Document

February 2009

Strategic regional sitesreview technical report

1. INTRODUCTION

On 19th November 2008 the NWDA Board approved for consultation a list of potential retentions, deletions and additions to the strategic regional sites. This report sets out the background context for the review, summarises the work carried out and details the recommendations. It is intended to serve as the evidence base document for the strategic regional site review.

Context

The Regional Strategy (2000)1 identified a shortlist of 11 strategic regional sites. These sites were identified to provide clarity amongst many competing proposals and to shape the Northwest Regional Development Agency’s priorities. The Regional Strategy confirmed that this list was not exhaustive and that the NWDA would consider the case for additional sites. The 11 sites identified were:

• Ashton Moss, Tameside • Basford, Crewe • Cuerden Regional Business Park, Leyland/Preston • Daresbury Park, Runcorn • Kingmoor, Carlisle • Kings Business Park, Knowsley • Kingsway Business Park, Rochdale • Omega 600, Warrington2 • Royal Ordnance Factory, Chorley • The Estuary, Liverpool (Speke/Garston) • Wirral International Business Park

In addition the Regional Strategy identified Parkside as a potential intermodal freight terminal. This site was also supported by the North West Regional Assembly in draft Regional Planning Guidance 13.

In July 2001 the Agency issued for consultation a report identifying potential additions to the list of strategic regional sites. Following consultation with a wide range of partners, the Agency’s Board formally endorsed the following additional strategic regional sites in December 20013:

• Barton, Salford • Birkenhead Twelve Quays • Blackburn/Whitebirk4 • Carrington, Trafford • Chester Business Park • Davenport Green, Trafford • Ditton, Widnes • Lancaster University/Bailrigg5 • Liverpool University Edge6 • North Manchester Business Park 7

• Parkside Former Colliery, St Helens • Waterside Park, Tameside

1 England’s Northwest: a Strategy Towards 2020, NWDA (2000).2 Now known as Omega.3 Strategic Regional Sites: Formal Designation, NWDA (December 2001).4 Now known as Whitebirk.5 Now known as Bailrigg, Lancaster.6 Now known as Liverpool Knowledge Quarter.7 Now known as Central Park, Manchester.

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• Wavertree Technology Park, Liverpool8 • Westlakes, Whitehaven

With the exception of Parkside these sites had already been identified by the relevant local planning authorities in either approved or emerging development plans.

The identification of these 25 strategic regional sites was confirmed in the Regional Economic Strategy (2003).9

Following extensive consultation with a wide range of partners, the Mersey Belt Study Policy Statement10 set out the Agency’s position on the consultant’s recommendations in the Mersey Belt Study and confirmed an additional strategic regional site – Alderley Park (AstraZeneca), Macclesfield.

In April 2004, the Agency’s Board endorsed the deletion of Waterside Park, Tameside from the list of designated strategic regional sites on the basis that the type of development now proposed was different in scale and location from the earlier Waterside Park proposal and was essentially of local and sub-regional significance.

Appendix A lists the current 25 designated strategic regional sites, together with the intended primary economic targets for each. This list was confirmed in the 2006 Regional Economic Strategy.11

The need for a review

Progress

Substantial progress has been made on implementation of the strategic regional sites – by creating positive planning frameworks, securing commitment to funding and in many cases obtaining private and public investment. Some sites have either been successfully delivered or are in the process of being delivered.

Recent achievements include:

Daresbury is identified as one of two nationally important locations for advanced scientific research. In September 2006 the Daresbury Science and Innovation Campus was opened.

A master plan supported by Halton Borough Council, NWDA and all of the regions research Universities was completed in summer 2008. In July 2008 the Department for Innovation, Universities and Skills (DIUS) gave the go-ahead for the development of two cutting edge science centres at Daresbury. A £65 million capital contribution, provided through the Government’s Large Facilities Capital Fund, will finance a world leading computer sciences centre and a research facility to develop detector systems at the Daresbury Science and Innovation Campus.

8 Now known as Liverpool Science Park (Edge Lane).9 Regional Economic Strategy, NWDA (2003)10 Mersey Belt Study: a report by DTZ Pieda consulting in association with JMP Consultants Ltd and Regeneris Consulting to NWDA (2002)11 Northwest Regional Economic Strategy 2006, NWDA

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Central Park, Manchester has delivered significant private sector led knowledge-based development in a key regeneration area. In March 2005 construction was completed on a business village to be occupied by Fujitsu.

Construction of the £18.5 million Manchester Science and Enterprise Centre (a cooperative venture between Greater Manchester’s four universities and the Manchester College of Arts and Technology), known as One Central Park, is also now complete. The building houses educational, training and post graduate research facilities as well as business incubator space.

A £36m transport project known as the Gateway Interchange opened in November 2005 creating a new landmark entrance, together with a Metrolink station and bridge ready to receive the phase 3a Metrolink expansion. In May 2008 the Government announced that it would provide £244m towards the Phase 3a elements of Metrolink.

Kingsway is Rochdale’s biggest economic development project, with 115 ha of developable area directly adjacent to Junction 21 of the M62. Phase 1 infrastructure and site preparatory works were completed in December 2007. Building works on the first phase of B1 and B2 use units is underway. Phase 2 works are scheduled for completion in 2009.

Liverpool University Edge consists of the area around the main campus of the University of Liverpool and Liverpool John Moores University, along with Lime Street station, the cathedrals and significant NHS activity. Achievements within the site include Phase 1 of the Liverpool Science Park Innovation Centre, a £10.6 million development which provides 4, 065 sq. m of floorspace for companies involved in scientific research and knowledge based industries and a £25 million extension to the Liverpool School of Tropical Medicine to accommodate research and development/ consultancy activities.

The Liverpool Knowledge Quarter Prospectus launched at the end of 2007, articulates the importance to the sub-regional economy of the knowledge community. An Urban Design and Public Realm Implementation Framework was completed in 2008.

Chester Business Park has a track record as one of the most attractive sites for headquarters/international investment in the North West. Around 50 businesses now occupy the park employing around 7,000 people.

