Halebank Regeneration Action Area Draft Supplementary Planning Document Consultation Draft September 2005
HALEBANK REGENERATION ACTION AREA PLAN DRAFT SUPPLEMENTARY PLANNING DOCUMENT
CONSULTATION DRAFT
P.Watts Operational Director-Environmental Health and Planning Environmental Directorate Halton Borough Council Rutland House Halton lea Runcorn Cheshire WA7 2G
September 2005
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Contents Page No.
1.0 Purpose of the Supplementary Planning Document 3-4
2.0 Planning Policy Context 5-8 2.1 Introduction 2.2 Halton Unitary Development Plan 2.3 RG5 Halebank Action Area 2.4 BE3 Environmental Priority Areas and GE30 The Mersey Coastal Zone 2.5 E7 Ditton Strategic Rail Freight Park 2.6 TP3 Disused Public Transport Facilities 2.7 GE28 The Mersey Forest 2.8 In General
3.0 Site Location and Characteristics 9-12 3.1 Halebank 3.2 Halebank Regeneration Action Area 3.3 Accessibility 3.4 Ownership
4.0 Constraints to Development 13-16 4.1 Introduction 4.2 Contaminated Land 4.3 Control Of Major Accident Hazards (COMAH) Zones 4.4 Flooding 4.5 Pipelines 4.6 Water Courses 4.7 Air Quality 4.8 Noise Levels 4.9 Odour Nuisance 4.10 Highways and Transportation Matters
5.0 Services 17 5.1 All Services 5.2 Surface Water
6.0 Highways and Transport 18-21 6.1 Introduction 6.2 Transport Assessment
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6.3 Highways 6.4 Rail 6.5 Bus 6.6 Walking and Cycling 6.7 Car Parking
7.0 Development Form and Structure 22-28 7.1 Introduction 7.2 Type of Development 7.3 Open Space Uses 7.4 Employment and Other Uses 7.5 Phasing of Residential Development 7.6 New District Centre 7.7 Environmental Improvements 7.8 Building Layout and Materials 7.9 Scaling and Orientation 7.10 Landscaping 7.11 Lighting 7.12 Advertisements 7.13 Constraints on Development 7.14 Planning Obligations
8.0 Development Control Matters 29-31 8.1 Introduction 8.2 The Vision 8.3 General Requirements for All Proposals 8.4 Employment Proposals 8.5 Residential Development Proposals 8.6 The Council’s Responsibility
Appendix
Policy RG5 Action Area 5 Halebank 32-33
Plans
One Land Uses Within the SPD Area Two UDP Proposals Map Extract Three Land Ownership in Halebank Action Area Four Development Constraints Five Potential Highway Scheme and Traffic Management Six Phasing of Residential Development Seven Potential New Land Uses Eight Environmental Improvements Nine Safeguarded Land
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1.0 Purpose of the Supplementary Planning Document
1.1 This document is a draft version of the Supplementary Planning Document for the Halebank Regeneration Action Area, as identified in the Halton Unitary Development Plan. It has been prepared for the purposes of public consultation and approved by the Halton Borough Council’s Executive Board.
1.2 The document acts as a ‘supplementary planning document’ (SPD) to the existing policies of the Halton Unitary Development Plan (UDP). The UDP identifies the Halebank area as one of six Action Areas in Halton that require comprehensive development or redevelopment in order to achieve their regeneration. The action area policies list appropriate land uses for them and principles of development that should apply, but do not allocate particular sites within them for particular purposes. The proposals of this SPD are therefore supplementary to the UDP policies and give greater detail and certainty to guide new development in the area.
1.3 The SPD is being prepared under the Planning and Compulsory Purchase Act 2004 and in accordance with Planning Policy Statement 12: Local Development Frameworks. Before the SPD can be used with any weight for development control purposes, it must first be prepared in consultation with the general public, businesses and other interested parties and their views should be taken into account before it is finalised. It should then be the subject of a Council resolution to adopt it as a supplementary planning document.
1.4 A substantial part of Halebank has been designated as a Regeneration Action Area in the Halton Unitary Development Plan. The Regeneration Action Area includes a variety of different land uses in the northern and eastern parts of Halebank, where land is currently underused, vacant or in need of improvement and would benefit from significant land use change to enable economic, environmental or social improvements to the well-being of the area. Specifically, the Regeneration Action Area status provides an opportunity to ensure that new development can be integrated with other proposals in the area, that additional new housing can be provided in Halebank and the general area can be enhanced through improvements to the physical environment.
1.5 The purpose of this Supplementary Planning Document is to establish what development or improvement opportunities there are within Halebank to help sustain the existing community and improve the economy of this local area. The Supplementary Planning Document is also concerned with ensuring a suitable standard of development is achieved that will improve the visual and environmental quality of the area. This Supplementary Planning Document will specifically address the following opportunities:
a) The reinforcement of the new neighbourhood shopping area and local community facilities. b) Additional housing development including redevelopment of land currently or previously used for business, where ground conditions and location are favourable. c) Improved road and public transport access using the railway and possible new road links to the wider strategic road network. d) Provide mechanisms and guidance to achieve improvements in the quality of existing business operations.
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e) New woodland planting on the urban fringe and improved public open space provision.
1.6 This Supplementary Planning Document will be used together with the Halton Unitary Development Plan and other relevant Supplementary Planning Documents to determine development proposals submitted to the Council for approval within the designated Regeneration Action Area. It also forms the justification for the use of compulsory purchase powers to acquire land under section 226 of the Town and Country Planning Act 1990 and the Acquisition of Land Act 1981 to enable the regeneration of Halebank to take place.
Overall Strategy for the Regeneration Action Area.
1.7 The main issues that this plan aims to resolve areas follows.
1.8 The need to resolve the problems arising from the close proximity of heavy industry and residential areas.
1.9 The need to stabilise and increase the population of Halebank to sustain local community facilities such as school, shops and public transport services.
1.10 The need to sustain and improve the existing industrial and commercial areas to continue to provide employment for local residents and Widnes as a whole, but with a lower environmental impact than currently exists.
1.11 The need to provide and improve for efficient heavy goods vehicles access to businesses in the area without causing loss of amenity to residential areas.
Objectives
• To help sustain critical mass of population through new housing development and investment in local community facilities. • To improve residential amenity. • To safeguard operational efficiency of existing businesses. • To resolve conflict between industrial operational needs and residential amenity. • To improve access for heavy goods vehicles into and through the area without conflict with the amenity of existing and proposed residential uses. • To improve the environmental quality of existing primarily employment areas in order to increase investment confidence, retain existing businesses and encourage new businesses with low environmental impact.
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2.0 Planning Policy Context
2.1 Introduction
2.1.1 This section briefly outlines the Planning Policy context for all development proposals in the Halebank Action Area. The Unitary Development Plan (UDP) should be read as a whole, as other policies not addressed in this section will also be relevant in determining any development proposal. This Supplementary Planning Document (SPD) should be read in conjunction with other Council documents.
2.2 Halton Unitary Development Plan
2.2.1 The Halton UDP aims to support the Community Strategy and the Council’s Corporate Priorities by providing a framework for social, economic and environmental improvements for the well-being of an area through land use changes. Regeneration Action Areas are considered to provide an important tool in support of the Council’s priority of promoting urban renewal to encourage regeneration in a number of areas in the Borough. The principles of this are set out under the ‘Spatial Strategy’ in Part One of the UDP.
2.2.2 The Introduction to the Regeneration Chapter of the UDP sets out the aims of designating Action Areas. It describes how the UDP, in identifying Regeneration Action Areas, can help contribute to the regeneration of Halton, in line with the Council’s Regeneration Strategy (1998). The purpose of the Regeneration Strategy (1998) is: a) to build on strengths and embrace opportunities; b) to drive forward the regeneration of the Borough; c) to create a thriving area in which people will want to live, work and invest; and d) to revitalise Halton.
