the site recommendations and outcomes from the Employment Land Study Update (2013) where relevant. This identified the need for a clearer understanding and review of sites within the Stanlow area and their suitability and availability for future employment development. 4.3 Housing and Economic Land Availability Assessment
187. The review of the Stanlow Special Policy Area has been undertaken alongside the preparation of the CWaC Housing and Economic Land Availability Assessment (HELAA). The Council consulted on a proposed methodology in 2015 and it is intended that the HELAA will provide a robust assessment of land availability. Taking account of the adopted Local Plan (Part One) strategic development policies, it will inform the identification of land allocations in the Part Two Land Allocations and Detailed Policies.
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188. The HELAA methodology is set out in Planning Practice Guidance and is split into the following stages: Stage 1 – Identification of Sites and Broad Locations Determine assessment area and site size Desktop review Call for sites Site area survey Stage 2 – Site/Location Assessment Estimation of development potential o Suitability o Availability o Achievability Overcoming constraints Stage 3 – Windfall Assessment Determination of economic development potential Stage 4 – Assessment Review Assessment of development need Review site supply/demand trajectory Stage 5 – Final Evidence Base Subject to monitoring and success at previous stages
189 This Study is focused on stages 1 and 2 of the HELAA methodology; identifying and assessing sites within the Stanlow SPA. This information should then be considered alongside the Council’s HELAA as part of the evidence base for the Local Plan (Part Two). The site assessment methodology is based upon whether a site is suitable, available and achievable for the development use proposed, in line with National Planning Practice Guidance.
190 The assessment of the long list of sites within the Stanlow SPA undertakes a similar approach: Stage 1 – Site Surveys (Initial Desk Top Study. Output = site long list) Stage 2 – Site Assessment (Appraisal pro-forma. Output = recommendation = site shortlist)
4.4 Sites Selected
189. This study focusses on Stanlow and the sites within the existing Stanlow Special Policy Area boundary. However, the Stanlow area has clear links with surrounding sites such as: Ince Park (Protos) Kemira, Ince Marshes (CF Fertilisers) Old Camp Site, Station Road Former Ince Power Station (Encirc Glass Ltd) As such these sites are not included in the site search process but form part of the wider contextual analysis.
191 The site selection process utilises sites accessible from the potential A5117 New Bridge Link Road extension proposed road as identified in the Local Plan Part One, on the assumption that site development at these locations is feasible.
192 The sites have been initially selected following interview questions with key landowners operating in the area and high level desktop analysis. These sites are an initial sweep of the area and allow for more detailed discussion between consultant team and the client. This includes potential sites around an indicative New Bridge Road Link Road route, which would open up new site potential. The bulk of the Stanlow area within the Essar Operational Area is not included as the operational area is actively used and secured by Essar. This assessment would not preclude additional sites coming forward for redevelopment should any additional surplus land become available within the operational area. Likewise it does not preclude Essar bringing forward any development proposals within the operational area for their own purposes.
193 Sites are included from AECOM review of draft New Bridge Road / A5117 Link Road Employment Land Study Update Stakeholder Interviews as part of Baseline Data Collection
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Identification through Baseline Data Analysis
194. The following map and table provides the initial long list of sites identified for consideration. The outcomes of the site selection assessment will also inform the policy recommendations for the Stanlow SPA boundary as a whole.
Figure 4.2: Site Longlist
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Site Ref Site Name Comment/Source
Site 1 Cloister Way 1 Property market analysis Site 2 Cloister Way 2 Property market analysis Site 3 Cloister Way 3 Property market analysis Site 4 Dutton Green, Little Stanney Site identified in ELS 2013 Update Site 5 New Bridge Road (Rushtons) Site identified in ELS 2013 Update Site 6 Cloister Way (Burmah Site) Site identified in ELS 2013 Update Site 7 Land adjacent to Hitex Site identified in ELS 2013 Update Site 8 Former Cabot Carbon Ltd Site identified in ELS 2013 Update Site 9 Pool Lane Desktop review, landowner consultation Site 10 Blending Site Desktop review, landowner consultation Site 11 Shellway Road West 1-3 Site potentially enabled by A5117 proposal Site 12 Shellway Road Gowy 1-3 Desktop review Site 13 Shellway Road South Desktop review Site 14 Stanney Green North Site potentially enabled by A5117 proposal Site 15 Stanney Green South Site potentially enabled by A5117 proposal Site 16 Stanney Mill Lane Site potentially enabled by A5117 proposal Site 17 Mill Brook 1 Site potentially enabled by A5117 proposal Site 18 Mill Brook 2 Desktop review Site 19 Mill Brook 3 Site potentially enabled by A5117 proposal Site 20 Little Stanney Wood Desktop review Site 21 Helix Business Park/Redsun Site Site potentially enabled by A5117 proposal Site 22 New Port Business Park Site potentially enabled by A5117 proposal Site 23 Base Moto Park Site potentially enabled by A5117 proposal Site 24 Bridges Road Desktop review Site 25 Innospec Depot Site Desktop review Site 26 Bridges Road - Gowy Desktop review Site 27 South Road Property market analysis Site 28 Thornton Science Park Property market analysis Development Zones 1-3 Site 29 Ellesmere Port Waterfront Site 2 Unlike Waterfront Sites 1 and 3 which include leisure uses adjacent to the SPA, this site falls for office/industrial use within the SPA.
Table 4.1 – Sites for Consideration
4.5 Site Assessment
195 This stage considers the development potential of each of the sites in the longlist, based on an assessment of their suitability, availability and achievability (including viability) of development. The information is combined in a site assessment pro-forma which considers both the findings in relation to the site parameters from the initial site surveys and the future potential of the site in line with the “suitable, available, achievable” approach set out within the HELAA and national guidance. This assessment forms the evidence required to support a recommendation as to whether or not the site is shortlisted, with any site that does not meet any one of these three criteria being discounted.
196 The site assessment considers the following:
Indicator Considerations
Suitable Physical and Environmental Factors - Is the site suitable for employment development? - Are there any physical/environmental constraints to development? E.g. flood- risk, ground conditions, levels, site shape etc. Can the constraints be overcome?
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- Site fully serviced by road, gas, electricity, water infrastructure? - Supportive planning policy context E.g. Allocation within development plan; existing/extant full/outline planning permission; identified in Employment Land Review
- Is the environmental setting suitable to proposed development? E.g. good quality business park, moderate quality industrial site or poor quality heavy industrial uses - Are surrounding land uses compatible proposed use? - Locational considerations including proximity and prominence to strategic road network and accessibility by public transport Available Landowner Intentions
- Consideration of ownership – single or multiple ownerships, public or private sector? Also whether the site is vacant or underused with the potential for redevelopment during the Plan Period. - Known aspiration to bring the site forward for development or active marketing of the site? - Anticipated timing of availability based on current information – short (0-5 years), medium (6-10 years) or longer term (10+ but within the plan period). Is
the site cleared, marketed etc.? Achievable Attractive to Market / Viability - Is the site considered to be attractive to the market? Is there evidenced enquiries/market interest to support this? - Is scale of likely demand in line with supply proposed on-site and locally - Is the proposed scheme economically viable? - Does the developer have the capacity in terms of skills and finance to bring forward? - Is there a requirement for additional public/private investment to support viability/delivery? - Does the site benefit from Enterprise Zone Status, business rate discount or enhanced capital allowances? - Is the site publicly accessible or subject to security restrictions?
Table 4.2 – Site Assessment Considerations
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5. Site Assessment
5.1 Sites Short List
197. The Site Long List Assembled and set out in the previous chapter has been assessed against Market Attractiveness as well as the criteria identified above. Site Recomme Site Name No. Assessment Comments Area ndation (Ha) Cloister Way 1 1 Cleared site in Council ownership. Site is ready for development Short list 0.97 and actively marketed by the Council. Site has capacity to deliver in the order of 36,000 sq ft (3,250 sq m) and would best suit B2 or B8 occupiers. Allocated employment site benefiting from Enterprise Zone status enabling up to 100% Business Rate Discount to new occupiers. Cloister Way 2 2 Cleared site in single private sector ownership (Andrews Short list 1.09 Properties). The site has planning permission for 40,000 sq ft of industrial space but is close to expiry. Actively marketed by Legat Owen, the owner would consider speculative development but needs to overcome viability risk. Allocated employment site benefiting from Enterprise Zone status enabling up to 100% Business Rate Discount to new occupiers. Cloister Way 3 3 Fully developed out and in active employment use Remove 1.45 Dutton Green, Little 4 Cleared site in Council ownership. Site is ready for development Short list 0.65 Stanney and actively marketed by the Council. Site has capacity to deliver in the order of 3,100 sq ft (280 sq m) and would best suit B2 general industrial occupiers. Allocated employment site benefiting from Enterprise Zone status enabling up to 100% Business Rate Discount to new occupiers. New Bridge Road 5 Cleared site in Council ownership. Site is ready for development Short list 0.88 (Rushtons) although it is adjacent to and not in the Stalow SPA. Recommendation that this site be shortlisted if it can be included within the SPA boundary. Cloister Way 6 Eastern half of the site has been developed out for general Short list - 10.05 (Burmah Site) industrial/distribution uses. Remaining part of the site is cleared remainder of and ready for development. site.
Land adjacent to 7 Remove 0.42 Hitex Site developed out by extension to Hitex (road marking specialist). No longer available for development. Former Cabot 8 Large cleared site in private ownership (Cabot Carbon/Peel). Site Short list 18.96 Carbon Ltd was subject to a planning application for a distribution unit which was withdrawn in 2015. Would suit industrial or distribution uses of up to 1.2 million sq ft.