A number of sites have yet to be taken forward to implementation because of difficulties with planning, changes in market circumstances and other issues.

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Changing policy contextThe best part of a decade has elapsed since the initial strategic regional sites were identified in the Regional Strategy (2000). National and regional policies have shifted significantly in that period. In July 2005, Sir Nicolas Stern (Head of the Government Economic Service and former World Bank Chief Economist) was commissioned by the Chancellor of the Exchequer to assess the evidence and build an understanding on the economics of climate change. The report12 concluded that climate change is a serious global threat and demanded an urgent global response by policy makers. The Eddington Review of Transport Policy13 carries forward Stern’s message and sets out a new context for transport planning. It highlights the vital role that transport plays in supporting the continued economic success of the UK.

In the North West, a new Regional Spatial Strategy (RSS) was issued by Government in September 200814. RSS provides a framework for development and investment in the region over the next 15 – 20 years. It is part of the statutory development plan for every local authority in the region.

Changing market conditionsMarket conditions have also changed during this period. Significant private sector investment, supported by regeneration and planning policies, has secured the economic uplift of the regional cores, especially in Liverpool, Manchester and Salford.

The region needs to build on and consolidate this success in the future – although other places must not be neglected. The current credit crunch and associated economic downturn will have important short and medium term effects in reshaping the region’s economy, with particular consequences being experienced in its financial sector, and a need to secure market confidence and consolidation.

Recent work undertaken for the Agency, to review the region’s employment land offer included a commercial market assessment15. It identified growth nationally in all commercial markets including manufacturing, albeit at a slower rate than other sectors. In a regional context, Manchester is identified as the core office market centre within the region. Based on the level of prime industrial rents in 2007 Manchester and Warrington are identified as core locations in terms of the industrial market. It is important to note that this work was carried out prior to the current economic downturn, and therefore should be read with this in mind. A report by the Work Foundation16 has recently concluded that:

many UK cities have thrived based on the growth of core financial services or business services linked to financial services;

more job cuts are likely to occur with potential serious implications for places dependant on the financial sector;

British cities are likely to be more vulnerable because they have specialised more in financial services than other European cities.

These conclusions may have implications for both city centres and for out of town locations.

12 The Stern Review: The Economics of Climate Change, HM Treasury (2006)13 The Eddington Transport Study, HM Treasury/Department for Transport (December 2006)14 North West of England Plan Regional Spatial Strategy to 2021, CLG (September 2008) 15 Development Location Study, GVA Grimley (March 2008)16 How can cities thrive in the changing economy? Ideopolis II Final Report, The Work Foundation (July 2008)

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2. THE APPROACH

Stage 1: Review of Existing Sites

As Stage 1 of the process a detailed audit of the existing 25 strategic regional sites was undertaken by the Agency to determine:

the achievements of each site to date;

their future potential; and

any deliverability issues or risks.

Extensive consultation was carried out within the NWDA and a review of development, economic and business data was undertaken. This work led to a series of draft recommendations which were approved by the Agency’s Infrastructure Sub Committee of its Board on 13th December 2007 as a basis for consultation with external partners. The rationale for these recommendations, as reported to the Sub Committee, is set out in Appendix B.

Stage 2: Review against ERDF and RSS criteria

Following the introduction of the new ERDF programme which included the provision of a specific action for employment sites (AA-3-2) it was decided to widen the scope of the review.

The Northwest Operational Programme (NWOP) identifies a need for a clear focus on high value and knowledge driven activity. As a consequence, for a site to be eligible for ERDF resources it should be in a sustainable location and have a demonstrable capacity to accommodate high value end uses.

In order to understand the implications for the Northwest the Agency commissioned consultants (GVA Grimley) to review the existing strategic regional sites against the NWOP programme, considering the implications of eligibility and regional market conditions. Given the time constraints of the ERDF Programme deliverability was also factored into this stage of the review.

It was considered that there was an insufficient portfolio of sites available to enable ERDF targets to be achieved. The consultants therefore considered in excess of 230 further sites promoted by Sub Regional Partnerships as potential sites for ERDF funding purposes. These generated a list of primary and secondary sites from which, following careful consideration, 31 sites were identified as eligible for ERDF funding: 16 from the original strategic regional sites and 15 additional sites, some of which were considered to be possible candidates for identification as strategic regional sites in this review.

Appendix C provides a summary of the consultant’s methodology, process and findings.

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Stage 3: Forward Programme

Stage 3 of the process drew together the earlier stages to refine the sites into a single list of strategic regional sites taking into account the research and evidence from stages 1 and 2 and an appreciation of the changing policy and market context including the Stern and Eddington reports and RSS. 4NW have been consulted informally on the fit with RSS17.

Appendix D brings together the outcomes of the review.

17 4NW informal officer level evaluation against policies in RSS, without prejudice to formal comments from 4NW, is set out in Appendix D.

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Strategic recommendations

The results of the strategic review and forward programme are as follows:

Sites proposed for retention

Sites proposed for deletion

New sites proposed for addition

Alderley Park, Macclesfield

Ashton Moss

Bailrigg, Lancaster

Barton (Port Salford)

Basford, Crewe

Central Park, Manchester

Daresbury, Runcorn

Ditton, Widnes

Estuary, Liverpool

Kingmoor, Carlisle

Kingsway, Rochdale

Liverpool University Edge (Liverpool Knowledge Quarter)

Liverpool Science Park (Edge Lane)

Omega, Warrington

Parkside, St Helens

Westlakes Science Park, West Cumbria

Whitebirk, Blackburn

Wirral Int’l Business Park

Carrington, Trafford

Chester Business Park

Cuerden, South Ribble

Davenport Green, Trafford

Kings Business Park, Knowsley

ROF Chorley, Chorley

Twelve Quays, Birkenhead

Birkenhead Docks, Wirral

Central Bolton

Carlisle City Centre (Caldew Riverside & Rickergate)

Central Chester

Dunningsbridge (Port of Liverpool Economic Corridor)

Freckleton Street, Blackburn

Central Preston

Lillyhall Business Park, near Workington

Liverpool North Docks

Liverpool Pall Mall

Manchester Piccadilly Basin/Oxford Road area

Salford Quays/Irwell corridor area

Salmesbury

Central Warrington

Wigan South Central

In summary 18 sites are retained, 7 sites are deleted and 15 are added, giving a net total of 33 sites. It needs to be borne in mind that lead times for delivery of strategic development sites are long, sometimes in excess of 25 years. The proposed sites are distributed across the region reflecting a very wide range of different situations and opportunities.

