N Heath - Halton Borough Council · 2018. 1. 5. · This can be accessed along Clifton Road and on...

Halton Local Plan

N - Heath Site Assessments

Technical Report December 2017

307Site Ref:Clifton Road Allotments Map Ref:

Address: . . . . . . . . Clifton Road / beechwood Avenue

Site Size (ha): . . . . 2.37 Ward: Heath

Site Description

Proposal

Grid Ref: 352349 / 380888

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests site is not developable for residential purposes.

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. . . . . . . . . . . . . Allotment gardens

Proportion of Site Covered by Buildings . . . . 3 Proportion of Buildings currently in use . . . . . .0

Buildings on Site . . . . . . . . . Sheds and Storage

Previous Use . . . . Unknown

Surrounding Uses . . . . . . . . Rail lines, busway and wider residential

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

Ownership . . . . . . . . . . . . . . 99% Council Ownership

Source of Site . . . . . . . . . . . SHLAA (Ref. H1089)

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

Designations

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

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

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

Existing Policy Designations UDP Green Space

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

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


Physical Constraints

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

Ground Conditions . . . . . . . Greenfield site. Curently in use as allotments, with a variety of vegetation and maintenance. 9% of the site is Potentially Contaminated Land.

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

Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation to the site boundary that could provide potential habitats. The wooded part of the site is identified as a Core Biodiversity Area in the LCR NIA Ecological Network.

Landscape . . . . . . . . . . . . . . .The site is used as allotments so it is split into plots with man-made fencing.

Townscape . . . . . . . . . . . . . . The site feels urban and is very influenced by transport infrastructure.

Pollution . . . . . . . . . . . . . . . .Adjacent to two rail lines. PADHI pipeline through site (gas). This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. There is an area of potentially contaminated land (lighting pole) within the site.

Infrastructure . . . . . . . . . . . . Gas pipeline through the site.

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. Consultation with the HSE would be required in relation to the PADHI. An appropriate buffer would be required between any development on the site and the adjacent rail lines. Alternate provision would have to be made for the existing allotments.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. At present due to existing allotment use, this site is not considered appropriate for development. The middle zone of the PADHI is also likely to restrict development.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath to the site from the busway and from Clifton Road.

Cycling . . . . . . . . . . . . . . . . . .On road access via Clifton Road

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (2077m away). Site is not considered to be within walking distance of either Runcorn or Runcorn East Train Station.

Bus . . . . . . . . . . . . . . . . . . . . .Arriva Bus Depot (22m away). Site is adjacent to the busway.

Road . . . . . . . . . . . . . . . . . . There is a access to the site already from Clifton Road, however, it is limited in width and by the bridge under the Busway. Other access opportunities are limited due to rail lines and busway.

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

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

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. Connectivity, particularly access, would need to be improved if the site were to be developed.


Infrastructure

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

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

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

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

Distance to (m) 407 Quality of Route . .This can be accessed along Clifton Road and on to Ascot Avenue. It would require crossing Clifton Road, however, this could be done at the traffic lights near the site.

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

Distance to (m) 940 Quality of Route . .Halton Lea can be accessed along Clifton Road, along the footpath adjacent to the busway and through Grangeway, over the expressway and into Trident Park.

Primary School . . . . . . . . . . .The closest primary school is Halton Lodge Primary School.

Distance to (m) 537 Quality of Route . .This could be access over the railway and along Grangeway.

Secondary School . . . . . . . . The closest secondary school is St Chads Catholic and Church of England High School.

Distance to (m) 456 Quality of Route . .This could be access over the railway.

Employment Site . . . . . . . . .The Heath Business and Technical Park is the closest employment area.

Distance to (m) 1005 Quality of Route . .The Heath Business and Technical Park along Clifton Road and along Heath Road.

Quality of Site . . . . . . . . . . . .The Heath Business and Technical Park was formerly ICI offices and laboratories, but now provides serviced office and laboratory space in a variety of sizes. It is considered to be a good quality employment sites due to its scale, location and setting and capable of competing for investment in the sub-regional market place.

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

Distance to (m) 977 Quality of Route . . The Medical Centre can be accessed along Clifton Road and down Heath Road, or along the footpath adjacent to the railway and along Heath Road.

Open Space . . . . . . . . . . . . . Linkway Open Space

Distance to (m) 492 Quality of Route . .

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

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


Green Belt Report

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

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

Sustainability Appraisal

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

SA Summary . . . . . . . . . . . . . It is considered that overall the development of this site is likely to have a 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 wooded part of the site 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. 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 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.

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.

Availability . . . . . . . . . . . . . .Site is not currently available. 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 significant physical constraints, have satisfactory connectivity and good accessibility. The site is identified as a Green Space designation.It is considered appropriate to retain Green Space designation.

Recommendations . . . . . . . .It is considered appriopriate at this time to retain this site as allotments.

308Site Ref:Gardens to the rear of properties on Clifton Road Map Ref:

Address: . . . . . . . . Clifton Road


Site Description

Proposal

Grid Ref: 352042 / 380676

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

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




Current Use. . . . . . . . . . . . . Gardens


Buildings on Site . . . . . . . . . Sheds and storage


Surrounding Uses . . . . . . . . Residential


Ownership . . . . . . . . . . . . . . Mulitple ownerships



Designations




Existing Policy Designations Primarily Residential Area


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




Ground Conditions . . . . . . . Greenfield site. Generally flat. Split into a variety of gardens.


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

Landscape . . . . . . . . . . . . . . .The site is currently used as gardens.

Townscape . . . . . . . . . . . . . . The site feels very urban.

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

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


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

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. However, it is considered that wholesale development would not respect street pattern and building lines. It is also expected that there would be difficulty with land assembly.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths or adjacent to site. There is a footpath along Clifton Road.

Cycling . . . . . . . . . . . . . . . . . .No direct access to site.


Bus . . . . . . . . . . . . . . . . . . . . .Malpas Rd (53m away). There are bus stops on Clifton Road.

Road . . . . . . . . . . . . . . . . . . There is no immediate access to the road network from the site.


Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team. No obvious entry point to create an access to the site.

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

Conclusion . . . . . . . . . . . . . . Connectivity to this site would need to be significantly improved if the site were to be developed.

Infrastructure


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


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





Accessibility


Distance to (m) 100 Quality of Route . .Ascot Avenue Local Centre can be accessed along Clifton Road. Footpath along Clifton Road is overlooked.


Distance to (m) 1322 Quality of Route . .Halton Lea can be accessed along Clifton Road, onto the footpath adjacent to the busway over the rail line and down through the residential area of Halton Lodge and along the footpath adjacent to Halton Lodge Local Centre, over the footbridge over the expressway and alongisde Hallwood Park into the Town Centre. A lot of these footpaths are not overlooked and may feel unsafe at night or when it is dark.

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

Distance to (m) 765 Quality of Route . .Pewithall Primary School can be accessed along and across Clifton Road, down Heath Road and into Kenilworth Avenue. This route is long but generally well overlooked. There are safe points to cross Clifton Road at the crossing by the Heath School or at the traffic lights at the end of Clifton Road.