2.2.3 The UDP seeks to implement these objectives as spatial policies and proposals, where appropriate. Regeneration Action Areas aid regeneration efforts by providing a flexible land use Policy framework, which allows for changes to take place in existing land uses to create more mixed use areas and to introduce new land uses.
2.3 Policy RG5 Halebank Action Area
2.3.1 Policy RG5 sets out the land uses that are considered acceptable in the Regeneration Action Area and also the principles of development. These will be dealt with later, in the Development Form and Structure section of this guidance. Policy RG5 is shown at Appendix One.
2.3.2 The identification of the Halebank Regeneration Action Area is in recognition of the numerous sites that could become available during the Plan period and of a number of contaminated sites in need of reclamation. The Halebank community was also considered to suffer from a number of problems, such as declining population and a lack of community facilities. The employment areas in Halebank were causing environmental nuisance problems and considered to be in need of investment to improve the quality of
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accommodation, general environment and activity. These issues were considered to be sufficient to warrant particular attention and action by the Council.
2.3.3 The justification to Policy RG5 describes Halebank as an isolated residential area adjoining a mixed quality employment area that is home to a variety of small businesses. It is considered that Regeneration Action Area status for Halebank can make a real difference by reversing local trends and by supporting the long term sustainability of the community; through increasing the local population to support facilities, creating new jobs in the locality and making Halebank a more attractive place to live and work.
2.3.4 Paragraph 18 of the justification to Policy RG5 sets out how this SPD will explore opportunities in Halebank in terms of: a) The development of a new neighbourhood shopping area. b) Additional housing development through redevelopment of land currently or previously used for business where ground conditions and location are favourable. c) Improved road and public transport access using the railway and possible new road links to the A562 Speke Road. d) New woodland planting on the urban fringe.
2.3.5 With regard to the opportunities identified in the justification to Policy RG5, it should be noted that a new neighbourhood centre has now been developed. A Co-op store was opened in 2004. In relation to new housing development, Halton Borough Council has already granted planning applications for the redevelopment of the former Asda site for residential development.
2.3.6 The extent of the opportunities outlined in the justification to Policy RG5 have been explored in principle and are expressed in terms of what new land uses or development may be considered appropriate, and what existing features must be protected, given known constraints on development and opportunities for development at the time this guidance was being prepared.
2.3.7 The Halton UDP also includes the following policies that are relevant to the consideration of development proposals within the Regeneration Action Area. These have been taken into account in the preparation of this guidance (see Map Two).
2.4 BE3 Environmental Priority Areas and GE30 The Mersey Coastal Zone
2.4.1 Land surrounding the Regeneration Action Area has been designated with the intention of improving the environment under Policy GE30 Mersey Coastal Zone. The Halebank Regeneration Action Area and the adjacent industrial area are included in the BE3 Environmental Priority Area. These policies aim to improve environmental standards, including the character and appearance of an area. These policies support the intention of the Regeneration Action Area to improve and enhance the physical environment.
2.5 Policy E7 Ditton Strategic Rail Freight Park
2.5.1 Within the UDP period it is proposed to develop the Ditton Strategic Rail Freight Park adjacent to the Halebank Action Area. UDP Policy E7 states that no proposal should
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prejudice the layout of the Ditton Strategic Rail Freight Park. It is also considered that any proposal in the Regeneration Action Area should provide appropriate treatment to ensure integration and protection between the Ditton Strategic Rail Freight Park and residents, users and visitors to Halebank.
2.5.2 The Council considers the relationship between Halebank and the Ditton Strategic Rail Freight Park important. It is also essential to make sure that the Ditton Strategic Rail Freight Park has no unnecessary negative impact on the amenity of the existing residential area or businesses, and that the Ditton Strategic Rail Freight Park can operate efficiently and to its full potential. There is a balance that has to be struck between existing land uses and proposals for new development, which is addressed through this SPD and the Ditton Strategic Rail Freight Park SPD that has been prepared on the basis of a Masterplan for the intermodal freight park.
2.6 Policy TP3 Disused Public Transport Facilities
2.6.1 Development that is likely to prejudice the reopening of Ditton Railway Station will not be permitted, as set out in Policy TP3. Layout of any development to the south of Ditton railway station and to the immediate east and west of Hale Road will, therefore, have to take the potential reopening of the station and its associated infrastructure needs into account. This matter is further explored and supported by Paragraphs 6.4 and 7.4.2 of this guidance.
2.7 Policy GE28 The Mersey Forest
2.7.1 Land north of Lovel Terrace and west of Hale Road, land stretching from the rear of the residential area west of Hale Road to the Borough Boundary with Liverpool, and land to the coast in the south and east are all included in the Mersey Forest area.
2.7.2 The Council is committed to supporting the principles of the Mersey Forest, which aims to increase woodland planting around urban edges and extend planting into urban areas for the benefit of the public and environment. To this end, appropriate tree planting and other landscape improvements will be required within the Regeneration Action Area with the aim of contributing to the relevant target for woodland coverage, and other aspects of this Policy as set out under Policy GE28 and UDP Map Seven.
2.7.3 The opportunity to support the Mersey Forest initiative is considered important as part of the regeneration of Halebank because it provides an appropriate means of improving the physical environment whilst providing opportunities for recreation and mitigating existing or new development (see also section 7.10.5).
2.8 In General
2.8.1 Other policies in the UDP relating to land surrounding the Regeneration Action Area that are allocated with specific land uses can also contribute to the aims of the Regeneration Action Area. The aims are to promote social, economic and environmental
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regeneration, but must not prejudice the Regeneration Action Area and its development potential.
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3.0 Site Location and Characteristics
3.1 Halebank
3.1.1 Halebank is located to the south west of the urban area of Widnes. It originated in the clustered rural development along Hale Bank Road, which is now protected by Conservation Area status, and the ribbon development along Hale Road and Halegate Road.
3.1.2 With time the orientation of Halebank changed following intensification of development. A large housing estate of originally Council owned properties was developed to the west of Hale Road and north of Hale Bank Road. Most of Halebank’s population is now centred in this housing estate.
3.1.3 Halebank has also seen an intensification of industry. Ditton Marshes and West Bank to the east of Halebank have been the location of industrial activity since the mid nineteenth century and were the first sites for the Le Blanc chemical process that once made Widnes world-famous. Although the type of industry has changed over the years, the eastern part of Halebank has remained an important area in the Borough for heavy industry and for general employment purposes.
3.2 Halebank Regeneration Action Area – Commentary and Analysis
3.2.1 The Halebank Regeneration Action Area at its northern extremity lies to both the east and west of Hale Road, as shown on Map One. It includes land to the north of Clapgate Crescent and south of the railway line, which is to the west of the Hale Road that is the main road through Halebank. To the east of Hale Road and still south of the railway line, the Regeneration Action Area boundary follows Ditton Brook from the railway line in the north out into the Mersey Estuary and as far as Mersey View Road in the south. The boundary then follows Mersey View Road and then along Hale Road back towards Clapgate Crescent. It excludes most of the residential properties along Hale Road before the boundary joins back into Clapgate Crescent, along the rear garden boundaries of the properties on Lovel Terrace.
3.2.2 The Regeneration Action Area consists of a variety of different land uses. To the west of Hale Road and north of Clapgate Crescent and Lovel Terrace there is an area of land stretching north to the railway line, which is currently set out for informal open space. Historically, this site had two uses, which were sludge beds owned by British Rail to the west and a scrap yard to the east and adjacent to Hale Road. The Council bought this site in the early 1990s. The site was partly reclaimed but the land is still contaminated towards the Hale Road frontage.
3.2.3 To the east of Hale Road and south of the railway line, off Harrison Street there is the main pumping station for the whole of Widnes. A number of main sewage pipelines, including a rising main, connect into the pumping station and are shown on Map Four.
