q mersey - halton borough council · 2018. 1. 5. · the closest primary school is st edward's...

Halton Local Plan

Q - Mersey Site Assessments

Technical Report December 2017

293Site Ref:Land to the south of Old Quay Street and Mason Street Map Ref:R61

Address: . . . . . . . . Mason Street, Astmoor

Site Size (ha): . . . . 1.46 Ward: Mersey

Site Description

Proposal

Grid Ref: 352027 / 383156

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 39 dwellings.

Benefits: . . . . . . . . . . . . . . . . Residential development.

Contribution to Local Plan: . Residential development and affordable homes to meet requirements.

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Brownfield/Greenfield . . . . Greenfield

Current Use. . . . . . . . . . . . . Open space and scrub

Proportion of Site Covered by Buildings . . . . 0 Proportion of Buildings currently in use . . . . . .0

Buildings on Site . . . . . . . . . None

Previous Use . . . . Unknown

Surrounding Uses . . . . . . . . Residential, open space and Manchester Ship Canal.

Planning History . . . . . . . . . No relevant planning history.

Ownership . . . . . . . . . . . . . . 97% Council Ownership

Source of Site . . . . . . . . . . . SHLAA (Ref. H1079)

Reduce Deprivation . . . . . . This site is located within the 20% most deprived LSOAs nationally.

Designations

Environmental . . . . . . . . . . . None applicable

Heritage . . . . . . . . . . . . . . . . Grade II Listed Building (Old Quay Bridge) within 50m of the site boundary.

Key Area of Change . . . . . . . West Runcorn

Existing Policy Designations UDP Green Space, Environmental Priority Areas

Policy Allocations . . . . . . . . .None applicable

Conclusion . . . . . . . . . . . . . .Existing Green Space designation is considered appropriate. However, the site may also have potential for development.


Physical Constraints

Flood Risk . . . . . . . . . . . . . . . This site is located within Flood Zone 1 - little or no risk.

Ground Conditions . . . . . . . This site appears to be split into two areas, one is an area of maintained open space, behind a brick wall adjacent to Old Quay Street. The second area is an area of scrub. Both areas appear generally flat. 99% of the site is Potentially Contaminated Land.

Heritage . . . . . . . . . . . . . . . . . Grade II Listed Building (Old Quay Bridge) within 50m of the site boundary.

Habitats . . . . . . . . . . . . . . . . .This site is in close proximity to the Mersey Estuary Ramsar.

Landscape . . . . . . . . . . . . . . .Small Green Space area within a generally developed area. Site has limited amenity value due to brick wall to Old Quay Street and overgrown nature to Mason Road.

Townscape . . . . . . . . . . . . . . This site feels urban due to its proximity to employment and residential development.

Pollution . . . . . . . . . . . . . . . .This site is within a Radon area. The site is potentially contaminated land (brick works). This site is identified as a previous landfill site.

Infrastructure . . . . . . . . . . . . No particular infrastructure constraints have been identified.

Other Information . . . . . . . .No other physical constraints identified at this time.

Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. The level of mitigation required will be dependent on the end use proposed for the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the western boundary of the site from Old Quay Street to Grosvenor Street. There is also a footpath along Old Quay Street but it is on the other sde of the road.

Cycling . . . . . . . . . . . . . . . . . .Access via Old Quay Street/Mason Street (on road).

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1131m away)

Bus . . . . . . . . . . . . . . . . . . . . .Mason Street (10m away). The site is adjacent to the busway, there are bus stops to the eastern end of the site.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Mason Road and Old Quay Street.

Waterways . . . . . . . . . . . . . . Site is in close proximity to the Manchester Ship Canal.

Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team.

ICT . . . . . . . . . . . . . . . . . . . . .General Broadband and Fibre Optic

Conclusion . . . . . . . . . . . . . . The site is considered to have excellent connectivity, although further smaller scale improvements may be required dependent on the development proposed.


Infrastructure

Water and Sewerage . . . . . . To be determined in consultation with UU.

Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. St Edwards Catholic Primary School

Health . . . . . . . . . . . . . . . . . . To be determined in consultation with the Clinical Commissioning Group (CCG).

Community . . . . . . . . . . . . . .Part of this site is within 800m of Churchill Community Hall. Other Community Facilities located nearby in Runcorn Old Town include Family Services and Advice, Voluntary Action and the Play Council.

Open Space . . . . . . . . . . . . . Wigg Island

Other . . . . . . . . . . . . . . . . . . No other infrastructure has been identified at this time.

Conclusion . . . . . . . . . . . . . . . Infrastructure capacity, supply and demand to be determined following consultation with providers.


Accessibility

Convenience Store . . . . . . . The closest local centre or convenience store is at Picton Avenue.

Distance to (m) 536 Quality of Route . .Runcorn Old Town District Centre can be accessed from the site via Old Quay Street, Irwell Street and Bridge Street. There are footpaths along each of these roads.

Town Centre . . . . . . . . . . . . The closest town or district centre is at Runcorn Old Town.

Distance to (m) 431 Quality of Route . .Runcorn Old Town District Centre can be accessed from the site via Old Quay Street, Irwell Street and Bridge Street. There are footpaths along each of these roads.

Primary School . . . . . . . . . . .The closest primary school is St Edward's Catholic Primary School.

Distance to (m) 77 Quality of Route . .St Edwards Catholic Primary School can be accessed from the site via Old Quay Street, Irwell Street and Wivern Place. There are footpaths along each of these roads and they are well overlooked by housing.

Secondary School . . . . . . . . The closest secondary school is The Grange School.

Distance to (m) 994 Quality of Route . .The Grange can be accessed by walking along the footpaths through Astmoor Industrial Estate, under the expressway, over the bridge over the canal and along Stonehills Lane to the path to the school.

Employment Site . . . . . . . . .Astmoor Industrial Estate is the closest employment area.

Distance to (m) 703 Quality of Route . .Site is adjacent to Astmoor Employment Area, which can be accessed from Mason Road.

Quality of Site . . . . . . . . . . . .Astmoor Industrial Estate is a large, new town, densely developed industrial estate built on a grid pattern, which offers a range of spaces in terms of size and quality. There are noted issues with some parts of the area, including parking facilities, servicing and the height of the eaves on some units. And there are areas of poor quality, vacant and derelict property within Astmoor that would benefit from redevelopment. It is however, still considered a key employment area, which includes national employers, local businesses and new start-ups.

GP Surgery . . . . . . . . . . . . . St Paul's Health Centre (Tower House & Grove House Practices)

Distance to (m) 608 Quality of Route . . St Pauls Health centre is located within Runcorn Old Town.

Open Space . . . . . . . . . . . . . Parker Street Playground

Distance to (m) 222 Quality of Route . .Wigg Island can be accessed along Mason Road and across the Manchester Ship Canal.

Other facilities and Amenities No other facilities, services or amenities have been identified which may contribute to the accessibility of this site.

Conclusion . . . . . . . . . . . . . . The site is considered to have good accessibility to services and facilities, however some improvement may be required dependent on the development proposed.

Green Belt Report

Summary Conclusion . . . . . .Not located in the Green Belt

GB Conclusion . . . . . . . . . . . .This site is not located in the Green Belt.


Sustainability Appraisal

SA Report . . . . . . . . . . . . . . . Further assessment and appraisal of the Sustainability of the site will be undertaken as the Site Assessments and Local Plan progress.

SA Summary . . . . . . . . . . . . . It is considered that overall the development of this site is likely to have a minor positive impact on the sustainability of the Borough.

The development of this site has the potential to impact on the biodiversity of the site as the site is identified as a potential BAP Habitat Area, Local Wildlife Site and most of the site is identified as Core Biodiversity Area (SPA) Within the LCR Ecological Network. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. However, it will also lead to the re-use of a potentially contaminated site, which will have beneficial impacts. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site would have a negligible impact on the physical health, mental health or well-being of the community.

It is considered that this site could positively contribute to the vitality and viability of the Borough's town, district and local centres. The development of this site could contribute to the range of good quality housing in Halton.

The development of this site has the potential to support the choice and use of sustainable transport in Halton, due to the availability of sustainable modes of transport. This site is not located within an AQMA and can be accessed by public transport, which is likely to support improvements in air quality.

Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Availability . . . . . . . . . . . . . .Site is mainly within Council ownership.

Viability . . . . . . . . . . . . . . . . To be determined

Summary and Recommendations

SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and good accessibility. The site is identified as a Green Space designation.It is considered that this site could be identified as a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .This site is considered appropriate for residential development, and could be allocated for residential purposes.

356Site Ref:Land to the rear of 18-26 Weston Road Map Ref:

Address: . . . . . . . . Weston Road, Weston


Site Description

Proposal

Grid Ref: 350445 / 381882

Proposal: . . . . . . . . . . . . . . . . No known proposals for this site.

Benefits: . . . . . . . . . . . . . . . . N/A

Contribution to Local Plan: . N/A



Current Use. . . . . . . . . . . . . Residential gardens.




Surrounding Uses . . . . . . . . Residential and open space


Ownership . . . . . . . . . . . . . . Multiple ownerships. (Not Council)



Designations


Heritage . . . . . . . . . . . . . . . . None applicable

Key Area of Change . . . . . . . None applicable

Existing Policy Designations Primarily Residential Area, Green Space


Conclusion . . . . . . . . . . . . . .Existing Primarily Residential Area designation is considered appropriate.




Ground Conditions . . . . . . . Greenfield site. Site is split into garden plots, site slopes with hillside up to Weston Road.

Heritage . . . . . . . . . . . . . . . . . No particular heritage issues or constraints have been identified.

Habitats . . . . . . . . . . . . . . . . .There are trees within the site that may provide potential habitats.

Landscape . . . . . . . . . . . . . . .This site is identified within the UDP as part of an Important Landscape Feature. This site is indentified within the Runcorn Hill and Heath Parkland Landscape Character Area (LCA), within this area emphasis should be placed on restoring the condition of the unique landscape around Runcorn Hill Local Nature Reserve and protecting the views from the rocky viewpoints. Further restoration of hedgerows would strengthen the landscape condition. Enhancement of planting around the peripheries would strengthen the landscape character of the area.

Townscape . . . . . . . . . . . . . . The site is in close proximity to the residential area.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. Radon area.


Other Information . . . . . . . .Residential amenity of adjacent properties.

Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Any development would need to give consideration to the amenity of the adjacent residential properties. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. However, it is considered that wholesale development of this site would not respect street pattern and building lines of the surrounding residential area and there may be issues with access and amenity. There may also be issues in relation to land assembly.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through or adjacent to this site.

Cycling . . . . . . . . . . . . . . . . . .No direct access

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (867m away) - can be accessed along Weston Road and Holloway, and up into the station. There are footpaths along each of the roads that are mostly overlooked by residential properties. However, it will require crossing the road.

Bus . . . . . . . . . . . . . . . . . . . . .Weston Road (60m away) - There are bus stops on Weston Road, in close proximity to the site.

Road . . . . . . . . . . . . . . . . . . The site is not adjacent to the road network.

Waterways . . . . . . . . . . . . . . Not in immediate vicinity.

Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team. It may require taking access through an existing residential area.


Conclusion . . . . . . . . . . . . . . This site is considered to have poor connectivity. Connectivity to this site would need to be significantly improved if the site were to be developed.


Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. The Heath School and Westfield Primary School.


Community . . . . . . . . . . . . . .No community infrastructure has been identified at this time, this may be an area in need of improvement.

Open Space . . . . . . . . . . . . . Hale View Play Area




Accessibility

Convenience Store . . . . . . . The closest local centre or convenience store is at Russell Road.

Distance to (m) 176 Quality of Route . .The closest convenience shop is located on Russell Road. It can be accessed via Hale View and Russell Road.


Distance to (m) 1148 Quality of Route . .Runcorn Old Town can be accessed along Weston Road and onto Greenway Road.

Primary School . . . . . . . . . . .The closest Primary School is Westfield Primary School.

Distance to (m) 485 Quality of Route . .Westfield Primary School can be accessed via the footpaths on Weston Road, Penn Lane and Clayton Crescent. These footpaths are generally all overlooked and feel safe. However, there will be a need to cross roads to get from Weston Road to Penn Lane.

Secondary School . . . . . . . . The closest secondary school is The Heath School.

Distance to (m) 1455 Quality of Route . .The Heath school can be accessed via the footpath on Weston Road and then along the footpath on Moughland Lane and Clifton Road.

Employment Site . . . . . . . . . Inovyn, the docks and Picow Farm Road is the closest employment area.

Distance to (m) 759 Quality of Route . .Inovyn, the docks and Picow Farm Road can be accessed via Weston Road and onto Sandy Lane.

Quality of Site . . . . . . . . . . . .Inovyn is a large chemical plant and a significant employer. The site produces the raw materials that are essential in the manufacture of a wide variety of goods: from paints to plastics, textiles to technology, medicines to mobile phones. The wider site also includes a gas fired power station and an energy from waste plant. The site is considered as a key employment area within Halton. Picow Farm Road offers a mix of trade counter and industrial premises on either side of Picow Farm Road with a large depot to the west. It is considered a key employment site, primarily geared towards local businesses. Runcorn Docks generally includes Port related businesses and lower end value employment uses, however, this area is identified for redevelopment in the Core Strategy, with a significant residential development proposed on this site. Weston Point Docks (aka Mersey Gateway Port) generally includes Port related freight businesses and is considered a key employment site, primarily geared towards local businesses.

GP Surgery . . . . . . . . . . . . . Heath Road Medical Centre

Distance to (m) 1222 Quality of Route . .

Open Space . . . . . . . . . . . . . Hale View / Beaconsfield Play Area

Distance to (m) 40 Quality of Route . .There is a play space just off Hale View, that could be accessed from the rear of the western side of the site.


Conclusion . . . . . . . . . . . . . . The site is considered to have satisfactory accessibility to services and facilities, however improvement would be required if the site were to be developed.

Green Belt Report






SA Summary . . . . . . . . . . . . . It is considered that overall the development of this site is likely to have a negligible impact on the sustainability of the Borough.

The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could have a negative impact on the physical health, mental health or well-being of the community unless measures are undertaken to mitigate this impact.

It is considered that this site has the potential to support the vitality and viability of the Borough's centres. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.

In order to encourage the use of sustainable transport in the Borough, the connectivity of this site would need to be improved, if the site were to be developed. The development of this site is unlikley to support improvements in air quality. This site is not located within an AQMA. However, the connectivity of the site is unlikely to lead to a reduction in journeys by car.

Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development at this time, due to issues with access and residential amenity.

Availability . . . . . . . . . . . . . .Unknown



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have poor connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area.It is considered that this site could be retained as a Primarily Residential Area.

Recommendations . . . . . . . .Although the existing allocation of Primarily Residential is still considered appropriate it is not considered appropriate to allocate this site for further residential development.

357Site Ref:Land between Weston Road and Westfield Crescent Map Ref:

Address: . . . . . . . . Weston Road, Weston


Site Description

Proposal

Grid Ref: 350584 / 382129

Proposal: . . . . . . . . . . . . . . . . No known prosposal for this site.

Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Open space (amenity) and allotments.


Buildings on Site . . . . . . . . . Sheds and storage within the allotments area.


Surrounding Uses . . . . . . . . Residential and open space



Source of Site . . . . . . . . . . . Historic records and databases


Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary - on the other side of Weston Road is The Nook and Rockfield both are Grade II Listed Buildings. Site Boundary within Higher Runcorn Conservation Area.


Existing Policy Designations Primarily Residential Area & predominantly Green Space


Conclusion . . . . . . . . . . . . . .Existing Green Space designation is considered appropriate.




Ground Conditions . . . . . . . Greenfield site. Site slopes up towards Weston Road. The site is wooded in part and part is used for allotments.

Heritage . . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary - on the other side of Weston Road is The Nook and Rockfield both are Grade II Listed Buildings. Site Boundary within Higher Runcorn Conservation Area.

Habitats . . . . . . . . . . . . . . . . .There are trees within the site that may provide potential habitats. Site is within the LCR Nature Improvement Area.

Landscape . . . . . . . . . . . . . . .This site is identified within the UDP as part of an Important Landscape Feature. This site is indentified within the Runcorn Hill and Heath Parkland Landscape Character Area (LCA), within this area emphasis should be placed on restoring the condition of the unique landscape around Runcorn Hill Local Nature Reserve and protecting the views from the rocky viewpoints. Further restoration of hedgerows would strengthen the landscape condition. Enhancement of planting around the peripheries would strengthen the landscape character of the area.

Townscape . . . . . . . . . . . . . . The site is in close proximity to a small number of residential properties.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Any development would need to give consideration to the amenity of the adjacent residential properties. Consultation with the HSE would be required in relation to the PADHI. The heritage value of the site should be conserved and where possible enhanced. Consideration should be given to the setting of the Listed Building. Consideration should be given to the ability to improve the LCA.


Connectivity

Walking . . . . . . . . . . . . . . . . .The site is publicly accessible open space and as such there are informal paths across the site. There are also footpaths on the roads adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access via Weston Road/ Westfield Crescent.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (478m away) - can be accessed along Weston Road and Holloway, and up into the station. There are footpaths along each of the roads that are mostly overlooked by residential properties. However, it will require crossing the road.

Bus . . . . . . . . . . . . . . . . . . . . .Westfield Road Top (1m away) - There are bus stops on Westfield Road adjacent to the site.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Weston Road, Westfield Road and Westfield Crescent.



ICT . . . . . . . . . . . . . . . . . . . . .None

Conclusion . . . . . . . . . . . . . . The site is considered to have good connectivity. However it is possible, dependent on the use and scale of any proposed development, that this site may require improvements to the connectivity.


Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. The Heath School and Westfield Primary School.



Open Space . . . . . . . . . . . . . Site itself is existing open space. Hale View Play Area




Accessibility


Distance to (m) 223 Quality of Route . .The closest convenience shop is located on Russell Road. It can be accessed via Westfield Road and Russell Road.


Distance to (m) 751 Quality of Route . .Runcorn Old Town can be accessed along Weston Road and onto Greenway Road.


Distance to (m) 183 Quality of Route . .Westfield Primary School can be accessed via the footpaths on Westfield Road, Penn Lane and Clayton Crescent. These footpaths are generally all overlooked and feel safe. However, there will be a need to cross roads to get to Penn Lane.


Distance to (m) 1435 Quality of Route . .The Heath school can be accessed via the footpath on Weston Road and then along the footpath on Moughland Lane and Clifton Road.


Distance to (m) 501 Quality of Route . .Inovyn, the docks and Picow Farm Road can be accessed via Weston Road and Penn Lane. There are footpaths along each of these roads and they are generally well overlooked.



Distance to (m) 943 Quality of Route . . Runcorn Old Town and St Paul's Health Centre can be accessed along Weston Road and onto Greenway Road.


Distance to (m) 191 Quality of Route . .The site itself is open space, the closest play area is at Hale View, and can be accessed along Westfield Crescent and Hale View.


