CITY OF STOKE -ON -TRENT
LOCAL DEVELOPMENT FRAMEWORK
Development Portfolio (SOT/LDD/3)
Preferred Options
June 2006 2 Local Development Framework Development Portfolio Preferred Options Report
Contents Page
Section Title Page no.
Part 1 - Introduction Purpose of this Preferred Options Report 5
Plan Area 5
What is a Local Development Framework? 5
What is a ‘Preferred Options Report’? 5
Development Portfolio 6
Soundness and Policy Linkage 6
How can I get involved? 7
What happens next? 7
Part 2 - Housing Context 9
Vision 9
Policy Aims 9
Spatial Policies 9
Land Supply 10
Prioritizing The Inner Urban Core 12
Managing Housing Release 15
Per ipheral Estates and General Renewal 15 Areas
Gypsy and Traveller Sites 16
Part 3 - Employment Context 21
Vision 21
Policy Aims 22
Spatial Policies 22
Land Supply 23
Industrial Areas 26
Offices Development 28
Land Take Up 32
3 Part 4 - Shopping Context 35
Vision 36
Policy Aims 36
Spatial Policies 36
Centre Boundaries 36
Retail Shopping Areas 38
Retail Warehouse Parks 40
Local Centres 41
Town Centre Proposals 43
Part 5 – Transport & Accessibility Context 53
Vision 53
Policy Aims 53
Bus Priority Corridors 54
Strategic Park and Ride 54
City Centre Bus Station 55
National Cycle Network 55
Canals 55
Highways Improvements 56
Hanley – Bentilee Link Road 57
Part 6 – Development Portfolio Mixed Use 59
Employment 71
Shopping 93
Housing 99
Plans 129
4 1.0 PART 1 - Introduction
Purpose of this Preferred Opti ons Report
1.1 This document has been produced by Stoke -on -Trent City Council as a basis for consultation on the second stage of preparing the City’s Development Portfolio. This Development Plan Document (DPD) is a key element of the Local Development Fr amework.
Plan Area
1.2 The Development Portfolio DPD identifies development land for housing and employment purposes generally outside the Inner Urban Core and Meir Area Action Plans. It also addresses, on a City wide basis, retail, commercial leisure a nd transportation proposals. The area of the City, the Inner Urban Core and first generation Area Action Plans are shown on the map on the inside of the front cover.
What is a Local Development Framework?
1.3 A Local Development Framework consists of a number of planning policy documents known as Local Development Documents. These will replace the adopted Staffordshire and Stoke -on -Trent Structure Plan and Local Plans covering the City of Stoke -on -Trent. They are being prepared under the terms of the Planning and Compulsory Purchase Act 2004 and will provide a spatial planning framework for the City of Stoke -on -Trent. The West Midlands Regional Spatial Strategy and emerging North Staffordshire Core Spatial Strategy, which also cover the Borough of New castle -under -Lyme, provides a strategic framework for change in the period up to 2021. The adopted Local Development Framework together with the West Midlands Regional Spatial Strategy will form the statutory Development Plan for the City.
1.4 Local Deve lopment Frameworks are made up of a portfolio of documents each with a different role to perform. They include a Core Strategy and other Development Plan Documents which set out more detailed policies and proposals for implementing the Core Strategy.
1.5 The new planning system is seen as a real opportunity to provide a comprehensive approach to guiding development locally. A key feature will be shorter, more focused documents. The Local Development Framework will also provide an integrated approach w hich informs, takes account of and helps to deliver a wide range of initiatives and is not confined to land use. It will be based on a real expectation of improving the quality of people’s lives in a way that truly reflects the aspirations of local communi ties.
1.6 At the heart of the Local Development Frameworks will be the overall aim of promoting sustainable development - seeking to integrate environmental, economic and social aspirations.
What is a ‘Preferred Options Report’?
1.7 Preferred Options R eports must be published for each statutory Local Development Document. They set out, for consultation, the Councils’ proposed policy directions and highlight alternatives that have been considered where appropriate.
1.8 This report sets out the Preferred Op tions for consultation in relation to the Development Portfolio for Stoke-on -Trent. This will be made available on the website of Stoke-on -Trent City Council www.stoke.gov.uk/ldf with paper copies available at the Civic Centre and local libraries. 1.9 The Preferred Options Report follows the production of the Housing, Shopping, Employment and Transport & Accessibility Issues and Options consultations in Spring 2005. Comments and discussions around the issues and options outlined in these leaflets and sites put forward for consideration are outlined further within this report and those preferred options set out. Some of the issues considered include for example:
• Where new housing should be built and what type of housing should it be? • Should we consider developing some of our green spaces? • How do we attract and retain new types of quality jobs such as office work, research employees or opportunities in the growth sectors of the economy? • What different types of sit es should be made available to provide for new or replacement jobs? • How should we improve the overall quality of shopping in the city and what roles should different centres perform? • What should the Council’s approach be to pressure for shopping developmen t around the edges of or outside established centres? • What barriers are there to improving accessibility, and how can these be overcome?
Development Portfolio
1.10 Part 6 of this report sets out detailed mixed use, employment, shopping and housing proposals o utside the Inner Urban Core and Meir AAP. Together with planning commitments this represents the development portfolio for that area and complements Area Action Plan proposals.
Soundness and Policy Linkage
1.11 The preferred policy approaches need to take in to account national planning policies and guidance, and must also be in ‘general conformity’ with the West Midlands Regional Spatial Strategy 2021. The North Staffordshire Core Spatial Strategy sets out each of the preferred approaches in the policy formu lation of the Core Spatial Strategy and indicates the key policy linkages to relevant national, regional and local sources that have been drawn upon.
1.12 The content of this Preferred Options Report reflects the policy approaches and important considerations of the Core Spatial Strategy. Each policy area is considered in relation to the Core Strategy strategic aims and in terms of a broad range of options. Reasoned justification is provided and a monitoring regime proposed to measure progress in relation to delivery of development plan aims.
1.13 The Local Development Framework is one of the tools to be used to facilitate regeneration in Stoke-on -Trent. Appendix 4 of the Statement of Community Involvement sets out some of the links between the Local Development Framework and other strategies/regeneration initiatives. These include the Community Strategy for Stoke -on -Trent, neighbourhood management, Renew North Staffordshire (Housing Market Pathfinder) and North Staffordshire Regeneration Zone.
1.14 The Statement of Community Involvement is an important document to read in conjunction with this Development Portfolio and other Development Plan Documents produced as part of the Local Development Framework as this explains the new planning system in more detail; outlines how the city council intends to involve people
6 in the planning of future development in Stoke -on -Trent; and explains in broad terms the various ways in which consultation will take place.
How can I get involved?
1.1 5 You may already have been involved through earlier consultation processes. The Development Portfolio builds on work done in developing Stoke-on -Trent’s planning strategies over several years. This includes the Housing, Shopping and Employment Issues and Options consultations in Spring 200 5, as well as previous consultations on documents such as Stoke-on -Trent’s First Deposit City Local Plan 2011, sub -regional study work in North Staffordshire undertaken to inform the Staffordshire and Stoke - on -Trent Structure Plan 2011 and West Midlands Re gional Spatial Strategy.
1.1 6 A statutory minimum period of 6 weeks will be given for people and organisations to make formal representations on this Preferred Options Report.
1.1 7 Representations should be made on the official form. This can be found o n the website of Stoke -on -Trent City Council (www.stoke.gov.uk/ldf). They are also available at the Civic Centre and local libraries.
What happens next?
1.1 8 The City Council will consider carefully all representations received and, where appropriate, seek to resolve objections. This document will then be amended and formally “submitted” to the Secretary of State.
1.1 9 The submitted documents will be made available for another statutory six week period during which additional formal representations can be made.
1. 20 If necessary an Examination will be held to consider the representations received during that second period. This would be conducted by an independent Planning Inspector who will test the ‘soundness’ of the plan. The Inspector’s report will be ‘binding’ on the City Council, which means that we must amend the document in the way instructed.
Further Information
1.2 1 For further information:
City of Stoke -on -Trent: www.stoke.gov.uk/ldf or c ontact the Development Plan Team - PO Box 2461 Civic Centre, Glebe Street, Stoke -on -Trent, ST4 1WR (tel. 01782 232302)
7 8 2.0 PART 2 - Housing
Context
2.1 This document builds upon the long -term vision, spatial principles and strategic aims for regene ration set out in the North Staffordshire Core Spatial Strategy, which in turn interprets the general principles set out in Regional Spatial Strategy and national policy and guidance. The Development Portfolio explains what this will mean both on a site s pecific basis (where sites are specifically identified) and also sets out the way in which applications will be dealt with as they arise on other sites.
2.2 The Core Spatial Strategy indicates at Policy CP12 that in the period 2001 to 2021 there will be 1 3,780 dwellings built within the City. A significant element of this capacity has already been accounted for in terms of dwellings completed and committed through the grant of planning permission. These have been taken into account in the preparation of the Development Portfolio. In addition four Area Action Plans have been prepared in parallel, and these documents also include housing site allocations.
Vision
2.3 “To give the residents of Stoke -on -Trent better lives and opportunities ….today, tomorr ow and long into the future”
Policy Aims (PA)
2.4 PA1 To ensure an adequate and managed supply of housing land during the plan period to balance the supply and demand for housing, promote social cohesion and meet housing needs;
PA2 To provide an improv ed quality housing stock and greater choice in the housing market
PA3 To help create sustainable neighbourhoods, transform and reverse outmigration from the City
Spatial Policies (SS)
2.5 An essential element of Government guidance on the preparation o f the Local Development Framework, and the suite of documents of which it consists, is the approach of plan, monitor and manage. The City Council monitor the construction of new and converted residential properties on an annual basis. The results of this monitoring are made available by the City Council and also at regional level. The Council will continue to follow this approach.
2.6 The intention of the City Council is to promote a large scale programme of new house building to improve the quality and variety of housing as part of the process of making the City a more attractive place to live. At the same time it is important to ensure balance in the market. Over provision of housing in inappropriate locations will have the effect of diverting privat e investment and scarce public resources away from the regeneration priority areas within the Inner Urban Core. At the same time, it is important in looking at the level of housing allocations to ensure support for the existing town centres, and also to a ppropriately meet identified needs not otherwise provided within the City. It is this fine balance that the Council is seeking to achieve.
9 Land Supply
Links to Strategic Aims (SA)
2.7 SA1 To meet the overall development requirements for the sub -regi on in accordance with the approved West Midlands Regional Spatial Strategy
SA2 To concentrate new development within the North Staffordshire conurbation and promote sustainable patterns of development that reduce the need to travel and promote accessibili ty by means of transport modes other than the private car.
SA5 To reduce outward migration from the North Staffordshire sub -region and retain and attract new population to the conurbation supported by the infrastructure necessary to sustain it.
SA6 To ba lance the supply and demand for housing by removing surplus accommodation and providing a better choice of homes in appropriate locations and ensure that a sufficient number of new homes are affordable.
SA14 To protect and enhance the built and natural en vironment of North Staffordshire including townscape, landscape, bio -diversity, established settlement patterns, historic buildings and heritage sites (including parks, gardens and battlefields), and valued character areas.
Thematic Options
2.8 1 No num eric target for the provision of housing and allow housing to come forward as and when sites are promoted by developers; 2 Set a minimum number of units for development but provide no locational guidance; 3 Provide minimum commitments for housing developm ent together with an upper delivery target and steer development towards priority development areas in the most sustainable locations.
2.9 In order to ensure the delivery of RSS requirements it is necessary to set a minimum build level in the plan period. This will be as expressed in RSS, currently 600 dwellings per annum, giving a total of 12,000 over the plan period. It should be noted that this target is predicated on achieving clearance of 500 dwellings per annum. A greater target for construction o f new dwellings is set out in the Core Spatial Strategy and for Stoke -on -Trent is 13,780 (Policy CP12) An explanation of the level of housing is provided in the Core Spatial Strategy.
2.10 The regeneration needs of the City are significant. Housing deve lopment, if used properly, can make a significant contribution to regeneration. However, for reasons of both regeneration and sustainability it is appropriate to focus development into particular areas of the City and to manage the release of sites to ens ure that the sites with the greatest overall benefits, principally the locationally best sites but also taking into account other material considerations, are released first. It is also necessary to provide some degree of certainty to create confidence in the housing market and allow for the provision of infrastructure. For these reasons an approach of sequential assessment, prioritization and programming has been followed.
10 Policy SS1
The Council will ensure an adequate supply of housing land durin g the plan period to:
a) meet the requirements of Regional Spatial Strategy; b) provide development sites that have regard to the strategic priorities of urban regeneration; c) support the Housing Market Renewal programme, and d) provide at least 1,700 un its of affordable housing.
Reasoned Justification
2.11 The City Council intend to ensure that sufficient housing land is available to meet need for new housing development, whilst at the same time maintaining balance in the supply of housing land. The appropriate means of achieving this is through a plan led approach. Substantial provision has been made in the first four Area Action Plans, and it is anticipated that further capacity will be identified and allocated during the preparation of Area Action Plans addressing the remainder of the Urban Core area.
2.12 In calculating the level of need and supply of housing land, account will be taken of the current average level of demolitions, committed clearances and the anticipated period of time over which these will be achieved, together with completions, extant permissions and housing sites identified through the Local Development Framework for development, having regard to strategic regeneration priorities and the phased approach to housing release.
2.1 3 The Government sponsored Housing Market Renewal programme has identified and set out the first phase of action to regenerate the housing market in North Staffordshire. The Area Action Plans have been prioritized to reflect this developing programme, as has the Development Portfolio. Priority will continue to be afforded to the regeneration of the Inner Urban Core and other housing intervention areas.
2.14 Historically there has not been a requirement within the City to provide affordable housing. How ever, in recent years there have been significant rises in the cost of market housing which have outstripped rises in earnings. Consequently there are rising numbers of people who are unable to access market housing. The Core Spatial Strategy has set out the mechanism for the delivery of affordable housing. It is anticipated that this private sector contribution, combined with public sector investment will deliver sufficient affordable housing over the plan period to begin to address the need for afforda ble housing. Further guidance regarding the provision of affordable housing will be set out in a separate Supplementary planning Document.
11 Prioritizing the Inner Urban Core
Thematic Options
2.16 1 Promotion of any site for housing as and when it may become available; 2 Promotion of strategic housing areas and additional allocation of sites for provision of local need; or 3 Promoting only strategic sites within Area Action Plan locations.
2.17 As indicated above there are clearly set out priorities fo r regeneration in the City. The importance of restructuring the housing market is recognised in Regional Spatial Strategy and the emerging Local Development Documents prioritize the Housing Market Renewal areas, and support regeneration in these areas. F or these reasons, together with the importance of achieving managed and sustainable release of housing sites, clear priorities for housing site release have been set out. The un - controlled release of housing as and when sites become available would be in conflict with a planned approach to housing release.
2.18 Much of the housing focus, particularly in the early years of the plan period, is directed towards the Inner Urban Core, and particularly the Housing Market Renewal priority areas which are covered by the first wave of emerging Area Action Plans. However, it is also recognised that at the same time there is a need to ensure the ongoing health of the other centres, not currently covered by Area Action Plans. Consequently housing opportunity sites h ave also been identified around other centres.
Policy SS2
Housing development within the Inner Urban Core and the Meir Area Action Plan are shown on the relevant Area Action Plan.
Outside the Inner Urban Core and other areas of housing intervention id entified on Plan 1 , additional sites will only be released for housing development where they will assist regeneration and diversification of the housing market and fulfil one or more of the following:
a) re -use of a listed building or building of local h istoric or architectural interest where housing is considered the best practical use and the conversion work is sympathetically designed and implemented; b) developments that are within or adjacent to the defined town centres of Tunstall, Stoke -upon -Trent, Fenton or Longton and are otherwise appropriate; c) as a minority element in a mixed use development scheme where housing is necessary as enabling development; d) to provide special needs housing where this will be managed by a public sector housing provi der .
Reasoned Justification
2.19 Table 1 Below sets out the housing commitments and proposed distribution of housing. Between 1 st April 2001 and 31 st March 2004 there were 2,886 residential completions. At 1 st April 2005 there were 3,822 residential c ommitments, and a further 323 dwellings where it had been resolved to grant planning permission subject to completion of a legal agreement. This is a total of 7,031 dwellings. However, 71% of these commitments are outside the Urban Core and predominantly focussed in residential developments on the outer edges of the City.
12 2.20 It is considered that new residential development outside the Inner Urban Core is well provided for by existing commitments. There has been a concerted effort by the City Council evolving from the Housing Market Renewal programme to reverse the long standing tendency towards development on the urban fringe. This Development Portfolio, the Core Spatial Strategy and emerging Area Action Plans continue this. This is for reasons of both sustainability and prioritization of regeneration efforts. Sustainability and regeneration are cornerstones of the overall approach of the Local Development Framework.
2.21 Assessments of brownfield development sites show that there is an excess of available sites over and above the level of housing provision required during the plan period. As Stoke -on -Trent is a compact and densely populated urban area the majority of such sites will have some sustainability benefits to offer and meet at least some of the tests of suitability in national guidance. Were an approach to be followed of simply considering sites as they become available it is likely, as has happened previously, that the most attractive sites to developers, rather than the most sustaina ble sites or those with the greatest regeneration benefits, would be developed first. This is what has happened historically, as can be seen from the distribution of new housing towards the urban periphery. The approach of simply allowing sites to come f orward in this way is not therefore considered appropriate.