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3. PURPOSE

The overriding purpose of designating strategic regional sites is to give a clear sense of strategic priorities and direction to all public and private sector partners. Identification as a strategic regional site does not automatically secure Agency funding.

The tactical aims remain as approved by the NWDA Board in December 2001. They are intended to:

secure the effective implementation of the regional economic strategy;

have priority, where necessary, for implementation in terms of all Agency resources and in Agency support in bids for other resources;

be supported by the Agency through the planning system including, where appropriate, development plans, local transport plans, compulsory purchase orders, planning applications and public inquiries in the Agency’s role as a Statutory Consultee and Specific Consultation Body.

A draft purpose has been developed for each strategic regional site from the objectives set out in the Agency’s Strategic Regional Sites Evidence Base report, approved by the Board on 11th March 2005, namely:

providing a portfolio of attractive opportunities for future inward investment across the region;

encouraging the development of knowledge based industry within areas of regeneration need;

building on the region’s existing clusters of knowledge based activity, especially close to universities and other research and knowledge clusters;

providing inter modal freight facilities and terminals to encourage sustainable freight distribution; and

supporting economic growth and economic restructuring across the region.

The draft purposes are set out in Appendix E. These along with the detailed boundaries will be established with local partners following consultation.

4. CONCLUSIONS AND NEXT STEPS

This report sets out the NWDA’s approach to:

a) reviewing the existing strategic regional sites;

b) taking into account the needs of the NWOP;

c) identifying a revised list of strategic regional sites for consultation.

Following consultation with partners and a final decision by NWDA’s board it is intended that the results of this review will feed into the North West’s new Regional Strategy.

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Appendix A – Strategic Regional sites: Primary Economic targets

Site Primary economic target

Regional Strategy Initial Designations (October 1999)Ashton Moss, Tameside Growth target sectors18

Basford, Crewe Strategic distribution (rail related)/establishedtarget sectors

Cuerden Regional Business Park, Leyland/Preston

Established target sectors19

Daresbury Park, Halton Growth target sectors

Kingmoor, Carlisle Strategic distribution/established targetsectors/growth target sectors

Kings Business Park, Knowsley Growth target sectors

Kingsway Business Park, Rochdale Strategic distribution/growth target sectors/established target sectors

Omega, Warrington Growth target sectors/established target sectors

Royal Ordnance Factory, Chorley Established target sectors

The Estuary, Liverpool (Speke/Garston) Growth target sectors

Wirral International Business Park Established target sectors

Additional Designations (December 2001)Barton, Salford Strategic distribution (port and rail

related

Birkenhead/Twelve Quays Strategic distribution (port related)

Whitebirk Established target sectors/growth target sectors

Carrington, Trafford Strategic distribution (rail related)

Chester Business Park Growth target sectors

Davenport Green, Trafford Growth target sectors

Ditton, Widnes Strategic distribution (rail related)

Lancaster University/Bailrigg Growth target sectors

Liverpool University Edge Growth target sectors

Central Park, Manchester Growth target sectors/established target sectors

Parkside Former Colliery, St. Helens Strategic distribution (rail related)

Liverpool Science Park Growth target sectors

18 These are the seven target sectors in the 1999 Regional Strategy, excluding tourism19 Chemicals; textiles; aerospace; mechanical and other engineering; energy: automotive: food and drink.

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Site Primary economic target

Westlakes, Whitehaven Growth target sectors

Further Designation (October 2003)Alderley Park (Astra Zeneca), Macclesfield Growth target sectors

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Appendix B Strategic Regional Sites Review: Stage 1

Recommendations for consultation

Cheshire and Warrington

Alderley Park (Astra Zeneca)

Retain: the site is substantially developed and current planning policy restricts further opportunities for infill and redevelopment to within the existing site. However there may be further scope for intensification of use and in line with the Agency’s vision and objectives, the site presents a substantial opportunity to continue to provide for the region’s key life science cluster and research and development base. Further discussions will be held with Astra Zeneca and planning support provided where appropriate.

Basford East, Crewe

Retain subject to further investigations: concept approval has been granted for a £6 million contribution towards Crewe Green Link Road (southern section). Network Rail are investigating a new Crewe Station on the site which could improve the environment and public transport access. However, strategic road access from the M6 is seriously constrained and would require high levels of investment. This issue will need further investigation.


Delete: Chester Business Park has a track record as one of the most attractive sites for HQs/international investment in the NW and the site is now fully developed. However the Agency will support further intensification leading to a more sustainable development and investigate any options for a substitute site.

Omega, Warrington

Retain: the site already benefits from planning permission under the New Towns Act, and Warrington Borough Council resolved to grant planning permission for phases 1 and 2 of Omega in October 2006. English Partnerships is leading on the implementation of this site. It is recommended that the Agency monitor progress, and that further information be sought on the future market context and transport capacity for the remaining phases (i.e. 3, 4, and 5).

Cumbria

Kingmoor, Carlisle

Retain: the site has attracted a significant level of development to date and there are proposals to extend the existing site which have been supported by the Agency. The vision and objectives appear to remain appropriate; however, further information on market demand would be able to verify this. It is recommended that the Agency monitor progress and, provide planning support where appropriate, and that the site remains on the list of strategic regional sites.

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Retain: the site has attracted a significant level of development to date and there are proposals to extend the existing development. The vision and objectives appear to remain appropriate. It is recommended that the site remains on the list of strategic regional sites.

Greater Manchester

Ashton Moss, Tameside

Delete: over 50% of the site has now either been developed or has detailed planning consent and a significant quantity of the development already accommodated on site (i.e. retail and leisure) does not accord with the vision and objectives. The remainder of the site is of only sub-regional significance. The area was not identified as a broad location for regionally significant economic development in draft RSS.

