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Halton, Knowsley, Sefton and West Lancashire Joint Employment Land and Premises Study

S58(p)/Final Report/March 2010/BE Group/Tel 01925 822112 Appendix 1

Appendix 1 – List of Consultees Agents Anthony Hill Partnership (Southport) Ashtenne (Liverpool) Batt & Brown (Liverpool) CBRE (Liverpool) Colliers CRE (Manchester) Davies Harrison (Manchester) Dixon Webb (Warrington) DTZ (Liverpool) Eckersley & Co (Preston) Edward Symmons (Liverpool) Edwin Hill (Manchester) Eileen Bilton (Warrington) First Investments (Chorley) Fitton & Co (Southport) GVA Grimley (Liverpool) Hitchcock Wright (Liverpool) Jones Lang LaSalle (Manchester) Keppie Massie (Liverpool) King Sturge (Liverpool) Knight Frank (Liverpool) Legat Owen (Chester) Lamb & Swift Commercial (Bolton) LSH (Manchester) Mason Owen (Liverpool) Matthews Goodman (Liverpool) Nolan Redshaw (Bury) Robert Pinkus (Preston) Sutton Kersh (Liverpool) Whittle Jones (Chorley) Landowners Alliance & Leicester Combined Property Control David Currie & Co O’Connors/Stobart Group Peel Holdings Peel Ports Royal London Asset Management Others Halton Chamber of Commerce Knowsley Chamber of Industry & Commerce Knowsley Economic Partnership North & Western Lancashire Chamber of Commerce One Vision Housing Association Sefton Chamber of Commerce

Public Agencies 4NW (formally NWRA) Atlantic Gateway Project English Partnerships Halton MBC Knowsley MBC Lancashire County Council Lancashire Economic Partnership Liverpool City Council Merseyside Policy Unit NWDA Sefton MBC St Helens MBC South Ribble Borough Council The Mersey Partnership Warrington Borough Council West Lancashire Borough Council Wirral MBC Developers/Investors Easter Group EBL Group First Investments Gladman Developments Hurlston Brook Lancashire County Developments Ltd Langtree Group Marshall Metier Developments New Capital Developments Northern Trust Orbit Developments Priority Sites SOG Limited Spencer Holdings St Modwen Chemicals Sector, Halton Banner Chemicals Bell, Sons & Co Cademix Chemicals NW Croda Forward Chemicals Ineos Chlor Rockwood Additives Saffil Shepherd Widnes Sorex



Appendix 2 – Schedule of Documents National PPS1 Delivering Sustainable Development, 2005 PPS3 Housing, 2006 PPS4 Planning for Sustainable Economic Growth, 2009 PPS7 Sustainable Development in Rural Areas, 2004 PPG13 Transport, 2001 Regional Chemicals Northwest Directory, 2007-2008 North West Business Forecasts, 2008 North West Competitiveness & Operational Programme 2007-2013, 2007 North West Employment Land Study, 2005 North West Ports: Economic Trends & Land Use Study, 2005 North West Regional Economic Strategy 2006-2020, 2006 North West of England Plan Regional Spatial Strategy to 2021, 2008 North West Strategic Regional Sites Annual Monitoring Report, 2006 Recent Developments & Prospects at UK Container Ports, 2001 RSS Annual Monitoring Reports, 2007/2008 Strategic Regional Sites Evidence Base, 2005 The Northern Way Growth Strategy, 2005 Sub-Regional Central Lancashire City – Office Need Assessment 2006 Central Lancashire Employment Land Study 2008 Housing Market Renewal Programme Pathfinder for Merseyside Lancashire Economic Strategy Sub-regional Action Plan 2006-9 Lancashire Economic Strategy Sub-regional Action Plan Refresh 2008-11 Lancashire West Employment Land Strategy, 2006 Liverpool City Region – The Strategic Proposals, 2005 Liverpool City Region Action Plan, 2007 Liverpool City Region Economic Projections and Prospects, 2007 Liverpool Economic and Employment Development Study, 2008 Liverpool SuperPort, 2008 Maritime Sector in Merseyside – Economic Impact Study, 2007 Mersey Belt Study, 2002 Mersey Ports Growth Strategy 2006 Merseyside Economic Review 2007/2008 Merseyside Employment Land Study, 2004 Merseyside Joint Waste Development Plan Document, 2008 Merseyside Office Market Review, 2008 St Helens LDF Economic Land Position Statement, 2007 St Helens Employment Land Study (Draft) Wigan Employment Land Review & Housing Land Availability Assessment, 2007 Wirral Employment Land & Premises Review (Draft)

Cont …



Halton Annual Monitoring Reports 2006/2007/2008 Bayer Site Planning Appraisal, 2008 Ditton Strategic Rail Freight Park Draft SPD, 2005 Economic Profile, 2008 Employment Baseline Report, 2008 Employment Land Availability Sites Compendium 2008 Halebank Regeneration Action Area Draft SPD, 2005 Halton Community Strategy 2006-2011 Halton Economic Review 2008 Halton Property Study, 2007 Mid-Mersey Growth Point Programme of Development, 2009 New Widnes Waterfront Masterplan, 2003 Proposed Distribution Park, Ditton, Planning Statement, 2007 Sandymoor SPD Public Consultation Draft, 2008 SHLAA/Call For Sites, 2008 Strategic Flood Risk Assessment, 2007 Tessenderlo Site Planning Brief, 2007 Daresbury Framework, 2008 Mersey Gateway Regeneration Strategy, 2008 Unitary Development Plan 2001-2016, (2005) Widnes Waterfront Masterplan Framework, Phase 2, 2009 Knowsley Annual Monitoring Reports 2007/2008 Development Land Availability, 2008 Economic Regeneration Strategy, 2008 Replacement Unitary Development Plan 2001-2016, 2006 SHLAA/Call For Sites, 2008 Sustainable Community Strategy 2008-2023 Unitary Development Plan, 2006 Sefton Annual Monitoring Reports 2005/2006/2007/2008 East Birkdale ‘Backland Sites’ Summary Document, 2008 New Heartlands Urban Action Plan, 2003 Peel/Knowsley and Linacre SPD, 2008 Peoples & Adjoining Sites – Site Design Requirements, 2008 Sefton Community Strategy 2006-11, 2006 SHLAA/Call For Sites, 2008 South Sefton HMR Draft SPD, 2008 South Sefton HMR Klondyke & Canal Corridor, 2004 South Sefton HMRI Stanley Road, 2004 Unitary Development Plan 2001-2016, (1998)

Cont…



West Lancashire 52 Derby Street/Atkinson & Kirby Site, Ormskirk Development Brief, 2006 Burscough Market Towns Initiative Draft Action Plan, 2007 Cobbs Clough Employment Area SPG Update 2007 Employment Land Monitoring Reports 2005/2006/2007/2008 Land to the West of Stanley Industrial Estate SPG Update 2007 Ormskirk Market Towns Initiative Draft Action Plan, 2007 SHLAA/Call For Sites, 2008 Skelmersdale Town Centre Draft SPD, 2008 West Lancashire Economic Study –Economic Baseline and Action Plan 2009 West Lancashire Economy Study, 2008 West Lancashire Local Plan Inspectors Report, 2006 West Lancashire Replacement Local Plan 2001-2016, 2006 West Lancashire Rural Economy Study, 2006 West Lancashire Sustainable Community Strategy 2007-2017 Whitemoss Business Park, Revised Development Brief Update, 2007


APPENDIX 3

STRATEGY CONTEXT

Introduction

A3.1 This appendix focuses on national, regional and local policies that have a relevance to the allocation of employment land and premises. An understanding of the strategies and reports contained within this review is needed to show strategic alignment and a holistic approach to promote sustainable development. BE Group’s recommendations will follow the general principles set by them. These documents have a major influence on development decisions in each of the four local authority areas and include national, regional, county and local planning guidance together with the Regional Economic Strategy.

A3.2 Although this study covers Sefton, Halton, Knowsley and West Lancashire many of

the regional strategies focus generically on the Liverpool City Region, Merseyside and the North West. Where comment has been specifically made about the individual local authority areas this has been identified.

Planning Policy Statements/Guidance Notes

A3.3 In respect of employment, national planning policy guidance points to six key areas, which will be considered in the conclusions and recommendations: • PPS1: Delivering Sustainable Development including Economic Development

(2005) • PPS3: Housing (2007) • PPS4: Planning for Sustainable Economic Growth (2009) • PPS7: Rural Areas (2004) • PPG13: Transport (2001).

A3.4 These guidance notes and statements are intended to assist local authority policy

makers. The following key factors are important in deciding on new employment land allocations in Local Development Frameworks: • Provide sufficient land to meet future business and commercial requirements • Provide land readily capable of development i.e. minimal servicing and

remediation costs • Provide sites well served by infrastructure i.e. services, communication and

transport • Utilise sustainable locations i.e. do not perpetuate use of the motorcar, rather

encourage the use of public transport, cycling and walking • Avoid locations that are not well served by public transport.

Northern Way Growth Strategy (NWDA, 2005)

A3.5 The Northern Way places Halton, Knowsley, Sefton and West Lancashire in the Liverpool City Region. The Liverpool City Region Development Plan sets out key deliverable targets over the next 20 years, through four strategic themes. These include: • A premier destination city-region driven by Liverpool Capital of Culture 2008;

a revitalised Liverpool city centre with the Paradise Street retail development; the city region’s outstanding sport and leisure facilities; the heritage attractions of the City of Chester; the Merseyside Waterfront Regional Park, including the classic resort of Southport, supported by a dynamic tourism strategy. Priorities for action include an international, national and North of England marketing strategy to promote the city region’s world-class culture and leisure offer



• A connected city region whose role as a destination centre, the sea and air

gateway to the North West and North Wales and fast growing economy, require enhanced transport infrastructure. Priorities for action include: the approval of the Mersey Gateway Bridge (the second river crossing); expansion of Liverpool John Lennon Airport (including trans-Atlantic connections) and the Port of Liverpool; improved road and rail connections with Manchester and Liverpool; and the multi-modal west-east axis through to Ireland and North America and via Hull to North Europe

• A creative and competitive city region, with priorities for action building on existing internationally significant knowledge economy assets to create a world class R&D and innovation base through the universities, Liverpool Science Park, National Bio manufacturing Centre in Speke and Daresbury Science and Research Park

• A city region of sustainable communities, with a diverse quality housing offer and thriving urban neighbourhoods with excellent schools and local amenities and a sustainable critical mass of population. Action priorities include housing market renewal, via the New Heartlands Pathfinder and measures to build socially and economically inclusive communities.

Regional Economic Strategy 2006-2020, (NWDA 2006)

A3.6 The fundamental purpose of the Regional Economic Strategy (RES) is to improve economic performance and enhance the region's competitiveness.

A3.7 The RES and RSS provide the context for economic and spatial development in the

region. While the RSS focuses on spatial and land-use related issues, the RES provides the policy context for economic issues as they relate to development and regeneration.

A3.8 The vision of the RES is to create a “dynamic, sustainable international economy

which competes on the basis of knowledge, advanced technology and an excellent quality of life for all where (inter alia): • Productivity and enterprise levels are high, in a low carbon economy, driven

by innovation, leadership excellence and high skills • Manchester and Liverpool are vibrant European cities, and key drivers of city-

regional growth • Key growth assets are fully utilised (priority sectors, the higher education and

science base, ports/airports, strategic regional sites, the natural environment and the rural economy)

• Employment rates are high and concentrations of low employment are eliminated.”

A3.9 These major drivers are identified to achieve the strategy’s vision:

• Improve productivity and grow the market. • Grow the size and capability of the workforce. • Create and maintain conditions for sustainable growth.

A3.10 With regards to enterprise, the RES states the need to develop key internationally

competitive sectors and sectors with large and widespread employment. A3.11 In order to develop key internationally competitive sectors, the RES recognizes the

need to undertake cluster programmes in priority sectors to develop higher value activity, improve productivity and identify future growth opportunities from converging markets/technologies including: • Biomedical - biotechnology, pharmaceuticals and medical devices



• Energy and Environmental Technologies • Advanced Engineering and Materials - chemicals, aerospace, automotive,

advanced flexible materials • Food and Drink • Digital and Creative Industries • Business and Professional Services.

A3.12 In order to develop sectors with widespread employment, the RES recommends the

need to develop skills and procurement initiatives, connect jobs with people and influence government policy to support: • Maritime, Distribution, Aviation - logistics • Construction - design, building construction, civil engineering and

maintenance • Visitor Economy • Retail • Public sector • Care/Healthcare.

A3.13 The RES identifies 25 strategic regional sites across the region. These include:

• Ditton Strategic Rail Freight Park, Halton • Daresbury Park, Halton • Kings Business Park, Knowsley.

A3.14 With regards to employment land, the strategy refers to the need to deliver the

designated strategic regional sites. The 25 designated sites are intended to: • Encourage knowledge-based industry to develop within and close to areas of

regeneration need • Build on the region’s existing ‘knowledge’ assets, including universities and

clusters of knowledge-based industries • Develop strategic distribution facilities, particularly rail and seaport related.

A3.15 The RES identifies the need for ensuring appropriate land use – both in terms of

brownfield and new employment sites. The priorities for the use of land are shown in Table A3.1

Table A3.1 – RES Land Use Priorities Action Reason

Deliver high quality employment sites and premises:

Deliver the designated strategic regional sites as regional investment sites, knowledge nuclei or inter-modal freight terminals

These sites provide a portfolio of opportunities to support knowledge-based growth, key sectors, sustainable freight distribution and economic restructuring

Identify and pursue reserve sites for major investment that would not otherwise take place in the North West in: - manufacturing - knowledge based industry, corporate headquarters and R&D

Evidence indicates potential future demand and a shortage of suitable sites

Develop a portfolio of sub-regionally important employment sites

Sub-regional sites will complement the existing regional sites to generate employment growth, especially where they are accessible to areas of worklessness



Action Reason

Secure new uses for brownfield land:

Invest in quality business accommodation/workspace focused on: - HMR/URC areas - rural areas

These areas need quality accommodation to stimulate demand/enable growth. In rural areas this includes examining the feasibility of establishing more co-located office hubs, which allow local access to multi-use workspace/hot-desks

Develop new uses for brownfield land – including housing and the creation of new strategic greenspace

The region has the largest stock of brownfield land of any English region. Much of it will not find employment use again so new uses are needed to turn it into an asset

Source: Regional Economic Strategy, 2006 A3.16 With regards to the Liverpool City Region Development Plan, the strategy provides a

list of the key assets and opportunities: • Strong concentrations of high added-value activity in life sciences,

digital/media, advanced engineering (including automotive), and chemical sectors. Other key clusters including maritime and tourism

• Quality business locations • Significant knowledge assets in life sciences and health research • Key gateway for trade and people into the North through the Port of Liverpool,

and Liverpool John Lennon Airport • Mersey Rail network and inter-city rail and motorway connections • Critical mass of culture, sporting, heritage, leisure, natural environment and

retail assets • European Capital of Culture 2008 status as a key catalyst for the region and

UK • Key business tourism destination.

A3.17 Conversely, the key challenges are:

• Need to continue to accelerate economic recovery and urban renaissance, mance given a continuing gap in underlying economic perfor

• High concentrations of economically inactive people • High concentrations of those with low levels of qualifications • Delivery of major transport and infrastructure investments, including the

Second Mersey Crossing • Need to drive up productivity - including accelerated actions on skills and

business formation • Imperative of balancing growth with creation of sustainable communities.

North West of England Plan Regional Spatial Strategy to 2021 (4NW 2008)

A3.18 The Regional Spatial Strategy (RSS) was published at the end of September 2008. It provides a framework for development and investment in the North West over the next fifteen to twenty years.

A3.19 A separate Implementation Framework is being prepared by the Regional Planning

Body to provide more detail on methods for the delivery of RSS; the agencies that will carry it out; targets to be met and arrangements for monitoring progress. This is likely to address how sub-regional employment land allocations are to be distributed at individual local authority levels.



A3.20 The RSS acknowledges that the strength of the regional economy is vital to the

prosperity and quality of life of its residents. Therefore the following key objectives have been identified: • Build on the region’s economic strengths, particularly the opportunities which

exist in the three city regions of Manchester, Liverpool and Central Lancashire

• Identify a range of significant investment opportunities for both existing and new inward and indigenous businesses and support important business sectors identified as transformational in the RES

• Ensure that a forward supply of business land is identified in each sub-region to ensure that growth of the economy is not constrained – but recognising that this should be an upper limit to encourage the best and most sustainable sites to be retained for employment uses, while at the same time allowing for less appropriate sites to be used for other land uses, both built and open

• Achieve wider social benefits, and more sustainable travel patterns, by linking new jobs opportunities with disadvantaged communities

• Make town and city centres the focus of retail, leisure and office development to underpin their vitality and viability and their role at the heart of sustainable communities.

A3.21 The RSS identifies five sub-area Priority Areas, one of which is the Liverpool City

Region. Halton, Knowsley, Sefton and West Lancashire are all included in the Liverpool City Region sub-area.

A3.22 The key policies with relevance to employment land policy and provision are

summarised.

Policy DP6 Marry Opportunity and Need A3.23 DP6 states that priority should be given, in locational choices and investment

decisions, to linking areas of economic opportunity with areas in greatest need of restructuring and regeneration. Proximity to, access via public transport from, such areas will be important considerations in the choice of employment locations and sites.

Policy RDF1 Spatial Properties

A3.24 This policy sets the regional centres of Manchester and Liverpool as the first priority for growth and development. Second priority is the inner areas surrounding them (with particular emphasis on Housing Market Renewal areas). The third priority is a listing of towns/cities in the Manchester, Liverpool and Central Lancashire city regions. Those included, of relevance to this study, are Runcorn, Skelmersdale, Southport and Widnes.

A3.25 This policy is the cornerstone of the RSS. It will guide decision-making and the

targeting of resources in connection with the location of employment land.

Policy W1 Strengthening the Regional Economy A3.26 RSS acknowledges the North West requires a range of sites with influences at

different spatial levels: • Regionally significant – a limited number as a result of the type of

development accommodated and the location e.g. sites to meet key growth sectors, knowledge nuclei, inward investment and headquarters functions. It should be noted that inter-modal freight terminals, previously considered within the region’s strategic employment sites are now excluded and dealt



with as part of transport policy, RT8. (for this study this applies to the 3MG project at Ditton, Halton)

• Sub-regional – sites, which sit below and play a complementary role to the regional significant employment sites. These have the potential to make a significant contribution to the growth of the sub-regional economy. The RSS does not specifically address the location of these sites, but the amount of land required is set out in Policy W3.

• Local – provision of a wide range of sites to support the development of a diversified local economy, ensuring there is access to a range of job opportunities for the local population. Policy W3 also covers the requirement for this local employment land.

Policy W2 Locations for Regionally Significant Economic Development

A3.27 Policy W2 addresses locations for regionally significant economic development. It states that sites will be identified in Local Development Documents, with the Regional Planning Body working with NWDA, GONW and partners to identify sites within the broad locations mentioned in Policy W2. The locations cited include the urban areas of Liverpool City Region.

A3.28 RSS acknowledges some of these sites will be new. Others may be the Strategic

Regional Sites previously identified by NWDA as being critical to the delivery of the RES (for this study these include Daresbury Park, Halton and Kings Business Park, Knowsley).

A3.29 Policy W2 does state that sites for regionally significant office development should be

located in accordance with the sequential approach in PPS6, focusing on the regional centres, towns and cities listed in RDF1 (for this study this relates to Runcorn, Skelmersdale, Southport and Widnes in addition to the inner areas around Liverpool)

Policy W3 Supply of Employment Land

A3.30 Policy W3 deals with the supply of employment land, although it sets supply requirements only at the level of the five sub regions. For this study it means there needs to be recognition of the figures for Merseyside and Halton, and Lancashire, as provision is not aligned to the Liverpool City Region.

A3.31 RSS states local planning authorities should undertake a comprehensive review of

commitments, to secure a portfolio of sites that complies with the spatial development principles set out in Policy DP1-9, RDF1 and sub-regional policies. To this end, planning authorities should ensure: • The most appropriate range of sites, in terms of market attractiveness (and

social, environmental, economic sustainability) are safeguarded for employment use

• These sites can meet the full range of needs, and are actively marketed • At least 30 percent of sites are available at any one time • The amount of brownfield land uses is maximised, reflecting likely increases

in supply available as a result of economic restructuring • Consideration is given to mixed-use development, particularly within centres

and on larger sites • Appropriate provision is made in Key Service Centres and the re-use of

agricultural buildings is fully considered to facilitate the growth and diversification of the rural economy

• The implications of home working on the scale and location of future employment land requirements are considered



• The portfolio should be reviewed every three years, to ensure there is not an

over- or under-allocation of land in relation to the actual scale of economic growth.

A3.32 RSS Table 6.1 sets out the provision of employment land for the period 2005-2021.

The figures for Merseyside and Halton and Lancashire have been extracted, and are detailed below.

Table A3.2 – RSS Employment Land Provision Extracts Merseyside &

Halton Lancashire

2005 Supply (ha) 1234 1069

Current take-up pa (ha) 76 68

Projected increase in take-up (%) 18.5 4.25

Projected take-up pa (ha) 90 71

Need 2005-2021 (ha) 1440 1136

Extra allocation required 206 67

Flexibility Factor (%) 20 20

Need 2005-2021 (incorporating flexibility factor) (ha)

1728 1363

Extra allocation required (incorporating flexibility factor) (ha)

494 294

Source: NW RSS, 4NW, 2008 A3.33 The following points need to be noted about Policy W3:

• It focuses only on B1, B2, B8 land use allocations • The need figures include regionally significant economic development (but not

inter-modal freight terminals); sub-regional and local sites • ‘Available’ site is defined as fully serviced, actively marketed or likely to be

fully serviced and actively marketed in the next three years • Portfolios should reflect the continuing economic restructure, which is likely to

result in declining need for B2 and significant increased demand for B1 uses • The inclusion of a 20 percent flexibility factor for both Lancashire and

Merseyside & Halton reflects the degree of uncertainty in establishing employment land requirements. It also recognises there may be, exceptionally, need to provide extra land to take account of special circumstances e.g. particular company expansion requirements, or the realisation of significant inward investment potential

• The split of figures for each sub-region, by local authority area, will require local authorities and other partners to work together to decide. The Regional Planning Body will facilitate this approach.

Policy W4 Release of Allocated Employment Land

A3.34 Policy W4 deals with the release of allocated employment land. RSS acknowledges the demand for employment land to be released for other uses is particularly strong in parts of the North West. The areas mentioned included the eastern parts of Liverpool City Region (St Helens and Knowsley).

A3.35 Policy W4 states that where sites are to be de-allocated, (following the review

process defined in Policy W3) consideration should be given to a range of alternative



uses. These should including housing and soft end uses. And in de-allocating sites local authorities should consider the need to create and sustain mixed-use communities.

The Liverpool City Region: Transforming Our Economy – The Strategic Proposals. (The Mersey Partnership, 2005)

A3.36 The vision for the City Region Development Plan is to regain Liverpool’s status as a premier European city region by 2025. It aims to secure an internationally competitive economy and cultural offer; an outstanding quality of life; and vibrant communities contributing to and sharing in sustainable wealth creation. Six strategic priority themes are identified for action: • The city region as a premier destination centre with an exceptional critical

mass of cultural, heritage, leisure and sports attractions • The well connected city region – the sea gateway to the North West,

connecting North America, Ireland and Northern Europe through the Liverpool to Hull Northern Way – and serving international, national and regional markets, investors and visitors through its ports and John Lennon Airport, road, rail and ICT connections. This includes developing the Port of Liverpool and The Mersey Gateway Bridge

• The creative and competitive city region, with a world class science, innovation and R&D base, 21st century sites and premises, and employment and productivity levels on a par with the UK

• A city region of talented and able people – with a highly skilled and flexible workforce and full employment in every community

• A city region of sustainable neighbourhoods and communities, with high quality housing, liveability and health standards, celebrating cultural diversity, excellent public services and social inclusion

• Delivering the city region strategy – with high quality foresight and intelligence, effective strategic leadership, governance, collaboration and deliver.

Action Plan for the Liverpool City Region (Merseyside Sub-Regional Partnership, 2007)

A3.37 The Action Plan sets out the investment framework to deliver economic growth over the period 2008 to 2011. Although referring to the Liverpool City Region it addresses only Halton, Knowsley and Sefton, of the four authorities the subject of the Employment Land Review.

A3.38 ‘Generating Enterprise’ is the key priority, in order to make up an acute deficiency in

the volume of high value businesses. It is estimated the LCR needs 11,000 new businesses to bring parity to the UK in terms of business density. The short-term challenge is to grow the business base through increased business start-ups and improved survival rates.

A3.39 Both have implications for employment premises provision, linking with priorities for

business infrastructure in the form of suitable incubation and grow-on space. A3.40 ‘Creating a Demand-led Infrastructure’ is also an identified priority. Whilst it is noted

substantial progress has been made over the past five years in bringing forward a suitable supply of ‘investor –ready’ sites and premises, there is still need to continue to provide the right conditions for further investment. This applies to new inward investors to strengthen the business base, and to speculative property developers.



A3.41 The Action Plan schedules investment requirements for sites seen as important to

LCR. These include the following: • Atlantic Park (Sefton) • Ex Petrolite Site, Acornfield Road, Kirkby (Knowsley) • Ex Prysman Industrial Complex, Prescot (Knowsley) • Peerless Site (Sefton) • Roscoe’s Wood East, Huyton (Knowsley) • Southport Commerce Park (Sefton) • Web Complex, Admin Road, Knowsley Industrial Park (Knowsley) • Widnes Waterfront ED2 (Halton) • Heysham Road Estate Redevelopment (Sefton) • Port Hinterland Strategic Site (Sefton)

A3.42 Daresbury Science Park (Halton) is also identified as part of the programme of

increasing inward investment levels in the LCR target high value sectors.

Lancashire Economic Strategy Sub-Regional Action Plan 2006-2009 (Lancashire Economic Partnership)

A3.43 The Action Plan has been developed to demonstrate how the RES will be delivered in Lancashire, including West Lancashire district. It is recognised there are numerous key challenges to be overcome if Lancashire is to increase its contribution to the regional economy and narrow the GVA gap. These include, of relevance to the employment land review: • Accelerating the transition to higher value added advanced manufacturing • Stimulating enterprise growth • Increasing economic activity rates • Developing regionally significant, high quality sites and premises for business.

A3.44 The initial six priorities set out in the first draft of the Action Plan were expanded to

set 12 thematic or spatial priorities. Priority 5 is a programme of intervention to further support in the West Lancashire sub-area economy. Amongst the related projects are: • Inspire West Lancashire – a portfolio of economic regeneration initiatives;

including town centre improvements; employment area initiatives; reclamation and redevelopment of brownfield sites in rural areas to provide employment premises

• Skelmersdale Town Centre – spatial regeneration initiative to include creation of new office development.

New Heartlands Urban Action Plan

A3.45 New Heartlands is one of the government's nine housing market renewal (HMR) pathfinders. It is charged with finding new ways to tackle the problems of low demand and housing market collapse in neighbourhoods across Merseyside. Established in 2003 and with a programme expected to last for 10 to 15 years, it covers around 130,000 properties in some of Merseyside’s most disadvantaged communities across Liverpool, Wirral and Sefton.

A3.46 In Sefton, development is split into five neighbourhoods, Queens/Bedford, Klondyke,

Linacre, Peel/Knowsley and Seaforth & Waterloo. A3.47 The mission is to stabilise the NewHeartlands area with a diverse range of tenures,

house values and household income groups. Every household will have access to a home of a high standard in neighbourhoods with high quality physical environments



that are provided with a range of employment opportunities and good quality health, education and other services.

A3.48 This may see outdated employment sites being replaced with new housing, as well

as housing sites being redeveloped for employment uses.

The Mersey Ports Growth Strategy 2006 (Mersey Maritime, 2006) A3.49 The strategy provides the following vision – “for Merseyside to be the best business

environment in the UK for the ports and maritime sector by 2020.” The strategy states that the Mersey ports are a dynamic and growing sector of the region’s economy and the current climate for growth is set to continue. The following objectives are identified: • Develop a world class maritime cluster • Maximise growth of global traffic through the Mersey ports • Grow market share for cargo and containers • Develop the Mersey ports as the central hub for feeder services to the UK

west coast and Ireland • Increase scope and depth of Liverpool’s maritime services • Develop Liverpool as a home port for cruise liners • Identify key sites for expansion of value-added logistics services • Develop a ‘super port’.