Pool Lane 9 Cleared site with good prominence to Pool Lane Short list 3.94 Bridge upgrade required for improved access. Wider area will also be subject to Masterplan Potential for site to form part of Thornton Science Park extension. Blending Site 10 Site of significant scale in single private sector ownership (Essar). Short list 13.16 Understood to be surplus to operational requirements and decommissioned. Not currently available to the market but would suit employment uses although likely to require significant remediation which could impact on attractiveness and viability. Bridge upgrade required for improved access. Wider area will also be subject to Masterplan Potential for site to form part of Thornton Science Park extension or for alternative new inward investment.
Shellway Road 11 Part of Sinclair site – forming expansion land rather than being Remove 7.4 West 1-3 operational. To deliver adequate access for full development the site requires
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Site Recomme Site Name No. Assessment Comments Area ndation (Ha) A5117 Link Road extension, infrastructure works that may not be financially feasible in the short term Shellway Road 12 To deliver adequate access for full development the site requires Remove 15.67 Gowy 1-3 A5117 Link Road extension, infrastructure works that may not be financially feasible in the short term Flood risk to site and significant remediation likely required Shellway Road 13 Site access infrastructure upgrades required Remove 3.5 South To deliver adequate access for full development the site requires A5117 Link Road extension, infrastructure works that may not be financially feasible in the short term Stanney Green 14 A5117 link road desirable as an option but not necessary due to Short list 13.16 North close proximity to New Bridge Road Stanney Green 15 To deliver adequate access for full development the site requires Remove 4.1 South A5117 Link Road extension, infrastructure works that may not be financially feasible in the short term Stanney Mill Lane 16 Infrastructure upgrade to Stanney Mill Lane required Remove 1.1 Mill Brook 1 17 To deliver adequate access for full development the site requires Remove 5.6 A5117 Link Road extension, infrastructure works that may not be Mill Brook 2 18 4.5 financially feasible in the short term Mill Brook 3 19 4.15 Little Stanney Wood 20 Area of woodland unlikely to be suitable for development. Remove 8.21 Helix Business 21 Single freehold ownership of Redsun Developments. Allocated Short list 5.90 Park/Redsun Site employment site with planning permission granted in March 2016 for Phase 1 - 51,500 sq ft of B1/B2/B8 development across 6 units. Units will be built speculatively and available for sale or let. Total site capacity of 100,100 sq ft. Enterprise Zone status enabling up to 100% Business Rate Discount to new occupiers.
New Port Business 22 Combined sites 26-28 including land to rear - together marketed Short list 2.30 Park as New Port Business Park. Cleared and accessible site in Council ownership, and actively marketed. Benefiting from Enhanced Capital Allowances as an Enterprise Zone site. Capacity for 250,275 sq ft (22,750 sq m).
Base Moto Park 23 Single private sector ownership (William Sinclair Horticultural). Site Remove 4.76 is currently vacant but considered likely to form part of their future operations. Bridges Road 24 Adjacent to Garth Road Ellesmere Port Waste Recycling Centre, Short list 1.22 which, due to noise and air pollution potential may inhibit certain land uses. Innospec Depot Site 25 Site adjacent to Indigo Business Park Remove 8.79 Site located to the west of Oil Sites Road corridor,– no through traffic possible from Pool Lane/Elton. Site is in active use, unable to be developed Bridges Road - 26 Previously developed site at the end of Bridges Road and Remove 13.04 Gowy adjacent to River Gowy. Significant potential site pollution – site capped and potentially requiring significant remediation South Road 27 Allocated employment site with planning permission for Short list 6.47 employment development. Actively marketed by national agents. Enterprise Zone Zone benefiting from offer of Enhanced Capital Allowances. Thornton Science 28 Bridge upgrade required for improved access. Wider area will also Short list 9.31 Park Development be subject to Masterplan Zones 1-3
Ellesmere Port 29 Waterfront boundary but still in SPA. Sufficiently far removed from Short list 1.64 Waterfront Site 2 the other two Ellesmere Port Waterfront sites to warrant employment only land use especially as it falls away from both historic dock yard and canal corridors and to the north of Oil Sites Road top the rear of existing industrial property. Table 5.1: Sites Shortlisting
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Figure 5.1: Site Long List with shortlisted sites highlighted
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Sites Short List
Site Name No Location Key Issues Size
Cloister Way 1 1 Cloister Way off New Bridge Cleared site ready for development 0.97 ha Road Enterprise Zone status Cloister Way 2 2 Cloister Way off New Bridge Cleared site ready for development 1.09 ha Road planning permission for 40,000 sq ft of industrial space close to expiry Allocated employment site Enterprise Zone status Dutton Green, Little 4 Dutton Green, Little Stanney Cleared site ready for development 0.65 ha Stanney Enterprise Zone Status New Bridge Road 5 New Bridge Road site cleared and ready for development. Although not currently in the SPA, this site has an 0.88 ha (Rushtons) appropriate land use history unlike most other sites adjacent to the SPA. Cloister Way 6 Cloister Way off New Bridge Remaining site cleared and ready for development 10.05 ha (Burmah Site) Road Former Cabot Carbon 8 New Bridge Road Large cleared site in private ownership 18.96 ha Ltd Planning application for distribution withdrawn 2015 Up to 1.2 million sq ft Pool Lane 9 Thornton Science Park Area subject to masterplan 3.94 ha Road bridge upgrade required Adjacent to Thornton Science Park, potential long term expansion for associoated land uses Blending Site 10 Thornton Science Park Area subject to masterplan 13.16 ha Road bridge upgrade required Adjacent to Thornton Science Park, potential long term expansion for associoated land uses Stanney Green North 14 East of New Bridge Road Vacant site, with infrastructure development required 5.90 ha Infrastructure to New Bridge Road preferable but not essential Helix Business 21 New Bridge Road Allocated employment site with planning permission for B1/B2/B8 across 6 units, to be 2.30 ha Park/Redsun Site speculatively built. New Port Business 22 New Bridge Road Cleared and accessible site in Council ownership, allocated for employment use 6.47 ha Park Capacity for 250,275 sq ft (22,750 sq m). Bridges Road 24 Adjacent to Garth Road Adjacent to Waste Recycling Centre 1.22 ha Ellesmere Port Waste Recycling Centre South Road 27 Former Simms, South Road, Allocated employment site 6.15 ha Ellesmere Port, CH6 4LD Planning permission Enterprize Zone status Thornton Science 28 Thornton Science Park Area subject to masterplan 9.31 ha Park Development Road bridge up Zones 1-3 rade required Ellesmere Port 29 Oil Sites Road, Adjacent to Waterfront site suitable for employment uses 1.64 ha Waterfront Site 2 National Waterways Museum Total Potential Site Area Available 82.69 ha
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Figure 5.2: Site Short List
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6. Proposed Draft Planning Policy
6.1 Stanlow Special Policy Area Draft Policy
Figure 6.1: Indicative plan showing the potential subdivision of the Stanlow area
198. Aim: To safeguard existing land uses and the status of the Stanlow oil refinery in its nationally significant role. To encourage and enable new appropriate uses in appropriate land use types to support the local economy To review the extent of the SPA boundary and continued relevance of the retained policy criteria with regard to new development in this area.
199. Area: The area is divided down around the central core of the operational oil refinery as defined on Figure 6.1 To the west of this is previously developed land which is appropriate to be brought forward for employment-related uses, particularly storage and distribution and industrial uses. The area to the east is identified as a university campus which also serves as a research and educational hub in the wider area It is recommended that the boundary of the Stanlow SPA be substantially retained. The surrounding land uses to the north west and to the west are sufficiently different (commercial, leisure, and other associated uses) from the predominantly industrial sites in the Stanlow SPA. An exception to this is the Rushtons site on New Bridge Road, a cleared former industrial site which is recommended for inclusion in the SPA due to its suitability for and history of industrial use. This site is recommended for inclusion in the SPA.
200. Zones: The following zones are set out on Figure 6.1: 1. Stanlow Core Area Key refinery area, the majority falling within a secured area Development in this zone will, in the case of potentially polluting development, require compliance with policies in the Local Plan (Part Two) which control hazardous and potentially polluting development. 2. New Bridge Road Corridor– employment growth area
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Access for industrial and commercial traffic –including the potential New Bridge Road/A5117 Link 3. Thornton Science Park Innovation Corridor – education and research growth area This Innovation Corridor will become the focal point of Chester University’s business and engineering activities. Development at this location should be of sufficient design quality to meet these more commercial and educationally-focussed ambitions. Owing to the industrial and research/development ties the Science Park retains and relies upon with the wider Stanlow SPA, the Thornton Science Park area should remain part of the wider SPA at this stage to be able to maximise the potential education and research growth during the current period of change in the energy industry and in other associated technologies.
201. Applies to all the Zones: Proposed development should not prejudice the continuing operation of the existing industries, which are of strategic importance. Building design should be consistent with their location in an HSE hazard consultation zone. HSE Safeguards – A proactive and constructive approach to HSE regulations to balance the need for protecting existing hazardous operations whilst balancing this with appropriate economic development The use, design and location of any plant and buildings should have regard to the Areas of Flood Risk identified by the Environment Agency. Traffic and transport requirements created by the uses should be satisfactorily accommodated by the site and the surrounding road network, taking account of other relevant green travel policies in Local Plan) In the grant of approvals in this area the council will secure contributions towards the upgrade of highway and public transport infrastructure in the area and this will include the following schemes: o A5117 New Bridge Road extension o Improvements and capacity increase to the road bridge at Pool Lane o Provision of suitable public transport and cycling access and investment in railway station infrastructure to support student and job growth across Stanlow, particularly to New Bridge Road to the West and Thornton Science Park to the East. o Improved access to and frequency of Railway services (subject to separate study) o Improved access to and frequency of Bus services o Improved pedestrian and cycle access and facilities o Improved access to and appropriate development of the heritage and environmental assets in the area. o Appropriate mitigation with regard to the potential environmental effects of new development.