Barton, Salford

Retain: the RSS Panel Report gave support to this broad location. The proposed Port Salford intermodal freight terminal would meet the Agency’s vision and objectives for the site, and the current application has been supported by the Agency. The project would generate substantial transport benefits not least by freeing up rail capacity in central Manchester and progress will be monitored. The scheme should not require any NWDA funding.


Delete: the site was deleted from Trafford Unitary Development Plan and Trafford MBC have confirmed that they do not wish the site to be retained in the form designated by the Agency.


Retain subject to further investigations: Central Park has successfully delivered high quality development in a key regeneration area. Further development will depend on site availability and assembly in an area with multiple ownerships which may require extensive CPOs. Further work is needed to identify the resource implications of the remaining site area and at that stage a further decision will be taken.


Retain subject to further investigation: Whilst this is a potentially attractive greenfield site close to Manchester airport, to date no development has taken place. The Agency should consult on the site with a view to understanding development potential including market context and highway capacity issues.

Kingsway, Rochdale

Retain: infrastructure works and site assembly are well advanced, to meet the established vision and objectives for the site. The site will provide significant employment generation opportunities, in close proximity to areas of regeneration need. There appears to be significant market interest in the site, and it would be helpful to review the market research carried out by the preferred developer (Wilson Bowden) to clarify the future opportunities presented by the site.

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Lancashire


Retain subject to further investigation: no progress has been made with the delivery of this site since its designation in 2000 and there are no current proposals. English Partnerships own the site and are responsible for its delivery, and discussions should be held with them to determine the way forward for the site.

Bailrigg, Lancaster

Retain: the project remains an important strategic site and priority for Agency investment. Bailrigg provides a key opportunity to create a premier site in Lancashire for knowledge-based industries and university spin-out and as such the vision and objectives remain appropriate. Further work will be required to secure planning permission, purchase the site and ensure its successful delivery.


Delete: the site is in delivery and has largely achieved its objectives. There is little further the Agency can facilitate, above and beyond what has already been achieved.

Whitebirk, Blackburn

Retain: development of Whitebirk provides the opportunity to provide a premier employment site for East Lancashire to encourage inward investment and improve the employment prospects for the area as a whole; as such the vision and objectives remain appropriate. The Agency jointly submitted an outline planning application with the site owners in 2003. Significant highways issues have now been resolved, and it is understood that approval will be granted in August 2007. Given the Agency’s existing involvement in this site it is recommended that it be retained on the list of strategic regional sites. Further work will be required to clarify the issues for implementation following the grant of planning permission.

Merseyside


Delete: the project has been successfully delivered with Agency support and little land remains. The Agency should consider its position in relation to its remaining property assets within the site.

Daresbury, Runcorn

Retain: Daresbury accommodates a significant concentration of high value added knowledge based companies and research. It is identified as one of two nationally important locations for advanced scientific research and a master plan has been commissioned, supported by all of the region’s research Universities. The site boundary should be coterminous with the master plan boundary, thus including the areas between the Daresbury Business Park and Daresbury Laboratories. Land assembly issues require further investigation in the context of the master plan. In this context, the vision and objectives for the site would appear to remain appropriate.

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Ditton Multi Modal Freight Terminal, Widnes

Retain subject to further investigation: the site has now secured all of the necessary statutory planning consents for delivery and to meet the vision and objectives set for the site. The Agency has allocated £4.5m to support delivery (unlike other Inter Modal Freight Terminals at Parkside and Port Salford). Remediation and accessibility improvements could necessitate further spending in the long term. However the situation is fluid following recent takeover activities involving Stobart, Westbury and O’Connor. Further discussions are therefore needed.


Delete: The majority of this site has now been developed for high quality office development it is recommended that it be deleted. Given the success of this site a successor site should be identified within close proximity.

Liverpool Science Park (Edge Lane)

Retain: this is a successful business park project in its final stages of delivery, within an area of acute regeneration need. Internal discussions are necessary to ensure that the Agency is involved at an appropriate level to influence future development to achieve the vision and objectives for the site.

Liverpool University Edge (now known as Liverpool Quarter)

Retain: Liverpool University Edge has the potential to accommodate a new knowledge community fusing higher education, research, knowledge related industry and university related spin-out. As such the vision and objectives for the site remain appropriate. The NWDA has already funded a number of developments within the site and is developing a knowledge centre prospectus with partners. Following completion of the prospectus, the Agency needs to determine implementation arrangements for a major programme of public realm works, complementing investment in facilities and human resources by the Universities, School of Tropical Medicine and the NHS.

Parkside Rail Freight Terminal, St Helens

Retain: development of Parkside represents a significant opportunity to create a modern inter-modal exchange, logistics and rail freight facility. It has been strongly supported by the RSS Panel Report and the Agency has supported the planning application from Astral Developments. It is recommended that the site remains on the list of strategic regional sites and that the vision and objectives remain appropriate.

Estuary, Liverpool

Retain: Estuary Business Park has created a high quality business park on a prominent site within south Liverpool to support urban renaissance objectives within a regeneration priority area. The site has already had considerable success in attracting knowledge based industry and strengthening the existing biosciences cluster in Speke. The Agency has involvement with the site as a landowner. It is recommended that the vision and objectives remain appropriate, that the site be retained as a strategic regional site and that discussions are held with the local planning authority regarding potential site extension.

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Wirral International Business Park

Retain subject to further investigations: the Agency have invested significant sums in WIBP over a substantial period of time. This investment has been successful in bringing a range of employers into a business park within close proximity to a number of disadvantaged communities. There are sites left to deliver within the Park, although some of these would require costly remediation or the provision of power supplies. Of greater importance is the need to promote a more positive and coherent image, for which a public realm, signage and branding programme would complete the project. Following this the Agency should review land holdings in the business park.