2.22 Substantial regeneration effort is being poured into the urban core of the City, particularly the City Centre and surrounds, and the area around Burslem and Middleport. These areas are cons idered to be the regeneration priorities of the City and a significant proportion of the scarce regeneration resources available are being targeted to these areas. It is recognised however that the release of other sites may be prioritized for particular reasons.
2.23 The Council recognize the importance of the preservation of the built history of the City. If it is accepted that the retention of listed and historic buildings is desirable, then the best way of achieving this is by finding a use that is s ustainable in the long term and will facilitate future maintenance and upkeep. Providing that any conversion work is sympathetically carried out, conversion to housing could represent an appropriate new use. Many of these buildings will not be in the mos t sustainable locations. However, in light of the relatively limited number of new dwellings likely to arise as a result of such conversions it is considered that the overall benefit of retaining such buildings will be greater than the harm as a result of the release of inappropriate housing development sites.
2.24 Similarly there are significant benefits arising from appropriate mixed use schemes. In instances where mixed use schemes that include housing are brought forward in locations where housing de velopment would not normally be acceptable, it will be for the developer to demonstrate that the housing element is necessary to support the scheme financially. It is anticipated that in such instances the housing element will be a minority element in the overall scheme accounting for not more than 25% of the floorspace to be provided and will be conditioned accordingly.
2.25 There are some instances where there will be a need for specialist housing which for various reasons may be most appropriately located outside the areas normally considered as priorities for housing development. This could for instance be Extra Care housing provided within existing community areas to avoid the need for elderly people to leave the communities where they may have stron g family or community ties built up over many years, severance of which would cause hardship. In such instances it will be for the provider to demonstrate why the proposed location is the most appropriate for the particular development. It is anticipated that this form of housing will be provided by a Registered Social Landlord, but there may be other models upon which such housing could be provided by the public sector.
13 Table 1 Housing Completions & Commitments at 1 st April 2005 and Broad Distribution Proposals
Completions 2001 -2005 2,886
Commitments at 01 -04 -05 Urban Core 945 Remainder of City 2,877 3,822
AAP Areas Burslem, Middleport Etruria Valley AAP 2,000 1 City Centre South and University Q AAP 2,500 2 City Cent re and Etruria Rd Corridor AAP 500 Meir AAP 450 Total 4,554 3
Urban Core Future AAPs 500
Peripheral Estates and GRAs 600
Town Centre Organic Renewal Tunstall 350 Longton 350 Stoke 200 Fenton 100 1,000
Windfall Allowance 418
Total 13,780
Note 1 : Of which 80 were committed and 1,920 remained to be identified at 01 -04 -2005. Note 2 : Of which 816 were committed and 1,684 remained to be identified at 01 -04- 2005. Note 3 : Existing commitments in Note 1 and 2 above have been deducted from total to avoid double counting.
14 Managing Housing Release
Links to Strategic Aims
2.26 SA2 To concentrate new development within the North Staffordshire conurbation and promote sustai nable patterns of development that reduce the need to travel and promote accessibility by means of transport modes other than the private car.
SA3 To focus any appropriate development in rural areas on brownfield sites within the larger settlements to red uce the need to travel and to protect the rural environment.
Thematic Options
2.27 1 Allow the un -managed release of housing sites as and when developers bring them forward. 2 Seek as part of the overall management of the release of housing sites to bri ng forward the best overall sites first.
2.28 There are a large number of housing sites allocated for development over the plan period. Whilst these sites are considered to be the best available for housing development, clearly some are sequentially bett er than others. It is appropriate to ensure that the best sites are developed first and to support this it is appropriate to manage this release. The phasing policy below is the means of achieving this.
Policy SS3
Existing large scale housing commitme nts are shown on Table 2. The housing proposal sites outside the Inner Urban Core and Meir Area Action Plan are listed in Table 3a and shown on Plan 1 and will be released in general accordance with the phasing shown in Table 3b.
Reasoned Justification
2. 29 A sequential assessment of housing sites has been carried out and used to inform the appropriate phasing of the release of housing sites, having regard to strategic regeneration priorities. The sequenced release of sites set out in Table 3b is considered to best meet these needs.
Peripheral Estates and General Renewal Areas
Links to Strategic Aims
2.30 SA1 To meet the overall development requirements for the sub -region in accordance with the approved West Midlands Regional Spatial strategy.
SA6 To balance the supply and demand for housing by removing surplus accommodation and providing a better choice of homes in appropriate locations and ensure that a sufficient number of new homes are affordable.
15
Thematic Options
2.31 Specific proble ms relating to the peripheral estates and General Renewal Areas have been recognised for some time. In each case interventions will be developed, working with local communities and other interests, to address the problems. These options will need to be t ailored to the individual site circumstances. In terms of thematic options, the choice available was to either address the issues arising, or to do nothing. It is considered that doing nothing is not a realistic option, and it has not therefore been cons idered. The real options assessment will come in terms of addressing the overall needs of communities and the preparation of tailored regeneration schemes. Whilst a framework is needed to allow this work to be undertaken, the myriad options arising are n ot to be considered here.
Policy SS4
The Peripheral Estates and General Renewal Areas identified on the Plan 1 will be subject to a programme of renewal and improvement. As part of this some new dwellings will be provided as part of the restructuring of the housing stock. Building will be limited to a maximum of 600 new dwellings distributed between these areas.
Reasoned Justification
2.32 Initial assessment work on the Peripheral Estates and within the General Renewal Areas is already underway and i n many cases there has been a substantial level of public participation in the preparation of long term strategies for renewal of the areas. Whilst it is clear that there will be a need for some element of clearance and replacement of dwellings within the se areas, work is not sufficiently well advanced to identify precisely what level of demolition and new build will be required in each case.
2.33 It is appropriate therefore to make provision for an element of new development split between the areas and w hich will be delivered through the individual master plans. As both demolitions and new build are assessed as gross figures in line with Regional Spatial Strategy, it is necessary to include these within the overall housing figures. A nominal new build f igure has been included in the housing allocation. Provision of new dwellings will be to diversify the housing stock and tenure mix to create more balanced and sustainable communities. It is anticipated that there will be net gains early in the programme to allow for front loading. However, demolitions and new build will be in broad overall balance during the plan period.
Gypsy and Traveller Sites
Links to Strategic Aims
2.34 SA1 To meet the overall development requirements for the sub -region in accordance with the approved West Midlands Regional Spatial Strategy.
16 Thematic Options
2.35 Guidance on the provision of sites for Gypsies and Travellers is set out in National and Regional guidance. As a result of recent assessments carried out in relat ion to planning appeals the evidence in relation to need suggests that there is adequate provision of facilities. Consequently whilst guidance requires inclusion of a policy relating to the provision of such sites, there are no realistic thematic options to consider in respect of this policy.
Policy SS5
The City Council will in principle support the provision of Gypsy and Traveller Sites which help to meet identified need should existing provi sion prove to be insufficient.
Reasoned Justification
2.36 It is important that adequate provision is made for sites for Gypsies and Travellers, as with other members of the community. Whilst establishing the true extent of need for facilities is inherently difficult, current evidence indicates that there is an a dequate level of provision. The Council will however keep this position under review, and if necessary bring forward additional provision.
Monitoring
Indicator Target % of new residential development built 85% (Stoke -on -Trent) on previously developed land in the period 2001 to 2021. Meet minimum annual housing 600 p.a. (Stoke -on -Trent ) completion requirement as set out in the Regional Spatial Strategy. Number of dwelling completions in the 7,200 dwelling s minimum Inner Urban Core in the period 2001 – 2021. Number of dwelling completions in the 6,580 dwellings maximum in Stoke -on - Urban Area outside the Inner Urban Trent Core in the period 2001 – 2021. Net additional dwellings . In accordance with HMR renewal and replacement programmes .
17 Table 2 : Housing Commitments 10 Units or More Remaining Capacity Outside the Urban Core and Meir at 1 st April 2005.
Site Ref Site Area (Ha) Capacity Permission HC 1 Clanway Farm 15.92 395 Full HC 2 Norton Colliery/Newford Valley 13.6 400 Outline HC 3 Coalvill e Estate 15.92 202 Outline HC 4 Norton Colliery 11.4 171 Full HC 5 Springfields 2.8 133 Full HC 6 Former Global Ceramics 5 129 Full HC 7 H & R Johnson 1.25 90 Outline HC 8 Royal Doulton Factory 4.1 85 Full HC 9 Furlong Road 2.66 61 Full HC 10 Divid y Road 1.69 61 Full HC 11 The Lomax 0.12 48 Legal 1 HC 12 Amblecote Drive 1.66 46 Full HC 13 St Andrew's Square 0.66 44 Full HC 14 Gregory Street 0.19 36 Full HC 15 Palace Cinema 0.17 35 Legal HC 16 The Old Foley Pottery 0.94 30 Outline HC 17 Former Focus DIY Store 0.79 28 Full HC 18 Land Adjacent to Selwyn House 0.65 25 Full HC 19 Minerva Works 0.85 24 Full HC 20 Main Street 1.03 20 Outline HC 21 Stamer House, 0.16 18 Full HC 22 United Christ Church 0.18 15 Full HC 23 Former Ashfields Cottages 0.31 12 Outline HC 24 Ashwood 0.25 12 Legal HC 25 Cross Street 0.23 10 Full Note 1 “Legal” refers to sites where there is a resolution to grant planning permission subject to completion of an appropriate legal agreement. Note 2 Capacity refers to the d evelopment capacity of a site, where specified on the planning permission. Where no capacity is specified it has been estimated based on a density of 30 dwellings Ha gross. Current completions average 48 dwellings/Ha gross. The capacity figures are ther efore considered conservative.
18 Table 3a - Housing Proposals Outside t he Inner Urban Core and Meir AAP Proposals
Site Ref Site Area (Ha) Capacity (units) H1 Parsonage Street 0.48 38 H2 Broomhill Street 0.08 4 H3 Lightwood Road 1 0.28 3 H4 Canal Stre et 2 3.31 99 H5 Davenport Street 3 2.61 65 H6 Ashwell Street 0.34 17 H7 Boundary Works 1.09 55 H8 Longton Station 0.05 5 H9 Caroline Street 1.08 65 H1 0 Wood Street 0.16 10 H1 1 Market Street 0.13 13 H1 2 Coronation Avenue 1.08 43 H13 Wilson Road 4 1.36 30 H14 Brookwood 0.51 10 H15 Blurton Farm Depot 0.79 16 MU1 Top Bridge Works 5 0.80 24 MU2 Victoria Ground and Woodhouse Street 6 15.00 198 MU3 Royal Infirmary 7 8.87 222 MU5 Alexandra Works 3.48 174 Note 1 The is a greenfield, greenbelt site. Whilst it would be effectively an infill plot in an existing built frontage, development here would not normally be acceptable. However, the site has been included to encourage provision of a maximum of 3 large floor plate high quality houses at the top end of the housing market. The site will be retained within the green belt and will only be released should a housing scheme of exceptional quality be brought forward. Any prospective developer is strongly urged to enter into pre -application discussions prior t o the submission of an application. Note 2 The site has been included as an opportunity to provide high quality housing development in a reasonably sustainable location. The Proposals Map indicates a marina to be provided in this location and provision of the marina will be a requirement for the release of the site for housing development. Note 3 Whilst currently largely in employment uses, the site could provide an opportunity to provide high quality development overlooking the canal and Westport Lake Par k. A maximum of 65 dwellings will be developed on this site and development will only be permitted where a comprehensive high quality scheme is brought forward facilitating the development of the whole site. Note 4 The site is greenfield. Development here would not normally be acceptable in this location. However, the site is in an elevated location and has been included to encourage provision of a maximum of 30 large floor plate high quality houses at the top end of the housing market. The site will onl y be released for development should a housing scheme of exceptional quality be brought forward. Any prospective developer is strongly urged to enter into pre - application discussions prior to the submission of an application. Note 5 This is a grade II* li sted building. As such particular care will be taken in assessing any scheme put forward for development. The notional allocation of 24 housing units is purely notional and the number of dwellings appropriate on this site will be entirely dependent upon the details of any scheme put forward. Note 6 Development of this proposal will need to be brought forward as part of a comprehensive mixed use scheme. An incremental approach to development in this location will not be accepted. Note 7 Work is currently under way to concentrate health facilities on the City General site. It is anticipated that by the end of the Plan period the site will be available for development. Some of the buildings within this site are considered to have some conservation merit. it is anticipated that a comprehensive development scheme will be brought forward taking these opportunities into account.
19 Table 3b - Housing Outside the Inner Urban Core and Meir AAP – Phasing
2006 -11 2011 -16 2016 -21 H3 H2 H1 H4 H8 H5 H7 H9 H6 H11 H1 0 H1 2 H14 MU2 H13 H15 MU3 MU1 MU5
20 3.0 PART 3 - Employment
Context
3.1 This Development Portfolio sets out employment land provision to 2021 and builds upon the long -term vision, spatial principles and strategic aims for regeneration set out in the North Staffordshire Core Spatial Strategy (NSCSS), which in turn addresses Regional Spatial Strategy (RSS) policy direction to deliver economic prosperity.
3.2 The Government encourages the promotion of a strong, stable, productive and competitive e conomy and sees the planning system as having an important role in delivering this. Through the Local Development Framework, planning authorities should have regard to the importance of encouraging industrial, commercial and retail development if the econ omy is to prosper and provide for improved productivity, choice and competition, particularly when the requirements of modern business are changing rapidly.
3.3 One of the Government’s key aims is to encourage continued economic development in a way which is compatible with its stated environmental objectives and that up to date and relevant plans are essential if the needs of commerce and industry are to be met and reconciled with demands for other forms of development and for the protection of the environmen t.
3.4 Stoke -on -Trent is a major urban area. It has an excellent strategic location with convenient access to the North -West, West Midlands and East Midlands. The Community Strategy for Stoke -on -Trent has a number of themes in which employment development can help to realise: a healthier city, a safer city and a wealthier city.
3.5 The Development Portfolio sets out the approach to the allocation of employment land.
3.6 The Core Spatial Strategy indicates at Policy CP16 that in the period 2005 to 2021 in order t o achieve sustainable development and economic growth, provision will be made for at least 90 hectares of employment land provision within Stoke -on -Trent and at least 56 hectares at Chatterley Valley, based on a programme of a phased release of land, 20 he ctares of which is within Stoke -on -Trent. Having regard to historic employment land take up, demand for employment land may be as much as 210 hectares.
3.7 Existing sites committed through the grant of planning permission have been taken into account in the preparation of the Development Portfolio. In addition four Area Action Plans have been prepared in parallel, and these documents also include employment site allocations as part of the restructuring of those areas of major change.
Vision
3.8 ‘No existi ng jobs will be lost or sustainable employment growth opportunity forgone for want of adequate land/premises’
21 Policy Aims (PA)
3.9 PA4 To ensure that employment land in the right amounts is provided of the right type and in the right place to mee t projected future employment land needs to 2021
PA5 To ensure no desirable development is lost due to a lack of site availability
PA6 To ensure established employment areas have adequate provision for their improvement
Spatial Policies
3.10 The De velopment Portfolio must take account of national planning policy including securing sustainable development. Planning Policy Guidance Note 4: Industrial and Commercial Development (PPG4) recognises that many urban areas contain large amounts of land, onc e used for industrial purposes but now under -used or vacant. National policy objectives recognise that getting this land back into beneficial use is important to the regeneration of towns and cities and that optimum use should be made of potential sites a nd existing premises in inner cities and other urban areas, taking into account such factors as accessibility by public transport, particularly in the case of labour -intensive uses.
3.11 An essential element of Government guidance in the preparation of th e Local Development Framework, is the approach of plan, monitor and manage. The Stoke - on -Trent Land Availability database contains information, updated on an annual basis, of all available development land available for a number of uses, including industr ial and commercial, and whether the sites are current development plan allocated sites, whether they are available for development, what planning permissions have been granted and the likely timescale for development. The database provides the baseline da ta for Regional Monitoring Returns and provides statistical and planning application information for potential developers. This database has been used to form the baseline information for this Development Portfolio.
3.12 The ‘Prosperity for All Chapter’ within RSS contributes to the maintenance of high and stable levels of economic growth as a key element of the overall strategy for sustainable development. The strategy encourages diversification of the regional economy through the promotion of high va lue -added businesses and the attraction of inward investment. Existing economic activities in the Region are encouraged to modernise, both to stay competitive and to embrace the opportunities offered by new technologies and ICT, particularly through impro vements and innovations in products and processes. The potential for existing industries to apply new technology to help address the implications of global climate change is also recognised.
3.13 RSS policies and requirements are translated into spatial policies for North Staffordshire within the Core Spatial Strategy. Preferred policies covering Employment within the Economic Prosperity Section are:
• Key Economic Opportunities (CP15) – recognising the development of the North Staffordshire’s economy wi ll be achieved through a number of mechanisms such as diversification and modernisation of the City Centre, harnessing the creative and knowledge assets and improvement in the levels of productivity, modernisation and competitiveness of existing economic a ctivities.
• Meeting Employment Needs (CP16) – providing the total economic growth provision to 2021.
22 • Strategic Employment Sites (CP17) – translating the requirement within RSS to consider Regional Investment Sites and Regional Logistics Sites.