A3.50 The following threats are identified, which are relevant to this employment land

review study: • Insufficient available land for supply chain development • Local road and rail network inadequate • Lack of support for suitable supporting infrastructure.

A3.51 The strategy’s key priorities include addressing the above threats through obtaining

suitable land for supply chain development and improving road and rail access infrastructure. It also seeks to accommodate post-panamax vessels – something only achievable within the Sefton part of the Port of Liverpool.

A3.52 Reference is made to a number of significant private sector investment and

appropriate public sector intervention projects that will help safeguard existing business, and facilitate significant growth of the Port and related facilities. The following are included: • Seaforth In-River Container Berth - £90million private sector investment to

expand port capacity and accommodate • Post-panamax container vessels • Port Weston, Halton – new port development on the Manchester Ship Canal,

involving £50 million of private and public sector funding • Mersey Multi-modal Gateway, Halton – expansion of the Ditton inter-modal

rail/road depot, requiring £79.7 million of private and public sector investment.

The Mersey Gateway Regeneration Strategy (Halton Borough Council 2008) A3.53 The adopted vision for the Mersey Gateway is that it will be more than just a second

Mersey bridge crossing. By unlocking economic regeneration it will provide the catalyst for change locally.

A3.54 The Regeneration Strategy’s range of outputs and outcomes include some that are

relevant to the Employment Land Study:



• Create over 611,000 sqm of new local employment floorspace for local SME

firms and new incoming businesses. This will help new formation, survival and growth of the local business base

• Develop new uses for previously developed land, including some of the most contaminated land in the country.

A3.55 The plans developed as part of the Strategy seek to retain existing employment

areas wherever possible and practical. They include measures to rationalise the property offer where vacancy exists; bring forward new space attractive to the market; implement environmental and security enhancements.

A3.56 New employment zones such as Widnes South/Ashley Way, and the Station Quarter

in Runcorn Old Town, are identified for the higher value uses in the office sector. The redevelopment proposals for Astmoor Industrial Estate are planned to introduce a more viable commercial product attractive to new occupiers and investors.

Halton Unitary Development Plan 2001-2016 (April 2005)

A3.57 The Halton UDP’s strategic aim is to transform the quality of Halton’s environment and improve economic prosperity and social progress through sustainable development. The economic development objectives include: • Allocating sufficient supply of employment land for business use, general

industry, warehousing and distribution uses, in a variety of marketable sites in sustainable locations. And in equal balance between Runcorn and Widnes

• Promoting schemes of economic importance including the Mersey Gateway; Widnes Waterfront Economic Development Zone; Ditton Strategic Rail Freight Park and Daresbury Park and Laboratory.

A3.58 As part of the process of developing the UDP, a study was undertaken to assess the

real availability and deliverability of housing and employment land in the Borough (Urban Capacity Study 1997).

A3.59 The Urban Capacity Study concluded that:

• Demand for industrial and business land is concentrated amongst local companies. Land should be allocated to satisfy this

• The majority of demand is industrial related and is particularly concentrated within the manufacturing sector. Demand is less apparent in the service sector. Land allocations should therefore primarily seek to satisfy the location requirements of manufacturers

• Demand is greatest for sites of up to 4 ha – land use allocations should reflect this

• Widnes is disadvantaged in comparison to Runcorn due to an absence of attractive, readily available development land. Particular consideration needs to be given to addressing land supply deficiencies in Widnes.

A3.60 The Plan makes provision for approximately 208 ha of local employment land. 66

percent (142 ha) is greenfield land. Between May 1996 and May 2003 120 ha of employment land was completed, therefore the residual land to be allocated in the Plan for employment uses is 88 ha.

A3.61 In accordance with Part 1 Policy S19, Policy E1 addresses employment land

provision. Land is allocated for around 88 ha on the local employment sites scheduled in Table A3.3.



Table A3.3 - Widnes & Runcorn Local Employment Sites Widnes Sites Site Ref Area, ha Greenfield/

Brownfield Allocated Use Class

Ditton Road/Speke Road 142 1.44 B 1,2,8

Ex.Sleeper Depot, Ditton 242 17.24 B 1,2,8

Fieldgate 219 0.67 B 1,2,8

Foundary Lane 34/3 1.15 B 1,2,8

Johnsons Lane 49 8.66 G 1,2,8

Kingsway/Moor Lane Phase 2 209/1 0.49 G 1

Shell Green 28/0 6.02 G 1,2,8

Shell Green 28/3 5.95 G 1,2,8

Tanhouse Lane, Moss Bank Road

196 0.96 B 1,2,8

Mill Lane 294/0 1.51 B 1,2,8

Mill Lane 294/1 0.92 B 1,2,8

TOTAL – WIDNES 45.01

Halton Sites Site Ref Area, ha Greenfield/ Brownfield

Allocated Use Class

Adjacent Tannery Farm 249 2.47 G 1

Davey Road (Astmoor) 53/5 0.39 G 1,2,8

Fairoak Lane 8/2 0.96 G 1,2,8

Land at Chester Road, Whitehouse Vale

251 2.30 G 1

Land at Rock Savage, Clifton Leave

252 1.46 G Roadside Uses

Manor Park II 236/1 1.11 G 1,2,8

Manor Park II 236/1 3.27 G 1,2,8

Manor Park II 236/4 1.04 G 1

Manor Park II 236/6 1.47 G 1,2,8

Manor Park II 236/8 1.09 G 1,2,8

Manor Park III 237/0 15.32 G 1,2,8

Manor Park III 237/2 0.41 G 1,2,8

Manor Park III 254 10.46 G 1,2,8

Rivington Road (Whitehouse Vale)

8/1 1.57 G 1,2,8

TOTAL – RUNCORN 43.32

TOTAL – WIDNES & RUNCORN

88.33

Source: Halton UDP, 2005



A3.62 In accordance with Part 1 Policy S20, Policy E1 also allocates some 126 ha of land

on Regional Investment Sites within the borough. These sites are identified in Table A3.4

Table A3.4 - Widnes & Runcorn Regional Investment Sites Site Site Ref Area, ha Greenfield/

Brownfield Allocated Use Class

Daresbury Park 241 29.65 G Growth Target Sectors within B1(a) and (b)

Daresbury Park 240/0 4.52 G Growth Target Sectors within B1(a) and (b)

Daresbury Park 240/7 7.64 G Growth Target Sectors within B1(a) and (b)

Ditton Strategic Rail Freight Park Site 1

255 45.70 B Strategic Rail Freight Park

Ditton Strategic Rail Freight Park Site 2

256 2.10 B Strategic Rail Freight Park

North of Hale Bank Road 253 22.80 G Strategic Rail Freight Park

North of Daresbury Laboratory

225 5.22 G Growth Target Sectors in B1

West of Daresbury Laboratory


East of Daresbury Laboratory


South of Daresbury Laboratory


TOTAL 126.01 Source: Halton UDP, 2005

A3.63 UDP Policy E2 deals with Priority Employment Redevelopment Areas. These are

considered suitable for employment re-development as and when they became vacant, are fully reclaimed and when land assembly takes place.

A3.64 Policy E3 refers to Primarily Employment Areas, where employment is and will

continue to be the predominant land use. They differ from the Action Areas, which promote a mix of uses in a regeneration context. Daresbury Laboratories is identified in Policy E6 as one of the Primarily Employment Areas, with development restricted to Use Class B1(a) and (b).

Knowsley Replacement Unitary Development Plan 2001-2016 (June 2006)

A3.65 The UDP’s strategic objectives for economic development are: • To provide a comprehensive range of employment sites and premises of

different sizes, types and locations, and to safeguard existing employment land and buildings that are needed

• To facilitate development that safeguards or creates employment, particularly in the NWDA’s target growth sectors.



A3.66 The provision of employment land is seen as being primarily located within eight

Strategic Employment Locations: • Huyton Business Park • Roscoe’s Wood • South Prescot Action Area (Areas A and C) • Halewood • Knowsley Business Park • Knowsley Industrial Park • Kings Business Park • Kirby, Prescot, Huyton Town Centres.

A3.67 Smaller scale employment development is to be allowed in the North Huyton and

Ravenscourt Action Areas. A3.68 Policy EC2 allocates a total of 105.2 ha for B1, B2 and B8 uses for new development

up to 2016. This figure represents 35 individual sites, with all but 5 either located at Knowsley Industrial or Business Park. The schedule sites are identified in Table A3.5. It should be noted these are additional to those sites that already had planning permission.

Table A3.5 – Knowsley Allocated Employment Sites Site Site Ref Area, ha

Eastern Compound, Speke Boulevard, Halewood E1 18.5

Plot 5, Whiston Enterprise Park E4 1.1

Land, junction Wilson Road/Stretton Way E30 0.7

Land adjacent BASF, Ellis Ashton Street E41 0.9

Perimeter Road/Acornfield Road, KIP E6 18.5

Depot Road, KIP E7 3.2

Marl Road, KIP E8 0.5

Arbour Lane, KIP E9 1.4

Hornhouse Lane, KIP E10 3.0

Britonwood, KIP E12 6.6

Moss End Way, East, KIP E13 2.1

Moss End Way, West, KIP E14 4.2

North Perimeter Road/Moss End Way, KIP E15 5.3

Part of Dairy Crest/Kraft, KIP E25 3.6

Land off Arbour Lane, KIP E26 1.2

Land, junction Gores Road/Acornfield Road, KIP E28 0.7

Land, Webber Road, KIP E29 1.1

Land adjacent Rail freight terminal, Depot Road, KIP E31 1.0

Land, A580/Moorgate Lane, KIP E33 3.3

Land adjacent Delphi Delco, Hornhouse Lane, KIP E35 1.9

Land, north of Kodak, Acornfield Road, KIP E38 3.3

Part of Yorkshire Imperial Metals, Coopers Lane, KP E40 1.5



Site Site Ref Area, ha

Land adjacent 2 Gladeswood Road, KIP E42 0.5

School Boys Plantation, KBP E17 0.5

Ainsworth Lane/Penrhyn Road, KBP E18 2.9

Gellings Lane/Randles Road, KBP E19 0.9

Davis’ Pits, Randles Road, KBP E20 0.7

Land junction Penrhyn Road/School Lane, KBP E23 0.6

Land Randles Road/School Lane, KBP E24 1.2

Penrhyn/Villiers Road, KBP E27 2.1

Land adjacent Ethel Austin, KBP E32 2.3

Land, Villiers Court/Overbrook Lane, KBP E36 0.5

Land, East of Cross Huller, KBP E37 1.0

Land adjacent News International, KBP E39 0.6

Land east of Roscoe’s Wood, Huyton E2 7.9

TOTAL 105.2 Source: Knowsley Replacement UDP, 2006

A3.69 The UDP identifies a further 59.6 ha with existing planning permissions at 30 June

2005. These are set out in Table A3.6

Table A3.6 – Knowsley Additional Employment Sites with Planning Site Area, ha Use

South Prescot Action Area, Site A 7.8 B1,2,8

South Prescot Action Area, Site C 8.8 Residential consent granted

Kings Business Park 9.0 B1,2

Ex-Pre-Treatment Works, Arbour Road, KIP 2.3 B1,2,8

Deltic Way 0.5 B1,2,8

Kraft Meadow (part of Alchemy site) 7.0 B1,2,8; A3

School Lane, KBP 7.5 B1,2,8

School Lane, Junction 4 M57, KBP 0.9 B2,8

Rear of Moorgate Point, Moorgate Road 2.6 B1,2,8

Ex-Sports Ground (part of Alchemy site) 4.0 B1,2,8

News International Expansion Land 3.0 B1,2,8

Plot 6a, Kings Business Park 0.8 B1,2

Wilson Road, Site 3, Huyton 3.5 B2,8

Brickfields/Ellis Ashton Street, Huyton 1.9 Waste Transfer

TOTAL 59.6 Source: Knowsley Replacement UDP, 2006 A3.70 Policy EC3 defines the Primarily Industrial Areas (PIAs). PIAs are where industrial,

business or warehousing uses are the predominant existing land uses. Other uses



can be appropriately located provided they are complementary in scale and nature and address identified needs of the area.

Knowsley Economic Regeneration Strategy (Knowsley MBC 2008)

A3.71 The Economic Regeneration Strategy (ERS) sits alongside the Local Development Framework and Sustainable Community Strategy as the three key strategies being developed for Knowsley borough.

A3.72 Knowsley is recognised as offering several key assets to Liverpool City Region.

These include its substantial employment role for manufacturing, distribution and Services; its growing business base, reflecting in a more than double the national rise in business density (2000-2005) and a 46 percent increase in new VAT registrations since 2002; recent employment growth (up by 20 percent since 1998); and businesses in regional target growth sectors such as automotive.

A3.73 Nevertheless the borough still faces a number of economic challenges. These are:

• A falling working age population • Economic inactivity amongst residents • An enterprise gap, with performance lagging the UK and North West • Low self-employment rates • Lower than average incomes • Need to improve educational attainment.

A3.74 The ERS action plan sets out a series of short, medium and long terms actions.

Some aim to position the borough in the City Region; some relate to the delivery of key projects in Knowsley. Positioning the borough includes working with the NWDA to allocate more regional strategic employment sites.

A3.75 Delivering key projects includes support action to raise the quality of business parks;

to expand the provision of start-up and grow-on space and offices; to expand enterprise start-up support.

Sefton 2000+ Unitary Development Plan 2001-2016 (1998)

A3.76 Core Strategy Policy CS1 states that development, between 2001 and 2016, should be consistent with priorities that include: • The implementation of regeneration programmes in defined urban priority

areas • Safeguarding existing employment • Ensuring a choice of employment sites and premises to meet the needs of

existing businesses and maximise inward investment. A3.77 Policy EDT1 identifies six Strategic Employment Locations that are priority areas for

development and regeneration funding to support key economic sectors and safeguard local employment. The following four are relevant to employment land use: • Port and Maritime Zone, Bootle – port linked development in distribution and

manufacturing • Dunnings Bridge Corridor/Netherton Industrial Areas – priority for large-scale

light and general industrial and office development • Central Bootle – office development • Southport Commerce Park – small and medium sized light industrial, office

and business development.



A3.78 Policy EDT2 sets the framework for employment land provision (both strategic and

local employment) for the period 2002-2017. Within the Strategic Employment Locations provision is made for up to 83 ha of land plus sites within Bootle Office Quarter that would generate up to 65,650 sqm of office floorspace. A further 5.1 ha of land is allocated in Primarily Industrial Areas.

A3.79 42.7 ha of land represent three sites in the Atlantic Gateway Strategic Investment

Area. All three are in the Dunnings Bridge Corridor (former Peerless Refinery; Atlantic Park; Senate Business Park/Girobank). Although the gross area of these three sites total 42.6 ha, this is netted down in Policy EDT2 to 30.8 ha to reflect areas currently occupied. The fourth site is Southport Commerce Park, comprising 11.9 ha.

A3.80 Policy EDTII specifically refers to land adjacent to St John’s House, Merton Road, as

being allocated to deliver up to 35,000 sqm of office space. There is no specific description to show where the remaining proposed 30,650 sqm will be provided, although reference is made in Policy EDT12 to two mixed-use sites. One adjoins The New Strand Shopping Centre; the other is described as land at Strand Road/East of Stanley Road.

A3.81 Policy EDT2 refers to 28.3 ha of allocated sites within the Primarily Industrial Areas

identified in Policy EDT6. Eight of these sites also fall within the Dunnings Bridge/Netherton Industrial Areas, which form part of the Atlantic Gateway Strategic Investment Area. These are included in Table A3.7, which sets out the Strategic Employment Locations’ sites.

Table A3.7 - Sefton Strategic Employment Locations Sites Site Site Ref Area, ha

Former Peerless Refinery, Dunnings Bridge Road EDT3.1 6.8*

Atlantic Park, Dunnings Bridge Road EDT3.2 18.2*

Senate Business Park/Girobank EDT3.3 15.6*

Southport Commerce Park EDT4 11.9

Land South of Deltic Way, Aintree EDT6.3 0.9

Former Vestey site, Netherton EDT6.4 6.8

Rear, Atlantic Industrial Estate, Netherton EDT6.5 2.6

Farriers Way, Netherton EDT6.7 0.5

Norwest Holst, Netherton EDT6.8 5.3

Land, South of Heysham Road, Netherton EDT6.9 1.8

Linacre Bridge, Bootle EDT6.10 0.9

Former Parcel Force Site, Netherton Way EDT6.11 9.5

Land Within Port & Maritime Zone 12.0

TOTAL 82.0 Source: Sefton UDP, 2006. * These areas netted down to total of 30.8 ha for inclusion in 82.0 ha total

A3.82 Policy EDT5 refers to designated Primary Industrial Areas, which are seen to be

continuing as the main focus for new business, light and general industry in Sefton. They include the Strategic Employment Locations. Many are in need of comprehensive redevelopment, playing a key role in aiding regeneration, particularly



in the south of the borough. Table A3.8 schedules the eight sites identified in Policy EDT6 that do not fall within a Strategic Employment Location.

Table A3.8 – Sefton – Primarily Industrial Area Site Allocations

(Excluding Strategic Employment Locations) Site Site Ref Area, ha

Land east of Brasenose Road, Bootle EDT6.1 0.2

Units 1-6 Pacific Road, Bootle EDT6.2 0.2

Rear, South Sefton Business Centre, Bootle EDT6.6 0.7

Former Sewage Works, Maghull EDT6.12 0.6

Stephenson’s Way, Formby EDT6.13 0.4

Crossens Way, Southport EDT6.14 1.5

Butt Lane/Foul Lane, Southport EDT6.15 1.0

Cobden Road, Southport EDT6.16 0.5

TOTAL 5.1 Source: Sefton UDP 2005

A3.83 Policy EDT17 identifies three ‘Employment Opportunity Sites’ suitable in whole or in

part for B1, 2 and 8 uses: • Land south of Aintree Curve, Netherton (3.8 ha), seen as suitable for

employment uses – but also for housing • Linacre Lane Gasworks, Bootle (4.7 ha) – but also seen as suitable for

residential use to help facilitate clearance in the nearby HMR Pathfinder Area • Land bounded by Hawthorne Road/Linacre Lane/Aintree Road/Vaux

Crescent (10.5 ha) – also HMR Pathfinder Area linked possible residential site.

West Lancashire Replacement Local Plan 2001-2016 (July 2006)

A3.84 The Plan states that the majority of new employment development, other than that required to meet purely local needs, will be expected to be located in the regeneration priority area of Skelmersdale. Development will also be located in Burscough and Ormskirk/Aughton. Preference will be given to development on brownfield sites that are easily accessible to the town centres by public transport, cycling or walking.

A3.85 The Plan sets a requirement for employment land provision totalling 125.96 ha for the

period 2001-2016. It acknowledges that between 2001 and 2003, over 14 percent (18.42 ha) had been developed. Another 26 percent (33.07 ha) has planning permission. Approximately 17 percent (20.98 ha) of the total supply is noted to either be affected by constraints, or is being held by existing companies.

A3.86 The role Skelmersdale plays within the District is demonstrated by the fact that three

quarters of the supply is located in the town. A3.87 Policy DE5 notes the Joint Lancashire Structure Plan (JLSP) states 145 ha of

employment land should be provided in the District between 2001 and 2016. The JLSP seeks a targeted relative shift towards Regeneration Priority Areas such as Skelmersdale. This is given extra weight because of Skelmersdale role within the North West Metropolitan Area and Liverpool City Region.



A3.88 The Plan notes the Inspector’s binding recommendation that proposed extensions

into the Green Belt of Pimbo and White Moss employment areas are not accepted. A3.89 The composition of the 125.96 ha supply is set out in Table A3.9 Table A3.9 – West Lancashire Employment Land Supply 2001-2016 Site Ref DE5 Total

Area, ha Developed 2001-3, ha

Planning Consent,

ha

Residual, ha

Pimbo Road, Pimbo 1.1 2.03* 2.03

Pimbo Road, Pimbo 1.2 3.50* 3.50

Priorswood Place, Pimbo 1.5 0.71* 0.71

Prescott Road, Pimbo 1.3 2.55* 2.55

Land to rear of Snack Factory, Pimbo

1.4 0.86* 0.86

Selby Place, Stanley 1.12 0.47 0.47

Staveley Road, Stanley 1.7 3.81* 3.81

Staveley Road, Stanley 1.6/9/10 12.10 12.10

Seddon Place, Stanley 1.11 1.31* 0.20 1.11

Selby Place, Stanley 1.13 0.84* 0.84

Part of Stanley - 0.80 0.80

Stanley Extension 1.14 37.00 12.62 24.38

Gardiners Place, Gillibrands 1.15 1.78 1.78

Gardiners Place, Gillibrands 1.16 1.27 1.27

Glebe Road, Gillibrands - 0.28* 0.28

Whitemoss Business Park, Skelmersdale

1.17 11.23 1.80 3.63 5.80

Cobbs Clough Road, Skelmersdale 1.18 9.82 9.82

Tollgate Road, Burscough 1.20 7.47 7.47

Freshpack, Burscough 1.21 3.11 3.11

Ringtail Road, Burscough 1.22 0.27 0.27

North Quarry, Appley Bridge 1.23 1.38 0.30 0.70 0.38

Simonswood 1 1.24 5.02 5.02

Simonswood 2 1.25 2.70 2.70

Greaves Hall Business Park, Banks 1.26 5.21 5.21

Ormskirk Hospital 1.27 0.24 0.24

Skelmersdale Town Centre Regeneration

DE11 2.00 2.00

Development Opportunity Sites DE14/15 2.00 2.00

Vacant Premises 6.20 6.20

TOTAL 1125.96 18.42 33.07 74.47 Source: West Lancashire Local Plan – July 2006 * Site affected by constraints, or held by existing companies



APPENDIX 4 BACKGROUND REPORTS REVIEW Introduction A4.1 This appendix provides a review of key background documents relating to the region

and sub-region which set the context for Halton, Knowsley, Sefton and West Lancashire’s employment land and property markets. It commences with commentary on North West regional reports, continues with Liverpool City Region/Merseyside documents and concludes with individual local authority district-related reports.

North West Employment Land Study (NWDA, 2005) A4.2 The North West Employment Land Study analysed allocated employment sites, in

excess of 5 ha, in each of the five sub-regions. Halton, Knowsley and Sefton are included in the Merseyside and Halton sub-region. West Lancashire is included in Lancashire.

A4.3 The study analysed employment sites in terms of both a Market Score (including

commercial viability, local market conditions, site internal quality characteristics) and a Planning Policy and Sustainability Score.

A4.4 The analysis classed 19 sites in the study area as being within the ‘top third tier and

available for development’ category according to either the Market or Sustainability Score. These are listed in Table A4.1.

A4.5 Twelve of the sites are in Halton; five are in Sefton, with two in West Lancashire.

Knowsley sites do not feature in this category. Only two sites, both in Halton, are included in both the Market and Sustainability rankings.

A4.6 One Knowsley site is included within the sustainability score-ranked ‘top third tier but

unavailable for development for three years’. This is the only site within the study area to be found in this ranking.

Table A4.1 – Halton, Knowsley, Sefton and West Lancashire Employment Sites. Availability and Deliverability Rankings – Top Tier

ID Site Name Developable Area, ha

Type Use Class B

Market Score

Sustainability Score

Top Tier and Available

MEHA1 Manor Park II 15.32 Greenfield 8

MEHA13 North of Hale Bank Road

22.80 Greenfield 1.2.8

MEHA3 Plots 4&5, Daresbury Park

7.64 Greenfield 1

MEHA4 Land North of Jct11, M56

29.65 Greenfield 2

MEHA5 Manor Park III 10.46 Greenfield 8

MESE1 Former Peerless Refinery

6.80 Brownfield 1.2.8

MESE3 Senate Business Park/Girobank


MESE5 Former Vesty Site 7.40 Brownfield 1.2.8



ID Site Name Developable Type Use Market Sustainability Area, ha Class B Score Score

MESE6 Former Parcel Force Site


LAWL1 XL Business Park 13.18 Greenfield 8

LAWL2 Whitemoss Business Park

7.35 Greenfield 1

MEHA6 Shell Green 6.02 Greenfield 1


MEHA8 Johnsons Lane 8.66 Greenfield 1

MEHA9 Ex Sleeper Depot 17.24 Brownfield 1

MEHA10 Weston Point Docks 7.75 Brownfield 1

MEHA11 Ineos Chlor Weston Point

12.48 Brownfield 2

MEHA12 Ditton Rail Freight Site 1


MESE2 Atlantic Park 18.20 Brownfield 1.2.8

Top Tier and Unavailable

MEKN6 Prescot – BICC Site C 8.80 Brownfield 1.2.8 Source: North West Employment Land Study 2005 A4.7 A further 13 sites are described as being of average quality and available. None of

these fall into both the Market and Sustainability Score rankings. Sites are included from all areas except Knowsley. Halton again dominates.

A4.8 Of the study area’s 7 sites that are included in the average quality, but unavailable in

three years category, five are in Knowsley. Sefton and West Lancashire each have one site. Halton has none. Table A4.2 details the average quality sites.

Table A4.2 – Halton, Knowsley, Sefton and West Lancashire Employment Sites. Availability and Deliverability – Average Quality Sites


Type Use Class B

Market Score


Middle Tier and Available

LAWL1 XL Business Park 13.18 Greenfield 8

LAWL2 Whitemoss Business Park

7.35 Greenfield 1

MEHA12 Ditton SRF Site 1 4.57 Brownfield 1.28



MEHA9 Ex Sleeper Depot 17.24 Brownfield 1

MEHA10 Weston Point Docks 7.75 Brownfield 1

MEHA11 Ineos Chlor Weston Point

12.48 Brownfield 2

MESE2 Atlantic Park 18.20 Brownfield 1.2.8


MESE1 Former Peerless 6.80 Brownfield 1.2.8




Refinery

MESE5 Former Vestey Site 7.40 Brownfield 1.2.8

MESE6 Former Parcelforce Site


Middle Tier and Unavailable

MEKN1 Roscoe’s Wood 7.90 Greenfield Mixed

MEKN2 Ex Petrolite & Albright & Wilson


MEKN3 Briton Plantation 6.60 Greenfield 1.2.8

MEKN5 Ford Expansion Land 18.50 Greenfield 2

MEKN7 Kings Business Park 9.00 Mixed 1

LAWL3 Cobbs Clough 9.82 Greenfield 1

MESE4 Southport Commerce Park & Extension

11.90 Brownfield 1

Source: North West Employment Land Study, 2005 A4.9 Only four sites are rated as ‘poor quality and available’. Three are in Halton; one is

in Sefton. None are included in both the Market and Sustainability Scores. A4.10 Finally 10 sites are analysed as falling within the lower third (poor quality) and

unavailable in three years rankings. Three of these sites (two in West Lancashire and one in Knowsley) feature in both the Market and Sustainability Scores. Sites in Knowsley dominate, and only Halton does not have any in this category. The poor quality (lower tier) sites are identified in Table A4.3.

Table A4.3 – Halton, Knowsley, Sefton and West Lancashire Employment Sites. Availability and Deliverability – Lower Third Tier Sites


Type Use Class B

Market Score


Lower Tier and Available

MEHA8 Johnsons Lane 8.66 Greenfield 1


MEHA13 North of Hale Bank Road


MESE3 Senate Business Park/Girobank


Lower Tier and Unavailable

LAWL4 Simonswood I 5.02 Greenfield 2

LAWL5 Greaves Hall Business Park

5.21 Brownfield 1

MEKN4 North Perimeter Road/Moss End Way/Depot Road


MESE4 Southport Commerce Park and Extension

11.90 Brownfield 1

LAWL3 Cobbs Clough 9.82 Greenfield 1




MEKN1 Roscoe’s Wood 7.90 Greenfield Mixed

MEKN2 Ex Petrolite/Albright & Wilson


MEKN3 Briton Plantation 6.60 Greenfield 1.2.8

MEKN5 Ford Expansion Land 18.50 Greenfield 2

MEKN6 Prescot – BICC Site C 8.80 Brownfield 1.2.8 Source: North West Employment Land Study, 2005 A4.11 The tables reveal that only six of the 30 sites demonstrated correlation between their

ranking for ‘Market’ and ‘Sustainability’. And half of these fall into the poor quality and unavailable assessment.