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Appendix C: GVA Grimley Study

Consultants GVA Grimley were appointed by the Agency in October 2007 to review the region’s key employment sites and identify sites which would be suitable for future ERDF resources, within the North West Operational Programme (NWOP). The consultants submitted their report in March 2008, comprising:

Development Locations Study (main report) Appendix 1 Strategic Review (dealing with strategic context, including the relevant EU,

national and regional policies) Appendix 2 Economic Baseline Appendix 3 Knowledge Economy Literature Review Appendix 4 Inward Investment Appendix 5 Commercial Market Appendix 6 Existing Site Review Appendix 7 Plan Portfolio

The consultant’s research findings have been a significant input into the review of the strategic regional sites, and have been considered alongside the other evidence itemised in this report.

The Grimley’s research studies took as key context the ‘broad locations’ indicated on priorities for investment and growth set out in the 2006 Regional Economic Strategy (RES). These included Manchester, Liverpool and Preston, as well as Crewe, Chester, Warrington and Lancaster. They took into account the European Union’s ‘Lisbon Agenda’ which seeks to secure high value knowledge driven activity, alongside the imperative in the RES to deliver sustainable economic growth. They also took into account trends in occupier demand.

The EU’s Lisbon Agenda originated at an EU Summit in March 2000. The goal set was to make the EU “the most dynamic and competitive knowledge based economy in the world” – a position confirmed in the 2005 ‘Lisbon Strategy for Growth’.

In addition to the spatial issues noted above the 2006 RES identified priority sectors of economic activity including:

the bio medical sector energy and environmental technology advanced engineering and materials food and drink creative and digital industries business and professional services

Alongside these priorities the RES saw a need to develop sectors with large and widespread employment.

A key to knowledge transfer in these sectors and others was seen in business and higher education relationships, as well as the need to support major research concentrations.

The research considered the constraints and priorities of the North West Operational Programme (NWOP), which is the strategic framework for ERDF funding to 2015.

Within Priority 3: “Creating the Conditions for Strategic Growth” three core Action Areas are defined:

Exploiting the potential of major Gateways on Merseyside Developing high quality sites and premises of regional importance Supporting the improvement of the region’s visitor offer and image.

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The consultants also reviewed and considered the sub regional priorities outlined in the Sub Regional Action Plans, together with recent economic trends and sectoral concentrations. They rated the importance of securing higher added value in manufacturing, and the potential for job growth in a number of service sectors. These included professional services, education, air and water transport, hotels and business services.

The identified sectors had a good fit with predicted Foreign Direct Investment (FDI)) futures, where the UK and the Northwest have continued to perform strongly. The Manchester and Liverpool conurbations were identified as particularly strong propositions for FDI.

The consultant’s commercial market review also pointed to the strength of the Manchester market, as well as a hierarchy of markets including Liverpool, Warrington, Chester, Preston, Lancaster and Carlisle. In reviewing industrial markets, the research pointed to higher rents in Manchester and Warrington – identified as industrial “market core” locations.

Taking as its cue the NWOP, criteria were developed to assess the importance of employment sites in terms of market failure, knowledge economy potential and regeneration need. The core components of the criteria were

Broad location (as identified in the RES) Evidence of knowledge economy clustering Sustainability and amenities Development Feasibility

The criteria based consideration of sites included the existing RES strategic regional sites and a qualitative view was given of their assets and their potential to comply with the ERDF criteria.

In addition in excess of 230 further sites promoted by sub regional partnerships as potential sites for ERDF funding were reviewed on a qualitative basis against the criteria.

Consultants assessment of existing strategic regional sites:

Primary Secondary Sites with little/ no development capacity or considered undeliverable within NWOP timescale

Ashton Moss Basford East, Crewe Kings Business Park

Daresbury Cuerden Regional Business Park


The Estuary Kingmoor Twelve Quays, Birkenhead

Lancaster University / Bailrigg

Kingsway Chester Business Park

Liverpool University Edge

Omega Alderley Park


Royal Ordnance Factory

Liverpool Science Park

Wirral International Business Park

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Primary Secondary Sites with little/ no development capacity or considered undeliverable within NWOP timescale


Barton, Salford

Whitebirk

Davenport Green

Ditton Multi Modal Freight Terminal, Widnes

Parkside Multi Modal Freight Terminal, St Helens

Consultants assessment of potential sites for ERDF funding

Cheshire and Warrington Chester Rail Gateway

Warrington Waterfront

Cumbria Carlisle City Centre

Lillyhall Business Park

Greater Manchester Salford/Irwell Area of opportunity

Wigan South Central

Bolton Town Centre

Manchester Piccadilly Basin / Oxford Road Corridor

Lancashire Preston Commercial Quarter

Blackburn Town Centre Knowledge District

Salmesbury

Merseyside Northshore, Liverpool & Liverpool Pall Mall Extension merged Liverpool City Centre North and Docks

Dunningsbridge, Port of Liverpool Economic Corridor

Wirral Waters

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Appendix D: Strategic recommendations

Stage 1 Stage 2 Stage 3 recommendation (Dec 2007) (March 2008) (Oct 2008)Site name

Retention Further investigation

Deletion ERDFsites

Assessment of conformity with RSS by 4NW20

Recommendation Rationale for recommendation

Alderley Park, Macclesfield

Identified as major developed site in Green Belt. Further development needs careful planning to ensure fit with RSS policies

Retention Nationally important concentration of oncology and pharmaceutical research and development

Ashton Moss, Tameside

Not assessed Retention Site has potential to support knowledge based activity in area of acute regeneration need.

Bailrigg, Lancaster General alignment with spatial principles/ priorities. Also aligns with sub regional policy framework

Retention Development potential for knowledge based growth adjacent to and related to University research and spin out

Barton, Salford (Port Salford)

Potentially aligns with RSS policies

Retention Nationally significant intermodal freight terminal serving more than one sub region

Basford, Crewe Aligns generally with spatial principles and

Retention Potential to generate sub regional employment

20 4NW Informal officer level evaluation against policies in RSS without prejudice to formal comments from 4NW

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Deletion ERDFsites

Assessment of conformity with RSS by 4NW


priorities in RSS. Also aligns with sub regional policy framework

growth in gateway location (including higher value jobs if Crewe station relocated)

Birkenhead Docks Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework.