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

Distance to (m) 485 Quality of Route . .The Heath High School can be access along Clifton Road. Footpath along Clifton Road is overlooked.


Distance to (m) 837 Quality of Route . .The Heath Business and Technical Park can be accessed along Clifton Road and Heath Road.



Distance to (m) 1219 Quality of Route . . The Heath Medical Centre can be accessed along and across Clifton Road and down Heath Road. This route is long but generally well overlooked. There are safe points to cross Clifton Road at the crossing by the Heath School or at the traffic lights at the end of Clifton Road.


Distance to (m) 823 Quality of Route . .The closest identified / designated area of open space is in excess of 800m from the site and is therefore not considered accessible. It is recommended that if this site were to be developed for residential purposes open space be included within the development of this site and the wider area.


Conclusion . . . . . . . . . . . . . . Accessibility to key services from the site is considered poor and would need to be significantly improved if the site were to be developed.


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.

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.


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


Availability . . . . . . . . . . . . . .Site is not currently available.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have limited connectivity and poor accessibility. The site is identified as a Primarily Residential Area designation.Although the existing allocation of Primarily Residential is still considered appropriate it is not considered appropriate to allocate this site for further residential development.

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

309Site Ref:Land between Rocksavage Way and the expressway Map Ref:

Address: . . . . . . . . Rocksavage Way


Site Description

Proposal

Grid Ref: 352196 / 380469


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




Current Use. . . . . . . . . . . . . Amenity Green Space.


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


Surrounding Uses . . . . . . . . Place of worship, road infrastructure, residential and Cavendish School





Designations

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









Ground Conditions . . . . . . . Greenfield site. Northern part of site is generally flat, whilst the remainder of the site is slightly undulating with my significant changes in level to the boundaries with the road nework. 1% of the site is Potentially Contaminated Land.


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

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

Townscape . . . . . . . . . . . . . . The site feels urban and is very influenced by road infrastructure.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner & middle zone) for Mexichem Fluor and Inovyn. There is a PADHI pipeline running through the site (gas). There is an area of potentially contaminated land (marsh).



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration of infrastructure on the site. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. It is considered that this site is likely to be heavily constrained by the surrounding road infrastructure and the PADHI zones.

Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .Access from Rocksavage Way.

Train . . . . . . . . . . . . . . . . . . .Frodsham Rail Station (2460m away). Site is not considered to be within walking distance of either Frodsham, Runcorn or Runcorn East Train Stations.

Bus . . . . . . . . . . . . . . . . . . . . .Mormon Church (57m away). There are bus stops on Clifton Road and Rocksavage Way.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Rocksavage Way and Clifton Road.



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


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




Other . . . . . . . . . . . . . . . . . . Adjacent to a Place Of Worship



Accessibility




Distance to (m) 1225 Quality of Route . .Halton Lea can be accessed across Clifton Road, onto the footpath adjacent to the busway over the rail line and down through the residential area of Halton Lodge and along the footpath adjacent to Halton Lodge Local Centre, over the footbridge and alongisde Hallwood Park into the Town Centre. A lot of these footpaths are not overlooked and may feel unsafe at night or when it is dark.

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

Distance to (m) 780 Quality of Route . .Beechwood Primary School can be accessed along the footpath adjacent to Clifton Road and onto Beechwood Avenue. The school can then be accessed through the residential area of Beechwood.


Distance to (m) 764 Quality of Route . .St Chads High School can be accessed across Clifton Road, onto the footpath adjacent to the busway over the rail line and down through the residential area of Halton Lodge and onto Grangeway. The Heath High School can also be accessed from the site along Clifton Road. The footpath along Clifton Road is overlooked. Cavendish High School can also be accessed by crossing Rocksavage Way.


Distance to (m) 1084 Quality of Route . .The Heath Business and Technical Park can be accessed along Clifton Road and up Heath Road.



Distance to (m) 1441 Quality of Route . . The Heath Medical Centre can be accessed along and across Clifton Road and down Heath Road. This route is long but generally well overlooked. There are safe points to cross Clifton Road at the crossing by the Heath School or at the traffic lights at the end fo Clifton Road.

Open Space . . . . . . . . . . . . . Skate Park area - adj Woodside School


Other facilities and Amenities Adjacent to a Place Of Worship



Green Belt Report






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



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 . . . . . . . . . . . . . . . The surrounding road infrastructure and the PADHI zones are considered to limit the development potential of this site.

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



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and poor 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 a Green Space Designation due to the constraints on the site.

311Site Ref:Clifton Farm Map Ref:

Address: . . . . . . . . Cholmondeley Road, Rocksavage


Site Description

Proposal

Grid Ref: 352590 / 380059


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




Current Use. . . . . . . . . . . . . Agricultural land / Open pasture




Surrounding Uses . . . . . . . . Woodland, road infrastructure, residential


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

Source of Site . . . . . . . . . . . Part of the site is covered by SHLAA (Ref.H1129)


Designations

Environmental . . . . . . . . . . . Potential BAP Habitat Area, LWS (Clifton Cloughs), Ancient Woodland

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


Existing Policy Designations Green Space






Ground Conditions . . . . . . . Slopes down to the south away from the expressway. There is Potentially Contaminated Land (pond) within the site.

Heritage . . . . . . . . . . . . . . . . . Remains of Rocksavage Grade II Listed Building within Site Boundary.

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

Landscape . . . . . . . . . . . . . . .Open pasture land / grassland. Mature trees and hawthorn hedgerows. Large copse of trees to SW. This site is indentified within the Runcorn Hill and Heath Parkland Landscape Character Area (LCA), within this area emphasis should be placed on restoring the condition of the unique landscape around Runcorn Hill Local Nature Reserve and protecting the views from the rocky viewpoints. Further restoration of hedgerows would strengthen the landscape condition. Enhancement of planting around the peripheries would strengthen the landscape character of the area. UDP identifies the site for its Important Landscape Features.

Townscape . . . . . . . . . . . . . . Rural location, edge of village but close to dual carriageway and industrial land

Pollution . . . . . . . . . . . . . . . .Noise from road. This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. PADHI pipelines within the site.

Infrastructure . . . . . . . . . . . . Telecommunication mast within the site.

Other Information . . . . . . . .Rural road running through spine of site

Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Heritage value of the site should be conserved and enhanced. Consultation with the HSE would be required in relation to the PADHI. Consideration of infrastructure on the site. Consideration should be given to the ability to improve the LCA.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. It is considered that the development of this site may be limited by the pipelines through the site, the existing road and the presence of a Listed Building.

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath to north of site.

Cycling . . . . . . . . . . . . . . . . . .Cycleway to north of site, on road access via Cholmondeley Road.


Bus . . . . . . . . . . . . . . . . . . . . .Clifton Top (12m away)

Road . . . . . . . . . . . . . . . . . . Cholmondeley Road through the site. Junction 12 of M56 in close proximity.

Waterways . . . . . . . . . . . . . . Weaver Navigation in is proxmity to the site, and can be accessed along Chomondeley Road.

