J Halton Brook · 2018-01-05 · Land off Harrow Drive Map Ref: Site Ref: 290 Accessibility Convenience Store . . . . . . . The closest local centre or convenience store is at Halton

Halton Local Plan

J - Halton Brook Site Assessments

Technical Report December 2017

290Site Ref:Land off Harrow Drive Map Ref:

Address: . . . . . . . . Harrow Drive

Site Size (ha): . . . . 0.83 Ward: Halton Brook

Site Description

Proposal

Grid Ref: 353228 / 382725

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

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

Contribution to Local Plan: . N/A

© Crown copyright and database rights 2017 Ordnance Survey 100018552 © Copyright Bluesky

Brownfield/Greenfield . . . . Greenfield

Current Use. . . . . . . . . . . . . Open space, grass, childrens football pitch/play area

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

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

Previous Use . . . . Unknown

Surrounding Uses . . . . . . . . Residential, road infrastructure and Bridgewater Canal. This site is adjacent to the line of the Mersey Gateway Bridge.

Planning History . . . . . . . . . No relevant planning history.Mersey Gateway related permissions.

Ownership . . . . . . . . . . . . . . 89% Council Ownership

Source of Site . . . . . . . . . . . SHLAA (Ref. H1097)

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

Designations

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

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

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

Existing Policy Designations Green Space

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

Conclusion . . . . . . . . . . . . . .It is considered appropriate to retain the Green Space designation.


Physical Constraints

Flood Risk . . . . . . . . . . . . . . . The site is within Flood Zone 1 and adjacent to the Bridgewater Canal.

Ground Conditions . . . . . . . The site is generally flat. However, it slopes steeply to the east towards the expressway. 11% of the site is Potentially Contaminated Land (Drainage ditch, Stream, Canal).

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

Habitats . . . . . . . . . . . . . . . . .No habitats have been identified within this site. However, there are trees and vegetaton on site which may be providing habitats for flora and fauna.

Landscape . . . . . . . . . . . . . . .There are trees and vegetation on site.

Townscape . . . . . . . . . . . . . . The site feels urban even though it is Green Space, due to its proximity to road infrastructure and the wider residential area. The surrounding residential area is a mix of semi-detached and terraced 2-storey properties.

Pollution . . . . . . . . . . . . . . . .The site has potential for contamination (Halton Brook). The site is in close proximity to the expressway and may be affected by noise, air and other associated pollution.

Infrastructure . . . . . . . . . . . . Adjacent to the Bridgewater Canal and the new road infrastructure for the Mersey Gate

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. Development of the site may be possible, however, it would be limited by the development of new road infrastructrure associated with the Mersey Gateway Bridge. Any development on the remainder of the site would need to give consideration to the drainage of the site and the impact of the road infastructure. The level of mitigation required will be dependent on the end use proposed for the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath through the southern part of the site.

Cycling . . . . . . . . . . . . . . . . . .Access from Halton Road (Path) and on road from Harrow Road and Brookfield Avenue

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (2326m away). Site is not considered to be within walking distance of either Runcorn or Runcorn East Train Station.

Bus . . . . . . . . . . . . . . . . . . . . .Sea Lane (212m away)

Road . . . . . . . . . . . . . . . . . . Harrow drive dead ends into the site.

Waterways . . . . . . . . . . . . . . The site is adjacent to the Bridgewater Canal. However, at this point the Canal Towpath is on the other side of the canal.

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

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

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

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

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

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

Open Space . . . . . . . . . . . . . Castle Rise Playground

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 Halton Road.

Distance to (m) 540 Quality of Route . .The closest convenience store will be on Halton Road, and this can be accessed via the footpath through the site and onto Halton Road. Halton Road has a footpath alongside the road and is wll overlooked by residential properties.

Town Centre . . . . . . . . . . . . The closest town or district centre is at Halton Lea.

Distance to (m) 846 Quality of Route . .Halton Lea can be accessed on foot from the site by walking along the footpath through the site, under the expressway across the Brow Road and along the footpaths through The Calvers, from here along the footpath next to Halton Link Road and through the underpass next to the Courts and Grosvenor Hous and into Runcorn Shopping Centre.

Primary School . . . . . . . . . . .The closest primary school is the Brow Community Primary School.

Distance to (m) 457 Quality of Route . .The Brow school can be accessed by walking along the footpath through the site, under the expressway across the Brow Road and along the footpaths through The Calvers and under the busway to the school.

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

Distance to (m) 807 Quality of Route . .The Grange can be accessed by walking along the footpath through the site to Halton Road and from Halton Road on to Boston Avenue, then walking along the foothpath on Boston Avenue and on Latham Avenue and into the school.

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

Distance to (m) 503 Quality of Route . .Can be accessed by walking through the Green Space adjacent to the site and across the bridge over the canal and along the footpath under the expressway and into Astmoor Industrial Estate.

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 . . . . . . . . . . . . . Dr Frith and Partners, Castlefields Health Centre

Distance to (m) 794 Quality of Route . .



Other facilities and Amenities The site is in close proximity to the Bridgewater Canal.

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

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 negligible 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. 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 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.

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.

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 . . . . . . . . . . . . . . . This site may be considered suitable for a mix of Green Space and residential development. However, this will be dependent on the land take up for the Mersey Gateway Bridge.

Availability . . . . . . . . . . . . . .To be determined after the construction of the Mersey Gateway Bridge. This site is mainly within the Council's ownership.

