Stanlow Special Policy Area Review Cheshire West and Chester Stanlow Special Policy Area Review Prepared For: Cheshire West and Chester Council August 2016 AECOM 1 Stanlow Special Policy Area Review Cheshire West and Chester Limitations AECOM Infrastructure & Environment UK Limited (“AECOM”) has prepared this Report for the sole use of Cheshire West and Chester Council (“Client”) in accordance with the Agreement under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice included in this Report or any other services provided by AECOM. The conclusions and recommendations contained in this Report are based upon information provided by others and upon the assumption that all relevant information has been provided by those parties from whom it has been requested and that such information is accurate. Information obtained by AECOM has not been independently verified by AECOM, unless otherwise stated in the Report. The methodology adopted and the sources of information used by AECOM in providing its services are outlined in this Report. The work described in this Report was undertaken between May 2016 and June 2016 and is based on the conditions encountered and the information available during the said period of time. The scope of this Report and the services are accordingly factually limited by these circumstances. Where assessments of works or costs identified in this Report are made, such assessments are based upon the information available at the time and where appropriate are subject to further investigations or information which may become available. AECOM disclaim any undertaking or obligation to advise any person of any change in any matter affecting the Report, which may come or be brought to AECOM’s attention after the date of the Report. Certain statements made in the Report that are not historical facts may constitute estimates, projections or other forward- looking statements and even though they are based on reasonable assumptions as of the date of the Report, such forward-looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. AECOM specifically does not guarantee or warrant any estimate or projections contained in this Report. Unless otherwise stated in this Report, the assessments made assume that the sites and facilities will continue to be used for their current purpose without significant changes. Historic Landfill: Sourced via client from Environment Agency 2016. Flooding data: Sourced via client from Environment Agency 2016. Contains Environment Agency information © Environment Agency and database right. Local Wildlife Sites: This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationary Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Cheshire West and Chester Council 100049046 2016. Area of Archaeological Potential: This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationary Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Cheshire West and Chester Council 100049046 2016. HSE Mapping Data Sourced via HSE web app. Reproduced from OS digital map data © crown copyright. Licence number 0100031673. AECOM 2 Stanlow Special Policy Area Review Cheshire West and Chester Contents Executive Summary ............................................................................................................................................................ 4 1. Introduction ................................................................................................................................................................. 7 2. Baseline Review ......................................................................................................................................................... 9 3. Analysis .................................................................................................................................................................... 32 4. Site Selection ........................................................................................................................................................... 41 5. Site Assessment ....................................................................................................................................................... 46 6. Proposed Draft Planning Policy ................................................................................................................................ 51 7. Conclusions .............................................................................................................................................................. 54 Appendices Appendix A: Policy EMP2: Stanlow Special Policy Area Appendix B: Site Selection Template Appendix C: Site Selection Shortlist Appendix D: Planning History AECOM 3 Stanlow Special Policy Area Review Cheshire West and Chester Executive Summary 1. As an Executive Summary the following recommendations are made to highlight potential areas to be covered by the new proposed policy at Stanlow and also areas of further study. Site Assessment 2. The long list process has identified 31 sites potentially available in the Stanlow Special Policy Area (SPA), Site assessment has led to the identification of 15 potential sites for redevelopment covering 82.69 Ha. This excludes the operational area where additional surplus land may become available. 3. The following sites are shortlisted: Site Name No Location Size Cloister Way 1 1 Cloister Way off New Bridge Road 0.97 ha Cloister Way 2 2 Cloister Way off New Bridge Road 1.09 ha Dutton Green, Little Stanney 4 Dutton Green, Little Stanney 0.65 ha New Bridge Road (Rushtons) 5 New Bridge Road 0.88 ha Cloister Way (Burmah Site) 6 Cloister Way off New Bridge Road 10.05 ha Former Cabot Carbon Ltd 8 New Bridge Road 18.96 ha Pool Lane 9 Thornton Science Park 3.94 ha Blending Site 10 Thornton Science Park 13.16 ha Stanney Green North 14 East of New Bridge Road 5.90 ha Helix Business Park/Redsun Site 21 New Bridge Road 2.30 ha New Port Business Park 22 New Bridge Road 6.47 ha Bridges Road 24 Adjacent to Garth Road Ellesmere Port 1.22 ha Waste Recycling Centre South Road 27 Former Simms, South Road, Ellesmere 6.15 ha Port, CH6 4LD Thornton Science Park 28 Thornton Science Park 9.31 ha Development Zones 1-3 Ellesmere Port Waterfront Site 2 29 Oil Sites Road, Adjacent to National 1.64 ha Waterways Museum Total Potential Site Area Available 82.69 ha Thornton Science Park 4. Thornton Science Park is home to the University of Chester Faculty of Science and Engineering, a 66 Ha site with 1.4 million sqm of office, laboratory and workshop space. The University of Chester has established the first new faculty of engineering in UK in last 25 years at the site and is working closely with businesses in applied research projects. As well as being a university campus it is also home to a number of commercial enterprises – currently 30 different businesses. 5. There is a close alignment between Thornton Science Park and the local businesses, with the Park feeding the skilled workforce of the area, providing high value jobs it focuses on the development of energy, environmental, advanced manufacturing, and automotive focused businesses. The Science Park sees itself as a nationally renowned area of excellence and part of the national and international business infrastructure that will be at the forefront of change in the manufacturing industry. 6. Enterprise Zone status offers a mix of Business Rate Discounts and Enhanced Capital Allowances to new occupiers and supports the Park’s growth aspirations. Thornton Science Park seeks to move away from restrictive land uses with a strategy for growth as a recognised incubator for growth and working beyond the existing Science Park area over the course of the plan period. Thornton Science Park is also planning to develop a Masterplan for future development, jointly covering the Peel sites at Ince. Public Transport 7. Provision of suitable public transport and cycling access and investment in railway station infrastructure is essential to support student and job growth across Stanlow, particularly to New Bridge Road to the West and Thornton Science Park to the East. AECOM 4 Stanlow Special Policy Area Review Cheshire West and Chester 8. With significant employment sites and potential opportunities in the area public transport opportunities are few. At present the No.36 bus runs along the A5117 to the south and to Thornton Science Park, with no other services around significant employment sites 9. The major densities of employment population are to the west in the New Bridge Road area and to the east in the Thornton area. Development contributions have never been pooled to focus on transport upgrades and have always been piecemeal. The University of Chester advise that Thornton Science Park currently is bussing in 600 students per day, and the growth targets up to 1200 per day. At present this is via private hire coaches. Jobs growth is to target 2-3000 jobs on the Thornton Science Park campus alone. The wider Stanlow area will be significantly higher. Over the plan period it will be necessary to plan for improved transport links. 10.