3.2.4 To the south and east of the pumping station there is an industrial complex known as the Golden Triangle, which is shown on Map One. This industrial estate has a variety of
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tenants who operate a number of different industrial and warehousing facilities. To its east are further industrial units and vacant industrial land accessed via Foundry Lane.
3.2.5 North of Foundry Lane and east of Hale Road is a former Asda supermarket, which included a petrol filling station. Its location is shown on Map One. This store was the neighbourhood centre. It also served the wider catchment area of Widnes. The store closed in September 2004, and a new Asda supermarket opened in August 2004 in Widnes town centre to replace it. Along the southern boundary of the site there are a number of small businesses, including retail units with access off Foundry Lane.
3.2.6 In response to the closure of the Asda store Widnes Regeneration Ltd (the Council, in partnership with St Modwen) secured a new site for a neighbourhood shopping store. In Summer 2004 a new Co-op was opened on a new site, which is at the Hale Road and Pickering Road junction in the centre of Halebank. The location of the new store is shown on Map One.
3.2.7 To the south of Foundry Lane and north of Mersey View Road are the Hale Road Industrial Estates (Area 6 on Map One). These have been included in the Regeneration Action Area because this designation provides the means for the Council to require environmental improvements and the upgrading of employment activity. The designation will also ensure that future uses are increasingly appropriate in a mixed residential and employment area. There is a long history of industrial activity in the eastern part of Halebank and a more recent history of additional industrial activity particularly in the Pickerings Road area. The Council wishes to encourage employment opportunities which upgrade business and industrial activity and the environment.
3.2.8 These industrial estates are home to a range of businesses who undertake a variety of industrial activities, which includes the handling and processing of chemicals. There are also a number of operations associated with metal work and recycling, and storage and distribution. Two operators on the Estate require licenses to store and use potentially dangerous chemicals. The quantity and type of chemicals stored by Univar (formerly Ellis & Everard) and GE Betz mean that the sites are designated in the lower tier category of sites which come under the Control of Major Accident and Hazard (COMAH) legislation. This is dealt with in more detail under Chapter Four of the UDP. The industrial estate also creates HGV traffic both from vehicle operations based on the Estate and traffic servicing the needs of these businesses. To the south of Mersey View Road there are businesses with unsightly open storage of materials along this road which is the main access to the Pickering Pasture Local Nature Reserve and the Mersey Estuary.
3.2.9 Whilst most of these employment areas are likely to remain, the character of much of this area is likely to experience change. Improvement in terms of new employment uses that will be considered acceptable in planning policy terms will be expected because of the general need to see a continuing improvement in environmental standards, because of the need to minimise nuisance to residential areas, and in the long term interests of encouraging an adequate range of business uses in the area.
3.2.10 There are various types of housing within Halebank. Older terraces form a ribbon development from Lovel Terrace at the north of Hale Road to the crossroad junction of
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Hale Road/Mersey View Road to the south. Most other housing has been excluded from the Regeneration Action Area, as it will not be subject to the prospect of major land use change. The other prominent type of housing is that to the west of Hale Road, which was originally built by the Council, although many have now been subject to ‘right to buy’. A number of cul-de-sacs were developed to the west of Hale Road to form a housing estate which consists of terraced and semi-detached properties.
3.2.11 Housing in Halebank is mature. There has been very limited new housing built for several decades. A number of maisonettes and flats were demolished in the 1990s on Clapgate Crescent. The age, limited type and stock of housing in Halebank have limited the range of available housing opportunities and have had an impact on the socio- economic profile of the population. Regeneration Action Area status and the provision of new housing aims to improve the range of housing stock to enhance quality and choice for both local residents and for those wishing to come to Halebank. An increase in the number of houses will counter population decline, helping to support the provision of local facilities, such as the school, shops and services. This will not only help the revitalisation and regeneration of Halebank, but it will also contribute to revitalisation in the whole of Widnes
3.2.12 There is a primary school in Halebank at the end of Heathview Road that serves the immediate catchment area (see Map One). Halebank Church of England Primary School has 116 places. For a number of years it has been under capacity and it is forecast that the intake will remain static with current levels of housing provision. The school itself is not in the Regeneration Action Area, because it will not be subject to land use change. However, it will benefit from the wider effects of change within the Regeneration Action Area.
3.3 Accessibility
3.3.1 There are regular bus services along Hale Road, which link Halebank to Widnes and Liverpool. There are bus stops at regular intervals along the length of Hale Bank Road and Hale Road, including a main rest point and turning circle for buses at the Pickerings Road entrance to the Hale Road Industrial Estate where the new neighbourhood shopping centre has been located.
3.3.2 Ditton railway station is situated to the north of Halebank on top of the bridge that once provided the only public rail connection for Halebank. The railway station is just outside the Regeneration Action Area boundary, but it is within the Ditton Strategic Rail Freight Park SPD area. This passenger station has been closed since the mid 1990s. It was considered by Network Rail (at the time British Rail) that it was unviable to keep it open, because of low patronage. The station building and infrastructure have been retained, so that the station can be reopened. Increase in the local residential and working population, as a result of new housing developments in Halebank and new working opportunities in the Ditton Strategic Rail Freight Park are reasons for its continued protection in Halton’s UDP policies.
3.3.3 There is only one adopted route under the Rights of Way Act (2000) through the Regeneration Action Area, which is the route of the Trans Pennine Way. This passes
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through Halebank from the south and through Pickerings Pasture, along the banks of the Mersey Estuary and up towards the Silver Jubilee Bridge to the north.
3.4 Ownership
3.4.1 Halebank Regeneration Action Area includes a number of different landowners, as shown on Map Three. Most of the residential properties are privately owned. The Golden Triangle and Hale Road Industrial Estate are also privately owned, although many of the units are leased or rented. St Modwen, who are the Council’s regeneration partner, own the former Asda site and in partnership with the Council, they are responsible for the redevelopment of the site. Halton Borough Council owns the land north of Lovel Terrace and to the west of Hale Road, and also land between the Golden Triangle and Ditton Brook. The Council also owns the route of the Trans Pennine trail along the west bank of the Mersey.
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4.0 Constraints to Development
4.1 Introduction
4.1.1 The Halebank Regeneration Action Area is constrained in a number of ways. Its location and because of the history of the area mean that a number of considerations will have to be addressed in the submission of development proposals, and a number of supporting documents will be required along with any submission for an major planning application to be determined. The Council and relevant agencies will need to be satisfied that the following issues can be resolved or appropriately treated.
4.1.2 Where appropriate, use will be made of planning obligations and legal agreements to ensure adequate regard and provision is made in relation to both established constraints to development and the impact of new proposals. Refer also to section 7.14, which sets out appropriate contributions.
4.2 Contaminated Land
4.2.1 It is known that there is contamination within the Halebank Regeneration Action Area. Known contamination has been taken into account in formulating this guidance, but detailed assessments will be required with any development proposal, as required under Policy PR14 of the UDP. The Council will work with developers and landowners to provide advice and consider practical solutions.
4.2.2 Environmental Advice Centre Ltd carried out a ground conditions survey on land to the north of Lovel Terrace in 2001 on behalf of the Council. The study found that the type and level of contamination would make it less likely that housing would be economically practical on some of the site. However, the site could be suitable for other uses, with appropriate treatment.
4.2.3 It is likely that extensive areas within the Golden Triangle and the older parts of the Hale Road Industrial Estate area are contaminated and therefore likely to be subject to Part IIA of the Environmental Protection Act 1990. Historic and current land uses have introduced the potential for a variety of contaminants to be present, including metals, chemicals, and animal waste. It will be necessary to identify the range of contaminants and formulate appropriate remediation plans to enable development to proceed safely. It will also be necessary to bring land up to appropriate standards set out in Planning and Environmental Protection legislation.