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

Summary and Recommendations

SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate 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 appropriate to retain this as open space at present. This may be reconsidered once the infrastructure for the Mersey Gateway is completed, and it is possible to make further consideration of the implications of this development for the site.

294Site Ref:Canal Walk Map Ref:MUA

Address: . . . . . . . . Halton Road


Site Description

Proposal

Grid Ref: 352492 / 382818

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 15 dwellings.

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

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


Brownfield/Greenfield . . . . Brownfield

Current Use. . . . . . . . . . . . . Public House


Buildings on Site . . . . . . . . . Canal Walk, portacabin Taxi Office and Webbs Building Merchants Car Park (10 space max)


Surrounding Uses . . . . . . . . Storage, Builders Merchants, vacant employment land, retail and employment

Planning History . . . . . . . . . 15/00001/COU (Permitted, 28/01/15) - Proposed continuation of Change of Use permitted by 11/00326/COU to utilise club car park by the siting of a portakabin to serve as a Private Hire Vehicle booking office including addition of communication antennae to a maximum height of 12.5 metres above ground level to be attached to the rear of the portakabin at Royal Naval Association 11/00326/COU (PER) - Proposed change of use of club car park by the siting of a portakabin to serve as a private hire vehicle booking office including addition of communication antennae to a maximum height of 12.5 metres above ground level to be attached to rear of portakabin at Royal Naval Association (Permitted, 22/12/11).

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




Designations

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



Existing Policy Designations Primarily Employment Area


Conclusion . . . . . . . . . . . . . .It is considered appropriate to maintain as part of the Primarily Employment Area.


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

Ground Conditions . . . . . . . This site is curently developed, with a building on site. There is also a portcabin on site is use for a Taxi Office. There is also a freight container on the site for storage and a recycling area. The site is also mainly covered by hardstanding. 100% of the site is Potentially Contaminated Land.


Habitats . . . . . . . . . . . . . . . . .No habitats have been identified within this site. However, there are trees and vegetaton on site which may be providing habitats for flora and fauna.

Landscape . . . . . . . . . . . . . . .Developed site with little landscape value at present.

Townscape . . . . . . . . . . . . . . Developed site, urban feel.

Pollution . . . . . . . . . . . . . . . .This site is within a Radon area. The site is potentially contaminated land (works). This site is within a PADHI (outer Zone) for Webbs Builders. It is also in the outer zone for a PADHI pipeline (natural gas).

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

Other Information . . . . . . . .Within 100m of Bridgewater Canal.


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

Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .Good on road access to site/ Canal cyclepath in close proxity (Runcorn Loop)

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1579m away)

Bus . . . . . . . . . . . . . . . . . . . . .Halfway House (105m away) - There are bus stops on Halton Road.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Halton Road.

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

Site Access . . . . . . . . . . . . . . Site already has access from Halton Road, however, any redevelopment of the site would need to confirm that the existing access is appropriate.

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


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


Community . . . . . . . . . . . . . .This site is within 400m of Wicksten Drive Christian Centre.

Open Space . . . . . . . . . . . . . No public open space has been identified in the immediate area at this time, this may be an area in need of improvement.

Other . . . . . . . . . . . . . . . . . . There is also a dentists that can be accessed on Halton Road.



Accessibility


Distance to (m) 156 Quality of Route . .The Co-op Store can be accessed along Halton Road.

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

Distance to (m) 958 Quality of Route . .Runcorn Old Town District Centre can be accessed along the Bridgewater Canal.

Primary School . . . . . . . . . . .The closest primary school is The Grange.

Distance to (m) 555 Quality of Route . .The Grange an be accessed by crossing Halton Road and walking up Stonehills Crescent and onto the footpath adjacent the former Infants School and into the rear of the School.




Distance to (m) 435 Quality of Route . .Astmoor Industrial Estate can be accessed along Halton Road, over the curly bridge over the canal and down the footpath under the expressway and into Astmoor.


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

Distance to (m) 1131 Quality of Route . . St Pauls Health centre is located within Runcorn Old Town.


Distance to (m) 402 Quality of Route . .Castle Rise Playground can be accessed across and along Halton Road, onto Halton Court and through to Castle Rise. The footpaths are generally overlooked. But Halton Road can be quite busy to cross.

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


Green Belt Report






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 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.

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.

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. The development of this site could contribute to the range of good quality housing in Halton.


Deliverability

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

Availability . . . . . . . . . . . . . .Site is not considered available at present.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to minor 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. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the accessibility of the site.

Recommendations . . . . . . . .This site is considered appropriate for redevelopment, if it becomes available.

295Site Ref:Land between ULockIt and Bridgewater Canal Map Ref:



Site Description

Proposal

Grid Ref: 352578 / 382838

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests site is not developable for residential purposes. Previous permission for self storage now on site.

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




Current Use. . . . . . . . . . . . . Vacant


Buildings on Site . . . . . . . . . National Grid equipment.


Surrounding Uses . . . . . . . . Public House, Storage Area, Canal, Boat Yard and retail units.

Planning History . . . . . . . . . 10/00132/FUL (PER) - Proposed engineering works to facilitate the remediation of (part of) the site on Land Off Halton Road (Permitted, 16/06/10).




Designations






Conclusion . . . . . . . . . . . . . .It is considered appropriate to maintain as part of the Primarily Employment Area.