Conclusion . . . . . . . . . . . . . . Overall the site is considered to have excellent accessibility to services and facilities. However, some minor improvements may be required dependent on the development proposed.

Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could have a negative impact on the physical health, mental health or well-being of the community unless measures are undertaken to mitigate this impact.

It is considered that this site could positively contribute to the vitality and viability of the Borough's town, district and local centres. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the existing Green Space designation is appropriate. However, it is considered that the site may be suitable for residential development if the Green Space was found to be surplus to requirements.

Availability . . . . . . . . . . . . . .This site is mainly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and excellent accessibility. The site is identified as a Green Space designation.It is considered that this site could be retained as a Green Space designation.

Recommendations . . . . . . . .It is considered that this site could be retained as a Green Space designation.

362Site Ref:Land adjacent to Runcorn Station Car Park Map Ref:R16

Address: . . . . . . . . Picow Street


Site Description

Proposal

Grid Ref: 350975 / 382498

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that this site is not developable.

Benefits: . . . . . . . . . . . . . . . . Residential Development

Contribution to Local Plan: . Potential to contribute to the housing requirement in the Local Plan.



Current Use. . . . . . . . . . . . . Overgrown scrub.




Surrounding Uses . . . . . . . . Parking for Runcorn Train Station, residential and rail infrastructure.


Ownership . . . . . . . . . . . . . . Unknown (Not Council)



Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary


Existing Policy Designations Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .It is considered that this site could be allocated for development.




Ground Conditions . . . . . . . Greenfield site. The site is sloped from the residential area down to the station car park. 100% of the site is Potentially Contaminated Land (railway). The site also appears to be the subject of fly-tipping.

Heritage . . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary (Runcorn Signal Box, Grade II Listed)

Habitats . . . . . . . . . . . . . . . . .There are trees and overgrown vegetation within the site that may provide habitats for flora and fauna.

Landscape . . . . . . . . . . . . . . .This site has limited landscape value.

Townscape . . . . . . . . . . . . . . The site feels urban, with the surrounding residential area being mainly 2-storey terraces.

Pollution . . . . . . . . . . . . . . . .Radon area. Potentially contaminated land (railway). Adjacent to the railway. This site is within a PADHI (Outer zone) for Mexichem Fluor and Inovyn.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Any development would need to give consideration to the amenity of the adjacent residential properties. Consideration of a noise from the rail and the provision of an appropriate buffer. HSE should be consulted in relation to the PADHI pipeline.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to site between the rear of the houses on Arthur Street and the site.

Cycling . . . . . . . . . . . . . . . . . .No direct access

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (168m away) - site is located adjacent to the station.

Bus . . . . . . . . . . . . . . . . . . . . .Shaw Street (110m away). There are bus stops at the adjacent station and on Greenway Road.

Road . . . . . . . . . . . . . . . . . . Site is not adjacent to the road network.

Waterways . . . . . . . . . . . . . . There are no waterways in close proximity.

Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team. Possible access via Private garages (poor condition)

ICT . . . . . . . . . . . . . . . . . . . . .General Broadband

Conclusion . . . . . . . . . . . . . . This site is considered to have satisfactory connectivity. However it is likely, dependent on the use proposed, that any development of this site would require improvements to the connectivity.


Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. Victoria Road Primary School


Community . . . . . . . . . . . . . .This site is within 800m of Churchill Hall.

Open Space . . . . . . . . . . . . . Open space on Cavendish Street.




Accessibility

Convenience Store . . . . . . . The closest local centre or convenience store is at Greenway Road.

Distance to (m) 96 Quality of Route . .The nearest Local Centre is Greenway Road (GWR), which can be accessed via Arthur Street, Fox Street and onto Greenway Road. Each of these streets is well overlooked by residential properties.


Distance to (m) 372 Quality of Route . .Runcorn Old Town can be accessed via Arthur Street, Fox Street, Greenway Road and into Devonshire Place.

Primary School . . . . . . . . . . .The closest primary school is Victoria Road Primary School.

Distance to (m) 226 Quality of Route . .Victoria Road Primary School can be accessed via Arthur Street, Fox Street, Greenway Road and crossing at the traffic lights onto Victoria Road.




Distance to (m) 597 Quality of Route . .Can be accessed past the station and onto Picow Farm Road.



Distance to (m) 545 Quality of Route . . St Paul's Health Centre can be accessed via Arthur Street, Fox Street, Greenway Road, into Devonshire Place and onto High Street.

Open Space . . . . . . . . . . . . . Cavendish Play Area

Distance to (m) 12 Quality of Route . .The closest play area is on Cavendish Street and is a very short walk from the site along Arthur Street.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. However, it will also lead to the re-use of a potentially contaminated site, which will have beneficial impacts. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.



This site is considered to have satisfactory connectivity. If development in this area is able to contribute to the sustainable transport provision the site has the potential support the choice and use of sustainable transport in Halton. The development of this site is likely to have a negligible impact on air quality. This site is not located within an AQMA. It can be accessed by some forms of sustainable transport and may lead to some private car journeys being replaced.

Deliverability

Suitability . . . . . . . . . . . . . . . If access and site gradient issues and the other physcial constraints can be overcome, this site could be suitable for development.

Availability . . . . . . . . . . . . . .Availability of the site is unknown.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and excellent accessibility. The site is identified as a Environmental Priority Area.It is considered that this site could be identified as a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the connectivity of the site.

Recommendations . . . . . . . .It is considerd that this site may be appropriate for residential allocation if each of the constraints identified is addressed.

363Site Ref:Land and buildings within the Queensway Loop Map Ref:

Address: . . . . . . . . Queensway


Site Description

Proposal

Grid Ref: 350986 / 382732

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that this site is not developable.

Benefits: . . . . . . . . . . . . . . . . N/A



Brownfield/Greenfield . . . . Brownfield

Current Use. . . . . . . . . . . . . Nursery, Trampolining Centre, hotel, employment unit


Buildings on Site . . . . . . . . . Campanile Hotel, The Railway Public House (now a nursery), Jump Nation Trampolining Centre and Employment Unit.


Surrounding Uses . . . . . . . . Expressway infrastructure, train station

Planning History . . . . . . . . . 16/00119/COU (Permitted, 19/05/16) - Proposed change of use from Class B8 (Storage and Distribution) to Use Class D2 (Assembly and Leisure) including minor external alterations including kitchen extract flue, louvre and air conditioning units.16/00011/COU (Permitted, 02/03/16) - Proposed change of use from Public House to Childrens Day Care Nursery at Railway Inn




Designations




Existing Policy Designations Environmental Priority Areas, Primarily Employment Area


Conclusion . . . . . . . . . . . . . .The existing Primarily Employment Area designation is considered appropriate.




Ground Conditions . . . . . . . Developed. Buildings and hardstanding across the site.


Habitats . . . . . . . . . . . . . . . . .Limited due to developed nature of the site.

Landscape . . . . . . . . . . . . . . .Trees within site and to boundaries. But mainly very urban landscape.

Townscape . . . . . . . . . . . . . . Urban, dominated by expressway.

Pollution . . . . . . . . . . . . . . . .Expressway noise and air pollution. Radon area.


Other Information . . . . . . . .Road infrastructure changes in relation to the delinking of the Silver Jubilee Bridge.

Mitigation . . . . . . . . . . . . . . .Developed site, so any development would need to relocate the existing uses.

Conclusion . . . . . . . . . . . . . . .This site is developed. It may have potential for redevelopment in the future, particularly in relation to the SJB delinking.

Connectivity

Walking . . . . . . . . . . . . . . . . .Good access to footpaths.

Cycling . . . . . . . . . . . . . . . . . .Possible access from Picow Farm Road

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (59m away) is a very short walk from this site.

Bus . . . . . . . . . . . . . . . . . . . . .Runcorn Station (7m away)

Road . . . . . . . . . . . . . . . . . . Bounded by expressway. There are also roads within the site including Cavendish Street, Lowlands Road and Picow Farm Road.

Waterways . . . . . . . . . . . . . . Site is in within walking distance of the end of the Bridgewater Canal.

Site Access . . . . . . . . . . . . . . Highly accessible via expressway and intra-site road. Much of the site has existing access points, that are serving the current development. Any new development would have to confirm with Highways that the accesses remain appropriate.



Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team.







Accessibility


Distance to (m) 90 Quality of Route . .Queensway provides a block to Greenway Road Local Centre and in order to walk to the closest convenience store it may be simpler to walk into the Old Town. Greenway Road Local Centre can however, be accessed on the footpaths under Queensway and along Shaw Street and on to Greenway Road.


Distance to (m) 115 Quality of Route . .The Old Town can be accessed across the Bridgewater Canal and along High Street.


Distance to (m) 248 Quality of Route . .Victoria Road Primary School can be accessed on the footpaths under Queensway and along Shaw Street and across Greenway Road at the traffic lights and onto Victoria Road.


Distance to (m) 1537 Quality of Route . .The Grange can be accessed along the footpath adjacent to Thomas Jones Way, along the footpath next to Big Pool and across Heath Road and along the footpath on Latham Avenue to the school.


Distance to (m) 547 Quality of Route . .This employment area can be accessed under Queensway and along Picow Farm Road.



Distance to (m) 339 Quality of Route . . St Paul's Health Centre can be accessed across the Bridgewater Canal and along High Street.


Distance to (m) 53 Quality of Route . .Cavendish Play Area can be accessed along Shaw Street.




Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could contribute to the physical and mental health and well-being of the community.



Deliverability

Suitability . . . . . . . . . . . . . . . This site is curently developed, it may have redevelopment potential in the future alongside the delinking of the Silver Jubilee Bridge.

Availability . . . . . . . . . . . . . .Not available.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to minor physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Employment Area.It is considered that this site could be retained as a Primarily Employment Area.

Recommendations . . . . . . . .This site is curently developed, it may have redevelopment potential in the future alongside the delinking of the Silver Jubilee Bridge.

364Site Ref:Land to the rear of Pure Gym Map Ref:R11

Address: . . . . . . . . Former Day Nursery (demolished), Okell Street


Site Description

Proposal

Grid Ref: 351213 / 382706



Contribution to Local Plan: . Residential development to meet requirements.



Current Use. . . . . . . . . . . . . Vacant - previous building has been demolished




Surrounding Uses . . . . . . . . Residential





Designations





Policy Allocations . . . . . . . . .Retail & Leisure Allocation

Conclusion . . . . . . . . . . . . . .It is considered that this site may be suitable for allocation for redevelopment.




Ground Conditions . . . . . . . Flat. 98% of the site is Potentially Contaminated Land (Alkali Works).


Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation within the site that may provide habitats for flora and fauna.

Landscape . . . . . . . . . . . . . . .None applicable

Townscape . . . . . . . . . . . . . . Urban outskirts

Pollution . . . . . . . . . . . . . . . .Potentially contaminated land (alkali works).



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .Good access to footpaths and retail/employment area.

Cycling . . . . . . . . . . . . . . . . . .On road access from Okell Street/potential access from rear of retail site.


Bus . . . . . . . . . . . . . . . . . . . . .York Street (111m away)

Road . . . . . . . . . . . . . . . . . . This site is adjacent to Okell Street, and may have potential for access off Thomas Jones Way.

Waterways . . . . . . . . . . . . . . Site is in within walking distance of the end of the Bridgewater Canal.

Site Access . . . . . . . . . . . . . . There is an existing access that is currently disused, it would need to be confirmed with the Council's Highway Team that this is appropriate for any new development on this site.



Infrastructure









Accessibility


Distance to (m) 73 Quality of Route . .The nearest local centre is on Greenway Road, it can be accessed via Okell Street and Oakmere Street. There is also a Spar Shop on Bridge Retail Park, which could potentially be accessed from the site if a path was put through to Thomas Jones Way.


Distance to (m) 164 Quality of Route . .The Old Town can be accessed along Okell Street and along the footpath adjacent to Greenway Road.


Distance to (m) 160 Quality of Route . .Victoria Road Primary School can be accessed along the footpaths on Okell Street, on to Albany Terrace, York Street, Hill Street and then Victoria Road. Each of these footpaths is well overlooked by residential properties. However, it is necessary to cross a couple of residential roads to reach the school.




Distance to (m) 825 Quality of Route . .This employment area can be accessed via Greenway Road, Shaw Street and Picow Farm Road.



Distance to (m) 241 Quality of Route . . St Paul's Health Centre can be accessed along Okell Street and along the footpath adjacent to Greenway Road.


Distance to (m) 212 Quality of Route . .Cavendish Play Area can be accessed along Greenway Road and Shaw Street. It will require crossing Greenway Road.

Other facilities and Amenities Bridge Retail Park is adjacent to the site this includes Pure Gym, Homebase, Starbucks and a Spar Shop.



Green Belt Report






The development of this site would not impact on Biodiversity in the Borough, and may reduce to develop elsewhere. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site would bring a brownfield, contaminated site back into use. This site is within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.


The development of this site is unlikely to have an impact on the local economy. This site has the potential to be developed for residential purposes, and contribute to the range of homes available in the Borough.

The development of this site has the potential to support the choice and use of sustainable transport in Halton, due to the availability of sustainable modes of transport. The site is not within an AQMA and can be accessed by public transport, which is likely to support improvements in air quality.

Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be suitable for development, if each of the constraints identified is addressed.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Environmental Priority Area.It is considered that this site could be identified as a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed. It is considered that this site could be identified as a residential allocation.

365Site Ref:Land between Runcorn Spur Road and the Bridgewater Expressway Map Ref:R18

Address: . . . . . . . . Heath Road


Site Description

Proposal

Grid Ref: 351708 / 382596






Current Use. . . . . . . . . . . . . Open space (amenity)




Surrounding Uses . . . . . . . . Residential and road infrastructure





Designations




Existing Policy Designations Green Space


Conclusion . . . . . . . . . . . . . .It is considered that the existing Green Space designation is appropriate.



Flood Risk . . . . . . . . . . . . . . . This site is located within Flood Zone 1 - little or no risk. However, there can be small amounts of localised flooding around the pond on the site.

Ground Conditions . . . . . . . Greenfield site. With areas that slope up towards the road infrastructure and down towards to the pond. 71 % of the site is Potentially Contaminated Land (Boat building yard, pond, Canal).


Habitats . . . . . . . . . . . . . . . . .There are trees, vegetation and a pond within the site that may provide habitats for flora and fauna.

Landscape . . . . . . . . . . . . . . .The site provides amenity open space and a buffer to the road infrastructure in the area.

Townscape . . . . . . . . . . . . . . Urban residential area with storey semi-detached dwellings.

Pollution . . . . . . . . . . . . . . . .There is a PADHI Pipeline for natural gas to the Spur Road boundary and the inner, middle and outer zones for the pipe spread across the site. The site includes potentially contaminated land (boat building yard, pond, canal). Site is adjacent to the Runcorn Spur Road and the Expressway.

Infrastructure . . . . . . . . . . . . There is a large water main through the site.

Other Information . . . . . . . .The site is within 100m of the Bridgewater Canal, although it is on the other side of the expressway.

Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration would need to be given to the proxmity of road infrastructure and the provision of an appropriate buffer. HSE should be consulted in relation to the PADHI pipeline. Big Pool pond should be retained, along with an appropriate space for habitats and maintenance of the pond.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths through the site and adjacent.

Cycling . . . . . . . . . . . . . . . . . .There is a cycle lane through the site and adjacent on Heath Road.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (725m away) - the Station can be accessed via the footpath through the site, under the Spur Road and along Victoria Road and across Greenway Road and down Shaw Street.

Bus . . . . . . . . . . . . . . . . . . . . .Union Street (0m away) - There is a bus stop adjacent to the site on Heath Road.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Heath Road, Runcorn Spur Road and the Expressway.

Waterways . . . . . . . . . . . . . . Site is within 100m of the Bridgewater Canal, however, it is on the other side of the Expressway, however easily accessed via subway





Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. The Grange and Victoria Road Primary School.


Community . . . . . . . . . . . . . .Part of this site is within 800m of Churchill Hall.

Open Space . . . . . . . . . . . . . Rock Park.




Accessibility


Distance to (m) 175 Quality of Route . .The nearest Local Centre is on Picton Avenue, it can be accessed by crossing Heath Road and along Union Street. There is a crossing point on Heath Road and there are overlooked footpaths on Union Street.


Distance to (m) 203 Quality of Route . .The Old Town District Centre can be accessed via Heath Road, Victoria Road and onto High Street. Or via the footpath through the site, under the expressway, around the former Crosville site and over the bridge over the Canal.


Distance to (m) 389 Quality of Route . .Victoria Road Primary School can be accessed via the footpath through the site, under the Spur Road and along Victoria Road. Their residential properties overlooking the path along Victoria Road.


Distance to (m) 794 Quality of Route . .The Grange can be accessed by crossing Heath Road and walking along the footpath on Latham Avenue.





Distance to (m) 394 Quality of Route . . St Paul's Health Centre can be accessed via Heath Road, Victoria Road and onto High Street. Or via the footpath through the site, under the expressway, around the former Crosville site and over the bridge over the Canal.

Open Space . . . . . . . . . . . . . Rock Park

Distance to (m) 59 Quality of Route . .Rock Park can be accessed by crossing Heath Road and along Union Street and onto Malcolm Street. There is a crossing point on Heath Road and there are overlooked footpaths on Union Street and Malcolm Street.

Other facilities and Amenities There is Public House opposite the site.


Green Belt Report







The development of the site has the potential to impact upon Core Biodiversity Areas and Stepping Stone features as identified in the NIA. It is recommended that the site is not developed in its entirety to retain some of these features. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). Although the site has now been returned to some extent to greenfield, it is likely to remain contaminated due to previous uses. Therefore the impact on land quality is likely to be balanced. The site is not expected to have any signficant impacts on flood risk or Halton's changing climate. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered likely that the development of part of this site could have a positive impact on the health and well-being of local people with good connectivity and accessibility to services, children play spaces and leisure facilities.

The development of the site will not lead to the loss of employment or a visitor attraction, however, it is unlikely to create any additional new employment development or visitor attractions either. It is likely that the site could come forward for residential development in part. This may provide opportunities to support local employment and local retail centres. This site has potential to be redeveloped for residential uses, at least in part. This could contribute to the range of good quality housing within the community.

The development of this site has the potential to support the choice and use of sustainable transport in Halton, due to the availability of sustainable modes of transport. The accessibility and connectivity of this site should benefit the air quality of the area, and reduce the need to travel by car.

Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be suitable for development, if each of the constraints identified is addressed. However, due to constraints on site, it is unlikely the entire site could be developed, and this should be taken into consideration.





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Green Space designation.It is considered that this site could be identified as a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed. However due to constraints on site it is unlikely the entire parcel could be developed. It is considered that a residential allocation may be apporpriate for the site.

366Site Ref:Former Polar Ford Second Hand Cars Site Map Ref:R09

Address: . . . . . . . . Victoria Road


Site Description

Proposal

Grid Ref: 351842 / 382810






Current Use. . . . . . . . . . . . . Second hand car sales


Buildings on Site . . . . . . . . . Sales office for the sale of second hand cars.