4.3 Control Of Major Accident Hazards (COMAH) Zones
4.3.1 The Regeneration Action Area is potentially affected by a number of sites that fall under the 1999 COMAH regulations (refer to Map Four). This means that the Health and Safety Executive will be consulted on planning applications within notified consultation zones. The Council will have to be satisfied that any development proposal would satisfy the risk criteria policies under Chapter Four of the UDP and the related Supplementary Planning Document on Planning for Risk, which will be prepared during 2005/6. The need for regeneration in Halebank will be balanced, in determining individual planning
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applications, with the policies in Chapter Four of the UDP. The Council must be satisfied that the risk criteria have been properly considered under the circumstances.
4.3.2 Two of the sources of the COMAH zones are located within the Halebank Regeneration Action Area itself. The Council will work with the site owners to identify more clearly and, if necessary to reduce the level of potential off-site risks to other land uses to an acceptable level. This in turn should improve development opportunities within the Regeneration Action Area and reduce the potential blight that might otherwise affect surrounding land uses.
4.4 Flooding
4.4.1 It is known that parts of the northern extent of the Regeneration Action Area is liable to tidal flooding. The area identified is already developed and has already been subject to flood defence work along Ditton Brook. Proposals for development or redevelopment will be expected to improve existing drainage systems and decrease the potential of flood risk to new development without adversely increasing risk elsewhere. Provision should be made for Sustainable Urban Drainage Systems (SUDS), as set out by the Environment Agency.
4.4.2 Any proposal must take into account the requirements of UDP Policy PR16, which includes reference to the need for a flood risk survey and details of any mitigating measures. The Environment Agency provides the most up to date information on the extent of the floodplain, which is easily accessible on their website at www.environment- agency.gov.uk. The Environment Agency has to be consulted on any proposal that is likely to affect the floodplain. Any proposal must look to improve the existing drainage system, increase floor levels to acceptable protection levels and should not increase any risk of flooding within the surrounding area.
4.4.3 The Council will, in particular, be mindful of the impact of climate change issues with regard to acceptable floor levels and flood protection measures in an area such as Halebank, which is already known to be subject to potential flood risk. Ditton Brook, on the north west corner of the Regeneration Action Area has previously had flood protection measures installed by the Environment Agency’s predecessor, the National Rivers Authority. The need to strengthen and improve established flood protection measures, including provision of improved protection against tidal flooding and the raising of floor levels particularly in new housing development will need to be addressed in any new proposals.
4.5 Pipelines
4.5.1 The primary pipeline constraint to major new building development is a rising main, which runs through Halebank in a north/ south direction, to the east of the pumping station and through the centre of the former Asda site and the industrial areas to the south (see Map Four). Such pipelines cannot be built over, due to the need to retain access to the pipeline and the damage building foundations can cause. United Utilities should be consulted to advise what development might be acceptable and for advice on the easement that will be required over the pipeline. Other less important pipelines exist
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within the Regeneration Action Area, but are capable of being dealt with more easily than the United Utilities rising main.
4.5.2 The associated Pumping Station cannot be moved, so must be taken into consideration in any layout for development. United Utilities will have to be consulted to see if any other restrictions need to be imposed on neighbouring uses as a result of this facility.
4.6 Water Courses
4.6.1 An easement of ten metres must be retained along the length of Ditton Brook to maintain access by the appropriate Agency (currently the Environment Agency) for maintenance.
4.7 Air Quality
4.7.1 Measurements of the air quality on Halebank Road, between the Foundry Lane junction and Ditton Railway Bridge, are poorer than in other parts of Halton, except near the Silver Jubilee Bridge. The air quality is currently within the acceptable range and the level of air born pollution has not triggered specific requirements for action. However, it is likely that traffic movements and the built form of Halebank contribute to the current levels of air pollution. It is therefore necessary to make sure the situation is not made worse by any development proposals.
4.7.2 It will be necessary for proposals to demonstrate that they will not have an unacceptable effect on air quality in accordance with UDP Policy PR1 in Chapter Four. Proposals will be required to help improve the air quality and reduce air pollution levels in the Regeneration Action Area by contributing to physical improvements, such as the proposed road alterations shown on Map Five and environmental improvements shown on Map Eight in accordance with Paragraph 4.1.2 and section 7.14, relating to planning obligations.
4.7.3 It is expected that contributions to improvements in air quality will also be gained from the upgrading of employment activity in Halebank. Alterations or extensions to existing activities, as well as from new employment development or redevelopment, will require that air quality for each site should be maintained within acceptable limits in accordance with UDP Policy PR1, and improved wherever possible through the use of planning obligations.
4.8 Noise Levels
4.8.1 There are relatively high background noise levels in Halebank caused by the employment activity in the area and traffic movements in the immediate and wider area. These background noise levels detract from the quality of the residential environment in Halebank.
4.8.2 Proposals will be required to address Policy PR2 of the UDP. In addition, the Council will require, where appropriate, existing noise nuisance levels to be reduced in order to contribute to the environmental improvements in the Regeneration Action Area. This
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will be achieved by requiring proposals for new development to not significantly contribute to background noise levels and to provide appropriate mitigation against noise nuisance. Proposals for the redevelopment, alteration or extension of existing activities will be required to address and reduce noise from the whole of the site and to ensure that no significant amount of new noise is created. This may, for example, be through the provision of noise attenuation methods either within buildings or on site boundaries or through provision of noise insulation measures to sensitive nearby land uses through the use of conditions or of planning obligations referred to in Paragraph 4.1.2 above.
4.9 Odour Nuisance
4.9.1 There are a number of sources of odour nuisance adjacent to the Regeneration Action Area, particularly to the east. These are long standing nuisances that are subject to provisions in the Environment Act (1990) but are outside the controls of this SPD and planning Policy. Where developments are proposed within the SPD area that might cause odour nuisance problems, provision shall be made to ensure odour nuisance does not occur in accordance with the framework set down in Chapter Four of the UDP.
4.10 Highway and Transportation Matters
4.10.1 Highway and transportation issues are dealt with under section 6, because of the special importance of these matters to the regeneration of Halebank. However, the provisions of 4.1.1 and 4.1.2 are equally applicable to Highway and Transportation matters.
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5.0 Services
5.1 All Services
5.1.1 In relation to gas, water, drainage, electricity, telecom and other services the developer will be responsible for: • Establishing the position of all named services • Diverting services where necessary • Ensuring there is sufficient network capacity • Where required providing upgrades to the network.
5.2 Surface Water
5.2.1 Sustainable drainage techniques, such as Sustainable Urban Drainage Systems (SUDS) should be used where appropriate to improve surface water run-off. Such techniques could also be beneficial in maintaining existing ponds in the area. Such methods could also enhance the visual and bio-diversity quality of this greenspace.
5.2.2 The principle of SUDS is endorsed in Planning Policy Guidance Note 25: Flooding. Guidance on their use and design can be obtained from the Environment Agency and Construction Industry Research and Information Association (CIRIA), who have prepared relevant guidance, such as ‘Sustainable Urban Drainage Systems - best practice manual for England, Scotland, Wales and Northern Ireland’ (2001, ISBN: 0 86017 523 5).
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6.0 Highways and Transport
6.1 Introduction
6.1.1 One of the key objectives of the Regeneration Action Area is to improve road and public transport access to the area including the safeguarding of Ditton railway station and possible new road links to the wider strategic road network. This means that particular attention will be given to providing solutions that will reduce the number of Heavy Goods Vehicle (HGV) movements through Halebank and encourage development that will facilitate improvements in access to public transport. This SPD outlines specific projects that would create real improvements in the Plan period.
6.1.2 Proposals that include plans to reconfigure the existing highway or introduce new roads within the Regeneration Action Area will need to mitigate against noise and nuisance and air pollution from traffic for the benefit of residents and the environment. In addition, proposals that generate traffic will be required to contribute to the provision of the highway and traffic management improvements as shown on Map Five. In particular, the rerouting of established industrial traffic away from Hale Road is a priority in order to improve the environment for existing and new residents. Emphasis will also be given to the improvement of road and public transport access in accordance with Policy RG5. Provision should be made to ensure that pedestrian and cycle links are improved to facilitate safe and convenient routes between residential properties and local facilities. Conditions will therefore be imposed or planning obligations required where appropriate, to ensure the progressive implementation of these policies as set out in diagrammatic form on Map Five and on map 9 Areas Reserved for Future Highway Schemes.