Ground Conditions . . . . . . . This site appears to slope slightly down towards the canal. The site is curently covered by hardstanding and has areas of fencing demarking different areas within the site. This site is 99% Potentially Contaminated Land (works).


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

Landscape . . . . . . . . . . . . . . .This site has little landscape value.

Townscape . . . . . . . . . . . . . . Site has urban feel due to the surrounding area.

Pollution . . . . . . . . . . . . . . . .This site is within a Radon area. The site is potentially contaminated land (works). This site is within the middle and outer zone for a PADHI pipeline (natural gas).

Infrastructure . . . . . . . . . . . . There is a Natural Gas Pipeline within the site.

Other Information . . . . . . . .Within 100m of Bridgewater Canal.


Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. It is considered that this site may be suitable for 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 . . . . . . . . . . . . . . . . .No footpaths through the site or adjacent.

Cycling . . . . . . . . . . . . . . . . . .Halton Road/Ringway Road


Bus . . . . . . . . . . . . . . . . . . . . .Halfway House (85m away)

Road . . . . . . . . . . . . . . . . . . Site is not located adjacent to the road netwrok. Site would require access through adjacent site.

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

Site Access . . . . . . . . . . . . . . Access into the site would need to be taken through an adjacent site.


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 Grange



Open Space . . . . . . . . . . . . . Former Stenhills quarry area , Castle Rise and Rock Park Play area's




Accessibility




Distance to (m) 1026 Quality of Route . .Runcorn Old Town District Centre can be accessed along the Bridgewater Canal. The canal can be accessed along Halton Road and over the canal bridge.









Distance to (m) 1196 Quality of Route . . St Pauls Health centre is located within Runcorn Old Town.





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.



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

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 Employment Area.It is considered that this site could be retained as a Primarily Employment Area. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to both the connectivity and accessibility of the site.

Recommendations . . . . . . . .This site is considered appropriate for employment development and could be retained as part of the Primarily Employment Area.

296Site Ref:Bridge Timber Map Ref:



Site Description

Proposal

Grid Ref: 352661 / 382774


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




Current Use. . . . . . . . . . . . . Bridge Timber, DIY and Builders Trading


Buildings on Site . . . . . . . . . Bridge Timber Unit (on unadopted road)


Surrounding Uses . . . . . . . . Storage, retail, takeaway and residential.

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




Designations




Existing Policy Designations Primarily Residential Area


Conclusion . . . . . . . . . . . . . .It is considered that it may be appropriate to reconsider the designation of this site, to better reflect its current uses.




Ground Conditions . . . . . . . This site is developed, with a building and hardstanding on site. 84% of the site is Potentially Contaminated Land (tyre depot, laundry, tannery and stream/drainage ditch).




Townscape . . . . . . . . . . . . . . Site is developed and has an urban feeling.

Pollution . . . . . . . . . . . . . . . .This site is within a Radon area. The site is potentially contaminated land (tyre depot, laundry, tannery and stream/drainage ditch). This site is within the outer zone for a PADHI pipeline (natural gas).




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


Cycling . . . . . . . . . . . . . . . . . .Cycling via Halton Road (Busy road)


Bus . . . . . . . . . . . . . . . . . . . . .Halfway House (40m away) - can be accessed along Halton Road.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Halton Road and Ringway Road.

Waterways . . . . . . . . . . . . . . The Bridgewater Canal can be accessed via Ringway Road.

Site Access . . . . . . . . . . . . . . Site already has access from Ringway Road, however, any redevelopment of the site would need to confirm that the existing access is appropriate.



Infrastructure









Accessibility




Distance to (m) 1158 Quality of Route . .Runcorn Old Town District Centre can be accessed along the Bridgewater Canal. The canal can be accessed along Halton Road and over the canal bridge.


Distance to (m) 551 Quality of Route . .The Grange can be accessed by crossing Halton Road and walking up Stonehills Crescent and onto the footpath adjacent to the former Infants School and into the rear of the School.


Distance to (m) 551 Quality of Route . .The Grange can be accessed by crossing Halton Road and walking up Stonehills Crescent and onto the footpath adjacent to the former Infants School and into the rear of the School.


Distance to (m) 408 Quality of Route . .Astmoor Industrial Estate can be accessed along Halton Road, over the canal bridge and down the footpath under the expressway and into Astmoor Industrial Estate.


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



Distance to (m) 263 Quality of Route . .Castle Rise Playground can be accessed across and along Halton Road, onto Halton Court and through to Castle Rise. The footpaths are generally overlooked. However, Halton Road can be quite busy to cross.


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







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 . . . . . . . . . . . . . . . It is considered that this site is suitable for development if the existing use was to cease.

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



SUMMARY . . . . . . . . . . . . . . This site is curently developed and is not considered available at this time.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.It is considered that the designation of this site may need to be reconsidered to better reflect the uses on the site and the wider area.

Recommendations . . . . . . . .This site is currently developed and at present offers little scope for additional development. It is considered that it may more appropriate to include the site within a Primarily Employment Area or Mixed Use Area rather than a Primarily Residential Area.

297Site Ref:Paramount Foods Map Ref:R20



Site Description

Proposal

Grid Ref: 352460 / 382673

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 89 dwellings.


Contribution to Local Plan: . Potential for residential development to contribute to the housing requirement.



Current Use. . . . . . . . . . . . . Vacant employment warehouses (former Paramount Foods), small units that appear to still be in use.