A4.12 In general the land supply within the study area is considered to be of average or

poor quality. In ‘Market’ terms only 30 percent of the sites (around 35 percent of the land supply figure of 330.72 ha) was seen as quality and available supply. This assessment must be quantified by the fact that only sites in excess of 5 ha were reviewed.

A4.13 Of the quality and available land, over 75 percent comprised sites in Halton (all but

one of these being in Runcorn). Sefton was the only other local authority area to have such sites. For Knowsley the supply position was particularly challenging with all but one of the borough’s seven sites being classed, in ‘Market’ terms, as of poor quality and unavailable within three years.

North West Ports: Economic Trends and Land Use Study (NWDA, 2005) A4.14 The study provides an assessment of the economic trends affecting North West

ports, and how this translates into port land use requirements. It comments on the ports located within Sefton and Halton, namely the Port of Liverpool (Seaforth) and the Manchester Ship Canal ports at Runcorn and Weston Point.

A4.15 With regard to the Port of Liverpool (which is split between locations in Liverpool

City and Sefton), the study states that given current market and policy trends, its future roles are likely to be: • A major deep sea ‘gateway’ port for the region and Great Britain, handling

the full range of deep sea traffic • The most centrally located west coast deep sea container port able to

accommodate post-panamax vessels, handling both direct calls by deep sea vessels, transhipment traffic to Ireland and traffic fed from other UK and Continental deep sea container ports

• The major Irish Sea RoRo (roll-on, roll-off) port in the North West region, following the development of the riverside terminal

• A major sustainable distribution hub (waterborne, rail and road freight transport) servicing a national hinterland, with associated warehousing.

• By 2025 land availability will have become a constraint to the port’s development. And enhancements are likely to be required to both road and rail access to cater for the increased volumes of traffic. The latter would address identified constraints of congestion on the A5036 (port access road) and loading gauge limitations on the Bootle branchline.

A4.16 One identified opportunity is the development of major multi-modal distribution

activity, based on the port estate (freight village concept with the expansion of LIFT



– much of which is located in Sefton) with good road, rail and maritime links and warehousing, to serve both the North West and Irish markets.

North West Competitiveness and Operational Programme 2007-2013 (NWDA, 2007)

A4.17 Over the period 2007-2013, the North West is set to receive just over €750 million in ERDF support under the Competitiveness strand of the European Union’s Structural Funds. Out of this total, 41 percent is ring fenced for Merseyside. In response to this opportunity, partners in the region have developed a North West Operational Programme (NWOP) to determine how these resources are to be used.

A4.18 The report provides an overview of the North West economy. Greater Merseyside

has a GVA of £16.1 billion, 19 percent of the regional total, and was historically dominated by port and port-related service activities. It has a population of 1.5 million. Now the sub-region has concentrations in chemicals and public sector administration, and a developing services sector. Liverpool is the major city and has 447,000 residents. The most significant features are the importance of the public sector to GVA, the low importance of manufacturing and the significance of financial and business services overall. In relative terms Greater Merseyside has an above regional average concentration of GVA and employment in the financial services sector, but its shares of GVA in business services are similar to the regional average and its employment share is lower.

Table A4.4 – Key Economic Indicators

Greater Merseyside North West

Population (000s, 2004) 1485.9 6846.3

Population density (2004) 1637 459

Population change (1999 – 2004) -0.9 percent 0.8 percent

GVA, £billion (2003) 16.2 97.1

Average annual GVA growth (1998-2003) - current prices

5.1 percent 4.6 percent

GVA per head (2003) £11,846 £14,269

Relative GVA per head, England = 100 (2003)

72 86

No. of firms (000s, 2004) 39.8 232.9

Employment (000s, 2004) 589.5 3014.9

Average annual employment growth (1999-2004)

1.6 percent 1.6 percent

Economic activity rate (2005) 73.4 percent 76.6 percent

Unemployment rate (2005) 4.8 percent 4.7 percent Source: North West Competitiveness and Operational Programme, 2007 A4.19 The North West has a relatively small business base given the size of its economy.

Business density, as measured by the number of VAT registered businesses per 10,000 working age adults, is 18 percent below the average for England, and indeed the region has the lowest business density of any English region after the North East. To reach the national average rate of business density in 2004, the region would need an additional 37,800 VAT registered businesses, and despite an increase in the business stock, this gap has increased over the past five years. In this period, the sectors that have grown their business stock have been financial



intermediation, business services and hotels and restaurants. Agriculture, manufacturing and mining, electricity, gas and water supply have all seen falls.

Table A4.5 – Size Breakdown of Firms

Proportion, percent Area

1-10 Employees

11-49 Employees

50-199 Employees

200 or more employees

Greater Merseyside 78.5 16.4 4.2 0.9

North West 81.2 14.4 3.5 0.8

England 83.7 12.5 3.0 0.7 Source: North West Competitiveness and Operational Programme, 2007 A4.20 Greater Merseyside is some way behind the rest of the region, trailing the national

per capita average for business density and business start-up rate by some 40 percent. Self-employment rates are also low compared to national levels. Survey evidence suggests that there are prevailing negative attitudes to enterprise in Greater Merseyside. The proportion of respondents, who believe that entrepreneurs have high status, and that there is good media coverage of entrepreneurship, is lower than both the national and regional averages. Also, compared to the rest of the region, Greater Merseyside residents are less likely to see setting up a business as a good career choice.

A4.21 There is limited data on innovation at the sub-regional level, but trends tend to be

correlated with rates of enterprise and GVA per employee. There is evidence of considerable variation in levels of innovation in the North West. There is a strong concentration of higher education institutes (HEI) assets and a good base of knowledge-intensive businesses in Greater Manchester and Greater Merseyside (concentrated in the city centres).

A4.22 Greater Merseyside has a concentration in chemicals (RES target sector), tourism

and public sector administration, and an important maritime sector (which cuts across a number of SICs).

A4.23 Greater Manchester and Greater Merseyside have enjoyed the majority of business

investment (indigenous and inward investment) in recent years. Within these sub-regions, the core cities of Manchester and Liverpool have performed the best overall. With continued growth in the service sector, and tradeable business services in particular, these areas will continue to be a key pole for business investment.

A4.24 The North West’s portfolio of strategic regional sites is a vital resource in the

region’s efforts to maximise both employment and wealth. There are 25 strategic regional sites in the North West, which have an important role to play in attracting investment in high value functions in target sectors. They also provide an opportunity to capitalise on strong or world-class assets such as HEIs and R&D-intensive sectors. The sites have been earmarked based on the potential to accommodate knowledge-based industry (RES growth target sectors) and generic manufacturing (RES established target sectors).

A4.25 Demand for property is highest in and around the major conurbations although

demand is growing strongly in Warrington, Halton, other parts of Cheshire and parts of Lancashire, where access to major transport routes is good. Changing patterns of employment and economic activity by sector are being reflected in changing sectoral and spatial demand for different types of business property. This ongoing



industrial change means that the region’s already large stock of previously developed land (PDL) (i.e. brownfield sites) is likely to increase. Redeveloping PDL is particularly challenging for the North West as it is largely concentrated in areas where demand is weak and where the costs associated with recycling land are high. Greater Merseyside’s industrial legacy in particular has left it with a high proportion of derelict land.

Table A4.6 – Greater Merseyside SWOT Analysis

Strengths & Opportunities Weaknesses & Threats

Critical mass of culture, sporting, heritage, leisure, natural environment and retail assets

Per capita GVA remains well below the England average and the lowest of all the sub-regions

Seaboard location and role as the gateway for trade and people into the North West, North Wales and North of England; important maritime sector

Liverpool John Lennon Airport is one of the fastest growing in the UK in recent years

Economic activity rates in Greater Merseyside are lower than in any other metropolitan area

Premier business locations including Liverpool city centre, Wirral Docklands, Parkside, Prescot Business Park, Atlantic Gateway and Widnes Waterfront

Despite economic growth experienced in Liverpool, deprivation and worklessness remain high

Greater Merseyside is one of the fastest growing regions in the UK in recent years. Liverpool has performed particularly well in job creation terms

Greater Merseyside business density and start-up rate is well behind the UK and North West figures – total entrepreneurial activity is low and entrepreneurial skills are under-developed

An excellent HE and FE sector Deficiency in skilled and highly qualified people – skill levels lower than in the region and UK as a whole, particularly among younger people

The gap on national employment rates is being closed, and at current growth rates should equal the UK in less than a decade

Industrial legacy has left Greater Merseyside with high proportion of derelict land

Internationally and nationally significant clusters

Capital of Culture 2008 provides an opportunity for the whole region and a spur to creative industries and the arts in Greater Merseyside

Construction of the Mersey Gateway will enhance Greater Merseyside’s connectivity to national markets

Opportunities related to the strength of the third sector

Deprivation levels in parts of the sub-region are among the highest in the UK – Liverpool is ranked first and Knowsley third on the indices of deprivation

Source: North West Competitiveness and Operational Programme, 2007 A4.26 The ERDF should primarily focus on the three following priorities:

• Innovation and the knowledge economy • Environment and risk prevention • Access to transport and telecommunication services of general economic

interest.



A4.27 The structure of the NWOP is summarised in Table A4.7 below. Table A4.7 – Outline of NWOP Framework

RES: Vision – A dynamic, sustainable international economy which competes on the basis of knowledge, advanced technology and an excellent quality of life for all

Improving productivity and growing the market

Creating the conditions for sustainable growth

Growing and accessing employment

Priority 1 – Stimulating enterprise and supporting growth in target sectors and markets

Priority 2 – Exploiting innovation and knowledge

Priority 3 – Creating the conditions for sustainable growth

Priority 4 – Growing and accessing employment

AA1-1 Developing high-value new enterprise

AA2-1 Exploiting the science and R&D base of the region

AA3-1 Exploiting the economic potential of major gateways in Merseyside

AA4-1Stimulate enterprise in disadvantaged communities and under-represented groups

AA1-2 Developing higher added-value activity in target regional sectors

AA2-2 Encouraging innovation to improve productivity in all companies

AA3-2 Developing high quality sites and premises of regional importance

AA4-2 Supporting linkages to key employment areas

AA1-3 Increasing sustainable consumption and production

AA2-3 Developing better management and leadership

AA3-3 Supporting the improvement of the region’s visitor offer and image

AA4-3 Supporting employment creation for areas of regeneration need

Source: North West Competitiveness and Operational Programme, 2007

Regional Economic Forecasting Panel : Business Forecasts North West (NWRIU 2008)

A4.28 The Spring 2008 report reflects the impact of the credit crunch as foreseen at that time. The North West economy is forecast still to grow, but by 1.7 percent in 2008 – a sharp drop from the 2.6 percent achieved in 2007. It will be 2011 before strong growth occurs again.

A4.29 The North West will be sheltered during the downturn but by a lesser margin than

expected shortly after the credit crisis began. In the recovery period, and consistent with long terms trends, North West economic growth is likely to be slower than in the UK as a whole.

A4.30 Growth in 2008 will be strongest in Cheshire and Greater Manchester, and weakest

in Lancashire. GVA growth forecasts for Merseyside are set out in Table A4.8. All industry sectors except government and other services will experience slower growth. The sharpest slowdown will be in financial and business services (though it will still be the fastest growing sector). Total jobs growth will slow to 0.2 percent in 2008, falling by the same amount next year due to losses in manufacturing, construction and distribution sectors.

Table A4.8 – Real GVA Growth (percentage per annum)

2008 2009 2010 2011

North West 1.7 1.5 2.2 2.9



2008 2009 2010 2011

Merseyside 1.6 1.4 2.0 2.7 Source: NWRIU/Cambridge Econometrics, 2008 Strategic Regional Sites Evidence Base (NWDA 2005) A4.31 This report sets out the evidence base for the North West’s strategic regional sites.

It provides general and site specific objectives for each site, and discusses some emerging issues, and their implications for the preparation of the RSS.

A4.32 The term strategic regional site is used by the NWDA to describe 25 key

employment sites, the delivery of which will be critical to the effective implementation of the RES.

A4.33 Of the 25 Strategic Regional Sites identified by the NWDA, three are within the

study area. These are: • Daresbury Park, Runcorn • Kings Business Park, Knowsley • Ditton, Widnes.

A4.34 Details of each site, its primary economic target, vision and objectives, and policy

alignment with Regional Planning Guidance are set out in the following table. Table A4.9 – Strategic Regional Sites Policy Alignment

Site Name/Primary Economic Target

Vision and Objectives RPG Policy Alignment

Ditton, Widnes Inter modal rail freight facility

Development is intended to create a modern intermodal exchange, logistics and strategic rail freight facility. The site will; • Accommodate strategic distribution

development • Accommodate businesses that will utilise

the railway for transportation of freight; • Provide a significant number of jobs for

local people

EC6 The Regeneration Challenge: Economic Growth to Areas of Acute Needs EC7 Warehousing and Distribution T7 Freight Transport In Metropolitan RPA and RPG

Kings Business Park, Knowsley Growth Target Sectors

Create a high quality employment site in Merseyside primarily for knowledge based industry growth target sectors. • Facilitate attraction of high quality

businesses to a borough which is under represented in growth target sector of knowledge based industries;

• Attract growth target sectors of environmental technologies, life science industries, medical equipment and technology, financial and professional services, tourism, computer software and services and creative industries.

EC3 Knowledge Based Industry EC5 Regional Investment Sites EC6 The Regeneration Challenge: Economic Growth to Areas of Acute Needs In Metropolitan RPA and RPG

Cont…



Site Vision and Objectives RPG Policy Alignment Name/Primary Economic Target

Daresbury Park, Runcorn Growth Target Sectors

Provides high quality, knowledge based flagship development to attract both inward investors and indigenous business and to grow new science based businesses capitalising on Daresbury Laboratory providing the opportunity to tackle high levels of deprivation in adjoining areas. • Build on the role of the Daresbury

Laboratory complex as a centre for national research and encourage wider participation on the site by research universities;

• Accommodate the needs of knowledge based businesses, with particular emphasis on growth target sectors of environmental technologies, life science industries (biotechnology and pharmaceuticals), medical equipment and technology and computer software and services;

• Form an essential ingredient of the partnership working between the NWDA and the Central Laboratory of the Research Councils (CLRC) which will seek to exploit the major research facilities at Daresbury Laboratory and promote and grow the subsequent commercial opportunities;

• Provide for local employment needs within a high quality business park location, to assist in addressing the regionally significant deprivation problems in Halton and adjoining areas.

EC3 Knowledge Based Industry EC4 Business Clusters EC5 Regional Investment Sites EC6 The Regeneration Challenge: Economic Growth to Areas of Acute Needs Within Metropolitan RPA

Source: NWDA Strategic Regional Sites Evidence Base, 2005 NWDA Strategic Regional Sites Annual Monitoring Report 2006 A4.35 The Strategic Regional Sites Annual Monitoring Report provides a summary of

recent progress within the 25 strategic regional sites. The 2006 Report is the latest available document.

A4.36 Outlined below is a summary of progress on the three sites contained in this report:



Table A4.10 – Strategic Regional Sites Annual Monitoring – Progress Site Name Vision and Progress Location and Planning

Context

Ditton, Widnes

Vision Development is intended to create a modern inter-modal exchange, logistics and strategic rail freight facility. The Strategic regional site will; • Accommodate strategic distribution

development • Accommodate businesses that will utilise

the railway for transportation of freight • Provide a significant number of jobs for

local people Progress • Private sector led consortium is

developing proposals for the Ditton Strategic Rail Freight Park

• Masterplan has been commissioned by Halton Borough Council to set context for the sites subsequent development – parts of the site will require significant investigation and clean-up

• Halton Borough Council has recently launched a new branding for the Freight Park – ‘3MG’ – The Mersey Modal Gateway, and produced a publicity brochure.

• 183 ha site • UDP envisages

phased development of 200,000 sqm of rail served buildings potentially rising to 400,000 sqm

• March 2005, planning permission was submitted for Strategic Rail Freight Park

• Draft SPD for DSRFP was issued for public consultation in 2005.

Kings Business Park, Knowsley Growth Target Sectors

Vision To create a high quality employment site in Merseyside primarily for knowledge based industry growth target sectors. • Facilitate attraction of high quality

businesses to a borough which is under represented in growth target sector of knowledge based industries;

• Attract growth target sectors of environmental technologies, life science industries, medical equipment and technology, financial and professional services, tourism, computer software and services and creative industries.

Progress• Funding support by NWDA facilitated the

development of 3,525 sqm B1 office on Kings Business Park which was occupied by Vertex in 2003 creating more than 200 new jobs.

• In July 2004 Computer Science Corporation opened a new office development on the business park with support from NWDA.

• 20 ha site, 3 ha of which remains undeveloped

• 9 remaining developable hectares to be developed for B1 and B2 use

• Outline planning permission for the above already in place

• All site infrastructure works completed.

Cont…



Site Name Vision and Progress Location and Planning Context

Daresbury Park, Runcorn

Vision To provide high quality, knowledge based flagship development to attract both inward investors and indigenous business and to grow new science based businesses capitalising on Daresbury Laboratory providing the opportunity to tackle high levels of deprivation in adjoining areas. • Build on the role of the Daresbury

laboratory complex as a centre for national research and encourage wider participation on the site by research universities

• Accommodate the needs of knowledge based businesses, with particular emphasis on growth target sectors of environmental technologies, life science industries (biotechnology and pharmaceuticals), medical equipment and technology and computer software and services

• Form an essential ingredient of the partnership working between the NWDA and the Central Laboratory of the Research Councils (CLRC) which will seek to exploit the major research facilities at Daresbury Laboratory and promote and grow the subsequent commercial opportunities

• Provide for local employment needs within a high quality business park location, to assist in addressing the regionally significant deprivation problems in Halton and adjoining areas.

Progress • The majority of the Daresbury Business

Park site has outline planning permission for offices and research and development use

• In December 2005 full planning permission was granted for an office village on the site (5,575 sqm of floorspace)

• Daresbury Business Park is a private sector joint venture between Maple Grove Developments and De Vere Group PLC

• NWDA is investing £50m with partners to take forward the establishment of the Daresbury Science and Innovation Campus

• Daresbury Laboratory lies in the centre of the Science and Innovation Campus.

• Policy E1 of Halton UDP has earmarked the 9 ha of land that has been developed along with another 42 ha of land adjoining the existing Daresbury Business Park for Employment Growth Sectors

• Policy E1 of Halton UDP allocates 4 sites adjacent to the Daresbury Laboratory complex, which in total make 13.6 ha of land that will comprise the Daresbury Science and Innovation Campus.

Source: NWDA Strategic Regional Sites Annual Monitoring Report, 2006



RSS Annual Monitoring Report for the North West of England (4NW, 2007) A4.37 This is the fourth Annual Monitoring Report produced by 4NW. It monitors policies

contained within the RSS for the North West (RPG13). A4.38 With regards to economic growth, just over 1.4 million sqm of floorspace was

developed for industrial and/or commercial use between 2005 and 2006. This figure was a considerable uplift on the previous year’s figure of just under 836,000 sqm.

A4.39 Between 2005 and 2006 just under 90 percent of all the development took place on

previously developed land, representing a 12.5 percent rise on the previous year. Fourteen local authorities achieved 100 percent of the development on previously developed land. These included Knowsley and Sefton.

A4.40 The 2005/06 data from the North West local planning authorities showed there was

a total of almost 5000 ha of employment land available in the region. A quarter of the region’s available land is in Merseyside, with Halton, Knowsley and Sefton collectively contributing 472 ha (39 percent) of the sub-regional total. Including West Lancashire the total supply is 534 ha.

A4.41 The individual local authority figures are:

• Halton 247.78 ha • Knowsley 139.59 ha • Sefton 84.90 ha • West Lancashire 62.14 ha.

Merseyside Economic Review (The Mersey Partnership 2007) A4.42 This is the fifth edition of the Merseyside Economic Review. The report provides a

review of Merseyside (including Halton, Knowsley and Sefton) under the following themes: • Economy • Employment • Business • People and skills • Transport • Environment • Business environment • Society.

A4.43 With regards to the economy, the review states the following:

• Total GVA growth on Merseyside has kept pace with the UK as a whole, whilst GVA per head has grown at a rate higher than the regional and national averages. The data released in 2006 by the ONS provides data for 2004. This shows that the total GVA for Merseyside in 2004 was £17 billion, compared to £16.1 billion in 2003. This represents a growth of some 5.6 percent, which is comparable to the North West figure of 5.7 percent and only slightly behind an average UK growth rate of 5.9 percent

• Although total GVA implies a stable growth the results per person are more dynamic: a strong Merseyside GVA is reflected in a per capita GVA for the sub-region that has grown by 5.5 percent from 2003 (from £11,798 to £12,448). This is on a par with the UK growth rate and marginally higher than the North West average (5.4 percent)

• For GVA at the local level, Sefton recorded the second highest growth rate in Merseyside (5.6 percent), closely followed by Knowsley (combined with St Helens) and Halton (combined with Warrington) at 5.5 percent



• Highest growth in Merseyside’s total GVA between 1995 and 2004 was in the hotel and restaurant sector (increase of 144 percent), financial intermediation (increase of 100 percent) and real estate and business services (increase of 94 percent).

A4.44 With regards to employment, the review states the following:

• The proportion of the Merseyside working age population in employment increased from 68.1 percent to 68.2 percent in between 2004 and 2005

• Whilst Halton and Knowsley saw increased employment rates between 2004 and 2005, Sefton’s fell by 1.9 percent – the worst of any Merseyside district

• Self-employment in Merseyside is now 6.5 percent of the working age population, although for Sefton the figure is 7.5 percent

• 2006 economic activity rates show Halton (74.5 percent) and Sefton (75.9 percent) exceeding the Merseyside average of 73.1 percent. Knowsley has the second lowest rate, at 72.6 percent.

A4.45 With regards to business, the review provides the following information:

• Merseyside has 26,655 businesses registered for VAT, representing a 2.3 percent increase since 2005

• At the start of 2006, Merseyside had a business density of 22.0 VAT businesses per 1000 adult population, somewhat lower than the North West (32.1) and UK (38.1).

A4.46 With regards to the business environment, the review provides the following

information: • Since 1998, property vacancy rates in Liverpool have significantly declined

from 16 percent in 1998 to 11 percent in 2005. Knowsley saw property vacancy rates decline by 1 percent from 2004. However both Halton and Sefton saw 1 percent increases.

The Maritime Sector on Merseyside – Economic Impact Study (Mersey Maritime, 2007)

A4.47 This report identifies the contribution of the maritime sector to the Merseyside economy. The contribution is based on the direct, indirect and induced economic impacts. The maritime sector includes: • Building • Repair and maintenance of ships • Cargo handling • Education • Training and skills • Engineering and fabrication services • Other specialist sectors • Port operations • Professional services • Royal Navy • Shipping • Freight and forwarding agents and brokers • Storage and warehousing • Transport by land and air • Transport by sea • Wholesale distribution.



A4.48 The study identified just over 1000 businesses in the maritime sector in Merseyside. The largest concentrations of maritime-related businesses are in Liverpool, Sefton and Wirral. The report measured economic impact in four ways: • Economic output • Value added • Employment • Household income.

A4.49 Tables A4.11 and A4.12 shows the relationship between the maritime sector and the

number of employees and GVA in the sub-region. Table A4.11 shows that of all maritime-based jobs in the Merseyside sub-region, 18 percent are in Sefton, Halton and Knowsley collectively represent another 7 percent.

Table A4.11 – Employment by Area

Area Direct Impact Indirect/Induced Impact

Total Employment

Halton 876 251 1127

Knowsley 691 194 885

Liverpool 9469 2729 12,198

Sefton 3754 1075 4829

Wirral 2951 843 3794

St Helens and non local 2801 806 3607

Total 20,542 5898 26,440 Source: Maritime Sector on Merseyside – Economic Impact Study, 2007 Table A4.12 – GVA by Local Authority (£’000)

Local Area Direct Impact Indirect/Induced Impact

Total Employment

Halton 30,646 8777 39,423

Knowsley 23,501 6710 30,211

Liverpool 314,517 90,793 405,310

Sefton 189,016 54,104 243,121

Wirral 76,287 21,113 97,400

St Helens and non local 76,005 21,995 97,960

Total 709,972 203,451 913,424 Source: Maritime Sector on Merseyside – Economic Impact Study, 2007 Mersey Belt Study (NWDA, 2002) A4.50 The main objectives of the Mersey Belt Study were to promote an integrated

approach to the future planning and investment in the regional target industry sectors, in two broad geographic areas: north of the Mersey (the Metropolitan Axis) and south of the Mersey (the Southern Crescent). Consequently Knowsley and Sefton are identified in the Metropolitan Axis, as is the Widnes area of Halton. Runcorn and other areas of Halton, south of the Mersey, are set within the Southern Crescent.



A4.51 The study considered the concentrations, at local authority area, of five target industry sectors. The assessments for Halton, Knowsley and Sefton are outlined in Table A4.13.

Table A4.13 – Target Industry Sector Concentrations AREA Environmental

Technologies Life

Sciences Finance &

Professional Computing &

Software Creative &

Media

Halton Above average Above average

Below average to average

Above average

Below average to average

Knowsley Well below average

Well below average

Well below average

Well below average

Well below average

Sefton Well below average

Well below average

Above average

Above average

Well below average

Source: Mersey Belt Study, 2002 A4.52 The main issues identified in the Metropolitan Axis include securing regeneration;

investing in a physical environment, which is often degraded; and building on major assets which include: • Two major city centres • Major infrastructure for the arts, sports and culture • Well developed rail and bus networks • Several leading universities • Highly developed road and motorway networks • Substantial capacity especially in land supply • A major international port.

A4.53 The Mersey Belt study identified 40 key sites as being suitable for knowledge-based

industries. Ten were classified a ‘Category A’ in which public investment needs to be made, to improve accessibility, infrastructure and image. The remaining 30 ‘Category B’ sites generally have a lower need for public investment.

A4.54 The following recommendations are made for employment land in the Metropolitan

Axis: • Recognise that only a relatively small number of key sites (defined in the

study) should be reserved for/promoted for the target sectors, in order to concentrate resources

• For the best sites, define this use in a similar way to the Southern Crescent sites

• Concentrate these sites on regional strategic corridors • Recognise that strategic corridors physically linked to the Southern Crescent

or existing knowledge-based industry locations will be easier to establish than satellites which ‘jump’ into new areas

• Ensure that each site for knowledge-based industry has a local employment strategy linking its employment potential to areas of need – in terms of public transport, education, training and jobs

• For other sites, permit, but do not promote, target sector development on those defined as of medium suitability for knowledge-based industry

• Whilst recognising that employment land is required for many other industrial uses other than the target sectors, also recognise that there appears to be excess employment land and that some of it might be better converted to residential use for quality homes for knowledge-based workers, thus cutting down journeys-to-work and leading to a more sustainable development pattern



• Promote transport schemes that will improve the sustainability of sites including: o Strategic rail and light rail links and new stations/halts o Company/site travel plans.

Merseyside Employment Land Study (NWDA, 2004) A4.55 The study is of relevance to Halton, Knowsley and Sefton. At the macro level, the

report highlights the following future trends: • The continuation of slow but steady economic growth in the UK • That the booms and busts of the past 20 years are unlikely to be so

pronounced in future • A question mark over the UK’s ability to maintain its share of inward

investment in Europe and the total size of the likely European inward investment market

• A continuing shift from manufacturing to service sector jobs and knowledge based industries

• Well qualified, highly skilled white collar workers are still favoured over lower skilled workers

• Education and health sectors on the way up, along with selected areas of business services

• Self-employment to rise along with small business formation • Some continuing relocation away from London and the South East but the

scale of this will depend on speed of economic growth. A4.56 At a micro level, it is evident that Greater Merseyside’s previous reliance on the

manufacturing industry has more than likely suppressed economic growth. A4.57 The report identified 1208 ha of employment land across the sub-region, with 35

percent of this supply delivered by Halton, Knowsley and Sefton. The supply estimates, and average take-up rate for each area is shown in Table A4.14. It also shows the forward land supply based on historic take-up.