• Employme nt Development within Urban Areas (CP18) – Providing development criteria for the prioritisation of sites within the Regeneration Zone and the City Centre as well as other strategic and town centres within North Staffordshire’s hierarchy of centres.
Land Supply
Links to Strategic Aims (SA)
3.14 SA1 To meet the overall development requirements for the sub -region in accordance with the approved West Midlands Regional Spatial Strategy.
SA2 To concentrate new development within the North Staffordshire c onurbation and promote sustainable patterns of development that reduce the need to travel and promote accessibility by means of transport modes other than the private car.
SA3 To focus any appropriate development in rural areas on brownfield sites within the larger settlements to reduce the need to travel and to protect the rural environment.
SA4 To create a more sustainable urban environment through the appropriate location, design, materials, public realm, linkages and control of new development leading to a more prudent use of natural resources and creation of more healthy urban city living.
SA8 To increase investment in the economy and broaden the employment base of North Staffordshire, including the development of new types of work and diversificatio n of existing businesses.
SA11 To ensure a balanced portfolio of good quality and available employment land is provided and maintained to meet the needs of existing businesses and potential inward investors.
SA20 To encourage investment in high value add ed economic development leading to good quality employment opportunities.
Thematic options
3.15 1. Promotion of any site for employment as and when it may occur 2. Promotion of strategic location sites as well as allocation of sites for provision of lo cal need and improvements to existing industrial estates 3. Promoting only strategic sites within Area Action Plan Locations
Policy SS6
The employment proposal sites are listed on Table 4 and shown on the Proposals Map (Plan 2).
23 Table 4 - Employment Portfolio Outside the Inner Urban Core
Site Ref Site Range of Uses Area Description of Sit es (Ha)
E1Trentham Lakes South, Stanley B2, B8, Ancillary Site of Regional 33.9 Mathews Way* B1 Significance B2, B8, Ancillary Sub - Regional E2 Radial Park, Sideway* 24 B1 Significance B1, B2, B8, Site of Regional E3 Chatterley Valley* 20.7 Ancillary B1 Significance Good Quality E4 Dewsbury Road, Fenton* 12 B1, B2, B8 Employment Site B2, B8, Ancillary Good Quality E5 Fenton Industrial Estate (South) 11.5 B1 Employment Site Good Quality E6 North of Cartlich Street / Newfields, 9.71 B1, B2, B 8 Employment Site High Street, Sandyford* E7 Trentham Lakes North, land off Part of Site of 9.58 B1, B2, B8 Gordon Banks Drive* Regional Significance B2, B8, Ancillary Good Quality E8 Mossfield Industrial Estate 8.14 B1 Employment Site B2, B8, Ancillary Part of Sub -Regional E9 Campbell Road (North)* 7. 99 B1 Employment Site B2, B8, Ancillary Part of Sub -Regional E10 Johnson Mathey 7.84 B1 Employment Site E11 ex Staffordshire Tableware, B2, B8, Ancillary Part of Sub -Regional 7.6 Whittle Road B1 Employment Site B2, B8, Ancillary Good Quality E12 Brownhill Tileries, Canal Lane 6.5 B1 Employment Site Good Quality E13 Site 5 Reginald Mitchell Way* 6.4 B1, B2, B8 Employment Site E14 California Business Park, B2, B8, Ancillary Good Quality 5.5 Whieldon Road B1 Employme nt Site Part of Sub -Regional E15 Radial Park, Queensway* 4.16 B8, Ancillary B1 Employment Site B2, B8, Ancillary Good Quality E16 Newstead Industrial Estate 3.95 B1 Employment Site Part of Site of E17 Stanley Matthews Way, Blurton* 3.92 B2, Ancillary B1 Regional Significance Good Quality E18 Ex Phoenix Timber, Foley Road 3 B1, B2, B8 Employment Site E19 Site 4 (Valley Works) Watergate Other Employment 2.22 B1, B2, B8 Street, Tunstall* Site E20 Oldfield Business Park, Birrell Good Quality 2.14 B1c), B2, B8 Street* Employment Site Part of Sub -Regional E21 Off Forge Lane, Etruria Valley* 2 B1, B2, B8 Employment Site B2, B8, Ancillary Other Employment E22 Park Hall Industrial Area* 1.91 B1 Site Good Quality E23 Garner Street, Cliff Vale* 1.8 B2, B8 Empl oyment Site Good Quality E24 Wedgwood Drive, Barlaston* 1.77 B2 Employment Site
24 Good Quality E25 Minton Hollins, North Street (E) 1.7 B1, B2 Employment Site E26 Oldfield Business Park, Birrell Good Quality 1.6 B1c), B2, B8 Street* Employment Site Other Employment E2 7 Chatterley Whitfield* 1.3 B1a), B1b), B1c) Site Other Employment E28 Anchor Road, Adderley Green* 0.98 B2 Site Other Employment E29 Devon Pottery, Sutherland Street* 0.88 B1c), B2, B8 Site B2, B8, Ancillary Ot her Employment E30 Sefton Road* 0.75 B1 Site E31 Park Hall Business Village, Park Part of Good Quality 0.61 B1c), B2, B8 Hall Road* Employment Site Other Employment E32 High Street, Sandyford 0.34 B1c), B2 Site MU1 Topbridge Works, Burslem 0.4 B1 MU2 Victoria Ground and Woodh ouse Street, Stoke 5.9 B1, B2
MU3 Royal Infirmary, Stoke 2.3 B1, B2 MU4 Spode, Stoke 1 B1, B2 Total About 216
* Committed Sites
Range of Use Classes
Class B1 (a) - Offices other than financial and professional B1 (b) - Research and develop ment B1 (c) - Light industry B2 - General Industry B8 - Storage and distribution
3.16 The existing portfolio of employment land has been reviewed in accordance with the scope of Planning Policy Guidance Note 4: Industrial and Commercial Development and The Office of the Deputy Prime Minister’s Guidance Notes on ‘Employment Land Reviews’. The only options put forward for employment development (over 0.4 hectares) outside Area Action Plan Areas not carried forward into the Development Portfolio are set out be low: 3.17
Address Site Comments Reference Number Leek Road / Bucknall LDF Rep Greenfield site Road 135a Poor land condition / Drainage Poor access. More sequentially preferable sites available
25 Land adjoining Former LDF Re p Greenfield Site, Staffordshire House, 118a More sequentially preferable sites available Dewsbury Road Proximity to existing housing estate, erosion of greenfield gap Small part of this site, adjacent to existing estate, included within permitted site E4 Dewsbury Road, Fenton
Reasoned J ustification
3.17 Policy CP16 in the Core Spatial Strategy sets a minimum target for employment land provision which will allow for a high economic growth rate provided that the allocation of sites presented in a portfolio of land is based on a balanced a nd managed approach with a supporting robust planning framework. As set out in the Core Spatial Strategy a focussed strategic approach to employment land supply would allow the urban area to be transformed into ‘areas of opportunity’. This will build on the NSIEDS ‘drivers for change’ for reversing past out -migration from the inner core to make it the focus of development and investment – particularly where this supports the transformation of the environment and the strengthening of the City Centre. To solely concentrate on a limited focussed approach in terms of employment opportunities would fail to take into account more localised needs and fail to recognise the large areas of existing brownfield land within the whole of the city area lying vacant. Wit h sustainable development at the heart of a more balanced approach in land designation, recognising the existing industrial estates and providing opportunities for their improvement and modest expansion as well as allocating mixed use sites which offer bal anced regeneration solutions can ensure that all areas of the city benefit whilst maintaining a portfolio of employment land which forms part of a package of measures to transform the core areas of the City. The portfolio of employment land has been infor med by the market in terms of site representations and these have been included where possible. To introduce policies which only react to applications for employment land without allocating sites and driving the right kind of regeneration in the right are as would weaken any strategy for economic growth and would not ensure an up turn in the market particular with regard to reversing past trends in terms of a low level of finance and business service sector jobs within the area or secure prioritisation of t own and city centres. As well as aiming to attract inward investment, a balanced portfolio of land can focus on improving local competitiveness and recognising the need for modernisation and / or expansion of existing businesses.
Monitoring
Indicator Target
Take up of employment land. 7 hectares per annum.
Industrial Areas
Links to Strategic Aims
3.18 SA4 To create a more sustainable urban environment through the appropriate location, design, materials, public realm, linkages and control of n ew development leading to a more prudent use of natural resources and creation of more healthy urban city living.
26 SA8 To increase investment in the economy and broaden the employment base of North Staffordshire, including the development of new types of work and diversification of existing businesses.
SA11 To ensure a balanced portfolio of good quality and available employment land is provided and maintained to meet the needs of existing businesses and potential inward investors.
Thematic options
3.19 1. Promotion of all Industrial sites for all types of B uses 2. Allocation of specific types of employment and industrial sites in specific locations 3. Promotion of employment and industrial sites which can accommodate a range of uses, where appropri ate, which meets different commercial requirements but can ensure sustainable development in the right locations.
Policy SS7
Employment portfolio sites may accommodate the range of uses set out in Table 4. The loss of (Class B) employment land will not be permitted unless it can be demonstrated that having regard to the type of land or premises; its function; its availability; and growing economic and market demand; it can be demonstrated t hat such loss would not be detrimental to the economic prospects of the City.
Reasoned Justification
3.20 Through a strategic approach to reversing past out -migration from the inner core and building upon a package of measures to grow economic activity in a more balanced way across different sectors of industrial and commercial development a more focused approach to allocating sites can be developed for specific sectors focusing development and investment op portunities. Specific industrial area allocations which are of an appropriate size and scale and take advantage of location and resource opportunities and to meet the requirements set out in NSIEDS, will guide the right development in the right locations. If there are no limitations to the type of employment uses on industrial allocations this will encourage business and commercial premises which, because of the number of employees and minimum operational requirements can be accommodated within town centr e locations and where possible within mixed use schemes. Rigidly applying only certain use classes on one site and not another could be too inflexible to cater for changing commercial requirements. The sites allocated in Table 4 identify a range of uses which could be accommodated on each of the sites whilst still maintaining a more rigid approach on some sites where this will aid regeneration and sustainable patterns of development. The portfolio of sites has be drawn up using existing land availability information and site representations made through the LDF process and known developer interests. To identify a range of uses on each site and develop a strategic policy framework through which planning applications can be considered presents a more sustai nable approach to plan preparation. Ensuring the larger areas of industrial land in appropriate areas are reserved for industrial uses and can be protected from other commercial developments, where appropriate. This is in line with national and regional planning policy guidance.
27 Monitoring
Indicator Target
Loss of employment portfolio land to non 0 ancillary employment uses.
Offices Development
Links to Strategic Aims
3.21 SA8 To increase investment in the economy and broaden the employment b ase of North Staffordshire, including the development of new types of work and diversification of existing businesses.
SA9 To encourage the growth of the further and higher education sector and training facilities to meet the needs of indigenous and inc oming employers and North Staffordshire residents.
SA10 To focus large scale office and retail development within Stoke -on -Trent City Centre and Newcastle -under -Lyme Town Centre whilst maintaining an appropriate role and provision of balanced growth for e ach of the other centres.
SA11 To ensure a balanced portfolio of good quality and available employment land is provided and maintained to meet the needs of existing businesses and potential inward investors.
Thematic options
3.22 1. Employment sites all ocated for all types of B uses with no distinction between types of employment use 2. Promotion of employment sites for specific types of development capable of meeting different commercial requirements using a hierarchical approach
28 Policy SS8
Office developments (non -ancillary to other uses) which attract large numbers of people on a daily or regular basis should be located within the city centre and oth er town centres, having regard to the scale of development and the hierarchy of centres as defined in Core Policy CP4.
City Centre high quality, high density business development should be located in the business quarter or within the city centre bounda ry as first preference location. Applications for A2 and B1 development at ground floor premises on identified primary shopping frontages will not be permitted. Only if no suitable city centre or town centre sites are available and, having demonstrated t hat the type of business development proposed cannot be accommodated within a first preference location, applications for office development will next be considered on sites considered suitable for office use (B1) as set out in Table 4 (second preference s ites). Only if applicants demonstrate that there are no suitable first and second preference locations available or suitable will other locations next be considered. All developments outside of first and second preference locations should demonstrate nee d for the proposal and will be within established built -up area boundaries and should be in close proximity to existing public transport facilities (i.e within 500 metres convenient walking distance of a centre of an appropriate scale and function or withi n 500 metres convenient walking distance of a bus station or railway station). Such developments will:
a) Not, either individually or cumulatively, impact upon or harm the vitality or viability of any designated centre, within the anticipated catchments;
b) Demonstrate they have been flexible about their proposed business model in their consideration of alternative sites;
c) Be accessible by a choice of transport modes with facilities for disabled people, pedestrians and cyclists;
d) Promote sustainab ility objectives by reducing travel distances for local residents and not significantly increase the need to travel by car;
e) Not have a detrimental effect on the amenity of neighbouring residential properties.
Reasoned Justification
3.23 With the marked decline in the number of manufacturing jobs and contraction of employment in relatively low paid activities, there is a defined need to increase employment in higher value jobs as well as maintaining sites within an employment portfolio as set out in Policy SS7.
3.24 Between 1995 and 2002 there has been a transition from manufacturing towards services, particularly distribution, consumer and public services, but far less towar ds financial and business services. Through a strategic approach to reversing past out - migration from the Inner Urban Core and building upon a package of measures to grow economic activity in a more balanced way across different sectors of industrial and commercial development a more focused approach to allocating sites can be developed for specific sectors focusing development and investment opportunities.
3.25 Set within a regional planning context the Core Spatial Strategy and Area Action Plans promo te the regeneration of Stoke -on -Trent’s city and town centres. This is in 29 line with the Governments key objectives for town centres, which is to promote their vitality and viability by planning for the growth and development of existing centres, focussing development within these centres and encouraging a wide range of services in a good environment, which is accessible to all. Such an approach creates a safer city having mixed use developments which incorporate a range of day and night time activities wh ich can also develop a strong sense of community.
3.26 Wherever possible, growth should be accommodated by more efficient use of land and buildings within existing centres. Planning for an increase in office development and high -sector jobs is essential in ensuring that the regeneration of the city centre and town centres is developed in a sustainable manner. Coupled with specific policies for industrial land development policies promotion of specific types of employment and industrial sites to meet diff erent commercial requirements will specifically aid in providing a clear and concise method for approaching the sequential test to site selection and to ensuring the right type of development at the right scale in the right location prioritising the develo pment of a wealthier city. The provision of a broad development portfolio without the identification of specific sites for office and commercial use could allow for more unsustainable patterns of development and use of valuable industrial land for pieceme al office development.
Monitoring
Indicator Target
Land permitted for non ancillary office uses 0 outside town centres and employment portfolio sites.
Links to Strategic Aims
3.27 SA8 To increase investment in the economy and broaden the emplo yment base of North Staffordshire, including the development of new types of work and diversification of existing businesses.
SA9 To encourage the growth of the further and higher education sector and training facilities to meet the needs of indigenous and incoming employers and North Staffordshire residents.
SA11 To ensure a balanced portfolio of good quality and available employment land is provided and maintained to meet the needs of existing businesses and potential inward investors.
Thematic optio ns
3.28 1. Promotion of sites capable of accommodating all types of employment use as and when schemes are presented 2. Promotion of sites capable of accommodating all types of office and commercial development 3. Promotion of a hierarchy of sites in relation to business and commercial development
30 Policy SS9
Within the identified sites , shown on Table 4 and listed below, planning permission will be granted for Use Class B1 uses and where appropriate B2 uses but not for financial and professional services.
a) E3 – Chatterley Valley* b) E4 – Dewsbury Road, Fenton* c) E6 – North of Cartlich Stre et / Newfields High Street, Sandyford* d) E7 – Trentham Lakes North Land off Gordon Banks Drive* e) E13 – Site 5 Reginald Mitchell Way* f) E18 - Ex Phoenix Timber, Foley Road, Longton g) E19 – Site 4 (Valley Works) Watergate Street, Tunstall* h) E21 – Off Forge Lane, Etr uria Valley* i) E25 – Minton Hollis, North Street (E) j) MU1 – Topbridge Works, Burslem k) MU2 - Victoria Ground and Woodhouse Street, Stoke l) MU3 – Royal Infirmary, Stoke m) MU4 – Spode, Stoke
The City Council will promote development which places the emphasis on hig h design standards and landscaping provision.
* Committed Sites
Reasoned Justification
3.29 The types of business and commercial operators requiring office premises vary considerably and the requirements for differing types of of fice development means that in order to obtain more sustainable patterns of development it becomes necessary for local planning authorities to provide mechanisms for varying types of business to obtain modern premises of the right scale and format in the r ight locations, providing a portfolio of land which encompasses a hierarchy of locations dependent on the type of premises and locational requirements. Such an approach can strengthen a strategic sustainable approach which recognises that office developme nt is appropriate to town centres, adding to their diversity, vitality, supporting and extending their services and contributing to town centre regeneration.
3.30 In allocating a portfolio of sites whereby any business, commercial or industrial operator c an locate provides flexibility but also largely increases the amount of land required to be available at any one time and increases the attractiveness of sites which are readily available in out of town locations for operators which attract a high percenta ge of car borne travel.
3.31 In a balanced approach to bringing together strategic and land use planning, as set out in NSIEDS, there is a market requirement for businesses to locate in development areas of a lower density than in centre locations with additional operational land, as required. Not -in centre large office development should be demonstrated as appropriate, where it is accessible by public transport, making a significant contribution to the diversification of the local economy. Such devel opments could provide an imbalance in the mix of uses appropriate to centres.