Previous Use . . . . Polar Ford Second Hand Car Sales

Surrounding Uses . . . . . . . . Woodland and road infrastructure, and wider petrol station, vets, residential and G&T site.

Planning History . . . . . . . . . 16/00194/FUL (Permitted, 05/07/16) - Retrospective application for retention of sales office at Former Polar Ford Used Vehicle Site




Designations






Conclusion . . . . . . . . . . . . . .It is considered that this site may be suitable for allocation for redevelopment, potentially a residential allocation.




Ground Conditions . . . . . . . Predominantly brownfield site. Hardstanding covers much of the site. Site is generally flat. There are lighting poles within the site. 34 % of the site is Potentially Contaminated Land (quarry). There may also be landfill associated with the quarry use.


Habitats . . . . . . . . . . . . . . . . .There are trees to the site boundary, which may provide habitats.


Townscape . . . . . . . . . . . . . . Urban.

Pollution . . . . . . . . . . . . . . . .Potentially contaminated land (quarry). Landfill (quarry). Radon area. Site is adjacent to the expressway.

Infrastructure . . . . . . . . . . . . There are lighting poles within the site. A mobile /police phone pole with large CU

Other Information . . . . . . . .The site is within 100m of the Bridgewater Canal.

Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration would need to be given to the proximity of road infrastructure and the provision of an appropriate buffer.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Victoria Road.

Cycling . . . . . . . . . . . . . . . . . .On road access via Heath Road.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (943m away) - the Station can be accessed along Victoria Road and then via the footpath through the site 365, under the Spur Road and along Victoria Road and across Greenway Road and down Shaw Street.

Bus . . . . . . . . . . . . . . . . . . . . .Delph Bridge (14m away) - there are bus stops on Victoria Road

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Victoria Road and the Expressway.

Waterways . . . . . . . . . . . . . . Site is within 100m of the Bridgewater Canal, and it can be accessed along Victoria Road.

Site Access . . . . . . . . . . . . . . There is an existing access to serve the former Polar Ford site, it would need to be confirmed with the Council's Highway Team that this is appropriate for any new development on this site.



Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. The Grange and St Edwards Catholic Primary School.


Community . . . . . . . . . . . . . .This site is within 400m of Wicksten Drive Christian Centre and 800m of Churchill Hall.

Open Space . . . . . . . . . . . . . Rock Park.




Accessibility


Distance to (m) 225 Quality of Route . .The nearest Local Centre is on Picton Avenue, it can be accessed along Victoria Road into Heath Road and along Union Street.


Distance to (m) 319 Quality of Route . .The Old Town District Centre can be accessed via Victoria Road and onto High Street.


Distance to (m) 208 Quality of Route . .St Edwards Primary School can be accessed along Victoria Road, Irwell Street and Wivern Place. There are footpaths along each of these roads.


Distance to (m) 862 Quality of Route . .The Grange can be accessed via Victoria Road and onto Heath Road and then by walking along Latham Avenue. There are a couple of roads to cross along Heath Road and smaller residential roads along Latham Avenue in order to reach the school.





Distance to (m) 500 Quality of Route . . St Paul's Health Centre can be accessed via Victoria Road and onto High Street.

Open Space . . . . . . . . . . . . . Rock Park

Distance to (m) 56 Quality of Route . .Rock Park can be accessed along Victoria Road, Heath Road and onto Union Street and onto Malcolm Street. There is a crossing point on Heath Road and there are overlooked footpaths on Union Street and Malcolm Street.

Other facilities and Amenities There is a Vetinary Centre, petrol station and Public House all within a short walk of the site.


Green Belt Report







Although the site is in close proximity to a Core Biodiversity Area, the site is already developed and it is considered that any impact on biodiversity would be negligible. The development of this site is considered that the development of the site is unlikely to impact on the water quality of the Borough. This site is previously developed and therefore its redevelopment will help to protect land within Halton. The site is within flood risk zone 1, and therefore at little risk of flooding, its development could have a positive impact on reducing flood risk as it will reduce the level of development to be built elsewhere. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. The accessibility of this site is likely to mean its development will contribute positively to the health and well-being of the local community.

The redevelopment of this site would lead to the loss of an employment area, however,it could improve the appearance of the area and contribute to an increase in the level of working age people. The development of the site has the potential to contribute to the provison of a range of good quality homes.

The development of this site has the potential to support the choice and use of sustainable transport in Halton, due to the availability of sustainable modes of transport. The development of this site is likely to encourage sustainable travel, thereby helping to improve air quality in the Borough.

Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as an Environmental Priority Area and a Primarily Employment Area.It is considered that this site could be identified as a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for residential development, if each of the constraints identified is addressed. It is considered the site could be allocated for residential purposes.

367Site Ref:Bridgewater Foundry Map Ref:

Address: . . . . . . . . Land north of former Polar Ford, south of canal, east of busway, Victoria Road


Site Description

Proposal

Grid Ref: 351800 / 382942


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Light industrial: Boat builders’ yard, Double glazing manufacturers, Mechanics’ garage


Buildings on Site . . . . . . . . . Industrial style brick store buildings


Surrounding Uses . . . . . . . . Canal, vacant land, fuel station, residential





Designations






Conclusion . . . . . . . . . . . . . .It is considered that the Primarily Employment Area desingation is appropriate.




Ground Conditions . . . . . . . Site is developed. Buildings on site, areas of hardstanding with the site. 99% of the site is Potentially Contaminated Land (foundry, works).



Landscape . . . . . . . . . . . . . . .Trees to north east boundary

Townscape . . . . . . . . . . . . . . Industrial canalside

Pollution . . . . . . . . . . . . . . . .Potentially Contaminated Land (foundry, works). Radon area.

Infrastructure . . . . . . . . . . . . No known infrastructure constraints.

Other Information . . . . . . . .Site is adjacent to the Bridgewater Canal.

Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Existing uses would need to be taken into considered if the site were to be redeveloped. Consideration should be given to the proximity of the canal and the potential for including the waterfront within any design and layout of the site.


Connectivity

Walking . . . . . . . . . . . . . . . . .Good access to canal side path and to footpath along Victoria Road adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .Good access to canal tow path


Bus . . . . . . . . . . . . . . . . . . . . .Bridge Street (21m away)

Road . . . . . . . . . . . . . . . . . . Adjacent to Victoria Road.

Waterways . . . . . . . . . . . . . . Site is adjacent to Bridgewater Canal.

Site Access . . . . . . . . . . . . . . There is an existing relative narrow access to serve the current business, however, it would need to be confirmed with the Council's Highway Team that this is appropriate for any new development on this site.



Infrastructure









Accessibility


Distance to (m) 365 Quality of Route . .The nearest Local Centre is on Picton Avenue, it can be accessed along Victoria Road into Heath Road and along Union Street. However, it may be easier to access services within the Old Town.













Distance to (m) 118 Quality of Route . .Parker Street Playground can be accessed via Brdige Street and on to Bold Street or Thomas Street.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could contribute to the physical and mental health and well-being of the community.



Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be suitable for redevelopment, if each of the physical constraints identified is addressed.

Availability . . . . . . . . . . . . . .Not currently available.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Employment Area.

Potential designation or allocation of this site still to be determined.

Recommendations . . . . . . . .This site is curently developed and in use. It is considered that it may be suitable for redevelopment in the future if the site becomes available and if each of the physical constraints identified is addressed.

368Site Ref:Former Polar Ford and surrounds Map Ref:R15

Address: . . . . . . . . BP Fuel Station, Former Polar Ford Showroom,Motor Boat Club, and part of the Foundry, Victoria Road


Site Description

Proposal

Grid Ref: 351739 / 382856






Current Use. . . . . . . . . . . . . Part Vacant, leisure (boat club), petrol station


Buildings on Site . . . . . . . . . Petrol Station


Surrounding Uses . . . . . . . . Canal, light industrial and residential.

Planning History . . . . . . . . . 13/00075/DEM (PER) - Proposed demolition of motor dealership and associated buildings at Former Polar Ford Dealership (Permitted, 12/03/13)




Designations






Conclusion . . . . . . . . . . . . . .It is considered that the Primarily Employment Area designation is appropriate. It is considered that this site may be suitable for allocation for redevelopment.




Ground Conditions . . . . . . . Site is party vacant with hardstanding and partly in use with a petrol station and storage uses from the Foundry. Site is at different levels with area nearest to the canal a significant drop from the remainder of the former Polar Ford area. 83% of the site is Potentially Contaminated Land (Dockland, Boat Yard, Garage/Repair Centre).



Landscape . . . . . . . . . . . . . . .Semi-mature trees to boundary with canal

Townscape . . . . . . . . . . . . . . Industrial canalside

Pollution . . . . . . . . . . . . . . . .Radon area. Potentially Contaminated Land (Dockland, Boat Yard, Garage/Repair Centre).



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Existing uses would need to be taken into considered if the site were to be redeveloped. Consideration should be given to the proximity of the canal and the potential for including the waterfront within any design and layout of the site.


Connectivity

Walking . . . . . . . . . . . . . . . . .Good access to canal side path and to footpath along Victoria Road adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .Potential access via Skelhorn Street


Bus . . . . . . . . . . . . . . . . . . . . .Delph Bridge (5m away)

Road . . . . . . . . . . . . . . . . . . Adjacent to Victoria Road.


Site Access . . . . . . . . . . . . . . Easily accessible, multiple access points, however, it would need to be confirmed with the Council's Highway Team that this is appropriate for any new development on this site.



Infrastructure





Open Space . . . . . . . . . . . . . There is open sapce and a play area at Rock Park or alternatively at Parker Street.




Accessibility


Distance to (m) 307 Quality of Route . .The nearest Local Centre is on Picton Avenue, it can be accessed along Victoria Road into Heath Road and along Union Street. However, it may be easier to access services within the Old Town.












Open Space . . . . . . . . . . . . . Rear of Caithness Court

Distance to (m) 64 Quality of Route . .There is open sapce and a play area at Rock Park or alternatively at Parker Street.



Green Belt Report







Although the site is adajcent to a feature identified within the NIA, it is considered that the redevelopment of the site will be beneficial. The site is adjacent to the canal and therefore consideration will need to be given to the sustainable management of water resources in the area. The redevelopment of this site is likely to help to protect and improve the land quality in the area. This site is not within a flood risk zone, and therefore has the potential to reduce flooding elsewhere. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. The redevelopment of the site has the potential to contribute to the health and well-being of local people, by improving the area and by providing a well located development with access to health and leisure facilities.

The redevelopment of the site will not lead to the loss of employment or a visitor attraction, however, it is unlikely to create any additional new employment development. It is likely that the site could come forward for residential development in part. This may provide opportunities to support local employment. The redevelopment of part of this site for residential development could contribute to the range of good quality homes in the Borough.


Deliverability


Availability . . . . . . . . . . . . . .There are areas of the site that are not currently available and are in use (Petrol Station, Boat Club, Foundry storage area). However, the site could be developed whilst these uses are retained.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Employment Area.

It is considered that this site has potential for development, it is considered that it may be suitable for residential which could benefit from the canal side location.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed. It is considered that a residential allocation may be apporpriate.

369Site Ref:Land off Bridge Street and busway Map Ref:R10

Address: . . . . . . . . Bridge Street


Site Description

Proposal

Grid Ref: 351668 / 382907






Current Use. . . . . . . . . . . . . Busway and woodland




Surrounding Uses . . . . . . . . Canal, retail, residential





Designations




Existing Policy Designations Primarily Residential Area, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .It is considered that the Primarily Residential Area designation is appropriate.




Ground Conditions . . . . . . . Undulating site. Canalside. 53% of the site is Potentially Contaminated Land (Works, Metal Works, Chemical Works, Gas Works).



Landscape . . . . . . . . . . . . . . .Mature woodland and hedgerows to boundaries.

Townscape . . . . . . . . . . . . . . Urban, edge of centre

Pollution . . . . . . . . . . . . . . . .Potentially Contaminated Land (Works, Metal Works, Chemical Works, Gas Works). Radon area.



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration should be given to the proximity of the canal and the potential for including the waterfront within any design and layout of the site.


Connectivity

Walking . . . . . . . . . . . . . . . . .Adjacent to canal path and footpath on Bridge Street.

Cycling . . . . . . . . . . . . . . . . . .Adjacent to canal path, possible access from Bridge Street /Ellesmere Street


Bus . . . . . . . . . . . . . . . . . . . . .Bridge Street (0m away). Busway runs through site.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Bridge Street and the busway runs through it.


Site Access . . . . . . . . . . . . . . Busway runs through site. Access into the site would need to be created and agreed with the Council's Highways Team.



Infrastructure




Community . . . . . . . . . . . . . .This site is within 800m of Churchill Hall. Other Community Facilities located nearby in Runcorn Old Town include Family Services and Advice, Voluntary Action and the Play Council.

Open Space . . . . . . . . . . . . . Play area on Wellington Street and at Rock Park.




Accessibility


Distance to (m) 401 Quality of Route . .The nearest Local Centre is on Picton Avenue, it can be accessed along Bridge Street, Victoria Road into Heath Road and along Union Street. However, it may be easier to access services within the Old Town.


Distance to (m) 71 Quality of Route . .The Old Town District Centre can be accessed via Bridge Street and onto High Street.


Distance to (m) 135 Quality of Route . .St Edwards Primary School can be accessed acorss Bridge Street, along Irwell Street and Wivern Place. There are footpaths along each of these roads.


Distance to (m) 1051 Quality of Route . .The Grange can be accessed via Bridge Street, on to Victoria Road and onto Heath Road and then by walking along Latham Avenue. There are a couple of roads to cross along Heath Road and smaller residential roads along Latham Avenue in order to reach the school.





Distance to (m) 254 Quality of Route . . Bridge Street and onto High Street.


Distance to (m) 0 Quality of Route . .Play area on Wellington Street and at Rock Park.



Green Belt Report







There are parts of this site that are identified as Core Biodiversity Areas within the NIA, this will need to be taken in to consideratin during any development of this site. It may be beneficial to only consider developing part of the site. The site is adjacent to the canal and therefore consideration will need to be given to the sustainable management of water resources in the area. Redevelopment of this site, will see areas of potentially contaminated land brought back into use. This site is not within a flood risk zone, and therefore has the potential to reduce flooding elsewhere. The development of this site would need to take the nearby Listed Building into consideration, however, any impacts are expected to be negligible.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. The development of the site has the potential to contribute to the health and well-being of local people, by improving the area and by providing a well located development with access to health and leisure facilities.

This site would not lead to the loss of any employment or visitor attractions, it would however, support the local retail and could improve the setting of the canal in this area. This site has the potential to improve access to a range good quality housing.


Deliverability


Availability . . . . . . . . . . . . . .This site is partly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Residential Area.It is considered that this site could be identified as a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for residential development, if each of the constraints identified is addressed. It is considered the site could be allocated for residential purposes.

370Site Ref:Former Crosville Site & Land around Leiria Way Map Ref:MUA

Address: . . . . . . . . Land south of The Brindley, north of the A533 Expressway, Leiria Way


Site Description

Proposal

Grid Ref: 351562 / 382754

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that this site is not developable for residential purposes. Alternate uses including parking have been proposed on this site.

Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Vacant but includes Leiria Way link to expressway


Buildings on Site . . . . . . . . . Site under construction, including development of a public house / restaurant and a coffee shop.

Previous Use . . . . Crosville Bus Depot

Surrounding Uses . . . . . . . . Expressway, canal, residential, retail

Planning History . . . . . . . . . 16/00353/REM (Permitted, 14/10/16) - Application for approval of reserved matters on Planning Permission 15/00584/OUT for Access, Appearance, Landscaping, Layout and Scale for development of commercial unit (Use Classes A1, A3, A5)15/00584/OUT (Permitted, 15/03/16)- proposed hybrid application seeking full permission for development comprising; Town Centre Car Park, Public House/Restaurant (Use Class A4) with ancillary managers accommodation, access roads, parking and servicing areas and landscaping and outline permission (with all matters reserved) for a commercial unit of up to 195 square metres (Use Classes A1, A3, A5) 04/00529/FUL (PER) - Proposed erection of public house with attached playbarn, extended playarea, patio and associated car parking and landscaping (Permitted, 16/08/04, Now Lapsed).





Designations




Existing Policy Designations Green Space, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .It is considered that the Retail & Leisure Allocation is appropriate.



Ground Conditions . . . . . . . Undulating site. Brownfield. Areas of hardstanding remain within the site. 85% of the site is Potentially Contaminated Land (Works, Docklands, Canal). Part of the site is identified as having potential for landfill.


Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation within the site that may provide habitats for flora and fauna. The wooded areas within the site are identified within the LCR Nature Improvement Area Ecological Network as Core Biodiversity Areas.

Landscape . . . . . . . . . . . . . . .Mature woodland and hedgerows to boundaries

Townscape . . . . . . . . . . . . . . Urban edge, roadside

Pollution . . . . . . . . . . . . . . . .Expressway noise and air pollution. PADHI pipeline runs through the site, parts of site within the consultation zones. Potentially contaminated land.

Infrastructure . . . . . . . . . . . . National Grid pipeline runs through the site.


Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consultation with the HSE would be required in relation to the PADHI. Consideration of pollution associated with the road infrastructure. Consideration should be given to the proximity of the canal and the potential for including the waterfront within any design and layout of the site.


Connectivity

Walking . . . . . . . . . . . . . . . . .Good access to canal side path. Footpath through the site.

Cycling . . . . . . . . . . . . . . . . . .Footpath/Cycleway running along site next to expressway


Bus . . . . . . . . . . . . . . . . . . . . .Union Street (114m away)

Road . . . . . . . . . . . . . . . . . . Leiria Way runs through the site. Site is adjacent to the Expressway. There is a potential access point to the site from the expressway.


Site Access . . . . . . . . . . . . . . There are potential access points to this site already including from Greenway Road and the expressway, as well as Leiria Way running through the site. Any development of this site would need to confirm with the Council's Highways Team that the existing accesses are appropriate.




Infrastructure





Open Space . . . . . . . . . . . . . Play area on Wellington Street and at Rock Park.




Accessibility


Distance to (m) 234 Quality of Route . .Picton Avenue Local Centre can be accessed via the footpath through the site, under the expressway down on to Heath Road. Cross Heath Road and up Union Street onto Picton Avenue.


Distance to (m) 21 Quality of Route . .The Old Town can be accessed along the footpath through the site, and across the bridge over the canal. It is a very short and straightforward walk.


Distance to (m) 308 Quality of Route . .Victoria Road Primary School can be accessed along Greenway Road and onto Victoria Road, there over footpaths along each of these roads and Greenway Road is well overlooked by properties and is well used.