Site Access . . . . . . . . . . . . . . Access from road to south, off roundabout at Junction 12.

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



Infrastructure


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


Community . . . . . . . . . . . . . .This site is within 800m of Beechwood Community Centre.





Accessibility

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

Distance to (m) 351 Quality of Route . .Beechwood Local Centre can be accessed by crossing the bridge over the expressway, walking along the footpath adjacent to the railway line, across the bridge over the rail line and through Beechwood residential area. The route is overlooked once within the residential area. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 1244 Quality of Route . .Halton Lea can be accessed by crossing the bridge over the expressway, walking along the footpath adjacent to the railway line, across the bridge over the rail line, through Beechwood residential area, across the bridge over the rail line and along Hallwood Park Avenue. The route is overlooked once within the residential areas. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 360 Quality of Route . .Beechwood Primary School can be accessed by crossing the bridge over the expressway, walking along the footpath adjacent to the railway lone, across the bridge over the rail line and through Beechwood residential area. The route is overlooked once within the residential area. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 926 Quality of Route . .St Chads Catholic and Church of England High School can be accessed along Chomondeley Road or along the footpath next to the expressway, over the bridge over the expressway, along the footpaths within the Beechwood residential area, along the footpath to the rear of the bus depot and under the busway on then along the busway path over the railway line and down on to the path in to the school.

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

Distance to (m) 821 Quality of Route . .Ashville Industrial Estate can be accessed along the footpath adjacent to Cholmondeley Road and then the footpath adjacent to the Roundabout and Expressway.

Quality of Site . . . . . . . . . . . .Ashville Industrial Estate is a small mixed office and industrial estate, with office development fronting Clifton Road. It is considered a key employment site, primarily geared towards local businesses.

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

Distance to (m) 1412 Quality of Route . . Weaver Vale Practice can be accessed by crossing the bridge over the expressway, walking along the footpath adjacent to the railway lone, across the bridge over the rail line, through Beechwood residential area, across the bridge over the rail line and along Hallwood Park Avenue. The route is overlooked within the residential areas but not beforehand. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 1010 Quality of Route . .The closest identified / designated area of open space is in excess of 800m from the site and is therefore not considered accessible. It is recommended that if this site were to be developed for residential purposes open space be included within the development of this site


and the wider area.




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


It is considered that this site would have a negligible or limited impact on the local economy or employment. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the development of this site may be limited by the pipelines through the site, the existing road and the presence of a Listed Building.

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



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


312Site Ref:Land adjacent to J12 of M56 Map Ref:E30

Address: . . . . . . . . Rocksavage Expressway, Rocksavage


Site Description

Proposal

Grid Ref: 352884 / 379883

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that this site is not developable due to its allocation for employment uses.

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

Contribution to Local Plan: . Potential Employment Allocation.



Current Use. . . . . . . . . . . . . Construction site associated with Mersey Gateway road infratructure



Previous Use . . . . Open Space

Surrounding Uses . . . . . . . . Road infrastructure, open space, woodland



Source of Site . . . . . . . . . . . SHLAA (Ref.H1760) / UDP Employment Allocation (Ref. 252)


Designations

Environmental . . . . . . . . . . . Ancient Woodland




Policy Allocations . . . . . . . . .Employment Allocation.

Conclusion . . . . . . . . . . . . . .It is considered that the existing employment allocation is appropriate.




Ground Conditions . . . . . . . Construction Site


Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation within the site that could provide potential habitats. Part of the site is identified as a Core Biodiversity Area in the LCR NIA Ecological Network.

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

Townscape . . . . . . . . . . . . . . Urban/Rural Fringe, dominated by expressway and roundabout

Pollution . . . . . . . . . . . . . . . .Noise and air pollution from road. This site is within a PADHI (outer zone) for Mexichem Fluor and Inovyn. PADHI pipelines within the site.

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


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. It is considered that the development of this site may be limited by the pipelines through the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .Cholmondeley Road access.


Bus . . . . . . . . . . . . . . . . . . . . .Clifton Village (165m away)

Road . . . . . . . . . . . . . . . . . . Close proximity to M56 Junction 12 and expressway

Waterways . . . . . . . . . . . . . . Weaver Navigation in close proxmity to the site, and can be accessed along Chomondeley Road.

Site Access . . . . . . . . . . . . . . One access point to south of site. Access into the site would need to be created and agreed with the Council's Highways Team.

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



Infrastructure









Accessibility


Distance to (m) 372 Quality of Route . .Beechwood Local Centre can be accessed by walking along the footpath adjacent to the site and crossing the bridge over the expressway, walking along the footpath adjacent to the railway line, across the bridge over the rail line and through Beechwood residential area. The route is overlooked once within the residential area. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 1366 Quality of Route . .Halton Lea can be accessed by walking along the footpath adjacent to the site and crossing the bridge over the expressway, walking along the footpath adjacent to the railway line, across the bridge over the rail line, through Beechwood residential area, across the bridge over the rail line and along Hallwood Park Avenue. The route is overlooked within the residential areas but not beforehand. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 378 Quality of Route . .Beechwood Primary School can be accessed by crossing the bridge over the expressway, walking along the footpath adjacent to the railway line, across the bridge over the rail line and through Beechwood residential area. The route is overlooked once within the residential area. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 1251 Quality of Route . .St Chads Catholic and Church of England High School can be accessed along Chomondeley Road or along the footpath next to the expressway, over the bridge over the expressway, along the footpaths within the Beechwood residential area, along the footpath to the rear of the bus depot and under the busway on then along the busway path over the railway line and down on to the path in to the school.





Distance to (m) 1444 Quality of Route . . Weaver Vale Practice can be accessed by crossing the bridge over the expressway, walking along the footpath adjacent to the railway line, across the bridge over the rail line, through Beechwood residential area, across the bridge over the rail line and along Hallwood Park Avenue. The route is overlooked within the residential areas but not beforehand. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 1207 Quality of Route . .The closest identified / designated area of open space is in excess of 800m from the site and is therefore not considered accessible. It is


recommended that if this site were to be developed for residential purposes open space be included within the development of this site and the wider area.




Green Belt Report






The development of this site has the potential to impact on the biodiversity of the site as part of the site 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. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.


It is considered that the development of this site could contribute to the creation of a strong sustainable economy. Whilst improvements to access to the Borough's town, district or local centres would be beneficial. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the development of this site may be limited by the pipelines through the site.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and poor accessibility. The site is identified as an employment allocation.It is considered that this site could be retained as a employment allocation however, given the physcial constraints on the site it may be more appropriate to designate the site as Green Space. If the site is to be allocated for development 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.


313Site Ref:Land south of Rocksavage Expressway, north of Cholmondeley Road Map Ref:



Site Description

Proposal

Grid Ref: 352794 / 379943

Proposal: . . . . . . . . . . . . . . . . No known proposals on this site. SHLAA suggests that the site is not developable for residential purposes.