202. Land Uses: Appropriate land uses to allow safeguarding of the Stanlow refinery complex Appropriate land uses to support the operation and development of Thornton Science Park whilst working constructively with HSE safeguarding requirements. Industrial and Office; Petro-chemical and industrial to allow safeguarding of the Stanlow refinery complex; Higher Education, Research and Development to support the operation and development of Thornton Science Park whilst working constructively with HSE safeguarding requirements; and New Energy generation, supporting manufacture and storage; The energy-related sector primarily relates to hydrocarbon-based (oil) processing, storage and distribution, energy from waste, and new energy such as wind turbines and storage associated with such uses. It offers significant growth potential with opportunities to exploit synergies with emerging energy forms and development activity.
Reasons/Explanation:
203. Significant areas of land are available within the Stanlow Special Policy Area which have ready access to the wider transport network. However, not all the available land is suitable for the same land uses. The Stanlow Special Policy Area splits into three broad areas: New Bridge Road Corridor Stanlow Core Area Thornton Science Park Innovation Corridor
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204. The New Bridge Road corridor is most appropriate for Office and light Industrial (B1), General Industrial (B2) and Storage and Distribution (B8)
205. The Stanlow Core Area is the most suitable area within the Plan area to accommodate potentially hazardous and polluting industry (Policy HAZ3). Owing to the potential impacts in terms of HSE Hazard Zones on other land uses, it is unlikely that the core Stanlow Area would be able to accommodate non-industrial uses away from the Thornton Science Park. Despite the three broad areas into which the Stanlow SPA is split, the retention of this policy would be most appropriate across the whole SPA as it safeguards the whole area should development opportunities change over the course of the Plan Period.
206. Thornton Science Park is home to the University of Chester Faculty of Science and Engineering, a 66 Ha site with office, laboratory and workshop space. As well as being a university campus it is a nationally renowned area of excellence and part of the national and international business infrastructure that will be at the forefront of change in the manufacturing industry. It provides facilities around business innovation and academic cooperation, research, higher education, and investment in key sectors such as materials, high-value manufacturing, and smart energy expertise.
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7. Conclusions
207. In conclusion the following recommendations are made to highlight potential areas to be covered by the new proposed policy at Stanlow and also areas of further study.
7.1 Site Assessment 208. The long list process has identified 29 sites potentially available in the Stanlow SPA. Site assessment has led to the identification of 15 potential sites for redevelopment covering 82.69 Ha. This excludes the operational area where additional surplus land may become available. It also excludes sites that are primarily dependant on new infrastructure provision such as the potential A5117 link road. These sites are unlikely to deliver in the plan period, however if infrastructure improvements and funding are brought forward sooner these sites could provide an additional source of employment supply.
209. The following sites are shortlisted:
Site Name No Location Size
Cloister Way 1 1 Cloister Way off New Bridge Road 0.97 ha Cloister Way 2 2 Cloister Way off New Bridge Road 1.09 ha Dutton Green, Little Stanney 4 Dutton Green, Little Stanney 0.65 ha New Bridge Road (Rushtons) 5 New Bridge Road 0.88 ha Cloister Way (Burmah Site) 6 Cloister Way off New Bridge Road 10.05 ha Former Cabot Carbon Ltd 8 New Bridge Road 18.96 ha Pool Lane 9 Thornton Science Park 3.94 ha Blending Site 10 Thornton Science Park 13.16 ha Stanney Green North 14 East of New Bridge Road 5.90 ha Helix Business Park/Redsun Site 21 New Bridge Road 2.30 ha New Port Business Park 22 New Bridge Road 6.47 ha Bridges Road 24 Adjacent to Garth Road Ellesmere Port 1.22 ha Waste Recycling Centre South Road 27 Former Simms, South Road, Ellesmere 6.15 ha Port, CH6 4LD Thornton Science Park 28 Thornton Science Park 9.31 ha Development Zones 1-3 Ellesmere Port Waterfront Site 2 29 Oil Sites Road, Adjacent to National 1.64 ha Waterways Museum Total Potential Site Area Available 82.69 ha
7.2 Thornton Science Park 210. Thornton Science Park is home to the University of Chester Faculty of Science and Engineering, a 66 Ha site with 1.4 million sqm of office, laboratory and workshop space. The University of Chester has established the first new faculty of engineering in UK in last 25 years at the site and is working closely with businesses in applied research projects. As well as being a university campus it is also home to a number of commercial enterprises – currently 30 different businesses.
211. There is a close alignment between Thornton Science Park and the local businesses, with the Park feeding the skilled workforce of the area, providing high value jobs it focuses on the development of energy, environmental, advanced manufacturing, and automotive focused businesses. The Science Park sees itself as a nationally renowned area of excellence and part of the national and international business infrastructure that will be at the forefront of change in the manufacturing industry.
212. Enterprise Zone status offers a mix of Business Rate Discounts and Enhanced Capital Allowances to new occupiers and supports the Park’s growth aspirations. Thornton Science Park seeks to move away from restrictive land uses with a strategy for growth as a recognised incubator for growth and working beyond the existing Science Park area over the course of the plan period. Thornton Science Park is also planning to develop a Masterplan for future development, jointly covering the Peel sites at Ince.
7.3 Public Transport
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213. Provision of suitable public transport and cycling access and investment in railway station infrastructure is essential to support student and job growth across Stanlow, particularly to New Bridge Road to the West and Thornton Science Park to the East.
214. With significant employment sites and potential opportunities in the area public transport opportunities are few. At present the No.36 bus runs along the A5117 to the south and to Thornton Science Park, with no other services around significant employment sites
215. The major densities of employment population are to the west in the New Bridge Road area and to the east in the Thornton area. Development contributions have never been pooled to focus on transport upgrades and have always been piecemeal. The University of Chester advise that Thornton Science Park currently is bussing in 600 students per day, and the growth targets up to 1200 per day. At present this is via private hire coaches. Jobs growth is to target 2-3000 jobs on the Thornton Science Park campus alone. The wider Stanlow area will be significantly higher. Over the plan period it will be necessary to plan for improved transport links.
216. In addition, the education and research potential at the Thornton Science Park Campus leads to the potential of significant student population rises in the Ellesmere Port area over the Plan Period. As such it is recommended that transport contributions, particularly for bus, pedestrian and cycle access are pooled for infrastructure improvements and viability of such transport options be investigated in the Stanlow area.
217. Railway station infrastructure and access within the Stanlow SPA remains poor and limited, and in in light of the above, a review of rail capacity and access would be recommended over the Plan Period, potentially in line with the masterplanning of Thornton Science Park.
7.4 Market Demand 218. The market review indicates that more industrial occupiers have a preference for ready built space. In response, there is some enthusiasm to undertake speculative development, for example at Cloister Way and Helix Business Park but viability and risk remains a constraint to delivery. There may be potential to support speculative development on Enterprise Zone sites through rental guarantees or supporting finance. The area should be promoted as an employment location and support delivery of speculative development. There is also scope to raise the market profile of the area as an employment location beyond the sub-regional market.
7.5 Developer Contributions 219. If the Council was to introduce a Community Infrastructure Levy (CIL), CIL receipts could be spent within the Stanlow SPA if they were spent on community infrastructure projects included in the regulation 123 list. No infrastructure projects for the Stanlow SPA are currently included on the Council’s draft regulation 123 list and therefore it is recommended that relevant infrastructure projects are identified for the area. Examples of potential highway and infrastructure improvements highlighted in the course of preparing this report include: Reinvestment in station infrastructure for Stanlow and Thornton Railway Station required to cater for student accommodation in Ellesmere Port Improved cycle access through the Stanlow area (currently only available by special permission) Pool Lane road bridge is narrow and unsuitable for two way traffic whilst carrying significant HGV use as the main industrial access point or Thornton and Elton Improved bus service from east and west for improved employment and educational access Bridges Road bridge under railway is of restricted height, limiting access
7.6 Proposed Land Uses 220. Long term development of the area should reinforce existing energy infrastructure and especially bringing in new research and appropriate energy developments that can be suitably accommodated on site with appropriate infrastructure without prejudicing surrounding uses. The Thornton Science Park and Ince area is expected also be subject to a Masterplan to determine layout and land uses in these areas which overlap with Stanlow SPA. Higher Education, Research and Development Industrial and storage and Distribution – B1/B2/B8 Refinery and new energy development The energy-related sector and potential growth for Stanlow being primarily based on hydrocarbon- based (oil) processing, storage and distribution, energy from waste, and new energy such as wind
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turbines and storage associated with such uses. It offers significant growth potential with opportunities to exploit synergies with emerging energy forms and development activity.
7.7 HSE Zones 221. Innospec HSE Zone has been amended to avoid blight to surrounding sites – the Council amended this with the HSE – and was an intermediary between landowners and the HSE to revoke a number of other hazard zones. In summary the key changes were to the following zones: Innospec revised (reduced) Calor Gas (extinguished) Former Cabot Site (extinguished) A number of hazard zones in the Ellesmere Port area were subject to review as in some cases historic industries are decommissioned and no longer located there. This rather than resulting in additional risk to the public can potentially inhibit successive land uses. The revocation of such zones can often take time to be implemented and this can often take some time before being reflected on updated mapping data from the HSE.
222. It is recommended to undertake an ongoing programme of review and amendment to the HSE hazard zones in the area, as operational requirements may change over time. New land uses and research opportunities, specifically located around the Thornton Science Park and potential expansion areas should allow for a constructive dialogue with the HSE to ensure that land uses are not unduly restricted.