Distance to (m) 892 Quality of Route . .The Grange School can be accessed via the footpath through the site, under the expressway and along to Heath Road. Cross Heath Road and walk along Latham Avenue to the school. There is a footpath on Latham Avenue and it is well overlooked by residential properties.





Distance to (m) 96 Quality of Route . . St Paul's Health Centre can be accessed along the footpath through the site, and across the bridge over the canal. It is a very short and straightforward walk.


Distance to (m) 56 Quality of Route . .There are Play Areas on Wellington Street and at Rock Park.




Green Belt Report






The development of this site has the potential to impact on the biodiversity of the site as the wooded parts of the site are identified as a Core Biodiversity Area in the LCR NIA Ecological Network. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could positively contribute to the physical and mental health and well-being of the community.



Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Retail & Leisure Allocation.It is considered that this site could be retained as a Retail & Leisure Allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.It is noted that the site is now under construction.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed. It is considered that this site could be retained as a Retail & Leisure Allocation

371Site Ref:Car Park between High Street and Bridgewater Canal Map Ref:

Address: . . . . . . . . St Pauls Gardens, High Street


Site Description

Proposal

Grid Ref: 351282 / 382907






Current Use. . . . . . . . . . . . . Car parking


Buildings on Site . . . . . . . . . Although there are no buildings there are the remains of the walls of buildings within the parking area, potentially being used to retain land at present.


Surrounding Uses . . . . . . . . Retail, Canal, Brindley Theatre





Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within Site Boundary




Conclusion . . . . . . . . . . . . . .The existing Retail & Leisure Allocation is considered appropriate.




Ground Conditions . . . . . . . Site is sloping. It is higher towards the canal and towards the western end. The site is mainly covered by hardstanding, and there are brick walls within the site. 98% of the site is Potentially Contaminated Land.

Heritage . . . . . . . . . . . . . . . . . Listed Building within Site Boundary

Habitats . . . . . . . . . . . . . . . . .There are trees within the site that may provide habitats for flora and fauna.

Landscape . . . . . . . . . . . . . . .Tarmac surfaced car park with grass verges and small trees.

Townscape . . . . . . . . . . . . . . Canalside, town-centre backland, overlooked by rear of buildings to north.

Pollution . . . . . . . . . . . . . . . .PADHI Site/Pipeline Consultation



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the proximity of the canal and the potential for including the waterfront within any design and layout of the site.


Connectivity

Walking . . . . . . . . . . . . . . . . .Excellent access to footpaths / cycleways. Footpath to town centre runs through site.

Cycling . . . . . . . . . . . . . . . . . .Excellent access to footpaths / cycleways.


Bus . . . . . . . . . . . . . . . . . . . . .Runcorn High Street, Stand C (68m away)

Road . . . . . . . . . . . . . . . . . . Site can be accessed from High Street. It is not currently adjacent to the road network however.


Site Access . . . . . . . . . . . . . . Vehicular access shared with Brindley Theatre to far eastern end. Any development of this site would need to confirm with the Council's Highways Team that the existing access is appropriate.



Infrastructure





Open Space . . . . . . . . . . . . . Rear of Caithness Court. Play area on Wellington Street




Accessibility


Distance to (m) 268 Quality of Route . .Site is within the Old Town. Closest convenience store would be across High Street.


Distance to (m) 0 Quality of Route . .Site is within Runcorn Old Town.

Primary School . . . . . . . . . . .The closest Primary School is Runcorn All Saints C of E School.

Distance to (m) 234 Quality of Route . .All Saints C of E School can be accessed by crossing High Street, walking through the Old Town Centre, and across and along Church Street. The route does involve crossing busy district centre roads. However, there will be other people around, making the route feel generally safer.


Distance to (m) 1318 Quality of Route . .The Grange School can be accessed via the footpath through the site, over the canal, through site 370, under the expressway and along to Heath Road. Cross Heath Road and walk along Latham Avenue to the school. There is a footpath on Latham Avenue and it is well overlooked by residential properties.





Distance to (m) 20 Quality of Route . . The site is adjacent to St Paul's Health Centre.


Distance to (m) 190 Quality of Route . .There are Play Areas on Wellington Street and at Rock Park.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.




Deliverability


Availability . . . . . . . . . . . . . .Site currently in use for parking. This site is mainly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as an Environmental Priority Area and a Retail & Leisure Allocation.It is considered that this site could be identified as a residential allocation or could be retained as a Retail & Leisure Allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed. However, consideration will need to be given to the replacement or alternate provision of parking. It is considered that the site could be used for residential development or could be retained as a Retail & Leisure Allocation.

372Site Ref:Car park north of High Street Map Ref:

Address: . . . . . . . . High Street


Site Description

Proposal

Grid Ref: 351015 / 382944






Current Use. . . . . . . . . . . . . Car parking




Surrounding Uses . . . . . . . . Retail, Buddhist Temple, Social Club





Designations






Conclusion . . . . . . . . . . . . . .The site is currently designated as Primarily Residential Area and within a Environmental Priority Area. It is considered that the site could be allocated for Mixed Use covering the Town Centre Uses.




Ground Conditions . . . . . . . Site slopes slightly down to Station Road. The site is covered by hardstanding and currently used for parking.


Habitats . . . . . . . . . . . . . . . . .No habitats have been identified within this site.


Townscape . . . . . . . . . . . . . . Urban canal side, dominated by overhead road.

Pollution . . . . . . . . . . . . . . . .Visual/Air/Noise pollution from road. There is a PADHI Pipeline across the site.


Other Information . . . . . . . .Road bridge runs over the site, this may restrict what can be built underneath.

Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consultation with the HSE would be required in relation to the PADHI.


Connectivity

Walking . . . . . . . . . . . . . . . . .Good access to footpaths to town centre.

Cycling . . . . . . . . . . . . . . . . . .Bridgewater Way cycle path across road



Road . . . . . . . . . . . . . . . . . . Site is adjacent to Station Road and High Street. Single carriageway roads to two sides, also road overhead but no access to this.

Waterways . . . . . . . . . . . . . . Site is in close proximity to the Bridgewater Canal.

Site Access . . . . . . . . . . . . . . Two good accesses to N and S used by the current car park. Any development of this site would need to confirm with the Council's Highways Team that the existing accesses are appropriate.



Infrastructure





Open Space . . . . . . . . . . . . . Play area on Wellington Street




Accessibility

Convenience Store . . . . . . . The nearest Local Centre is Greenway Road.

Distance to (m) 292 Quality of Route . .Site is within the Old Town. Closest convenience store would be along High Street.


Distance to (m) 0 Quality of Route . .Site is within Runcorn Old Town.


Distance to (m) 224 Quality of Route . .All Saints C of E School can be accessed along High Street and across Station Road and along Bridgewater Street. Both these roads have footpaths that are overlooked by residential properties or shops.


Distance to (m) 1626 Quality of Route . .The Grange School can be accessed via the footpath on High Street, through site 371, over the canal, through site 370, under the expressway and along to Heath Road. Cross Heath Road and walk along Latham Avenue to the school. There is a footpath on Latham Avenue and it is well overlooked by residential properties.


Distance to (m) 667 Quality of Route . .This employment area can be accessed along High Street, across the bridge over the canal and along Picow Farm Road.



Distance to (m) 288 Quality of Route . . St Paul's Health Centre can be accessed along High Street. It will require crossing the road, but the route is well overlooked by district centre properties.

Open Space . . . . . . . . . . . . . Wellington Street

Distance to (m) 94 Quality of Route . .Play area on Wellington Street can be accessed from the site.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability


Availability . . . . . . . . . . . . . .Site currently in use for parking. This site is mainly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Residential Area and within a Environmental Priority Area.It is considered that this site could be identified as a Mixed Use Allocation, for Town Centre Uses. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed. However, consideration will need to be given to the replacement or alternate provision of parking. It is considered that this site could be identified as a Mixed Use Allocation, for Town Centre Uses.

373Site Ref:Site of former Rathbone Institute Map Ref:R66

Address: . . . . . . . . Waterloo Road


Site Description

Proposal

Grid Ref: 351003 / 383073






Current Use. . . . . . . . . . . . . Part Vacant - previous building has been demolished. Part Green space and Part Parking.


Buildings on Site . . . . . . . . . Some buildings have been demolished. Former Waterloo Building and former Carnegie Library Building.



Planning History . . . . . . . . . 13/00429/DEM (PAPER) - Proposed demolition of building at Rathbone Institute, Waterloo Road Annexe To Public Library Egerton Street.




Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within Site Boundary




Conclusion . . . . . . . . . . . . . .The site is currently designated as Primarily Residential Area and within a Environmental Priority Area. It is considered that the site could be allocated for residential purposes.




Ground Conditions . . . . . . . Site is generally flat.

Heritage . . . . . . . . . . . . . . . . . Listed Building within Site Boundary (Carnegie Library)



Townscape . . . . . . . . . . . . . . Urban residential

Pollution . . . . . . . . . . . . . . . .Small part of the site is within the outer zone of a PADHI pipeline.


Other Information . . . . . . . .The amenity of the nearby residential properties would need to be taken into consideration.

Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Consideration would need to be given to the heritage value of the site and to the conservation and enhancement of the Listed Building and its setting.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints considered to be minor. It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Connectivity

Walking . . . . . . . . . . . . . . . . .Good links to town centre.

Cycling . . . . . . . . . . . . . . . . . .On road access from Waterloo road



Road . . . . . . . . . . . . . . . . . . Site is adjacent to Waterloo Road. Single carriageway residential road.

Waterways . . . . . . . . . . . . . . Site is located between and in walking distance of both the Bridgewater Canal and the Manchester Ship Canal.




Infrastructure





Open Space . . . . . . . . . . . . . Site includes open space.




Accessibility


Distance to (m) 357 Quality of Route . .The Old Town is closer than Greenway Road Local Centre and it is likely that people would generally choose to walk to the Old Town.


Distance to (m) 5 Quality of Route . .The Old Town can be accessed along Waterloo Road and onto Church Street and on to High Street.


Distance to (m) 86 Quality of Route . .Runcorn All Saints C of E School can be accessed along Waterloo Road and onto Church Street.


Distance to (m) 1639 Quality of Route . .Not in immediate vicinity of a Secondary School.





Distance to (m) 267 Quality of Route . . St Paul's Health Centre can be accessed along Waterloo Road, Egerton Street and across the road at the lights to High Street.

Open Space . . . . . . . . . . . . . Wellington Street

Distance to (m) 0 Quality of Route . .Site includes the play area on Wellington Street.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.


It is considered that this site could positively contribute to the vitality and viability of the Borough's town, district and local centres. This site has the potential to improve access to a range good quality housing.


Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to minor physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Residential Area and within a Environmental Priority Area.It is considered that this site could be identified as a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. It is considered that this site could be identified as a residential allocation, although an appropriate level of open space and the play area may need to be retained.

374Site Ref:Land to the south of Crescent Row Map Ref:

Address: . . . . . . . . Percival Lane


Site Description

Proposal

Grid Ref: 350783 / 382882






Current Use. . . . . . . . . . . . . Open space (amenity)




Surrounding Uses . . . . . . . . Residential, road and rail infrastructure and open space




Reduce Deprivation . . . . . . This site is not located in an area (LSOA) identified as within the 20% most deprived nationally.

Designations




Existing Policy Designations Primarily Residential Area, Environmental Priority Areas, Canal Route and Greenway


Conclusion . . . . . . . . . . . . . .Existing Primarily Residential Area designation, Canal Route and Greenway are all considered appropriate.




Ground Conditions . . . . . . . Brownfield site but grassed. This site is sloped up to the rail line. 90% of the site is Potentially Contaminated Land (Canal).

Heritage . . . . . . . . . . . . . . . . . The site is adjacent to the railway line viaducts, however, only the bridge section is Listed.

Habitats . . . . . . . . . . . . . . . . .There are trees to the edge of the site that may provide habitats.

Landscape . . . . . . . . . . . . . . .The site has amenity open space value.


Pollution . . . . . . . . . . . . . . . .Potentially contaminated land (canal). Radon area. The site is adjacent to the West Coast Mainline.



Mitigation . . . . . . . . . . . . . . .An appropriate buffer should be left to the rail line. Any development would need to give consideration to the amenity of the adjacent residential properties. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths to the site boundary.

Cycling . . . . . . . . . . . . . . . . . .On road access via Percival Lane.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (195m away) - Site is adjacent to the rail line, and is a short walk to the rail station via a footbridge and through the parking area.

Bus . . . . . . . . . . . . . . . . . . . . .Runcorn Station (93m away) - There are bus stops at the Train Station that can be accessed via the footbridge and through the parking area.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Percival Lane.

Waterways . . . . . . . . . . . . . . The site is on the route of the Bridgewater Canal, and is now disused and filled.




Infrastructure





Open Space . . . . . . . . . . . . . Open space on Percival Lane.




Accessibility


Distance to (m) 374 Quality of Route . .The nearest Local Centre is Greenway Road (GWR), and although it is within 400m as the crow flies, it would be a longer walk via the train station and along Shaw Street to Greenway Road.


Distance to (m) 186 Quality of Route . .Runcorn Old Town can be accessed through the footpaths under the rail line and the road bridges.


Distance to (m) 427 Quality of Route . .All Saints C of E Primary School can be accessed via Brindley street, Lord Street and Church Street.




Distance to (m) 435 Quality of Route . .The Dock area can be accessed along Percival Lane, as can Picow Farm Road.



Distance to (m) 524 Quality of Route . . Runcorn Old Town and the Health Centre can be accessed through the footpaths under the rail line and the road bridges.

Open Space . . . . . . . . . . . . . Trentham Street/Leinster Gardens

Distance to (m) 39 Quality of Route . .Open space can be accessed by crossing Percival Lane.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site would have a negligible impact on the physical health, mental health or well-being of the community.



Deliverability


Availability . . . . . . . . . . . . . .If the Canal is to be restored, this site is not available for development. This site is mainly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Residential Area, Environmental Priority Area, Canal Route and Greenway.

It is considered that this site could be identified as a Green Space designation particularly if the Canal is to be restored.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. However, if the Canal is to be restored, this site is not available for development.

375Site Ref:Land off Hankey Street Map Ref:R13

Address: . . . . . . . . Hankey Street


Site Description

Proposal

Grid Ref: 350836 / 382924





Brownfield/Greenfield . . . . Mixed

Current Use. . . . . . . . . . . . . Open space (Amenity), part grassed and part flagged.




Surrounding Uses . . . . . . . . Road and rail infrstructure and residential.





Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary.








Ground Conditions . . . . . . . This site is partly greenfield and partly covered by flags. The flagged area is generally flat, whilst the grassed area is steeply sloped up towards the south of the site. 22% of the site is Potentially Contaminated Land (Railway line).

Heritage . . . . . . . . . . . . . . . . . There is a Listed Building within 50m of the site boundary (Waterloo Bridge). The site is adjacent to the railway line viaducts, however, only the bridge section is Listed.

Habitats . . . . . . . . . . . . . . . . .There are trees within the site that may provide habitats.



Pollution . . . . . . . . . . . . . . . .The site is within a Radon area. The site is adjacent to the railway line.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. An appropriate buffer should be left to the rail line. Any development would need to give consideration to the amenity of the adjacent residential properties.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath that leads to the railway station within the site.

Cycling . . . . . . . . . . . . . . . . . .Possible on road access via subway (Station Road) or Ashridge Street

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (218m away). The footpath through the site leads to the station.

Bus . . . . . . . . . . . . . . . . . . . . .Runcorn Station (84m away) - There are bus stops at the Train Station that can be accessed via the footbridge and through the parking area.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Hankey Street.





Infrastructure









Accessibility


Distance to (m) 368 Quality of Route . .The nearest Local Centre is Greenway Road, and although it is within 400m as the crow flies, it would be a longer walk via the train station and along Shaw Street to Greenway Road.


Distance to (m) 128 Quality of Route . .The site is close proximity to Runcorn Old Town.


Distance to (m) 348 Quality of Route . .All Saints C of E Primary School can be accessed via Ashridge Street, Lord Street and Church Street.




Distance to (m) 503 Quality of Route . .The Docks can be accessed along Percival Lane.





Distance to (m) 69 Quality of Route . .Open space can be accessed via a short walk along Leinster Garden.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site is likely to have a mixed impact on the soil and land resources, as part of the site is greenfield and part of the site is previously developed. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that part of this site may be suitable for development, if each of the physical constraints identified is addressed. However, the gradient within the site may limit development on part of the site.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Residential Area and a Environmental Priority Area.It is considered that part of this site may be appropriate for a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that part of this site may be appropriate for residential allocation.

376Site Ref:Former Riverside College Map Ref:R12

Address: . . . . . . . . Campus Drive


Site Description

Proposal

Grid Ref: 350467 / 383008

Proposal: . . . . . . . . . . . . . . . . SHLAA proposes 128 dwellings for this site.


Contribution to Local Plan: . Housing to meet local plan requirements.



Current Use. . . . . . . . . . . . . Vacant college building, parking area and open space


Buildings on Site . . . . . . . . .

Previous Use . . . . Riverside College, Runcorn Campus

Surrounding Uses . . . . . . . . Industrial, residential and open space

Planning History . . . . . . . . . 16/00131/OUT - Outline application, with all matters reserved, for development of up to 120 dwellings, open space, infrastructure and associated works (Pending).

Ownership . . . . . . . . . . . . . . Riverside College



Designations

Environmental . . . . . . . . . . . Potential BAP Habitat Area

Heritage . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary


Existing Policy Designations UDP Action Areas, Environmental Priority Areas






Ground Conditions . . . . . . . Building on site. Hardstanding on site for parking area. Lighting poles within the site for parking area. Most of site appears flat, with a slope to the southern boundary and the wooded area. 99% of the site is Potentially Contaminated Land (Canal Basin, dockland).

Heritage . . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary - Bridgewater House Grade II Listed.

Habitats . . . . . . . . . . . . . . . . .There is a wooded area within the site that may provide habitats for flora and fauna.

Landscape . . . . . . . . . . . . . . .The site is partly developed, with limited open space and wooded areas that could provide landscape value.

Townscape . . . . . . . . . . . . . . This site is developed and feels like part of the urban area.

Pollution . . . . . . . . . . . . . . . .The site is within a Radon area. Potentially contaminated land (canal basin, docklands). Landfill related with the canal basin.


Other Information . . . . . . . .Site is adjacent to Manchester Ship Canal. Residential amenity of adjacent properties. Consideration of the adjacent route of the now disused Bridgewater Canal.

Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Any development would need to give consideration to the amenity of the adjacent residential properties.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through the site at present. There is a footpath adjacent to the site following the line of the disused Bridgewater Canal.

Cycling . . . . . . . . . . . . . . . . . .There is a cycle path adjacent to the site following the path of the disused Bridgewater Canal.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (374m away) and can be accessed via the footpath adjacent to the site.

Bus . . . . . . . . . . . . . . . . . . . . .Runcorn College (0m away) - although this bus stop is not currently in use as the college is closed.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to both Campus Drive and Old Coach Road.