Buildings on Site . . . . . . . . . Vacant employment warehouses (former Paramount Foods), small units that appear to still be in use.


Surrounding Uses . . . . . . . . Residential, storage, car wash and open space.

Planning History . . . . . . . . . 15/00563/OUT (Permitted, 28/07/16) - Outline application, with all matters reserved, for demolition of existing buildings and erection of up to 53 dwellings with associated access, landscaping and ancillary works at Former Warehouse10/00397/OUT (REF) - Outline planning application for the construction of up to 167 residential dwellings (with all matters reserved) (Refused, 31/07/14).





Designations

Environmental . . . . . . . . . . . Close proximity to Potential BAP Habitat Area, LWS (Stenhills Open Space)





Conclusion . . . . . . . . . . . . . .It is considered that it may be appropriate to maintain this site as part of the Primarily Employment Area. However, the site also has potential for a residential allocation.



Ground Conditions . . . . . . . This site is developed, with a building and hardstanding on site. 99% of the site is Potentially Contaminated Land (works, tanneries).




Townscape . . . . . . . . . . . . . . Site is developed and has an urban feeling.

Pollution . . . . . . . . . . . . . . . .This site is within a Radon area. The site is potentially contaminated land (works, tanneries). This site is within the inner, middle and outer zone for a PADHI pipeline (natural gas). This site is within a PADHI (middle and outer Zone) for a Hazardous Installation.





Connectivity


Cycling . . . . . . . . . . . . . . . . . .On road access via Halton Road/ Halton Court/ Stonehills Lane.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1428m away).

Bus . . . . . . . . . . . . . . . . . . . . .Halfway House (21m away) - There are bus stops on Halton Road.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Halton Road and Halton Court.

Waterways . . . . . . . . . . . . . . The Bridgewater Canal can be accessed across Halton Road and via Ringway Road.

Site Access . . . . . . . . . . . . . . Site already has access from Halton Road and Halton Court, however, any redevelopment of the site would need to confirm that the existing access is appropriate.




Infrastructure









Accessibility




Distance to (m) 833 Quality of Route . .Runcorn Old Town District Centre can be accessed along the Bridgewater Canal. The canal can be accessed along Halton Road and across the bridge over the canal.


Distance to (m) 364 Quality of Route . .The Grange an be accessed by walking up Stonehills Crescent and onto the footpath adjacent the former Infants School and into the rear of the School.


Distance to (m) 364 Quality of Route . .The Grange an be accessed by walking up Stonehills Crescent and onto the footpath adjacent the former Infants School and into the rear of the School.


Distance to (m) 522 Quality of Route . .Astmoor Industrial Estate can be accessed across Halton Road, over the curly bridge over the canal and down the footpath under the expressway and into Astmoor.





Distance to (m) 266 Quality of Route . .Castle Rise Playground can be accessed via Halton Court and through to Castle Rise. The footpaths are generally overlooked and feel safe.


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 has the potential to impact on the biodiversity of the site due to the proximity to a potential BAP Habitat Area and Local Wildlife Site. 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 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 have a minor negative impact on economic growth, howwever, its location is likely to help it support vitality and viability of the local centre. The development of this site could contribute to the range of good quality housing in Halton.


Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be suitable for redevelopment, if each of the physical constraints identified is addressed. It could have suitability for either employment or residential development.

Availability . . . . . . . . . . . . . .The site has been advertised, and is considered potentially 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.It is considered that this site could be identified as a Housing Allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .This site is considered appropriate for development. It is considered that it could be appropriate to identify this site as a Housing Allocation.

298Site Ref:Former Grange Nursery, Infant and Junior School Map Ref:

Address: . . . . . . . . Stonehills Lane


Site Description

Proposal

Grid Ref: 352271 / 382371

Proposal: . . . . . . . . . . . . . . . . Planning application for 95 dwellings.


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


Brownfield/Greenfield . . . . Mixed

Current Use. . . . . . . . . . . . . Site under construction for residential development



Previous Use . . . . Education - former Grange Junior School, Infant School and Nursery.

Surrounding Uses . . . . . . . . Residential and The Grange School.

Planning History . . . . . . . . . 15/00325/FUL (Permitted, 17/12/15) - Proposed development of 95 no. dwellings with associated access roads and landscaping

Ownership . . . . . . . . . . . . . . Sold by Council (Exec Board 26th March 2015)

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


Designations




Existing Policy Designations UDP Green Space


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




Ground Conditions . . . . . . . The buildings that were on site previously have now been demolished, and ground is being prepared for development. 6% of the site is Potentially Contaminated Land (Pond).


Habitats . . . . . . . . . . . . . . . . .No habitats have been identified within this site. However, there are trees and vegetation to the site boundary and within the site that could provide potential habitats.

Landscape . . . . . . . . . . . . . . .The site provides amenity open space, within a largely urban area, however it is not accessible.

Townscape . . . . . . . . . . . . . . Urban area, with a mix of semi-detached and terraced 2 storey dwellings surrounding the site.

Pollution . . . . . . . . . . . . . . . .There is a natural gas pipeline through the western edge of the site including the PADHI inner, middle and outer zones. The site includes a Potentially Contaminated Area (pond).




Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. The site is currently under construction for residential development.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Stonehills Lane. However, at one point it is marked on the road as opposed to be a raised surface. The footpath continues to the rear of the Grange School.