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




Current Use. . . . . . . . . . . . . Open space - pasture




Surrounding Uses . . . . . . . . Open space, road infrastructure, residential





Designations

Environmental . . . . . . . . . . . Ancient Woodland, Potential BAP Habitat Area, LWS (Clifton Cloughs)





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




Ground Conditions . . . . . . . Slopes down to the south.


Habitats . . . . . . . . . . . . . . . . .Woodland habitat. Site is within the LCR Nature Improvement Area. The wooded parts of the site are also identified as a Core Biodiversity Area in the LCR NIA Ecological Network.

Landscape . . . . . . . . . . . . . . .Woodland to east boundary, open pasture land. This site is indentified within the Runcorn Hill and Heath Parkland Landscape Character Area (LCA), within this area emphasis should be placed on restoring the condition of the unique landscape around Runcorn Hill Local Nature Reserve and protecting the views from the rocky viewpoints. Further restoration of hedgerows would strengthen the landscape condition. Enhancement of planting around the peripheries would strengthen the landscape character of the area. UDP identifies the site for its Important Landscape Features.

Townscape . . . . . . . . . . . . . . Semi-rural open space

Pollution . . . . . . . . . . . . . . . .Noise from expressway This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. PADHI pipelines within the site.




Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. It is considered that the development of this site may be limited by the pipelines through the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through the site. There is a footpath adjacent to the road to th south of the site.

Cycling . . . . . . . . . . . . . . . . . .Limited access to dedicated cycle ways.


Bus . . . . . . . . . . . . . . . . . . . . .Clifton Village (76m away).

Road . . . . . . . . . . . . . . . . . . Cholmondeley Road to south, close to M56 Junction 12

Waterways . . . . . . . . . . . . . . Weaver Navigation accessible along Chomondeley Road.


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

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









Accessibility


Distance to (m) 339 Quality of Route . .Beechwood Local Centre can be accessed by walking along the footpath adjacent to the site and crossing the bridge over the expressway, walking along the footpath adjacent to the railway line, across the bridge over the rail line and through Beechwood residential area. The route is overlooked once within the residential area. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 1319 Quality of Route . .Halton Lea can be accessed by walking along the footpath adjacent to the site and crossing the bridge over the expressway, walking along the footpath adjacent to the railway line, across the bridge over the rail line, through Beechwood residential area, across the bridge over the rail line and along Hallwood Park Avenue. The route is overlooked within the residential areas but not beforehand. The path along the railline is often overgrown and may not feel safe.




Distance to (m) 1125 Quality of Route . .St Chads Catholic and Church of England High School can be accessed along Chomondeley Road, over the bridge over the expressway, along the footpaths within the Beechwood residential area, along the footpath to the rear of the bus depot and under the busway on then along the busway path over the railway line and down on to the path in to the school.





Distance to (m) 1419 Quality of Route . . Weaver Vale Practice can be accessed by crossing the bridge over the expressway, walking along the footpath adjacent to the railway line, across the bridge over the rail line, through Beechwood residential area, across the bridge over the rail line and along Hallwood Park Avenue. The route is overlooked within the residential areas but not beforehand. The path along the railline is often overgrown and may not feel safe.


Distance to (m) 1118 Quality of Route . .The closest identified / designated area of open space is in excess of 800m from the site and is therefore not considered accessible. It is recommended that if this site were to be developed for residential


purposes open space be included within the development of this site and the wider area.




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 potential BAP Habitat Area, a Local Wildlife Site and the wooded parts of the site are also 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. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the development of this site may be limited by the pipelines through the site.




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


314Site Ref:Land south of Cholmondeley Road / Weaver View Map Ref:



Site Description

Proposal

Grid Ref: 352447 / 379757

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

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




Current Use. . . . . . . . . . . . . Vacant - scrub




Surrounding Uses . . . . . . . . Open space, woodland, residential, canal

Planning History . . . . . . . . . 15/00181/FUL - Proposed temporary site compound for use in connection with the Mersey Estuary Project at Cholmondeley Road Runcorn, 10/00133/HSC (PER) - Application for continuation of consent under Planning (Hazardous Substances Consent) Regulations 1992, as amended 1999, following change of control of part of the land (Permitted, 08/09/10).


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


Designations




Existing Policy Designations Green Space, Primarily Employment Area






Ground Conditions . . . . . . . Flat scrubland. 59% of the site is Potentially Contaminated Land (lagoon).


Habitats . . . . . . . . . . . . . . . . .Part of the site is within the LCR Nature Improvement Area. Scrubland with semi-mature trees, and site is adjacent to the Weaver Navigation.

Landscape . . . . . . . . . . . . . . .Scrubland with semi-mature trees. Bund to boundary. This site is indentified within the Runcorn Hill and Heath Parkland Landscape Character Area (LCA), within this area emphasis should be placed on restoring the condition of the unique landscape around Runcorn Hill Local Nature Reserve and protecting the views from the rocky viewpoints. Further restoration of hedgerows would strengthen the landscape condition. Enhancement of planting around the peripheries would strengthen the landscape character of the area. UDP identifies the site for its Important Landscape Features.

Townscape . . . . . . . . . . . . . . Rural / industrial

Pollution . . . . . . . . . . . . . . . .Noise from M56. This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. PADHI pipelines within the site.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA. 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 significant. It is considered that the development of this site may be limited by the pipelines through the site and the contamination of the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .Canal side path

Cycling . . . . . . . . . . . . . . . . . .Canal side path

Train . . . . . . . . . . . . . . . . . . .Frodsham Rail Station (1843m away)


Road . . . . . . . . . . . . . . . . . . Close proximity to M56, roads to two sides of site

Waterways . . . . . . . . . . . . . . Site is adjacent to the Weaver Navigation.

Site Access . . . . . . . . . . . . . . Access at crossroads. 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






Other . . . . . . . . . . . . . . . . . . Lots of surrounding open space (agricultural land and woodland)



Accessibility


Distance to (m) 656 Quality of Route . .This can be accessed along the footpath along to the side of the Weston Point Expressway and then over the footbridges over the expressway and the railway. It is then necessary to walk through the residential area of Beechwood.


Distance to (m) 1642 Quality of Route . .Not in immediate vicinity of a Town or District Centre.









Distance to (m) 1739 Quality of Route . . Not in immediate vicinity of Hallwood Health Centre

Open Space . . . . . . . . . . . . . Playground




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 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. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.

The development of this site is expected to have a limited impact on social inclusion. Social inclusion could be improved through enhanced opportunities to access education, health care and services, and through the appropriate design of development to reduce crime, increase safety, improve image and enhance well-being. It is considered that the development of this site could have a negative impact on the physical health, mental health or well-being of the community unless measures are undertaken to mitigate this impact.


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

Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the development of this site may be limited by the pipelines through the site and the contamination.




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


315Site Ref:Land south of Cholmondeley Map Ref:



Site Description

Proposal

Grid Ref: 352819 / 379649


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




Current Use. . . . . . . . . . . . . Vacant - scrub




Surrounding Uses . . . . . . . . Road infrastructure, open space, woodland, residential, canal



Source of Site . . . . . . . . . . . Historic records and databases (H1227)


Designations

Environmental . . . . . . . . . . . Potential BAP Habitat Area, LWS (Clifton Lagoon)








Flood Risk . . . . . . . . . . . . . . . This site is located within Flood Zone 1 - little or no risk. Ther is some potential for surface water flooding - see pluvial flood maps.