6.2 Transport Assessment
6.2.1 A full Transport Assessment would not necessarily be required for any individual development proposal within the Regeneration Action Area. However, the cumulative effects of traffic from such developments will need to be assessed in all cases. The methodology and extent of any Transport Assessment for major planning applications must be agreed with Halton Borough Council and submitted as part of any major planning application for determination. Such assessments will consider the potential future demand that should be catered for by public transport provision resulting from development, as well as the impact on road traffic movements. Halton Borough Council may enter into negotiations with a developer to secure appropriate highway improvements and/ or public transport service or provision related to UDP policies contained within Chapter 6 on Transport through planning conditions or planning obligations, as described in Paragraph 4.1.2 and section 7.14.
6.3 Highways
6.3.1 The Ditton Strategic Rail Freight Park UDP Policy E7 requires new development to demonstrate that it would not have a significant adverse impact on local transport networks or the trunk road network. Such networks include Hale Road, Hale Bank Road, Halegate Road, Ditton Road, Speke Road and the M62. It also expects a road system connecting the main parts of its core area by a road system to actively discourage
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the direct movement of goods vehicles from the site to the local road network in the Halebank area. This may be achieved by promoting improved road links for the Ditton Strategic Rail Freight Park (DSRFP) by: • connecting the Freight Park to the A5300 at its western end, • utilising the existing Desoto Road junction at its eastern end, and • by developing a road system to connect the main sites within the Freight Park.
6.3.2 In relation to Halebank itself, it is recognised that there is potential to divert existing HGV traffic from established Halebank businesses on to a route which avoids the residential section of Hale Road. Any opportunity to connect the different sites that constitute the DSRFP will therefore be utilised to best effect to reduce the existing HGV problem in Halebank, as shown on Map Five. Consultants Atkins have carried out a traffic study and road design at Halebank. This shows the effect of the proposed road on existing traffic levels and a preliminary road design establishes the land that needs to be reserved for the future highway schemes. Within the area hatched red on Map 9 no development that prejudices the construction of any transport route through these areas will be granted planning permission. Any development proposal within the Halebank Regeneration Action Area must, therefore, not undermine the potential for improvements in the traffic system but should facilitate provision. Where appropriate a development proposal should provide the improvements described in this SPD and illustrated on Map Five and Map 9, or contribute towards their provision through planning conditions or planning obligations, as described in Paragraph 4.1.2 and section 7.14.
6.3.3 Any proposal within the Regeneration Action Area should aim to reduce HGV movements through the Halebank residential area on Hale Road. This will reduce air pollution levels and noise nuisance in particular, but will also improve the environment for residents of Halebank in general. This can be achieved by the steps identified in Map Five and that are listed in summary under 6.3.4 below. Any proposal in the Regeneration Action Area to the east of Hale Road will be required to provide or contribute, as appropriate, to the new configured junctions, new sections of road and new traffic restrictions to achieve the effective creation of a Halebank residential area bypass.
6.3.4 Required improvements to the road layout and access in and around Halebank to improve HGV movements and the environment for residents include: 1 Provision of a revised junction between Hale Road and Harrison Street 2 Provision of a new road to the east of the Golden Triangle from Foundry Lane to Ditton Bridge 3 Closure of access from the AHC site onto Foundry Lane 4 The severing of Foundry Lane by traffic management methods to ensure the junction onto Hale Road only accesses the former Asda site for residential development, and the adoption of Broughton Road connecting Foundry Lane to Pickering Road 5 A new road to link the south of Pickering Road to Mersey View Road 6 Re-orientate individual premises to the north of Mersey View Road to create new access onto Pickering Road and remove their access onto Mersey View Road (see also Map Eight) 7 The closing of the Pickering Road junction onto Hale Road for HGVs
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8 A weight restriction for Hale Road from the revised junction with Harrison Street as far as the Halebank Road junction to prohibit HGV movements once all new links have been created through Hale Road Industrial Estate 9 In addition to these specific highway and traffic management improvements, the need to take a wider view of transportation and improved accessibility requires contributions both to the re-opening of Ditton railway station, improved bus services and improved cycling and pedestrian facilities (see sections 6.4 to 6.6).
6.3.5 Map Five illustrates the junction changes and new stretches of road to achieve these improvements. The Council will promote improvements through the Local Transport Plan (LTP) in relation to the matters in Paragraph 6.3.4 above. Most of the funding will come through new developments as they are granted planning permissions and contribute towards the cost of delivering the new highway infrastructure. Implementation of most of these proposals, during the life span of this Regeneration Action Area, are therefore likely to be later in the Plan period because of the need to generate adequate funding.
6.3.6 The Council will not grant planning permission for development that will introduce or increase the number of traffic movements through Halebank unless a contribution is made towards the policies set out in this SPD, and in particular towards highway and traffic management improvements listed under Paragraph 6.3.4 and in sections 6.4 to 6.6, where appropriate. Planning conditions will be imposed to require the traffic improvements to be provided before development is commenced or completed, or else a financial contribution through a planning obligation will be required towards the ultimate provision of these improvements.
6.3.7 In granting planning permission the Council will use appropriate planning obligations and planning conditions to control HGV movements through Halebank in relation to any application for development, redevelopment, extension or alteration of businesses that use or operate HGVs. The restriction of HGV movements through the Regeneration Action Area will also be enforced through the administering and upholding of the appropriate Traffic Regulation Orders as described in 6.3.4 above.
6.3.8 Only residential or related developments will be allowed access on to Lovel Terrace in order to protect the amenity of local residents.
6.3.9 Any new residential road junction onto Hale Road or Foundry Lane must be to adequate standards for residential development to allow for the maximum development potential to be facilitated. Road junctions into the former Asda site should also be designed to accommodate possible residential development on the Golden Triangle site, so as to protect future development potential for housing. Any roads proposed, as part of residential developments will be required to reflect design best practice guidance for home zones to create a quality living environment, where residents have preference over traffic and development densities can be optimised without detriment to the living environment.
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6.3.10 Direct access between Foundry Lane and the new route for HGV’s will not normally be permitted once the route has been completed, but it is likely that through access will be retained for emergency use only.
6.4 Rail
6.4.1 Ditton railway station was closed in 1994 due to limited demand. It is the Council’s Policy aim that the station should open again in the future to provide a passenger service. Development proposals should help promote and support the reopening of Ditton railway station by protecting routes by all modes of transport for access to the station, and ensuring that the potential redevelopment of the station and its associated infrastructure are protected, as addressed under Paragraph 2.6 and 7.4.2, and in accordance with the requirements in Paragraph 6.3.5 and 6.3.6 above.
6.5 Bus
6.5.1 There are a number of existing bus stops within the Halebank area that provide links from Halebank to Liverpool and Widnes. Development proposals should ensure that these existing bus stops and services are retained or improved. Any bus stops must be safe and convenient for existing and new users. Improvements or new bus stops must conform to the Quality Corridor Standards of the Council and guidance on this matter can be obtained from the Transport Co-ordination Section of the Council. The safe crossing of any road should be considered in the siting of bus stops.
6.5.2 Support for established and new bus services will be sought in accordance with Paragraph 6.3.5 and 6.3.6 above.
6.6 Walking and Cycling
6.6.1 The Regeneration Action Area proposals must be laid out to encourage safe and convenient access by foot and bicycle. Footpaths must be provided throughout, and consideration should be given to safe crossing points. Such facilities are important between the residential areas and employment areas or local facilities.
6.6.2 Pedestrian routes should be used to create a physical link through Halebank, and to Pickerings Pasture to help improve access to this Nature Reserve and the Trans Pennine Trail. Any Greenways created, as part of development in Halebank should include Rights of Ways, where it is appropriate to have public access.