Table A4.14 –Land Supply Estimates for Greater Merseyside

District Employment Land Supply, ha

Average Annual Take-up Rate, ha

Number of Years Forward Supply

Halton 189.09 18.61 10

Knowsley 145.13 13.65 11

Liverpool 332.93 8.18 41

Sefton 89.8 5.04 18

St Helens 205.47 9.78 21

Wirral 246.05 10.66 23 Source: Merseyside Employment Land Study, 2004 A4.58 Table A4.15 shows the supply estimates for each area after excluding all sites

assessed as being of poor quality.

Table A4.15 – Land Supply Estimates for Greater Merseyside Excluding Poor Quality Sites District Employment Land

Supply, ha Average Annual Take-up Rate, ha

Number of Years Forward Supply

Halton 189.30 18.61 10



District Employment Land Average Annual Number of Years Supply, ha Take-up Rate, ha Forward Supply

Knowsley 127.84 13.65 9

Liverpool 178.24 8.18 22

Sefton 61.4 5.04 12

St Helens 132.26 9.78 14

Wirral 152.35 10.66 14 Source: Merseyside Employment Land Study, 2004 A4.59 Over an 11 year period to 2003-2004, some 702 ha of land was taken up for

employment uses in Greater Merseyside. This equates to a sub-regional district average of 10.36 ha/pa. The largest share was in Halton (18.61 ha/pa), with Sefton having the smallest (just 5.04 ha/pa), equating to below half the district average. Knowsley was the second best performing area, with an above average figure of 13.65 ha/pa.

A4.60 The report comments on the employment structure, with information sourced from

the Annual Business Inquiry Employee Analysis, 2002. Key findings were: • Knowsley has the highest percentage of manufacturing sector employees in

the sub-region. The percentage (26 percent) is double the national average, and substantially higher than the North West’s 15 percent rate. In stark contrast to elsewhere the actual number of jobs remains relatively constant

• Halton’s manufacturing sector is in decline, but still represents 20 percent • Sefton has only 8 percent of its workforce in the manufacturing sector • Service sector accounts for 58 percent of Sefton’s workforce. This is higher

than the North West average of 48 percent. Both Halton (42 percent) and Knowsley (45 percent) are below the regional average.

A4.61 Comparison of the existing workforce and future employment land figures show a

significant disparity in Sefton. It has the lowest proportion of the sub-regional employment land supply (8 percent) compared with the second highest share of workers (18 percent). Halton is the converse, with 14 percent of the land and only 9 percent of the workforce. This may be due to the extent of the ‘space hungry’ B8 (distribution) uses in the borough.

A4.62 The report’s analysis of existing employment floorspace (sourced from ODPM

figures, 2003) shows that Knowsley had the most factory floorspace (1.466 million sqm). This reflects the success of Knowsley Industrial and Business Parks. Yet Knowsley also had the least amount of office floorspace – at 99,000 sqm this is only about 9 percent of the space in Liverpool.

A4.63 Details of provision in the three boroughs are summarised in Table A4.16. Table A4.16 – Employment Use Floorspace in Greater Merseyside 2003 Halton, Knowsley, Sefton Summaries

Local Authority Comments

Halton • Second lowest total floorspace figure • Only Liverpool and St Helens had more

warehouse space • Factory floorspace figure exceeds only Sefton’s • Second largest average warehouse size and third

largest average factory size



Local Authority Comments • Largest average office size

Knowsley • Highest amount of manufacturing floorspace • Lowest amount of office floorspace • Only Sefton and Wirral had less warehousing

space • Largest average factory and warehouse units • Second smallest average office size

Sefton • Lowest level of total floorspace • Second highest amount of office floorspace • Factory and warehouse floorspace totals are the

lowest in Greater Merseyside• Lowest average factory size • Second lowest average warehouse size

Source: Merseyside Employment Land Study, 2004

A4.64 greenfield sites

of any Greater Merseyside district (73 percent of its overall supply).

A4.65 e type of employers that can be attracted. The

position is set out in Table A4.17.

T 7 – Distribu ent ov

Brownfield land dominates the employment land supply in Sefton (91 percent) and Knowsley (58 percent). However, Halton has the largest amount of

The report comments on the distribution of land by the number of large sites (above 5 ha), as this has implications for th

able A4.1 tion of Employm Land – Sites Ab e 5 ha Location Total er of Numb Nu s mber of Site P l ercentage of Tota

Sites 5 ha min. Supp ha+ ly in 5Sites

Halton 61 9 62

Knowsley 57 6 42

Sefton 19 6 77 Source: Merseyside Employment Land Supply, 2004

A4.66

percent of good quality. Only one site of 0.06 ha was considered to be poor quality.

A4.67

Around one-eighth of the supply was therefore considered to be poor quality.

A4.68

sites) was considered poor. Around 18 percent of the supply was not assessed.

A4.69

Qualitative assessments of the land supply were provided by the individual local authorities. Halton had the highest level of land judged to be of a high quality. 54 percent of the supply was judged to be very good quality, with 36

Knowsley’s supply fared less well in its assessment. Only 4 percent was considered to be of very good quality; 32 percent of good quality, with 52 percent of average quality.

For Sefton, almost two-thirds of the supply was considered to be very good (10 percent) or good quality (53 percent). 5 percent was judged as average and 13 percent (two

Merseyside Joint Waste Development Plan (March 2008)

The Joint Waste Development Plan for Merseyside covers six local authority areas, including Halton, Knowsley and Sefton. It seeks to plan for future waste



management facilities, addressing the scale of future waste production; the processes to be used to deal with it; and the number of facilities/sites needed to be provided.

A4.70 gement most significant facilities currently licensed are:

• 62 Metal Recycling/Vehicle Dismantling Sites.

A4.71 lities forecasted for the period to 2025, to manage the various waste

• Construction, Demolition and

• ies – 4 for MSW/Commercial & Industrial waste; 1 for

W • 1 reprocessing and recycling facility.

A4.72 port comments that most of these facilities will actually be required to prior to 2013.

A4.73 Halton, Knowsley and Sefton that would be suitable to meet the needs of

this Plan.

A4.74

P ‘Spatial Strategy and Sites Consultation Document’ was

• inimum size 4.5 ha) 5 of the 10 are in

• 4.5 ha) in Halton (three sites); Knowsley (five

• will be assessed for their suitability.

A4.75 JWDP Spatial Strategy Consultation Document, this is noted on

e site proformas.

A4.76 Port of Liverpool and contribute to

the regeneration and renaissance of Liverpool.

A4.77 rt

provides direct employment for 3050 people, potentially growing to 9410 by 2030.

The Plan notes Merseyside already has an extensive waste manainfrastructure. Amongst the • 8 landfill sites • 71 Waste Transfer Stations • 25 Waste Treatment Facilities

Additional facistreams, are:

7 landfill/landraise sites to accommodate medium scale facilities – 3 to be for Municipal Solid Waste (MSW); 3 for Excavation Waste; 1 for hazardous waste.

• 2 refuse sorting facilities required for MSW. 5 treatment facilithazardous waste

• 2 composting facilities required for MS

However the re

The Employment Land Review brief set a requirement to consider recommending sites within

However, due to delays in the production of the JWDP, and consequence implications on the consultation programme, it was agreed this would be excluded from the Joint Employment Land Study. Nevertheless, as this study report was being finalised the JWDissued. This identifies:

Sub-regional site opportunities (meither Halton, Knowsley or Sefton Site opportunities (below sites); Sefton (eight sites) 11 potential landfill/landraise sites within Halton, Knowsley or Sefton, that

For completeness of information in the Joint Employment Land Study, where sites are included in the th

Liverpool John Lennon Airport Masterplan (2007) The masterplan’s vision is to retain John Lennon Airport’s position as the airport of choice for North West travellers, complement the

In 2004 the Airport handled 3.4 million passengers and 9200 tonnes of freight, projected to increase to 12.3 million and 220,000 tonnes by 2030. The airpo



A4.78 is based on direct and indirect economic impacts to ‘air intensive

end on air travel to move goods and access customers. Such

inance ices

rt

truments Research and development

A4.79 uthern nowsley. Examples include the £115m Avarto printing works at Liverpool

A4.80

ld link the Airport with Speke Boulevard, taking land form both Knowsley and Halton. Proposed runway extensions would also expand airport

A4.81

est Lancashire are therefore all included. It takes into account strategic developments within the LCR that propose to provide around 120,000 direct by

A4.82

ficantly enhanced. If they deliver in line with expectations, then growth in the LCR will exceed the forecast for the UK and the North West for the

A4.83

ities in sectors such as financial and professional services, ICT and other high technology industries, has

A4.84

the underlying growth rate of the economy). However, the strategic developments are concerned with the

A4.85

must be occupied by

The masterplan identifies the contribution of the Airport to the Merseyside economy. The contribution sectors’ which depsectors include: • Insurance • Banking and f• ‘Other’ business serv• Transpo• Communication • ICT • Precision and optical ins•• Printing and publishing. The investment of air intensive sectors is focused on Speke-Garston and soKInternational Business Park, made possible by available air links to Europe. Masterplan proposals include the development of a new 7 ha cargo handling facility, expansion of the business aviation centre, and a new mixed use development adjacent to Speke Hall Avenue. Within the study area, a proposed Eastern Access Transport Corridor wou

operations into Halton.

Liverpool City Region Economic Projections and Prospects (October 2007) The study considers the long-term potential for employment and GVA growth in the Liverpool City Region (LCR) and its constituent districts. Halton, Knowsley, Sefton and W

2020.

The planned LCR strategic developments seek to ensure that future economic growth is signi

next decade.

The report notes that despite the overall scale of the potential jobs, because of the sectoral mix of the jobs to be delivered by the development projects, there is unlikely to be a significant improvement in the overall productivity in the LCR’s economy. For this to occur, the nature of activities attracted to the new development sites must be in higher value added activities than are currently undertaken in the LCR. The attraction of high value-added sectoral employment opportun

therefore to remain a key strategic priority for local partners.

The LCR needs to improve the level, and trend, in value-added jobs, if it is to close the wealth divide with other parts of the UK (and influence

physical provision of jobs, not directly improving productivity.

There needs to be a genuine step change in the LCR’s performance to attract high value-added inward investment. The high profile projects planned will provide a quality of infrastructure previously lacking. But if they are to truly transform the local economy, then the new employment sites



nationally/internationally competitive firms that create significant numbers of well-

A4.86

e following tables provide details of growth in employment and Gross Value Added for Halton, Knowsley, Sefton and West

T 4.18 – Em

paid jobs. And they must invest heavily for the future.

The report provides data on the past economic performance of the LCR, and the city region’s individual local authorities. Th

Lancashire, as well as the LCR total.

able A Gr in owth plo t ymenArea 19 94 81-19

%pa199 00 4-20

%pa20 03 00-20

%pa200 05 3-20

%pa20 06 05-20

%pa

Halton -0.3 0.8 0.2 4.3 -0.2

Knowsley -2.5 2.3 1.3 1.4 0.4

Sefton 0.3 2.2 1.1 0.5 0.3

West 0.5 0.2 0.5 6.5 -0.1 Lancs.

LCR -0.6 0.9 1.5 1.8 0.4 Source: Liverpool City Region Economic Projections and Prospects, 2007 Table A4.19 – Gr in Gross e Added ) owth Valu (GVA

Area 19 94 81-19%pa

199 00 4-20%pa

20 03 00-20%pa

200 05 3-20%pa

200 06 5-20%pa

Halton 1.9 2.2 0.4 4.3 2.3

Knowsley 0.7 3.4 3.2 3.3 2.1

Sefton 1.9 4.3 0.0 2.1 2.1

West 2.6 1.2 1.1 7.1 1.9 Lancs.

LCR 1.5 2.9 1.5 3.7 2.2 Source: Liverpool City Region Economic Projections and Prospects, 2007

The report provides forecasts of employment and population growth to 2020, and details of these a

A4.87

re set out, in terms of both numbers and percentages, in the following four tables. Again details are supplied for the four local authorities and the

Table A4.20 – E ent F – Nu

LCR as a whole.

mploym orecasts mbers Area 2000 2005 2010 2015 2020

(000’s) (000’s) (000’s) (000’s) (000’s)

Halton 58 63 65 67 70

Knowsley 58 63 64 65 66

Sefton 111 116 119 121 123

West Lancs

42 48 49 49 50 .

LCR 1064 1152 1183 1211 1241 urce: Liverpool City Region Economic Projections and Prospects, 2007

So



Table A4.21 – Em ment Fo ts – Per ge Chanploy recas centa ge Area 19 00 90-20

%pa200 05 0-20

%pa20 10 05-20

%pa201 15 0-20

%pa201 20 5-20

%pa

Halton -3.2 5.4 1.6 2.5 3.0

Knowsley -0.1 4.1 1.5 0.9 1.0

Sefton 5.0 5.0 3.0 2.3 2.1

West Lancs. 0.5

- 6.4 0.4 0.6 0.8

LCR -21.8 87.9 30.6 28.4 29.8 Source: Liverpool City Region Economic Projections and Prospects, 2007 Table A4.22 – P n For Numopulatio ecasts – bers

AREA 2000 2005 2010 2015 2020 (000’s) (000’s) (000’s) (000’s) (000’s)

Halton 119 119 118 118 118

Knowsley 151 149 148 146 145

Sefton 284 281 278 277 276

West 108 110 110 111 112 Lancs.

LCR 2382 2388 2382 2388 2399 Source: Liverpool City Region Economic Projections and Prospects 2007 Table A4.23 – Po ion Fore – Perce Changepulat casts ntage

AREA 19 00 90-20%pa

200 05 0-20%pa

2005-2010 %pa

201 15 0-20%pa

201 20 5-20%pa

Halton -0.5 0.0 -0.2 -0.2 -0.2

Knowsley -0.3 -0.3 -0.2 -0.2 -0.2

Sefton -0.4 -0.2 -0.2 -0.1 0.0

West -0.1 0.3 0.2 0.1 0.1 Lancs.

LCR -0.2 0.0 0.0 0.0 0.1 Source: Liverpool City Region Economic Projections and Prospects 2007 A4.88 developments. Those located within

the following table (Table A4.24). Table A4.24 – LCR Strategic Developments

The report analysed the planned LCR strategic the four local authority areas are summarised in

Development Local Authority Area Summary

3MG Merseyside ay,

Ditton

Halton Multi-modal freightpark, to Multi-Modal Gatew generate 5000 gross jobs

Mersey Gateway Halton

gross jobs by 2025

Second Mersey bridge crossing to generate 1600

Kirby Town Centre Regeneration

Knowsley To generate 1742 gross jobs



Development Local Authority Area Summary

Alchemy Business Park Knowsley To generate 1660 gross jobs

Skelmersdale Town Centre West Lancashire To generate 2250 gross jobs Re-development

4.89 Pipeline projects identified include two located within the four local authority areas. rate 900 gross

Second Round Growth Points – Partnerships for Growth (2008)

A4.91

distance. Economic forecasts indicate they will continue the role as a key regional

A4.92

authorities to use growth positively to help sustain regeneration efforts, tackle

A4.93 using opportunities close to areas of

concentrated economic development to maximise the opportunity for people to live

4.94 The status will also facilitate the redevelopment of Runcorn docklands as a

r housing

e Rural Economy Study (West Lancashire LSP, 2006)

4.95 s to examine how West Lancashire’s rural economy works.

A4.96

ashire or the North West. There is a major food cluster based around the horticultural industry in the northern parishes, with agriculture continuing to be

A4.97 ther with planning restrictions are perceived as

amongst the main challenges faced by businesses located in the rural areas. There

A4.98

undertaking of a live/work audit of the brownfield sites within the rural parts of the

Source: Liverpool City Region Economic Projects and Prospects 2007

AThe Heath Business & Technical Park, Runcorn, is expected to genejobs. Atlantic Park Phase 4, Bootle is expected to generate 739 gross jobs by 2025.

A4.90 The Government has approved a number of ‘second round growth points’, one of

which is a joint Growth Point Bid by Halton, St Helens and Warrington.

The combined authority areas deliver over 210,000 local jobs, with growing employment opportunities in Manchester and Liverpool within easy commuting

economic driver with the potential to generate an additional 24,000 new jobs up to 2016.

In designating this new Growth Point, Government is partnering the three local

housing affordability and to link areas of future opportunity to areas of need – thus balancing the need for growth and regeneration.

Growth Point status will provide new ho

close to their place of employment. This will seek to minimise the increase in the 60,000 daily commuter flows into the area.

Aresidential community of around 4000 dwellings, without impacting on othepriorities elsewhere in Halton.

West LancashirThe study’s objective waAThe key service centres of Skelmersdale, Ormskirk and Burscough were excluded from the study.

The study identified rural West Lancashire as an entrepreneurial area. It provides over half the companies and 40 percent of the jobs in West Lancashire, and has a higher business start-up rate (34 per 10,000 population) than the district as a whole (27), Lanc

important. Other clusters exist in the manufacturing of engineering and construction products.

Skills and labour supply, toge

is an apparent need for rural business space, with a current absence of proper start-up or move-on business space.

Recommendations made include investigating the potential of a fund to help finance the conversion of disused agricultural buildings into employment sites. Also the



district, to create a live/work policy to supplement the new LDF, and to study the

4.99 The Halton Property Study included an assessment of employment premises supply

e to encourage economic development. A4.100 omplicated, complex economy, citing the

• luence in Runcorn only

• remain static) to be replaced with business services growth

4.101 Evidence suggested the greater demand being still for industrial space. Also, with

A4.102

cal needs, as 143 ha is committed to strategic investment/specialist sites. It therefore

hould be identified to provide range and choice

alton Economic Review 2008

A4.104 employee band. The Halton figure is 66 percent of all business compared to 74 percent for the North

A4.106

ibution, both areas forming part of the service industry sector which nationally and regionally is forecast to grow. For

A4.107 Cambridge Econometrics estimate there to be £2.2 bn of GVA in Halton in 2007.

feasibility of a business development centre.

Halton Property Study (Halton Borough Council 2007) A

and demand. It covered the period to 2016, with the objective of identifying actions the Borough Council might tak

The study recognised the borough’s cfollowing contributory factors: • Historic industrial development • Chemical industry sector growth • Port-related activities

New Town Development Corporation inf• The divide between Widnes and Runcorn

Forecast decline for manufacturing (but chemicals to

• Continuing reduction in the size of businesses; growth in self-employment – and implications for type, size and tenure of premises.

A40 percent of enquiries coming from outside the borough, Halton plays an important sub-regional employment role.

Although the study concluded that with 233 ha, Halton appeared to have enough through to 2016, this belies the true situation. Only 90 ha was available for lo

recommended a further 60 ha sthrough to 2016, with an even split in this provision north and south of the river.

HA4.103 Year on year growth in VAT registered businesses since 1998 has grown by 28

percent to some 2400 businesses. There is evidence of a relatively substantial gap in the <4

West. Halton also has smaller proportion of businesses in the three lowest turnover bands compared to the North West (i.e. up to £250,000 pa).

A4.105 Size and turnover profiles reflect the industrial legacy with a concentration of larger

scale manufacturing, processing and distribution activities.

Business density (the number of businesses relative to population) is low compared to NW & UK. At 25 per 100 resident population this lags the NW (34) and UK (40). The biggest gaps are in business services and distr

Halton to attain NW density levels it would need a net increase of around one third of the existing stock of VAT registered businesses.

Within this figure is evidence of a falling contribution of manufacturing. This is now only 23% compared to 50% in 1990s.



A4.108 An overview of ten years tends to confirm the expectation of a transition from manufacturing towards services taking place and with reliance on the chemicals sector becoming less of a strategic issue.

A4.109 d to this transition process.

ance and business services

expecte

A4.111 • ustrial enquiries still dominate (50-

60%) though the profile of office and retail is more balanced than has been

A4.112 hile there is plenty of industrial space, much of it is low quality, not suited to

A4.113 s 208 ha of employment land for local needs, and as 120 ha was developed between May ‘96 – May ‘03, 88 ha is allocated. There is a further

e located at Daresbury Park; 3MG; Hale Bank Road and

A4.114 33 ha of employment land was

7.91 ha Weston Docks – port uses 81.72 ha 3MG – inter-modal freight terminal

A4.115 uch of the land in Widnes is geared to light industrial but is of poor environmental

ion, being held for the owner’s use or higher value uses, reduces this figure to 13.64 ha.

A4.116

A4.117 es. Two-thirds of the take-up relates to

uncorn where the more easily developable, greenfield sites are located. As a ears supply) setting

e 60 ha extra to allow the property market to function effectively.

2006-2011 (2006) 4.118 The Sefton Borough Partnership has developed the strategy.

New business formation has been a primary generator of change and has significantly contribute

A4.110 Projected change in employment to 2020 sees the fin

sector dominating the projected increase, with manufacturing bearing the brunt of d job losses.

In terms of business enquiries the following are noted: Four year period 2004-2007 shows ind

the case in the past • Enquiries are focussed mainly on <5000 sqft (though these are more for

retail and offices rather than industrial).

Wmodern needs. Astmoor’s problem is its poorly specified properties of the wrong size (too large at 10-20,000 sqft), which have suffered in the past from under-investment. The Halton UDP identifie

126 ha allocated for strategic regional investment, restricted to RES growth target sectors. These arDaresbury Laboratories.

The 2007 Halton Property Study suggested that 2available, of which: ••• 41.81 ha Daresbury Park – prestige offices • 11.88 ha Daresbury Laboratories – science uses Mquality. Also much of this is under construction or operational land. This is nominally 40.24 ha but excluding land under construct

In Runcorn there is no available land at Manor Park and only two infill sites at Astmoor. Land availability in Runcorn totals 6.15 ha.

Take-up of employment land is around 15.3 ha pa, with two-thirds being for B1 and the rest split equally between B2 & B8 usRresult, there is less than 20 ha available for local companies (2 yaside land for strategic, regional use. Thus Halton needs som

A Vision for Sefton – Community Strategy

A



A4.119 Economic development and sustainability is one of four main themes under which priorities and targets have been addressed.

The Strategy comments that Sefton’s econ A4.120 omic position is healthy, with the number

of jobs increasing by 6800 in the period 1999 to 2004. The Port of Liverpool is

A4.121 Principa d by the borough, identified from the Merseyside Economic

• er and value of businesses, leading to below national average

• Key adult skills gaps, both in basic skills and in specific occupations areas reas, businesses,

gy, 2006-2011

.122 The document sets out the steps the Local Strategic Partnership needs to take to

A4.123 alton’s success has been the ability to change and

evolve, having coped with the loss of much of the manufacturing industry that

A4.124

as to flourish and provide a range of opportunities for both training and work. The economic infrastructure has to be top

A4.125

tury business environment with the required variety of sites, nd economic

wth, . Improvement targets related to this

• • 50 ha of derelict land brought back into beneficial use

A4.126

terprise and entrepreneurship; to increase the o employment, and to develop a

cal economy. Related

• To increase self-employment by 20 percent • To increase the number of VAT registrations by 15 percent.

acknowledged as a dynamic asset contributing to this success, as a driver of local economic development and employment.

l challenges faceReview 2005 and the LSC Skills Assessment 2006, are noted as:

The low numbper capita GVA

• An undynamic start-up market, resulting in below national averages of self employment

• A mismatch between the available labour supply and the asectors and occupations generating the demand for people and skills.

Making it Happen in Halton – Community StrateA4

achieve progress on five strategic themes. Two of these are ‘Halton’s Urban Renewal’ and ‘Employment, Learning and Skills’.

The strategy notes that part of H

underpinned the local economy (and the legacy of deprivation and reduced population caused by this loss).

Amongst the components seen as being crucial to future success is the delivery of thriving places. The local economy h

quality with a variety of employment land and premises available to support economic prosperity, growth and change.

Key objectives relating to urban renewal make reference to creating and sustaining a twenty-first cenpremises and infrastructure that can support high levels of investment agro and increase Halton’s competitivenessinclude, by 2011: • GVA per capita levels sustained at or above the regional norm

Job numbers increased by 10 percent

• facilitate bringing to the market at least 100,000 sqm of new and replacement commercial floorspace.

The strategy comments that there is a sustained mismatch between local business needs and the skills of the working population. To address this, objectives have been set to foster a culture of enemployability of local people and remove barriers tstrong, diverse, competitive and knowledge-based loimprovement targets, by 2011, are: • 2 percent increase in the employment rate • To reduce economic inactivity rate by 10 percent



Knowsley Sustainable Community Strategy 2008-2023 As part of the vision for Knowsley, by 2023 the Strategy seeks to deliver high quality employm

A4.127 ent areas which help to drive economic growth in the Liverpool City

Region.

A4.128 ment growth in the

service sector (up to 40 percent by 2023) as key opportunities.

A4.129

•

• of self-employment by comparison to the region and national averages.

A4.130

sessed as the equivalent to Knowsley Industrial Park or five Kings Business Parks.

A4.131 • ing population over the last 20 years, but the rate of decline is

• sed significantly in absolute

• rby); Huyton; Kings and Prescot Business

•

a stronger foothold in the service sector. This trend is likely to

• South and North Kirkby are also

•

crease in the business base and substantial numbers of new jobs created.

A4.132 more and better quality training and job opportunities to get more people into work”.

A4.133 of the borough’s local communities. Relevant to the employment land

• odern town centre for Skelmersdale, including jobs to add more vibrancy

Reference is made to the expansion and development of Knowsley’s existing business parks, particularly for office premises, and employ

Challenges faced include: • Declining working age population numbers • Continuing need to assist people into employment and encourage enterprise

Low businesses density, with an additional 233 VAT registrations per year needed to bring the number of businesses in Knowsley, compared to the number of residents, up to the UK average Low levels

Delivering an extra 233 VAT registrations annually for 12 years would result in doubling the current number of businesses in Knowsley to almost 6,000. To meet the national average of people in employment would mean 8.500 more people working (rising to 12,500 if Knowsley is to meet the Government’s aspiration of an 80 percent employment rate). 8,500 jobs is as

As context to addressing the challenges and opportunities, the Strategy notes:

A declinslowing 55,000 people employed, a figure that has increaterms in the last decade A large number of large industrial bases, concentrated mainly on Knowsley Industrial and Business Park (KiParks; Ford/Jaguar at Halewood Manufacturing is still strong (10 percent of businesses; over 20 percent of employment with concentrations in the automotive industry and its supply chain, as well as advanced manufacturing and engineering) but the borough is gaining continue Economic activity rates are particularly low in North Huyton (just 56 percent of the working age population). Rates in substantially below the borough’s average There are mixed messages about the overall performance of the local authority. GVA per capita is lagging, but since 1998 there has been a 10 percent in

A Sustainable Community Strategy for West Lancashire 2007-2017 Key objectives of the strategy include “to create

A small number of priority projects are set out as having the potential to meet many of the needsreview are:

Skelmersdale Vision – a proposal to create a m



• Market Towns Project – to assist Ormskirk and Burscough in the preparation of town improvement plans

• Rural Economy Study – to establish how the borough’s rural economy is operating and how it might improve its contribution to the local economy

• Inspire Project – includes employment area improvements.

A4.134 The priority projects programme aims to have developed three brownfield employment sites within 5 to 10 years.

Ormskirk and Burscough Market Town Initiative Draft Action Plans (2007) A4.135 Draft Action Plans have been produced for the two market towns, under the Market

Town Initiative funded by the NWDA, with support from West Lancashire Borough Council .

A4.136 Whilst both Action Plans include a section addressing the local economy, only the

Burscough plan specifically refers to an action that would provide more employment and boost the economy of the town. This states that incentives need to be developed to persuade more business to locate within the Burscough area. This is a high priority for the medium term, with responsibility identified for the District and Parish Councils.

A4.137 The provision of commercial and industrial property as a component of the action

does not appear to be part of the process to persuade more businesses to locate in Burscough. No actions have been identified around property needs. The emphasis is more about business support and development.

Halton – Employment Land Monitoring Report, 2008

A4.138 Between 1996 and 2008 some 205 ha of employment land development was completed. 52 percent of the land was on greenfield sites.