Ground Conditions . . . . . . . Flat scrubland. 5% of the site is Potentially Contaminated Land (Bone works).


Habitats . . . . . . . . . . . . . . . . .Site is Clifton Lagoon Local Wildlife Site. There are overgrown vegetation and trees within the site that could provide potential habitats. Site is within the LCR Nature Improvement Area. Site is also identified as a Core Biodiversity Area in the LCR NIA Ecological Network.

Landscape . . . . . . . . . . . . . . .Scrubland with semi-mature trees. Bund to boundary. This site is indentified within the Runcorn Hill and Heath Parkland Landscape Character Area (LCA), within this area emphasis should be placed on restoring the condition of the unique landscape around Runcorn Hill Local Nature Reserve and protecting the views from the rocky viewpoints. Further restoration of hedgerows would strengthen the landscape condition. Enhancement of planting around the peripheries would strengthen the landscape character of the area. UDP identifies the site for its Important Landscape Features.

Townscape . . . . . . . . . . . . . . Rural / industrial

Pollution . . . . . . . . . . . . . . . .Visual/Air/Noise pollution from motorway. This site is within a PADHI (middle and outer zone) for Mexichem Fluor and Inovyn. PADHI pipelines through the site.

Infrastructure . . . . . . . . . . . . Pylon within the site. Pylons across site.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA. Protection of the Local Wildlife Site. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consideration of infrastructure within the site.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. It is considered that the development potential of this site is limited due to the presence of PADHI pipelines and the need to protect the Local Wildlife Site.

Connectivity

Walking . . . . . . . . . . . . . . . . .Canal side path. There is also a footpath along Chomondeley Road, but it is on the other side road.

Cycling . . . . . . . . . . . . . . . . . .Canal side path



Road . . . . . . . . . . . . . . . . . . Close proximity to M56, roads to three sides of site. Minimal traffic impact would be expected.


Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team. Significant level differences from the site off Weaver Road would have to be dealt with if access was to be taken here. Southern part of Cholmondeley Rd is not adopted highway.

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



Infrastructure




Community . . . . . . . . . . . . . .Part of this site is within 800m of Beechwood Community Centre.


Other . . . . . . . . . . . . . . . . . . Lots of surrounding open space (agricultural land and woodland)



Accessibility










Distance to (m) 311 Quality of Route . .Ashville Industrial Estate is adjacent to the site.



Distance to (m) 1580 Quality of Route . . Not in immediate vicinity of Hallwood Health Centre

Open Space . . . . . . . . . . . . . The Glen Open Space




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, a Local Wildlife Site and as a Core Biodiversity Area in the LCR NIA Ecological Network. The development of this site could have potential to impact on water quality and resources and would need to give consideration to the nearby water body(ies). The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the development potential of this site is limited due to the presence of padhi pipelines and the need to protect the Local Wildlife Site.




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

Recommendations . . . . . . . .It is considered that the existing Green Space designation is appropriate to be retained.

343Site Ref:Paddock adjacent to 38 Clifton Road Map Ref:R60



Site Description

Proposal

Grid Ref: 351655 / 380965

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests site has capacity for 11 dwellings.

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

Contribution to Local Plan: . Contribution to the housing requirements



Current Use. . . . . . . . . . . . . Vacant overgrown grassland.


Buildings on Site . . . . . . . . . Stabling and storage

Previous Use . . . . Grazing land

Surrounding Uses . . . . . . . . Residential and golf course


Ownership . . . . . . . . . . . . . . Two owners, both willing to see the site developed if appropriate.

Source of Site . . . . . . . . . . . SHLAA Sites (Ref. H1544)


Designations




Existing Policy Designations Primarily Residential Area & Green Space






Ground Conditions . . . . . . . Greenfield site. Site appears generally flat, however, it is very overgrown. 1% of the site is Potentially Contaminated Land (drainage ditch).


Habitats . . . . . . . . . . . . . . . . .Trees and vegetation within the site may provide habitats.

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

Townscape . . . . . . . . . . . . . . The site feels urban due to proximity of residential development.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. There is a PADHI pipeline running through the site. There is an area of potentially contaminated land (drainage ditch).

Infrastructure . . . . . . . . . . . . Sabic pipeline through the site.


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. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA.

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

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath on Clifton Road.

Cycling . . . . . . . . . . . . . . . . . .Access on via Heath Road South

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1826m away)

Bus . . . . . . . . . . . . . . . . . . . . .Heath School (113m away). There are bus stops on Clifton Road.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Clifton Road






Infrastructure


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


Community . . . . . . . . . . . . . .This site is within 800m of Grangeway Community Centre.

Open Space . . . . . . . . . . . . . The site is adjacent to Runcorn Golf Course, which can be accessed via Clifton Road.



Accessibility


Distance to (m) 233 Quality of Route . .Ascot Avenue Local Centre can be accessed via footpaths on Clifton Road and Ascot Avenue.




Distance to (m) 381 Quality of Route . .Pewithall Primary School can be accessed along footpaths on Clifton Road, Heath Road and Kenilworth Avenue. The footpaths are generally overlooked by residential development.


Distance to (m) 117 Quality of Route . .The Heath School is in very close proximity to this site and can be accessed by crossing Clifton Road.


Distance to (m) 425 Quality of Route . .The Heath Business and Technical Park can be accessed along footpaths on Clifton Road and Heath Road.



Distance to (m) 875 Quality of Route . . Heath Road Medical Centre can be accessed along footpaths on Clifton Road and Heath Road.


Distance to (m) 592 Quality of Route . .The site is adjacent to Runcorn Golf Course, which can be accessed via Clifton Road.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as part of the site is covered by a Core Biodiversity Area as identified in the NIA. The development of this site is unlikely to impact on the water quality and resources of the Borough. This is a greenfield site and its development is therefore considered to impact on the soil and land resources in the Borough. This site is located within Flood Zone 1 with little or no risk to development. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.

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

Availability . . . . . . . . . . . . . .Site is potentially available, both owners support development of the site.



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 good 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 it could be allocated for residential uses. 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.

344Site Ref:Land between Malpas Road and the Heath School Map Ref:

Address: . . . . . . . . Malpas Road


Site Description

Proposal

Grid Ref: 351829 / 381058


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




Current Use. . . . . . . . . . . . . Grazing land for goat and enclosure for chickens and ducks.


Buildings on Site . . . . . . . . . Animal storage


Surrounding Uses . . . . . . . . Residential and the Heath School


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

Source of Site . . . . . . . . . . . SHLAA Site (Ref.H1175)


Designations




Existing Policy Designations Primarily residential






Ground Conditions . . . . . . . Greenfield site. Site appears generally flat. 2% of the site is Potentially Contaminated Land (brine tank).