223. Based on the mapping data obtained, which shows the zones for all the HSE hazard zones (COMAH installations) within the SPA the following key observations are made:
224. All land to the east of Indigo Road, Bridges Road and Shellway Road (owned by Essar) falls within the Essar inner zone, which in itself places constraints to development on approximately 60 -70% of the SPA land area. Development would be restricted to development types DT1.1 and DT1.2: DT1.1, Workplaces (predominantly non-retail), providing for less than 100 occupants in each building and less than 3 occupied storeys; DT1.2, Parking areas with no other associated facilities (other than toilets).
225. The North West corner of the SPA (approximately 20% of the SPA land area) falls within the Innospec inner zone placing the same constraints on development as in 1. Taking into account the consultation zones of the other major hazard sites and pipelines, only a few small parcels of land bounded by Bridges Road to the north, Sankey Mill Road to the west and New Bridge Road to the South (approx. 10 – 15% SPA land area) fall within middle, outer, or are outside any consultation zone, allowing more sensitive developments to be considered (Sensitivity Levels 2,3,4).
Other Issues 226 In addition to the areas outlined above there are a number of other issues emerging from this Study: In view of the legacy of industrial uses in the Stanlow SPA, it is recommended that site investigations take place for proposals for change of use introducing new land uses It is recommended that a policy on Potentially Polluting Development (HAZ3 or equivalent) be retained in the Local Plan (Part Two). There are a number of environmental designations in and around the area, and protection of such assets, as well as public access where safe, practicable and without prejudice to the safe operation of the SPA should be promoted where possible. There are a number of historic site designations in the Stanlow SPA and the surrounding vicinity. Whilst these focus on the National Waterways Museum, Thornton le-Moors, and Ince, all of which ae adjacent to the SPA, it is noted that that area of archaeological potential by the museum extends into the SPA. There are also a smaller number of heritage assets within the SPA located at the Science Park. Development in the SPA should acknowledge and not prejudice the status of these designated areas.
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Appendix A
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Policy EMP2: Stanlow Special Policy Area, Ellesmere Port and Neston Local Plan, 2002 EMP2 Stanlow Special Policy Area
Within the Stanlow Special Policy Area (as defined on the Proposals Map) new industrial or office developments (Use Classes B1 - Office/light industry, B2 - General industry, B8 - warehousing) including potentially polluting development, may be permitted. The following criteria will be used to judge whether or not proposals are suitable for particular sites: i) Sensitive locations in the locality i.e. residential areas (including villages outside the Borough), commercial centres, areas or facilities attracting large numbers of visitors, SSSI, Green Belt, Conservation Areas should not be subjected to detrimental impacts arising from the appearance of the development or its potential for pollution or noise generation. ii) The appearance of the development should not detract from the visual amenity of the local area. Particular regard should be made to development within the M53/Shropshire Union Canal Corridor. iii) In the case of potentially polluting development, compliance with Policy HAZ3 will be required. iv) The proposed development should not conflict with the continuing operation of existing industries in the Special Policy Area nor with other Local Plan policies and allocations. v) The use and the design of the buildings proposed should be consistent with their location in a hazard consultation zone.
vi) The use, design and location of any plant and buildings should have regard to the Areas of Flood Risk identified by the Environment Agency. vii) The traffic and transport requirements generated by the use including freight and access by employees and visitors should be satisfactorily accommodated both on the site and by the surrounding road network. Non-road and public transport facilities should be used whenever possible. viii) If the use, size, nature and proposed location of the development is judged by the Local Planning Authority to be likely to generate significant environmental effects and it falls within the defined categories under the Regulations then an Environmental Assessment will be required. Reasons/Explanation
Closures and reduced demand for land for the oil and petro-chemicals industries have led to the availability of significant areas of land within the Stanlow Special Policy Area with ready access to the railway, canals and M53 motorway. The extent and distribution of the land available within the Special Policy area means that in general this is the most suitable location within the Plan Area to accommodate hazardous and potentially polluting industry (see Policy HAZ3). However not all available land will be suitable for these particular industrial uses. Office and light industrial (B1), other general industrial (B2) and warehousing (B8) uses should also be accommodated in this area. In January 1996, 42 hectares (104 acres) of land were immediately available for development within this area. The potential environmental impact of any proposed development, including visual appearance, will be the most significant consideration in deciding the suitability of any particular site within the Special Policy Area for the use proposed. A distinction will be drawn in the operation of this policy between sites within the heart of the complex and those on the boundaries of the complex where greater care is required with regard to the potential impact of developments. In the area alongside the M53 motorway, for example, proposals will be considered against the M53/Shropshire Union Canal Corridor Supplementary Planning Guidance and the Development Briefs for the Newbridge Road, Lees Lane and Bridges Road industrial sites. Particular care will also be needed to protect the visual amenity of the surrounding settlements of Ince, Elton and Thornton-le- Moors with, for example, tree planting. The overall impact of any development on land, air or water pollution will be considered regardless of its location. Part of the area covered by this policy is identified by the Environment Agency as being at risk from flooding. Within this area developers will be required to take appropriate flood protection and mitigation measures for all new development, intensification of development or land raising works. Flood risk areas are shown in the Background Documents to this Local Plan. These are already subject to protection measures to avoid flooding. The Town and Country Planning (Assessment of Environmental Effects) Regulations 1988 implement a European Community Directive. They also identify two categories of projects - those which must have an environmental assessment and those which can be required to have an environmental assessment if the Local Planning Authority considers that the proposal is likely to generate significant effects on the environment. Oil refineries and the disposal of toxic waste fall into the first category, chemical, food, textile and rubber industries and non-toxic waste disposal fall into the second category.
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Not all of the vacant land within the Stanlow Special Policy Area is appropriate for re-use for development. In some cases undeveloped land must, or should, be retained to create a visual or environmental buffer around existing installations. In these areas tree planting as part of the Mersey Forest will be encouraged as will the commercial use of forestry and coppicing (e.g. the commercial cropping of hazel to produce a renewable energy source). The scope for accommodating other uses in this area is covered in other policies of this plan e.g. for ‘bad neighbour’ leisure uses such as motor cycle scrambling, paintball combat (see Policy REC6). Refer to Policies: ENV1, ENV2, ENV3, ENV4, ENV10, ENV11, ENV12, HAZ1, HAZ2, HAZ3, HAZ4, REC6, TRANS1, TRANS3, TRANS6.
Excerpt from Ellesmere Port and Neston Local Plan showing boundary of EMP2 Policy Area, Adopted 2002
Ellesmere Port and Neston Borough Council Local Plan Retained Policy Policy HAZ3 Potentially Polluting Development Industrial development that is potentially polluting will be permitted within the Stanlow Special Policy Area (as defined on the Proposals’ Map under EMP2), and elsewhere only extensions to existing industrial development that is potentially polluting will be permitted, both subject to the following criteria: i) That such development is not adjacent to residential or other land uses that may be sensitive to potentially polluting uses, ii) That any adverse impact on the environment and on the amenity of local residents and other persons is minimised iii) That the best available techniques not entailing excessive cost are implemented to minimise the risk and effects of any potentially harmful emissions. Applications to re-locate existing potentially polluting plant currently existing within the Borough to less sensitive locations will be considered favourably, subject to the criteria above.
Cheshire District Local Plan Policy EC7 Stanlow Petrochemicals Complex
Within that part of the Stanlow complex in the plan area new industrial or office development (Use Classes B1, B2 and B8) will be permitted subject to the following criteria being met:
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the proposal would not have an unacceptable impact on sensitive locations in the surrounding area such as residential developments, commercial centres, areas or facilities attracting large numbers of visitors, Sites of Special Scientific Interest, the Green Belt and conservation areas the appearance of the proposal does not detract from the visual amenity of the surrounding area, particularly within the M53/Shropshire Union Canal corridor the proposal meets the requirements of Policy ENV 60 and Policy ENV 61 the best available techniques are employed to minimise the impact, both in the immediately surrounding and wider areas, of the risk and effects of any potentially harmful emissions onto the land or into the air and water the use, design and location of any plant and buildings has regard to areas of flood risk identified by the Environment Agency traffic and transport requirements generated by the use, including freight and access by employees and visitors, utilise non-road facilities where possible
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Appendix B
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Site Selection Template
Site Ref: Site Name:
Address . Grid Ref (X) Grid Ref (Y) .
Size . ha (xx acres) . Greenfield site Agricultural, partly developed for unconventional gas extraction Current Use
Description . Site/premises description including scale, former/current use etc. . Surrounding uses/context . Any proposals, constraints, opportunities etc. . Site marketed?
Ownership . Agent . . Planning Context
Condition . If relevant/known
Proposals . Land owner or otherwise
Opportunities . E.g. Retain and convert / Demolish and redevelopment Potential uses – . Land Use . sqm floorspace (if retail, employment or commercial) . type and quantity of resource (if mineral) . type of facility (if waste management) . proposed uses (if mixed use) . Market Demand/Attractiveness
Constraints . Site Access/Infrastructure . Hazards/Designation s . Flood Risk . Topography - . Assumed all utilities available Distance to . Distance to Railway . Highways Motorway (Km) (Km) Distance to Primary . Distance to Bus Stop . Route (Km) (Km) Delivery . Leave to market / direct delivery Mechanism . Any support/funding available? Any already been received?