6.7 Car Parking
6.7.1 Car parking provision will be required in line with the standards set out in Appendix One of the UDP, in the Regional Spatial Strategy for the North West (RSS, 2003) and the Council’s SPD relating to transportation and accessibility (including car parking standards) matters being prepared in accordance with the provisions of the Planning and Compulsory Purchase Act 2004.
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7.0 Development Form and Structure
7.1 Introduction
7.1.1 The Halebank Regeneration Action Area provides an opportunity to improve the general environment in Halebank for new and existing residents and to modernise the business investment environment, not only through new high quality development and the provision of better facilities, but also through other forms of mitigation and improved environmental standards, including landscaping.
7.1.2 Development proposals will have to show what real improvement they will create in terms of environmental, social or economic benefits to the well-being of the area. Development that further exacerbates existing problems or does not contribute to the aim of regenerating Halebank will not be permitted.
7.1.3 Policy BE1 in the UDP sets out the main principles for determining planning applications. Development proposals within the Regeneration Action Area will be expected to take into account the criteria set out in this Policy as well as those specifically set out in UDP Policy RG5.
7.2 Type of Development
7.2.1 Most new development within the Halebank Regeneration Action Area will either be for the provision of new residential units or physical improvements or expansion proposals in the existing industrial areas. Such new development will be required to support the delivery of the other Regeneration Action Area objectives set out in this document, for example by providing the road and public transport improvements and the environmental improvements described or referred to in this SPD.
7.2.2 Housing development should provide a variety of different types of residential property to help create a better choice of unit size and tenure. Housing development is considered appropriate on the former Asda site and permissions have already been granted, subject to conclusion of legal agreements, on the western and eastern halves of that site for erection of over 100 dwellings on each half of the site. If the Golden Triangle site and surrounding land were to become available for redevelopment then residential development would be considered appropriate in principle, creating a consolidated residential area of sufficient size to create a real impact upon the long-term sustainability of Halebank.
7.2.3 Infill residential development along Hale Road is in principle acceptable, subject to detailed consideration of proposals and the protection of residential amenity for new and existing residents.
7.2.4 Land north of Clapgate Crescent and west of Lovel Terrace is considered to be suitable for replacement residential development, subject to phasing because of the desirability of first developing other brownfield sites for residential purposes (as shown on Map Six) and development proposals within the adjacent Ditton Strategic Rail Freight do not prejudice future residential amenities of this site.
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7.2.5 Residential development is considered suitable on land to the South of Mersey View Road (which is predominantly on previously developed land), subject to the impact of COMAH regulations as set out in Chapter Four of the UDP and the SPD referred to in 3.2.8 above. At present Univar (formerly Ellis and Everard) has a COMAH designation which may prevent new housing close to its current operation. This situation is being reviewed as part of the Planning for Risk SPD referred to in 3.2.8 above. In addition, residential development along the south of Mersey View Road should only proceed once the new road link between Pickering Road and Mersey View Road is under construction for the rerouting of industrial traffic from remaining properties on Mersey View Road through the Hale Road Industrial Estates area. This is in the interests of residential amenity for potential new residents along Mersey View Road.
7.2.6 To the south of Foundry Lane there are existing businesses, currently used in part for retail purposes. If these sites become available then residential development and associated buffer greenspace may be considered acceptable in principle, subject to the required constraint information set out in Section 4 and the likely impact of adjacent business uses. The boundary of these sites with Foundry Lane and Pickering Road must have appropriate buffer treatment, due to the proximity of the proposed HGV route and to provide visual improvements. Foundry Lane should be made into a boulevard with appropriate landscaping treatment along its length to create an attractive residential access route.
7.3 Open Space Uses
7.3.1 To the extreme north of the Golden Triangle adjacent to the pumping station and along what would be the new road for HGV’s, greenspace for local community use would be appropriate to ensure provision of a buffer between new residential development, the new length of road and nearby employment and railway land uses to the north and east of the Regeneration Action Area, as shown on Map Seven. This greenspace should be made accessible to the public where appropriate, but should primarily be designed to mitigate against potential nuisance and provide a visually attractive buffer between new residential development and the new road, employment uses and existing railway lines. In accordance with Section 4.4, any scheme should ensure improved flood defence provision.
7.3.2 To the north of Lovel Terrace, the northern corner of the Regeneration Action Area may be intersected by an access road for the Ditton Strategic Rail Freight Park to connect allocated site 253 with allocation 255. Other than such necessary infrastructure and environmental buffering associated with the DSRFP, it is expected that the rest of this area will be set out for open space purposes or D2 leisure use to serve the local community or open space. It should include appropriate landscaping along the southern boundary with Lovel Terrace and the retention of the open space along the Hale Road frontage, as shown on Map Seven (but see also 7.4.2 below regarding station car parking).
7.3.3 To the north of Lovel Terrace the area should be heavily landscaped to improve the quality of the environment for residents on Lovel Terrace by reducing disturbance from
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the existing railway and potential access road to the DSRFP. Public access must be retained and formalised to the open space along the southern length of the site and the Hale Road frontage. These diagrammatic proposals are set out on Map Eight.
7.4 Employment and Other Uses
7.4.1 There is a current employment allocation to the east of the Regeneration Action Area. This site is referenced 34/3 in the UDP, and has been identified for B1, B2 and B8 local employment land uses, as shown on Map Two. This site is considered to be unsuitable for residential development, because of neighbouring land uses and the siting of the proposed new link road from Foundry Lane to Ditton Bridge. It is considered that this site may be appropriate for the relocation of employment activities from other parts of Halebank. It is in the Council’s ownership.
7.4.2 On the northern edge of the Halebank Regeneration Action Area, adjacent to the existing railway lines, land should be reserved for a car park to serve Ditton railway station in the event it is re-opened for passenger use. The diagrammatic location is shown on Map Seven.
7.4.3 The current employment land uses on the Hale Road Industrial Estates are not expected to change. These industrial estates are an important source of employment within the Borough. The Regeneration Action Area status of these industrial estates aims to encourage and require upgrading of activity and environmental improvements, including physical improvements and the reduction of nuisance from existing and the control of new activities. This will encourage the area to become a more attractive location for a range of businesses that value business investment in a quality environment. This not only helps improve compatibility with nearby residential areas but also encourages the diversification of the employment base of the Borough.
7.4.4 Proposals for the alteration, extension or redevelopment of existing employment uses will be required to provide physical improvements to the whole of their related site. Physical improvements will need to address boundary treatment, signage, internal layout of sites, contamination and sources of nuisances such as noise, light and odour and landscaping matters (see Paragraph 7.10 below). Proposals will also be required to have a reduced off-site impact to ensure the progressive reduction in potential for off-site risk and environmental nuisance and pollution.
7.4.5 Proposal for completely new employment development should normally fall under the B1 use class in accordance with UDP policy RG5 Halebank Action Area. Such uses will also be required to provide significant environmental, social and economic benefits as set out elsewhere in this SPD, through a Section 106 Agreement with the Council (see Paragraph 7.14 below).
7.5 Phasing of Residential Development
7.5.1 Housing development should first be developed on the former Asda site and Golden Triangle area of Halebank, along with any appropriate infill development along Hale Road. This should be followed by other previously developed site opportunities
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(including the land south of Mersey View Road) before land to the north of Clapgate Crescent on the cleared residential site is released for development (for the reasons set out in Paragraph 7.2.4). Map Six sets out the different phases and opportunities for residential development. The release of sites for development will also be subject to the phasing of the planned road improvements, as set out under Paragraph 6.3.4.
7.5.2 Housing development will be focused on the former Asda site first before other sites in Halebank are brought forward for residential development to ensure the regeneration process is encouraged. It is expected that the housing development on the former Asda site will be brought forward in phases. Any further housing development should be appropriately phased to ensure that a consolidated and comprehensive residential area is created. Map Six illustrates the phasing approach the Council will adopt towards the release of land for housing development in Halebank.