Addition Opportunity to attract inward investment of regional importance and restructure part of the regional core of Merseyside

Central Bolton Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework

Addition Potential for knowledge-based development linked to expanded educational facilities

Carlisle City centre (Caldew Riverside and Rickergate)

Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Fit with spatial priorities (policy RDF1) and overall spatial policy for Cumbria (policies CNL1 and CNL2)

Addition Potential to act as focus for economic growth in Cumbria and South West Scotland. Proposed University campus has potential to support knowledge based activity

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Deletion ERDFsites



Carrington, Trafford Deletion not evaluated Deletion The site was deleted from Trafford Unitary Development Plan and Trafford MBC has confirmed that they do not wish the site to be retained in the form designated by the Agency.


Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Reflects emphasis of spatial priorities (policy RDF1) and sub regional policies (MCR1 and MCR2)

Retention Potential to encourage investment and job growth in an area of acute regeneration need

Central Chester Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Location has potential to ensure accessibility through the use of existing infrastructure

Addition Opportunity to capitalise on regionally significant concentrations of knowledge based activity including University and track record of attracting nationally significant inward investment

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Deletion ERDFsites



and public transport.


Deletion not evaluated Deletion Site is now fully developed (although Agency will support further intensification).

Central Preston Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Location within urban area has potential to ensure accessibility through use of existing infrastructure and public transport. Sits well with spatial priorities (policy RDF1).Site would appear to offer opportunities to provide for growth opportunities identified for Central Lancs City Region.

Addition Opportunity to attract major knowledge-based inward investment to a developing and accessible city centre location


Deletion not evaluated Deletion No development taken place on site since

22



Deletion ERDFsites



designation.

Daresbury, Runcorn Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework.

Retention Nationally important concentration of science and research


Deletion not evaluated Deletion No development taken place on site since designation.

Ditton, Widnes Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Site identified as a potential location for intermodal freight terminal (policy RT8)


Dunningsbridge Rd (Port of Liverpool Economic Corridor)

Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Offers potential to regenerate an area of

Addition Potential to support nationally significant freight handling and logistics facility associated with the Port of Liverpool

23



Deletion ERDFsites



deprivation therefore performs well against policy DP6. May be issues around access to port and need to understand sustainability implications in terms of access by public transport.

Estuary,Liverpool Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework.

Retention Demonstrated potential for investment and job growth in an area of acute regeneration need

Freckleton Street area, Blackburn

Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Location within urban area has potential to ensure accessibility through use of existing infrastructure and public transport.

Addition Potential to encourage investment and job growth including higher value jobs in an area of regeneration need

24



Deletion ERDFsites



Kingmoor, Carlisle Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Fit with spatial priorities (policy RDF1)

Retention Development potential for high quality indigenous growth and inward investment although limited proximity to urban centre or links to knowledge based activity and research and development.


Deletion not evaluated Deletion The majority of this site has now been developed for high quality office development.

Kingsway. Rochdale Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework

Retention Significant development potential for indigenous growth and inward investment.

Lillyhall Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Fit with spatial priorities (policy RDF1) and overall spatial policy for

Addition Potential to encourage investment and job growth in an area of acute regeneration need

25



Deletion ERDFsites



Cumbria (policies CNL1 and CNL2). Need to understand how access by public transport would be delivered

Liverpool University Edge (Liverpool Knowledge Quarter)

Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Focuses development within regional centre (policies RDF1, LCR1, LCR2) and will strengthen Liverpool City Region through development of links with University

Retention Nationally significant concentration of research and knowledge based activity (particularly bio medical research) capable of attracting nationally significant investment in knowledge based activity and research

Liverpool North Docks

Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework.

Addition Opportunity to attract major inward investment of regional importance

Liverpool Pall Mall Aligns generally with spatial principles and priorities in RSS. Also

Addition Opportunity to capitalise on nationally significant concentrations of

26



Deletion ERDFsites



aligns with sub regional policy framework.

knowledge based activity

Liverpool Science Park

Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Important employment resource in an area of deprivation.. Potential to further the aspirtions of policy LCR1 to maximise economic potential.

Retention Scope for encouraging investment and job growth in an area of acute regeneration need

Omega, Warrington Alignment with the spatial principles and priorities in RSS needs careful consideration

Retention Potential to attract nationally and regionally significant inward investment including manufacturing and process industry

Parkside, St Helens Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Site identified as a potential


27



Deletion ERDFsites



location for intermodal freight terminal (policy RT8). Need to consider through the LDF process due to Green Belt location.

Manchester Piccadilly Basin/Oxford road area

Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Potential to build upon the role and function of the regional centre (policy MCR2)

Addition Opportunity to capitalise on nationally significant concentrations of knowledge based activity and research particularly related to University


Deletion not evaluated Deletion The site is in delivery and has largely achieved its objectives. There is little further the Agency can facilitate, above and beyond what has already been achieved.

Salford Quays/Irwell corridor area

Not assessed Addition Opportunity to capitalise on nationally significant concentrations of knowledge based activity

28



Deletion ERDFsites



Salmesbury Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Site provides opportunities for developing employment in line with growth aspirations of Central Lancs City Region. Part of site in Green Belt requiring need to consider against policy RDF4. Site in close proximity to M6 needs to be considered in terms of wider sustainability agenda.

Addition Nationally significant concentration of aerospace research and manufacturing


Deletion not evaluated Deletion Original projects successfully delivered with Agency support.

Central Warrington Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework.

Addition Strong potential to generate sub regional growth especially in indigenous sectors and higher value jobs

29



Deletion ERDFsites



Potential flood risk issues around Arpley junction location.


Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Fit with spatial priorities (policy RDF1) and overall spatial policy for Cumbria (policy CNL1)

Retention Nationally important concentration of nuclear related research and development and manufacturing

Wigan South Central Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Potential to build upon role and function of northern part of sub region (policy MCR5). Would need clarification whether dependent on A5225 link.