Phasing . Availability ___ years . Recommendations Summary
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. Explanation/Justification
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Appendix C
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Site Selection Shortlist
Site Ref: 1 Site Name: Cloister Way 1
Address . Cloister Way off New Bridge Road, Grid Ref (X) 341495 Ellesmere Port, CH65 4EL Grid Ref (Y) . 376154
Size . 0.97 ha . Cleared brownfield site Current Use
Description . Cleared brownfield site with good visibility to Bridges Road/Cloister Way . Surrounded by industrial uses . Site currently marketed for development by CWAC . Site benefits from Cheshire Science Corridor Enterprise Zone Status
Ownership . Cheshire West and Chester Council Agent . Cheshire West and Chester Council . PH/3/0.8722. Use of site for mixing and storing Agricultural chemical Liquid Fertiliser and Planning construction of Lagoon. Withdrawn/ deemed refused. Feb 1985. Context . PH/3/13.030. Reclamation of Former Industrial Site for Purposes of (B1 B2 B8). Granted. Jan 1991. . Ground conditions unknown although assumed some contamination from historic uses. Further Condition investigations may be required.
Proposals . Site actively marketed for industrial/distribution uses with capacity to deliver in the order of 36,000 sq ft (3,250 sq m) of new floorspace
Opportunities . Development for industrial/warehousing use . Should be attractive to the market given positioning within the New Bridge Road area of Ellesmere Port and in light of recent similar developments on other sites along Cloister Way. . Site benefits from Enterprise Zone status allowing new occupiers to benefit from up to 100% Business Rate Discount for five years - an attractive financial proposition
Constraints . Site Access/Infrastructure- The site is accessible by private vehicle, and is a relatively accessible distance from a Bus Stop. It is inaccessible from the railway station. . Site also falls within the M53/Shropshire Union Canal Corridor and also within the Mersey Forest area. . Hazard Zones – site sits within outer zone of Cabot Carbon and Essar Hazard Zones as well as the inner/medium zones of Innospec Hazard Zone . Designations- The site is approximately 340 metres to the north east from a Grade II listed structure.
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. Flood Risk- The whole Site is located in Flood Zone 1- minimal risk considered.
. Topography – site is level . Assumed all utilities available Distance to . 2.0 Distance to Railway . 2.0 Highways Motorway (Km) (Km) Distance to Primary . 2.0 Distance to Bus Stop . 0.8 Route (Km) (Km) Delivery . Council likely to bring forward in line with market demand and occupier requirements Mechanism
Phasing . Short Term
Contact . Main site contact – Cheshire West and Chester . Recommendation – Add to short list Summary
. Cleared site suitable for employment development. Availability is demonstrated by its active marketing by single public sector owner, CWAC. Should be attractive to market and viable supported by EZ status and identification of end user.
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Site Ref: 2 Site Name: Cloister Way 2
Address . Cloister Way off New Bridge Road, Grid Ref (X) 341276 Ellesmere Port, CH65 4EL Grid Ref (Y) . 376030
Size . 1.09 ha . Cleared brownfield site Current Use
Description . Cleared site in single private sector ownership . Surrounded by general industrial uses . Site has planning permission for 40,000 sq ft industrial unit but close to expiry . Actively marketed by Legat Owen . Site benefits from Cheshire Science Corridor Enterprise Zone Status
Ownership . Andrews Properties Agent . Legat Owen . PH/3/13.030. Reclamation of Former Industrial Site for Purposes of (B1 B2 B8). Granted. Jan Planning 1991. Context . 13/04475/ OUT. Development of 2 no.units (commercial) (B2/B8 units) totalling 40,000 sq ft to include ancillary office accommodation within each unit. Approved. Jan 2014. 16/01526/REM approval of reserved matters pending decision. Close to expiry. . P/2007/101/ST/858. Erection of an Industrial unit with offices, waste area, car parking, access and associated works. Condition . Ground conditions unknown although assumed some contamination from historic uses. Further investigations may be required.
Proposals . Actively marketed with planning permission for 40,000 sq ft of new industrial space
Opportunities . Development for industrial/warehousing use . Should be attractive to the market given positioning within the New Bridge Road area of Ellesmere Port and in light of recent similar developments on other sites along Cloister Way. . Site benefits from Enterprise Zone status allowing new occupiers to benefit from up to 100% Business Rate Discount for five years - an attractive financial proposition . Owners have indicated some viability risk associated with speculative development
Constraints . Site Access/Infrastructure- The site is accessible by private vehicle, and is a relatively accessible distance from a Bus Stop. It is inaccessible from the railway station. . Site also falls within the M53/Shropshire Union Canal Corridor and also within the Mersey Forest area. . Hazard Zones – site sits within outer zone of Cabot Carbon and Essar Hazard Zones as well as the inner/medium zones of Innospec Hazard Zone
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. Designations-The Site is approximately 120 metres to the north-east from a Grade II listed structure. . Flood Risk- The whole Site is located in Flood Zone 1- minimal risk considered. . Topography - . Assumed all utilities available Distance to . 2.3 Distance to Railway . 2.3 Highways Motorway (Km) (Km) Distance to Primary . 2.3 Distance to Bus Stop . 1.1 Route (Km) (Km) Delivery . Pro-active private sector land owner likely to deliver in line with market Mechanism
Phasing . Short term . Recommendation – Add to short list Summary
Cleared site suitable with extant planning permission for employment development. Availability is demonstrated by its active marketing by single pro-active private sector owner. Should be attractive to market and viable supported by EZ status and identification of end occupier.
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Site Ref: 4 Site Name: Dutton Green, Little Stanney
Address . Dutton Green, Little Stanney Grid Ref (X) 342013 Grid Ref (Y) . 375099
Size . 0.65 ha . Brownfield / Clear site – none Current Use
Description . Cleared brownfield site . Surrounded by industrial uses . Site currently marketed for development by CWAC . Site benefits from Cheshire Science Corridor Enterprise Zone Status
Ownership . Cheshire West and Chester Agent . Cheshire West and Chester Council Allocated Employment Site (policy EC2 of the Chester District Local Plan) – B1, B2, B8 Planning
Context Detailed permission for industrial units 07/00320/FUL. Construction of 4 light industrial units with associated parking. Approved. May 2007
Condition . Ground conditions unknown although assumed some contamination from historic uses. Further investigations may be required.
Proposals . Site actively marketed for industrial/distribution uses with capacity to deliver in the order of 3,100 sq ft (280 sq m) of new floorspace
Opportunities . Development of industrial (B2) use . Should be attractive to light industrial occupiers . Site benefits from Enterprise Zone status allowing new occupiers to benefit from up to 100% Business Rate Discount for five years - an attractive financial proposition
Constraints . Relatively small scale employment site limits scale of development . Site Access/Infrastructure . Serviced . Hazard Zones – Site falls within outer zone of Argent Energy Hazard Zone and Inner Zone of Essar Oils UK Hazard Zone. . Designations - The site is approximately 100 metres to the south of a Local Wildlife Site . Flood Risk- The majority of the site is located within Flood Zone 3- see Strategic Flood Risk Assessment, flood alleviation scheme present . Topography - Development will need retaining wall to account for change in levels
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. Assumed all utilities available Distance to . 1.1 Distance to Railway . 3.5 Highways Motorway (Km) (Km) Distance to Primary . 4.4 Distance to Bus Stop . 1.8 Route (Km) (Km) Delivery . Council likely to bring forward in line with market demand and occupier requirements Mechanism
Phasing . Short term . Recommendation – Short list Summary . Cheshire West and Chester considering the potential for new link Road with the A5117.
Cleared site suitable for employment development. Availability is demonstrated by its active marketing by single public sector owner, CWAC. Should be attractive to market and viable supported by EZ status and identification of end user.
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Site Ref: 5 Site Name: Rushtons
Address . New Bridge Road Grid Ref (X) 341674 Grid Ref (Y) . 375147
Size . 0.88ha . Clear site – none / Brownfield Current Use
Description . Cleared brownfield site in Council ownership
Ownership . Cheshire West and Chester Agent . n/a
Planning Ellesmere Port and Neston Local Plan policy EMP1- B1/B2/B8Within the Mersey Forest (ENV10); Context Within M53/ Shropshire Union Canal (ENV11); Adjacent to Cycleways (TRANS4); Adjacent to Urban Green Network (ENV8)
P/2003/101/ST/742. Construction of proposed glass manufacturing plant with offices, car parking and associated works. Granted. Nov 2003.
Condition . Ground conditions unknown although assumed some contamination from historic uses. Further investigations may be required.
Proposals . None known
Opportunities . Development for general industrial uses . Site benefits from some visibility to M53
Constraints . Site Access/Infrastructure Site overlooked by M53, no other constraints but access difficult because of surrounding road alignments
Site also falls within the M53/Shropshire Union Canal Corridor . Hazard Zones – Site falls adjacent to Essar Oils UK Hazard Zone and within Middle Zone of Air Products UK Hazard Zone. . Designations- Former scrapyard- highly contaminated. Not serviced. The site is located approximately 300 metres to the south west of a Local Wildlife Site . Former scrapyard – highly contaminated
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. Not serviced . Flood Risk- Entire site located in Flood Zone 1- minimal risk considered . Assumed all utilities available Distance to . 0.8 Distance to Railway . 3.6 Highways Motorway (Km) (Km) Distance to Primary . 4 Distance to Bus Stop . 2 Route (Km) (Km) Delivery . Council to bring forward in response to market requirements Mechanism
Phasing . Medium term . Recommendation – short list Summary . Cheshire West and Chester considering the potential for new link Road with the A5117. . Elevated position therefore requires high quality design. Identified in Ellesmere Port Strategic Regeneration Framework. . Site currently sits outside the Stanlow SPA boundary. Recommend that it is included within the boundary as an appropriate land use.
. Cleared site suitable for employment development. Availability is likely to be in the medium term but is supported by a single public sector owner, CWAC. Should be attractive to market and viable in the medium to long term.