Habitats . . . . . . . . . . . . . . . . .No habitats have been identified within this site. However, there are more overgrown areas to the periphery of the site that may provide habitats. It should also be noted that the site is currently being used for animal husbandry.

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


Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. There is an area of potentially contaminated land (brine tank). There are pipelines running through the site.

Infrastructure . . . . . . . . . . . . Large water main runs through site. Sabic pipeline through the site.


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. Consultation with the HSE would be required in relation to the PADHI.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. Development of this site is likely to be limited by the pipelines through this site and the limited opportunity for access this creates.

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath on Malpas Road.

Cycling . . . . . . . . . . . . . . . . . .On road access from Walpole/Malpas Road.



Road . . . . . . . . . . . . . . . . . . Site is adjacent to Malpas Road.





Infrastructure









Accessibility


Distance to (m) 179 Quality of Route . .Ascot Avenue Local Centre can be accessed via footpaths on Malpas Road, Clifton Road and Ascot Avenue. These are all generally overlooked by residential properties. Clifton Road will need to be crossed but this can be done at the crossing in front of the Heath School.




Distance to (m) 367 Quality of Route . .Pewithall Primary School can be accessed via footpaths on Malpas Road, Clifton Road, Heath Road and Kenilworth Avenue. The footpaths are generally overlooked by residential development.


Distance to (m) 96 Quality of Route . .The Heath School is adjacent to this site and can be accessed by walking along Malpas Road and then Clifton Road. There are footpaths on both roads and they are overlooked by residential properties.


Distance to (m) 571 Quality of Route . .The Heath Business and Technical Park can be accessed along footpaths on Malpas Road, Clifton Road and Heath Road.



Distance to (m) 821 Quality of Route . . Heath Road Medical Centre can be accessed along footpaths on Malpas Road, Clifton Road and Heath Road.





Green Belt Report











Deliverability

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




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

Recommendations . . . . . . . .This site not considered suitable for development.

345Site Ref:Gardens to the rear of 13-21 Malpas Road Map Ref:

Address: . . . . . . . . Malpas Road


Site Description

Proposal

Grid Ref: 351873 / 381113


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






Buildings on Site . . . . . . . . . Sheds and storage


Surrounding Uses . . . . . . . . Residential and the Heath School


Ownership . . . . . . . . . . . . . . Multiple owners

Source of Site . . . . . . . . . . . SHLAA Site (Ref. H1548)


Designations










Ground Conditions . . . . . . . Greenfield site. Site appears generally flat.


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

Landscape . . . . . . . . . . . . . . .Residential garden plots.



Infrastructure . . . . . . . . . . . . Large water main runs through site.

Other Information . . . . . . . .Residential proximity and amenity.


Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. Wholesale development would not respect street pattern and building lines. Difficulty with land assembly

Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths within or adjacent to the site. There is a footpath on Malpas Road.

Cycling . . . . . . . . . . . . . . . . . .No direct access, footpaths from Clifton Road



Road . . . . . . . . . . . . . . . . . . Site is not adjacent to the road network and therefore access to Malpas Road would need to be created.





Infrastructure









Accessibility


Distance to (m) 259 Quality of Route . .Ascot Avenue Local Centre can be accessed via footpaths on Malpas Road, Clifton Road and Ascot Avenue. These are all generally overlooked by residential properties. Clifton Road will need to be crossed but this can be done at the crossing in front of the Heath School.




Distance to (m) 365 Quality of Route . .Pewithall Primary School can be accessed via footpaths on Malpas Road, Clifton Road, Heath Road and Kenilworth Avenue. The footpaths are generally overlooked by residential development.


Distance to (m) 119 Quality of Route . .The Heath School is adjacent to this site and can be accessed by walking along Malpas Road and then Clifton Road. There are footpaths on both roads and they are overlooked by residential properties.


Distance to (m) 623 Quality of Route . .The Heath Business and Technical Park can be accessed along footpaths on Malpas Road, Clifton Road and Heath Road.



Distance to (m) 790 Quality of Route . . Heath Road Medical Centre can be accessed along footpaths on Malpas Road, Clifton Road and Heath Road.





Green Belt Report











Deliverability





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


346Site Ref:The Heath School Playing Fields Map Ref:



Site Description

Proposal

Grid Ref: 351844 / 381354

Proposal: . . . . . . . . . . . . . . . . No known proposals for this site. The SHLAA suggests that this site is not developable.

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




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




Surrounding Uses . . . . . . . . The Heath School, rail line, residential and Pewithall Primary School

Planning History . . . . . . . . . 16/00144/FUL (Permitted, 22/07/16) - Proposed phased redevelopment of existing high school comprising provision of separate construction and school accessible zones, development of new school buildings, demolition of redundant buildings, hard and soft landscaping and provision of sports facilities at The Heath Specialist Technology College13/00278/FUL (Withdrawn)- Proposed redevelopment of existing high school comprising new school building, provision of new tennis courts, relocation of playing fields, new car parking and associated hard and soft landscaping and demolition of the existing school buildings

Ownership . . . . . . . . . . . . . . The Heath School, 99% Council Ownership.




Designations









Ground Conditions . . . . . . . Greenfield site. The site is generally flat, however, there are a number of small changes in level within the site. 1% of the site is Potentially Contaminated Land



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

Townscape . . . . . . . . . . . . . . Urban. School playing fields. Surrounded by residential properties of 1 & 2 storeys and predominantly large detached.

Pollution . . . . . . . . . . . . . . . .The site is adjacent to the rail line. This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Any development would need to give consideration to the amenity of the adjacent residential properties. Consultation with the HSE would be required in relation to the PADHI. Alternate provision would have to be made for the existing open space. Any development would need to leave an appropriate buffer to the rail line.

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 . . . . . . . . . . . . . . . . .Footpath adjacent to the site and the rail line.

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


Bus . . . . . . . . . . . . . . . . . . . . .Heath School (stand) (132m away). There are bus stops on Clifton Road.

Road . . . . . . . . . . . . . . . . . . Kenilworth Avenue ends at the edge of this site.






Infrastructure


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



Open Space . . . . . . . . . . . . . The site is School Playing Fields. Linkway Open Space is less than 200m away.



Accessibility


Distance to (m) 330 Quality of Route . .Ascot Avenue Local Centre can be accessed via footpaths on Clifton Road and Ascot Avenue. These are all generally overlooked by residential properties. Clifton Road will need to be crossed but this can be done at the crossing in front of the Heath School.




Distance to (m) 41 Quality of Route . .Pewithall Primary School is located adjacent to the site.


Distance to (m) 141 Quality of Route . .The Heath School is located adjacent to the site.


Distance to (m) 586 Quality of Route . .The Heath Business and Technical Park can be accessed along footpaths on Clifton Road and Heath Road.



Distance to (m) 352 Quality of Route . . Heath Road Medical Centre can be accessed along footpaths to the north of the site and Heath Road.


Distance to (m) 180 Quality of Route . .Linkway Open Space


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






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 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.

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



Deliverability





SUMMARY . . . . . . . . . . . . . . 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 retained as a Green Space designation.