3.32 In developing a policy approach to securing new development these requirements can be accommodated in locations close to city and town centres, where appropriate, without h aving to be accommodated on larger sites outside centres with little or no connectivity to their function. Such out -of -centre locations can be made available for
31 industrial developments which for a number of reasons including neighbourliness, cannot be ac commodated within centres.
Monitoring
Indicator Target
Land permitted for uses other than Class 0 B1 within office development sites.
Lan d Take Up
Links to Strategic Aims
3.33 SA1 To meet the overall development requirements for the sub -region in accordance with the approved West Midlands Regional Spatial Strategy.
SA2 To concentrate new development within the North Staffordshire conurb ation and promote sustainable patterns of development that reduce the need to travel and promote accessibility by means of transport modes other than the private car.
SA8 To increase investment in the economy and broaden the employment base of North Staff ordshire, including the development of new types of work and diversification of existing businesses.
SA10 To focus large scale office and retail development within Stoke -on -Trent City Centre and Newcastle -under -Lyme Town Centre whilst maintaining an appro priate role and provision of balanced growth for each of the other centres.
SA11 To ensure a balanced portfolio of good quality and available employment land is provided and maintained to meet the needs of existing businesses and potential inward investor s.
SA12 To increase the opportunities for sustainable modes of travel by securing improvements to public transport infrastructure and the provision of facilities to promote walking and cycling.
Thematic options
3.34 1. Land take should be considered on account of past trends 2. Land take should be informed by past trends but take account of regeneration priorities and economic prosperity. 3. Land take should be solely considered on an economic growth approach
32 Policy SS10
The City Council , in co -operation with regeneration partners, will, where resources permit, actively seek to accelerate the take -up of employment land by:
a) where appropriate, support public acquisition of key development sites and preparing and marketing them for development; b) where appropriate, considering acquisition of derelict sites and preparing them for development through reclamation; c) where appropriate, working with the external groups and organisations at a regional and sub -regional level to promote joint ventures between the public and private sectors in assembling and developing employment sites; and seeking to promote the carrying out in employment improvement areas a programme of i nfrastructural and environmental improvements to improve their appearance and attractiveness for further investment; d) promoting the city as a sound location for investment; e) directly or jointly assisting in the marketing and publicising of employment develop ment sites.
Reasoned Just ification
3.35 Historically rates of employment land take -up have been relatively low. The appearance, location and physical condition of vacant industrial land may have dissuaded potential investors in the past and so a need exists to ensure development sites are more attractive and competitive.
3.36 More recently over the past five years land -take up has increased. The NSIEDS identified that the levels of take -up in North Staffordshire averaged around 14.1 hectares throughout the area over the past ei ght years. However, the increase in investment in the area by major logistics and distribution developments make up a large percentage of this. On this basis excluding developments brought forward in 2002 and 2003, the annual take up falls to around 8.4 hectares which is lower than the total supply proposed over the period to 2021. Such figures are of some merit in identifying that a positive policy approach to employment land promotion and the identification of ways in which sites will be brought forwar d and for what type of uses are important. Direct comparisons of land take or the sole use of past trends are of only limited use in the promotion of a strategy approach to economic prosperity. Proposed high -quality, high density central area employment d evelopment in the future is a fundamental cornerstone of a deliverable strategy which can shape future market requirements through regeneration activity rather than just perpetuating past trends.
3.37 The employment land take for 2004/2005 was around 14 hectares (excluding sui - generis uses) which again identifies a higher take -up of land in more recent years and gives a good basis for a portfolio of land which builds on this and guides regeneration and prosperity.
33 34 4.0 PART 4 - Shopping
Context
4.1 In accordance with national and regional planning policy the development portfolio must provide a framework for securing sustainable development and actively promote growth and manage change in town, district and local centres. This will help to support and develop thriving, safer and inclusive communities.
4.2 This development plan document addresses both Regional Spatial Strategy policy direction and fits in with the strategic aims and policies within the Core Spatial Strategy.
4.3 The government sees the new pla nning system as having an important role in revitalising centres. Development plan documents should set out a spatial vision and strategy for the network and hierarchy of centres, including local centres, within their area, and address how the role of dif ferent centres will contribute to an overall spatial vision.
4.4 In facilitating and promoting sustainable and inclusive patterns of development local planning authorities should:
• Actively promote growth and manage change in their centres; • Define a network and a hierarchy of centres each performing their appropriate role to meet the needs of their catchments; and • Adopt a proactive, plan -led approach to planning for these centres, through regional and local planning.
4.5 The Core Spatial Strategy sets out the h ierarchy of centres in Core Policy 5, recognising within the Stoke -on -Trent area:
• Stoke -on -Trent City Centre as the sub regional centre; • Longton, Tunstall and Stoke -upon -Trent as Larger District Centres; • Burslem as a Smaller District Centre; and • Fenton and Meir as other significant centres.
4.6 The proposed hierarchy supports the scale and character of existing centres all within a network of complementary centres and is consistent with the West Midlands Regional Spatial Strategy. Defining and characteri sing a network of centres and ensuring growth is proportionate to appropriate needs, the portfolio develops a balanced approach which ensures the provision of a broad range of leisure and shopping facilities in each centre and ensures there is equal access to services and facilities to meet peoples day -to -day needs for all communities, as well as developing a sense of pride and vibrancy in the City Centre.
4.7 The Core Spatial Strategy builds on the vision for an increase in economic prosperity within the city and in particular within city and town centres through encouraging the vitality and viability of such centres. Core Policies CP19 and CP20 recognise that retail, office and leisure development should be the subject of a sequential approach in assessing t he location of development and establish highly accessible and flexible formats wherever possible.
4.8 The Shopping Portfolio provides a detailed plan led approach to identifying preferred retail development over the period to 2010/11 and for longer periods i n respect of in centre developments.
35 Vision
4.9 “Each of the centres which make up the family of Stoke -on -Trent towns must have a role to play and be lively and inviting places”
Policy Aims (PA)
4.10 PA7 To develop the individual character of each o f the towns within the hierarchy of towns within Stoke -on -Trent
PA8 To protect shopping centres and provide new employment opportunities within town centres;
PA9 To provide pedestrianisation and environmental enhancement and improve accessibility;
PA10 To promote tourism and cultural activity.
Spatial Policies (SS)
4.11 Planning Policy Guidance Note 6: Planning for Town Centres (PPS6) recognises that sustainable development is the core principle underpinning planning. Through a portfolio approach this development plan document will focus on those land uses or premises which are within the scope of PPS6 with the exception of office development, which is covered within the employment development portfolio. The size, characteristics and makeup of cent res is important both in terms of existing functionality and potential growth through site allocations.
Centre Boundaries
Links to Strategic Policies
4.12 SA1 To meet the overall development requirements for the sub -region in accordance with the appr oved West Midlands Regional Spatial Strategy
SA2 To concentrate new development within the North Staffordshire conurbation and promote sustainable patterns of development that reduce the need to travel and promote accessibility by means of transport modes other than the private car.
SA4 To create a more sustainable urban environment through the appropriate location, design, materials, public realm, linkages and control of new development leading to a more prudent use of natural resources and creation of m ore healthy urban city living.
SA10 To focus large scale office and retail development within Stoke -on -Trent City Centre and Newcastle -under -Lyme Town Centre whilst maintaining an appropriate role and provision of balanced growth for each of the other cen tres.
36 Thematic Options
4.13 1. No changes to the town and city centre boundaries as shown on the 2001 City Plan 2. Amendment of town centre boundaries to reflect existing local changes on the ground since City Plan 2001 3. Amendment of boundarie s to reflect existing local changes on the ground as well as facilitating regeneration priorities where appropriate 4. Amendment to all boundaries to encompass greater growth on the edge of town centres
Policy SS11
City and Town Centre Boundaries for the following centres are shown on the Town Centre Proposals Maps (Plans 3 - 9):
a) City Centre b) Longton c) Tunstall d) Burslem e) Stoke -Upon -Trent f) Meir g) Fenton
Reasoned Justification
4.14 City and to wn centre boundaries are an important policy theme in the consideration of the location of development, particularly in terms of town centre uses, including retail, leisure and tourism as set out in PPS6: Planning for Town Centres. The City has a network of existing centres of different sizes, where commercial and community services, facilities and jobs of varying scales are concentrated. One of the overall aims of the Core Strategy is to create more sustainable patterns of development through the appropr iate location of development and ensuring linkages to existing activities, functions and facilities. In order to do this, policies within this development portfolio need to protect, enhance and promote the roles of centres as an accessible focus for a var iety of economic, cultural and social activities on either a local, sub - regional or regional scale.
4.15 Retailing is the cornerstone of all of these centres and the protection of this shopping function is essential to their future. The hierarchy of t owns within Stoke -on -Trent means a balance needs to be struck in ensuring the size of the centres reflects the local situation, existing hierarchy and aids appropriate enhancement but does not create a situation which allows for an increase in the size of a centre at the expense of supporting and protecting its central focus, jeopardising the vitality and viability of existing shopping facilities or the functions and prospects of other nearby centres.
4.16 Wherever possible growth should be accommodated by more efficient use of land and buildings within existing centres. Only where growth cannot be accommodated in identified existing centres should local planning authorities plan for the extension of the primary shopping area or town centre. In some cases the boundaries of centres, as set out in the City Plan 2001, adequately reflect the existing situation, such as the smaller centres of Fenton and Burslem, to increase the size of these centres would put at risk in -centre regeneration.
37 4.17 In reviewin g each centre City Plan 2001 does not, in every case, reflect development that has taken place since its production such as at Meir, Longton and Tunstall. In these cases boundary amendments have been made to properly include those existing town centre dev elopments which have become part of the function of that centre. In some instances such as Stoke -Upon -Trent and the City Centre the City Plan 2001 boundary does not adequately reflect the existing/proposed circulation system or reflect regeneration priori ties, as well as existing development permissions. These can be integrated within the boundary to aid the better planning of the centre. In considering the boundary of each centre regard has been taken of the functionality of the existing centre; the pro spects of how much growth the centre can accommodate over the next five years and the existing retail and leisure commitments (whether in, on -the -edge of or out of centre) as these will take up some, if not all, of the identified growth.
4.18 There is on ly a finite amount of retailing growth available in North Staffordshire over the next five years. Growth in edge -of -centre and out -of -centre locations is contrary to the aims of the Core Spatial Strategy and national planning policy. Policies within the Core Strategy allow for the sequential test to site selection where it can be demonstrated that developments cannot be accommodated within centres.
4.19 Individual town centre policies are detailed further on within this development portfolio.
Retail Shopping Areas
Links to Stategic Policies
4.20 SA2 To concentrate new development within the North Staffordshire conurbation and promote sustainable patterns of development that reduce the need to travel and promote accessibility by means of transport modes other than the private car.
SA4 To create a more sustainable urban environment through the appropriate location, design, materials, public realm, linkages and control of new development leading to a more prudent use of natural resources and creati on of more healthy urban city living.
SA10 To focus large scale office and retail development within Stoke -on -Trent City Centre and Newcastle -under -Lyme Town Centre whilst maintaining an appropriate role and provision of balanced growth for each of the other centres.
Thematic Options
4.21 1. No changes to the primary and secondary shopping areas as shown within Adopted.Supplementary Planning Guidance (SPG): Planning Policy Guidelines for retail and other uses in Town Centres (1998) 2. Amendment of the primary and secondary shopping areas, shown within the above SPG, to reflect existing local changes on the ground. 3. Amendment of the primary and secondary shopping areas, shown within the above SPG, to reflect existing local changes on the ground as well as facilitating regeneration priorities where appropriate 4. Amendment of all the primary and secondary shopping areas to encompass greater growth on the edge of existing town centres
38 Policy SS12
It is proposed that the followin g Retail Frontage Policy Areas be defined when appropriate as shown on the City and Town Centre Proposals Maps, referred to in Policy SS11:
a) Primary Retail Frontage Policy Areas to cover properties within Stoke -on -Trent City Centre and the Town Centres of Tunstall, Burslem, Stoke -upon -Trent and Longton
b) Secondary Retail Frontage Policy Areas to cover properties within Stoke -on -Trent City Centre the Town Centres of Tunstall, Longton, Burslem, Stoke -upon -Trent, and Meir and Local Centres.
Reasoned Justification
4.22 Primary shopping area s define where retail is concentrated (generally comprising the primary and those secondary frontages which are contiguous and closely related to the primary shopping area). The extent of this area can determine what is considered to be an in -centre devel opment, which has policy support for town centre uses, including retail. Outside of these primary shopping areas development proposals should be accompanied by supporting information to demonstrate why they cannot be accommodated within the primary shoppi ng area and identify a quantitative need and/or qualitative need for the development.
4.23 Primary shopping areas should reflect existing primary and secondary shopping functions which relate well to the central core of the centre. It is essential they a re realistically defined and have regard to the diversification of uses in town centres as a whole. Primary shopping frontages should contain a high proportion of retail uses, while secondary frontages provide greater opportunities for flexibility and div ersity of uses. The form and function of a centre can provide the heart of a local community or the central focus of a locality. Shops, services and facilities therefore need to be accessible within a centre and not dispersed which would weaken the acces sibility of visiting a number of shops and services within one trip.
4.24 The types of retail traditionally and appropriately found in town centres include convenience and comparison goods such as clothes and other fashions, specialist shops, and food and household goods. Retail proposals of these types in locations not in close and beneficial relationship to existing centres could harm similar types of retail in existing centres. This would tend to reduce the range of retail activities in existing centr es and hence affect their vitality and endanger their viability.
4.25 Given the balance required for the hierarchy of centres within Stoke -on -Trent the defined primary and secondary shopping reflect existing developments and have been updated from the Sup plementary Planning Guidance in town centres where is appropriate to recognise an existing change. To amend and extend all primary and secondary shopping frontages to encompass possible future growth would endanger a balanced approach to managing the grow th of centres allowing too great flexibility in what is a finite market of potential retail growth. This is likely to put at risk a strategy, as set out within the Core Spatial Strategy, to protect and enhance vital and viable town centres .
39 4.26 Given the network of centres within Stoke -on -Trent there is not enough potential retail growth to accommodate a large increase in the size of the primary shopping area particular given this development portfolio is concerned with only the next five years. Re generation priorities within the Core Spatial Strategy are based on the core of town and city centres, some minor modification to the shopping frontages has been made where this is appropriate in meeting Core Strategy and Regional Spatial Strategy objectiv es such as the development of East West Precinct, in Stoke -on -Trent City Centre. Core Spatial Strategy policy allows for individual cases to be made for development.
Retail Warehouse Parks
Links to Stategic Policies
4.27 SA1 To meet the overall develo pment requirements for the sub -region in accordance with the approved West Midlands Regional Spatial Strategy
SA2 To concentrate new development within the North Staffordshire conurbation and promote sustainable patterns of development that reduce the ne ed to travel and promote accessibility by means of transport modes other than the private car.
SA4 To create a more sustainable urban environment through the appropriate location, design, materials, public realm, linkages and control of new development le ading to a more prudent use of natural resources and creation of more healthy urban city living.
SA10 To focus large scale office and retail development within Stoke -on -Trent City Centre and Newcastle -under -Lyme Town Centre whilst maintaining an appropria te role and provision of balanced growth for each of the other centres.
Thematic Options
4.28 1. No identification of Retail Warehouse Parks 2. Identification of existing Retail Warehouse Parks which reflect local circumstances 3. Amendment to the identi fication of existing Retail Warehouse Parks to reflect existing local changes as well as facilitating growth areas, where appropriate 4. Identification of a Retail Warehouse Park areas to encompass greater growth
Policy SS13
Retail Warehouse Parks, as shown on the Proposals Maps (Pl an 10) are allocated at the following locations:
a) Festival Park / Octagon Retail Park, Etruria Road b) Victoria Road c) Springfield Retail Park, Newcastle Road d) Brownfields Road, Tunstall e) Waterloo Road, City Centre Reasoned Justification
40 4.29 Ret ailing is highly competitive with competition between individual businesses, different centres, and between centres and out -of -town retail outlets. The focus, as outlined in previous policies, should be on urban centres and their continued success. In li ne with Core Policies CP19 and CP20 competitive urban centres are essential to the prosperity of North Staffordshire. Where retail and leisure developments for demonstrable reasons cannot be accommodated within town centres developers frequently look to e dge and out -of centre locations. PPS6 is clear that these locations are second and third preference sites to those sites that are in -centre. These retail warehouse parks accommodate large stores specialising in the sale of household goods (such as carpet s, furniture and electrical goods), DIY items and other similar ranges of goods. As defined within PPS6, an agglomeration of at least three retail warehouses can be classed as a retail park.
4.30 Within Stoke -on -Trent there are a number of existing retai l warehouse parks, some of which have been established for a number of years. These areas should be recognised for their contribution to the retail market within the city and, more importantly, to ensure these areas can operate within defined boundaries t o ensure they do not become imbalanced in relation to the network of centres. Since the development of some of these retail parks government guidance has become even more focussed on urban centres
4.31 The success in recent years of Festival Park, the la rgest of the existing out -of -town retail parks, cannot be ignored. However to place a wider definition on this area or any of the other existing parks, over and above that defined on the proposals map would undermine not only the City Centre but other sur rounding centres such as Newcastle –under -Lyme, Tunstall and Stoke -Upon -Trent . The boundary proposed allows for some expansion within the existing road network of the retail park, to be able to accommodate those types of uses acceptable within retail wareh ouse parks which can be demonstrated as not being able to be accommodated within the City Centre or other appropriately sized town centres.