Waterways . . . . . . . . . . . . . . Site is adjacent to the Manchester Ship Canal.

Site Access . . . . . . . . . . . . . . There is an existing access to serve the former College, it would need to be confirmed with the Council's Highway Team that this is appropriate for any new development on this site.




Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. Westfield Primary School







Accessibility


Distance to (m) 579 Quality of Route . .The nearest Local Centre is Greenway Road (GWR), it can be accessed via the train station and along Shaw Street to Greenway Road.


Distance to (m) 339 Quality of Route . .The Old Town can be accessed via the footpath alongside the college, under the bridges through to the town centre.


Distance to (m) 514 Quality of Route . .Westfield Primary School can be accessed via Campus Drive, Runcorn Dock Road, Picow Farm Road, Penn Lane and then Clayton Crescent. It does require the crossing of Picow Farm Road which can be quite busy.




Distance to (m) 273 Quality of Route . .The Docks can be accessed along Campus Drive.





Distance to (m) 88 Quality of Route . .Open space can be accessed via the footpath adjacent to the site.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as a potential BAP Habitat Area. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.




Deliverability


Availability . . . . . . . . . . . . . .Site is not currently in use, however redevelopment of the site may be restricted.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a UDP Action Area and Environmental Priority Area.It is considered that this site may be appropriate for a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for redevelopment, if each of the constraints identified is addressed, including a buffer to protect amenity of residents as appropriate.

377Site Ref:Land to south of Percival Lane Map Ref:R14



Site Description

Proposal

Grid Ref: 350389 / 382761

Proposal: . . . . . . . . . . . . . . . . Planning permission for 16 dwellings.





Current Use. . . . . . . . . . . . . Overgrown scrub and hardstanding for parking.




Surrounding Uses . . . . . . . . Residential and Industrial

Planning History . . . . . . . . . 15/00212/S73 (Permitted, 05/06/15) - Application under Section 73 of the Town and Country Planning Act to remove Condition 10 (provision of affordable housing) from Planning Permission 14/00543/FUL14/00543/FUL (Permitted 09/12/14) - Proposed erection of 16 no. 2.5 storey townhouses on Land To The South West Of 123 Percival Lane07/00605/REM (PER) - Reserved matter application (relating to 05/00910/OUT) for proposed residential development consisting of 6 townhouses and 8 apartments. 05/00910/OUT (PER) - outline application for residential development.





Designations




Existing Policy Designations Primarily Residential Area, Action Areas, Environmental Priority Areas





Ground Conditions . . . . . . . 92% of the site is Potentially Contaminated Land (works). The site is partly overgrown scrub and partly hardstanding that is used for parking. The site appears generally flat, however, there is a steep slope to the rear of the site adjacent to the railway.


Habitats . . . . . . . . . . . . . . . . .There is overgrown vegetation within the site.


Townscape . . . . . . . . . . . . . . The site feels urban and surrounding uses included 2-storey dwellings.

Pollution . . . . . . . . . . . . . . . .Radon area. Potentially contaminated land (works). Adjacent to the railway.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. An appropriate buffer should be left to the rail line. Any development would need to give consideration to the amenity of the adjacent residential properties.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Percival Lane.

Cycling . . . . . . . . . . . . . . . . . .Access on road from Percival Lane

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (445m away) - the station can be accessed along Percival Lane and along the footpath under the rail line and through the parking area.

Bus . . . . . . . . . . . . . . . . . . . . .Runcorn College (206m away) - although this bus stop is not currently in use as the college is closed. Other bus stops can be found on Picow Farm Road.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Percival Lane.

Waterways . . . . . . . . . . . . . . Site is within walking distance of the Manchester Ship Canal.





Infrastructure









Accessibility


Distance to (m) 687 Quality of Route . .The nearest Local Centre is Greenway Road (GWR), it can be accessed along Percival Lane, along the footpath to the the train station and along Shaw Street to Greenway Road.




Distance to (m) 380 Quality of Route . .Westfield Primary School can be accessed via Runcorn Dock Road, Picow Farm Road, Penn Lane and then Clayton Crescent. It does require the crossing of Picow Farm Road which can be quite busy.


Distance to (m) 2081 Quality of Route . .The closest Secondary School is in excess of 2km and is therefore not considered accessible from this site.


Distance to (m) 61 Quality of Route . .The Docks can be accessed by going across the roundabout at the end of Percival Lane.





Distance to (m) 335 Quality of Route . .Open space can be accessed via the footpath along Percival Lane. The route is well overlooked by residential properties.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site could see a potentially contaminated site brought back into use. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.


It is considered that this site has the potential to support the vitality and viability of the Borough's centres. The development of this site could contribute to the range of good quality housing in Halton.


Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area, Action Area and Environmental Priority Area.It is considered that this site may be appropriate for a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the accessibility of the site.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed. It is considered that this site may be appropriate for a residential allocation.

378Site Ref:Land off Runcorn Dock Road between Weston Point Expressway and Rail Line. Map Ref:E03

Address: . . . . . . . . Runcorn Dock Road


Site Description

Proposal

Grid Ref: 350494 / 382720

Proposal: . . . . . . . . . . . . . . . . Employment Allocation

Benefits: . . . . . . . . . . . . . . . . New employment development.




Current Use. . . . . . . . . . . . . Scrub.




Surrounding Uses . . . . . . . . Rail and road infrastructure



Source of Site . . . . . . . . . . . Part of site is within the SHLAA (Ref. H1332)


Designations




Existing Policy Designations Action Areas, Environmental Priority Areas






Ground Conditions . . . . . . . 44% of the site is Potentially Contaminated Land (Marsh, Rail Line)


Habitats . . . . . . . . . . . . . . . . .There is overgrown vegetation within the site.


Townscape . . . . . . . . . . . . . . Due to the proximity of road and rail infrastructure the site has a very urban feel.

Pollution . . . . . . . . . . . . . . . .This site is within a Radon area. Southern corner of the site is within the PADHI (Outer) for Mexichem Fluor and Inovyn. Potentially contaminated land (Marsh, Rail Line). Site is adjacent to the rail line and the Weston Point Expressway.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. An appropriate buffer should be provided to the road and rail infrastructure. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Runcorn Dock Road.

Cycling . . . . . . . . . . . . . . . . . .On road access via Percival Lane/Runcorn Dock Road

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (235m away), which can be accessed via Picow Farm Road.

Bus . . . . . . . . . . . . . . . . . . . . .Penn Lane (126m away), which can be accessed along Runcorn Dock Road, Picow Farm Road and then up Penn Lane.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Runcorn Dock Road.

Waterways . . . . . . . . . . . . . . Site is short distance from Runcorn Docks and the Manchester Ship Canal.




Infrastructure









Accessibility


Distance to (m) 471 Quality of Route . .The nearest Local Centre is Greenway Road (GWR), it can be accessed via Picow Farm Road and Balfour Street.


Distance to (m) 361 Quality of Route . .Runcorn Old Town can be accessed along Picow Farm Road.


Distance to (m) 276 Quality of Route . .Westfield Primary School can be accessed via Runcorn Dock Road, Picow Farm Road, Penn Lane and Clayton Crescent. It does require the crossing of Picow Farm Road which can be quite busy.


Distance to (m) 1928 Quality of Route . .Not in immediate vicinity of a Secondary School. The Heath School can be accessed via Runcorn Dock Road, Picow Farm Road, Penn Lane, Moughland Lane and Clifton Road. There are footpaths along each of these roads. Penn Lane however is a rather steep incline.


Distance to (m) 5 Quality of Route . .The Docks can be accessed along Runcorn Dock Road.



Distance to (m) 683 Quality of Route . . St Paul's Health Centre can be accessed along Picow Farm Road and into Runcorn Old Town.


Distance to (m) 175 Quality of Route . .Open space can be accessed via the footpath on Runcorn Dock Road and along Percival Lane.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. However, it will also lead to the re-use of a potentially contaminated site, which will have beneficial impacts. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.


It is considered that the development of this site could contribute to the creation of a strong sustainable economy and positively contribute to the vitality and viability of the Borough's town, district and local centres. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and excellent accessibility. The site is identified as an Action Area and an Environmental Priority Area.

It is considered that this site could be identified as an employment allocation.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed. It is considered that this site could be identified as an employment allocation.

379Site Ref:Picow Farm Road Playing Fields Map Ref:R17

Address: . . . . . . . . Picow Farm Road


Site Description

Proposal

Grid Ref: 350647 / 382663

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 69 dwellings. Outline Application with all matters reserved, for residential development of up to 62 dwellings

Benefits: . . . . . . . . . . . . . . . . Residential development

Contribution to Local Plan: . Housing to meet Local Plan requirements.



Current Use. . . . . . . . . . . . . Scrub, playing fields and hardstanding for parking.


Buildings on Site . . . . . . . . . Sub-station and unused portacabin.


Surrounding Uses . . . . . . . . Road, residential and industrial

Planning History . . . . . . . . . 08/00302/FUL (PER) - Permission for a temporary car park (12 months from August 2014) and a demountable building.

16/00317/OUT (Current application) - Outline Application with all matters reserved, for residential development of up to 62 dwellings with landscaping, car parking and ecology area at Former Playing Fields And Car Park Picow Farm Road.





Designations




Existing Policy Designations Green Space, Environmental Priority Areas, Primarily Employment Area


Conclusion . . . . . . . . . . . . . .It is considered that the existing Green Space designation is appropriate.



Ground Conditions . . . . . . . Partly greenfield site. Generally flat. 4% of the site is Potentially Contaminated Land (pond).




Townscape . . . . . . . . . . . . . . Due to the proximity of residential and employment development and the nearby road infrastructure, the site feels urban.

Pollution . . . . . . . . . . . . . . . .This site is within a Radon area. Part of this site is within a PADHI (Middle and Outer zone) for Mexichem Fluor and Inovyn. Radon area. Site is adjacent to the expressway.


Other Information . . . . . . . .Retention of playing pitches as appropriate.

Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Retention or appropriate relocation of the playing pitches. Consultation with the HSE would be required in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Provide an appropriate buffer to the expressway.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Picow Farm Road.

Cycling . . . . . . . . . . . . . . . . . .Access on road Picow Farm Road

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (128m away) - the station is short walk along Picow Farm Road, across the road and up the steps.

Bus . . . . . . . . . . . . . . . . . . . . .Penn Lane (3m away) -There is a bus stop adjacent to the site.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Picow Farm Road.

Waterways . . . . . . . . . . . . . . The Manchester Ship Canal is located within a mile of the site, to the north, and the Bridgewater Canal is slightly closer to the east.

Site Access . . . . . . . . . . . . . . There is an existing access to serve the former car park and playing pitches, it would need to be confirmed with the Council's Highway Team that this is appropriate for any new development on this site.




Infrastructure









Accessibility


Distance to (m) 367 Quality of Route . .The nearest Local Centre is Greenway Road (GWR), it can be accessed via Picow Farm Road and Balfour Street.


Distance to (m) 309 Quality of Route . .Runcorn Old Town can be accessed via Picow Farm Road and Station Road.


Distance to (m) 173 Quality of Route . .Westfield Primary School can be accessed via Picow Farm Road, Penn Lane and then Clayton Crescent. It does require the crossing of Picow Farm Road which can be quite busy.


Distance to (m) 1813 Quality of Route . .Not in immediate vicinity of a Secondary School. The Heath School can be accessed via Picow Farm Road, Penn Lane, Moughland Lane and Clifton Road. There are footpaths along each of these roads. Penn Lane however is a rather steep incline.





Distance to (m) 602 Quality of Route . . St Paul's Health Centre can be accessed via Picow Farm Road, Station Road and High Street.


Distance to (m) 188 Quality of Route . .Open space can be accessed within the site itself or for space with a children's play area at Trentham Street via the footpath on Picow Farm Road , onto Runcorn Dock Road and along Percival Lane.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and excellent accessibility. The site is identified as a Green Space designation, an Environmental Priority Areas and as a Primarily Employment Area.It is considered that this site may be appropriate for a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed, including the retention or appropriate replacement of the playing pitches, and that an appropriate buffer is provided to protect the amenity of residential uses.

380Site Ref:Land to the south of Picow Farm Road Map Ref:



Site Description

Proposal

Grid Ref: 350316 / 382324

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that the site is not developable due to its current employment use.

Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Mix of employment uses.


Buildings on Site . . . . . . . . . Garages, offices and industrial buildings.


Surrounding Uses . . . . . . . . Employment uses, residential and school.

Planning History . . . . . . . . . 11/00289/COU (PER) - Proposed change of use to car sales showroom with outside vehicle sales area and amendment to left hand side windows to incorporate glass vehicle access doors, erection of 2 metre high mesh fence alongside existing front wall with new entrance gate to match at Ray Ashley Garage And Industrial Equipment Ltd (Permitted, 20/10/11). 11/00264/COU (PER) - Proposed change of use of existing industrial unit to private vehicle telephone booking and radio control office, and the attaching of a radio mast to rear of building at EBL Centre (Permitted, 16/11/11). 08/00442/COU (PER) - Proposed change of use from office/commercial to establishment of an independant school (Class D1) for 25 pupils at Custom House (Permitted, 22/09/08). 07/00787/REM (PER) - Application for approval of reserved matters (all matters on 07/00279/OUT) for 19 No. two storey industrial units (with mezzanine) at Picow Farm (Permitted, 23/11/07).





Designations




Existing Policy Designations Primarily Employment Area


Conclusion . . . . . . . . . . . . . .It is considered that the existing Primarily Employment designation is appropriate.



Ground Conditions . . . . . . . Site is developed, with buildings on site and hardstanding for parking. 50% of the site is Potentially Contaminated Land (pond, welding works).


Habitats . . . . . . . . . . . . . . . . .There are a few small areas of trees and vegetation within the site that may provide habitats for flora and fauna.

Landscape . . . . . . . . . . . . . . .The site is developed and has limited landscape value.

Townscape . . . . . . . . . . . . . . The site is developed, with a mix of employment uses.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (Middle and Outer zone) for Mexichem Fluor and Inovyn. Radon area. Potentially contaminated land (pond, welding works).



Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.

Conclusion . . . . . . . . . . . . . . .This site is currently developed, if the existing uses were to relocate or to cease, and if each of the physical constraints identified is addressed this site may be suitable for development.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Picow Farm Road.

Cycling . . . . . . . . . . . . . . . . . .On road access off Picow Farm Road/ Crofton Rd.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (326m away). Runcorn Station can be accessed on Picow Farm Road and on to Shaw Street.

Bus . . . . . . . . . . . . . . . . . . . . .Chandlers Court (3m away). There are also bus stops on Picow Farm Road at the eastern end near to the residential area.


Waterways . . . . . . . . . . . . . . Manchester Ship Canal can be accessed along Runcorn Dock Road. The Bridgewater Canal can be accessed along Picow Farm Road and on to High Street.





Infrastructure





Open Space . . . . . . . . . . . . . Cavendish Play Area can be accessed on Picow Farm Road and on to Shaw Street, and then through onto Cavendish Street.




Accessibility


Distance to (m) 179 Quality of Route . .The convenience store on Russell Road can be accessed along Picow Farm Road, onto Westfield Road and into Russell Road. There are footpaths on each of these roads, within the residential areas they are overlooked.


Distance to (m) 584 Quality of Route . .Old Town can be accessed via Picow Farm Road and Station Road. There are footpaths on these roads.


Distance to (m) 69 Quality of Route . .Westfield Primary School is adjacent to the site and can be accessed via Picow Farm Road, on to Penn Lane and then Clayton Crescent. There are footpaths on each of these roads.









Distance to (m) 379 Quality of Route . .Cavendish Play Area can be accessed on Picow Farm Road and on to Shaw Street, and then through onto Cavendish Street.




Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . As this site is currently in use it is not considered appropriate for development. However, if the existing uses were to be relocated it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Availability . . . . . . . . . . . . . .This site is currently in use and not considered available.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Employment Area.It is considered that this site could be retained as a Primarily Employment Area.

Recommendations . . . . . . . .As this site is currently in use it is not considered appropriate for development. However, if the existing uses were to be relocated it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. It is considered that this site could be retained as a Primarily Employment Area.

381Site Ref:Norbert Dentrasangle Map Ref:



Site Description

Proposal

Grid Ref: 350151 / 382351

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that the site is not developable due to its current employment use.

Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Employment - Household Waste Centre and TDG Logistics.


Buildings on Site . . . . . . . . . Cabin at Waste Centre and storage at TDG.


Surrounding Uses . . . . . . . . Road infrastructure and employment uses.





Designations




Existing Policy Designations Primarily Employment Area


Conclusion . . . . . . . . . . . . . .It is considered that the existing Primarily Employment designation is appropriate.




Ground Conditions . . . . . . . Site is developed, with buildings on site and hardstanding for parking. Site is identified as a former landfill area. 67% of the site is Potentially Contaminated Land (landfill).



Landscape . . . . . . . . . . . . . . .The site is developed and has limited landscape value.

Townscape . . . . . . . . . . . . . . The site is developed, with a mix of employment uses.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (Middle and Outer zone) for Mexichem Fluor and Inovyn. Radon area. Potentially contaminated land (landfill). Site is adjacent to the Weston Point Expressway.



Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. This site is currently developed, if the existing use was to relocate or to cease, and if each of the physical constraints identified is addressed this site may be suitable for development.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on Picow Farm Road on the other side of the road.

Cycling . . . . . . . . . . . . . . . . . .On road access from Picow Farm Road

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (669m away). Runcorn Station can be accessed on Picow Farm Road and on to Shaw Street.

Bus . . . . . . . . . . . . . . . . . . . . .Chandlers Court (91m away). There are bus stops on Picow Farm Road.


Waterways . . . . . . . . . . . . . . Manchester Ship Canal can be accessed along Runcorn Dock Road. The Bridgewater Canal can be accessed along Picow Farm Road and on to High Street.




Infrastructure





Open Space . . . . . . . . . . . . . Hale View / Beaconsfield Play Area can be accessed along Picow Farm Road, onto Westfield Road, Russell Road and Hale View.




Accessibility


Distance to (m) 273 Quality of Route . .The convenience store on Russell Road can be accessed along Picow Farm Road, onto Westfield Road and into Russell Road. There are footpaths on each of these roads, within the residential areas they are overlooked.


Distance to (m) 916 Quality of Route . .Old Town can be accessed via Picow Farm Road and Station Road.


Distance to (m) 255 Quality of Route . .Westfield Primary School can be accessed via Picow Farm Road, on to Penn Lane and then Clayton Crescent. There are footpaths on each of these roads.









Distance to (m) 474 Quality of Route . .Hale View / Beaconsfield Play Area can be accessed along Picow Farm Road, onto Westfield Road, Russell Road and Hale View. There are footpaths along these roads that are generally well overlooked by residential development. Hale View is on a slight incline.




Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.