Recommendations . . . . . . . .It is considered appriopriate at this time to retain this site as school playing fields.

347Site Ref:Gardens to 159-167 Heath Road Map Ref:

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


Site Description

Proposal

Grid Ref: 351611 / 381661


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




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


Buildings on Site . . . . . . . . . Garage, shed and storage


Surrounding Uses . . . . . . . . Residential and rail line.


Ownership . . . . . . . . . . . . . . Mulitple ownerships



Designations










Ground Conditions . . . . . . . Greenfield site. Split into a variety of gardens. Site slopes up from rail line.





Pollution . . . . . . . . . . . . . . . .The site is adjacent to the rail line. This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn.


Other Information . . . . . . . .Residential proximity and amenity.


Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. However, wholesale development would not respect street pattern and building lines. Difficulty with land assembly

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site and the rail line, and along Heath Road to the front of the residential properties.

Cycling . . . . . . . . . . . . . . . . . .Potential access from Kennilworth Ave (On Road)

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1231m away). Site is adjacent to the railway line (eastern boundary), however the closest station is at Runcorn.

Bus . . . . . . . . . . . . . . . . . . . . .Fire Station (165m away). There are bus stops on Heath Road.

Road . . . . . . . . . . . . . . . . . . The site is not adjacent to the road network, therefore access to Heath Road would need to be created through the existing residential area.





Infrastructure





Open Space . . . . . . . . . . . . . Runcorn Town Hall Park can be accessed along Heath Road.




Accessibility

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

Distance to (m) 408 Quality of Route . .Langdale Road Local Centre can be accessed via footpaths on Heath Road and Langdale Road. It will be necessary to cross Heath Road, although there is a pedestrian island to aid crossing near the site.

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



Distance to (m) 220 Quality of Route . .Pewithall Primary School can be accessed via footpath adjacent to the site, along Heath Road and along Kenilworth Avenue. These footpaths are mostly overlooked.


Distance to (m) 507 Quality of Route . .The Heath School can be accessed via footpath adjacent to the site, along Heath Road and along Clifton Road. These footpaths are partly overlooked by residential development.


Distance to (m) 666 Quality of Route . .The Heath Business Park can be accessed along Heath Road. However, this will mean walking up an incline.



Distance to (m) 219 Quality of Route . . Heath Road Medical Centre can be accessed along Heath Road.

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

Distance to (m) 331 Quality of Route . .Runcorn Town Hall Park can be accessed along Heath Road.



Green Belt Report











Deliverability

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




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and excellent accessibility. The site is identified as a Primarily Residential Area.Although the existing allocation of Primarily Residential is still considered appropriate it is not considered appropriate to allocate this site for further residential development.


349Site Ref:Heath Playing Fields between Clifton Road and Heath Road South Map Ref:

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


Site Description

Proposal

Grid Ref: 351332 / 381384


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




Current Use. . . . . . . . . . . . . Playing pitches and open space.




Surrounding Uses . . . . . . . . Open space, Golf club, residential, brine pool / lagoon.


Ownership . . . . . . . . . . . . . . Council



Designations










Ground Conditions . . . . . . . Greenfield site. Site is generally flat. 94% of the site is Potentially Contaminated Land (rifle range).


Habitats . . . . . . . . . . . . . . . . .There are trees to the edges of the site and to the boundary that may contain potential habitats.


Townscape . . . . . . . . . . . . . . Urban park land

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. There is potentially contaminated land (rifle range).

Infrastructure . . . . . . . . . . . . Large watermain runs through the site to the east and south boundaries. Pipeline associ


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

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. The level of mitigation required will be dependent on the end use proposed for the site. At present due to the contribution of playing pitches and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements it is considered that this site may be appropriate for development.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths on Clifton Road and Heath Road adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .Access from Heath Road/Clifton Rd.


Bus . . . . . . . . . . . . . . . . . . . . .Heath Drive (5m away). There are bus stops on Heath Road and Clifton Road.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Heath Road and Clifton Road.






Infrastructure





Open Space . . . . . . . . . . . . . Heath Park



Accessibility


Distance to (m) 597 Quality of Route . .Ascot Avenue Local Centre can be accessed along the footpaths on Clifton Road and Ascot Avenue.


Distance to (m) 1317 Quality of Route . .The Old Town can be accessed via 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) 292 Quality of Route . .The Heath School can be accessed via footpath adjacent to the site along Clifton Road. These footpaths are partly overlooked by residential development.


Distance to (m) 263 Quality of Route . .The Heath Business and Technical Park can be accessed a short walk along Heath Road.



Distance to (m) 508 Quality of Route . . Heath Road Medical Centre can be accessed via the footpath on Heath Road. It is possible to cross the road the traffic lights on Heath Road / Clifton Road.

Open Space . . . . . . . . . . . . . Runcorn Heath Park

Distance to (m) 211 Quality of Route . .Adjacent to Heath Park




Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. However, it will also lead to the re-use of a potentially contaminated site, which will have beneficial impacts. This site is located within Flood Zone 1 with little or no risk to development. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.


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 range of good quality and affordable housing in Halton.


Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable at present due to its open space use and playing pitches. However, if the existing uses were to be identified as surplus to requirements it is considered that this site may be suitable for development, if each of the physical constraints can be addressed.




SUMMARY . . . . . . . . . . . . . . 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 retained as a Green Space designation or if considered surplus could be identified as a residential allocation.

Recommendations . . . . . . . .At present due to the contribution of playing pitches and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

350Site Ref:Car Park at The Heath Business and Technical Park Map Ref:R58



Site Description

Proposal

Grid Ref: 351201 / 381258

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 46 dwellings.

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

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


Brownfield/Greenfield . . . . Mixed

Current Use. . . . . . . . . . . . . Parking and woodland


Buildings on Site . . . . . . . . . Shed or storage and cycle parking


Surrounding Uses . . . . . . . . Residential, The Heath Business and Technical Park and Golf Course.





Designations




Existing Policy Designations UDP Green Space to east and Primarily Employment Area to west.


Conclusion . . . . . . . . . . . . . .Existing Primarily Employment Area designation is considered appropriate, site is no longer in Green Space use.




Ground Conditions . . . . . . . A significant proportion of the site is used as parking and is appropriately surfaced. There is also an area of woodland. The car park to the east of the site is raised in level from the road.


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

Landscape . . . . . . . . . . . . . . .The woodland area within the site is identified within the Runcorn Hill and Heath Parkland Landscape Character Area (LCA), within this area emphasis should be placed on restoring the condition of the unique landscape around Runcorn Hill Local Nature Reserve and protecting the views from the rocky viewpoints. Further restoration of hedgerows would strengthen the landscape condition. Enhancement of planting around the peripheries would strengthen the landscape character of the area. There are TPO trees (Ref. 110) within the site.

Townscape . . . . . . . . . . . . . . This site feels urban due to its location within the Heath Business and Technical Park.

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



Mitigation . . . . . . . . . . . . . . .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.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpaths within the Heath Business Park adjacent to the site and serving the aprking areas.