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Site Ref: 6 Site Name: Cloister Way (Burmah site)
Cloister Way, Stanlow, Ellesmere Address Grid Ref (X) 341283 . Port Grid Ref (Y) . 376198
Size . 10.05 ha . Cleared site – Brownfield Current Use . Eastern half of the site has been developed for general industrial uses Description . Part developed, part cleared brownfield site ready for development . Surrounded by relatively modern general industrial uses
Ownership . Cheshire West and Chester Agent . N/A
Planning . 09/20028/FUL Industrial building with associated offices (Class B2) and associated works. Context Granted. Jul 2009. . P/2008/101/ST/232 Erection of Manufacturing unit with offices, workshop, storage, sub-station and associated works (use class B2/B8) . 15/02357/FUL. Proposed storage warehouse and spray booth custom facility and new access. Approved. Sep 2015.
Condition . Ground conditions unknown although assumed some contamination from historic uses. Further investigations may be required.
Proposals . Non known
Opportunities . Develop remainder of the site for employment development
. Recent developments in the Cloister Way area suggest that the remainder of this site could be attractive to industrial occupiers
Constraints . Site Access/Infrastructure . Visible from M53 . Hazards . Designations - Within the Mersey Forest (ENV10); Within M53/ Shropshire Union Canal (ENV11); Adjacent to Urban Green Network (ENV8); Adjacent to Cycleways (TRANS4) . No issues – site remediated Site serviced footpath requires diversion; Electricity pylons cross the front of the Site. Access to the closest motorway junction is constrained by a low, narrow bridge.
. Flood Risk- The entire site is located in Flood Zone 1- minimal risk considered . Topography -
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. Assumed all utilities available Distance to . 1.8 Distance to Railway . 2.6 Highways Motorway (Km) (Km) Distance to Primary . 5.7 Distance to Bus Stop . 1 Route (Km) (Km) Delivery . Leave to market Mechanism
Phasing . Short term . Recommendation – short list remainder of the site Summary . Developers must contribute to Mersey Forest (ENV10). Site part of the New Bridge Road . Regeneration Area, identified in Ellesmere Port Strategic Regeneration Framework. . Covered by New Bridge Road Area Development Framework.
. Site is suitable for development as demonstrated by the take up of the eastern parcel of the site. Remainder of the site is not marketed but cleared for development and in pro-active public sector ownership. Development should be achievable in the short term subject to attraction of an end user.
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Site Ref: 8 Site Name: Former Cabot Carbon Ltd
Lees Lane, Ellesmere Port, CH65 Address Grid Ref (X) 341505 . 4HT Grid Ref (Y) . 375781
Size . 18.98 ha
Current Use Clear site, remediation taken place/ brownfield
Description . Large, cleared and remediated site . Surrounded by general industrial uses . M53 bounds the site to the rear Bericote Properties Ltd and Cabot Ownership Agent . Turley Associates . Carbon Ltd
Planning . 12/04098/FUL Erection Of Distribution Building. Subject to s106 for contributions towards parking, Context bus service, off-site ecology and tow path improvements; Within the Mersey Forest area; Adjacent to Shropshire Union Canal . Planning application withdrawn in 2015
Condition . Land is understood to be remediated.
Proposals . Planning application for a distribution shed was withdrawn in 2015
Opportunities . Development for employment/distribution uses
. Has scale to deliver up to 1.2 million sq ft of industrial/distribution space . Remediated site ready for development . General Industrial/Business Area; . Heavy/Specialist Industrial Sites; . Warehouse/Distribution Park . Limited supply of large scale industrial/distribution sites within the sub-region in single ownership so should be attractive to the market . Site Access/Infrastructure- No constraints, Constraints . . Hazards/Designations- Remediated land serviced.
. Flood Risk- The majority of the site is in Flood Zone 1- minimal risk considered. . Assumed all utilities available Distance to . 1.2 Distance to Railway . 1.3 Highways
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Motorway (Km) (Km) Distance to Primary . 1.2 Distance to Bus Stop . 0.24 Route (Km) (Km) Delivery . Leave to market Mechanism
Phasing . Medium Term . Recommendation – Short list Summary . Part of New Bridge Road regeneration area. Identified in Ellesmere Port Strategic . Regeneration Framework and Draft New Bridge Road Development Brief.
. Suitable for development as demonstrated by planning applications and previous use. Site should become available in the short to medium term and could be achievable subject to attraction of identified end user.
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Site Ref: 9 Site Name: Pool Lane
Address . Pool Lane, Ince, Chester, CH2 4NX Grid Ref (X) 344827 Grid Ref (Y) . 376100
Size . 3.94 ha . Greenfield site Current Use
Description . Cleared site with good prominence to Pool Lane roundabout . Heavy industrial refinery uses adjoin site to west but Thornton Science Park to the south
Ownership . Essar Oil UK Agent . Bell Ingram . 13/05540/HAZ- Proposal for the storage of substance classified as dangerous for the Planning environment. Feb 2014. Consent. Context Condition . Ground conditions unknown
Proposals . Potential to be considered as longer term extension to Thornton Science Park as part of a wider site masterplanning process
Opportunities . Development for a mix of potential employment uses . Site benefits from reasonable scale and visibility to Pool Lane roundabout . Could be attractive to the market in the longer term, potentially as an extension to Thornton Science Park
Constraints . Site Access/Infrastructure- Site considered to be well served by primary road routes. Close proximity to railway station, but service is poor. Motorway access is a further distance and more limited. . Access over narrow Pool Lane bridge is constrained, acting as a pinch point to heavy industrial traffic from Stanlow Oil Refinery . Hazards – sits within Inner Zone of Essar Oil UK Hazard Zone and adjacent to Shell Research Hazard Zone. Note the Shell Research Hazard Zone applies to the site that has since been transferred to the University. . Designations- A designated Conservation area is located adjacent and to north of the Pool Lane site. A Scheduled Ancient Monument site is located approximately 400 meters to the north, along with a number of Grade II and Grade II* listed structures. Two Locally Listed buildings and another Grade II listed building are located approximately 200 metres to the south of the site. . Flood Risk- The whole site is located in Flood Zone 1. Minimal risk considered. . Topography - Assumed all utilities available
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Distance to . 3.0 Distance to Railway . 1.2 Highways Motorway (Km) (Km) Distance to Primary . 1.5 Distance to Bus Stop . 0.7 Route (Km) (Km) Delivery . Leave to market Mechanism
Phasing . Long Term . Recommendation – Short List Summary . Suitable for employment development and available in the sense that the site is cleared and ready for development. Should be achievable in the longer term as a possible extension to Thornton Science Park or for another occupier.
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Site Ref: 10 Site Name: Blending Site
Address . Thornton Science Park , Oil Sites Road, Grid Ref (X) 344353 Chester, CH2 4NS Grid Ref (Y) . 376179
Size . 13.16 ha . Partially cleared hydrocarbon processing site, featuring office building and ancillary small Current Use workshop buildings on extensive area of hardstanding. . Description . Site of significant scale in single private sector ownership (Essar) . Bound by rail-line/Oil Sites Road and surrounded by Stanlow heavy industrial operations
Ownership . Essar Oil UK Agent . Bell Ingram
Planning . 11/01792/HAZ. Proposal for the continuation of hazardous substances consent following a change Context in control of part of the land. Oct 2011. Consent, . 13/05540/ HAZ. Proposal for the storage of substance classified as dangerous for the environment. Feb 2014. Consent. . 14/04259/ DEM. Proposal for demolition of steel and concrete framed industrial buildings comprising the Shell Bulk Blending Unit, ancillary buildings, tanks, vessels, pipework and plant. Nov 2014. . P/95/101/ST/86- New site entrance car park extension/ vehicle storage distribution office. Feb 1995 . P/99/101/ST/158- Extension for Warehouse Usage. Jun 1999. Granted. . PH/3/0.8167. Construction of site roads for new lubricating oil blending plant. Apr 1984. Granted. Condition . Ground conditions unknown
Proposals . Understood to be surplus to Essar requirements and decommissioned. Office building operating with skeleton staff, potentially to be refitted . Potential to be considered for new uses associated to Essar refinery use.
Opportunities . Development for industrial/distribution uses . Not currently available to the market but would suit employment uses . There is a shortage of sites of this scale in single ownership across the sub-region
Constraints . Site Access/Infrastructure- Site not well served by public transport links, with railway station nearby unusable due to station access and scheduling. Motorway access is a further distance and more limited. . Access over narrow Pool Lane bridge is constrained, acting as a pinch point to heavy industrial traffic from Stanlow Oil Refinery . Site is adjacent to railway line
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. Site falls within the restricted operational area of Essar, with security restrictions, but as it is at the edge of the operational area, there is potential for non-Essar land uses. . Hazards/Designations- A Scheduled Ancient Monument site is located approximately 500 meters to the north east of the Blending Site, along with a number of Grade II and Grade II* listed structures. Two Locally Listed buildings and another Grade II listed building are also located approximately 500 metres to the south- east of the site. . Flood Risk- The whole site is located in Flood Zone 1. Minimal risk considered. . Topography . Assumed all utilities available . Likely to require significant remediation given historic use of the site – this will impact upon viability and market attractiveness of the site Distance to . 3.8 Distance to Railway . 0.7 Highways Motorway (Km) (Km) Distance to Primary . 2.0 Distance to Bus Stop . 1.7 Route (Km) (Km) Delivery . Leave to market Mechanism
Phasing . Long Term . Recommendation – Short List Summary . Essar site of approx. 131,600 sqm proposed for demolition following sale of site by Shell to Essar. It is understood that Essar did not want to develop the site, although offices at the site are understood to have ben retained for use by Essar, whilst the rest of the site was to be cleared. This site is significant in size, similar to the Thornton Science Park, and is additionally located close by to the Science Park on the edge of the Essar Operational Area.