4.32 Recent planning decisions for leisure and retail warehouse parks at Brownhills Road and Waterloo Road as well as the creation of two other retail parks at Victoria Road and Springfield Retail Park, since the production of the 2001 City Plan have increased the number of retail warehouse parks within the city to five. It is necessary to recognise these existing and committed retail parks and update the list with this Development Portfolio but also recognise there is no projected need for further out - of -town retail parks in the plan period.
4.33 A large increase in the size and capacity of retail warehouse parks w ould be contrary to regional and national planning policy and would severely undermine the regeneration aspirations in North Staffordshire and the vitality and viability of the city centre and other centres within Stoke -on -Trent.
Local Centres
Links to S tategic Policies
4.34 SA1 To meet the overall development requirements for the sub -region in accordance with the approved West Midlands Regional Spatial Strategy
SA2 To concentrate new development within the North Staffordshire conurbation and promote s ustainable patterns of development that reduce the need to travel and promote accessibility by means of transport modes other than the private car.
41 SA4 To create a more sustainable urban environment through the appropriate location, design, materials, pu blic realm, linkages and control of new development leading to a more prudent use of natural resources and creation of more healthy urban city living.
SA10 To focus large scale office and retail development within Stoke -on -Trent City Centre and Newcastle -under -Lyme Town Centre whilst maintaining an appropriate role and provision of balanced growth for each of the other centres.
Thematic Options
4.35 1. No changes to the local centres identified on the City Plan 2001. 2. Amendment to the local centres to reflect existing local changes on the ground. 3. Amendment to the local centres to reflect existing local changes as well as facilitating growth areas where appropriate 4. Amendment to local centres to encompass greater growth
Policy SS14
Local Centres are sho wn on the Proposals Map (Plan 1 0). The range of retail, service, leisure and community facilities provided in a local centre will be determined by the size of its catchment area.
Local centres should provide a small format grocery store (up to 500 m2), a newsagent and ATM machine, co mmunity centre, hot food takeaway and hairdressers as a minimum requirement with additional services determined on the characteristics and catchment population of individual centres.
Reasoned Justifica tion
4.36 A network of local centres is essential to provide easily accessible shopping to meet people’s day -to -day needs and should be the focus for investment in more accessible local services, such as health centres and other small scale community facilities. Local shopping facilities provide a particularly important service for those who are less mobile, especially elderly and disabled people, families with small children and those without access to a car. They also reduce the need to travel to large r centres, and therefore can cut fuel consumption.
4.37 The development of local centres can aid towards a number of themes within the Community Strategy such as creating a healthier and a safer city through more provision of more shops and services wit hin the local area creating a stronger sense of community.
4.38 The range and scale of uses which should be found within local centres will differ depending on the catchment area of the particular centre. Generally uses will be sought which compliment ex isting facilities and which provide a balance in service provision for the local community. The centres shown on the Proposals Map recognise existing core local centre areas as well as updating the list to include a number of newly created local centres s uch as Norton which forms part of a new residential development area.
42 4.39 The range of retail, service, leisure and community facilities provided in a local centre should be considered on a site specific basis to ensure local facilities are provided a t an appropriate scale taking into account the renewal process as this progresses over the next few years. To buil d in growth in local centres could create an imbalance in the network of centres, greater growth in local centres should be accommodated thro ugh the Area Action Plan and Renewal processes to ensure the capacity in retail growth is in accordance with the catchment population and is incorporated into a masterplan approach. The sort of uses and scale is set out within this policy to act as a guid e and to give policy support to the development of such uses in order to aid in the provision of a valuable local centre.
Town Centre Proposals
Meeting Needs
4.40 The identification of site proposals within this Shopping Portfolio provides a detailed plan led approach to identifying preferred retail development over the period to 2010/11 and for longer periods in respect of in -centre developments.
4.41 Identified floorspace capacity for the next five years equates to around 20,000 to 25,000 square metres o f additional retail floorspace, and could be as much as 32,000 square metres if a higher growth rate projection is used.
4.42 In making specific provision for additional retail development to meet the needs in the period regard has been given to a number of factors, including:
• National planning policy in particular the priority to protect and enhance the high streets of many town centres. • Assessment of the needs of new floorspace for retail, leisure and other main town centre uses, taking account of both qua ntitative and qualitative considerations (excluding offices) • Identification of deficiencies in provision • Identification and consideration of existing commitments in terms of schemes with the benefit of planning permission. • Regeneration priorities • Assessmen t of the capacity of existing centres to accommodate new development • Definition of boundaries and the hierarchy of centres • Identification and scope for extending primary and secondary areas • Review of all existing allocations and sites put forward as develo pment options • Identification and allocation of sites in identified centres where principle development will be focused • Formulation of criteria -based policies, in accordance with this policy statement
4.43 The identified capacity for significant additiona l floorspace in the medium to long term however (i.e. 2011 – 2021) must be treated with caution. Identified capacity in the medium to long term should not be viewed as capacity which needs to be met immediately, particularly on sites outside of town cent res, as to do so could prejudice future town centre strategies. PPS6 is explicit regarding the time frame over which need should be assessed. Paragraph 3.10 of PPS6 considers a five year timeframe as being appropriate for considering the ‘need’ for addit ional retail floorspace.
4.44 Dependant upon variables total growth in expenditure to 2021 might be as much as £706.5 million in the most optimistic scenario.
43 Stoke -on -Trent City Centre
4.45 Stoke -on -Trent City Centre is a regional centre and the lar gest retail destination in North Staffordshire and South Cheshire. The Centre has a primary role at a sub - regional level in attracting large scale shopping development, it is the preferred location for business and brands of national renown, the aim is to promote a broad spectrum of uses, attractions and facilities, encompassing commercial development, shopping, leisure and cultural attractions, community facilities and housing. It will be important to ensure that the City Centre retains the focus f or city centre type uses, with new development in the remainder of the sub region fulfilling a complementary rather than competitive role recognising the individuality of the other centres within the hierarchy.
4.46 The ambition for the city centre is t o create two retail magnets of attraction with the existing Potteries Shopping Centre to the north of the city and the creation of a new mixed use development at East West Precinct, incorporating major retail facilities, to the south. Enhancement of pedes trianised shopping streets, extension to the primary shopping area to reflect this opportunity and a tight mix of primary and secondary shopping at the heart of the city will create a focussed core retail shopping area where appropriate enhancement of the city’s retail provision will be encouraged.
4.47 The west and north -west of the city will also see major change over the coming years with the approval of two significant developments for a Tesco Extra store and a mixed use retail/leisure and hotel deve lopment. The development of these two schemes will see the completion of the ring road and create development opportunities in this locality. The city centre boundary has been amended from the 2001 City Plan boundary to reflect these development changes.
Site Options and Reasoned Justification
East West Precinct Included in commitments and identified as Mixed Use site in AAP
John Street Surface Car Included in commitments as part of East West Precinct site for mixed Park use. No retail proposal o n this part of the site. Identified as Mixed Use site in AAP Meigh Street / Potteries Potential for retail development in medium/long term. No immediate Way, Hanley need in five year period given commitments viewed through policy approach or possible al location in next review. Thompson House, Stafford Not carried forward as retail allocation, would be considered through Street policy approach as the site is in existing use for retail, office, professional services. Land off Etruria Road Site carried f orward as principally commercial use not large scale additional retail in AAP given out -of -centre location. No immediate need in five year period given commitments. There are more sequentially preferable sites Potteries Shopping Centre Taking North Staf fs Retail -Study need requirements - Priority in medium term for East West Precinct only. No immediate need in five year period for major extension of the shopping centre given commitments - possible allocation in next review. Trinity Street/Marsh Stree t Site allocated for mixed use in AAP. Retail element should not involve net increase in retail over and above exiting amount of retail floorspace on site and should not extend the area of existing retail as this is considered to be an edge -of -centre site . There are more sequentially preferable sites. Given commitments no additional need for additional retail.
44 Sampson Street/Hope Site carried forward as entertainment/ residential/ commercial/ mixed Street use not retail in AAP. There are more sequenti ally preferable sites. Given location and no retail need in short term given commitments. Clementsons Mill /Clough Site carried forward as entertainment/ residential/ commercial/ mixed Street Car park use not retail in AAP. There are more sequentially pr eferable sites. Given location and no retail need in short term given commitments. Land at Clough Street, Site carried forward as employment / residential/ mixed use not retail in Hanley AAP. There are more sequentially preferable sites. Given location a nd no retail need in short term given commitments. Clough Street, Hanley Site around Tesco store carried forward as mixed use and area of approved superstore allocated as retail superstore – included in commitments. Waterloo Road/Century Included in commitments. Site has planning permission for Street retail/leisure park uses.
Festival Park Extension Retail Warehouse Park Allocation
Stoke -on -Trent City Centre Policy (Plan 3)
Policy SS15
a) Sites and premises contained within the primary shopping area are acceptable in principle for town centre uses, including retail;
b) Major development sites suitable for town centre uses including retail are listed below: Indicative Net Floorspace (m 2) S1 East/West Precinct 26,000 S2 City Centre West 6,709 S3 Waterloo Road / Vale Road 12,044 Total 44,753
c) Retail developments not in centre will be assessed on a site specific basis and will require full retail impact assessments in accordance with the requirements in PPS6: Planning for Town Centres.
Longton District Centre
4.48 Longton town centre is th e third largest retail centre in North Staffordshire serving the southern part of Stoke -on -Trent and performs an important role for services and convenience shopping in the south of the Stoke -on -Trent area, supporting the retail offer of the two larger cen tres of Stoke -on -Trent City Centre and Newcastle -under - Lyme to its north and north -west. The town has seen a number of successful developments which increase its attractiveness as a local shopping destination with the redevelopment of the Bus Station and o pening of Tesco Extra Store, Argos and Next stores. The principal shopping area remains the Longton Exchange, which links the new developments to the west and with two further shopping streets, The Strand to the north side of the town and Market Street an d new Wilkinson development to the east.
45 4.49 Recent retail developments to the west of the Longton town centre have created an extended core shopping area. In reviewing the boundaries of the town centres one of the options available would be for the existing boundary, as shown on the 2001 City Plan to remain or for the boundary to be altered to reflect the new built development. Given the proximity and connectivity to the town centre the boundary has been extend ed to include the recent developments at Baths Road and extension of the primary shopping area to include Next and Argos would also reflect the current situation.
Site Options and Reasoned Justification
Phoenix Park Application awaiting decision for retail. Out -of -Centre location. No immediate need for more retail development given recent retail development/commitments. Site allocated as employment led site.
Longton Town Centre Policy (Plan 4)
Policy SS16
a) In -centre developments in Longton are supported by planning policy and are acceptable in principle for town centre uses, including retail:
b) Given the recent reta il commitments within Longton there is no further need for retailing in edge of or out -of -centre locations in the period to 2011:
c) Retail developments not in centre will be assessed on a site specific basis and will require full retail impact assessme nts in accordance with the requirements in PPS6: Planning for Town Centres.
Tunstall District Centre
4.50 Tunstall town centre, serving a wide lo cal catc hment to the north of the urban area, is a linear centre, with a number of recently built and approved retail developments located to the east and south of the town centre these new developments comprise a large -format Asda Store, a Matalan clothi ng store, Argos and Next and on Brownhills Road/High Street a retail park and large format DIY store. The town centre is small scale and subordinate in nature to the two large centres to its south and south -west, a number of initiatives and projects to cre ate a better environment for visitors including shoppers, businesses, residents and tourists is continuing and consolidation of the town centre to incorporate new development proposals emphasises its importance as the principle town centre destination for local shopping in the north of the Stoke -on -Trent area.
4.51 The town centre boundary as shown on the City Plan 2001 Proposals Map would remain unaltered as this reflects the inclusion of the Argos, Next and Matalan stores within the town centre with th e Asda store, Pizza Hut and Choices Video stores on the edge of the town centre. Limited alteration to the primary and secondary shopping centres is required with a minor alteration to include additional secondary shopping frontage to the south of the Hig h Street. The town has a mix of primary and quality secondary retail frontage and thriving town centre market at its heart.
46 Site Options and Reasoned Justification
Alexandra Pottery Site refused planning permission for retail. Out -of -Centre D evelopment. site Given commitments and retail need analysis no need for development within the five year period.
Tunstall Town Centre Policy (Plan 5)
Policy SS17
a) In -centre developments in Tunstall are supported by planning policy and are acceptable in principle for town centre uses, including retail:
b) Given the recent retail commitme nts within Tunstall there is no further need for retailing in edge of or out -of -centre locations in the period to 2011;
c) Retail developments not in centre will be assessed on a site specific basis and will require full retail impact assessments in acco rdance with the requirements in PPS6: Planning for Town Centres.
Burslem
4.52 Burslem town centre is the historic Mother Town of Stoke -on -Trent and is imp ortant in the retail hierarchy as an historic town centre and has a vibrant cultural quality. The town centre performs a subordinate role to larger nearby town centres. It has limited comparison shopping but provides an important local convenience and ser vice role and importantly serves as an historic magnet for visitors to Stoke -on -Trent. The principal shopping streets are Waterloo Road/Swan Square, Moorland Road, Queen Street and Market Place/Fountain Place, although, in some of these locations ongoing regeneration initiatives will bring back into use the currently high proportion of vacant premises. The centre is almost exclusively occupied by independent retailers, although multiple retailers in larger units include Woolworth’s and Mark One clothing. Limited alteration is proposed to the primary and secondary shopping frontages with Woolworths included as a primary shopping frontage and proposed alteration around Greenhead Street to encompass proposed retail units to the north of Market Place.
4.53 Al though Burslem is positioned centrally within the retail hierarchy the town is performing poorly in terms of its retail offer. Planned developments through the Housing Pathfinder Initiative to develop and enhance the local housing market will create an in creased demand for retail provision. Such provision can be accommodated within sustainable mixed use schemes, such as the development on the Doulton’s site. Provision is made within the plan for around 2,000 sq metres of additional retail development howe ver new retail development within Burslem should be brought forward in accordance with PPS6 guidance and with emerging LDF policies.
47 Site Options and Reasoned Justification
Furlong Passage In -centre development opportunity to increase retail o ffer in Burslem to match regeneration aspiration Former Royal Doulton Retail element in Housing Scheme to aid regeneration. Given retail Site, Nile Street, Burslem need analysis for the next five years no more than 1,000 sq metres should be allocated unl ess need demonstrated as this is not in -centre development Federation Retail element in housing/mixed use scheme with planning permission Road/Greenhead Street
Burslem Town Centre Policy (Plan 6)
Policy SS18
a) In -centre developments in Burslem are supported by planning policy and are acceptable in principle for town centre uses, including retail:
b) Development sites suitable for mixed use including retail and which facilitate the regeneration of alloca ted sites are listed below:
Sites suitable for town centre uses including retail
Indicative Net Floorspace (m 2) S1 Former Royal Doulton Site, Nile Street 1000 S2 Federation Road/Greenhead Street 500 S3 Land off Furlong Passage 500 Total 2,000
c) Retail developments not in centre and retail developments proposed on the above listed sites above the threshold stated will be assessed on a site specific basis and will require full retail impact assessments in accordance with the requirements in PPS6: Planning for Town Centres.
Stoke Town Centre
4.54 Stoke -Upon -Trent – the namesake for the six towns that makeup the city of Stoke-on - Trent – is the city’s administrative centre and university town. Stoke -Upon -Trent is a small town centre, serving principally local convenience shopping needs in a subordinate role t o the larger neighbouring centres. It has an important historic market square and has developed as a centre for administration over the last few years with the Councils Civic Offices located at its heart. Stoke -Upon -Trent has a unique role to play in the hierarchy of towns in terms of a location for factory shopping in connection with the potteries industries of Spode and Portmerion. The town also serves in supporting as an administrative function, complementary to Stoke -on -Trent City Centre and provides important linkages to Stoke -on -Trent railway station and to the University Quarter.
4.55 The town centre boundary shown in the City Plan 2001 does not include the Spode site. Although retaining a presence within the town Spode are rationalising their manu facturing and storage processes within Stoke and wish to enhance the factory shopping aspect of the site. As a key development opportunity for improvement and
48 enhancement of the market place there is also the potential to improve upon the existing reta il offer through modest new retailing, office development and local services within the existing market place area. To reflect the opportunity to improve retail provision within Stoke the town centre boundary can be amended to reflect the boundary of t he ring road as the logical town centre boundary. The completion of the Stoke Relief Road remains an important project for Stoke Town and new development within Stoke should help secure its development. To adequately reflect development and shopping mov ements on the ground an extension to the secondary shopping frontage on Church Street is also proposed.
Site Options and Reasoned Justification
Market Place In -centre site. Would aid regeneration of market place and existing buildings of local archite ctural interest
Spode, Elenora Street, In -centre mixed use site including retail. Site carried forward as Stoke allocation
Stoke Town Centre Small element of retail included than proposed. Stoke links site including area behind propose d for employment Railway Station Victoria Ground Commercial Business Park, residential and leisure. No significant retail element as this is an out -of -centre site. No immediate need for more retail development given recent commitments.