Cycling . . . . . . . . . . . . . . . . . .Access from Stonehills Lane/ Latham Avenue (on road).


Bus . . . . . . . . . . . . . . . . . . . . .Duncan Avenue (155m away) - There are bus stops on Halton Road, accessed via Stonehills Lane.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Stonehills Lane. However, at this point the road is single carriage.

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

Site Access . . . . . . . . . . . . . . Site has existing access, however, any redevelopment of the site would need to confirm that the existing access is appropriate.


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





Open Space . . . . . . . . . . . . . Runcorn Town Hall Park




Accessibility

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

Distance to (m) 240 Quality of Route . .The store on Picton Avenue can be accessed by walking along Stonehills Lane, along Saxon Road and along Picton Avenue.


Distance to (m) 827 Quality of Route . .Runcorn Old Town District Centre can be accessed along the Bridgewater Canal. The canal can be accessed down Stonehills Lane, across Halton Road and across the bridge over the canal. The footpaths on Stonehills and Halton Road are well overlooked by residential properties. However, Halton Road is a busy road to cross.


Distance to (m) 203 Quality of Route . .This site is adjacent to the The Grange School.




Distance to (m) 861 Quality of Route . .Astmoor Industrial Estate can be accessed down Stonehills Lane, across Halton Road, over the bridge over the canal and down the footpath under the expressway and into Astmoor.




Open Space . . . . . . . . . . . . . Runcorn Town Hall Park

Distance to (m) 266 Quality of Route . .Although Runcorn Town Hall may be closest as the crow flies it easier to access open space at Stonehills quarry and to walk through this to the play area on Castle Rise.



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. 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.

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 . . . . . . . . . . . . . . . This site is considered suitable for residential development.




SUMMARY . . . . . . . . . . . . . . It is considered that this site may be appropriate for a residential allocation.This site is considered to be subject to moderate physical constraints, have satisfactory 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 and improvements to the connectivity of the site.

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

299Site Ref:The Grange School Playing Fields Map Ref:

Address: . . . . . . . . Latham Avenue


Site Description

Proposal

Grid Ref: 352453 / 382425

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

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




Current Use. . . . . . . . . . . . . School Playing Fields




Surrounding Uses . . . . . . . . The Grange School, open space and wider residential.

Planning History . . . . . . . . . 11/00003/HBCFUL (PER) - Proposed new school building with ancillary development such as highways, parking and playing fields including demolition of existing school buildings at The Grange School (Permitted, 24/03/11).


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

Reduce Deprivation . . . . . . This site is located within the 10% most deprived LSOAs nationally.

Designations

Environmental . . . . . . . . . . . Potential BAP Habitat Area, LWS (Stenhills Open Space)





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




Ground Conditions . . . . . . . Greenfield site. Site is generally flat. 86% of the site is Potentially Contaminated Land (Stenhills Quarry, Landfill).


Habitats . . . . . . . . . . . . . . . . .There is a small area of trees on site, that could provide potential habitats.

Landscape . . . . . . . . . . . . . . .This site is used a school playing fields.

Townscape . . . . . . . . . . . . . . The site feels like urban Green Space.

Pollution . . . . . . . . . . . . . . . .Radon area. The site is potentially contaminated land (Stenhills Quarry, Landfill). This site is identified as a previous landfill site. There is a natural gas pipeline to a very small part of the NW edge of the site leaving the part of the site covered by a middle and outer PADHI zone.

Infrastructure . . . . . . . . . . . . There are floodlights on the site.



Conclusion . . . . . . . . . . . . . . .At present due to existing school use, this site is not considered appropriate for development. However, if the school use were to cease it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths leading to the school and adjacent to the site, leading to the former Infants School and Stonehills Lane.

Cycling . . . . . . . . . . . . . . . . . .Good cycle/walking paths from adjacent roads (Stonehills Lane/ Boston Ave).


Bus . . . . . . . . . . . . . . . . . . . . .Quarry Close (137m away) - There are bus stops on Latham Avenue, that could be accessed via the school.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Stonehills Lane. However, at this point the road is single carriage.



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


Infrastructure









Accessibility

Convenience Store . . . . . . . Castle Rise

Distance to (m) 192 Quality of Route . .The Co-op on Halton Road can be accessed via the footpath to the rear of the school and on to Stonehills Lane. Although Castle Rise Local Centre is close, it is noted it no longer includes a convenience store.













Distance to (m) 228 Quality of Route . .Castle Rise Playground can be accessed along Boston Avenue and on to Castle Rise.



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 and Local Wildlife 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. 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.



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 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.

Availability . . . . . . . . . . . . . .Site is not currently available. This site is mainly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have poor 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 appriopriate at this time to retain this site as school playing fields.

300Site Ref:Former Stenhills Quarry Map Ref:

Address: . . . . . . . . Stonehills Lane


Site Description

Proposal

Grid Ref: 352604 / 382499

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

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




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


Buildings on Site . . . . . . . . . None ( herringbone paved surface running behind castle rise properties)

Previous Use . . . . Quarry and landfill.

Surrounding Uses . . . . . . . . Playing fields, residential, and vacant employment land.