. Suitable for employment uses given historic use of the site and some site clearance suggests availability for development in the longer term. Achievability/viability could be constrained by land owner aspirations and the high costs of remediation which is likely to be required. Site is currently broadly surplus to requirements and could become available over the Plan Period to uses associated or compatible with Essar’s operations.
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Site Ref: 14 Site Name: Stanney Green North
Address . East of New Bridge Road, Stanney Green Grid Ref (X) 342173 North, CH2 4SA Grid Ref (Y) . 375151
Size . 5.90 ha . Unused Current Use
Description . Vacant site overgrown with scrub and pond area. . Grid layout indicates foundations for historic petrol storage land use.
Ownership . Essar Oil UK Agent . Bell Ingram . 12/0411/HAZ Storage of 4 tonnes of a substance classified as very toxic to the aquatic Planning environment. Consent. Dec 2012. Context . 12/04285/HAZ Storage of 2,953,866 tonnes of substances classified as dangerous. Withdrawn. Apr 2013. Condition . Ground conditions unknown although assumed some contamination from historic uses. Further investigations may be required.
Proposals . Non known
Opportunities . Development of new industrial estate uses in support of hydrocarbon industry uses or potentially as part of New Bridge Road corridor of industrial and storage/distribution uses . Market Demand/Attractiveness - as an undeveloped site with no known services or infrastructure, site would be of limited interest to a number of potential users. The site is of most interest to potential users to develop new land uses.
Constraints . Site Access/Infrastructure The A5117 Link Road report undertaken by AECOM in 2014 allowed for the development of a number of sites, of which this is one. It is understood that landowner Essar require access to pipelines and the gas main in this area. The development of this site would therefore appear to impose logistical issues for Essar. Additionally the jet fuel pipeline for Manchester Airport and Liverpool Airport passes through the path of the proposed A5117 Link Road corridor, which would significanty impact any development potential of the link road corridor.
. Hazards/Designations- The site is located directly to the south of a Local Wildlife Site . Flood Risk- The majority of the site is located in Flood Zone 3- significant risk considered. . Topography . Assumed all utilities available Distance to . 2.5 Distance to Railway . 2.3 Highways Motorway (Km) (Km)
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Distance to Primary . 1.2 Distance to Bus Stop . 1.7 Route (Km) (Km) Delivery . Leave to market / direct delivery Mechanism .
Partners . Owner/local authority/other
Phasing . Long Term
Contact . Land Owner . Recommendation – Leave to market for development potential. Site has potential for access via Summary Dutton Green off New Bridge Road and could add to capacity of New Bridge Road development corridor.
. Explanation/Justification – However, potential pollution and mitigation requirements, as well as infrastructure requirements inhibit development potential in the short term.
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Site Ref: 21 Site Name: Helix Business Park/Redsun Site
Address . Helix, land east New Bridge Road, Ellesmere Grid Ref (X) 341969 Port, CH65 4LT Grid Ref (Y) . 375496
Size . 2.30 ha . Cleared brown field site Current Use
Description . Cleared and marketed site ready for employment development . Surrounded by other industrial sites and premises . Frontage and access direct from New Bridge Road
Ownership . Redsun Developments Agent . Legat Owen . Application Number: 15/04279/FUL permission granted on 24/03/2016 for Phase 1 comprising 6 Planning Industrial Units with class use B1, B2, B8 totalling 51,500 sq ft with new vehicular access, Context associated car parking and service yard
Condition . Ground conditions unknown
Proposals . Pro-active private land owner has obtained planning permission and is marketing the site for employment development. Units will be build speculatively for sale or let. Total site capacity is in the order of 100,000 sq ft. . Enterprise Zone site enables new occupiers to claim up to 100% Business Rate Discount for 5 years
Opportunities . Employment development . Modern general industrial uses . Willingness of developer to bring forward speculatively suggests good market demand from end users . Financial benefits offered through EZ status will further support market attractiveness of the site
Constraints . Site Access/Infrastructure- The site is moderately accessible by private vehicles. It is a distance from railway and bus services. . Hazards/Designations- The site is located approximately 450 metres to the north-east from a Grade II listed structure . Flood Risk- The site is located in Flood Zone 1- minimal risk considered . Topography . Assumed all utilities available Distance to . 1.9 Distance to Railway . 2.5 Highways
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Motorway (Km) (Km) Distance to Primary . 1.5 Distance to Bus Stop . 1.3 Route (Km) (Km) Delivery . Leave to market Mechanism
Phasing . Short Term . Recommendation – Short List Summary
. Deemed to be suitable, available and achievable for employment development given planning permission for development, pro-active marketing and willingness by the land owner to bring forward speculatively.
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Site Ref: 22 Site Name: New Port Business Park
Address . Newport Business Park, New Bridge Road, Grid Ref (X) 341731 Ellesmere Port, CH65 4LY Grid Ref (Y) . 375430
Size . 6.47 ha (16 acres) . Floor space - 250,275 sq ft (22,750 sq m) . Cleared development site Current Use . . Surrounded by general and light industrial land and premises including modern hybrid units at Description New Bridge Business Park . Good frontage to New Bridge Road . Actively marketed for employment uses . Benefits from First Year Enhanced capital Allowances through status as an Enterprise Zone site
Ownership . Cheshire West and Chester Council . Agent .
Planning P/2005/101/ST/265 Erection of 9 Industrial units parking, landscaping and associated works to provide Context 13 additional industrial development plots. Grant conditional. Jun 2005.
Condition . Ground conditions unknown
Proposals . Actively marketed for employment uses.
Opportunities . Development of Advanced Manufacturing or Environmental Technologies . Immediately available for development . Enhanced Capital Allowances support available through EZ status . Immediately available for Super Fast Broad Band connection . Site actively marketed and ready for development. EZ status should help improve market attractiveness.
Constraints . Site Access/Infrastructure- The Site is moderately accessible by private vehicles. It is a distance from railway and bus services. . Hazards/Designations- The site is located approximately 250 metres to the north-east from a Grade II listed structure. A pipeline runs across the south of the Site which has the potential to act as a constraint. . Flood Risk- The site is located in Flood Zone 1- minimal risk considered . Topography – level site with small bunds to central site area and small scattered woodland amngst scrub.
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. Assumed all utilities available Distance to . 2.0 Distance to Railway . 2.5 Highways Motorway (Km) (Km) Distance to Primary . 1.5 Distance to Bus Stop . 1.3 Route (Km) (Km) . Leave to market Delivery Mechanism . Short Term Phasing . Recommendation – Short List Summary
. Suitable and available for employment uses as demonstrated by active marketing of the site. Financial benefits offered as part of EZ status should enhance the financial viability of development and attractiveness to an end occupier(s)
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Site Ref: 24 Site Name: Bridges Road
Address . Bridges Road, adjacent to Garth Road, Grid Ref (X) 342044 Ellesmere Port Waste Recycling Centre, Grid Ref (Y) . 376111 CH65 4EL
Size . 1.22 ha . Vacant site Current Use
Description . Adjacent to Garth Road Waste Recycling Centre
Ownership . Unknown Agent . Unknown . 13/01638/FUL Construction of Research and Development facility together with materials Planning recycling, recovery and processing with associated tank farm, storage buildings, car parking and Context associated works.
Condition . Vacant scrub land
Proposals . Non known
Opportunities . Opportunity for new industrial or depot use. Owing to waste management site use nearby, it could be employed for an associated use or an energy use. . Market Demand/Attractiveness may be constrained by proximity to Garth Road Waste Recycling Centre given potential for noise and/or air pollution
Constraints . Site Access/Infrastructure- The site is a distance from highways and public transport routes . Hazards – Site sits within Inner Zone of Veoloia ES Cleanaway Hazard Zone site sits within Essar Oil UK Hazard Zone . Designations- There are no environmental or heritage designations in proximity to the Site. . Flood Risk- The whole site is located in Flood Zone 3. Significant risk considered. . Topography – site is flat but with disturbed ground from former land uses . Assumed all utilities available . Adjoining uses – Waste recycling facility Distance to . 2.5 Distance to Railway . 2.4 Highways Motorway (Km) (Km) Distance to Primary . 2.5 Distance to Bus Stop . 1.2 Route (Km) (Km) Delivery . Leave to market
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Mechanism
Phasing . Long term . Recommendation – Short List Summary . Site is open and available, with surrounding industrial, depot, storage and distribution land uses, as well as an adjacent household waste recycling facility.
. Explanation/Justification - The site therefore has development potential but potential mitigation requirements are unknown and land uses are impacted upon significantly by surrounding land uses, particularly household waste recycling facility.
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Site Ref: 27 Site Name: South Road, Former Simms Recycling
Address . Fomer Simms, South Road, Ellesmere Port, Grid Ref (X) 341722 CH6 4LD Grid Ref (Y) . 376043
Size . 6.15 ha (15.2 acres) . Floor space - 136,593 sq ft (12,690 sq m) . Existing employment use with some vacant cleared land Current Use
Description . Marketed employment site already in active use in part . Surrounded by general industrial land and premises . Enterprise Zone site offering First Year Enhanced Capital Allowances . Simms . Agent . Cushman & Wakefield Ownership . Planning permission in place (3/P/2008/111/ST/634) for change of use of former Hoyer UK Planning chemical factory to B2, electrical equipment recovery and refurbishment and scrap metal recovery Context uses. . Ready for Commercial Occupancy Immediately Condition . Development of Advanced Manufacturing or Environmental Technologies Proposals . Development for employment uses Opportunities
. Enhanced Capital Allowance support available through EZ status . Immediately available for Super Fast Broad Band connection
. Actively marketed and understood to have generated a number of enquiries. . Financial benefits offered through EZ status further supports market attractiveness.