It is considered that the development of this site could contribute to the creation of a sustainable economy, and support the vitality and viability of the Borough's centres. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . As this site is currently in use it is not considered appropriate for development. However, if the existing uses were to be relocated it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Availability . . . . . . . . . . . . . .This site is currently in use and not considered available.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and satisfactory accessibility. The site is identified as a Primarily Employment Area.It is considered that this site could be retained as a Primarily Employment Area.

Recommendations . . . . . . . .As this site is currently in use it is not considered appropriate for development. However, if the existing uses were to be relocated it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

383Site Ref:Percival Lane Dock area Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 349917 / 382412

Proposal: . . . . . . . . . . . . . . . . Site is identified in the Core Strategy as having potential for residential development, however, much of the site appears to be in use, therefore the availability is uncertain at present.

Benefits: . . . . . . . . . . . . . . . . Potential to contribute residential or employment development.



Current Use. . . . . . . . . . . . . Industrial and Warehousing


Buildings on Site . . . . . . . . . Warehousing on site


Surrounding Uses . . . . . . . . Employment, residential, former college.

Planning History . . . . . . . . . 14/00480/FUL (PCO), 13/00011/S73 (REF), 12/00343/COND (ALLOW), 12/00260/COU (PER), 12/00198/FUL (PER), 11/00438/S73 (PER), 11/00186/COND (WDN), 11/00013/S73 (WDN), 10/00367/COU (WDN), 07/00168/S73 (PER), 07/00068/ELC (PER), 06/00338/COU (PER), 06/00263/COU (PER), 05/01034/FUL (PER), 05/00910/OUT (PER), 05/00269/FUL (PER), 04/01151/FUL (PER), 04/00130/COU (PER), 04/00110/S73 (PER), 03/00669/EIA (PER), 02/00462/FUL (PER), 02/00411/S73 (PER), 02/00100/FUL (PER), 01/00835/FUL (PER), 01/00093/WST (PER), 99/00522/WST (PER), 98/00561/FUL (PER), 98/00452/FUL (PER), 97/00718/FUL (PER), 97/00535/COU (PER), 97/00158/COU (PER), 97/00161/COU (PER), 97/00098/FUL (PER), 97/00081/FUL (PER), 97/00008/COU (REF), 96/00370/FUL (WDN), 96/00047/FUL (PER), 96/00150/COU (PER), 95/00480/COU (PER), 95/00368/FUL (PER), 94/00697/FUL (PER), 94/00459/COU (PER), 94/00222/FUL (PER), 93/00597/FUL (PER), 93/00509/COU (PER), 93/00275/FUL (PER), 93/00385/COU (PER), 93/00127/COU (PER), 93/00104/COU (PER), 92/00478/FUL (PER), 92/00305/CPO (PER), 92/00079/COU (PER)





Contribution to Local Plan: . Potential to contribute residential or employment development.


Designations




Existing Policy Designations Action Areas, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .This area is identified as an Action Area and an Environmental Priority Area. It is considered that it could be identified as a Primarily Employment Area.


Flood Risk . . . . . . . . . . . . . . . This site is located within Flood Zone 1 - little or no risk. Some potential for surface water flooding - see pluvial flood maps.

Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land.


Habitats . . . . . . . . . . . . . . . . .The Canal and Dock are identified in the LCR Nature Improvement Area Ecological Network as Linear Features.

Landscape . . . . . . . . . . . . . . .None applicable.

Townscape . . . . . . . . . . . . . . Urban industrial townscape.

Pollution . . . . . . . . . . . . . . . .PADHI Site/Pipeline Consultation.



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Any development would need to give consideration to the amenity of the adjacent residential properties.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are no formal footpaths through or adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road (single track) Percivial Lane


Bus . . . . . . . . . . . . . . . . . . . . .Runcorn College (49m away). 3a, 3b & 3c bus routes close by.

Road . . . . . . . . . . . . . . . . . . Percival Lane and Old Coach Road.


Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team. Site already caters for heavy goods vehicles and carries out this function. Dependant upon intensity of use secondary access may be necessary.


Conclusion . . . . . . . . . . . . . . This site is considered to have poor connectivity. Connectivity to this site would need to be significantly improved if the site were to be developed.


Infrastructure





Open Space . . . . . . . . . . . . . There are open spaces at the Pavilions, Russell Road and Hale View / Beaconsfield however, they are not easily accessible from the site.




Accessibility


Distance to (m) 349 Quality of Route . .Although Russell Road may be the closest local centre, it is not particularly easy to access from the site. It is on the other side of the railway and the expressway from the site.


Distance to (m) 600 Quality of Route . .Runcorn Old Town can be accessed along Runcorn Dock Road and along Picow Farm Road, parts of the route are overlooked by residential properties.


Distance to (m) 390 Quality of Route . .Westfield Primary School can be accessed along Runcorn Dock Road, across Picow Farm Road and up Penn Lane on to Clayton Crescent. There are parts of this route that are overlooked by residential properties. However, Picow Farm Road is a busy road to cross.


Distance to (m) 2003 Quality of Route . .The closest Secondary School is in excess of 2km and is therefore not considered accessible from this site.


Distance to (m) 84 Quality of Route . .This site is within the employment area.



Distance to (m) 953 Quality of Route . . St Paul's Health Centre can be accessed along Runcorn Dock Road and along Picow Farm Road, parts of the route are overlooked by residential properties.


Distance to (m) 348 Quality of Route . .There are open spaces at the Pavilions, Russell Road and a play area at Hale View / Beaconsfield however, they are not easily accessible from the site.




Green Belt Report






The development of this site has the potential to impact on the biodiversity of the site as the site is identified as potential BAP Habitat. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.



In order to encourage the use of sustainable transport in the Borough, the connectivity of this site would need to be improved, if the site were to be developed. The development of this site is unlikley to support improvements in air quality. This site is not located within an AQMA. However, the connectivity of the site is unlikely to lead to a reduction in journeys by car.

Deliverability

Suitability . . . . . . . . . . . . . . . This site is currently in use for employment purposes and it is considered that this site may continue to be suitable for employment purposes.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have poor connectivity and good accessibility. The site is identified as an Action Area and an Environmental Priority Area. It is considered that this site could be identified as a Primarily Employment Area.

Recommendations . . . . . . . .It is considered that this site could be identified as a Primarily Employment Area.

394Site Ref:Land to the west of Russell Road Map Ref:

Address: . . . . . . . . Russell Road


Site Description

Proposal

Grid Ref: 350196 / 381875


Benefits: . . . . . . . . . . . . . . . . N/A



Brownfield/Greenfield . . . . Mixed, but mainly Greenfield.

Current Use. . . . . . . . . . . . . Weston Point Youth Club, Open Space (amenity), Mulit-Use Games Area (MUGA) and an employment area.


Buildings on Site . . . . . . . . . Weston Point Youth Club, Portacabin office.


Surrounding Uses . . . . . . . . Residential and road infrastructure

Planning History . . . . . . . . . 14/00510/NMA (PDE) - appliation for a non-material amendment to Permission 11/00251/FUL for new office and light industrial buildings. 11/00251/FUL (PER) - permission for a proposed extension of time limit for 08/00267/FUL for new office and light industrial buildings creating 1200 sq m of floorspace. 08/00267/FUL (PER) - Proposed new office and light industrial buildings creating 1200sqm floorspace at Russell Park Russell Road. 07/00332/ELD (PER) - Application for Certificate Of Lawfulness for use of premises as contractors yard/offices for engineering purposes at O Mullane Civil Engineering Russell Road. 06/00672/HBCFUL (PER) - Proposed construction of a ballcourt with floodlights.





Designations




Existing Policy Designations Green Space, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .Existing Green Space designation is considered appropriate.



Ground Conditions . . . . . . . Mixed site, mainly greenfield but with buildings and hardstanding within the site. Mainly flat. 6% of site is Potentially Contaminated Land (electric lighting pole, pond, drain).


Habitats . . . . . . . . . . . . . . . . .There are trees to the site boundary that may provides habitats.

Landscape . . . . . . . . . . . . . . .The site provides open space for the surrounding residential area.

Townscape . . . . . . . . . . . . . . Urban Green Space.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner and middle zone - around 50:50) for Mexichem Fluor and Inovyn. Radon area. Potentially contaminated land (electric lighting pole, pond, drain).

Infrastructure . . . . . . . . . . . . There is a pylon within the site.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration of the replacement of the existing open space on site. Any development would need to give consideration to the amenity of the adjacent residential properties.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. It is considered that the development potential of this site would be limited.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are informal footpaths through the site, and there is a footpath on Russell Road adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access via Russell Road.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (977m away) and can be accessed along footpaths on Russell Road, Westfield Road, Holloway and up into the station.

Bus . . . . . . . . . . . . . . . . . . . . .Hazel Avenue (11m away) - there are bus stops on Russell Road in close proximity to the site.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Russell Road.

Waterways . . . . . . . . . . . . . . Not in immediate vicinity

Site Access . . . . . . . . . . . . . . Site has existing accesses, however, any development of the site would need to confirm that the existing access points are appropriate.




Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. The Heath and Weston Point Primary School.


Community . . . . . . . . . . . . . .Site is in close proximity to West Runcorn Youth Club.

Open Space . . . . . . . . . . . . . Hale View Play Area.




Accessibility


Distance to (m) 36 Quality of Route . .The nearest convenience store is on Russell Road, and can be accessed by crossing the road and walking a very short distance along Russell Road.


Distance to (m) 1273 Quality of Route . .The Old Town District Centre can be accessed along Russell Road, Picow Farm Road and on to High Street. There are footpaths along each of these roads.

Primary School . . . . . . . . . . .The closest Primary School is Weston Point Community Primary School.

Distance to (m) 455 Quality of Route . .Weston Point Primary School can be accessed by walking along Russell Road and across Sandy Lane and by walking along the footpath on Castner Avenue.


Distance to (m) 1597 Quality of Route . .There are footpaths across Runcorn Hill that may provide access to The Heath School, however this may not provide the most appropriate route for all school children. However, avoiding Runcorn Hill makes for a much longer walk.




GP Surgery . . . . . . . . . . . . . Heath Road Medical Centre



Distance to (m) 127 Quality of Route . .Hale View / Beaconsfield Play Area can be accessed by crossing Russell Road and walking up Hale View.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as potential BAP Habitat. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this sites suitablility for development is limited due to part of its location within the the inner zone of a PADHI, and the existing uses on site including a local business, youth club and mulit-use games area (MUGA).




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to signficant physical constraints, have good connectivity and satisfactory accessibility. The site is identified as a Green Space designation.It is considered that this site could be retained as a Green Space designation.

Recommendations . . . . . . . .It is considered that this site is not appropriate for development at this time. It is considered that this site could be retained as a Green Space designation.

450Site Ref:Former Fletts Gym and Surrey Street Garage Map Ref:R62

Address: . . . . . . . . Land at Greenway Rd / Surrey Street


Site Description

Proposal

Grid Ref: 351093 / 382644

Proposal: . . . . . . . . . . . . . . . . Planning permission for 31 dwellings.





Current Use. . . . . . . . . . . . . This site is in mixed uses, including a garage and former gym that is now derelict.


Buildings on Site . . . . . . . . . Surrey Street Garage and former Gym.


Surrounding Uses . . . . . . . . Residential and independent shop units.

Planning History . . . . . . . . . 12/00252/FUL - Application to replace an extant 09/00096/FUL to extend time limit for 31 no. apartments in two buildings, including car parking and amenity space areas (resubmission of 08/00195/FUL)

Ownership . . . . . . . . . . . . . . Unknown - believed to be more than one owner



Designations




Existing Policy Designations Primarily Residential Area


Conclusion . . . . . . . . . . . . . .Existing Primarily Residential Area designation does not reflect the use of the site, but reflects the wider area and is therefore considered appropriate at this time.




Ground Conditions . . . . . . . Developed site. Potentially Contaminated Land (Garage) (22% of the site).



Landscape . . . . . . . . . . . . . . .Urban area.

Townscape . . . . . . . . . . . . . . Urban, although the site is two large developments, the general area is small terraced residential properties and idependent shops.

Pollution . . . . . . . . . . . . . . . .Potentially contaminated land (Garage).



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Relocation of existing business may be required.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. It is considered that this site may be suitable for development / redevelopment, if each of the physical constraints identified is addressed. The level of mitigation required will be dependent on the end use proposed for the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths adjacent to the site on Greenway Road and on Surrey Street.

Cycling . . . . . . . . . . . . . . . . . .Access via Greenway Road (very busy) or Surrey Street to site.

Train . . . . . . . . . . . . . . . . . . .Site is a short distance from Runcorn Train Station, with access to Liverpool, Birmingham and London

Bus . . . . . . . . . . . . . . . . . . . . .There are bus stops on Greenway Road that would serve the site. York Street bus stop is 38m away.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Surrey Street and Greenway Road.


Site Access . . . . . . . . . . . . . . Site has existing access, however, any development of the site would need to confirm that the existing access is appropriate.



Infrastructure





Open Space . . . . . . . . . . . . . There is a children's play area on Cavendish Street, a short walk from the site.




Accessibility

Convenience Store . . . . . . . The closest local centre or convenience store is at Greenway Road Local Centre

Distance to (m) 0 Quality of Route . .The site is adjacent to Greenway Road Local Centre.


Distance to (m) 223 Quality of Route . .The Old Town can be accessed along the footpath adjacent to Greenway Road.

Primary School . . . . . . . . . . .The closest primary school is Victoria Road Primary School

Distance to (m) 136 Quality of Route . .Victoria Road Primary School can be accesed along Greenway Road and across the road at the traffic lights and on to Victoria Road.




Distance to (m) 710 Quality of Route . .This employment area can be accessed via Greenway Road, Shaw Street and Picow Farm Road.


GP Surgery . . . . . . . . . . . . . St Paul's Health Centre

Distance to (m) 338 Quality of Route . . St Paul's Health Centre can be accessed along the footpath adjacent to Greenway Road.


Distance to (m) 93 Quality of Route . .The Play Area can be accessed along the footpath to the north of this site, across Shaw Street and along a little and onto Cavendish Street.



Green Belt Report







Although the site is in close proximity to a Core Biodiversity Area, the site is already developed and it is considered that any impact on biodiversity would be negligible. The development of this site is considered that the development of the site is unlikely to impact on the water quality of the Borough. The development of this site would see a brownfield site brought back into use. This site is within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered likely that the development of part of this site could have a positive impact on the health and well-being of local people with good connectivity and accessibility to services, children play spaces and leisure facilities.

It is considered that this site could positively contribute to the vitality and viability of the Borough's town, district and local centres. The development of this site has the potential to contribute to the range of dwellings available in the Borough.


Deliverability


Availability . . . . . . . . . . . . . .Site has planning permission and it is considered it could be made available.

Viability . . . . . . . . . . . . . . . . Site has planning permission and is presumed viable at this time.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and good accessibility. The site is identified as a Primarily Residential Area designation. It is considered that this site could be retained as a Primarily Residential Area or identified as a residential allocation.

Recommendations . . . . . . . .Site is considered suitable for redevelopment. It is considered that this site could be retained as a Primarily Residential Area and identified as a residential allocation.

461Site Ref:Land to the north of the Brindley (former Brindley Mound) Map Ref:TC1

Address: . . . . . . . . Leiria Way, Runcorn Old Town


Site Description

Proposal

Grid Ref: 351411 / 382927

Proposal: . . . . . . . . . . . . . . . . UDP Retail & Leisure Allocation suggests Leisure (D2 uses) for this site. SHLAA suggests that this site has capacity for 15 dwellings.

Benefits: . . . . . . . . . . . . . . . . Leisure and / or residential development.

Contribution to Local Plan: . Leisure and / or residential development.



Current Use. . . . . . . . . . . . . Open space, grassed area




Surrounding Uses . . . . . . . . The Brindley, Car Parking, Health Centre, Shops and road infrastructure

Planning History . . . . . . . . . 06/00848/HBCFUL - Proposed reduction in level of landscaped mound to surrounding ground floor level at The Brindley Arts Centre (Permitted, 26/01/07, Completed).


Source of Site . . . . . . . . . . . UDP Retail & Leisure Allocation (Ref. 6)


Designations


Heritage . . . . . . . . . . . . . . . . There is a Listed Building (Terrace Walls Piers and Railing to St Paul's Health Centre) located within 50m of Site Boundary.




Conclusion . . . . . . . . . . . . . .Existing Retail & Leisure Allocation is considered appropriate.




Ground Conditions . . . . . . . Although the mound has now been removed the site still slopes from the Brindley down towards the High Street. The site is grassed. Potentially Contaminated Land (Soap works, Tannery) (80% of the site).

Heritage . . . . . . . . . . . . . . . . . There is a Listed Building (Terrace Walls Piers and Railing to St Paul's Health Centre) located within 50m of Site Boundary.


Landscape . . . . . . . . . . . . . . .This is urban Green Space, that is rarely used.

Townscape . . . . . . . . . . . . . . Surrounded by town centre development including retail units, theatre and Health Centre.

Pollution . . . . . . . . . . . . . . . .Potentially contaminated land (Soap works, Tannery).


Other Information . . . . . . . .Site is within 100m of the Bridgewater Canal.



Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths within the site.

Cycling . . . . . . . . . . . . . . . . . .Near to Bridgewater canal, and leisure walking/cycle route.

Train . . . . . . . . . . . . . . . . . . .Runcorn Mainline Station is within a mile of location.

Bus . . . . . . . . . . . . . . . . . . . . .The site is a short walk from the bus interchange within the Old Town District Centre.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Leiria Way.



ICT . . . . . . . . . . . . . . . . . . . . .Standard and Fibre Optic Broadband available.

Conclusion . . . . . . . . . . . . . . The site is considered to have good connectivity. However it is possible, dependent on the use and scale of any proposed development, that this site may require improvements to the connectivity. Connectivity to the site by pedestrians will require improvement, otherwise connectivity is considered generally good.

Infrastructure





Open Space . . . . . . . . . . . . . Open Space and Play area on Thomas Street / Parker Street, this would involve crossing over Bridge Street in order to access.




Accessibility

Convenience Store . . . . . . . Greenway Road is the closest Local Centre.

Distance to (m) 360 Quality of Route . .However, the site is within the Old Town and the closest convenience store would be across High Street.



Primary School . . . . . . . . . . .The nearest primary school is Runcorn All Saints CofE Primary School.



Distance to (m) 1268 Quality of Route . .The Grange School can be accessed via the footpath through the adjacent car park, over the canal, through site 370, under the expressway and along to Heath Road. Cross Heath Road and walk along Latham Avenue to the school. There is a footpath on Latham Avenue and it is well overlooked by residential properties.

Employment Site . . . . . . . . . Inovyn, Docks and Picow Farm Road is the closest employment area.



GP Surgery . . . . . . . . . . . . . St Pauls Health Centre

Distance to (m) 31 Quality of Route . . St Pauls Health Centre can be accessed through the car park adjacent to the site and along High Street.