Source of Site . . . . . . . . . . . Historic records and databases (ref. H1946)


Designations

Environmental . . . . . . . . . . . Stenhills Local Wildlife Site



Existing Policy Designations UDP Green Space, Important Landscape Features






Ground Conditions . . . . . . . Greenfield site. This site has a number of steep hill areas and cliff faces, however to the eastern end it is much flatter and open. The area has previously been used for landfill. 84% of the site is Potentially Contaminated Land (Stenhills Quarry, Landfill).


Habitats . . . . . . . . . . . . . . . . .This site is identifed as Stenhills Open Space Local Wildlife Site. Site is also identified as a Core Biodiversity Area in the LCR NIA Ecological Network.

Landscape . . . . . . . . . . . . . . .This site is identifed in the UDP has having important landscape features.

Townscape . . . . . . . . . . . . . . Urban area, with surrounding uses including residential, employment and educational.

Pollution . . . . . . . . . . . . . . . .This site is within a Radon area. The site is potentially contaminated land (Stenhills Quarry, Landfill). This site is identified as a previous landfill site. There is a natural gas pipeline through the western edge of the site including the PADHI inner, middle and outer zones




Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. The site is covered by Stenhills Open Space Local Wildlife Site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath through the site.

Cycling . . . . . . . . . . . . . . . . . .Off road access from Halton Court/ Castle Rise Footpath and on Road access via Stonehill Lane.


Bus . . . . . . . . . . . . . . . . . . . . .Quarry Close (43m away) There are bus stops on Halton Road, accessed via Stonehills Lane or Halton Court.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Stonehills Lane.



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

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









Accessibility

Convenience Store . . . . . . . Castle Rise

Distance to (m) 0 Quality of Route . .The Coop store on Halton Road can be accessed via Halton Court and across Halton Road.


Distance to (m) 834 Quality of Route . .Runcorn Old Town can be accessed along Stenhills Lane, across Halton Road, over the bridge over the Canal and along the Canal.









Distance to (m) 886 Quality of Route . . The Medical Centre can be accessed along Latham Road and on to Heath Road.


Distance to (m) 38 Quality of Route . .Down the steps from the site into Castle Rise and towards the playground.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as it is identified as a Core Biodiversity Area in the LCR NIA 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. This site is located within Flood Zone 1 with little or no risk to development. No particular heritage issues or constraints have been identified.



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 . . . . . . . . . . . . . . . This site is not considered suitable for development at this time due to its designation as a Local Wildlife Site.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory 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 appriopriate at this time to retain this site as a Green Space designation.

301Site Ref:Land to the rear of properties on Stenhills Crescent Map Ref:

Address: . . . . . . . . Stenhills Crescent


Site Description

Proposal

Grid Ref: 352138 / 382478

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 6 dwellings at 30dph.


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



Current Use. . . . . . . . . . . . . Hardstanding, unused.




Surrounding Uses . . . . . . . . Residential





Designations






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




Ground Conditions . . . . . . . This site is an area of hardstanding to the rear of residential properties. It is gated and does not appear to be in use.




Townscape . . . . . . . . . . . . . . Urban area, surrounded by residential properties.

Pollution . . . . . . . . . . . . . . . .This site is potentially contaminated land (Pond).



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.

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 . . . . . . . . . . . . . . . . .There are no footpaths through the site. The access point to the site is adjacent to the footpath on Stenhills Crescent.

Cycling . . . . . . . . . . . . . . . . . .No Direct Access


Bus . . . . . . . . . . . . . . . . . . . . .Saxon Road (131m away) - There are bus stops on Picton Avenue that can be accessed via Stenhills Crescent.

Road . . . . . . . . . . . . . . . . . . Access to the site is taken from Stenhills Crescent.


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 . . . . . . . . . . . . . Rock Park




Accessibility


Distance to (m) 45 Quality of Route . .Picton Avenue Store can be accessed along Stenhills Crescent and onto Picton Avenue.


Distance to (m) 643 Quality of Route . .The Old Town can be accessed via Stenhills Crescent, onto Union Street, onto Heath Road and down on to Bridge Street and into the town. There are footpaths on each of these roads and in the residential areas they are overlooked.


Distance to (m) 400 Quality of Route . .The Grange School can be accessed via Stenhills Crescent, onto Duncan Avenue and then onto Latham Avenue. These streets are all well overlooked by residential properties.


Distance to (m) 400 Quality of Route . .The Grange School can be accessed via Stenhills Crescent, onto Duncan Avenue and then onto Latham Avenue. These streets are all well overlooked by residential properties.


Distance to (m) 978 Quality of Route . .Astmoor Industrial Estate can be accessed down Stonehills Lane, across Halton Road, over the curly bridge over the canal and down the footpath under the expressway and into Astmoor.





Distance to (m) 148 Quality of Route . .Rock Park can be accessed along Stenhills Crescent into Union Street and onto Malcolm Street and into the Park. These paths are 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 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.

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.

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 considered suitable for residential development, however the amenity of existing residents would need to be taken into account and the access to the site is likely to need to be improved.




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

303Site Ref:Holy Spirit Primary School Playing Fields Map Ref:

Address: . . . . . . . . Cotterill, Halton Brook


Site Description

Proposal

Grid Ref: 352793 / 381818


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




Current Use. . . . . . . . . . . . . School playing fields




Surrounding Uses . . . . . . . . School, residential and road infrastructure





Designations










Ground Conditions . . . . . . . Greenfield site. Site is generally flat, with a slight change in level from school hard play area.


Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation to the site boundary that could provide potential habitats.