. Site Access/Infrastructure- The Site is moderately accessible by private vehicle. It is less Constraints accessible by public transport.
. Hazards/Designations- The Site is not in proximity to any environmental or heritage designations. . Flood Risk- The majority of the Site is located in Flood Zone 3- significant risk considered. . Topography - . Assumed all utilities available Distance to . 2.1 Distance to Railway . 2.0 Highways Motorway (Km) (Km) Distance to Primary . 2.1 Distance to Bus Stop . 1.5 Route (Km) (Km)
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Delivery . Leave to market Mechanism
Phasing . Short Term . Recommendation – Short List Summary
. Suitable and available given existing use, planning position and marketing of the site. Development should be achievable and viable subject to attraction of an end user(s)
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Site Ref:28 Site Name: Thornton Science Park Development Zones 1 - 3
Address . Thornton Science Park, Cheshire CH2 4PS Grid Ref (X) 344814 Grid Ref (Y) . 375722
Size . 9.31 ha (23 acres) . Floor space -358, 470 sq ft (32,585 sq m) . University of Chester Faculty of Engineering Current Use . Offices, laboratories and open space . Partly vacant and unused land Description . University of Chester Faculty of Engineering and private sector businesses within secure and landscaped business park . Mix of modern and mothballed premises . Signifcant areas of cleared brownfield land and sites requiring demolition . Bound by Stanlow Oil Refinery to the west . University of Chester Ownership Agent . . Proposed LDO to be adopted October 2016 Planning
Context
Condition . Former Shell research site, now forming Thornton Science Park . Mixed condition – some modern laboratory/office premises, some requiring refurbishment and others demolition and redevelopment
Proposals . Development of energy, environmental, advanced manufacturing, automotive focused businesses . Site wide masterplan to bring forward growth of the Science Park for University and private sector business growth
Opportunities . Retain modern premises and continue proposals for refurbishment/redevelopment of obsolete premises and sites for educational and employment uses . Enhanced Capital Allowances and Business Rate Discounts support available through EZ status . Immediately available for Super Fast Broad Band connection . Proximity and opportunity to work collaboratively with University is an attractive proposition to a number of business sectors . Site security is an advantage to some industries
Constraints . Site Access/Infrastructure- The site is in an accessible location via private vehicles, and is relatively accessible by bus travel. It is less accessible to a railway station. . Hazard Zones – Site sits within Inner Zone of Essar Oil UK Hazard Zone and Inner/Middle/Outer Zones of Shell Research Hazard Zone. Note the Shell Research Hazard Zone applies to the site
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that has since been transferred to the University. . Designations- The sites are in proximity to two Locally Listed Buildings and one Grade II Listed Building within Thornton Science Park. The Listed buildings are currently subject to development proposals, so are unlikely to pose significant development constraints. A National Grid Electricity Overhead line is located 250 metres to the east of the Site. . Flood Risk- The whole Site is located in Flood Zone 1- minimal risk considered. . Assumed all utilities available . Demolition and remediation of some parts of the site Distance to . 2.5 Distance to Railway . 1.5 Highways Motorway (Km) (Km) Distance to Primary . 1.0 Distance to Bus Stop . 0.9 Route (Km) (Km) Delivery . Leave to market Mechanism
Phasing . On-going but Long Term for final completion . Recommendation – Short List Summary
. Suitable and available for higher education, research and associated employment land uses. Education land uses are impacted by hazard designations covering the area. Site opportunities are marketed to an extent and demand is understood to be responsive suggesting development is achievable.
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Site Ref: 29 Site Name: Ellesmere Port Waterfront Site 2
. CH65 4FW off Oil Sites Road – adjacent to Address Grid Ref (X) 340875 Junction 9 of M53 Grid Ref (Y) . 377109
Size . 1.65Ha (4.08 Acres) . Unused site adjacent to Manchester Ship Canal with access past adjacent industrial units off Oil Current Use Sites Road Description . Site/premises description including scale, former/current use etc. . Surrounding uses/context . Any proposals, constraints, opportunities etc. . Site marketed
Ownership . Cheshire West and Chester Council Agent . Legat Owen . Adjacent to historic dock and canal waterway Conservation Area Planning Context
Condition . Scrub land, appears to be in good condition Promoted as one of three sites being actively marketed for employment uses and leisure uses Proposals Adjacent to historic dock and canal waterway Conservation area. .
Opportunities . Waterfront boundary but still in SPA. Sufficiently far removed from the other two Ellesmere Port Waterfront sites to warrant employment only land use especially as it falls away from both historic dock yard and canal corridors and to the north of Oil Sites Road top the rear of existing industrial property. Potential uses – . 1.43 Ha site has potential for a range of employment uses from office to industrial . Market Demand/Attractiveness
Constraints . Site Access/Infrastructure – access directly off Oils Sites Road and adjacent to J9 of M53 . Hazards/Designations – none known beyond HSE Hazard Zones for wider Stanlow area . Flood Risk – nearby water bodies are canals . Topography - flat and accessible . Assumed all utilities available Distance to . 0.4km Distance to Railway . 0.9km (Ellesmere Highways Motorway (Km) (Km) Port Station)
Distance to Primary . 0.1km Distance to Bus Stop . 0.9km (Ellesmere
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Route (Km) (Km) Port Station)
Delivery . Leave to market Mechanism
Phasing . Availability immediate . Recommendation – Short List Summary
. Suitable for employment development and immediately available. Should be achievable subject to attraction of end user(S)
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Appendix D
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Planning History
Stanlow Special Policy Area Planning History
New Bridge Road
Site: App Ref: Date Date Decision: Proposal: Registered: Determined:
New Bridge P/2005/101/ST/265 01/04/05 28/07/05 Grant Erection of 9 Industrial Road Conditional Units Parking, Land At North Landscaping and of Shropshire Associated Works to Road Provide 13 Additional Ellesmere port Industrial Development Cheshire Plots CH65 4LT
Former Burmah PH/3/12.307 07/12/89 31/01/90 Grant Outline application for Castrol Site Off Conditional resin manufacturing Bridges Road plant with ass. warehouse, compound plant, distribution warehouse, tech centre, offices, ancillary.
Former Burma PH/3/12.243 23/10/89 20/12/89 Grant Roads, Drainage and Oil Refinery Conditional Earthworks for Bridges Road/ proposed future South Road industrial estate. Ellesmere Port
New Bridge P/2005/101/ST/895 09/11/05 06/02/06 Grant Erection of 4 Industrial Road Conditional Units for B1, B2 and B8 Land Opposite Use with Fencing and New Horizons Associated Works. House, Ellesmere Port, Cheshire, CH65 4LT
Land At Elm P/2006/101/ST/659 20/09/06 30/01/07 Grant 4no. Court Conditional Industrial/Warehouse New Bridge Units ( Class B1, B2 Road and B8 Use) (part Ellesmere Port retrospective) Fencing, Cheshire Gate and Associated Works
Land At Former 12/04098/FUL 11/09/12 10/04/15 Withdrawn Erection of distribution Cabot Carbon building with associated Ltd accesses, parking, Lees Lane landscaping and other Ellesmere Port associated works Cheshire
Cabot Carbon P/2001/101/ST/865 11/12/01 31/01/02 Grant Demolition of existing Ltd Conditional Redundant Buildings Lees Lane and Replacement with Ellesmere Port Single Storey Facilities Cheshire Building CH65 4HT
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Land At 11/05892/DIS 20/12/11 31/08/12 Details Application to Cloister Way Approved discharge conditions Ellesmere Port 4,5,6,11,16,18,19,20,24 Cheshire of planning permission 11-00461-FUL. Construction of manufacturing and office building (3754m2) (B2 Use Class), with associated infrastructure, ancilliary works and new sub- station
Land At 11/00461/FUL 02/02/11 25/04/11 Approved Construction of Cloister Way manufacturing and Ellesmere Port office building Cheshire (3754m2) (B2 Use Class), with associated infrastructure, ancilliary works and new sub- station
Land At PH/3/13.030 02/01/91 16/01/91 Grant Cloister Way Unconditional Reclamation of Former Ellesmere Port Industrial Site for Cheshire Purposes of (B1B2B8)
Land At 3/P/2006/101/ST/603 11/09/06 07/11/06 No Objection Shellway Road Biodiesel production Ellesmere Port facility with associated Cheshire buildings, landscaping, car parking and other works
Burmah Castrol P/2000/101/ST/701 21/11/00 16/01/01 Grant Demolition of Two Bridges Road Conditional Warehouses and Ellesmere Port Construction of Cheshire Warehouses/ Dispatch CH65 4EJ Areas with Ancillary Offices
Land At New 15/04279/FUL 19/10/15 24/03/16 Approval 6 industrial units with Bridge Road class use B1, B2 and Ellesmere Port B8, new vehicular Cheshire access, associated car parking and service yard.
New Bridges P/2000/101/ST/3 06/01/00 06/03/00 Grant 3 No. Units with Use Road Conditional Classes B1, B2 and B8 Site 16 Ellesmere Port Cheshire SW1W 9SB
Burmah Castrol PH/3/11.617 16/01/89 24/05/89 Grant Construction of Bridges Road Conditional industrial buildings for Ellesmere Port transport depot and Cheshire phased construction of CH65 4EJ office and industrial units for leasing
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purposes (outline)
Former Burmah PH/3/12.332 03/01/90 28/03/90 Grant Construction of Castrol Site Conditional Industrial Buildings for South Transport Depot, Road/Bridges Internal Roads, effluent Road pre-treatment plant and Ellesmere Port associated works, phased construction offices and Industrial unit for Leasing purposes
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