A4.139 The figure equates to an annual take-up rate of 17.12 ha, with 68 percent being in

Runcorn and 32 percent in Widnes (11.69 and 5.42 ha per annum respectively). 2007-2008 saw an above average performance, with 24.59 ha completed on a total of 12 sites. This continues the trend of the last three years. Only 25 percent of this was in Widnes (6.07 ha) and less than half (11.38 ha) represented sites allocated in the Halton UDP.

A4.140 Only 1.03 ha was lost to residential use, and none of the three sites involved were in

employment or economic regeneration areas.

A4.141 The land availability at May 2008 is stated as 210.02 ha. This comprises of 62 sites. Only 30 sites are UDP allocations, and these total 175.41 ha. However, the majority of this amount relates to regional investment sites – Daresbury Park (43.87 ha); Daresbury Laboratories (8.38 ha); Ditton Strategic Rail freight Park (74.4 ha). Around 55 percent of the available supply is greenfield land.

A4.142 The breakdown of the supply, between Runcorn and Widnes, and between local and

strategic sites is shown in Table A4.25.

Table A4.25 – Halton Employment Land Availability, May 2008 Strategic Sites Local Sites Total Location

No. Ha No. Ha No. Ha

Runcorn 9 52.20 21 33.41 30 85.61

Widnes 3 68.46 29 52.95 32 121.41



Total Strategic Sites Local Sites Location

No. Ha No. Ha No. Ha

TOTAL 12 120.66 50 86.36 62 207.02 Source: Halton Employment Land Sites Compendium, 2008 A4.143 It should be noted there is an unexplained discrepancy of 3 has between the

headline figure stated in the Monitoring Report and the site by site identified areas.

A4.144 Additional points noted from the baseline information are: Runcorn • 21.76 ha represent UDP allocations • 63.46 ha have planning consents • 0.39 ha has a lapsed consent • of 21 local sites only 3 are larger than 4 ha and 12 are less than 1 ha • 17 of the 30 sites are greenfield (70.80 ha).

Widnes • 84.99 ha represent UDP allocations (68.46 ha being the Ditton SRFP site) • 35.46 ha have planning consents • 0.96 ha has a lapse consent • only 3 of the 32 sites are greenfield (15.78 ha).

Knowsley – Development Land Availability, April 2008

A4.145 Knowsley’s employment land supply figure is calculated from a GIS database provided by the Borough Council as part of the study baseline information. Table A4.26 details the supply of 156.77 ha, broken down to the key employment locations in the borough. This comprises of 54 sites, with almost half being at Knowsley Industrial Park.

Table A4.26 – Knowsley Employment Land Availability, April 2008

UDP Allocations Without Planning

Consent

Planning Consent Primarily Industrial Area

Total Location

No. of Sites

Area, ha

No. of Sites

Area, ha

No. of Sites

Area, ha

No. of Sites

Area, ha

Huyton 3 10.34 4 1.68 3 4.6 10 16.62

Knowsley Business Park

10 10.30 - - 2 0.71 12 11.01

Knowsley Industrial Park

18 46.28 4 7.29 4 15.32 26 68.89

Kings Business Park

1 6.59 2 3.58 - - 3 10.17

Prescot 2 31.64 - - - - 2 31.64

Halewood 1 18.44 - - - - 1 18.44

TOTAL 35 123.59 10 12.55 9 20.63 54 156.77 Source: Knowsley MBC, 2008 A4.146 Whilst Table A4.26 provides details of the considered land supply, Table A4.27

identifies the supply that is understood to be immediately available and on the market. This data was also provided by Knowsley Council at the outset of the study.



The data was supplied in imperial measurements, but has been converted to metric to align with the rest of the report. As a result there may be some minor adjustments between individual sites and total figures. The available supply of 32.12 ha represents less than 20 percent of the 172.60 ha referred to above. For consistency the breakdown follows the same key employment areas.

Table A4.27 – Knowsley Employment Land Availability, April 2008

Location Site Site Area, ha

Area Sub Total, ha

Chapel Brook, Huyton Business Park 0.40

Wilson Road, Huyton Industrial Park 1.21

Huyton

Wilson Road, Huyton Industrial Park 2.02 3.63

Plot 11 Randles Road 0.33


Plot 8B Randles Road 0.55


Knowsley Business Park

Plot 6 Randles Road 0.81 2.68

Alchemy 6.07

Ashcroft Road 0.05

A580 East Lancashire Road 0.36

Britonwood 0.36

Woodward Road 0.61

Orchard Works, Webber Road 0.73

Image Business Park 2.83

Black Jack, Hornhouse Lane 2.83

Britonwood 4.65

Knowsley Industrial Park

Academy Business Park 4.65 23.14

Tiger Court 0.65 Kings Business Park Kings Business Park 2.02 2.67

TOTAL 32.12 32.12Source: Knowsley MBC, 2008

A4.147 Information on individual site’s take-up for the period 1998 to 2008 has also been

provided. Again it has been necessary to convert from imperial to metric measurements. Table A4.28 summarises the information.

Table A4.28 – Knowsley Employment Land Take up 1998-2008 by Location Huyton,

ha Knowsley Business Park, ha

Knowsley Industrial Park, ha

Kings Business Park, ha

Prescot, ha

Total, ha

1998-1999 - 4.05 25.49 - - 29.54

1999-2000 1.21 2.83 6.07 - - 10.11

2000-2001 0.81 - - 18.21 - 19.02

2001-2002 4.05 8.90 2.43 - - 15.38



Huyton, Knowsley Knowsley Kings Prescot, Total, ha ha Business

Park, ha Industrial Park, ha

Business ha Park, ha

2002-2003 - 5.67 12.14 - - 17.81

2003-2004 0.81 1.21 4.86 - - 6.88

2004-2005 - - - - - -

2005-2006 - 0.81 12.14 - - 12.95

2006-2007 - - - - 6.88 6.88

2007-2008 - 2.02 4.86 - - 6.88

TOTAL 6.88 25.49 67.99 18.21 6.88 125.45 Source: KMBC, 2008

A4.148 As with the supply figures, Knowsley Industrial Park dominates the locations where

take-up has occurred. As with the adjoining Business Park there has been almost continual activity since 1998.

West Lancashire – Employment Land Monitoring Report, 2008 A4.149 The Monitoring Report states that at May 2008, West Lancashire’s land availability

comprised 16 sites and a total of 63.17 ha. Three quarters of the sites (52.25 ha) are Greenfield. With the exception of two in Burscough, the greenfield sites are all in Skelmersdale. The brownfield sites represent locations in Banks, Ormskirk, Appley Bridge and Simonswood. The available land is identified in Table A4.29

Table A4.29 – West Lancashire Employment Land Availability, May 2008

Location Local Plan Site Ref Area, ha

DE5 1.2 3.50 Pimbo

DE5 1.5 0.71

DE5 1.12 0.47

DE5 1.7 3.81

DE5 1.13 0.84

Stanley

DE5 1.14 12.97

DE5 1.15 1.78 Gillibrands

DE5 1.16 1.27

White Moss DE5 1.17 13.18

Cobbs Clough DE5 1.18 9.82

DE5 1.20 0.83 Burscough

DE5 1.21 3.11

Appley Bridge DE5 1.23 0.38

Simonswood 1 DE5 1.24 5.02

Greaves Hall Banks DE5 1.26 5.21

Ormskirk DE5 1.27 0.24 Source: West Lancashire Employment Land Monitoring Report, 2008

A4.150 In addition to the allocated but undeveloped land, the Monitoring Report notes that based on details of vacant and available floorspace, there is a further 24.7 ha of land supply. This comprises 16 ha of B2 use; 8 ha of B8 use and 0.7 ha of B1.



Forty percent of this supply is located in Skelmersdale, with 10 percent in Burscough and 5 percent in Ormskirk.

A4.151 The low figure for B1 space reflects comment that there is only limited availability of

such premises, even though there are sites allocated. There is also a limited supply of land remaining in Skelmersdale for B2 activity, although there are sites in Simonswood and Burscough. And only at XL Business Park is there any B8 use land (13 ha).

A4.152 Details of take-up since 2001-2002 are provided in Table A4.30. These indicate an

annual take-up rate of 8.77 ha, based on the figures. However, the Monitoring Report quotes a take-up rate of only 4 ha. It notes that since 2004, 7.98 ha of employment land has either been lost to other uses or reallocated in the Local Plan process. One site is now a football stadium; one was already occupied for employment use and should not have been identified as available; one is reallocated as a ‘Development Opportunity Site’, with 50 percent at least to be for employment use.

Table A4.30 – West Lancashire Employment Land Take-up 2001-2008

Year Number of Sites Land Take-Up, ha

2001-2002 5 5.80

2002-2003 1 12.62

2003-2004 7 28.32

2004-2005 3 4.69

2005-2006 1 3.11

2006-2007 3 5.44

2007-2008 3 1.44

TOTAL 23 61.42

Annual Take-up - 8.77 Source: West Lancashire Employment Land Monitor, 2008 A4.153 That the take-up and availability figures total only 125 ha, rather than the 145 ha

target set in the Joint Lancashire Structure Plan, is explained by the Plan Inspector’s decision not to release Green Belt land at Pimbo and Whitemoss. These were proposed extensions to the existing estates.

Employment Land Studies – Adjacent Merseyside Authorities A4.154 Employment Land Reviews have been commissioned by both Liverpool City Council

and St Helens Metropolitan Borough Council. As these two authorities have at least one common boundary with either Halton, Knowsley, Sefton or West Lancashire, current status summaries are provided for background context.

Liverpool City Council A4.155 An employment land review was completed in May 2008. This has shown the need

to retain the existing 330 ha supply, in order to accommodate demand through to 2024. The review has concluded there is no need for additional allocations.

A4.156 The review includes a number of conclusions and recommendations of potential

relevance to the four districts study: • To resolve shortfall in the City Centre, the Atlantic Gateway SIA is seen as a

potential solution. This would require a concerted public sector effort, and



an approach not dissimilar to that undertaken in Speke Halewood SIA (with particular emphasis on land assembly)

• There is sufficient supply to accommodate demand at Speke Halewood, as well as a clear mismatch in the supply. This is partly due to land being classed as general industrial, whilst the driver of demand is warehousing

• The Eastern Approaches and Approach A580 have an oversupply, but it is assumed this will accommodate some ‘spill over’ from the excess demand identified in the Speke Halewood SIA

• The Atlantic Gateway has a mismatch in supply (93 ha of general industrial land is identified against demand for 9 ha of office sites). As a consequence further work is to focus in more detail on the potential for North Liverpool (and therefore Atlantic Gateway SIA) in this context.

A4.157 The headline city-wide level demand is actually identified as 278 ha. This is seen as

minimum requirement, given that it takes no account of churn, choice or mixed use development in the future. Hence the need to retain the existing 330 ha supply.

St Helens Metropolitan Borough Council A4.158 In 2005 St Helens completed an employment land position statement, which

appraised some 239 ha (including potentially 132 ha at Parkside – a proposed strategic rail freight site). Key points raised in the review were: • Only 33 ha available and capable of development within five years • The most attractive sites are located either at Haydock or on the M62 Link

Road (therefore close to both Halton and Knowsley) • There is a legacy of redundant industrial areas in need of regeneration that

could provide significant employment land for the future. But much of what has already been regenerated has been for higher value uses due to the significant remediation costs involved in bringing the sites back into use

• Challenge of competing with Omega’s future supply. Whilst it is a significant opportunity for borough residents, it may impact on delivering regenerated brownfield sites in St Helens.

A4.159 In May 2008 St Helens commissioned further work (still ongoing) to examine its

economic needs gap. This includes a review of the availability, quality, marketability of the existing employment land and premises portfolio, and to forecast supply needs to 2024. The study is using, as its baseline, the employment land monitoring position reported in November 2007. This position is summarised in Table A4.31.

Table A4.31 – St Helens LDF Economic Land Provision 2007

Ha Total, ha

Base supply identified in 2005 93.76

New sites brought forward 2005-07 4.82 98.58

Developed for economic development 2005-07 12.45 86.13

Developed for non-economic uses/removed from supply 15.17 70.96

New sites introduced from NLUD Survey 2007 14.54 95.50 Source: St Helens LDF 2007 A4.160 Of the 2007 supply figure of 95.50 ha, 36 percent (34.63 ha) is assessed as ‘Group

1’ sites i.e. available within five years. And based on the average annual take-up rate of 7.02 ha, calculated from the last decade’s performance, there is insufficient supply to meet short-term demand. The scale of ‘Group 2’ sites (not available for at least five years) reflects a mix of constraints such as contamination, ownership,



owners’ aspirations, infrastructure that could prevent the land from being brought forward for development.

Strategic Housing Land Availability Assessments

A4.161 All four local authorities have undertaken SHLAAs and from these details of employment sites considered as part of the process have been collated. Tables A4.32 to A4.35 provide the individual area details, with breakdowns to the sub-areas defined in the Employment Land study brief.

Table A4.32 – Employment Land Reviewed for SHLAA – Halton

Allocated Employment Sites Existing Employment Areas Area No. of Sites Total Area, ha No. of Sites Total Area, ha

Widnes 2 3.44 16 20.43

Runcorn 2 2.02 16 39.92

Total 4 5.46 32 60.35 Source: Halton MBC 2008

Table A4.33 – Employment Land Reviewed for SHLAA – Knowsley


Kirkby Industrial Parks

0 0.0 0 0.0

Kirkby 0 0.0 0 0.0

Huyton Industrial Parks

2 12.35 0 0.0

Huyton 0 0.0 0 0.0

Prescot 1 8.14 2 1.87

Other areas 0 0.0 0 0

Total 3 20.49 2 1.87 Source: Knowsley MBC 2008 Table A4.34 – Employment Land Reviewed for SHLAA – Sefton


North Sefton 1 0.92 10 15.22

South Sefton 3 14.31 26 45.25

Total 4 15.23 36 60.47 Source: Sefton MBC 2008



Table A4.35 – Employment Land Reviewed for SHLAA – West Lancashire

Allocated Employment Sites Existing Employment Areas

Area

No. of Sites Total Area, ha No. of Sites Total Area, ha

Skelmersdale 0 0.0 0 0.0

Ormskirk 0 0.0 1 3.90

Burscough 0 0.0 3 4.70

Other areas 1 13.07 5 4.89

Total 1 13.07 9 13.49 Source: West Lancashire BC 2008

Table A4.36 – Call for Sites – Halton

Allocated Employment

Sites, Proposed for Other Uses

Existing Employment

Areas, Proposed for Other Uses

Land Proposed for Employment

Uses

Land Proposed for Mixed-Use

(or with Employment as Second Choice)

Area

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

Widnes 0 0.00 0 0.00 1 1.80 1 0.04

Runcorn 1 1.49 1 0.50 3 33.95 4 18.06

Total 1 1.49 1 0.50 4 35.75 5 18.10Source: Halton MBC 2008

Table A4.37 – Call for Sites – Knowsley



Existing Employment



Uses

Land Proposed for Mixed-Use (or with Employment

as Second Choice)

Area

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha


0 0.00 0 0.00 0 0.00 0 0.00

Kirkby 0 0.00 0 0.00 0 0.00 0 0.00


3 14.87 0 0.00 0 0.00 0 0.00

Huyton 0 0.00 1 1.11 0 0.00 0 0.00

Prescot 0 0.00 0 0.00 0 0.00 2 0.24

Other areas 0 0.00 0 0.00 2 97.86 30 314.9

Total 3 14.87 1 1.11 2 97.86 32 315.14Source: Knowsley MBC 2008



Table A4.38 – Call for Sites – Sefton



Existing Employment



Uses


as Second Choice)

Area

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

North Sefton 0 0.00 1 0.10 2 20.08 12 76.02

South Sefton 1 2.82 6 3.64 1 25.53 15 164.62

Total 1 2.82 7 3.74 3 45.61 27 240.64Source: Sefton MBC 2008

Table A4.39 – Call for Sites – West Lancashire



Existing Employment



Uses


as Second Choice)

Area

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

No. of Sites

Total Area,

ha

Skelmersdale* 1 9.82 2 2.57 5 96.97 0 0.00

Ormskirk 0 0.00 3 6.35 0 0.00 0 0.00

Burscough 0 0.00 4 4.83 5 43.85 4 36.24

Other areas 0 0.00 4 15.67 17 130.96 12 54.63

Total 1 9.82 13 29.42 27 271.78 16 90.87Source: West Lancashire BC 2008 *Excludes an undefined amount of land to be put forward for offices in the 95 ha Skelmersdale Town Centre Redevelopment Scheme.



APPENDIX 5 – DEMAND DATA ANALYSIS

This Appendix provides the more detailed analysis of demand data referred to in Section 4 ‘Property Market – General’.

A5.1 Each local authority monitors enquiries from businesses looking for land and

premises in its area. These companies are directed towards the relevant vacant commercial property registers. Each local authority has provided the enquiries received during 2006 and 2007. Although provided, 2008 has been excluded because it does not encompass a complete year. The results are analysed below. It should be noted that differences in marketing and promotion may skew the level of enquiries; Sefton outsources its enquiry monitoring to The Mersey Partnership; while each organisation records data differently, e.g. size bands, making a like-for-like comparison difficult in certain instances. Sefton observe that because of technical issues with the shared monitoring system with TMP not all enquiries have been recorded. As such the level of interest identified from the supplied data is less than the reality.

A5.2 Tables A.5.1 and A.5.2 divide the enquiries between those for industrial space and those for offices. There were almost twice as many for industrial space, 699 compared to 356, as for offices. This holds true (generally) for all the individual local authority areas except Halton, where the industrial: office ratio is more like three-to-one.

A5.3 Almost 40 percent of the industrial enquiries are for premises of 101-500 sqm; almost

60 percent are for units up to 500 sqm in general. There are limited enquiries for larger space of above 3500 sqm. This trend of demand for smaller units applies across each of the LA areas.

Table A.5.1 – Industry Enquiries Size 2006 – 2007

Size Band, sqm

Area 0 - 100 101 - 500 501 - 1000 1001 - 3500 3501 - 5000 5001 + Total

Halton 54 63 21 11 2 5 156

Knowsley 48 95 31 47 10 15 246

Sefton 7 23 18♦ - - - 48

West Lancashire

44 80 51 74 * - - 249

Total 153 261 121 132 12 20 699

Proportion, percent

21.9 37.3 17.3 18.9 1.7 2.8 100.0

Source: Local Authorities 2008 Note: ♦ Enquiries are for 500+ sqm units

* Figure includes 26 enquiries of 2500+ sqm A5.4 Almost 60 percent of the office enquiries are for premises of up to 100 sqm. Beyond

this, enquiries fall off quite dramatically. There is only one enquiry for space of above 3500 sqm. This trend of demand for smaller units applies across each of the LAs, although Sefton has roughly equal demand for 0-100 and 101-500 sqm units, albeit from a small data sample.



Table A.5.2 – Office Enquiries Size 2006 – 2007 Size, sqm

Area 0 - 100 101 - 500 501 - 1000 1001 - 3500 3501 - 5000 5001 + Total

Halton 28 11 5 3 - - 47

Knowsley 104 38 8 2 1 - 153

Sefton 12 11 5 ♦ - - - 28

West Lancashire

58 38 18 14 * - - 128

Total 202 98 36 19 1 - 356

Proportion, percent

56.7 27.5 10.1 5.3 0.2 0.0 100.0

Source: Local Authorities 2008 Note: ♦ Enquiries are for 500+ sqm units

* Figure includes 8 enquiries of 2500+ sqm

A5.5 Compared to the number of enquiries for industrial and office space there were only 122 enquiries for sites. They show the same trends – small sizes, Knowsley dominates (see Table A.5.3).

Table A.5.3 – Land Enquiries Size 2006 – 2007

Size, ha

Area 0 - 0.40 0.41 -

1.20 1.21 - 2.00

2.01 -4.00

4.01 - 8.00

8.01 - 12.00

12.01+

Total

Halton 19 1 1 - - - - 21

Knowsley 27 22 18 12 3 1 3 86

Sefton 3 1 1* - 1* 1* - 7

West Lancashire

8 - - - - - - 8

Total 57 24 20 12 4 2 3 122 Source: Local Authorities 2008 Note: * Sefton enquiries are matched to the most appropriate size band

A5.6 The Mersey Partnership (TMP) market Merseyside to investors from outside of the

study area. Table A.5.4 shows enquiries received by TMP for land and premises for each complete calendar year since 2005. Although there are enquiries from around the world, almost 80 percent (of those whose source is known) come from North West England.

Table A.5.4 – TMP Enquiry Source

Year Continent Country/Region

2005 2006 2007 Total

Asia 3 2 5 10

Australia - - 1 1

Canada 1 - 2 3

USA 3 - 7 10

North America

Mexico - - 1 1

South America - 1 - 1



Year Continent Country/Region

2005 2006 2007 Total

Rest of Europe 4 3 4 11

Northern Ireland 1 - - 1

Scotland 1 - 3 4

North West 92 114 95 301

Midlands 4 5 5 14

South 2 6 11 19

United Kingdom

Wales 1 1 2 4

Not known 81 146 99 326

Total 193 278 235 706 Source: TMP 2008

A5.7 Tables A.5.5 and A.5.6 show the split between industrial and office demand with

regard to TMP’s property enquiries. There are just under 50 percent more industrial enquiries than office. This is the case across most sub-areas except Liverpool. In terms of industrial enquiries, Liverpool received the most (171), with all other areas receiving between 122 and 140. The same trends are apparent in the office enquiries – Liverpool dominates, all other areas are similar. Although not shown here, there were also 534 enquiries for sites, again displaying the same location trends.

Table A.5.5 – TMP Industrial Enquiries Location

Year Area

2005 2006 2007

Total

Halton 60 46 34 140

Knowsley 51 45 40 136

Liverpool 58 56 57 171

Sefton 48 44 38 130

St Helens 51 45 35 131

Anywhere Merseyside

34 17 8 59

Wirral 41 43 38 122

Not Known 17 27 14 58

Total 360 323 264 947 Source: TMP 2008

Table A.5.6 – TMP Office Enquiries Location

Year Area

2005 2006 2007

Total

Halton 32 27 24 83

Knowsley 32 29 27 88

Liverpool 55 55 62 172

Sefton 33 29 30 92

St. Helens 35 25 24 84



Year Area

2005 2006

Total

2007

Anywhere Merseyside

25 11 7 43

Wirral 29 29 24 82

Not Known 9 22 20 51

Total 250 227 218 695 Source: TMP 2008

A5.8 It should be noted that the way TMP recorded these enquiries makes it impossible to

separate between each local authority area individually. Most enquiries were for more than one LA area. Therefore these figures record every time an enquiry mentions the LA, resulting in substantial duplication when compared to the original number of enquiries actually received.

A5.9 Tables A.5.7 and A.5.8 analyse the size of property enquiries received by TMP

(where the size was known). For this sample of enquiries, the split is even between industrial and office demand. In terms of the industrial enquiries almost 60 percent were for units larger than 1000 sqm. There were relatively few for micro-business space, say up to 250 sqm. This probably reflects the marketing strategy of TMP in attempting to attract larger inward investors, as opposed to small businesses. Table A.5.7– TMP Industrial Enquiries Size

Year Size Range, sqm 2005 2006 2007

Total


0 - 100 3 5 3 11

101 - 250 4 8 9 21

251 - 500 9 11 4 24

501 - 1000 8 15 6 29

1001+ 54 54 48 158

Total 84 103 81 268 Source: TMP 2008

A5.10 The office enquiries are much more evenly spread through all the size bands as

provided by TMP’s analysis. Again, the largest demand was for units larger than 1000 sqm. But there was still reasonable demand up to 500 sqm.

Table A.5.8 – TMP Office Enquiries Size

Year Size Range, sqm 2005 2006 2007

Total


0 - 100 13 26 19 58

101 - 250 9 16 15 40

251 - 500 11 13 11 35

501 - 1000 3 8 7 18



Year Size Range, sqm 2005 2006

Total

2007

1001+ 27 23 25 75

Total 72 99 95 266 Source: TMP 2008

A5.11 Although no analysis table is provided here, TMP also received 134 enquiries for

sites. Where the size was known 56 percent were for sites of up to 1.2 hectares.



APPENDIX 6 – HALTON VACANT PROPERTY SCHEDULES

Introduction A6.1 This appendix details vacant industrial and office premises on the market at the time

of the Joint Employment Land and Premises Study (autumn 2008).

Industrial A6.2 Table A6.1 provides a summary of the available industrial premises in Halton, split to

the levels of Widnes and Runcorn, and by size band. The summary identifies that Runcorn dominates the provision, with 73 percent of the premises (representing 82 percent of the floorspace). Runcorn also has a substantially higher number of larger industrial units available, with 45 percent of all the vacant stock being premises in excess of 1001 sqm. This is double the equivalent percentage rate for Widnes. As a consequence Widnes has a much higher percentage of smaller units (below 500 sqm), at 73 percent, than Runcorn, 44 percent.

Table A6.1 – Available Industrial Premises

Size Band, sqm Property 0-100 101-

200 201-500

501-1000

1001-2000

2001-5000

5000+

Total

Floorspace, sqm

952 901 5176 6097 30767 23761 99685 153856 Runcorn

Number of Properties

13 7 16 9 22 9 6 82

Floorspace, sqm

256 814 4047 653 2230 9517 16546 34063 Widnes


6 5 11 1 2 3 2 30

Floorspace, sqm

1208 1715 9223 6750 31441 33278 104304 187919 Total


19 12 27 10 24 12 8 112

Source : BE Group 2008 A6.3 Tables A6.2 and A6.3 break down the properties by quality and tenure respectively

Table A6.2 – Quality of Industrial Premises

Quality Number of Industrial Properties Good/New Moderate Budget

Runcorn 8 46 28

Widnes 8 21 1 Table A6.3 – Tenure of Industrial Premises

Tenure Number of Industrial Properties Either Freehold Leasehold

Runcorn 9 2 71

Widnes 9 1 20 Source : BE Group 2008



A6.4 Points to note from the above two tables are: • Only 14 percent of the available stock is assessed as new or good quality

space. The bulk (60 percent) is of moderate quality • Most of the budget space is in Runcorn, where it represents just over one third

of the total stock • The tenure trend is similar to the whole of the study area, with leasehold only

space being 81 percent of the available premises. Properties being marketed for sale, or for sale or to let, represent 1 in 3 of available premises in Widnes. Numerically the figure for Runcorn is almost identical, but because of the greater stock total the percentage drops to 13 percent.

Offices

A6.5 Table A6.4 details the split of available premises between Runcorn and Widnes. It demonstrates the weighting of available accommodation between the north and south of the borough. Runcorn has almost four times as many available premises. However, a significant contributor to this situation is the Heath Business and Technical Park, with 91 available premises, over 60 percent of the available supply.

Table A6.4 – Available Office Premises

Size Band, sqm Property

0-100 101-200

201-500

501-1000

1001-2000

2001-5000

5000+

Total

Floorspace, sqm

3716 1554 2829 3051 3890 3422 - 18442Runcorn


117 13 8 4 3 1 - 146

Floorspace, sqm

447 177 6801 619 - - - 8044Widnes


9 1 26 1 - - - 37

Floorspace, sqm

4163 1731 9630 3670 3890 3422 - 26506Total


126 14 34 5 3 1 - 183

Source : BE Group 2008

A6.6 Runcorn has accommodation available in all but the largest size band. Widnes has nothing available above 619sqm and almost 43 percent of the stock, numerically, is at Turnstone Business Park, Widnes Waterfront.

A6.7 Again influenced by provision at the Heath, 69 percent of the total borough-wide office

availability consists of premises for start-ups or micro-businesses i.e. less than 100sqm.

A6.8 Tables A6.5 and A6.6 provide assessment summaries relating to quality and tenure.

These indicate that numerically, and percentage-wise, Widnes has more good quality or new office stock than Runcorn. This is due to Turnstone Business Park. There is no ‘freehold only’ choice available in Runcorn. Even premises ‘for sale or to let’ amount to only 6 percent of Runcorn’s stock. In contrast, Widnes’ supply is dominated by freehold opportunities, with just a third of the stock being leasehold only.



Table A6.5 – Quality of Office Premises Quality Number of Office

Properties Good/News Moderate Budget

Runcorn 15 120 11


Table A6.6 – Tenure of Office Premises Tenure Number of Office

Properties Either Freehold Leasehold

Runcorn 8 0 138


Property Schedule

A6.9 Table A6.7 provides the full schedule of available industrial premises in Halton. Reflecting the requirements of the study brief, the schedule is split to the levels of Runcorn and Widnes.