Addition Potential to encourage investment and job growth including higher value jobs

Wirral International Aligns generally with Retention Potential to promote sub

30



Deletion ERDFsites



Business Park spatial principles and priorities in RSS. Also aligns with sub regional policy framework.

regional growth by encouraging indigenous growth. Early candidate for further review of Agency engagement

Whitebirk, Blackburn Aligns generally with spatial principles and priorities in RSS. Also aligns with sub regional policy framework. Falls within broad location identified in submitted draft RSS. Broad location related to Blackburn recognised in the sub regional policy framework as a growth centre in Central Lancs City region where development should be primarily located. May include proposals for development in Green Belt therefore policy RDF4 needs to be considered.

Retention Potential to assist in sub-regional regeneration of East Lancashire.

31

Appendix E: Draft purposes

Site Name Purpose

Strategic Regional Sites

Alderley Park Alderley Park presents a nationally significant opportunity to provide for the region’s life science cluster, bringing substantial benefits for the Manchester City Region and the wider regional economy. The strategic regional site will:

Build on Alderley Park’s existing role as an international research, development and commercial centre; and

Accommodate the need to replace, redevelop and expand buildings for AstraZeneca to remain a competitive and successful company.

Ashton Moss Ashton Moss is intended to deliver additional employment in east Greater Manchester in a location well related to future Metrolink extension proposals.

Bailrigg, Lancaster The Bailrigg site presents the opportunity to create a premier employment site in Lancashire for knowledge-based industries and university spin-out. The strategic regional site will:

Facilitate university related business development and clustering;

Provide a high quality setting for move-on businesses which still require a link back to the university;

Capitalise on Lancaster University’s reputation as one of the leading higher education players nationally in the field of computing and ICT.

32

Site Name Purpose

Barton (Port Salford) Barton is intended to create a modern inter-modal (water, rail and road) exchange, logistics and strategic rail freight facility.

The strategic regional site will:

Accommodate strategic distribution development (port and rail related) in response to regional policy imperatives, need and demand;

Accommodate businesses that will utilise the railway for freight transport.

Basford, Crewe Basford is intended to reposition and diversify Crewe’s narrow traditional economic base and help tackle its pockets of high deprivation, by attracting investment and providing space for indigenous companies to grow. The site will:

Provide a high quality, well planned, flagship scheme for South Cheshire, which will enhance the image of the area at a key gateway to the region;

Capitalise on rail access and road access from the A500;

Take advantage of Crewe’s railway and engineering background.

Birkenhead Docks, Wirral Birkenhead Docks presents the opportunity to:

Promote a mix of uses including housing, knowledge based and port-related development in a highly accessible and exceptional quality waterside environment;

Provide for significant inward investment opportunities;

Restructure areas adjacent to the dock estate;

Assist in facilitating the economic restructuring of parts of the inner area surrounding Merseyside’s regional centre;

Bring back into use derelict and under used land.

33

Site Name Purpose

Central Bolton Central Bolton provides the opportunity to reposition and diversify the economic base of Bolton and deliver a strategic business location within North Greater Manchester by:

Building upon the successful establishment and ongoing expansion of the University;

Promoting knowledge-based activity and collaboration between business and education

Capitalising on road and rail infrastructure; and

Creating a high quality physical environment to attract knowledge based industries.

Carlisle City Centre (Caldew Riverside/Rickergate) Carlisle City centre provides the opportunity to:

Act as a focus for economic growth in Cumbria, west Northumberland and south west Scotland;

Provide sites for the proposed University of Cumbria; and

Strengthen Carlisle’s image and role as a tourist destination.

Central Chester Central Chester provides the opportunity to:

Continue Chester’s success as a driver for the regional and sub-regional economy.

Promote further knowledge-based activity in a highly attractive and accessible setting; and

Capitalise on Chester’s national and in some cases international role in financial services and its positive image centred on leisure, culture and heritage;

Central Park, Manchester Central Park forms a key part of the transformation of east Manchester by attracting investment including knowledge-based industries, to grow in a priority regeneration area. The site will:

34

Site Name Purpose

Provide a flagship site in the Regeneration Framework for New East Manchester, building on Manchester’s key economic strengths and capitalise on planned Metrolink improvements;

Accommodate training and incubator facilities and spin-off businesses associated with the higher education sector in order to raise the employment base of the area.

Daresbury, Runcorn Daresbury is intended to secure new science based investment in research and development, business services and manufacturing, building on the existing nationally important concentration of science and research, including Daresbury Laboratory and the Cockroft Institute.

To support science based job growth and investment, a mix of uses will be pursued including leisure, hotel, retail and housing, in an attractive rural setting close to areas of regeneration need.

Ditton Ditton is intended to create a modern intermodal (water, rail and road) exchange, logistics and strategic rail freight facility. The strategic regional site will:

Accommodate strategic distribution development (port and rail related) in response to regional policy imperatives and need and demand;

Accommodate businesses that will utilise the railway for the transportation of freight.

Dunningsbridge, Sefton (Port of Liverpool Economic Corridor)

The Dunningsbridge (Port of Liverpool Economic Corridor) provides the opportunity to:

Provide nationally significant freight handling and logistics facilities associated with the Port of Liverpool to assist the regeneration of South Sefton/North Liverpool; and

Accommodate related manufacturing and process industries.

Estuary, Liverpool Estuary presents the opportunity to create a high quality sub regional

35

Site Name Purpose

business park on a prominent site within south Liverpool in an area of regeneration need. The site will:

Accommodate new development in knowledge based industries, with particular emphasis on the life sciences (biotechnology and pharmaceuticals) building on a track record of attracting inward investment;

Provide space for growing indigenous companies who wish to expand in a quality environment as well as inward investment; and

Capitalise on the proximity of Liverpool Airport and the good access to the road and rail communications network.

Freckleton Street Area, Blackburn The Freckleton Street area of Blackburn town centre will:

Capitalise upon the existing and expanding FE/HE academic presence in order to create closer links between education, skills and enterprise;

Capitalise upon its road and rail infrastructure to promote accessible knowledge based activity in order to diversify and upgrade the local economy in an area of regeneration need;and

Provide a high quality environment for investment and job growth.