Stoke -Upon -Trent Town Centre Policy (Plan 7)
Policy SS19 a) In -centr e developments in Stoke -Upon -Trent are supported by planning policy and are acceptable in principle for town centre uses, including retail: b) Development sites suitable for mixed use including retail and which facilitate the regeneration of allocated sit es are listed below:
Sites suitable for town centre uses including retail
Indicative Net Floorspace (m 2) S1 Market Place 250 S2 Spode, Elenora Street 4,000 Total 4,250 c) Retail developments not in centre and retail d evelopments proposed on the above listed sites above the threshold stated will be assesse d on a site specific basis and will require full retail impact assessments in accor dance with the requirements in PPS6: Planning for Town Centres.
49 Meir
4.56 Meir provides the eastern gateway of Stoke -on -Trent as it lies in the south east corner of the City, just over a mile from Longton, and serves a small localised catchment in the surrounding communities. Retail development is concentrated principally on Weston Road and a small shopping parade, off Uttoxeter Way and although it is not one of the traditional ‘six towns’ centres, it functions as small scale focal point of community life.
4.57 Enhancement of the existing retail provision within Meir centre is an important consideration. There is potential in the short to medium term for modest additional retail floorspace which could be brought forward as a windfall proposal. The town centre boundary has been amended to reflect new built development and the A50 in this area.
Site Options and Reasoned Justification
Pickford Place In -centre development proposal. The former car park should be brought back into use as a public car park. Morrison Supermar ket Out -of centre development proposal, off Whittle Road, Meir Park. Taking North Staffs Retail -Study need requirements - No need requirement given commitments Would result in loss of sub -regionally significant employment site
Meir Town Centre Policy (P lan 8)
Policy SS21
a) In -centre developments in Meir are supported by planning policy and are acceptable in principle for town centre uses, including retail:
b) City Council will support retail development within Meir up to a threshold of about 500 square metres.
c) Retail developments not in centre and retail developments proposed above the threshold stated at criterion b) will be assessed on a site specific basis and will require full retail impact assessments in accordance with the requirements in PPS6: Planning for Town Centres .
Fenton
4.58 Fenton is one of the Six Stoke -on -Trent Towns and is located between Stoke -Upon - Trent and Longton. Fenton derives its town centre designation because of its historical role, rather than its retailing offer which is mor e characteristic of a local centre and provides a Sports and Leisure focus for Stoke-on -Trent.
4.59 The principal shopping area is to the north side of City Road. There is a separate Fenton Local Centre (with some 35 commercial units) on Victoria Road. No rth of the Fenton Local Centre is the Ravenside Retail Park and other free -standing retail uses, which is classed as an out of centre and free -standing retail park.
4.60 In order to improve upon the local shopping offer of Fenton there is the potential for mo dest additional retail to serve a local catchment which could be brought forward as part of a windfall mixed use scheme, as appropriate.
50 Fenton Town Centre Policy (Plan 9)
Policy SS20 a) In -centre developments in Fenton are supported by planning policy an d are acceptable in principle for town centre uses, including retail: b) The Council will support retail development within Fenton up to a threshold of around 500 square metres; c) Retail developments not in centre and retail developments proposed above the threshold stated at criterion b) will be assessed on a site specific basis and will require full retail impact assessments in accordance with the requirements in PPS6: Planning for Town Centres.
Monitoring
Indicator Target
No. of significant retail pla nning permissions 0 granted outside the designated locations set out in policies SS12 – SS21 of this Development Portfolio Development Plan Document i.e. primary and secondary retail frontage policy areas; Retail Warehouse Parks; local centres and designated development sites
Amount of retail floorspace (m 2) completed on 51,000 m 2 designated development sites.
51 52 5.0 PART 5 - Transport and Accessibility
Context
5.1 Both the West Midlands Regional Spatial Strategy and the emerging North Staffordshire Core Spatial Strategy (Policy CP25) promote sustainable travel and transport. Effective integration of spatial planning and transportation planning through the medium of the Local Development Framework and the Local Transport Plan will be critical to regenerating our City.
5.2 This part of the Development Portfolio DPD sets out a long term transportation strategy for the City which will be amplified and delivered through other LDF documents and particularly the Local Transport Plan covering the period to 2011. The LTP provides the performance monitoring system for the transport strategy. It also deals with management of the transportation system.
5.3 Preparation of this strategy has been informed by the North Staffordshire Integrated Transport Stud y and other local studies.
5.4 The Transportation Strategy is illustrated on Plan 11 which shows its spatial relationship to areas of major housing intervention and general renewal areas, regional investment sites for employment purposes and the key town centres which will be the focus of local environmental improvements.
Vision
5.5 “To create and maintain an integrated and sustainable transport system for North Staffordshire to facilitate regeneration and to create opportunities for people to live, pla y and travel in a safe and pleasant environment”
Policy Aims (PA)
5.6 PA11 Support regeneration and the local economy
PA12 Improve accessibility for all
PA13 Tackle traffic congestion
PA14 Improve travel safety and reduce fear of crime
PA15 Cost e ffective maintenance and management of the transport system
PA16 An enhanced quality of life
Transportation Strategy
Links to Strategic Aims (SA)
5.7 SA1 To meet the overall development requirements for the sub -region in accordance with the approv ed West Midlands Regional Spatial Strategy.
SA2 To concentrate new development within the North Staffordshire conurbation and promote sustainable patterns of development that reduce the need to travel and promote accessibility by means of transport modes other than the private car.
53 SA12 To increase the opportunities for sustainable modes of travel by securing improvements to public transport infrastructure and the provision of facilities to promote walking and cycling.
Sustainable Transport
5.8 The pl anning framework promotes development of a wide range of sustainable transportation measures to help reduce reliance on the private car and more closely integrate with the Local Transport Plan. These will include the following sustainable transport corrid ors:
Policy SS22 Bus Priority Corridors
It is proposed to further develop bus p riority measures particularly along the following corridors:
SS22.1 Longton – Fenton – City Centre;
SS22.2 Fenton – Stoke – Newcastle;
SS22.3 Stoke - Stoke Station – City Centre;
SS22.4 Newcastle - Festival Park – City Centre
SS22.5 City Centre - Buck nall – Bentilee;
SS22.6 City Centre – Burslem – Tunstall;
SS22.7 City Centre – Smallthorne – Sneyd Green; and
SS22.8 City Centre – Etruria Valley – Burslem.
Reasoned Justification
5.9 These corridors have been selected because they link key town centres; are the principle bus routes which suffer from congestion and where there is potential to further improve bus priority. The cor ridors also link the transport interchange facilities alongside the A500 through the Etruria Valley to both Burslem and the City Centre and thus provide a key improved sustainable transport corridor within the Inner Urban Core.
Strategic Park and Ride
5.10 A comprehensive study has been carried out to investigate the feasibility of park and ride development within the City. The area of search for these facilities has been narrowed down to serve the whole of the North Staffordshire conurbation.
54 Policy SS23 Park and Ride Areas of Search
A park and ride system linking to Newcastle Town Ce ntre, City Centre and Stoke on Trent Railway Station is envisaged to comprise sites in the areas of:
SS23.1 Etruria Valley
SS23.2 Sideway
SS23.3 Bucknall and
SS23.4 Chatterley Valley.
Reasoned Justification
5.11 To reduce traffic congestion in the urban core motorists must be encouraged to switch from use of the private car to alternative means of travel choice. One mechanism to achieve this is through the development of park and ride facilities in key strategic locations and improving the delivery of bus priority measures. The provision of a park and ride system would also enable the rationalisation of car parking provision within centres to be investigated. The four areas identified above represent the best prospects of delivery of realistic and effective proposals and will be subject to detailed site investigation.
City Centre Bus Station
5.12 The existing bus station is at the hub of the North Staffordshire bus a nd coach service. From a passenger perspective its waiting environment is unattractive and not conducive to encouraging bus travel.
Policy SS24 City Centre Bus Station
That a new bus station be de veloped within the City Centre.
Reasoned Justification
5.13 A new “state of the art” bus station to serve the City Centre is needed to provide a high quality and safe environment to meet the needs of increasing numbers of passengers from improvements to existing bus services, extra services from development areas and park and ride services. The comprehensive redevelopment of the southern gateway t o the City Centre at East / West Precinct provides the opportunity to deliver this facility within an improved City Centre.
National Cycle Network
5.14 The network through the City is complete but opportunities should be taken to improve local connectio ns as part of the development of neighbouring areas.
Canals
5.15 The canal system provides a sustainable transport corridor through the City with potential for further enhancement and integration with neighbouring development.
55 Highway Improvements
5.16 The following schemes have the benefit of planning permission:
1. A500(T) Pathfinder Project – under construction 2. A50 (T) Grade Separation – under construction 3. Tunstall Northern By Pass 4. City Centre Link Road (Potteries Way completion) 5. Tunstall South Western Access Link Road.
Highway Proposals
5.17 A limited number of additional strategic highway schemes are advanced to complement regeneration. They will be further developed through the relevant Area Action Plan.
Policy SS25 – Etruria Valley Link
Providing an access link to Etruria Valley from the A500 and across the Trent and Mersey Canal.
Reasoned Justification
5.18 To fa cilitate regeneration of the Etruria Valley and provide sustainable transport connections to the City Centre, Newcastle and Burslem.
Policy SS26 – Stoke Inner Relief Road
Provision of an Inner Relief Road around the south western edge of the Stoke Town Centre.
Reasoned Justification
5.19 This scheme will build upon the improvements arising from the implementation of the A5 00 Pathfinder Project and remove unnecessary through traffic from the main shopping streets of Stoke Centre.
Policy SS27 – Westport Road and Federation Road Junction Improvements.
To improve traffic circulation around the north western point of Burslem Town Centre.
Reasoned Justification
5.20 This will help remove unnecessary traffic from the town centre to facilitate environmental highway improvements .
Policy SS28 – Burslem South East Access Road
To prov ide a new link road between Waterloo Road and Moorland Road.
56 Reasoned Justification
5.21 This link will remove unnecessary through traffic from the centre of Burslem and facilitate improved access to potential development land.
Hanley – Ben tilee Link Road
5.22 The construction of the road has been a long standing aspiration of the City Council. It was intended to relieve congestion particularly at Limekiln junction. The scheme does not have the benefit of planning permission. The prospect of constructing such a link, having regard to regional prio rities in the period to 2021 is remote. Accordingly, a comprehensive review will be undertaken of the best alternative means to improve access to the City Centre from the west and south, improving existing highways and junctions where appropriate. The li ne of the Hanley – Bentilee Link Road will be protected pending this review.
57 58 PART 6 Development Portfolio
MU Mixed Use Proposals
59 Development Portfolio – Mixed Use Key Development Opportunity Sites
Top Bridge Works, Trubshaw Cross. (ref MU1)
Loca tion Site of Top Bridge Works adjacent to Trubshaw Cross roundabout and bordered by Newcastle St/Station St and the Trent and Mersey Canal.
Ownership/Area Private ownership. Total area approx. 0.8 Ha
Existing uses Former pottery factory, currently in mi xed use comprising of offices storage and retail.
Appropriate land uses This is a listed building. It is considered to be suitable for a mixed use, including housing, light manufacturing, offices and potentially some small scale retail uses were these to be incidental to other uses on the site or associated with heritage based activities. 0.4 ha employment for B1 and 24 dwellings.
Other Considerations The site has been included as a potential redevelopment site on the basis that whilst having some occup ation, the building is under used. Given the listed status of the building it is appropriate that it should continue to be used, and to find new uses where these are sympathetic to the history of the building and any alterations are appropriately designed and implemented. Although a considerable amount of restoration work has already been undertaken on this building, there are further works which will need to be addressed as part of any conversion.
Key Development Requirements
• Mixed redevelopment opport unity for part employment/ residential/ retail uses building on location adjacent to the canal and listed buildings. The key consideration in any conversion, or indeed new build should this be proposed, will be the impact upon the grade II* listed buildin g and the ability to achieve a sustainable long term use;
• Design must be of high quality and provide active frontages along the canal frontage and Newcastle Street; and
• Affordable housing to meet local needs as required
S106 requirements
• Affordable ho using; • Contribution to neighbourhood improvements identified in the relevant Local Action Plan
60 61 Development Portfolio – Mixed Use Key Development Opportunity Sites
Victoria Ground and Woodhouse Street (Ref MU2)
Location To the west of the A500 between Church Street, Boothen Road and Boothen Old Road. The site incorporates part of Lonsdale Street and residential streets around Butler Street.
Ownership/Area Private mixed ownership. Area approximately 16.73ha total
Existing uses Former football groun d, vacant land, existing housing areas, grave yard.
Appropriate land uses Mixed use development incorporating residential, offices, leisure and tourism including conference facilities and/or hotel, education and greenspace. 5.9 ha employment for B1 and B2 employment use and 198 dwellings.
Key Development Requirements
• Mixed redevelopment opportunity designed as a comprehensive scheme
• Restoration of the banksides of the River Trent to a naturalised state and pedestrian footpath improvement / new provi sion which can link into the existing footpath provision including new routes developed through A500 Pathfinder Project
• Wide corridor of greenspace each side of the River Trent and open public space/playing field provision within the development
• Future e ducation provision/playing field
• Gateway feature/buildings on entrance into Stoke
• Development should take full account of public transport integration including the proposed Stoke Relief Road or similar transport scheme within Stoke town centre. Pedest rian access improvements and measures to maximise travel by bus and cycle links, linking to the town centre.
S106 requirements
• Contribution to Stoke Relief Road or similar transport scheme • Provision of new / enhanced pedestrian and cycle access faciliti es and signage to link into existing footpath network, to Stoke town centre and railway station/bus stops • High quality cycle facility provision • Detailed development guidance is required for this site. • Contribution to neighbourhood improvements identified i n the relevant Local Action Plan
62 63 Development Portfolio – Mixed Use Key Development Opportunity Sites
Royal Infirmary, Hartshill (Ref MU3)
Location Site of the Royal Infirmary bounded by Queens Road, Princes Road, Sharman Court and the grounds of the Mount School.
Ownership/Area Understood to be in public ownership. Total area approx. 8.87Ha
Existing uses Currently part of the University Hospital of North Staffordshire complex and a accommodating a range of in and out patient health care and ancilla ry facilities. It is anticipated that by the end of the plan period the whole site will be available for development.
Appropriate land uses Mixed use, including housing (medium density housing, possibly including apartments), commercial/offices and some compatible ancillary uses public spaces and open space.
It is assumed that the mixture of uses will take the following distribution: • residential uses – approx. 4Ha • employment uses – approx. 4Ha • ancillary uses/open space – approx. 1Ha
Other Considerations With such a large scale development there are inevitable uncertainties associated with the timing and sequencing of the relocation of facilities and this will have an inevitable impact upon the release of the site for redevelopment. It is anticipated how ever that the site will be available by the end of the plan period. Some of the buildings within this site have conservation merit and it is anticipated that a comprehensive scheme will be brought forward taking these opportunities into account. Redevelo pment is likely to proceed on a phased basis.
Key Development Requirements
• Mixed redevelopment opportunity for residential and employment, including some ancillary uses and open space. Mix of high quality housing to include a variety of house types and range of dwelling sizes and densities taking advantage of conversion opportunities. Development should produce areas of high quality public space; • Design must be of high quality and provide active frontages along Princes Road; and • Affordable housing to m eet local needs as required
S106 requirements
• Affordable housing; • A detailed development brief to be prepared for this site bringing works forward as part of a comprehensive package. • Contribution to neighbourhood improvements identified in the relevant L ocal Action Plan.
64 65 Development Portfolio – Mixed Use Key Development Opportunity Sites
Spode (Stoke Town Centre Ref MU4/S2)
Location The area incorporates the existing Spode Factory site between Church Street, Elenora Street and Kingsway, the Kingsway carpark and surrounding properties fronting Church Street and Glebe Street.
Ownership/Area Mixed ownership including private and City Council ownership. Total area approx. 6 hectares.
Existing uses Ceramics Manufacturing, associated offices and storage , factory shop, commercial premises and car parking.
Appropriate land uses Retail and Employment led Mixed use including retained factory shop with complimentary town centre uses including, offices, restaurants/bars, public open space, leisure and tourism . 1 ha employment uses and 4,000 sq. m. retail.
Key Development Requirements
• Mixed redevelopment opportunity for retail/ employment/office/ leisure and tourism uses. Retail development to be limited to about 4,000 square metres net additional floorspa ce in the period to 2021 unless additional capacity can be proven by further technical appraisal and the proposed retail development does not harm other city / town centre regeneration prospects.
• Heritage Appraisal and Conservation Programme to form part of proposal analysis.
• Direct new pedestrian linkage to Church Street and the Kingsway to ensure that this is in -centre retail development.
• Central Public open space
• Development should take full account of public transport integration including the prop osed Stoke Inner Relief Road or similar transport scheme. Pedestrian access improvements and measures to maximise travel by bus and cycle links, linking to the town centre pedestrian priority areas.
S106 requirements
• Contribution to Stoke Relief Road or similar transport scheme • Retained Spode factory shop • Provision of new / enhanced pedestrian access to main shopping core • Detailed development guidance is required for this site. • Archaeology / Conservation programme • Contribution to neighbourhood improv ements identified in the relevant Local Action Plan
66 67 Development Site Portfolio - Mixed Use Key Development Opportunity Sites
Former Alexandra Works, Tunstall. (ref MU5)
Location Adjacent to Scotia Road approximately 200m from the town centre with T unstall Greenway to the rear.