A6.10 Table A6.8 provides similar information relating to available office premises.

Table A6.7 – Schedule of Industrial Premises

Runcorn – Industrial

Property Tenure Quality Size, Sqm

Manor Park 360, Runcorn Either Good 34,175

Warehouse, Blackheath Lane, Manor Park, Runcorn

Leasehold Good 31,894

Unit 1, Faraday Road, Astmoor Industrial Estate, Runcorn

Either Budget 5741

Unit 1, Expressway Industrial Estate, Runcorn

Leasehold Moderate 5542

Tudor Road, Manor Park, Runcorn Freehold Moderate 5235

Stuart Road, Manor Park, Runcorn Either Good 5171 Unit 5, Expressway Industrial Estate, Runcorn


Unit 2, Faraday Road, Astmoor Industrial Estate, Runcorn

Either Budget 3379



55/56, Brindley Rd, Astmoor Industrial Estate, Runcorn

Leasehold Budget 2378

1, Aragon Court, Manor Park Industrial Estate, Runcorn


79-80, Brindley Rd, Astmoor Industrial Estate, Runcorn








Unit 4, Pembroke Court, Manor Park, Runcorn


1 to 3, Goddard Road, Astmoor Industrial Estate, Runcorn


Unit 8, Sycamore Court, Manor Park, Runcorn

Leasehold Good 1870

7 to 11, Goddard Road, Astmoor Industrial Estate, Runcorn


Unit 1, Fairoak Lane, Whitehouse Industrial Estate, Runcorn

Either Moderate 1773

Unit 5, Pembroke Court, Manor Park, Runcorn


6, Astonfields Road, Whitehouse Industrial Estate, Runcorn


Unit 12, Aston Fields Road, Whitehouse Industrial Estate, Runcorn


6, Boleyn Court, Manor Park Industrial Estate, Runcorn






7, Rivington Road, Whitehouse Industrial Estate, Runcorn


35, Arkwright Road, Astmoor Industrial Estate, Runcorn


73, Brindley Road, Astmoor Industrial Estate, Runcorn






100, Chadwick Road, Astmoor Industrial Estate, Runcorn










5, Astonfields Road & Yard, Whitehouse Industrial Estate, Runcorn


2, Aragon Court, Manor Park Industrial Leasehold Moderate 1079




Property Tenure Quality Size, Sqm Estate, Runcorn



Unit 3, Domino Park, Warrington Road, Manor Park, Runcorn

Either Good 904



Unit 2, Domino Park, Warrington Road, Manor Park, Runcorn

Either Good 712

Unit 11b, Aston Fields Road, Whitehouse Industrial Estate, Runcorn


12,14,15, Beeston Court, Manor Park Industrial Estate, Runcorn


23/24, Arkwright Rd, Astmoor Industrial Estate, Runcorn


25/26, Arkwright Rd, Astmoor Industrial Estate, Runcorn


1 & 2, Arkwright Road, Astmoor Industrial Estate, Runcorn




Unit 11, Sycamore Court, Manor Park, Runcorn

Leasehold Good 471



Unit 7, Fairoak Court, Whitehouse Industrial Estate, Runcorn


Unit 8, Fairoak Court, Whitehouse Industrial Estate, Runcorn




11, Beeston Court, Manor Park Industrial Estate, Runcorn












86, Brindley Road, Astmoor Industrial Estate, Leasehold Budget 297




Property Tenure Quality Size, Sqm Runcorn

102, Chadwick Road, Astmoor Industrial Estate, Runcorn




2 Beeston Court, Manor Park, Runcorn Freehold Moderate 295

6, Goddard Road, Astmoor Industrial Estate, Runcorn


14, Dalton Court, Astmoor Industrial Estate, Runcorn








Unit 2, Former Martindale Fuel Depot, Halton Road, Runcorn


Unit 12a, Expressway Industrial Estate, Runcorn


Unit G40 Daresbury Science and Innovation Centre, Daresbury, Runcorn

Leasehold Good 102



Unit 1, Enterprise Business Logistics Centre, Picow Farm Road, Runcorn

Either Moderate 93

Unit 19 Enterprise Business Logistics Centre, Picow Farm Road, Runcorn

Either Moderate 93

Unit 11, Dewar Court, Astmoor Industrial Estate, Runcorn






Unit 16, Dewar Court, Astmoor Industrial Estate, Runcorn






Unit 3, Arkwright Court, Astmoor Industrial Estate, Runcorn

Leasehold Budget 70

Unit 1, Percival Lane Business Centre, Runcorn










Widnes – Industrial


The Bear, Ditchfield Road, Widnes Leasehold Moderate 9576

Unit 1, Towngate Business Centre, Everite Road, Ditton


Unit 2, Easter Park, Gorsey Lane, Widnes Either Good 3818

Unit 7, Towngate Business Centre, Everite Road, Ditton


Unit 1, Easter Park, Gorsey Lane, Widnes Either Good 2490

Unit 15, Speke Approach, Montague Road, Widnes

Either Good 1115

Unit 17, Speke Approach, Montague Road, Widnes

Either Good 1115

Maestro House, Finlan Road, Widnes Either Budget 653

Unit 9, Heron Business Park, Tan House Lane, Widnes

Either Good 460

Trade Counter Unit, Sankey Street/Waterloo Road, Widnes


Unit 1, (1A) Everite Road Industrial Estate, Widnes


Unit 3, (1B) Everite Road Industrial Estate, Widnes


Unit 5, (01C) Everite Road Industrial Estate, Widnes


31 Gladstone Street, Widnes Freehold Moderate 345

Unit 2, Heron Business Park, Tan House Lane, Widnes

Either Good 309

Unit 2, Queensway Trading Estate, Waterloo Road, Widnes


Unit 4, Ditton Court, Foundry Lane, Widnes Either Good 300

Unit 1, Queensway Trading Estate, Waterloo Road, Widnes


Unit 3, Ditton Court, Foundry Lane, Widnes Either Good 240

Unit B4, Oldgate, St Michaels Industrial Estate, Widnes


Unit C1, Oldgate, St Michaels Industrial Estate, Widnes




Widnes – Industrial


Unit C2, Oldgate, St Michaels Industrial Estate, Widnes


Unit 5, Marshgate, St Michaels Industrial Estate, Widnes


HB House, Ditton Road, Widnes Leasehold Moderate 110

Unit 7, St Michaels Industrial Estate, Widnes Leasehold Moderate 90

Unit 4 (01D), Trafalgar Court Industrial Estate, Widnes


Unit 5 (01E), Trafalgar Court Industrial Estate, Widnes


Unit 3 (01C), Trafalgar Court Industrial Estate, Widnes


Unit 2, Moor Lane Business Centre, Widnes Leasehold Moderate 13

Unit 1, Moor Lane Business Centre, Widnes Leasehold Moderate 12

Table A6.8 – Schedule of Office Premises

Runcorn – Office


Ikon House, Manor Park, Runcorn Leasehold Moderate 3422

Unit 7 Abbots Park, Preston Brook, Runcorn Leasehold Good 1556

Sedgemoor House, Stuart Road, Manor Park, Runcorn

Either Moderate 1175

Offices, Faraday Road, Astmoor Industrial Estate, Runcorn

Either Budget 1159

Clifton House, Ashville Point, Sutton Weaver Leasehold Good 948

Unit 6 Abbots Park, Preston Brook, Runcorn Leasehold Good 803

Sutton House, Ashville Point, Sutton Weaver Leasehold Good 724

Unit 7450, Daresbury Science Park, Runcorn Leasehold Good 576

Building 7, Sutton Quays Business Park, Sutton Weaver

Either Moderate 465

2nd Floor Belgrave, Grosvenor House, Halton Lea


3rd Floor Belgrave, Grosvenor House, Halton Lea


3rd Floor Eccleston, Grosvenor House, Halton Lea


The Boathouse, Mersey Road, Runcorn Old Town

Either Moderate 315

Ship Canal House, Percival Lane, Runcorn Leasehold Moderate 314 Part 3rd Floor Dee, Grosvenor House, Halton Lea


Office 14, Whitworth Court, Manor Park, Leasehold Good 204



Runcorn – Office

Property Tenure Quality Size, Sqm Daresbury Expressway, Runcorn

Suite 1, Cedar House, Sutton Quays, Sutton Weaver




Suite 1, 4th Floor Belgrave, Grosvenor House, Halton Lea


Lab 122, The Heath Business & Technical Park Runcorn








Suite 3, Victoria Buildings, High Street, Runcorn


First Floor Office, 75 High Street, Runcorn Leasehold Moderate 113

Office 1b, Whitworth Court, Manor Park, Daresbury Expressway, Runcorn

Leasehold Good 113

Suite 1, 2nd Floor Eccleston, Grosvenor House, Halton Lea


Unit F34 Daresbury Science and Innovation Centre, Daresbury, Runcorn




Unit C, The Deck, Runcorn Old Quay, Runcorn

Either Moderate 97

Offices, Former Martindale Fuel Depot, Halton Road, Runcorn

Leasehold Budget 93



Lab 7B60 The Heath Business & Technical Park Runcorn









Leasehold Good 85

Unit B, The Deck, Runcorn Old Quay, Runcorn

Either Moderate 83

Unit S38 Daresbury Science and Innovation Centre, Daresbury, Runcorn


Unit 524, The Heath Business & Technical Park Runcorn




Runcorn – Office

Property Tenure Quality Size, Sqm Lab 604A, The Heath Business & Technical Park Runcorn












Lab 5B4, The Heath Business & Technical Park Runcorn


Office 5a, Whitworth Court, Manor Park, Daresbury Expressway, Runcorn

Leasehold Good 69


Leasehold Good 69


Leasehold Good 69





Offices, Church Street, Runcorn Leasehold Budget 63

First Floor Suite, 60 High Street, Runcorn Leasehold Moderate 61


Leasehold Good 53


Leasehold Good 53

Suite 2, 2nd Floor Eccleston, Grosvenor House, Halton Lea


Unit 1108/A/B, The Heath Business & Technical Park Runcorn




Lab 5P31, The Heath Business & Technical Park Runcorn






Lab 5B5, The Heath Business & Technical Park Runcorn






Unit 4157A+B, The Heath Business & Technical Park Runcorn


Office 3c, Whitworth Court, Manor Park, Leasehold Good 31



Runcorn – Office

Property Tenure Quality Size, Sqm Daresbury Expressway, Runcorn

Office 9c, Whitworth Court, Manor Park, Daresbury Expressway, Runcorn

Leasehold Good 31

TAA1/2, The Heath Business & Technical Park Runcorn




Lab TAA7/0The Heath Business & Technical Park Runcorn










Lab 5B7A, The Heath Business & Technical Park Runcorn




Unit F46 Daresbury Science and Innovation Centre, Daresbury, Runcorn


Unit 3140B, The Heath Business & Technical Park Runcorn












Unit 101A, The Heath Business & Technical Park Runcorn




















Runcorn – Office

Property Tenure Quality Size, Sqm Unit 2233B, The Heath Business & Technical Park Runcorn


Unit 2233C, The Heath Business & Technical Park Runcorn






















































Runcorn – Office

Property Tenure Quality Size, Sqm Unit 4162, The Heath Business & Technical Park Runcorn




Unit 4157C, The Heath Business & Technical Park Runcorn




Office 6, Public Hall Court, Public Hall Street, Runcorn Old Town

Leasehold Budget 14

Lab 709A, The Heath Business & Technical Park Runcorn





















Leasehold Budget 11


Leasehold Budget 11


Leasehold Budget 11

Reception, Public Hall Court, Public Hall Street, Runcorn

Leasehold Budget 11


Leasehold Budget 11


Leasehold Budget 11

Unit 5B02, The Heath Business & Technical Park Runcorn




Unit 5B03A, The Heath Business & Technical Park Runcorn




Unit 3144, The Heath Business & Technical Leasehold Moderate 4



Runcorn – Office

Property Tenure Quality Size, Sqm Park Runcorn

Widnes – Office


21-23 Victoria Road, Widnes Freehold Moderate 619

Suite 2b Grenfell House, Widnes Road, Widnes Leasehold Moderate 393

Ramsbrook Farm, Ramsbrook Lane, Hale Leasehold Good 340

Unit 14, Turnstone Business Park, Dennis Road, Widnes Waterfront

Either Good 323


Either Good 309


Either Good 308

Unit 5 Turnstone Business Park, Dennis Road, Widnes Waterfront

Either Good 306


Either Good 306

Suite 2a Grenfell House, Widnes Road, Widnes Leasehold Moderate 279


Either Good 274


Either Good 273


Either Good 255


Either Good 254


Either Good 249


Either Good 247


Either Good 246


Either Good 245

First Floor Building 1, Forward Point, Tan House Lane, Widnes

Either Good 233


Either Good 233


Either Good 233

Second Floor Building 1, Forward Point, Tan House Lane, Widnes

Either Good 233



Widnes – Office



Either Good 219


Either Good 214


Either Good 214

Ground Floor Building 1, Forward Point, Tan House Lane, Widnes

Either Good 205


Either Good 205


Either Good 205

Offices, Heron Business Park, Tan House Lane, Widnes


Suite 2, Samuel House, Heron Business Park, Tan House Lane, Widnes


Suite 1, Samuel House, Heron Business Park, Tan House Lane, Widnes


47a Albert Road, Widnes Leasehold Moderate 75

First Floor Suite, Ditton Road, Widnes Leasehold Moderate 50

Office 4, Waterloo Business Centre, Waterloo Road, Widnes

Leasehold Budget 43


Leasehold Budget 28


Leasehold Budget 25

Ground Floor Suite, Ditton Road, Widnes Leasehold Moderate 24


Leasehold Budget 22



APPENDIX 10 – PROPERTY MARKET ANALYSIS Introduction A10.1 This Appendix supports Section 6, Property Market Analysis. The analysis is broken

down by local authority area and focuses on the industrial and office property market. Industrial space, in this instance, refers to accommodation for manufacturing, storage, distribution and warehousing purposes, together with smaller workshop premises. The analysis also breaks down within local authority areas to the differing locations identified in the study brief (e.g. Halton is split to Widnes and Runcorn). General Comments

A10.2 The private sector stakeholders consulted made a wide range of comments covering all aspects of the market. To best illustrate the weight of their feelings, views have been summarised in a series of Tables. Table A.10.1 reviews the general comments received from stakeholders with regards to the study area as a whole.

Table A.10.1 – General Comments Contact Comment

National Developer

Demand from smaller firms is limited due to the wider economic slowdown. Present demand is for freehold/long leasehold industrial and warehouse properties of 4645 sqm to meet the needs of larger firms.

National Agent

Limited demand at the moment due to the wider economic slowdown. These are strongly industrial areas, with plenty of available industrial property to meet demand. All have an excess of larger industrial units of 929 sqm. The office market has historically been limited to meeting local needs. However, recent attempts to develop high quality office space (e.g. Daresbury Park, Halton and Kings Business Park, Knowsley) have been successful, attracting inward investment.

National Agent

Limited demand at the moment due to the wider economic slowdown. The only requirements are from a small number of larger firms that are looking for long leasehold/freehold, industrial/warehouse space of 929-2322 sqm.

National Agent

Industrial demand is for units of less than 929 sqm to meet the needs of local businesses, while larger units struggle to let. Rents are £43 per sqm for a 929 sqm unit. Office demand is for units of less than 186 sqm to meet the needs of local businesses, while larger units struggle to let. Rents are £97-£108 per sqm for a moderate quality office.

National Agent Limited demand at the moment due to the wider economic slowdown. The office market is particularly weak, with both new and established schemes struggling to let space. Some demand for industrial space of less than 186 sqm, from local firms. Demand is for leasehold space, as companies are discouraged from buying due to the present economic uncertainty.

National Agent

Limited demand at the moment due to the wider economic slowdown. The only requirements are from local firms looking for leasehold office/ and industrial units of 93-279 sqm. No demand for freehold space. Rents are around £32 per sqm for budget industrial space, £59 per sqm for good quality space.

National Agent Marketing property across Sefton, Halton, and Knowsley. Reasonable demand for industrial space of 186-372 sqm, and

S58(p)/Revised Final Report/March 2010/Tel 01925 822112 Appendix 10


Contact Comment office space of less than 139 sqm from local firms. Larger units of

557 sqm (industrial) or 279 sqm (office) struggle to let. The three districts have sufficient property to meet needs, with supply exceeding demand for all types of property. There is sufficient land available for new development, but many sites are being marketed for design and build developments.

Regional Developer

Demand remains primarily industrial, with most inward investment for offices going to Liverpool. Most demand comes from within Merseyside.

Regional Agent

Limited demand at the moment due to the wider economic slowdown. Demand is from local firms and a small number of larger occupiers that are looking for (mainly industrial) space of 929 sqm. Demand is for leasehold space, as companies are discouraged from buying due to the present economic uncertainty.

Regional Agent

Despite the wider economic slowdown, there remains a reasonable market for industrial space in the 279-464 sqm and 929-2787 sqm size ranges. Demand comes from a mix of local manufacturing firms and larger companies from across Merseyside. Rents are around £56 per sqm for good quality industrial space, and £807 per sqm for freehold sale. There is sufficient land and property to meet needs.

Local Agent

Knowsley, Sefton, and Halton are benefiting from the growth of the Liverpool office market. However, demand remains primarily industrial, with most inward investment for offices going to the City. Demand for land comes from larger firms, with the available finance, looking for expansion or relocation space. Land prices dropped from £543,633 per ha to £370,658 per ha (for industrial uses) between 2007 and 2008.

Source: BE Group 2008

Industrial A10.3 Tables A.10.2 to A.10.3 deal with the industrial property market in each local

authority area. Comments are provided to the level of the disaggregated areas identified in the study brief (and at Table 1 of this report).

Table A.10.2 – Halton – Industrial Contact Comment

Widnes/Runcorn

National Agent

Demand limited to a small number of larger firms that are looking for long leasehold/freehold space of up to 2322 sqm. Rents are around £54 per sqm for good quality space, and £807 per sqm for freehold sale. Both Runcorn and Widnes have plenty of available property to meet needs, with demand spread evenly between the two towns. There is sufficient land to meet future needs and developers already own many sites. Several developments are being brought forward at the moment (primarily around Widnes Waterfront), but owners are likely to retain most land until the market improves.

National Agent

Halton has sufficient industrial property to meet needs. There an oversupply of larger industrial units, with new warehouse/logistics units at Manor Park taking over a year to let.

Regional Agent Limited demand at the moment due to the wider economic slowdown. The only requirements are from local firms looking for leasehold industrial properties of 186-372 sqm. Supply exceeds



Contact Comment demand, especially at Astmoor and in Widnes, where there are a large number of small and mid sized units on the market (279-557 sqm). There have been a number of new developments around Widnes Waterfront, providing units of 372-836 sqm. These have been letting slowly, and the market limitations may stall further development.

Regional Agent

Demand is for units of 464 sqm from local firms, larger units struggle to let. Both Runcorn and Widnes have plenty of available property to meet needs, with demand spread evenly between the two towns. Supply exceeds demand in both Runcorn and Widnes, particularly for new properties. There is sufficient land to meet future needs.

Local Agent

The only demand is from local firms looking for leasehold units of 93-279 sqm. A small number of larger firms are looking for long leasehold/freehold space of 929-1393 sqm. Astmoor, Runcorn and the central area of Widnes have an excess of older industrial properties that do not always meet modern requirements. Manor Park, Runcorn is the primary source of new space, however units here are generally too large (929-1393 sqm) and expensive to meet the needs of local firms.

Runcorn

National Developer

Own multiple schemes at Astmoor, St Michaels, and Everite Road Industrial Estates. Demand for leasehold industrial properties of 93-372 sqm to meet the needs of small firms from the local area. Larger units of 464 sqm or more struggle to let. The turnover of businesses is high, but vacant properties continue to let quickly.

National Developer

Own multiple schemes at Astmoor Industrial Estate. Demand for leasehold industrial properties of 93-464 sqm to meet the needs of small firms from the local area. Larger units of 557-929 sqm struggle to let. The turnover of businesses is high, but vacant properties continue to let quickly. Both Runcorn and Widnes have plenty of available property to meet needs, with demand spread across the two towns. There is sufficient land to meet future needs and developers already own many sites.

National Agent

Reasonable demand at Astmoor Industrial Estate for industrial properties 279 sqm, from local firms. Demand is for leasehold space as smaller firms cannot get the finance to buy.

National Agent Limited demand at the moment due to the wider economic slowdown. The M56 Corridor in Runcorn is historically the prime location for high quality industrial space. Remaining demand in this area is for good quality space of 929 sqm, from local and regional firms. Runcorn has plenty of available property to meet needs. Supply exceeds demand, especially at Astmoor, where there are a large number of small and mid sized units on the market.




Table A.10.3 – Knowsley – Industrial Contact Comment

Kirkby and Huyton Industrial Parks

National Developer

Own Alchemy Business Park. Good demand for freehold/long leasehold industrial and warehouse properties of 4645 sqm to meet the needs of larger firms.

National Agent

Weakness in the construction and haulage industries (key sectors of the local economy) is impacting on demand for industrial property. Existing demand is for smaller workshops of 46-279 sqm. Demand is from local firms, inward investment tends to go to Halton and Liverpool. Rents for average quality industrial space are £38-£54 per sqm. There is plenty of available industrial property to meet demand. Some older property no longer meets modern requirements, but, there are a number of good quality refurbishments underway. There is sufficient land to meet future needs, however, new development is presently limited by economic conditions.

National Agent

Demand is for units of 186 sqm to meet the needs of local businesses, while larger units struggle to let. Demand is for leasehold space, with smaller firms discouraged from buying due to present economic uncertainty. Rents are around £59 per sqm for a 325 sqm unit Kirkby Industrial Parks are popular because of its strategic location, and there is plenty of available industrial property to meet demand. It has attracted significant inward investment in the past (e.g. QVC). There is sufficient land here to meet future needs and developers already own many sites. However, future expansion is likely to be constrained by economic conditions. Larger, established businesses have land to meet their expansion needs.

National Agent

Good demand for freehold/long leasehold industrial and warehouse properties of 4645-9290 sqm to meet the needs of larger firms (who still have available finance). Demand from smaller firms has been more limited due to the wider economic slowdown. Kirkby Industrial Parks are popular because of its strategic location, and there is plenty of available industrial property to meet demand. Some older property no longer meets modern requirements, however, there are a number of good quality refurbishments underway.

National Agent Weakness in the construction and haulage industries is particularly impacting on demand for large warehouse property. Limited demand for industrial properties of 464-1393 sqm.

Regional Developer

Own Academy Business Park. Demand is for leasehold units of 464-929 sqm. No demand for freehold. Kirkby Industrial Parks are popular because of their strategic location, and critical mass of existing companies. Demand is from Knowsley, St Helens, Sefton, and Liverpool. There is a shortage of good quality units, of less than 929 sqm. Developers are unwilling to risk significant new developments due to the wider economic slowdown, but there remain opportunities for refurbishment.

Regional Agent Demand for smaller units of 186-650 sqm. Larger units of 697 sqm or more struggle to let. Demand is from local firms, inward investment tends to go to Halton and Liverpool. Rents for average



Contact Comment quality industrial space are £59 per sqm.

Other Areas

National Developer

Long leaseholders of Prescot Business Park. Demand for industrial space here has been good, although it is now weakening due to the wider economic slowdown. Prescot is popular because of its access to the motorway network, but it has a shortage of good quality industrial space. Demand comes from across Merseyside and is highest for units of 279-1301 sqm. Smaller units of less than 279 sqm struggle to let.


Table A.10.4 – Sefton – Industrial Contact Comment

North Sefton

National Agent

Southport and Formby have primarily local markets, with demand for leasehold industrial properties of less than186 sqm. Further growth is constrained by a shortage of land.

Local Agent Limited demand at the moment due to the wider economic slowdown. Remaining demand is for leasehold industrial properties of 279 sqm, to meet the needs of local businesses. There are shortages of small, budget industrial space. Much of the existing space is of poor quality, especially at Blowick Industrial Estate.

Local Agent

Good demand for small workshops of 46 sqm, to meet the needs of local firms (primarily for storage). Demand is for both freehold and leasehold space. There is a shortage of moderate quality industrial units of less than 93 sqm. The current supply is dominated by poor quality workshops, on backland sites, and larger industrial units of more than 186 sqm.

South Sefton

National Agent

Manage Maritime Enterprise Park, Bootle. Demand here is from small firms looking for workshops of 186 sqm. The estate is popular with local firms seeking cheaper space than that available in Liverpool.

National Agent

The industrial estates around Bootle and Aintree are popular because of their strategic location, and they have plenty of available property to meet demand. There is sufficient land available for future development but many sites are constrained (contamination, adjacent housing and access constraints) requiring public sector assistance to bring forward. Crosby and Maghull are primarily commuter towns for Liverpool, with limited local demand for industrial space. Demand is from local firms (inward investment into Liverpool and South Sefton is for offices). Larger, established businesses have land to meet their expansion needs.

National Agent

Demand is for budget, leasehold space. The industrial estates in Bootle and Aintree are popular because of their strategic location.

National Agent

South Sefton has sufficient industrial property to meet needs, with an oversupply of larger industrial units.

Regional Developer Own Aintree Racecourse Business Park. Demand here is from



Contact Comment national retailers and wholesalers looking for trade space of 186

sqm. Some inward investment (e.g. Wyko Industrial Services), but most demand is from South Sefton and Liverpool. Warehouses of up to 1858 sqm have been slow to let.

Regional Agent

Despite the wider economic slowdown, there remains a reasonable market for industrial space in the 279-464 sqm and 929-2787 sqm size ranges. Demand comes from a mix of local manufacturing firms and larger companies from across Merseyside. Rents are around £56 per sqm for good quality space, £807 per sqm for freehold sale. There is sufficient land and property to meet needs. Bootle remains the primary source of budget industrial space in north and central Merseyside, although there is a lot of poor quality space around the port area.

Local Agent

Reasonable demand for leasehold industrial space of less than 279 sqm, from local firms. Bootle has sufficient industrial property to meet needs, but supply is more limited in other areas. The industrial estates in Bootle and Aintree are popular because of their strategic location. There is sufficient land available for future development.


Table A.10.5 – West Lancashire – Industrial Contact Comment

Skelmersdale

National Agent There has historically been strong demand for freehold/long leasehold industrial units of 929 sqm or more, from regional and national firms. However, recent demand has been more limited due to the wider economic slowdown. There are shortages of good quality industrial space of 279 sqm or less, to meet the needs of local firms. Existing small space is often of poor quality, and badly located on backland sites.

Regional Agent

Some demand from large manufacturing, storage, and haulage firms who want large freehold space of more than 929 sqm. There are shortages of good quality, smaller industrial space, to meet the needs of local firms. Existing small space is often of poor quality, and hard to access.

Local Agent

There has historically been strong demand for freehold/long leasehold industrial units of 1858 sqm or more, from regional and national firms. However, recent demand has been more limited due to the wider economic slowdown. Some demand from start-ups and SMEs for leasehold units of less than 279 sqm. Supply exceeds demand for all sizes of industrial property. There is a shortage of land available for future development, with most existing sites now committed for development or expansion.

Other Areas

Local Developer

Own Merlin Park, Burscough Industrial Estate. Burscough is the primary employment centre for West Lancashire, outside of Skelmersdale (which has a separate market). Demand comes from West Lancashire, Southport, and south Preston, and is highest for units of up to 464 sqm. There is a shortage of good quality units, 111-464 sqm in size. Ormskirk has demand for units of up to 464 sqm, but supply is



Contact Comment constrained with an excess of larger (up to 743 sqm), poor quality units (e.g. New Court Way). Demand here comes from Southport, eastern Merseyside and central Lancashire. Further growth in Ormskirk is constrained by a shortage of land.

Regional Agent Limited demand for industrial property in Ormskirk, developers are considering office or residential uses.

Local Agent

Limited demand at the moment due to the wider economic slowdown. Remaining demand is for leasehold industrial properties of 279 sqm, from local firms. Demand comes from a range of businesses associated with the rural economy (e.g. agricultural supply and haulage). In Ormskirk demand is primarily from trade uses. There are shortages of small, budget industrial space.