7.6 New District Centre
7.6.1 It is considered important that a number of local facilities are retained in Halebank for the sake of the long-term sustainability of the community, which includes the provision of adequate local shopping facilities. Since the Asda store closed the provision of a replacement local district centre in Halebank has been secured and built. Planning permission was granted for a Co-op store with pharmacy. The Co-Op store opened in Summer 2004 providing 468 sq m of retail floor space.
7.6.2 The Council is committed to ensuring that the community of Halebank has access to this local district centre and other local facilities and services in the long term, with reference to UDP policies TC4, TC8, LTC3 and LTC4.
7.7 Environmental Improvements
7.7.1 The Council will actively pursue environmental improvements by planning condition or planning obligation from new development proposals for the following specific areas in the Regeneration Action Area (also shown on Map Eight), because they are considered to be key focal points or are currently causing visual harm: • Ditton Brook: Environmental improvements are needed to protect the Brook, and to improve the visual quality along the eastern edge of the Regeneration Action Area for future residential amenity and business investment confidence reasons. • Foundry Lane: As part of the residential development of the former Asda site it is proposed that Foundry Lane should be landscaped to form a boulevard. • Trans Pennine Trail: This is an important recreational route that requires visual protection and enhancement by neighbouring land uses. • Hale Road Area: Landscaping and informal public open space should be provided as part of the closure of the Pickering Road and Hale Road junction to HGVs, in order to screen the Hale Road Industrial Estates from residential areas, to mitigate against nuisance, create a community focal point in Halebank and provide visual improvements. • North of Mersey View Road: the re-orientation of the activities north of Mersey View Road from Mersey View Road and onto Pickering Road should also include the
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provision of new boundary treatment onto Mersey View Road. This should encompass fencing and landscaping, to mitigate against nuisance and provide visual improvements. Footpaths should be protected or provided along the length of Mersey View Road. • South of Mersey View Road: the redevelopment of land to the south of Mersey View Road should include boulevard landscaping to further reinforce visual improvements in the area and the quality of the visitor route to Pickerings Pasture.
7.8 Building Layout and Materials
7.8.1 New development should be designed to mitigate any potential impact upon established environmental assets and to improve building quality in the area. Existing industrial activities should be improved through imaginative design and layout of buildings as well as environmental mitigation and landscaping measures wherever practicable when new development proposals come forward.
7.8.2 Development should be sensitive to the history of land uses in the area, in terms of adopting appropriate construction methods and developed form particularly to provide safe and permanent solutions for any residual contamination and other relevant constraints that are found. The Council will work with any developer to provide advice and consider practical solutions.
7.8.3 The Council is in the process of revising adopted Supplementary Planning Guidance to produce a SPD under the new Planning Act. This includes the revision of advice for the design of residential development. The Residential Development SPG (1999) and its SPD successor should be referred to in developing any scheme for residential development of the ex-Asda site and Golden Triangle area. Consideration should be given to the layout of residential development to ensure that the ability to bring forward future phases is not prejudiced.
7.9 Scaling and Orientation and Mitigation against Nuisance
7.9.1 Care needs to be taken so that neighbouring land uses are not affected or overlooked, and in particular to minimise the impact of industrial and residential units sited adjacent to each other. Industrial buildings are often a larger scale than residential development, which means that consideration should be given not only to the relationship between conflicting land uses on their boundaries, but also across distances to ensure views through Halebank are appropriate in a sensitive mixed use area.
7.9.2 The scaling and orientation of buildings and site layout should also be considered and used appropriately as a means for mitigation against nuisance, such as noise.
7.10 Landscaping
7.10.1 Buffers and green landscaping using appropriate design techniques will be considered an integral part of any proposal for development, especially along new and existing boundaries and at road junctions or entrances to development, in order to improve the
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general environment, and to screen or mitigate existing or new development. The more substantial requirements for environmental and visual improvements, greenspace provision and landscape buffers are shown on Map Seven and Map Eight.
7.10.2 Halebank is situated adjacent to an existing Site of Special Scientific Interest (SSSI) and designated RAMSAR site in the main Mersey Estuary, and also a designated Local Nature Reserve at Pickerings Pasture. The Trans Pennine trail follows the coastline with the Mersey, along the south-eastern edge of the Hale Road Industrial Estates. It is considered that landscaping, as part of any proposal should look to enhance local biodiversity by enhancing local wildlife corridors or networks. Landscaping should also improve the visual quality and facilitate access for informal recreational use where appropriate.
7.10.3 Residential proposals will be expected to provide appropriate open space provision and facilities to serve new residents and to enhance facilities for existing residents. Open space should also be located in areas accessible to the wider population of Halebank. Provision of open space must meet the Council’s requirement under Policy H3 of the UDP and the Provision of Open Space in Development Supplementary Planning Document being prepared in accordance with the Local Development Scheme.
7.10.4 Any planning application for employment proposals for alteration, extension, development or redevelopment will normally need to include a landscaping scheme. It will be necessary for agreement with the Council to be reached for the provision of suitable boundary fencing, planting and signage, and also internal landscaping as part of any proposal. This includes existing employment sites where the Council will require improvements to be made to a site, even if planning permission is being sought for only an alteration or extension to the current activity.
7.10.5 The justification to UDP Policy RG5 refers to woodland planting on the urban fringe. It is considered that planting schemes that address the opportunities described in this section and the principles of the Mersey Forest initiative will contribute to this objective of woodland planting on the urban fringe. The Mersey Forest initiative is described under Paragraph 2.7 of this document and reference should be made to the Mersey Forest Plan. Tree planting using appropriate species should form an important element of landscaping schemes, as a means of mitigation and environmental improvement.
7.10.6 The Council will negotiate with developers to secure appropriate levels of landscaping and open space. A commuted sum, to be provided by the developers for maintenance, will be agreed through an appropriate planning obligation.
7.11 Lighting
7.11.1 Flood lighting will only be permitted subject to conditions and restrictions to its siting and use. Permitted development rights will be removed for all external lighting for non- residential development where it is likely to impact on residential amenity.
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7.12 Advertisements
7.12.1 A single comprehensive sign to be situated at the site’s entrance should serve any new employment site. Any sign should be of a design and scale that will minimise its impact on the environment.
7.13 Constraints on Development
7.13.1 Any proposal should take into account the constraints described in Section Four of this SPD, and the necessary measures required to mitigate or overcome these constraints in line with advice received from the appropriate agency or the Council.
7.14 Planning Obligations
7.14.1 UDP Policy S25 refers to planning obligations. The Council will require planning obligations to be given in granting planning approval for alteration, extension, redevelopment or development of land or properties within the Regeneration Action Area in relation to the matters set out elsewhere in this SPD. The Council will expect appropriate contributions to be made for the provision of: • Greenspace, • Road, traffic management and public transport improvements, and • Environmental improvements.
7.14.2 It is considered appropriate for the Council to require planning gain in accordance with the UDP Policy S25 and Regeneration Action Area 5 Policy, because new development will directly affect the objectives of the Regeneration Action Area and the community of Halebank. It is considered that to allow the development outlined in this SPD could have a detrimental affect on the social, economic or physical well-being of the Halebank community without such planning gain.
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8.0 Development Control Matters
8.1 Introduction
8.1.1 The determination of proposals within the Halebank Regeneration Action Area will be in accordance with the policies set out in the Halton UDP and the contents of this SPD. The contents of the SPD are summarised here in order to set out clearly what the Council will expect in terms of the type of development that will be permitted and what submissions will be expected as part of a planning application. This section is by no means exhaustive and it is recommended that pre-consultation discussions are initiated with Halton Borough Council before a planning application is submitted.
8.1.2 The relevant section or Paragraph is quoted, where appropriate, to provide quick referencing to where a specific requirement is set out in more detail.