Ownership/Area Understood to be in single ownership. Total area approx. 3.48Ha
Existing uses Former pottery factory, demolished in October 2005.
Appropriate land uses Housing led development. However, given the location o f the site it would also be possible to include complementary mixed use elements. The health authority has identified a requirement for new health facilities in this area and such development should be accommodated as part of any future development. It i s anticipated that the site will be suitable for a medium to high density scheme with a mixture of flats and houses. Any scheme should include a mixture of dwelling types and sizes.
Other Considerations The site is in a prominent location close to Tunsta ll town centre and on a main road frontage. Consequently it will be important to provide an active frontage to Scotia Road and to take into account issue of air quality and traffic noise in the design and layout. Careful design of the site will be requir ed to ensure that built development relates well to the greenway, providing good linkage and natural surveillance. There are a number of small industrial users on the opposite side of Beaumont Road, which could potentially lead to noise problems for resid ential occupiers. The design of any scheme will need to take this into account, or alternatively this land may be considered for housing development as part of a comprehensive development.
Key Development Requirements
• Mix of high quality housing to incl ude a variety of house types and range of dwelling sizes and densities. Development should produce areas of high quality public space;
• Provision of health care facilities;
• Design must be of high quality and provide active frontages to Scotia Road and Tu nstall Greenway;
• Pedestrian access to Tunstall to be prioritized in design of housing areas with vehicle access clearly secondary and subservient. Opportunity as part of access requirements for the site to consider pedestrian linkage through site betwee n Scotia Road and Tunstall Greenway; and
• Affordable housing to meet local needs as required
S106 requirements • Affordable housing; • A detailed development brief to be prepared for this site bringing works forward as part of a comprehensive package. • Contrib ution to neighbourhood improvements identified in the relevant Local Action Plan. 68 69 70 PART 6 Development Portfolio
E Employment Proposals Excluding committed sites
71 Development Portfolio - Employment Key Development Opportunity Sites
Fenton Industrial Estate (South) (Ref E5)
Location To the south of Fenton Industrial Estate between Dewsbury Road, Bassilow Road and Fenton Park
Ownership/Area Private ownership. Area approximately 11.5 ha total
Existing uses Greenfield
Appropriate land uses Emplo yment use for B2, B8 and ancillary B1.
Key Development Requirements
• Proposed buildings should be subject to good quality design and materials and designed in a way which provides an integrated extension to the existing Fenton Industrial Estate.
• Acces s, highway improvements and site remediation works as appropriate
• Noise protection measures where necessary and new/enhanced screen planting to existing residential development
• Provision of substantial landscaping to the east and south boundaries of the site
• Pedestrian and cyleway linkage onto the existing footpath network.
• Development should take full account of public transport integration. Pedestrian access improvements and measures to maximise travel by other modes of transport other than the pri vate car. These should be developed through a green transport plan.
S106 requirements
• High quality cycle facility provision • Bus Stop Improvements and/or contribution towards improved public transport provision • Noise protection measures where necessary • Provision of substantial landscaping scheme • Contribution to neighbourhood improvements identified in the relevant Local Action Plan
72 73 Development Portfolio - Employment Key Development Opportunity Sites
Mossfield Industrial Estate (Ref E8)
Location To the north -east of Mossfield Road and new housing on Dividy Road.
Ownership/Area Private ownership. Area approximately 8.14 ha total
Existing uses Vacant land
Appropriate land uses Employment use for B2, B8 and ancillary B1.
Key Development Requir ements
• Proposed buildings should be subject to good quality design and materials.
• Integration with existing industrial estate and any necessary highway improvements works
• Pedestrian and cyleway linkage onto existing network.
• Development should take full account of public transport integration. Pedestrian access improvements and measures to maximise travel by other modes of transport other than the private car. These should be developed through a green transport plan.
S106 requirements
• High quali ty cycle facility provision • Noise protection measures • Bus Stop Improvements on Dividy Road and/or contribution towards improved public transport provision • Contribution to neighbourhood improvements identified in the relevant Local Action Plan
74 75 Developmen t Portfolio - Employment Key Development Opportunity Sites
Johnson Mathey (Ref E10)
Location Land between A50 and Normacott Grange Road, Meir Park.
Ownership/Area Private Ownership. Site area approximately 7.84 Ha
Existing uses Vacant land, former e mployment use
Appropriate land uses Employment use for B2, B8 and ancillary B1. Potential combined site with adjacent site (Ref E1) for manufacturing or logistics development.
Key Development Requirements
• Proposed buildings should be subject to good quality design and materials.
• Integration with existing industrial estate and any necessary highway improvements works
• Enhancement of existing amenity greenspace and screen planting fronting A50.
• Noise protection measures where necessary and new/enhan ced screen planting to existing residential development
• Pedestrian and cyleway linkage to existing network.
• Development should take full account of public transport integration. Pedestrian access improvements and measures to maximise travel by other mo des of transport other than the private car. These should be developed through a green transport plan.
S106 requirements
• High quality cycle facility provision • Noise protection measures • Bus Stop Improvements on A50 • Contribution to neighbourhood improve ments identified in the relevant Local Action Plan
76 77 Development Portfolio - Employment Key Development Opportunity Sites
Ex Staffordshire House, Whittle Road (Ref E11)
Location Land between A50 and Whittle Road, to the rear of existing B&Q Warehouse, M eir Park.
Ownership/Area Private Ownership. Site area approximately 7.6 Ha
Existing uses Vacant land, former employment use
Appropriate land uses Employment use for B2, B8 and ancillary B1. Potential combined site with adjacent site (Ref E2) for ma nufacturing or logistics development
Key Development Requirements
• Proposed buildings should be subject to good quality design and materials.
• Integration with existing industrial estate and any necessary highway improvements works
• Building line to be set back from A50 with greenspace and screen planting fronting A50.
• Pedestrian and cyleway linkage to enhance and link to existing network.
• Development should take full account of public transport integration. Pedestrian access improvements and measure s to maximise travel by other modes of transport other than the private car. These should be developed through a green transport plan.
S106 requirements
• High quality cycle facility provision • Noise protection measures • Bus Stop Improvements on A50 • Contr ibution to neighbourhood improvements identified in the relevant Local Action Plan
78 79 Development Portfolio - Employment Key Development Opportunity Sites
Brownhill Tilleries, Canal Lane (Ref E12)
Location Between Canal Lane, Harewood Street and Trent an d Mersey Canal, Tunstall
Ownership/Area Private ownership. Area approximately 6.5 ha total
Existing uses Manufacturing / Industrial Use
Appropriate land uses Employment use for B2, B8 and ancillary B1.
Key Development Requirements
• Proposed build ings should be subject to good quality design and materials and incorporated landscaping scheme.
• Pedestrian and cyleway linkage onto existing network.
• Development should take full account of public transport integration. Pedestrian access improvements and measures to maximise travel by other modes of transport other than the private car. These should be developed through a green transport plan.
S106 requirements
• High quality cycle facility provision • Bus Stop Improvements and/or contribution toward s improved public transport provision / Tunstall South -West Bypass • Contribution to neighbourhood improvements identified in the relevant Local Action Plan
80 81 Development Portfolio - Employment Key Development Opportunity Sites
California Business Park, Wh ieldon Road (Ref E14)
Location Adjacent Stoke – Stafford Railway Line between Whieldon Road and A50
Ownership/Area Private ownership. Approximate area 5.5 Ha
Existing uses Vacant land
Appropriate land uses Mixed use employment development for B2, B 8 and ancillary B1.
Key Development Requirements
• Development opportunity for employment mixed use of good quality employment space.
• High quality pedestrian and cycle linkage - in particular towards the railway station and Trentham
• Good quality desig n in terms of gateway frontage onto canal and railway line. Adequate greenspace and landscaping to A500 and railway line.
• Access and highway improvements and site remediation works as appropriate
• Development should take full account of public transport integration. Pedestrian access improvements and measures to maximise travel by bus and cycle links. National Cycle Network Route 5 runs parallel to this site and links should be made to connect to this national route. Measures to maximise travel by ot her modes of transport other than the private car should be developed through a green transport plan.
S106 requirements
• Landscaping and open space provision within the development • High quality cycle facility provision • Contribution to neighbourhood imp rovements identified in the relevant Local Action Plan
82 83 Development Portfolio - Employment Key Development Opportunity Sites
Newstead Industrial Estate (Ref E16)
Location To the rear of development on Plantation Road and the Waste Transfer Station to the south - east of Newstead Industrial Estate
Ownership/Area Private ownership. Area approximately 3.95 ha total
Existing uses Greenfield
Appropriate land uses Employment use for B2, B8 and ancillary B1.
Key Development Requirements
• Proposed bu ildings should be subject to good quality design and materials and designed in a way which provides a rounding off of the existing Newstead Estate.
• Provision of substantial landscaping to the east boundary of the site to enhance existing hedgerow.
• Pedest rian and cyleway linkage onto the existing footpath network.
• Development should take full account of public transport integration. Pedestrian access improvements and measures to maximise travel by other modes of transport other than the private car. Th ese should be developed through a green transport plan.
S106 requirements
• High quality cycle facility provision • Noise protection measures where necessary • Provision of substantial landscaping scheme • Contribution to neighbourhood improvements identified in the relevant Local Action Plan
84 85 Development Portfolio - Employment Key Development Opportunity Sites
Ex Phoenix Timber, Foley Road, Longton (Ref E18)
Location Ex Foley Timber Yard off Sidings Place
Ownership/Area Private ownership. Approximate ar ea 3 Ha
Existing uses Vacant land
Appropriate land uses Mixed use employment development site. B1 offices in the form of edge of centre Business Park, B2 and B8. This site is a second preference office development site to City and town centre locatio ns.
Key Development Requirements
• Development opportunity for employment mixed use. Developers would be required to demonstrate B1a office development cannot be accommodated within high density development within the business quarter, city centre or tow n centre locations.
• High quality pedestrian and cycle linkage towards the town centre primary shopping area.
• Good quality design in terms of gateway frontage onto A50. Adequate greenspace and landscaping to A50 and railway line.
• Development should ta ke full account of public transport integration. Pedestrian access improvements and measures to maximise travel by bus and cycle links including links to the existing bus station and town centre. Measures to maximise travel by other modes of transport ot her than the private car should be developed through a green transport plan.
S106 requirements
• Landscaping and open space provision within the development • High quality cycle facility provision • Contribution to neighbourhood improvements identified in t he relevant Local Action Plan
86 87 Development Portfolio - Employment Key Development Opportunity Sites
Minton Hollins, North Street (E) (Ref E25)
Location Between Shelton Old Road, North Street and A500 at Stoke Road Roundabout.
Ownership/Area Private o wnership. Area approximately 1.7ha total
Existing uses Vacant land / temporary car parking
Appropriate land uses Mixed use employment site development. B1 offices in the form of edge of centre Business Park and B2. This site is a second preference of fice development site to City and town centre locations.
Key Development Requirements
• Development opportunity for employment mixed use. Developers would be required to demonstrate B1a office development cannot be accommodated within high density develo pment within the business quarter, city centre or town centre locations. General Industrial uses would be appropriate providing high quality appearance.
• High quality pedestrian and cycle linkage towards the town centre primary shopping area.
• Good qualit y design in terms of gateway feature / buildings and frontage onto A50. Adequate greenspace and landscaping to A50.
• Development should take full account of public transport integration including the proposed Stoke Relief Road or similar transport scheme within Stoke town centre. Pedestrian access improvements and measures to maximise travel by bus and cycle links, linking to the town centre.
S106 requirements
• Contribution to Stoke Relief Road or similar transport scheme • Provision of new / enhanced p edestrian and cycle access facilities and signage to link into existing footpath network, to Stoke town centre and railway station/bus stops • High quality cycle facility provision • Detailed development guidance is required for this site. • Contribution to neig hbourhood improvements identified in the relevant Local Action Plan
88 89 Development Portfolio - Employment Key Development Opportunity Sites
High Street, Sandyford (Ref E32)
Location To the east of High Street, South of Walley Drive and north of Proposed Tunstall Northern By -Pass
Ownership/Area Mixed Private and City Council ownership. Area approximately 0.34Ha total
Existing uses Builders Yard / Depot
Appropriate land uses Mixed use employment development site. B1 offices in the form of edge of centre Business Park , B1c) and B2. This site is a second preference office development site to City and town centre locations.
Key Development Requirements
• Development opportunity for employment mixed use. Developers would be required to demonstrate B1a office development cannot be accommodated within high density development within the business quarter, city centre or town centre locations. General Industrial uses would be appropriate.
• Good quality pedestrian and cycle linkage towards the existing and proposed extension to the network. Highway improvement works, as appropriate.
• Good quality design in terms of gateway feature / buildings and frontage onto bypass route.
• Development should take full account of public transport integration including the proposed Stoke Relief Road or similar transport scheme within Stoke town centre. Pedestrian access improvements and measures to maximise travel by bus and cycle links, linking to the town centre.
S106 requirements
• Provision of new / enhanced pedestri an and cycle access facilities • Bus Stop Improvements and/or contribution towards improved public transport provision / Tunstall North Bypass • Contribution to neighbourhood improvements identified in the relevant Local Action Plan
90 91 92 PART 6 Development Po rtfolio
S Shopping Excludes sites within Area Action Plans
93 Development Portfolio - Shopping Key Development Opportunity Sites
Market Place (Stoke Town Centre Ref S1)
Location Market Place between Church Street, South Wolfe Street and Market Hall
Own ership/Area City Council and Private ownership
Existing uses Market Hall and square, retail uses fronting Church Street.
Appropriate land uses Mixed use development. Small -scale residential, offices, leisure and tourism. Central public open space.
Key Development Requirements
• Mixed redevelopment opportunity for small -scale retail/ office/ leisure and tourism uses
• Retention and integration of market hall in development scheme
• Retained pedestrian linkage to Church Street and improved pedestrianisatio n on South Wolfe Street
• Central Public open space
• Must be of high quality design and provide landmark and active frontages
• Development should take full account of public transport integration including the proposed Stoke Relief Road or similar transp ort scheme. Pedestrian access improvements and measures to maximise travel by bus and cycle links, linking to the town centre pedestrian priority areas.
S106 requirements
• Provision of new improved public space • Contribution to public realm improvemen ts e.g lighting stands, public seating • Detailed development guidance is required for this site. • Contribution to neighbourhood improvements identified in the relevant Local Action Plan
94 95 Development Portfolio – Mixed Use Key Development Opportunity Sites
Spode (Stoke Town Centre Ref MU4/S2)
Location The area incorporates the existing Spode Factory site between Church Street, Elenora Street and Kingsway, the Kingsway carpark and surrounding properties fronting Church Street and Glebe Street.
Ownership/Ar ea Mixed ownership including private and City Council ownership. Total area approx. 6 hectares.
Existing uses Ceramics Manufacturing, associated offices and storage, factory shop, commercial premises and car parking.
Appropriate land uses Retail and Emp loyment led Mixed use including retained factory shop with complimentary town centre uses including, offices, restaurants/bars, public open space, leisure and tourism. 1 ha employment uses and 4,000 sq. m. retail.
Key Development Requirements
• Mixed red evelopment opportunity for retail/ employment/office/ leisure and tourism uses. Retail development to be limited to about 4,000 square metres net additional floorspace in the period to 2021 unless additional capacity can be proven by further technical app raisal and the proposed retail development does not harm other city / town centre regeneration prospects.
• Heritage Appraisal and Conservation Programme to form part of proposal analysis.
• Direct new pedestrian linkage to Church Street and the Kingsway to ensure that this is in -centre retail development.
• Central Public open space
• Development should take full account of public transport integration including the proposed Stoke Inner Relief Road or similar transport scheme. Pedestrian access improvements and measures to maximise travel by bus and cycle links, linking to the town centre pedestrian priority areas.
S106 requirements
• Contribution to Stoke Relief Road or similar transport scheme • Retained Spode factory shop • Provision of new / enhanced pedes trian access to main shopping core • Detailed development guidance is required for this site. • Archaeology / Conservation programme • Contribution to neighbourhood improvements identified in the relevant Local Action Plan
96 97 98 PART 6 Development Portfolio
H Housing Excludes sites within Area Action Plans
99 Development Po rtfolio – Housing Key Development Opportunity Sites
Parsonage Street, Tunstall ( Ref H1 )
Location Industrial premises between Parsonage Street and St Aidan Street located approximately 450m from Tunstall town centre .
Ownership/Area Unders tood to be in single ownership , and let to a number of occupiers . Total area approx . 0.5 Ha
Existing uses Former Stonier and Sons pottery factory , understood to have been sub -divided to form small commercial premises.
Appropriate land uses Primarily housing, although there may be opportunities for compatible mixed use. It is anticipated that the housing will be built at medium to high density incorporating a range of types including apartments .
Other Considerations The site has frontage to both Parsonage Street and St Aidan Street which are both primarily residential in character. The design of the proposal will need to ensure that active frontages are provided to both of these streets.
Consideration should be given to the opportunity for retention and conversion of some of the former industrial buildings on this site.
Key Development Requirements
• Mix of housing to include a variety of house types and range of dwelling sizes. Development should produce areas of high quality public space;
• Design m ust be of high quality and provide active frontages to both Parsonage Street and St Aidan Street; and
• Affordable housing to meet local needs as required.