Landscape . . . . . . . . . . . . . . .This site is used a school playing fields, with part of the site fenced off to provide a day-to-day play play area.

Townscape . . . . . . . . . . . . . . Urban. School playing fields. Surrounded by residential properties of 1,2 and 3 storeys.

Pollution . . . . . . . . . . . . . . . .There is PADHI pipeline within the site, and the site is covered by a PADHI (middle and outer zone).

Infrastructure . . . . . . . . . . . . Gas main to the sounthern boundary of the site.


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. Alternate provision would have to be made for the existing open space.

Conclusion . . . . . . . . . . . . . . .At present due to existing school use, this site is not considered appropriate for development. However, if the school use were to cease it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths leading to the school from the surrounding residential areas.

Cycling . . . . . . . . . . . . . . . . . .Access from Brackendale/ Cotterill.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (2035m away). Site is not considered to be within walking distance of either Runcorn or Runcorn East Train Station.

Bus . . . . . . . . . . . . . . . . . . . . .Brackendale (195m away) - There are bus stops on Halton Brook Avenue, which can be accessed along Brackendale.

Road . . . . . . . . . . . . . . . . . . Site is located adjacent to Brackendale and Cotterill.






Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. The Holy Spirit Catholic Primary School


Community . . . . . . . . . . . . . .This site is within 800m of Grangeway Community Centre and 800m of Halton Lodge Community Centre.

Open Space . . . . . . . . . . . . . Halton Brook Playground can be accessed along the footpaths through the residential area of Halton Brook.




Accessibility

Convenience Store . . . . . . . The closest local centre or convenience store is at Halton Brook.

Distance to (m) 202 Quality of Route . .Halton Brook Local Centre can be accessed via footpaths within the residential area.

Town Centre . . . . . . . . . . . . The closest town or district centre is at Halton Lea.

Distance to (m) 490 Quality of Route . .Halton Lea Town Centre can be accessed along Brackendale, along the footpath and footbridge over the Spur Road along the footpath next to the busway and over the footbridge over the expressway and onto the footpath adjacent to Asda.

Primary School . . . . . . . . . . .The closest primary school is The Holy Spirit Catholic Primary School.

Distance to (m) 45 Quality of Route . .Site is adjacent to Holy Spirit Primary School and in close proximity to Castle View Primary School. Castle View can be accessed via footpaths within the residential area.


Distance to (m) 412 Quality of Route . .The Grange can be accessed along Boston Avenue, Morval Crescent and through Halton Brook Avenue. St Chads can be accessed along Brackendale, across the Runcorn Spur Road and then along Halton Lodge Avenue. This will involve crossing a busy road, however, there are crossing facilities.

Employment Site . . . . . . . . .Halton Lea is the closest employment area.

Distance to (m) 814 Quality of Route . .Halton Lea employment area can be accessed along Brackendale, alogn the footpath and footbridge over the Spur Road along the footpath next to the busway and over the footbridge over the expressway and onto the footpath adjacent to Asda.

Quality of Site . . . . . . . . . . . .Halton Lea Employment Area is a grouping of offices and community buildings around the main shopping area, there is a variety of office space, however, some units have struggled to find occupiers and may have potential for redevelopment, in line with the extant outline permission for retail uses.

GP Surgery . . . . . . . . . . . . . Weaver Vale Practice, Hallwood Health Centre


Open Space . . . . . . . . . . . . . Halton Brook Playground

Distance to (m) 239 Quality of Route . .Halton Brook Playground can be accessed along the footpaths through the residential area of Halton Brook.



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.


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 . . . . . . . . . . . . . . . This site is not considered suitable for development at this time.

Availability . . . . . . . . . . . . . .Site is not currently available. 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 appriopriate at this time to retain this site as school playing fields.

414Site Ref:ULockIt Storage Map Ref:MUA



Site Description

Proposal

Grid Ref: 352572 / 382786


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




Current Use. . . . . . . . . . . . . Storage


Buildings on Site . . . . . . . . . Storage containers of varying sizes.


Surrounding Uses . . . . . . . . National grid, Canal Walk PH, Ringway Retail / Trading Units.

Planning History . . . . . . . . . 13/00161/FUL (PER) - Proposed siting of steel shipping containers for self storage, site office, internal access roads, gates, palisade fencing, CCTV cameras mounted on 5 no. 8m high towers and associated signage at Former National Grid Depot (Permitted, 28/06/13).




Designations






Conclusion . . . . . . . . . . . . . .It is considered appropriate to retain the Primarily Employment designation on the site.




Ground Conditions . . . . . . . Site is generally flat, and covered in hardstanding. 100% of the site is Potentially Contaminated Land (works, gas works).



Landscape . . . . . . . . . . . . . . .Urban developed site. Site has little landscape value.

Townscape . . . . . . . . . . . . . . Urban site.

Pollution . . . . . . . . . . . . . . . .Radon area. Potentially contaminated land (works, gas works). The site is covered by a PADHI pipeline inner zone.



Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI pipeline. Consideration should be given to the biodiversity and nature conservation value of the site. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is i


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath on Halton Road adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access Halton Road (Busy Rd).


Bus . . . . . . . . . . . . . . . . . . . . .Halfway House (14m away). There are bus stops on Halton Road.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Halton Road.

Waterways . . . . . . . . . . . . . . Site is in close proximity to the Bridgewater Canal, which can be accessed via the adjacent site.