Local Agent

Marketing property in Burscough. Burscough is an important local employment centre that retains strong demand despite the wider economic slowdown. Demand is for leasehold industrial properties of 279 sqm. There is a good range of available property, notably refurbishments of older industrial space.


Industrial Schemes Performance A10.4 Tables A.10.6 to A.10.7 illustrate the performance of a selection of self-contained

industrial schemes in each local authority area. Table A.10.6 – Halton Industrial Schemes Performance Property Scheme Total Floorspace,

sqm and Number of Units

Unit Size Range, sqm

Occupancy Rate, percent

Comments

Runcorn

Christelton Court, Manor Park

Not known10 units

929-3716 100

Seymour Court, Manor Park

10,412 16 units

311-1485 100

Rokeby Court, Manor Park

7432 10 units

145-2694 100 Now fully let.

Enterprise Business Logistics Centre, Picow Farm Road

1858 20 units

93 each 90

Dewar Court, Astmoor Industrial Estate

2670 22 units

70-227 91 Small workshops and industrial units for local engineering firms Lots of interest, but does not translate into lettings.

Rivington Road, Whitehouse Industrial Estate

90118 units

464-929 88

Sycamore Court, Manor Park

427011 units

174-916 82 New, high quality units.



Property Scheme Total Floorspace, Unit Size Occupancy Comments sqm and Number

of Units Range, sqm Rate, percent

Expressway Industrial Estate

2600 21 units

83-372 81 Smaller units let more quickly than larger.

Chadwick Road, Astmoor Industrial Estate

Not known8 units

295-1181 75

Boleyn Court, Manor Park

6503 11 units

305-2833 73

Beeston Court, Manor Park

6038 8 units

1512-3159 62 Larger space, not attracting much interest.

Percival Lane Business Centre

3257 units

46 each 57 Owned and managed by Halton Chamber of Commerce.

Domino Park, Warrington Road, Manor Park

41814 units

696-1904 50 New, high quality units, for sale or let

Arkwright Road, Astmoor Industrial Estate

Not known 15 units

295-1194 47 Poor quality units, limited demand.

Aragon Court, Manor Park

10,2416 units

938–3148 33 Larger space, not attracting much interest.

Brindley Road, Astmoor Industrial Estate

19,870 17 units

314-2378 29 Poor quality units, limited demand.

Aston Fields Road, Whitehouse Industrial Estate

77968 units

506-3541 25

Dalton Court, Astmoor Industrial Estate

9778 units

70-139 25 Limited demand due to economic downturn.

Goddard Court, Astmoor Industrial Estate

Not Known11 units

297-2074 18 Limited demand due to economic downturn

Widnes

Moor Lane Business Centre, Moor Lane

Not known70 units

12-91 97 Managed by Halton Chamber of Commerce

Speke Approach 18,581 19 units

464-1858 89 New, high quality units, demand remains strong.

St Michael’s Industrial Estate

5128 25 units

149-297 84 Small, moderate quality workshops and industrial units for local engineering firms.





Heron Business Park Phase One, Tan House Lane

444811 units

309-751 82 New, high quality units, demand remains strong. Phase Two (19 units) under development.

Towngate Industrial Estate, Everite Road

27,871 7 units

452-1356 71

Ditton Court, Foundry Lane

13205 units

240-1320 60 Small scheme of new, high quality units.

Easter Park, Bennett’s Lane

94674 units

1301-3818 50 New, large warehouse units.


Table A.10.7 – Knowsley Industrial Schemes Performance Property Scheme Total Floorspace,




Comments


Knowsley Industrial Park (Space NW Scheme)

Not known 32 units

45-435 100 Established industrial estate, 18 units let on long leases.

Capitol Trading Park, Bank Road

18,445 41 units

151-2091 88 Warehouses and trade/counter units aimed at wholesalers and distribution companies.

Britonwood Trading Estate, Britonwood Road

20,439 35 units

93-2067 77 Warehouses and trade/counter units aimed at wholesalers and distribution companies.

Alchemy, A580 East Lancs Road

8655 10 units

627-1980 69 New, high quality units, demand remains strong. 3 units vacant.

Arbour Court (Phase II), Arbour Lane

2308 8 units

232-372 62 Newly built industrial units, take-up has been slow due to economic downturn.

Image Business Park, Acornfield Road

20,606 12 units

338-6600 50 Recent refurbishment of former manufacturing site, take-up has been slow due to the economic downturn. Difficult access off main road.

NEXUS (Industrial), Randles Road

9827 10 units

444-1126 20 Newly built industrial units, take-up has





been slow due to economic downturn.


Link, Ellis Ashton Street

14,957 10 units

399-2290 50 Newly built industrial units, demand remains strong.

Chapel Brook Trade Park, Wilson Road

7052 18 units

132-613 6 Recent refurbishment of trade counter/industrial units, take-up has been slow due to economic downturn.

Other Areas

Prescot Business Park, Prescot

3716 25 units

78-1624 40 Newly built industrial units.


Table A.10.8 – Sefton Industrial Schemes Performance Property Scheme Total Floorspace,




Comments

North Sefton

Orrell Mount Industrial Estate, Orrell Mount, Bootle

9519 5 units

279-3478 100 Industrial and office units, old established premises.

AK Business Park, Russell Road, Southport

Not known 6 units

195-371 83 Workshops and industrial units for local engineering firms, poor quality environment.

Balmoral Business Centre, Balmoral Drive, Southport

18,636 12 units

290-1858 83 Poor quality industrial units and warehouses, in residential area.

Slaidburn Business Centre, Slaidburn Crescent, Southport

436 4 units

109-120 75 Small scheme of new units.

Enterprise Business Park, Russell Road, Southport

Not known 12 units

51-144 58 Workshops and industrial units for local engineering firms, poor quality environment.





South Sefton

Kingfisher Business Park, Hawthorne Road, Bootle

Not known 28 units

186-1115 96 Workshops and industrial units for local engineering firms.

Aintree Racecourse Retail and Business Park (industrial), Aintree,

Not known 41 units

373-2001 93 New, high quality units, mixed industrial, office and retail scheme.

Maritime Enterprise Park, Atlas Road, Bootle

Not known 24 units

120-795 92 New, high quality units, demand remains strong.

Millers Bridge Industrial Estate, Derby Road, Bootle

Not known 39 units

73-197 92 Small workshops and industrial units for local engineering firms.

Farriers Way Industrial Estate, Farriers Way, Bootle

Not known 56 units

45-278 89 Small workshops and industrial units for local engineering firms, demand remains strong.

The Boxworks, Heysham Road, Netherton

2438 23 units

82-106 83 Small workshops and industrial units for local engineering firms.

Sefton Business Park (industrial), Aintree

3091 15 units

93-390 67 Newly built industrial units, demand from local firms remains strong.

The Bridgewater Complex (industrial), Canal Street, Bootle

2119 15 units


Vesty Business Park (industrial), Vesty Road, off Bridle Road, Bootle

13,263 17 units

279-28,031 47 New, high quality units, take-up has been slow due to economic downturn.

Source: BE Group 2008 Table A.10.9 – West Lancashire Industrial Schemes Performance Property Scheme Total Floorspace,




Comments

Skelmersdale

Gladden Place, West Gillibrands Industrial Estate

Not known 12 units

28-46 92 Poor quality scheme.





Pilling Place, Pimbo Road, West Pimbo Industrial Estate

1018 7 units

93-185 86

Pit Hay Place, Pimbo Road, West Pimbo Industrial Estate

Not known 5 units

1083-2774 80 Warehouses and industrial units aimed at wholesalers and distribution companies.

Greenhay Place, Gilllibrands Industrial Estate

Not known 23 units

273-554 78 Workshops and industrial units for local engineering firms.

Gorsey Place, Gilllibrands Industrial Estate

5676 approx. 13 units

307-437 77 Workshops and industrial units for local engineering firms

Pikelaw Place, Pimbo Industrial Estate

600 approx. 12 units

50-56 50 Small workshops and industrial units for local engineering firms, poor quality environment.

Paxton Place, Pimbo Industrial Estate

6705 5 units

1280-2712 39 Recent refurbishment, take-up has been slow due to economic downturn.

Other Areas

Swordfish Business Park, Swordfish Close, off Higgins Lane, Burscough

3058 9 units

180-447 88 Newly built industrial units, dominated by logistics uses.

Merlin Park, Ringtail Road, Burscough

Not known 16 units

297-418 88

Wood End Business Park, Marsh Moss Lane, Burscough

Not known 21 units

111-1301 86 Established industrial estate, dominated by trade counter uses.

Hattersley Court, Burscough Road, Ormskirk

1810 10 units

181 each 60 New, high quality units, take-up has been slow due to economic downturn.

Conway Industrial Estate, Skull House Lane, Appley Bridge

4674 8 units

101-859 50 Rural industrial estate, dominated by logistics uses.

Source: BE Group 2008 Offices

A10.5 Stakeholders identify that the study area is primarily industrial in nature. However, there are new and existing office schemes in each local authority area. For ease of reference property market stakeholders’ comments are summarised in Tables A.10.10 to A.10.13. As with the industrial sector, comments reflect the disaggregated areas referred to in Table 1.



Table A.10.10 – Halton – Offices

Contact Comment

Widnes/Runcorn

National Agent

Limited demand at the moment due to the wider economic slowdown. The only requirements are from a small number of larger firms that are looking for long leasehold/freehold space of 929 sqm. Both Runcorn and Widnes have plenty of available property to meet needs. Supply exceeds demand in both Runcorn and Widnes, particularly for new properties.

National Agent Limited demand at the moment due to the wider economic slowdown. The M56 Corridor in Runcorn is historically the prime location for high quality office space. Rents in this area are around £172 per sqm. Remaining demand in this area is for good quality leasehold space of 650 sqm from local and regional firms. No demand for freehold space. Supply exceeds demand, so new development in Halton is likely to be limited for the next few years.

National Agent

Reasonable demand for leasehold office space of less than 139 sqm from local firms. Larger units of 279 sqm or more struggle to let. Both Runcorn and Widnes have plenty of available office property to meet needs, supply exceeds demand across Halton.

Runcorn

National Agent Marketing the EBL Centre, Preston Brook. Reasonable demand for leasehold and freehold offices of 74-93 sqm, from local firms. Runcorn has plenty of available office property to meet needs.

Regional Agent Limited demand at the moment due to the wider economic slowdown. The only requirements are from local firms looking for leasehold units of up to 279 sqm. Recent developments have focused on prestige or specialist property so there is a shortage of budget/moderate space.

Local Developer Own office schemes at Sutton Quays. Reasonable demand for leasehold and freehold offices of 93 sqm, from local firms. Runcorn has plenty of new office space to meet needs.


Table A.10.11 – Knowsley – Offices Contact Comment

Kirkby and Huyton Industrial Parks

National Agent

Reasonable demand for leasehold office space of less than 139 sqm from local firms. Larger units of 279 sqm or more struggle to let. Knowsley has sufficient property to meet needs, supply exceeds demand across the district.

Regional Developer

Own Academy Business Park. Historically an industrial area, with large office users going to Liverpool. Demand is for leasehold properties of less than 279 sqm to support existing industrial firms.

Other Areas

National Developer Long leaseholders of Prescot Business Park. Demand for office space in Prescot has always been limited, and has now



Contact Comment largely dried up due to the wider economic slowdown.

Previous demand came from across Merseyside and was for units of less than 186 sqm.

National Developer

Own Kings Business Park. Demand for offices has been slow, taking several years to fill the first phase. Demand is for the smaller offices of up to 650 sqm, with demand coming from across Merseyside.

National Agent Historically an industrial area, but new developments in Prescot have attracted inward investment from across Merseyside. Cheaper rents and good motorway access have attracted large firms that might otherwise go to Liverpool City Centre. Demand is for freehold offices of up to 929 sqm. This demand is unlikely to continue given the wider economic slowdown.

National Agent Kings and Prescot Business Parks were creating a modest market for offices in a previously industrial area; this has stalled in the present economy. Most recent development at Kings Business Park have been for large design and build offices of more 929 sqm, for large firms who still have available finance. Prescot Business Park (which only has smaller space of 186 sqm) has only had one letting this year. Rents are around £151-161 per sqm for new space, £108 per sqm for refurbished space, and £86 per sqm for existing moderate quality space.

Regional Agent Marketing Puma Court, Kings Business Park, Prescot. Demand for offices has been slow, although existing space is now almost full. Demand is for the smaller offices of 575-709 sqm, with demand coming from across Merseyside. The only development works underway at the moment are design and build schemes for large firms who want space of up to 1856 sqm. There are no plans to develop further speculative space given present economic conditions.


Table A.10.12 – Sefton – Offices Contact Comment

North Sefton

National Agent

Demand is limited to the local legal and financial sectors. There are some good office schemes in the town centres to meet their needs.

Local Agent

Demand is for leasehold office properties of 93 sqm, from local firms in the legal and financial sectors. Larger space struggles to let. No demand for freehold space.

Local Agent

Southport is a retail, rather than an office, centre. Available demand is for leasehold office properties of 93 sqm, from local firms in the legal and financial sectors. There are offices available on Hoghton Street to meet this need.

South Sefton

National Investor

Own Atlantic Park, Dunningsbridge Road, Bootle. Bootle has good access and cheap land. It remains peripheral to Liverpool, but rising rents in the City are creating a market for



Contact Comment high quality office space in a previously industrial area.

National Agent

Reasonable demand for leasehold office space of less than 139 sqm from local firms. Larger units of 279 sqm or more struggle to let. South Sefton has plenty of available office property to meet needs; supply exceeds demand across the district.

National Agent

South Sefton is benefiting from Inward investment into the Liverpool conurbation. Bootle and Aintree are popular because of their strategic location, and they have plenty of available property to meet demand.

Regional Agent Bootle has historically had a limited office market; however, there have been recent high quality developments at the Vesty Site, Bridle Road and Aintree Racecourse Business Park. Such schemes are attracting inward investment from service sector/high-tech companies that would otherwise go to Liverpool City Centre. Such schemes provide space of 464 sqm, at rents of £129-151 per sqm that compete well with equivalent schemes in Liverpool.

Regional Developer

Own Aintree Racecourse Business Park. Demand here is for trade space, offices have been slower to let. Most demand is from South Sefton and Liverpool

Local Agent

Reasonable demand for leasehold of space of less than 93 sqm from local firms. Recent developments mean that Bootle has sufficient office property to meet needs.

Source: BE Group 2008 Table A.10.13 – West Lancashire – Offices

Contact Comment

Skelmersdale

National Agent No demand for offices in Skelmersdale.

National Agent

Skelmersdale has a limited office market, despite recent developments such as the West Lancashire Investment Centre. This is not likely to change.

Local Agent Some demand for leasehold offices of 46-186 sqm. Demand is for leasehold space, with smaller firms discouraged from buying due to present economic uncertainty. Demand comes from within Skelmersdale (Ormskirk and Burscough are a separate market), with limited inward investment. A lot of high quality offices have been built recently, but there is a shortage of budget space. The West Lancashire Investment Centre provides small, good quality suites of less than 46 sqm, but rents are high (£178 per sqm). There is also a shortage of larger expansion space of 186 sqm. Self contained offices developed at Maple Court, White Moss Business Park are too large (279 sqm) to meet local needs.

Local Agent

Recent developments have been for good quality space, such as the West Lancashire Investment Centre. There was a growing local market for office space, but this has ended in the last 12 months due to the wider economic slowdown. Local demand is for suites of up to 93 sqm for small



Contact Comment companies and start-ups.

Other areas

Local Developer

Own Merlin Park, Burscough Industrial Estate and Martland Mill, Burscough Town Centre. Burscough is the primary employment centre for West Lancashire, outside Skelmersdale (which has a separate market). Demand comes from West Lancashire, Southport, and south Preston, for both office and industrial properties. It is highest for offices (or hybrid units) of up to 464 sqm. There is a shortage of good quality offices, 111-464 sqm in size. Burscough has reasonable demand for small, serviced offices of 46 sqm, for local firms. Ormskirk has demand for units of up to 464 sqm, but supply is constrained with an excess of larger (up to 743 sqm), poor quality units. Demand comes from Southport, eastern Merseyside and central Lancashire, for both office and industrial properties.

Local Agent

Marketing property in Burscough. Burscough is an important local employment centre that retains strong demand despite the wider economic slowdown. However, demand for offices is matched by high demands for retail and residential space. This puts pressure on supply, particularly for refurbished properties in the town centre.

Local Agent

Demand is for leasehold office properties of 93 sqm, from local firms. Larger space struggles to let. No demand for freehold space.


Office Schemes Performance A10.6 Tables A.10.14 to A.10.17 illustrate the performance of a selection of self-contained

office schemes in each local authority area. Table A.10.14 – Halton Office Schemes Performance

Property Scheme

Total Floorspace,

sqm (approx)

Unit Size Range,

sqm

Occupancy Rate,

percent Comments

Runcorn

Priory, Brook and Park Houses, Manor Park

1337 232-279 100

Daresbury Point, Manor Park

1393 204-966 100 New, high quality units.

Sutton Quays Business Park, Sutton Weaver

3531 4 units


Grosvenor House, Halton Lea

4645 8 suites

46-1706 83

Whitworth Court, Manor Park

1326 16 units

31-204 37

Victoria 405 89-116 25 Recently



Total Unit Size Occupancy Property Comments Scheme Floorspace, sqm (approx)

Range, Rate, sqm percent

Buildings, High Street

4 suites refurbished, serviced offices, in town centre.

Widnes

Brendan House, Victoria Square

Not known 9 suites

13-32 100 Serviced offices, always full.

Waterloo Business Centre, Waterloo Road

Not known 50 suites

13-84 92 Low quality accommodation managed by Halton Chamber of Commerce.

Turnstone Business Park, Dennis Road, Widnes Waterfront

4985 20 units

218-323 16 New, high quality office and hybrid units, take-up has been slow due to economic downturn.

Source: BE Group 2008 Table A.10.15 – Knowsley Office Schemes Performance

Property Scheme

Total Floorspace,

sqm (approx)

Unit Size Range,

sqm

Occupancy Rate,

percent Comments


North Mersey Business Centre

27,871 100 suites

(approx.)

17-464 95 Very large, established business centre

Knowsley Business Resource Centre, Admin Buildings

2787 31 suites

17-65 77

NEXUS (Office), Randles Road

2304 10 suites

61-690 50 New, high quality units, take-up has been slow due to economic downturn

The Ashcroft Centre, Ashcroft Road

577 9 suites

12-222 11 Recently refurbished, serviced offices.

Other Areas

Puma Court, Kings Business Park, Prescot

4692 7 units

283-779 71 New, high quality units, take-up has been slow due to economic downturn.

Tiger Court, Kings Business Park, Prescot

3777 12 units


10 Derby Street, Prescot

222 8 suites

17-48 25 Recently refurbished, serviced offices.



Total Unit Size Occupancy Property Comments Scheme Floorspace, sqm (approx)

Range, Rate, sqm percent

Prescot Business Park, Prescot

3716 11 units



Table A.10.16 – Sefton Office Schemes Performance

Property Scheme

Total Floorspace,

sqm (approx)

Unit Size Range,

sqm

Occupancy Rate,

percent Comments

North Sefton

Trafalgar House, Union Street, Southport

362 6 suites

56-121 33 Small, moderate quality, town centre scheme. Limited parking.

South Sefton

Atlantic House, Dunningsbridge Road, South Sefton

4209 4 suites

744-907 100 New, high quality office suites. Part of a larger office/industrial development

Switch House, Switch Island, Dunningsbridge Road, South Sefton

2323 5 sites

313-325 100 New high quality office suites. Comprises 3 buildings completed May 2006

The Bridgewater Complex, Canal Street, Bootle

1166 174 work

stations

9-184 80 New, serviced offices contained within two buildings

Aintree Building Racecourse Retail and Business Park, Aintree

565 20 suites

14-72 25 Demand strongest for trade units. New suites now available.

Vesty Business Park, Bridle Road, Bootle (Priority Sites)

1393 4 units


Essex House, Bridle Way, Bootle

Not known 7 suites

88-449 57 Recently refurbished office building.




Table A.10.17 – West Lancashire Office Schemes Performance

Property Scheme

Total Floorspace,

sqm (approx)

Unit Size Range,

sqm

Occupancy Rate,

percent Comments

Skelmersdale

Peel House, Peel Road, Pimbo

2174 38 suites

42-309 100 Refurbished office building in industrial estate.

Whelmar House, Southway

7571 6 suites

80-453 83 Refurbished office building, in town centre.

West Lancashire Investment Centre, White Moss Business Park

4300 34 suites

17-211 71 Large, high quality business centre.

Other Areas

The Malthouse Business Centre, Southport Road, Ormskirk

Not known 12 suites (approx.)

14-154 88

Martland Mill, Mart Lane, Burscough

5200 14 Suites

56-130 71 Recently refurbished, serviced offices, in town centre.

Windgate Business Park, Windgate Lane, Tarleton

1668 5 units

234-474 70 New, high quality units, demand remains strong

Northern Diver Business Park, Appley Bridge

1330 9 units

142-208 56 Small, isolated rural office scheme.

Hattersley Court Business Centre, Burscough Road, Ormskirk

890 20 suites

32-53 0 New, high quality serviced offices; take-up has been slow due to economic downturn.



Category to link LA

policy description

Address

Ashville Industrial Estate

Clifton Road

Runcorn

E3

Primarily Employment

Area

Description

Small mixed office and industrial estate, with office

development fronting Clifton Road.

Grade

Critical mass: Good

Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: B/C

Total Number of

Units

27 Vacant 7 Occupancy

Rate, percent

74

Predominant Use Class (B1, B2, B8)

B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality

Nos – Derelict Poor Average Good �

Area Size, ha

13.97

Regeneration Opportunities

(size, ha)

-

Recommendations for Remodelling

Sites along Clifton Road have been developed as offices; remaining plots will be developed similarly.

There is a more open space area to the rear of the industrial estate which could provide future

development site (Site A – 3.28 ha). Includes Employment Sites 384/0 and 402/0, one under

construction.

Future Role

Local employment area.

General Industrial/Business Area.

Category to link LA

policy description

Address

Astmoor Industrial Estate

Runcorn E3


Area

Description

Large densely developed industrial estate built on a grid pattern

which offers a range of space in terms of size and quality.

Grade Critical mass: Good

Accessibility: Good

Prominence: Good

Environment: Average

Total Grade: B/C

Total Number of Units


Rate, percent

75


B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality

Nos – Derelict Poor � Average � Good

Area Size, ha

78.55


(size, ha)

10.49


The Mersey Gateway will require acquisition of properties in the centre of the estate which provides

opportunity to remodel space released after construction ends.

There are other areas of poor quality, vacant and derelict property which should be redeveloped. In addition

several sites are currently underused or vacant. These include:

Site A : Sites off Eastern and off Chadwick Road (Including Employment Site 376/0) – 0.64 ha.

Site B : Building terraces on Chadwick Road – 6.23 ha.

Site C : Sites off Arkwright Road fronting the Expressway – 1.30 ha.

Site D : Sites off Edison Road used as car parks and land off Hardwick Road, all facing the Expressway –

2.96 ha.

The Mersey Gateway Regeneration Strategy also contains detailed regeneration proposals for Astmoor.

Future Role

Retain employment area for B1/B2/B8 uses. Remodel.


Category to link LA

policy description

Address

Daresbury Park, Daresbury

Runcorn E3, 6 and S20, S24


Area/Regional

Investment Site

Description

High quality office park with mix of HQ buildings and smaller

office village.


Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: A



Rate, percent

97


B1

Buildings Age

Nos – Pre 1945 1945-90 90-2000 � New 2000+ �

Buildings Quality


Area Size, ha

58.70


(size, ha)

-


Site has been masterplanned and will continue to be developed for high quality offices. Limited retail consent

to support the park’s occupiers. Potential to link with Daresbury Science and Innovation Campus to the north.

Considerable expansion land remaining represented by Employment Sites 240/0; 240/7; 241/0; 241/2; 241/3,

totalling 40.32 ha

Future Role

High Quality Business Park.

Category to link LA

policy description

Address

Daresbury Science and Innovation Campus (Daresbury Park), Daresbury

Runcorn S26, E3 and 6


Area/Regional

Investment Site

Description

Incorporates the original laboratories and synchrotron centre,

together with modern recently constructed research buildings

and land.


Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: B



Rate, percent

82


B1

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

31.41


(size, ha)

-


Within the original laboratory there is limited scope for remodelling in the short-term, but if uses/buildings

reach the end of their useful life the site is likely to see some refurbishment/redevelopment. In the latest phase

there is substantial land remaining for further development (Employment Sites 225/1, 246/0 247/0 and 250/0 –

totalling 11.88 ha). Potential to link with Daresbury Park to the south.

The Daresbury Framework (2008) proposes the delivery of over 17,000 sqm of additional business and

laboratory space over the next ten years (plus 9290 sqm in the Gateway Centres). This will be extended by a

further 49,000 sqm over the following 20 years. Significant infrastructure improvements are also proposed.

Future Role

Research and Technology/Science Park.

Category to link LA

policy description

Address

Halton Lea

(excluding Shopping Centre)

Runcorn

E3


Area

Description

Grouping of offices and community buildings around the main

shopping area, including 1970s block and more modern low rise

buildings.

Grade Critical mass: Poor

Accessibility: Average

Prominence: Poor


Total Grade: C/D



Rate, percent

89


B1

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

12.35

Regeneration

(size, ha)

1.14


A large vacant 1970s block (Site B – 1.14 ha) is recommended for redevelopment to house a mix of retail and

other B1/commercial uses Other buildings are reasonable and modern.

Site A (2.43 ha) has outline consent for a 13,000 sqm (gross) retail store. It is therefore not considered an

employment regeneration opportunity.

Future Role

Mixed use development.

Established or Potential Office Location.

Category to link LA

policy description

Address

Halton Road

Runcorn E3


Area

Description

Local small industrial area either side of Halton Road, with a

mix of buildings.

Grade Critical mass: Average


Prominence: Poor


Total Grade: C/D



Rate, percent

93


B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality

Nos – Derelict Poor Average � Good

Area Size, ha

8.33


(size, ha)

0.56


Includes Employment Site 403/0.

There is a development plot of 0.56 ha (Site A).

Recent refurbishment has taken place to improve some of the buildings, limited additional opportunities.

Future Role

Continue as local employment area for B1/B2/B8 uses.


Category to link LA

policy description

Address

Heath Road North

Runcorn E3


Area

Description

Small local employment area with a mix of uses. Some

buildings front the Bridgewater Canal.


Accessibility: Good

Prominence: Average


Total Grade: C/D



Rate, percent

100


B1,B2

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

3.95


(size, ha)

1.33


The more prominent buildings – office & car dealership do not offer scope for remodelling.

The canal side buildings are in poor condition and could be part of a wider improvement, possibly for

alternative leisure/residential uses (Site A – 1.33 ha).

Future Role

A mixed-use area.


Category to link LA

policy description

Address

Manor Park

Runcorn E3


Area

Description

Large employment area with large distribution warehousing to

the East of the area, smaller office and warehouse development

to the West.


Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: B



Rate, percent

82


B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 � New 2000+ �

Buildings Quality


Area Size, ha

143.92


(size, ha)

10.63


Much of allocated land has been developed with one complete site remaining (Employment Site 236/1).

Buildings at Tudor Road do have expansion areas which could be developed separately (Sites A and B, 1.23 ha

and 1.29 ha respectively), and one site on Warrington Road (Site C – 0.19 ha).

There is also the possibility of extending Manor Park from Warrington Road to the Manchester Ship Canal

(Site D – 7.92 ha) assuming that drainage and ecological issues in this area can be solved. This area is also

proposed for employment uses in Call for Sites Submission 10287.

Future Role

Continue as key sub-regional employment area.


Category to link LA

policy description

Address

Picow Farm Road

Runcorn E3


Area

Description

A mix of trade counter and industrial premises either side of

Picow Farm Road with a large depot to the West.


Accessibility: Good

Prominence: Good


Total Grade: B/C



Rate, percent

81


B1, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

13.69


(size, ha)

-


Includes three Employment Sites – 382/0; 398/0; 399/0.

No available sites, all buildings in full use.