S106 requirements
• Affordable housing; • Contribution to neighbourhood improvements identified in the relevant Local Action Plan.
100 101 Development Po rtfolio – Housing Key Development Opportunity Sites
Broomhill Street, Tunstall ( Ref H2)
Location Industrial premises between Parsonage Street and St Aidan Street located approximately 340m from Tunstall town centre .
Ownership/Area Unders tood to be in single ownership . Total area approx. 0.08Ha
Existing uses Former workshop premises. The site is understood to have been vacant for some years.
Appropriate land uses Housing development. It is anticipated that the site will be suitable fo r a medium to high density scheme of flats or houses. Any scheme should include dwellings of a mix of type and size.
Other Considerations There is currently no public footpath on the side of the site fronting Clay Hills and Knight Street. Provision of a public footpath along this frontage will be a requirement of any scheme developed on the site.
Key Development Requirements
• Mix of housing to include a variety of dwelling types and sizes; and
• Design m ust be provide active frontages to Broomhill Stre et , Clay Hills and Knight Street.
S106 requirements
• Contribution to neighbourhood improvements identified in the relevant Local Action Plan.
102 103 Development Po rtfolio – Housing Key Development Opportunity Sites
Lightwood Road ( Ref H3)
Location Land fronting Lightwood Road between numbers 658 and 682 .
Ownership/Area Understood to be in single ownership . Total area approx . 0.28 Ha
Existing uses Field .
Appropriate land uses Housing development for a maximum of 3 large footprint dwellings of exceptional design .
Other Considerations This is a green field, Green Belt site . Although representing a gap in the built frontage, development of this si te would not normally be acceptable. However the site has been included to encourage the type of large floorplate houses at the very top of the local housing market which it is felt may be deficient in the current market having regard to a comparison betw een the income and housing profiles of the City.
The site will be retained within the green belt and is not proposed for release as part of the general need for housing in the City. In purely quantitative terms there is no need for the release of this si te. Consequently the site will only be re leased in the event that a scheme is brought forward for the comprehensive development of the whole site with a scheme of exceptional quality.
In order to provide the type of dwelling this allocation is intended t o deliver, it is considered that this site would accommodate a maximum of 3 dwellings, however, detailed design may indicate that a lower number of dwellings will be more appropriate.
Key Development Requirements
• A maximum of 3 large dwellings of except ional and innovative design and materials ;
• The design and layout of the proposed buildings must maximise the benefits of the specific location, topography and orientation of the site.
S106 requirements • A detailed development brief to be prepared for thi s site bringing works forward as part of a comprehensive package . • Contribution to neighbourhood improvements identified in the relevant Local Action Plan .
104 105 Development Po rtfolio – Housing Key Development Opportunity Sites
Canal Street ( Ref H4)
Location Site of the former Middleport gas works and H & R Johnson mill bo unded by Canal Street/Trent and Mersey Canal, Bradwell Street, railway Sidings and Westport Lake Park .
Ownership/Area Known to be in multiple ownerships . It is anticipated that the site will be delivered through a private sector route Total area approx . 3.3 Ha
Existing uses Former mill, most recently for recycling glass, currently closed . Va rious open and covered storage uses and haulage yard.
Appropriate land uses Given the location of this site it has the potential to deliver a high quality residential environment adjacent to the canal, Top Bridge Works and overlooking Westport Lake Park . The site is identified for the creation of a marina/ canal basin. This will be a requirement for the release of the site.
Other Considerations The site fronts onto the Trent and Mersey Canal conservation area . Any development will need to have regard to this and to the presence of the adjacent Top Bridge Works which is a grade II* listed building. The site has only been released as it has the opportunity to create high quality residential development around a new canal basin. This will be an important consideration in the determination of any application made on the site and development will be expected to achieve a very high standard. The site will not be released on a piecemeal basis. In order to justify release, a comprehensive development package covering the whole site will be required.
Key Development Requirements
• High quality housing providing a mix of size and type including larger family housing ;
• Creation of a new canal basin;
• Design m ust be carefully considered with the layout taking maxi mum advantage of the new canal basin and the location adjacent to Westport Lake Park;
• Pedestrian access to be prioritized in design of housing areas with vehicle access clea rly secondary and subservient; and
• Affordable housing to meet local needs as req uired .
S106 requirements
• Affordable housing; • A detailed development brief to be prepared for this site bringing works forward as part of a comprehensive package . • Contribution to neighbourhood improvements identified in the relevant Local Action Plan 106 107 Development Po rtfolio – Housing Key Development Opportunity Sites
Davenport Street ( Ref H5)
Location Bounded by Top Bridge Works, Davenport Street, Westport Lake Park entrance and the Trent and Mersey Canal .
Ownership/Area Known to be in multiple owne rships . It is anticipated that the site will be delivered through a private sector consortia. Total area approx . 2.61 Ha
Existing uses Existing employment area, the majority of which is currently in use for a variety of activities including manufacturing , offices, distribution, retail and leisure uses . It is anticipated that a significant amount of relocation work will need to be undertaken before the site can be redeveloped.
Appropriate land uses Whilst performing poorly sequentially, the site has the potential to deliver a high quality residential environment adjacent to the canal, Top Bridge Works and overlooking Westport Lake Park . It has been included solely on this basis. Preparation of a comprehensive high quality scheme will be a requirement fo r the release of the site. It will not be released in a piecemeal fashion.
Other Considerations The site fronts onto the Trent and Mersey Canal conservation area . Any development will need to have regard to this and to the presence of the adjacent Top Bridge Works which is a grade II* listed building. In order to justify release, a comprehensive development package covering the whole site will be required and it will be for the applicant to de monstrate that the proposals can be delivered as a coherent p ackage.
Key Development Requirements
• High quality scheme making best use of the site topography and location and consisting mainly of larger family housing ;
• Design m ust be carefully considered with the layout taking maximum advantage of the canal and th e location adjacent to Westport Lake Park;
• Pedestrian access to be prioritized in design of housing areas with vehicle access clea rly secondary and subservient; and
• Affordable housing to meet local needs as required .
S106 requirements
• Affordable housi ng;
• A detailed development brief to be prepared for this site bringing works forward as part of a comprehensive package . • Contribution to neighbourhood improvements identified in the relevant Local Action Plan
108 109 Development Po rtfolio – Housing Key Development Opportunity Sites
Ashwell Road ( Ref H6)
Location Site of the former Harpfield Primary School, Ashwell Road, Hartshill on the edge of the local centre
Ownership/Area Understood to be in single ownership . Total area approx . 0.34 Ha
Existing uses Former school.
Appropriate land uses Residential development or potentially a mixed use scheme incorporating uses appropriate to a residential area . Redevelopment will be a mixture of conversion of some of the ex isting buildings and new build.
Other Considerations Design on the scheme to take account of the relationship between old and new buildings and to pay appropriate attention to the important frontage to Hartshill Road.
Key Development Requirements
• Redev elopment opportunity , predominantly housing led but taking account of the opportunities for mixed use . Mix of high quality housing to include a variety of house types and range of dwelling sizes and densities ;
• Design m ust be of high quality and provide a ctive frontages , particularly Hartshill Road;
• Pedestrian access to be prioritized in design of housing areas with vehicle access clea rly secondary and subservient; and
• Affordable housing to meet local needs as required
S106 requirements
• Affordable hou sing; • A detailed development brief to be prepared for this site bringing works forward as part of a comprehensive package . • Contribution to neighbourhood improvements identified in the relevant Local Action Plan .
110 111 Development Po rtfolio – Housing Key Development Opportunity Sites
Boundary Works, Longton (R ef H7)
Location The grade II listed Boundary Works fronts onto King Street and is bounded to the rear by the Stoke/Derby railway line.
Ownership/Area Understoo d to be in a single ownership . Total area approx . 1.09 Ha
Existing uses Former pottery factory . Currently small area of ground floor in use for motor vehicle repairs. Upper floors empty and external area un -used.
Appropriate land uses Conversion of lis ted building and new build development within the curtilage. It is anticipated that the development will be housing led, however opportunities may exist for employment uses and mixed use would be welcomed, particularly were this to facilitate the re -use o f the listed building.
Other Considerations The building is situated at the back of pavement . This could cause difficulties in the conversion of the ground floor of the listed building, which may make that area more appropriate for non -residential uses. Whatever uses are proposed, in view of the listed stat us of Boundary Works the conversion and associated new build will need to be carefully designed and executed. Particular attention will need to be paid to the relationship between the buildings.
The rear of the site is bounded by the Stoke -Derby railway line and design of any proposed scheme will need to take this into account.
Key Development Requirements
• Residential development with opportunities for development of mixed use elements ;
• Design m ust be of high quality and provide active frontages along King Street ;
• Pedestrian access to Longton to be prioritized in design of housing areas with vehicle access clea rly secondary and subservient ; and
• Affordable housing to meet local needs as required
S106 requirements
• Affordable housing; • A detailed development brief to be prepared for this site bringing works forward as part of a comprehensive package . • Contribution to neighbourhood improvements identified in the relevant Local Action Plan .
112 113 Development Po rtfolio – Housing Key Development Opportunity Sites
Longton Station ( Ref H8)
Location An area of underused land fronting onto King Street and bounded to the rear by the Stoke/Derby railway line.
Ownership/Area Understood to be in a singl e ownership . Total area approx . 0.05 Ha
Existing uses The majority of the site is currently used for car parking.
Appropriate land uses New build residential development with potential for commercial uses on the lower floors as a result of the close prox imity to Time Square and rest of the town centre .
Other Considerations The site is small which limits available development options and is constrained by the proximity of both the railway line and King Street. King street is a busy road and the potential for noise and disturbance is a factor favouring commercial development on the lower floors.
The rear of the site is bounded by the Stoke -Derby railway line and design of any proposed scheme will need to take this into account.
Key Development Requiremen ts
• Residential development with opportunities for development of mixed use elements ;
• Design m ust be of high quality and provide active frontages along King Street ;
S106 requirements
• A detailed development brief to be prepared for this site bringing wo rks forward as part of a comprehensive package . • Contribution to neighbourhood improvements identified in the relevant Local Action Plan .
114 115 Development Po rtfolio – Housing Key Development Opportunity Sites
Caroline Street, Longton ( Ref H9)
Location An area of primarily employment land fronting onto Caroline Street and Wood Street and adjoining Time Square.
Ownership/Area It is understood that the main area of the site is in a single ownership , but that there may also be incidental additional parcels of land which would aid development . Total area approx . 1.08 Ha
Existing uses The site is a mixture of active and vacant employment land.
Ap propriate land uses New build residential development with potential for commercial uses on the lower floors as a result of the close proximity to Time Square and rest of the town centre .
Other Considerations The frontages to Caroline Street and Wood Stre et are currently largely devoid of interest. Redevelopment should aim to maximise active street frontages and be designed to take advantage of the highly sustainable location of the site, proximity to Longton town centre and easy access to the bus interch ange and railway station.
Key Development Requirements
• Residential development with opportunities for development of mixed use elements ;
• Design m ust be of high quality and provide active frontages ;
• Development should make best use of locational charac teristics of the site ;
• Affordable housing to meet local needs as required.
S106 requirements
• Affordable Housing; • A detailed development brief to be prepared for this site bringing works forward as part of a comprehensive package ; • Contribution to neighbo urhood improvements identified in the relevant Local Action Plan .
116 117 Development Po rtfolio – Housing Key Development Opportunity Sites
Wood Street, Longton ( Ref H10)
Location In a mixed residential and employment use area fronting onto Wood Street and close to Time Square.
Ownership/Area The site is in a single ownersh ip . Total area approx . 0.16 Ha
Existing uses The site is a former children’s home, now disused .
Appropriate land uses Conversion or n ew build residential development . C ommercial uses on the lower floors could be acceptable, dependent on a detailed schem e, as a result of the close proximity to Time Square and rest of Longton town centre .
Other Considerations Redevelopment should aim to m aximise active street frontage to Wood Street and take into account potential opportunities for comprehensive developm ent of adjacent vacant sites.
Key Development Requirements
• Residential development with opportunities for development of mixed use elements ;
• Design m ust be of high quality and provide active frontages ;
• Development should make best use of locational ch aracteristics of the site .
S106 requirements
• Contribution to neighbourhood improvements identified in the relevant Local Action Plan .
118 119 Development Po rtfolio – Housing Key Development Opportunity Sites
Market Street, Longton ( Ref H11 )
Location In a primarily retail area within Longton town centre .
Ownership/Area The site is understood to be in a single ownership . Total area approx . 0.1 3Ha
Existing uses The site is currently vacant and overgrown having been previously occupied by a warehouse, now demolished .
Appropriate land uses New build residential development with c ommercial uses on the ground and possibly first floor. The groun d floor should ideally be put into retail or financial and professional services use, although a commercial use which presented an active frontage to the street would also be acceptable.
Other Considerations Redevelopment should aim to m aximise active str eet frontage to Market Street. In view of the prominent town centre location the design of the building will be important.
Key Development Requirements
• Residential development with a requirement for commercial development at ground floor level ;
• Design must be of high quality and provide active frontage ;
• Development should make best use of locational characteristics of the site .
S106 requirements
• Contribution to neighbourhood improvements identified in the relevant Local Action Plan .
120 121 Development Portfolio – Housing Key Development Opportunity Sites
Coronation Av enue, Longton (Ref H12)
Location Adjacent to the A50, and separated by it from Longton town centre.
Ownership/Area The site is in a single ownership. Total area approx. 1.08Ha
Existing uses The site is currently vacant and overgrown having been previou sly occupied by housing, now demolished. Clearance took place some years ago and the site has remained vacant since.
Appropriate land uses New build residential development. The site is linked to the town centre via a footbridge crossing the A50.
Other Considerations Proximity to the A50 will require careful consideration of the design of the site as a result of issues associated with heavy traffic.
Key Development Requirements
• Residential development;
• Development should make best use of locational c haracteristics of the site;
• A contribution will be required towards the provision of affordable housing.
S106 requirements
• Affordable Housing. • Contribution to neighbourhood improvements identified in the relevant Local Action Plan.
122 123 Development Port folio – Housing Key Development Opportunity Sites
Wilson Road, Hanford (Ref H13)
Location In an elevated position close to the junction of the A500 and A34.
Ownership/Area The site is in a single ownership. Total area approx. 1.36Ha
Existing uses Th e site is vacant having previously been associated with a farmyard that has now been redeveloped fro housing. The site is considered to be greenfield.
Appropriate land uses Housing development for a limited number of large footprint dwellings of exceptio nal design. It is not anticipated that the site will accommodate more than 30 dwellings and still deliver the quality of dwellings required.
Other Considerations This is a green field. Development of this site would not normally be acceptable. However the site has been included to encourage the type of large floorplate houses at the very top of the local housing market which it is felt may be deficient in the current market having regard to a comparison between the income and housing profiles of the Cit y.
In purely quantitative terms there is no need for the release of this site. Consequently the site will only be released in the event that a scheme is brought forward for the comprehensive development of the whole site with a scheme of exceptional qual ity.
In order to provide the type of dwelling this allocation is intended to deliver, it is considered that this site would accommodate a maximum of 30 dwellings, however, detailed design may indicate that a lower number of dwellings will be more appropri ate.
Key Development Requirements
• A maximum of 30 large dwellings of exceptional and innovative design and materials; • The design and layout of the proposed buildings must maximise the benefits of the specific location, topography and orientation of the s ite; • A contribution will be required towards the provision of affordable housing.
S106 requirements • Affordable housing. • A detailed development brief to be prepared for this site bringing works forward as part of a comprehensive package. • Contribution to ne ighbourhood improvements identified in the relevant Local Action Plan.
124 125 Development Portfolio – Housing Key Development Opportunity Sites
Brookwood and Blurton Farm Depot, Blurton (H14 & 15)
Location Adjacent to Blurton Park and St Bartholomew’s Chu rch.
Ownership/Area The sites is believed to be in multiple ownership. Sites are 0.51 and 0.79Ha respectively and total approx. 1.3Ha It is anticipated that the two sites would be developed together.
Existing uses both sites are vacant consisting of a closed nursing home and a disused parks depot.
Appropriate land uses Housing development for a limited number of high quality houses taking advantage of the location and opportunities for views over Blurton Park and the church. It is not anticipated that the site will accommodate more than 26 dwellings and still deliver the quality of dwellings required.
Other Considerations These sites do not perform well sequentially and would not normally have represented a priority for early release for housing devel opment. However the sites has been included to encourage the type of large floorplate houses at the very top of the local housing market which it is felt may be deficient in the current market having regard to a comparison between the income and housing p rofiles of the City.
As indicated previously the site does not perform well in sequential terms. Consequently the sites will only be released in the first phase of housing development in the event that a scheme is brought forward for the comprehensive de velopment of the whole site with a scheme of exceptional quality.
In order to provide the type of dwelling this allocation is intended to deliver, it is considered that this site would accommodate a maximum of 26 dwellings, however, detailed design may in dicate that a lower number of dwellings will be more appropriate.
Key Development Requirements
• A maximum of 26 large dwellings of high quality; • The design and layout of the proposed buildings must maximise the benefits of the specific location, topograph y and orientation of the site; • A contribution will be required towards the provision of affordable housing.
S106 requirements • Affordable housing. • A detailed development brief to be prepared for this site bringing works forward as part of a comprehensive p ackage. • Contribution to neighbourhood improvements identified in the relevant Local Action Plan.
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