8.2 Overall Strategy
8.2.1 The overall strategy for the Halebank Regeneration Action Area starts with the UDP’s Policy RG5 (see Appendix of this SPD) and is described further in the introduction to the SPD. It is illustrated through the various Maps included in this SPD. In particular, the following maps show: Map Five: The highway and traffic management improvements to be introduced in order to remove industrial traffic from predominantly residential areas Map Seven: The acceptable location, extent and type of new development that will be permitted Map Eight: The areas to be focused on for environmental improvements to help improve the visual quality, general environment and access for residents to greenspace.
8.3 General Requirements for all Proposals
8.3.1 Development proposals within the Halebank Regeneration Action Area are required to: • Comply with all appropriate Unitary Development Plan policies • Identify any environmental constraint issues such as contamination, noise, air quality, flooding and provide suitable improvements, solutions or mitigation measures (Section 4) • Introduce SUDS drainage techniques (Paragraphs 5.2.1 and 5.2.2) • Within the area hatched red on Map 9 no development that prejudices the construction of any transport route through these areas will be granted planning permission. Any development proposal within the Halebank Regeneration Action Area must, therefore, not undermine the potential for improvements in the traffic system but should facilitate provision. Where appropriate a development proposal should provide the improvements described in this SPD and illustrated on Map Five and Map 9, or contribute towards their provision through planning conditions or planning obligations, as described in Paragraph 4.1.2 and section 7.14. (Paragraph 6.3.2)
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• Contribute to the identified highway and traffic management improvements (Paragraph 6.3.4) • Meet appropriate standards for parking, as set out in UDP, RSS and the SPD on transportation and accessibility (Paragraph 6.7.1) • Facilitate and improve access to public transport (Paragraph 6.4 and 6.5) • Facilitate appropriate public access to greenspace and movements through the area by foot or bicycle (Paragraph 6.6) • Provide landscaping that will make a positive contribution to improving the visual appearance of the Regeneration Action Area (Paragraph 7.7) • Demonstrate appropriate environmental, social and economic benefits and contribute towards improving the well-being of the Halebank community (Paragraph 2.3) • Adopt appropriate building design and site layout to create an attractive environment, protect existing environmental assets and mitigate against environmental constraint issues (Paragraph 7.8) • Incorporate woodland planting in areas identified on Map Eight and as part of landscaping schemes in order to contribute to the Mersey Forest initiative (Paragraph 2.7)
8.4 Employment Proposals
8.4.1 Proposals for new employment uses will normally be acceptable if: • They are for B1 uses, (Paragraph 7.4) • Use appropriate construction methods that are sensitive to the history of land use in the area (Paragraph 7.8) • Minimise impact on neighbouring land uses through consideration of scale and orientation to reduce visual effect and to mitigate against nuisance (Paragraph 7.9) • Introduce appropriate buffer or green landscaping along boundaries and at entrances to development to improve the visual and general environment, and screen or mitigate existing or new development (Paragraph 7.7 and 7.10)
8.4.2 Proposals for redevelopment, development, alteration or extension to existing employment activity will be required to: • Upgrade activity on the whole of the site by improving environmental standards (Paragraph 7.4) • Introduce appropriate buffer or green landscaping along boundaries and at entrances to development to improve the visual and general environment, and screen or mitigate existing or new development (Paragraph 7.7 and 7.10) • Minimise impact on neighbouring land uses through consideration of scale and orientation to reduce visual effect and to mitigate against nuisance (Paragraph 7.9) • Use appropriate construction methods that are sensitive to the history of land use in the area (Paragraph 7.8)
8.5 Residential Development
8.5.1 Proposals for new housing development will be require to:
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• Create a consolidated new residential area starting with the former Asda site and rolling out in phases to incorporate surrounding land (Paragraph 7.5) • Increase the variety of housing available in Halebank to increase choice (Paragraph 7.2.2) • Incorporate the principles of Home Zones in to layout design (Paragraph 6.3.10) • Have regard to the Design of New Residential Development SPD (Paragraph 7.8.3) • Provide greenspace provision in accordance with UDP Policy H3 and the associated SPD (Paragraph 7.10)
8.6 The Council’s Responsibilities
8.6.1 In order to achieve its vision for a regenerated Halebank, the Council will: • Enter into negotiation with developers to secure the environmental and physical improvements described in this SPD through planning conditions and planning obligations • Restrict HGV movements through Halebank in relation to applications for development, redevelopment extension or alteration to businesses that use or operate HGVs in order to achieve the improvements shown on Map Five (Paragraph 6.3 and 7.4) • Incorporate into its Local Transport Plan those schemes appropriate to achieving the highways and transportation aim of this SPD
8.6.2 The Council will also actively: • Apply for Compulsory Purchase Orders if required to fulfil the aims of the Regeneration Action Area UDP designation • Continue to work towards the reopening of Ditton Railway Station (Paragraph 6.4) • Encourage the continued provision of suitable community facilities and services (Paragraph 7.6 and 7.10)
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Appendix
EXCERPT FROM THE PROPOSED MODIFICATIONS TO THE UDP POLICY RG5 REGENERATION ACTION AREA 5 HALEBANK
1 Within the Halebank Action Area, the following uses will be acceptable: - • Business uses (B1); • Residential institutions (C2); • Dwelling houses (C3); • Community facilities (D1); • Shops serving the local community (A1); • Food and drink outlets serving the local community (A3); • Recreation and leisure facilities serving the local community (D2); • Open space and public spaces.
Principles of Development 2 There should be a mix of housing and employment uses to provide adequate opportunities for people to work within walking distance or cycling distance of home.
3 A variety of housing types in terms of size and tenure will be required.
4 A variety of employment uses should be provided for including provision for small businesses.
5 The car should be safely accommodated without encouraging its use in preference to other means of transport. Parking standards will be assessed in the light of the detailed impact of development proposals.
6 The layout of streets, buildings and spaces should be designed to minimise journeys by car and encourage movement by foot or bicycle.
7 The visual quality of the built and natural environment should be enhanced.
8 The quality of design of any new development should enhance its surroundings in order to raise the overall image and appearance of the area.
9 Public spaces should be included as an integral part of the design of the Action Area.
10 Community facilities should be provided within the Area including a local shopping centre to serve the needs of the community.
11 Road and public transport to the area should be improved including the safeguarding of Ditton railway station to enable its re-opening.
Justification
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Halebank Action Area Plan Draft Supplementary Planning Document ______
12 The aim within this Action Area is to provide a convenient, efficient and pleasing place within which people can live, work and pursue their daily lives.
13 Halebank is currently an isolated residential area adjoining a mixed quality employment area, home to a variety of small businesses. There is a need for regeneration within the Area particularly in relation to the redevelopment of vacant and derelict sites, improving housing in the area, providing community facilities and improving the overall living and working environment.
14 On the edge of the residential area is a large food supermarket in older premises where relocation and redevelopment is anticipated. This currently acts as a neighbourhood centre for the local community as well as serving a wider catchment area. Its relocation will mean that local people without a car will not have convenient access to a local food store. Redevelopment of this site should therefore allow for replacement neighbourhood shops, including a food store either on this site or elsewhere within the Halebank area.
15 Uses acceptable within the Area are those appropriate to a mixed residential and employment area.
16 New housing development is proposed in the Action Area to provide a more balanced mix of housing types and tenure in line with Government Policy. In order to ensure that this expanded neighbourhood is more sustainable, new housing development will help to support local facilities such as shops, school and public transport services.
17 A new or improved road link to the main road network will make the area less isolated and more attractive to businesses and create more local employment opportunities.
18 An Action Plan will be prepared for the Area in close co-operation with the local community. This will explore the following opportunities: a The development of a new neighbourhood shopping area.
b Additional housing development of land currently or previously used for business where ground conditions and location are favourable.
c Improved road and public transport access using the railway and possible new road links to the A562 Speke Road.
d New woodland planting on the urban fringe.
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