Site Access . . . . . . . . . . . . . . Site has existing access, however, any development of the site would need to confirm that the existing access is appropriate.

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


Infrastructure




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

Open Space . . . . . . . . . . . . . Castle Rise Playground can be accessed across and along Halton Road, onto Halton Court and through to Castle Rise




Accessibility


Distance to (m) 45 Quality of Route . .Coop on Halton Road is in close proximity to the site, and can be accessed via Halton Road.


Distance to (m) 1018 Quality of Route . .Runcorn Old Town District Centre can be accessed along the Bridgewater Canal. Or alternatively along Halton Road and onto Bridge Street.


Distance to (m) 534 Quality of Route . .The Grange an be accessed by crossing Halton Road and onto Stonehills Crescent and onto the footpath adjacent the former Infants School and into the rear of the School.







Distance to (m) 1191 Quality of Route . . St Paul's Health Centre can be accessed along the Bridgewater Canal. Or alternatively along Halton Road, onto Bridge Street and into High Street.




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







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 . . . . . . . . . . . . . . . Site is developed, but may be considered suitable for redevelopment for employment uses.

Availability . . . . . . . . . . . . . .Site is not currently 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 Primarily Employment Area designation.

It is considered that this site may be appropriate to retain the existing Primarily Employment Area designation.

Recommendations . . . . . . . .Site is developed, but may be considered suitable for redevelopment for employment uses. It is considered that this site may be appropriate to retain the existing Primarily Employment Area designation.

520Site Ref:Former Express Dairies Site Map Ref:R55

Address: . . . . . . . . Sewell St / Perry St


Site Description

Proposal

Grid Ref: 351971 / 382798

Proposal: . . . . . . . . . . . . . . . . Residential Allocation

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

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



Current Use. . . . . . . . . . . . . None



Previous Use . . . . Dairy

Surrounding Uses . . . . . . . . Residential, open space, expressway

Planning History . . . . . . . . . 11/00018/FUL - Application for a new planning permission to replace an extant planning permission, in order to extend the time limit for implementation on 07/00832/FUL at Former Express Dairies Site

Ownership . . . . . . . . . . . . . . Private

Source of Site . . . . . . . . . . . SHLAA


Designations






Conclusion . . . . . . . . . . . . . .It is considered that the existing Primarily Residential Areas is an appropriate designation.



Flood Risk . . . . . . . . . . . . . . . Flood zone 1.

Ground Conditions . . . . . . . There are small areas of potentially contaminated land within the site.


Habitats . . . . . . . . . . . . . . . . .Trees and vegetation on site.

Landscape . . . . . . . . . . . . . . .Generally urban area, although there is park to the south of the site.

Townscape . . . . . . . . . . . . . . Site is adjacent to terraced housing on Picton Avenue.

Pollution . . . . . . . . . . . . . . . .Area of potentially contaminated land to the south of the site (former Quarry).

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

Other Information . . . . . . . .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.

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 . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on Sewell Street and adjacent to the site next to the expressway.

Cycling . . . . . . . . . . . . . . . . . .There is off road path adjacent to the expressway that forms part of the cycle network.

Train . . . . . . . . . . . . . . . . . . .Runcorn Train Station

Bus . . . . . . . . . . . . . . . . . . . . .There are bus stops on Halton Road and Picton Avenue within walking distance of the site.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Sewell Street.

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

Site Access . . . . . . . . . . . . . . Site has previously had access to serve the former dairy. However, any new access into the site would need to be agreed with the Council's Highways Team to ensure that it is appropriate for the new use

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


Infrastructure





Open Space . . . . . . . . . . . . . Existing public open space is adjacent to this site.




Accessibility


Distance to (m) Quality of Route . .Picton Avenue local centre can be accessed along Sewell Street and on to Picton Avenue.


Distance to (m) Quality of Route . .Runcorn Old Town can be accessed along Sewell Street, onto Halton Road and down on to Bridge Street into High Street.

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

Distance to (m) Quality of Route . .St Edwards Primary School can be accessed along Sewell Street, Picton Avenue, Halton Road down onto Bridge Street, then onto Irwell Street and Wivern Place. There are footpaths along each of these roads.


Distance to (m) Quality of Route . .The Grange School can be accessed along Sewell Street, on to Picton Avenue and along Latham Avenue.


Distance to (m) Quality of Route . .Astmoor Industrial Estate can be accessed along Sewell Street, onto Picton Avenue, across Halton Road, over the bridge over the canal, along the footpath, under the expressway and into Astmoor.

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.


Distance to (m) Quality of Route . . St Paul's Health Centre can be accessed along Sewell Street, onto Halton Road and down on to Bridge Street into High Street.


Distance to (m) Quality of Route . .Rock Park is located adjacent to the site.


Conclusion . . . . . . . . . . . . . . Overall the site is considered to have excellent accessibility to services and facilities.

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 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 potentially contaminated, brownfield site will help to protect soil and help to retain land resources. 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 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.

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, in line with the previous permission for the site and the development in the surrounding area.

Availability . . . . . . . . . . . . . .Site is considered to be available.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to minor physical constraints, have good 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 or Primarily Residential Area. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considerd that this site may be appropriate for residential allocation.

Documents

J Halton Brook · 2018-01-05 · Land off Harrow Drive Map Ref: Site Ref: 290 Accessibility Convenience Store . . . . . . . The closest local centre or convenience store is at Halton