Open Space . . . . . . . . . . . . . Open Space and Play area on Thomas Street / Parker Street

Distance to (m) 120 Quality of Route . .Open Space and Play area on Thomas Street / Parker Street, this would involve crossing over Bridge Street in order to access.

Other facilities and Amenities Site is within the Old Town District Centre.

Conclusion . . . . . . . . . . . . . . Site is located within the Old Town and as such is considered to have good access to services within the centre.


Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.

This site is considered to contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. It is considered that the development of this site could positively contribute to the physical and mental health and well-being of the community.



Deliverability


Availability . . . . . . . . . . . . . .Site is available.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and good accessibility. The site is identified as a Retail & Leisure Allocation.It is considered that this site could be retained as a Retail & Leisure Allocation or identified as a Mixed Use Area for town centre uses. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. It is considered that it should be allocated for town centre uses, and that any development of the site should add to the viability and vitality of the town centre.

462Site Ref:Bus Interchange, Car Park and former HDL Map Ref:TC2

Address: . . . . . . . . High Street, Runcorn Old Town


Site Description

Proposal

Grid Ref: 351280 / 383016

Proposal: . . . . . . . . . . . . . . . . UDP Retail & Leisure Allocation suggests mixed retail uses for this site. SHLAA suggests potential capacity for 19 dwellings. Temporary planning permission for car parking within the town centre.

Benefits: . . . . . . . . . . . . . . . . Retail and / or residential development.

Contribution to Local Plan: . Retail and / or residential development.



Current Use. . . . . . . . . . . . . Bus interchange, car park and former Halton Direct Link Building


Buildings on Site . . . . . . . . . Former Halton Direct Link Building and bus stands

Previous Use . . . . Busway and Interchange

Surrounding Uses . . . . . . . . District Centre - shops, health centre, public house, hotel, hairdresser, vacant shops.

Planning History . . . . . . . . . 13/00412/HBCFUL - Application to continue use of temporary car park permitted by planning permission 10/00364/HBCFUL for a further 12 month period at Temporary Car Park, High Street (Permitted, 10/12/13). 10/00364/HBCFUL - Proposed works to provide temporary car parking area at Land At High Street (Permitted, 05/10/10, Completed).


Source of Site . . . . . . . . . . . UDP Retail & Leisure Allocation (Ref. 1)



Designations


Heritage . . . . . . . . . . . . . . . . There are Listed Buildings within 50m of Site Boundary.




Conclusion . . . . . . . . . . . . . .Existing Retail & Leisure Allocation is considered appropriate.



Ground Conditions . . . . . . . Site is developed. There is an area of hardstanding for parking. There is a road though the site to serve the bus interchange. There are bus stands on sites. There is a building on site that housed the former Halton Direct Link prior to it moving in to the Library. There are areas of hard landscaping and public space that form parts of the site. Potentially Contaminated Land (Works, Cemetary, Bus Depot) (approx.28% of the site).

Heritage . . . . . . . . . . . . . . . . . There are Listed Buildings within 50m of Site Boundary.


Landscape . . . . . . . . . . . . . . .This area is developed and urban.

Townscape . . . . . . . . . . . . . . Developed site, part of the District Centre.

Pollution . . . . . . . . . . . . . . . .Potentially contaminated land (Works, Cemetary, Bus Depot). Radon area.


Other Information . . . . . . . .A small part of the site to the west corner is within 100m of the Bridgewater Canal.

Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Relocation of the existing uses as appropriate.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. The level of mitigation required will be dependent on the end use proposed for the site. The bus interchange is to be replaced or alternatively located.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths within the site.

Cycling . . . . . . . . . . . . . . . . . .Near to Bridgewater canal, and leisure walking/cycle route, and on road access from High Street.

Train . . . . . . . . . . . . . . . . . . .Runcorn Mainline Station is accessible through the district centre.

Bus . . . . . . . . . . . . . . . . . . . . .Site includes the existing bus interchange.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to High Street and includes the road that serves the bus interchange.

Waterways . . . . . . . . . . . . . . Site is within walking distance of the Bridgewater Canal.

Site Access . . . . . . . . . . . . . . Site has existing access points, however, any development of the site would need to confirm that the existing acceses are appropriate.




Infrastructure





Open Space . . . . . . . . . . . . . Open Space and Play area on Thomas Street / Parker Street, this would involve crossing over Bridge Street in order to access.




Accessibility





Primary School . . . . . . . . . . .The nearest primary school is Runcorn All Saints CofE Primary School.



Distance to (m) 1367 Quality of Route . .The Grange School can be accessed across High Street, through the car park, over the canal, through site 370, under the expressway and along to Heath Road. Cross Heath Road and walk along Latham Avenue to the school. There is a footpath on Latham Avenue and it is well overlooked by residential properties.





Distance to (m) Quality of Route . . St Pauls Health Centre can be accessed across High Street.

Open Space . . . . . . . . . . . . . Open Space and Play area on Thomas Street / Parker Street

Distance to (m) Quality of Route . .Open Space and Play area on Thomas Street / Parker Street, this would involve walking up Bridge Street in order to access.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.




Deliverability


Availability . . . . . . . . . . . . . .Council ownership, site could be made available



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and good accessibility. The site is identified as a Retail & Leisure Allocation.It is considered that this site could be retained as a Retail & Leisure Allocation or identified as a Mixed Use Area for town centre uses. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. It is considered that it should be allocated for town centre uses, and that any development of the site should add to the viability and vitality of the town centre.

463Site Ref:Former Job Centre and La Scala Map Ref:R69

Address: . . . . . . . . High Street, Runcorn Old Town


Site Description

Proposal

Grid Ref: 351141 / 382929

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that this site has capacity for 9 dwellings. Planning application suggests the redevelopment of existing buildings to form mixed use development comprising 359 sq.m. of commercial space (A1, A2 and B1 Use Classes) together with 77 No. one and two bed apartments.

Benefits: . . . . . . . . . . . . . . . . Commercial units and dwellings.

Contribution to Local Plan: . Residential development and commercial development.



Current Use. . . . . . . . . . . . . Vacant plot, former job centre and La Scala buildings have been demolished.



Previous Use . . . . Job Centre & La Scala

Surrounding Uses . . . . . . . . District Centre - shops, vacant units, estate agents, banks & building societys.

Planning History . . . . . . . . . 07/00072/FUL - Proposed demolition and redevelopment of existing buildings to form mixed use development comprising 359 sq.m. of commercial space (A1, A2 and B1 Use Classes) together with 77 No. one and two bed apartments with residential car parking and landscaping at 79 - 83 High Street (Permitted, 09/08/07). 10/00316/S73 - S73 application to vary condition No.2 of planning permission 07/00072/FUL to extend the permission expiration for a further 3 years at 79-83 High Street (Awaiting S106).12/00193/DEM - Proposed demolition of La Scala Buildings/Government Offices 79 To 83 High Street (Permitted, 29/06/12, Completed).

Ownership . . . . . . . . . . . . . . Unknown

Source of Site . . . . . . . . . . . Planning Application SHLAA (Ref. H1288)



Designations


Heritage . . . . . . . . . . . . . . . . There are Listed Buildings on High Street within and in close proximity to the site including 58 and 71 High Street, which are Grade II Listed.


Existing Policy Designations Mixed Use Area, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .Existing Mixed Use Area designation is considered appropriate.



Ground Conditions . . . . . . . Site is previously developed and currently vacant. Site is at a lower level than the adjacent road network as it bridges over the canal. The site is at a lower level than the adjacent canal.

Heritage . . . . . . . . . . . . . . . . . There are Listed Buildings on High Street within the site and in close proximity to the site including 58 and 71 High Street, which are Grade II Listed.


Landscape . . . . . . . . . . . . . . .This is a vacant site within a developed street, with little landscape value at present.

Townscape . . . . . . . . . . . . . . Urban area, within the district centre. With a variety of building styles, types and sizes surrounding it.

Pollution . . . . . . . . . . . . . . . .The site is within the outer zone for a PADHI pipeline.



Mitigation . . . . . . . . . . . . . . .Consideration should be given to the proximity of the canal and the potential for including the waterfront within any design and layout of the site. Consultation with the HSE would be required in relation to the PADHI.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths within the site.

Cycling . . . . . . . . . . . . . . . . . .Near to Bridgewater canal, and leisure walking/cycle route

Train . . . . . . . . . . . . . . . . . . .Runcorn Mainline Station is within 0.3miles of location

Bus . . . . . . . . . . . . . . . . . . . . .The bus interchange is on high street, Runcorn High Street, Stand A is 165m away.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to High Street.

Waterways . . . . . . . . . . . . . . Site is adjacent to the Bridgewater Canal.





Infrastructure





Open Space . . . . . . . . . . . . . Open Space and Play Area on Wellington Street, can be accessed by foot from Egerton Street.




Accessibility





Primary School . . . . . . . . . . .The closest Primary School is All Saints C of E School.

Distance to (m) 213 Quality of Route . .All Saints C of E School can be accessed by crossing High Street, walking through the Old Town Centre, and across Church Street. The route does involve crossing busy district centre roads. However, there will be other people around, making the route feel generally safer.


Distance to (m) 1499 Quality of Route . .The Grange School can be accessed via the footpath on High Street, through site 371, over the canal, through site 370, under the expressway and along to Heath Road. Cross Heath Road and walk along Latham Avenue to the school. There is a footpath on Latham Avenue and it is well overlooked by residential properties.





Distance to (m) 160 Quality of Route . . St Paul's Health Centre can be accessed along High Street.

Open Space . . . . . . . . . . . . . Open Space and Play Area on Wellington Street

Distance to (m) 137 Quality of Route . .Open Space and Play Area on Wellington Street, can be accessed by foot from Egerton Street.



Green Belt Report





SA Report . . . . . . . . . . . . . . . It is considered that overall the development of this site is likely to have a minor positive impact on the sustainability of the Borough. Further assessment and appraisal of the Sustainability of the site will be undertaken as the Site Assessments and Local Plan progress.


The development of this site is unlikely to impact on the biodiversity in Halton. The site is adjacent to the canal and therefore consideration will need to be given to the sustainable management of water resources in the area. It is considered that the development of this brownfield site may help to protect land quality in the Borough. This site is within Flood Zone 1 and at little risk of flooding. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

This site is considered to positively contribute to social inclusion, and has the potential to support existing services and facilities, as it is already well served with access to education, health, employment, retail and services. The development of the site has the potential to contribute to the health and well-being of local people, by improving the area and by providing a well located development with access to health and leisure facilities.

The development of this site has the potential to improve the image of the area and to help support the vitalisation of the Old Town. This could lead to improvements in the local economy. The development of this site could improve access to a range of good quality and affordable homes that meet the needs of the community.


Deliverability


Availability . . . . . . . . . . . . . .Site is available.

Viability . . . . . . . . . . . . . . . . Unknown


SUMMARY . . . . . . . . . . . . . . Potential for this site to be allocated for town centre uses.This site is considered to be subject to moderate physical constraints, have excellent connectivity and good accessibility. The site is identified as a Mixed Use Area designation.It is considered that this site could be retained as a Mixed Use Area designation or could be allocated for residental development. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the connectivity of the site.

Recommendations . . . . . . . .It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. It is considered that it should be allocated for town centre uses, and that any development of the site should add to the viability and vitality of the town centre. It is considered that residential development would be appropriate on this site.

492Site Ref:Former Showroom for The Deck Map Ref:R07

Address: . . . . . . . . Mersey Road


Site Description

Proposal

Grid Ref: 351410 / 383211

Proposal: . . . . . . . . . . . . . . . . Planning permission for residential development.


Contribution to Local Plan: . Residential development.



Current Use. . . . . . . . . . . . . Vacant



Previous Use . . . . Showroom and parking for the Deck residential scheme

Surrounding Uses . . . . . . . . Residential, open space and Canal

Planning History . . . . . . . . . 05/00590/REM (Permitted 12/12/05) - Proposed residential development consisting of 10 no. apartment blocks ranging between 5 & 6 storeys (466 no. apartments) and 3 no. retail/ leisure units with associated road layout, car parking and landscaping at Runcorn Old Quay Mersey Road Runcorn

This site covers part of the above application and includes Unit B and Unit C (retail units) and blocks 1 (40 dwellings) and 2 (50 dwellings).


Source of Site . . . . . . . . . . . Regen

Reduce Deprivation . . . . . . Part of this site is located within the 10% most deprived LSOAs nationally.


Designations




Existing Policy Designations Mixed Use Area


Conclusion . . . . . . . . . . . . . .Existing Mixed Use Area designation is considered appropriate.



Ground Conditions . . . . . . . Radon Area. 99% of the site is Potentially Contaminated Land (Works, Docklands, Ship Building). Site is currently vacant. Site appears generally flat.

Heritage . . . . . . . . . . . . . . . . . There are Listed Buildings (The Royal and The Old Police Station) further along Mersey Road.

Habitats . . . . . . . . . . . . . . . . .The site is adjacent to the Manchester Ship Canal and in close proximity to the Mersey Estuary. It also adjacent to an area of open space.

Landscape . . . . . . . . . . . . . . .Site is urban in nature although it is waterside.

Townscape . . . . . . . . . . . . . . Site is adjacent to a mix of residential properties from 2 storey to apartment blocks on the other parts of the Deck development.

Pollution . . . . . . . . . . . . . . . .Radon Area. Potentially Contaminated Land (Works, Docklands, Ship Building).

Infrastructure . . . . . . . . . . . . Site is adjacent to the Manchester Ship Canal.




Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site on Mersey Road.

Cycling . . . . . . . . . . . . . . . . . .On road access.

Train . . . . . . . . . . . . . . . . . . .Runcorn Mainline Station is accessible through the district centre.

Bus . . . . . . . . . . . . . . . . . . . . .Bus station within the district centre, Bridge Street, Post Office bus stop is 148m away.

Road . . . . . . . . . . . . . . . . . . Site is adjacent Mersey Road.


Site Access . . . . . . . . . . . . . . Site has permission for residential development including access points.

ICT . . . . . . . . . . . . . . . . . . . . .None



Infrastructure





Open Space . . . . . . . . . . . . . There is an area of open space adjacent to the Manchester Ship Canal which ends adjacent to this site.



Accessibility

Convenience Store . . . . . . . The closest local centre is at Greenway Road, although closer convenience stores can be found in Runcorn Old Town.

Distance to (m) 610 Quality of Route . .The closest convenience store is located within Runcorn Old Town district centre, which can be easily accessed from the site.


Distance to (m) 75 Quality of Route . .The site is in close proximity to Runcorn Old Town District Centre and can be accessed via Mersey Road or via the footpath from Mersey Road on to Water Street and up to Church Street.


Distance to (m) 188 Quality of Route . . Runcorn All Saints C of E School can be accessed via the footpath from Mersey Road on to Water Street and onto Cooper Street.





Quality of Site . . . . . . . . . . . .


Distance to (m) 248 Quality of Route . . The health centre can be accessed through the district centre.

Open Space . . . . . . . . . . . . .

Distance to (m) 209 Quality of Route . .There is an area of open space adjacent to the Manchester Ship Canal which ends adjacent to this site.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.


It is considered that this site has the potential to support the vitality and viability of the Borough's centres. The development of this site could contribute to the range of good quality housing in Halton.


Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site is suitable for residential development.

Availability . . . . . . . . . . . . . .This site is considered to be available for development.

Viability . . . . . . . . . . . . . . . . Viability of the site is unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to moderate physical constraints; have good connectivity and good accessibility. The site is identified as a Residential Allocation.It is considered appropriate to retain the Mixed Use designation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that it may be appropriate to retain the Mixed Use designation including a level of residential development or to identify the site as a residential allocation.

493Site Ref:Halton Indpendent Living Centre and adjacent Green Space Map Ref:

Address: . . . . . . . . Collier Street


Site Description

Proposal

Grid Ref: 350632 / 383309


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Independent Living Centre and Green Space


Buildings on Site . . . . . . . . . Mix of one and two storey buildings on site.

Previous Use . . . . Docklands and Sidings

Surrounding Uses . . . . . . . . Residential, rail bridge and canal.

Planning History . . . . . . . . . No relevant planning history

Ownership . . . . . . . . . . . . . . Council



Designations




Existing Policy Designations Environmental Priority Area, Green Space


Conclusion . . . . . . . . . . . . . .The existing Environmental Priority Area and Green Space designations are considered appropriate.




Ground Conditions . . . . . . . Radon Area. Landfill Site (partly filled Locks). Potentially Contaminated Land (docklands and railway sidings). Part of the site is developed.

Heritage . . . . . . . . . . . . . . . . . Site is adjacent to the Grade II* Listed Rail Bridge and in close proximity to the Grade II Listed Silver Jubilee Bridge.

Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation within the site.

Landscape . . . . . . . . . . . . . . .Green Space adjacent to the site.

Townscape . . . . . . . . . . . . . . Most of the site is developed and in use.

Pollution . . . . . . . . . . . . . . . .Radon Area. Landfill Site (partly filled Locks). Potentially Contaminated Land (docklands and railway sidings).

Infrastructure . . . . . . . . . . . . Site is adjacent to the railway line.




Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Collier Street.


Train . . . . . . . . . . . . . . . . . . .Runcorn Train Station can be accessed via Ashbridge Street.

Bus . . . . . . . . . . . . . . . . . . . . .No bus stops or routes have been identified in close proximity to the site.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to the road network.

Waterways . . . . . . . . . . . . . . Site is adjacent to the Manchester Ship Canal and the River Mersey.

Site Access . . . . . . . . . . . . . . Site has existing access to serve the existing development.



Infrastructure





Open Space . . . . . . . . . . . . . There is an area of open space within the site, there is further amenity green space along the edge of the Manchester Ship Canal.




Accessibility

Convenience Store . . . . . . . The closest local centre is at West Bank, although closer convenience stores can be found in Runcorn Old Town.

Distance to (m) 625 Quality of Route . .The closest convenience store is probably within the Old Town, this can be accessed via Collier Street and Church Street.


Distance to (m) 309 Quality of Route . .Runcorn Old Town can be access via Collier Street and Church Street.


Distance to (m) 327 Quality of Route . .All Saints Primary School can be accessed along Collier Street and Church Street.





Quality of Site . . . . . . . . . . . .


Distance to (m) 600 Quality of Route . . St Paul's Health Centre can be accessed along Collier Street, onto Mersey Road, up King Street and through the district centre.

Open Space . . . . . . . . . . . . .

Distance to (m) 265 Quality of Route . .There is an area of open space within the site, there is further amenity green space along the edge of the Manchester Ship Canal.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.




Deliverability

Suitability . . . . . . . . . . . . . . . If the site was to become available for redevelopment it is considered that residential development could be appropriate for the site.

Availability . . . . . . . . . . . . . .Site is in use.

Viability . . . . . . . . . . . . . . . . Viability is of the site is unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to moderate physical constraints; have good connectivity and satisfactory accessibility. The site is identified as an Environmental Priority Area and in part as a Green Space designation.