Little scope for remodelling.

Future Role

Established local employment area.


Category to link LA

policy description

Address

Runcorn Docks

Runcorn S1, RG4

Regeneration Action

Area

Description

Port related uses plus recently developed college and residential.

Port functions to be relocated.


Accessibility: Poor

Prominence: Poor


Total Grade: B/C



Rate, percent

80


B2, B8, C3, D1

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality

Nos – Derelict Poor Average � Good �

Area Size, ha

44.31


(size, ha)

14.00


Adjacent area already developed for College and housing. Remainder to see circa 14 ha retained for

employment use and circa 14 ha for housing linked to the approved Halton, St Helens, Warrington Growth

Point Bid.

Future Role

Mixed-use residential and local employment site (B1, B2 uses).


Category to link LA

policy description

Address

The Heath Business Park,

Runcorn E3


Area

Description

Former ICI office and laboratory complex, now a multi-tenanted

site, comprising largely 2 storey office blocks with laboratory

and now new build. Scale of sub-division makes it difficult to

reconcile number of units with Halton BC supplied data. The

Heath advise total occupancy is 78 percent, with offices at 74

percent and laboratories at 84 percent. There is 2628 sqm of

vacant space.


Accessibility: Good

Prominence: Average

Environment: Good

Total Grade: B


n/k Vacant 91 Occupancy

Rate, percent

78


B1

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

20.83


(size, ha)

-


Consent granted for 16,722 sqm of additional space within Employment Site 385/0. The first building is under

construction.

Long term remodelling of part of the existing buildings either through refurbishment or redevelopment is

envisaged.

Future Role

Retain as sub-regional B1 business park.


Category to link LA

policy description

Address

Weston Docks

Runcorn S1, RG1-6

Regeneration Action

Area

Description

Port related uses, together with Ineos chemical manufacturing

facility. Recently cleared areas and new development of the

Feeder Port.


Accessibility: Poor

Prominence: Poor


Total Grade: B/C



Rate, percent

100


B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality

Nos – Derelict Poor � Average Good �

Area Size, ha

43.73


(size, ha)

14.62


Ineos is specialist plant and is likely to remain.

The remaining port area has large cleared sites which are capable of redevelopment (Site A – 14.62 ha) to

expand the newly established feeder port (Employment Site 299/0).

Future Role

Port-related industry.

Warehouse/Distribution Park

Category to link LA

policy description

Address

Whitehouse Industrial Estate and Preston Brook

Runcorn E3


Area

Description

Large employment area with several major employers, and a

range of industrial terraced units plus a modern office park.


Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: A



Rate, percent

86


B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 � New 2000+ �

Buildings Quality


Area Size, ha

101.45


(size, ha)

2.17


Very limited opportunity. Two infill sites, one (Employment Site 8/1) currently used for a Network Rail project

with little land left over. Employment Site 251/0 is currently undeveloped.

The former YKK site off Astonfields Road is being remodelled at present.

Land to rear of Tanners Farm between M56/A56, shown as green space, could provide further B1 sites, (Site A

- 2.17ha).

Future Role

Retain as sub-regional employment area for B1, B2, B8 uses.

General Industrial/Business Area

Category to link LA

policy description

Address

Derby Road/Moorfield Road (including Bold Industrial Estate)

Widnes E3


Area

Description

Two large manufacturing facilities with a number of car and

other trade establishments either side of M62 link road.

Adjacent to Employment Sites 294/0 and 294/1.


Accessibility: Good

Prominence: Good


Total Grade: C



Rate, percent

100


B2, B8, Sui Generis

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 � New 2000+

Buildings Quality


Area Size, ha

36.27


(size, ha)

10.09


Rockwood occupy old, poor quality buildings which in the long term are likely to be redeveloped.

Rookwood Additives (SHLAA Site Ref 86) site should be retained for employment use (Site A – 10.09 ha).

The remaining area is fully developed, part now residential (two areas, north of Derby Road and east of

Moorfield Road, opposite Rockwood, have been developed for housing).

Future Role

Local employment area for B1/B2/B8 uses.

General Industrial/Business Areas.

Category to link LA

policy description

Address

Ditton Strategic Rail Park (3MG)

Widnes S20, E3 and 7


Area/Regional

Investment Site

Description

Extensive inter-modal rail freight based Regional Investment

Site. Also includes modern (Speke Approach) and old

established (Ditton) industrial estates, and PDM Group

Chemicals plant within masterplan boundaries.



Prominence: Average

Environment: Poor

Total Grade: B



Rate, percent

97


B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

184.12


(size, ha)

12.36


The Eastern end has been cleared and development commenced (Employment Site 255/1).

Central area is also being improved (Employment Site 255/0).

Western end is likely to be developed in the future (employment Sites 242/0, 253/0 and 256/0).

PDM Group chemical plant is established (Employment Site 379/01).

South side of Ditton Road is mix of open storage areas and buildings, and have long term potential (Site A,

including Employment Site 360/0 – 22.77 ha). (N.B. This is an additional long term opportunity and not part of

wider regeneration opportunities calculations)

Former Tessenderlo site (outside the Employment Area boundary, between Sites 255/1 and 379/0) is currently

being redeveloped for a large chilled food distribution centre.

Additional greenfield land is available between Speke Approach/Site 242/0 and Speke Road (A567) (Site B –

12.36 ha). This could be accessed through Speke Approach (with a bridge across Ditton Brook) possibly as

further expansion space for Speke Approach if required.

Future Role

Specialised Freight Terminal.

Category to link LA

policy description

Address

Everite Road Industrial Estate

Widnes E3


Area

Description

Former industrial complex now in multi-occupation plus a

number of smaller industrial buildings and terraces. Site at the

junction of Everite Road/Ditchfield Road has been developed

for housing.


Accessibility: Good

Prominence: Good


Total Grade: C



Rate, percent

92


B2/B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

31.43


(size, ha)

3.60


The multi-tenanted complex has been refurbished and is now well let. Includes Employment Sites 339/0 and

406/0.

To the East of Everite Road are several buildings with potential to combine and increase site coverage,

although currently in full use (Site A – 3.6 ha).

Future Role

Established employment area.


Category to link LA

policy description

Address

Halebank Industrial Estate

Widnes S1, RG5

Regeneration Action

Area

Description

Large industrial area, primarily comprising self-contained sites,

and a large single occupied site (GE).


Accessibility: Poor

Prominence: Poor


Total Grade: C



Rate, percent

98


B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

67.82


(size, ha)

5.09



Site A – 1.64 ha site off Harrison Street at front of the area

Site B - Poor quality buildings to south east of Pickering Road – 3.45 ha

Otherwise limited scope.

Future Role

Retain as local employment area for B1/B2/B8 uses.


Category to link LA

policy description

Address

Moor Lane

Widnes S1, RG2

Regeneration Action area

Description

Mixed use area at edge of town centre with low grade industrial,

retail and residential with some roadside uses.


Accessibility: Good

Prominence: Average

Environment: Poor

Total Grade: C/D



Rate, percent

97


B1, B2

Buildings Age

Nos – Pre 1945 � 1945-90 � 90-2000 New 2000+

Buildings Quality

Nos – Derelict Poor � Average Good

Area Size, ha

33.51


(size, ha)

7.63


Range of poor quality sites could be selectively redeveloped, but currently in full use (Sites A to E). These

extend to 7.63 ha in total. Victoria Road to be reviewed as part of a separate study.

Future Role

Mixed use area to include B1 office and industrial uses plus small B8 functions.


Category to link LA

policy description

Address


Oldgate

Widnes

E3


Area

Description

Small scheme of terraced industrial units, with a number of self-

contained sites along the north side of Ditton Road.


Accessibility: Good

Prominence: Average


Total Grade: C



Rate, percent

84


B1/B2

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

11.36


(size, ha)

2.60


No scope for remodelling in the Oldgate area. The properties on Ditton Road are established businesses which

could be selectively redevelopment (Site A - totalling 2.60 ha).

Future Role

Retain as local employment area for B1/B2 uses.


Category to link LA

policy description Address West Bank Widnes S1, RG1

Regeneration Action

Area

Description Large industrial area dominated by small low grade buildings.

The northern part will be lost to the Mersey Gateway Bridge

construction (this includes Employment Sites 302/0 and 366/0).

Also includes existing residential development.

Grade Critical mass: Good Accessibility: Poor Prominence: Average Environment: Poor Total Grade: C/D



Rate, percent 85


B2, B8

Buildings Age Nos – Pre 1945 � 1945-90 � 90-2000 New 2000+

Buildings Quality Nos – Derelict Poor � Average � Good

Area Size, ha

59.92

Regeneration Opportunities (size, ha)

18.69

Recommendations for Remodelling Following construction of Mersey Gateway, there is an opportunity to remodel residual areas (Sites A-E).

These total 18.69 ha. Future Role Mixed use area of B1, B2, B8 employment and residential. General Industrial/Business Area.

Category to link LA

policy description

Address

Widnes Waterfront

Widnes S1, RG3

Regeneration Action

Area/E3 Employment

Area

Description

Large regeneration area, previously designated as an Economic

Development Zone. Comprises a mix of large chemical

facilities (some now redundant); a range of poor and good

quality premises; vacant land. EDZ status has delivered new

A1, B1 and B8 schemes


Accessibility: Good

Prominence: Good


Total Grade: B


80 Vacant

30 Occupancy

Rate, percent

63


B1, B2, B8, A1

Buildings Age

Nos – Pre 1945 � 1945-90 � 90-2000 � New 2000+ �

Buildings Quality

Nos – Derelict Poor � Average � Good �

Area Size, ha

139.61


(size, ha)

32.81


Wide ranging proposals for the regeneration in the Phase II Masterplan Framework which includes

employment, B1 offices and residential on the waterfront. This will follow new B1, B8 and A1 schemes now

completed.

The Masterplan Delivery Strategy (April 2009) identifies six sites which could potentially be brought forward

for employment uses:

• Former Bayer site, Gorsey Lane (Site A – 16.0 ha) – The Masterplan proposes B2/B8 uses. HBC will

be preparing a masterplan for this site

• Gorsey Lane North (Site B- 0.44 ha, illustrative boundary only) – The Masterplan proposes quality

offices at the junction of Gorsey Lane/Fiddlers Ferry Road. Remainder of the Delavan site to be

retained

• Former Pilkington Sullivan Site (Site C – 6.82 ha) – Discussions are underway for a waste recycling

facility on this site.

• Dennis Road Area (Site D – 5.3 ha) – The Masterplan identifies this area for B1 offices, industry

(B1/B2/B8), and some open space. However, multiple ownerships and occupiers may make delivery

difficult.

• Barkin Centre (Site E – 1.5 ha) – The Masterplan identifies this area for a mix of B1 office and trade

counter uses.

• Tan House Lane East (Site F – 2.75 ha) – The Masterplan identifies this area for a mix of car

showrooms, B1 offices, and light industry.

Future Role

Mixed use residential, leisure and employment area.



S58(p)/Final Report/March 2010/BE Group/Tel 01925 822112

Appendix 11

Halton Employment Areas Proformas & Plans

Category to link LA

policy description

Address

Ashville Industrial Estate

Clifton Road

Runcorn

E3


Area

Description

Small mixed office and industrial estate, with office

development fronting Clifton Road.

Grade

Critical mass: Good

Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: B/C

Total Number of

Units


Rate, percent

74


B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

13.97


(size, ha)

-


Sites along Clifton Road have been developed as offices; remaining plots will be developed similarly.

There is a more open space area to the rear of the industrial estate which could provide future

development site (Site A – 3.28 ha). Includes Employment Sites 384/0 and 402/0, one under

construction.

Future Role

Local employment area.


Category to link LA

policy description

Address

Astmoor Industrial Estate

Runcorn E3


Area

Description

Large densely developed industrial estate built on a grid pattern

which offers a range of space in terms of size and quality.


Accessibility: Good

Prominence: Good


Total Grade: B/C



Rate, percent

75


B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

78.55


(size, ha)

10.49


The Mersey Gateway will require acquisition of properties in the centre of the estate which provides

opportunity to remodel space released after construction ends.

There are other areas of poor quality, vacant and derelict property which should be redeveloped. In addition

several sites are currently underused or vacant. These include:

Site A : Sites off Eastern and off Chadwick Road (Including Employment Site 376/0) – 0.64 ha.

Site B : Building terraces on Chadwick Road – 6.23 ha.

Site C : Sites off Arkwright Road fronting the Expressway – 1.30 ha.

Site D : Sites off Edison Road used as car parks and land off Hardwick Road, all facing the Expressway –

2.96 ha.

The Mersey Gateway Regeneration Strategy also contains detailed regeneration proposals for Astmoor.

Future Role

Retain employment area for B1/B2/B8 uses. Remodel.


Category to link LA

policy description

Address

Daresbury Park, Daresbury

Runcorn E3, 6 and S20, S24


Area/Regional

Investment Site

Description

High quality office park with mix of HQ buildings and smaller

office village.


Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: A



Rate, percent

97


B1

Buildings Age

Nos – Pre 1945 1945-90 90-2000 � New 2000+ �

Buildings Quality


Area Size, ha

58.70


(size, ha)

-


Site has been masterplanned and will continue to be developed for high quality offices. Limited retail consent

to support the park’s occupiers. Potential to link with Daresbury Science and Innovation Campus to the north.

Considerable expansion land remaining represented by Employment Sites 240/0; 240/7; 241/0; 241/2; 241/3,

totalling 40.32 ha

Future Role

High Quality Business Park.

Category to link LA

policy description

Address

Daresbury Science and Innovation Campus (Daresbury Park), Daresbury

Runcorn S26, E3 and 6


Area/Regional

Investment Site

Description

Incorporates the original laboratories and synchrotron centre,

together with modern recently constructed research buildings

and land.


Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: B



Rate, percent

82


B1

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

31.41


(size, ha)

-


Within the original laboratory there is limited scope for remodelling in the short-term, but if uses/buildings

reach the end of their useful life the site is likely to see some refurbishment/redevelopment. In the latest phase

there is substantial land remaining for further development (Employment Sites 225/1, 246/0 247/0 and 250/0 –

totalling 11.88 ha). Potential to link with Daresbury Park to the south.

The Daresbury Framework (2008) proposes the delivery of over 17,000 sqm of additional business and

laboratory space over the next ten years (plus 9290 sqm in the Gateway Centres). This will be extended by a

further 49,000 sqm over the following 20 years. Significant infrastructure improvements are also proposed.

Future Role


Category to link LA

policy description

Address

Halton Lea

(excluding Shopping Centre)

Runcorn

E3


Area

Description

Grouping of offices and community buildings around the main

shopping area, including 1970s block and more modern low rise

buildings.



Prominence: Poor


Total Grade: C/D



Rate, percent

89


B1

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

12.35

Regeneration

(size, ha)

1.14


A large vacant 1970s block (Site B – 1.14 ha) is recommended for redevelopment to house a mix of retail and

other B1/commercial uses Other buildings are reasonable and modern.

Site A (2.43 ha) has outline consent for a 13,000 sqm (gross) retail store. It is therefore not considered an

employment regeneration opportunity.

Future Role

Mixed use development.

Established or Potential Office Location.

Category to link LA

policy description

Address

Halton Road

Runcorn E3


Area

Description

Local small industrial area either side of Halton Road, with a

mix of buildings.



Prominence: Poor


Total Grade: C/D



Rate, percent

93


B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

8.33


(size, ha)

0.56



There is a development plot of 0.56 ha (Site A).

Recent refurbishment has taken place to improve some of the buildings, limited additional opportunities.

Future Role

Continue as local employment area for B1/B2/B8 uses.


Category to link LA

policy description

Address

Heath Road North

Runcorn E3


Area

Description

Small local employment area with a mix of uses. Some

buildings front the Bridgewater Canal.


Accessibility: Good

Prominence: Average


Total Grade: C/D



Rate, percent

100


B1,B2

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

3.95


(size, ha)

1.33


The more prominent buildings – office & car dealership do not offer scope for remodelling.

The canal side buildings are in poor condition and could be part of a wider improvement, possibly for

alternative leisure/residential uses (Site A – 1.33 ha).

Future Role

A mixed-use area.


Category to link LA

policy description

Address

Manor Park

Runcorn E3


Area

Description

Large employment area with large distribution warehousing to

the East of the area, smaller office and warehouse development

to the West.


Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: B



Rate, percent

82


B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 � New 2000+ �

Buildings Quality


Area Size, ha

143.92


(size, ha)

10.63


Much of allocated land has been developed with one complete site remaining (Employment Site 236/1).

Buildings at Tudor Road do have expansion areas which could be developed separately (Sites A and B, 1.23 ha

and 1.29 ha respectively), and one site on Warrington Road (Site C – 0.19 ha).

There is also the possibility of extending Manor Park from Warrington Road to the Manchester Ship Canal

(Site D – 7.92 ha) assuming that drainage and ecological issues in this area can be solved. This area is also

proposed for employment uses in Call for Sites Submission 10287.

Future Role

Continue as key sub-regional employment area.


Category to link LA

policy description

Address

Picow Farm Road

Runcorn E3


Area

Description

A mix of trade counter and industrial premises either side of

Picow Farm Road with a large depot to the West.


Accessibility: Good

Prominence: Good


Total Grade: B/C



Rate, percent

81


B1, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

13.69


(size, ha)

-


Includes three Employment Sites – 382/0; 398/0; 399/0.

No available sites, all buildings in full use.

Little scope for remodelling.

Future Role

Established local employment area.


Category to link LA

policy description

Address

Runcorn Docks

Runcorn S1, RG4

Regeneration Action

Area

Description

Port related uses plus recently developed college and residential.

Port functions to be relocated.


Accessibility: Poor

Prominence: Poor


Total Grade: B/C



Rate, percent

80


B2, B8, C3, D1

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

44.31


(size, ha)

14.00


Adjacent area already developed for College and housing. Remainder to see circa 14 ha retained for

employment use and circa 14 ha for housing linked to the approved Halton, St Helens, Warrington Growth

Point Bid.

Future Role

Mixed-use residential and local employment site (B1, B2 uses).


Category to link LA

policy description

Address

The Heath Business Park,

Runcorn E3


Area

Description

Former ICI office and laboratory complex, now a multi-tenanted

site, comprising largely 2 storey office blocks with laboratory

and now new build. Scale of sub-division makes it difficult to

reconcile number of units with Halton BC supplied data. The

Heath advise total occupancy is 78 percent, with offices at 74

percent and laboratories at 84 percent. There is 2628 sqm of

vacant space.


Accessibility: Good

Prominence: Average

Environment: Good

Total Grade: B


n/k Vacant 91 Occupancy

Rate, percent

78


B1

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

20.83


(size, ha)

-


Consent granted for 16,722 sqm of additional space within Employment Site 385/0. The first building is under

construction.

Long term remodelling of part of the existing buildings either through refurbishment or redevelopment is

envisaged.

Future Role

Retain as sub-regional B1 business park.


Category to link LA

policy description

Address

Weston Docks

Runcorn S1, RG1-6

Regeneration Action

Area

Description

Port related uses, together with Ineos chemical manufacturing

facility. Recently cleared areas and new development of the

Feeder Port.


Accessibility: Poor

Prominence: Poor


Total Grade: B/C



Rate, percent

100


B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality

Nos – Derelict Poor � Average Good �

Area Size, ha

43.73


(size, ha)

14.62


Ineos is specialist plant and is likely to remain.

The remaining port area has large cleared sites which are capable of redevelopment (Site A – 14.62 ha) to

expand the newly established feeder port (Employment Site 299/0).

Future Role

Port-related industry.

Warehouse/Distribution Park

Category to link LA

policy description

Address

Whitehouse Industrial Estate and Preston Brook

Runcorn E3


Area

Description

Large employment area with several major employers, and a

range of industrial terraced units plus a modern office park.


Accessibility: Good

Prominence: Good

Environment: Good

Total Grade: A



Rate, percent

86


B1, B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 � New 2000+ �

Buildings Quality


Area Size, ha

101.45


(size, ha)

2.17


Very limited opportunity. Two infill sites, one (Employment Site 8/1) currently used for a Network Rail project

with little land left over. Employment Site 251/0 is currently undeveloped.

The former YKK site off Astonfields Road is being remodelled at present.

Land to rear of Tanners Farm between M56/A56, shown as green space, could provide further B1 sites, (Site A

- 2.17ha).

Future Role

Retain as sub-regional employment area for B1, B2, B8 uses.


Category to link LA

policy description

Address

Derby Road/Moorfield Road (including Bold Industrial Estate)

Widnes E3


Area

Description

Two large manufacturing facilities with a number of car and

other trade establishments either side of M62 link road.

Adjacent to Employment Sites 294/0 and 294/1.


Accessibility: Good

Prominence: Good


Total Grade: C



Rate, percent

100


B2, B8, Sui Generis

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 � New 2000+

Buildings Quality


Area Size, ha

36.27


(size, ha)

10.09


Rockwood occupy old, poor quality buildings which in the long term are likely to be redeveloped.

Rookwood Additives (SHLAA Site Ref 86) site should be retained for employment use (Site A – 10.09 ha).

The remaining area is fully developed, part now residential (two areas, north of Derby Road and east of

Moorfield Road, opposite Rockwood, have been developed for housing).

Future Role

Local employment area for B1/B2/B8 uses.


Category to link LA

policy description

Address

Ditton Strategic Rail Park (3MG)

Widnes S20, E3 and 7


Area/Regional

Investment Site

Description

Extensive inter-modal rail freight based Regional Investment

Site. Also includes modern (Speke Approach) and old

established (Ditton) industrial estates, and PDM Group

Chemicals plant within masterplan boundaries.



Prominence: Average

Environment: Poor

Total Grade: B



Rate, percent

97


B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+ �

Buildings Quality


Area Size, ha

184.12


(size, ha)

12.36


The Eastern end has been cleared and development commenced (Employment Site 255/1).

Central area is also being improved (Employment Site 255/0).

Western end is likely to be developed in the future (employment Sites 242/0, 253/0 and 256/0).

PDM Group chemical plant is established (Employment Site 379/01).

South side of Ditton Road is mix of open storage areas and buildings, and have long term potential (Site A,

including Employment Site 360/0 – 22.77 ha). (N.B. This is an additional long term opportunity and not part of

wider regeneration opportunities calculations)

Former Tessenderlo site (outside the Employment Area boundary, between Sites 255/1 and 379/0) is currently

being redeveloped for a large chilled food distribution centre.

Additional greenfield land is available between Speke Approach/Site 242/0 and Speke Road (A567) (Site B –

12.36 ha). This could be accessed through Speke Approach (with a bridge across Ditton Brook) possibly as

further expansion space for Speke Approach if required.

Future Role

Specialised Freight Terminal.

Category to link LA

policy description

Address

Everite Road Industrial Estate

Widnes E3


Area

Description

Former industrial complex now in multi-occupation plus a

number of smaller industrial buildings and terraces. Site at the

junction of Everite Road/Ditchfield Road has been developed

for housing.


Accessibility: Good

Prominence: Good


Total Grade: C



Rate, percent

92


B2/B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

31.43


(size, ha)

3.60


The multi-tenanted complex has been refurbished and is now well let. Includes Employment Sites 339/0 and

406/0.

To the East of Everite Road are several buildings with potential to combine and increase site coverage,

although currently in full use (Site A – 3.6 ha).

Future Role

Established employment area.


Category to link LA

policy description

Address

Halebank Industrial Estate

Widnes S1, RG5

Regeneration Action

Area

Description

Large industrial area, primarily comprising self-contained sites,

and a large single occupied site (GE).


Accessibility: Poor

Prominence: Poor


Total Grade: C



Rate, percent

98


B2, B8

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

67.82


(size, ha)

5.09



Site A – 1.64 ha site off Harrison Street at front of the area

Site B - Poor quality buildings to south east of Pickering Road – 3.45 ha

Otherwise limited scope.

Future Role

Retain as local employment area for B1/B2/B8 uses.


Category to link LA

policy description

Address

Moor Lane

Widnes S1, RG2

Regeneration Action area

Description

Mixed use area at edge of town centre with low grade industrial,

retail and residential with some roadside uses.


Accessibility: Good

Prominence: Average

Environment: Poor

Total Grade: C/D



Rate, percent

97


B1, B2

Buildings Age

Nos – Pre 1945 � 1945-90 � 90-2000 New 2000+

Buildings Quality

Nos – Derelict Poor � Average Good

Area Size, ha

33.51


(size, ha)

7.63


Range of poor quality sites could be selectively redeveloped, but currently in full use (Sites A to E). These

extend to 7.63 ha in total. Victoria Road to be reviewed as part of a separate study.

Future Role

Mixed use area to include B1 office and industrial uses plus small B8 functions.


Category to link LA

policy description

Address


Oldgate

Widnes

E3


Area

Description

Small scheme of terraced industrial units, with a number of self-

contained sites along the north side of Ditton Road.


Accessibility: Good

Prominence: Average


Total Grade: C



Rate, percent

84


B1/B2

Buildings Age

Nos – Pre 1945 1945-90 � 90-2000 New 2000+

Buildings Quality


Area Size, ha

11.36


(size, ha)

2.60


No scope for remodelling in the Oldgate area. The properties on Ditton Road are established businesses which

could be selectively redevelopment (Site A - totalling 2.60 ha).

Future Role

Retain as local employment area for B1/B2 uses.


Category to link LA

policy description Address West Bank Widnes S1, RG1

Regeneration Action

Area

Description Large industrial area dominated by small low grade buildings.

The northern part will be lost to the Mersey Gateway Bridge

construction (this includes Employment Sites 302/0 and 366/0).

Also includes existing residential development.

Grade Critical mass: Good Accessibility: Poor Prominence: Average Environment: Poor Total Grade: C/D



Rate, percent 85


B2, B8

Buildings Age Nos – Pre 1945 � 1945-90 � 90-2000 New 2000+

Buildings Quality Nos – Derelict Poor � Average � Good

Area Size, ha

59.92

Regeneration Opportunities (size, ha)

18.69

Recommendations for Remodelling Following construction of Mersey Gateway, there is an opportunity to remodel residual areas (Sites A-E).

These total 18.69 ha. Future Role Mixed use area of B1, B2, B8 employment and residential. General Industrial/Business Area.

Category to link LA

policy description

Address

Widnes Waterfront

Widnes S1, RG3

Regeneration Action

Area/E3 Employment

Area

Description

Large regeneration area, previously designated as an Economic

Development Zone. Comprises a mix of large chemical

facilities (some now redundant); a range of poor and good

quality premises; vacant land. EDZ status has delivered new

A1, B1 and B8 schemes


Accessibility: Good

Prominence: Good


Total Grade: B


80 Vacant

30 Occupancy

Rate, percent

63


B1, B2, B8, A1

Buildings Age

Nos – Pre 1945 � 1945-90 � 90-2000 � New 2000+ �

Buildings Quality

Nos – Derelict Poor � Average � Good �

Area Size, ha

139.61


(size, ha)

32.81


Wide ranging proposals for the regeneration in the Phase II Masterplan Framework which includes

employment, B1 offices and residential on the waterfront. This will follow new B1, B8 and A1 schemes now

completed.

The Masterplan Delivery Strategy (April 2009) identifies six sites which could potentially be brought forward

for employment uses:

• Former Bayer site, Gorsey Lane (Site A – 16.0 ha) – The Masterplan proposes B2/B8 uses. HBC will

be preparing a masterplan for this site

• Gorsey Lane North (Site B- 0.44 ha, illustrative boundary only) – The Masterplan proposes quality

offices at the junction of Gorsey Lane/Fiddlers Ferry Road. Remainder of the Delavan site to be

retained

• Former Pilkington Sullivan Site (Site C – 6.82 ha) – Discussions are underway for a waste recycling

facility on this site.

• Dennis Road Area (Site D – 5.3 ha) – The Masterplan identifies this area for B1 offices, industry

(B1/B2/B8), and some open space. However, multiple ownerships and occupiers may make delivery

difficult.

• Barkin Centre (Site E – 1.5 ha) – The Masterplan identifies this area for a mix of B1 office and trade

counter uses.

• Tan House Lane East (Site F – 2.75 ha) – The Masterplan identifies this area for a mix of car

showrooms, B1 offices, and light industry.

Future Role

Mixed use residential, leisure and employment area.