Kingmoor, Carlisle Kingmoor Park will support the regeneration of Cumbria by providing space for indigenous industries to grow and by attracting inward investment in an area of regeneration need. The site will:

Provide quality jobs for the sub-region;

Act as a focus for high quality indigenous growth and investment, encouraging high quality users.

Kingsway, Rochdale Kingsway will:

Act as a regional flagship site for inward investment taking advantage of proposed Metrolink access;

36

Site Name Purpose

Attract modern industry and businesses, and provide opportunities for indigenous businesses who wish to expand in a quality environment, particularly in knowledge based and manufacturing and process industries;

Create job opportunities for the local population which are accessible by sustainable transport modes; and

Accommodate an element of strategic distribution development.

Lillyhall Lillyhall will support the regeneration of Cumbria by providing space for indigenous industries to grow and by attracting inward investment in an area of regeneration need. The site will:-

Provide quality jobs for the sub region;

Act as a focus for high quality indigenous growth and investment particularly related to the nuclear industry.

Liverpool North Docks Liverpool North Docks is intended to create a nationally outstanding urban environment which secures a diverse range of economic activity within a mixed use framework including housing, offices, inward investment, port related and process industries. The development will:

Support rather than compete with Liverpool City Centre;

Strengthen public transport linkages with the city centre and North Liverpool;

Assist in facilitating the economic restructuring of parts of the inner area surrounding Merseyside’s regional centre;

Secure the restoration of the built heritage;


Liverpool Pall Mall Pall Mall is intended to create a thriving extension to Liverpool’s office quarter which will strengthen, underpin and benefit from the wider revival of the regional centre. The development will:

37

Site Name Purpose

Take advantage of high quality rail and road access

Accommodate nationally significant inward investment in the office sector (public and private).

Liverpool Science Park (Edge Lane) Liverpool Science Park (Edge Lane) provides the opportunity for additional job growth by completing the final phase of the existing technology park development. The site will:

Provide grow on space for indigenous high tech companies in an area of regeneration need.

Liverpool University Edge (Liverpool Knowledge Quarter) Liverpool University Edge will become a new regional focus for knowledge related jobs and people. It will have a supportive relationship with the growth and development of the two Universities, the School of Tropical Medicine and the teaching hospital. The strategic regional site will:-

Transform the quality of the urban environment and improve its pedestrian connectivity to Lime Street Station;

Foster the growth of university and NHS teaching hospital research functions;

Stimulate the growth of university/business linkages;

Attract high level research in both the private sector and government;

Be supported by skills and innovation programmes.

Omega, Warrington Omega is intended to provide a flagship site to attract inward investment. The strategic regional site will:-

Act as a regional flagship for inward investment by providing a site which has the environment, space and flexibility to provide a unique offer within the region;

Accommodate nationally and regionally significant new development in the region, with particular emphasis on

38

Site Name Purpose

manufacturing and process industry inward investment.

Parkside, St Helens Parkside is intended to create a modern intermodal (rail and road) exchange, logistics and strategic rail freight facility. The strategic regional site will:

Accommodate strategic distribution development (rail related) in response to regional policy imperatives, need and demand; and

Accommodate businesses that will utilise the railway for the transportation of freight.

Central Preston Central Preston provides the opportunity to support Preston’s growth as the third urban centre of the region, through:

Promoting knowledge-based development at the heart of the economic driver for the Central Lancashire City Region;

Bringing forward inward investment (particularly B1 uses) of some scale;

Development related to the expansion of the University of Central Lancashire

Salford Quays/Irwell Corridor Area The Salford Quays/Irwell Corridor area provides the opportunity to expand and integrate the area with the regional centre of Manchester through a mixed use framework. The development will:

Take advantage of outstanding regional rail and Metrolink access;

Build outwards from the strengths of Manchester City Centre and Salford Quays (including Media City);

Strengthen public transport connections between Salford Quays, the regional rail network and Manchester City Centre;


Salmesbury, Lancashire Salmesbury provides the opportunity to develop a nationally important

39

Site Name Purpose

centre for:

Aerospace and advanced manufacturing;

Sector specific research, education and training;

Related research and development;

Specialist suppliers.

Piccadilly Basin/Oxford Road area, Manchester The Piccadilly Basin/Oxford Road area is a prime regional centre location with the potential to:

Reinforce the success of Manchester University and Health Trust in high level research skills and innovation;

Capitalise on Manchester’s Science City status and stimulate the growth of university/business linkages providing spin-off benefits for the region;

Use these assets and its transport infrastructure to promote nationally significant inward investment and indigenous growth;

Transform the quality of the urban environment, including its connectivity to the City centre and surrounding areas.

Central Warrington Central Warrington provides the opportunity to:

Generate growth especially in indigenous sectors and higher value jobs;

Bring forward knowledge based investment sites;

Create a high quality environment with linkages to the town centre.

Westlakes Science Park, West Cumbria Westlakes is intended to build on and strengthen a nationally important concentration of nuclear related research and development and manufacturing. The strategic regional site will:-

Act as a flagship for research and inward investment;

40

Site Name Purpose

Attract knowledge-based industry, with a special emphasis on technology related to nuclear power and decommissioning;

Assist in the creation of a centre of excellence for the nuclear industry.

Whitebirk Whitebirk is intended to provide a premier employment site for East Lancashire. The site will act as a focus for high quality job growth and investment by businesses requiring good access to the primary road network.

Wigan South Central area Wigan South Central presents a key opportunity to reposition and diversify the economic base of Wigan and tackle high levels of deprivation by attracting investment and providing space for indigenous growth. It will:

Capitalise upon its road and rail infrastructure and proximity to the regional centres;

Utilise the availability of land for employment uses to realise the potential for high value knowledge based activity

Create a high quality physical environment to attract knowledge based industries

Wirral International Business Park Wirral International Business Park has been successful in acting as a focus for growth and encouraging indigenous investment, manufacturing and process industries.

Future development on the site will promote a more coherent image including public realm and signage improvements and developing a branding programme.

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