It is considered that it may be appropriate to identify the site as a Primarily Residential Area. If the site is known to be coming available during the Plan Period it may be appropriate to allocated the site for residential development. It may therefore be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the accessibility of the site.

Recommendations . . . . . . . .It is considered that it may be appropriate to identify the site as a Primarily Residential Area. If the site is known to be coming available during the Plan Period it may be appropriate to allocated the site for residential development.

495Site Ref:Access routes to the SJB Map Ref:

Address: . . . . . . . . Queensway


Site Description

Proposal

Grid Ref: 350880 / 382942


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Road Infrastructure


Buildings on Site . . . . . . . . . Roads

Previous Use . . . . Likely to have been residential.

Surrounding Uses . . . . . . . . Road infrastructure, rail, residential and open space.

Planning History . . . . . . . . . Mersey Gateway related applications.




Designations


Heritage . . . . . . . . . . . . . . . . Listed Building (WATERLOO BRIDGE) within 50m of Site Boundary


Existing Policy Designations Areas to the west of the site are identified as being with the Primarily Residential Area.


Conclusion . . . . . . . . . . . . . .As this site is mainly road infrastructure it has not been designated or allocated within the current UDP or Core Strategy.




Ground Conditions . . . . . . . Radon Area. Topography and ground levels would beed to be taken into consideration.

Heritage . . . . . . . . . . . . . . . . . The site is in close proximity to the Grade II Listed Waterloo Bridge.

Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation within the site.

Landscape . . . . . . . . . . . . . . .There are mature trees within the site.

Townscape . . . . . . . . . . . . . . The site is dominated by road infrastructure.

Pollution . . . . . . . . . . . . . . . .PADHI Pipeline Outer Zone.

Infrastructure . . . . . . . . . . . . The site is dominated by road infrastructure.


Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI. Consideration should be given to the heritage value of the nearby Listed Building and its setting.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths identified within the site.

Cycling . . . . . . . . . . . . . . . . . .There are no cycle paths identified within the site.

Train . . . . . . . . . . . . . . . . . . .Runcorn Train Station is in close proximity.

Bus . . . . . . . . . . . . . . . . . . . . .There is a bus stop on Queensway and Station Road (74m away).

Road . . . . . . . . . . . . . . . . . . Site is dominated by the road network.

Waterways . . . . . . . . . . . . . . Site is adjacent to the end of the Bridgewater Canal.

Site Access . . . . . . . . . . . . . . Site is dominated by the road network.

ICT . . . . . . . . . . . . . . . . . . . . .None


Infrastructure





Open Space . . . . . . . . . . . . . Cavendish Play Area can be accessed from this site.




Accessibility


Distance to (m) 339 Quality of Route . .Although the closest Local Centre is at Greenway Road, the nearest conveience store is possibly within Runcorn Old Town.


Distance to (m) 55 Quality of Route . .The site is close proximity to Runcorn Old Town.


Distance to (m) 268 Quality of Route . .All Saints C of E Primary School can be accessed via Ashridge Street, Lord Street and Church Street.




Distance to (m) 539 Quality of Route . .The Docks can be accessed along Percival Lane.



Distance to (m) 407 Quality of Route . . The site is close proximity to Runcorn Old Town and St Paul's Health Centre, which can be accessed along Station Road and High Street.


Distance to (m) 96 Quality of Route . .Cavendish Play Area can be accessed from this site.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.



In order to encourage the use of sustainable transport in the Borough, the connectivity of this site would need to be improved, if the site were to be developed. The development of this site is likely to have a negligible impact on air quality. This site is not located within an AQMA. It can be accessed by some forms of sustainable transport and may lead to some private car journeys being replaced.

Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site is not appropriate for development at this time due to use as road infrastructure.

Availability . . . . . . . . . . . . . .Site is not considered available at this time.

Viability . . . . . . . . . . . . . . . . Viability is of the site is unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to moderate physical constraints; have satisfactory connectivity and excellent accessibility. The site is identified as white land.It is considered appropriate to retain the white land designation.

Recommendations . . . . . . . .It is considered appropriate to continue to identify the site as white land.

496Site Ref:Land between Greenway Road, Expressway and SJB Loops Map Ref:

Address: . . . . . . . . Land between Greenway Road, Expressway and SJB Loops


Site Description

Proposal

Grid Ref: 351088 / 382739


Benefits: . . . . . . . . . . . . . . . . N/A



Brownfield/Greenfield . . . . Mixed (Garage, Road Infrastructure and verge)

Current Use. . . . . . . . . . . . . Garage, Road Infrastructure and verge


Buildings on Site . . . . . . . . . Garage


Surrounding Uses . . . . . . . . Residential, office, hotel, nursery and trampoline centre





Designations


Heritage . . . . . . . . . . . . . . . . Listed Building (WATERLOO BRIDGE) within 50m of Site Boundary


Existing Policy Designations Primarily Employment Area, Environmental Priority Area


Conclusion . . . . . . . . . . . . . .The existing Primarily Employment Area and Environmental Priority Area designations are considered appropriate.




Ground Conditions . . . . . . . Radon area. Part of the site (32%) is within areas of Potentially Contaminated Land, including an area within the former Alkali Works.

Heritage . . . . . . . . . . . . . . . . . The Waterloo Bridge over the Bridgewater Canal is a Grade II Listed Building.

Habitats . . . . . . . . . . . . . . . . .There are trees within the site. Parts of the site are identified as Core Biodiversity Area within LCR Nature Improvement Area Ecological Network, due to the woodland.

Landscape . . . . . . . . . . . . . . .The site is dominated by road infrastructure.

Townscape . . . . . . . . . . . . . . The site is dominated by road infrastructure.

Pollution . . . . . . . . . . . . . . . .The outer zone of a PADHI pipeline just covers the very northern part of this site.

Infrastructure . . . . . . . . . . . . The site is dominated by road infrastructure.


Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. HSE should be consulted in relation to the PADHI. Consideration should be given to the heritage value of the nearby Listed Building and its setting.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths within the site. There is a footpath on Greenway Road on the other side of the road.


Train . . . . . . . . . . . . . . . . . . .Runcorn Train Station is in close proximity.

Bus . . . . . . . . . . . . . . . . . . . . .There is a bus stop on Station Road (17m away).

Road . . . . . . . . . . . . . . . . . . Site is adjacent to the road network, there are a couple of roads through the site.


Site Access . . . . . . . . . . . . . . Site has access to serve the existing uses. Any new access is likely to require agreement from the Highways Team.



Infrastructure





Open Space . . . . . . . . . . . . . Cavendish Play Area can be accessed from this site.




Accessibility


Distance to (m) 52 Quality of Route . .Greenway Road Local Centre can be accessed along Greenway Road.


Distance to (m) 75 Quality of Route . .The Old Town can be accessed across the Bridgewater Canal and along High Street.


Distance to (m) 210 Quality of Route . .Victoria Road Primary School can be accessed on the footpaths under Queensway and along Shaw Street and across Greenway Road at the traffic lights and onto Victoria Road.




Distance to (m) 564 Quality of Route . .This employment area can be accessed under Queensway and along Picow Farm Road.



Distance to (m) 175 Quality of Route . . St Paul's Health Centre can be accessed across the Bridgewater Canal and along High Street.


Distance to (m) 81 Quality of Route . .Cavendish Play Area can be accessed from this site.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. However, it will also lead to the re-use of a potentially contaminated site, which will have beneficial impacts. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration.




Deliverability

Suitability . . . . . . . . . . . . . . . This site is already developed. It is considered that it may be suitable for redevelopment if the road infrastructure is considered to be no longer required as part of the delinking process, and the existing businesses can be appropriately relocated.

Availability . . . . . . . . . . . . . .At present the site is in use, however, this may change over the Plan period.

Viability . . . . . . . . . . . . . . . . To be determined.


SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to moderate physical constraints; have good connectivity and excellent accessibility. The site is identified as a Primarily Employment Area and Environmental Priority Area designation.It is considered appropriate to retain the Primarily Employment Area.

Recommendations . . . . . . . .It is considered that the existing employment use is appropriate and that the site could continue to be designated as a Primarily Employment Area.

497Site Ref:Percival Lane Employment Area and SJB Slip Road Map Ref:



Site Description

Proposal

Grid Ref: 350733 / 382839


Benefits: . . . . . . . . . . . . . . . . N/A




Current Use. . . . . . . . . . . . . Employment area and slip road


Buildings on Site . . . . . . . . . Employment area

Previous Use . . . . Works

Surrounding Uses . . . . . . . . Residential, open space and road and rail infrastructure





Designations



Key Area of Change . . . . . . . None`

Existing Policy Designations Environmental Priority Area, Primarily Residential Area


Conclusion . . . . . . . . . . . . . .The existing Environmental Priority Area and Primarily Residential Area designations are considered appropriate, although as the site is in employment uses it may appropriate to consider an employment designation.




Ground Conditions . . . . . . . Radon Area. Part of the site (64%) is covered by Potentially Contaminated Land. Part of the site is developed and in use for employment purposes. Part of the site contains road infrastructure.


Habitats . . . . . . . . . . . . . . . . .There are mature trees and some vegetation within the site.

Landscape . . . . . . . . . . . . . . .The site is urban. However, there are mature trees and some vegetation within the site.

Townscape . . . . . . . . . . . . . . The site is urban with a mix of housing, employment and open space.

Pollution . . . . . . . . . . . . . . . .Radon Area. Part of the site is covered by Potentially Contaminated Land.

Infrastructure . . . . . . . . . . . . Site is adjacent to the rail line, road infrastructure and is in proximity to the Bridgewater




Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Percival Lane.

Cycling . . . . . . . . . . . . . . . . . .On road access via Percival Lane.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station - Site is adjacent to the rail line, and is a short walk to the rail station via a footbridge and through the parking area.

Bus . . . . . . . . . . . . . . . . . . . . .Runcorn Station - There are bus stops at the Train Station that can be accessed via the footbridge and through the parking area (67m away).

Road . . . . . . . . . . . . . . . . . . Site is adjacent to the road network, there are a couple of roads through the site.

Waterways . . . . . . . . . . . . . . The site is adjacent to the former route of the Bridgewater Canal, and is now disused and filled.

Site Access . . . . . . . . . . . . . . Site has access to serve the existing uses. Any new access is likely to require agreement from the Highways Team.



Infrastructure





Open Space . . . . . . . . . . . . . Open space can be accessed by crossing Percival Lane.




Accessibility


Distance to (m) 347 Quality of Route . .The nearest Local Centre is Greenway Road (GWR), and although it is within 400m as the crow flies, it would be a longer walk via the train station and along Shaw Street to Greenway Road.


Distance to (m) 196 Quality of Route . .Runcorn Old Town can be accessed through the footpaths under the rail line and the road bridges.


Distance to (m) 426 Quality of Route . .All Saints C of E Primary School can be accessed via Brindley street, Lord Street and Church Street.




Distance to (m) 317 Quality of Route . .The Dock area can be accessed along Percival Lane, as can Picow Farm Road.





Distance to (m) 53 Quality of Route . .Open space can be accessed by crossing Percival Lane.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this contaminated, brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.



This site is considered to have good connectivity, and therefore development in this area has the potential support the choice and use of sustainable transport in Halton. This site is not located within an AQMA and can be accessed by public transport, which is likely to support improvements in air quality.

Deliverability

Suitability . . . . . . . . . . . . . . . This site is already developed. It is considered that it may be suitable for redevelopment if the road infrastructure is considered to be no longer required as part of the delinking process, and the existing businesses can be appropriately relocated.

Availability . . . . . . . . . . . . . .At present the site is in use, however, this may change over the Plan period.

Viability . . . . . . . . . . . . . . . . Unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and excellent accessibility. The site is identified as a Primarily Residential Area and an Environmental Priority Area designation.It is considered that the existing employment use is appropriate and that the site could be designated as a Primarily Employment Area.

Recommendations . . . . . . . .It is considered that the existing employment use is appropriate and that the site could be designated as a Primarily Employment Area.

532Site Ref:Russell Park, Map Ref:

Address: . . . . . . . . Russell Road


Site Description

Proposal

Grid Ref: 350224 / 381777

Proposal: . . . . . . . . . . . . . . . .

Benefits: . . . . . . . . . . . . . . . .

Contribution to Local Plan: .



Current Use. . . . . . . . . . . . .

Proportion of Site Covered by Buildings . . . . Proportion of Buildings currently in use . . . . . .



Surrounding Uses . . . . . . . .

Planning History . . . . . . . . .



Reduce Deprivation . . . . . . This site is in an area (LSOA) identified as within the 20% most deprived nationally.

Designations

Environmental . . . . . . . . . . .

Heritage . . . . . . . . . . . . . . . .

Key Area of Change . . . . . . .

Existing Policy Designations

Policy Allocations . . . . . . . . .

Conclusion . . . . . . . . . . . . . .Primarily Residential Area is considered to be appropriate.




Ground Conditions . . . . . . .

Heritage . . . . . . . . . . . . . . . . .

Habitats . . . . . . . . . . . . . . . . .

Landscape . . . . . . . . . . . . . . .

Townscape . . . . . . . . . . . . . .

Pollution . . . . . . . . . . . . . . . .

Infrastructure . . . . . . . . . . . .


Mitigation . . . . . . . . . . . . . . .This site is subject to physical constraints considered to be minor. It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints considered to be minor. Therefore it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Connectivity

Walking . . . . . . . . . . . . . . . . .

Cycling . . . . . . . . . . . . . . . . . .

Train . . . . . . . . . . . . . . . . . . .

Bus . . . . . . . . . . . . . . . . . . . . .

Road . . . . . . . . . . . . . . . . . .

Waterways . . . . . . . . . . . . . .

Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team

ICT . . . . . . . . . . . . . . . . . . . . .


Infrastructure


Education . . . . . . . . . . . . . . .



Open Space . . . . . . . . . . . . .


Conclusion . . . . . . . . . . . . . . . nfrastructure capacity, supply and demand to be determined following consultation with providers.


Accessibility

Convenience Store . . . . . . .

Distance to (m) Quality of Route . .

Town Centre . . . . . . . . . . . .


Primary School . . . . . . . . . . .

Distance to (m) Quality of Route . .The closest primary school is

Secondary School . . . . . . . . The closest secondary school is


Employment Site . . . . . . . . .


Quality of Site . . . . . . . . . . . .

GP Surgery . . . . . . . . . . . . .


Open Space . . . . . . . . . . . . .


Other facilities and Amenities

Conclusion . . . . . . . . . . . . . . -

Green Belt Report

Summary Conclusion . . . . . .

GB Conclusion . . . . . . . . . . . .This site is not in the Green Belt.





The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.

The development of this site is expected to have a limited impact on social inclusion. Social inclusion could be improved through enhanced opportunities to access education, health care and services, and through the appropriate design of development to reduce crime, increase safety, improve image and enhance well-being. It is considered that the development of this site would have a negligible impact on the physical health, mental health or well-being of the community.

It is considered that this site would have a negligible or limited impact on the local economy or employment. The development of this site could contribute to the range of good quality housing in Halton.

In order to encourage the use of sustainable transport in the Borough, the connectivity of this site would need to be improved, if the site were to be developed. The development of this site is likely to have a negligible impact on air quality. This site is not located within an AQMA. It can be accessed by some forms of sustainable transport and may lead to some private car journeys being replaced.

Deliverability

Suitability . . . . . . . . . . . . . . . Site is already developed and not considered suitable for redevelopment at this time.

Availability . . . . . . . . . . . . . .

Viability . . . . . . . . . . . . . . . .


SUMMARY . . . . . . . . . . . . . . It is considered that retaining the primarily residential area designation is appropriate for this site.

Recommendations . . . . . . . .It is considered that retaining the primarily residential area designation is appropriate for this site.

546Site Ref:Victoria House Map Ref:R63

Address: . . . . . . . . Holloway


Site Description

Proposal

Grid Ref: 350794 / 382326

Proposal: . . . . . . . . . . . . . . . . Residential Allocation


Contribution to Local Plan: . Potential to contribute to the housing requirement in the Local Plan.



Current Use. . . . . . . . . . . . .

Proportion of Site Covered by Buildings . . . . Proportion of Buildings currently in use . . . . . .








Designations


Heritage . . . . . . . . . . . . . . . . None identified

Key Area of Change . . . . . . .

Existing Policy Designations

Policy Allocations . . . . . . . . .

Conclusion . . . . . . . . . . . . . .This has been identified as a potential residential allocation.




Ground Conditions . . . . . . . There are small areas of potentially contaminated land within the site.



Landscape . . . . . . . . . . . . . . .

Townscape . . . . . . . . . . . . . .

Pollution . . . . . . . . . . . . . . . .No pollution constraints have been identified.

Infrastructure . . . . . . . . . . . . No infrastructure constraints have been identified.


Mitigation . . . . . . . . . . . . . . .This site is subject to physical constraints considered to be minor. It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints considered to be minor. Therefore it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Connectivity

Walking . . . . . . . . . . . . . . . . .

Cycling . . . . . . . . . . . . . . . . . .

Train . . . . . . . . . . . . . . . . . . .

Bus . . . . . . . . . . . . . . . . . . . . .

Road . . . . . . . . . . . . . . . . . .

Waterways . . . . . . . . . . . . . .

Site Access . . . . . . . . . . . . . .

ICT . . . . . . . . . . . . . . . . . . . . .


Infrastructure





Open Space . . . . . . . . . . . . .




Accessibility

Convenience Store . . . . . . .


Town Centre . . . . . . . . . . . .


Primary School . . . . . . . . . . .

Distance to (m) Quality of Route . .The closest primary school is

Secondary School . . . . . . . . The closest secondary school is


Employment Site . . . . . . . . .


Quality of Site . . . . . . . . . . . .

GP Surgery . . . . . . . . . . . . .


Open Space . . . . . . . . . . . . .


Other facilities and Amenities

Conclusion . . . . . . . . . . . . . . -

Green Belt Report

Summary Conclusion . . . . . .






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 - little or no risk. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.

The development of this site is expected to have a limited impact on social inclusion. Social inclusion could be improved through enhanced opportunities to access education, health care and services, and through the appropriate design of development to reduce crime, increase safety, improve image and enhance well-being. It is considered that the development of this site could contribute to the physical and mental health and well-being of the community.

Improvements to access to the Borough's town, district or local centres would be beneficial. The development of this site could contribute to the range of good quality housing in Halton.

If development in this area is able to contribute to the sustainable transport provision the site has the potential support the choice and use of sustainable transport in Halton. The development of this site is likely to have a negligible impact on air quality. This site is not located within an AQMA. It can be accessed by some forms of sustainable transport and may lead to some private car journeys being replaced.

Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be suitable for residential development.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to minor physical constraints, have good connectivity and satisfactory accessibility.

Recommendations . . . . . . . .It is considered that this site may be appropriate for a residential allocation.

q mersey - halton borough council · 2018. 1. 5. · the closest primary school is st edward's...

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