Cycling . . . . . . . . . . . . . . . . . .Access from Heath Road South


Bus . . . . . . . . . . . . . . . . . . . . .Heath Drive (65m away). There are bus stops on Heath Road, which can be accessed through the Heath Business and Technical Park.

Road . . . . . . . . . . . . . . . . . . Heath Road South is adjacent to the western boundary. There are also roads within the Heath Business and Technical Park adjacent to this site.


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




Infrastructure








Accessibility


Distance to (m) 700 Quality of Route . .Ascot Avenue Local Centre can be accessed along the footpaths on Heath Road, Clifton Road and Ascot Avenue.






Distance to (m) 436 Quality of Route . .The Heath School can be accessed via footpath adjacent to the site along Clifton Road. These footpaths are partly overlooked by residential development.


Distance to (m) 129 Quality of Route . .The site is within the Heath Business and Technical Park









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. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.


It is considered that this site would have a negligible or limited impact on the local economy or employment. The development of this site could contribute to the range of good quality housing in Halton.


Deliverability

Suitability . . . . . . . . . . . . . . . This site is considered suitable for development, if appropriate parking can be retained within the Heath Business and Technical Park and if each of the physical constraints can be addressed.

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



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and good accessibility. The site is identified as a Primarily Employment Area.It is considered that this site could be retained as a Primarily Employment Area or identified as an employment or residential allocation. 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.

351Site Ref:Heath Playing Fields adjacent Heath Road South Map Ref:



Site Description

Proposal

Grid Ref: 351005 / 381335


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








Surrounding Uses . . . . . . . . Residential, open space and The Heath Business and Technical Park





Designations

Environmental . . . . . . . . . . . Area of Special Landscape Value









Ground Conditions . . . . . . . Greenfield site. Site is generally flat. 1% of the site is Potentially Contaminated Land (pond).





Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner / middle zone) for Mexichem Fluor and Inovyn. There is an area of potentially contaminated land (pond).

Infrastructure . . . . . . . . . . . . Large watermain runs through the site to the west.



Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. At present due to the contribution of playing pitches and open space on the site, this site is not considered appropriate for development. It is also limited by the Inner zone of the PADHI site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on Heath Road, however it is on the other side of the road. There is a footpath through the site to the western edge.

Cycling . . . . . . . . . . . . . . . . . .Heath Road South / Park Road.


Bus . . . . . . . . . . . . . . . . . . . . .Heath Drive (3m away). There are bus stops on Heath Road.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Heath Road South.



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



Infrastructure








Accessibility


Distance to (m) 782 Quality of Route . .Langdale Road Local Centre can be accessed via footpaths on Heath Road and Langdale Road.




Distance to (m) 458 Quality of Route . .Pewithall Primary School can be accessed via the footpath along Heath Road and along Kenilworth Avenue. These footpaths are mostly overlooked.


Distance to (m) 593 Quality of Route . .The Heath School can be accessed via footpath adjacent to the site along Heath Road and then Clifton Road. These footpaths are partly overlooked by residential development.


Distance to (m) 249 Quality of Route . .The Heath Business and Technical Park is across Heath Road South.









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. This site is identified as a Landscape Character Area and as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development. Due to both its use for playing pitches and open space and due to its location within the the inner zone of a PADHI.

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




Recommendations . . . . . . . .This site not considered appropriate for development.

352Site Ref:Heath Playing Fields adjcent to Heath Road South and Park Road Map Ref:

Address: . . . . . . . . Heath Road South / Park Road


Site Description

Proposal

Grid Ref: 351151 / 381486


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








Surrounding Uses . . . . . . . . Residential, open space, play area, pond and Day Nursery.





Designations










Ground Conditions . . . . . . . Greenfield site. Site is generally flat. 100% of the site is Potentially Contaminated Land (Rifle range).





Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. There is potentially contaminated land (rifle range).

Infrastructure . . . . . . . . . . . . Large watermains run through the site to both the north and south.



Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. At present due to the contribution of playing pitches and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements it is considered that this site may be suitable for development.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on Heath Road, however it is on the other side of the road. There is a footpath through the site close to Park Road.

Cycling . . . . . . . . . . . . . . . . . .On road access from Heath Road South/ Park Ave


Bus . . . . . . . . . . . . . . . . . . . . .Heath Drive (14m away). There are bus stops on Heath Road.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Heath Road South and Park Road.



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



Infrastructure








Accessibility


Distance to (m) 627 Quality of Route . .Langdale Road Local Centre can be accessed via footpaths on Heath Road and Langdale Road.




Distance to (m) 353 Quality of Route . .Pewithall Primary School can be accessed via the footpath along Heath Road and along Kenilworth Avenue. These footpaths are mostly overlooked.


Distance to (m) 557 Quality of Route . .The Heath School can be accessed via footpath adjacent to the site along Heath Road and then Clifton Road. These footpaths are partly overlooked by residential development.


Distance to (m) 320 Quality of Route . .The Heath Business and Technical Park is across Heath Road South.









Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. However, it will also lead to the re-use of a potentially contaminated site, which will have beneficial impacts. This site is located within Flood Zone 1 with little or no risk to development. This site is identified as a Landscape Character Area and as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . At present due to the contribution of playing pitches and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements it is considered that this site may be suitable for development, if each of the physical constraints can be addressed.





Recommendations . . . . . . . .At present due to the contribution of playing pitches and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements it is considered that this site may be suitable for development, if each of the physical constraints can be addressed.

353Site Ref:Land to the rear of 78 Oxford Road and 71 Moughland Lane Map Ref:

Address: . . . . . . . . Moughland Lane


Site Description

Proposal

Grid Ref: 351324 / 381829


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




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


Buildings on Site . . . . . . . . . Garden paraphenalia, sheds etc.




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



Designations






Conclusion . . . . . . . . . . . . . .Existing primarily residential designation is considered appropriate.




Ground Conditions . . . . . . . Greenfield site. Site is split into garden plots, and appears generally flat.







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

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

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

Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .Quiet road / on road cycle in close vicinity.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (941m away) - can be accessed via Moughland Lane, Greenway Road and Shaw Street. There are footpaths along each of the roads that are mostly overlooked by residential properties.

Bus . . . . . . . . . . . . . . . . . . . . .Campbell Avenue (57m away) - There are bus stops on Moughland Lane, the closest is adjacent to Campbell Avenue.

Road . . . . . . . . . . . . . . . . . . The site is not adjacent to the road network. However, Moughland Lane appears to be the closest road.


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

ICT . . . . . . . . . . . . . . . . . . . . .Broadband and Fibre Optic Broadband available.


Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. The Heath School and St Clement's Catholic Primary.







Accessibility


Distance to (m) 272 Quality of Route . .From the Oxford Road side of the site the closest shop can be found on Langdale Road and can be accessed via Oxford Road, Hinton Road and Langdale Road. These footpaths are through residential areas and are generally well overlooked.


Distance to (m) 974 Quality of Route . .The Old Town can be accessed via Moughland Lane, 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.

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

Distance to (m) 158 Quality of Route . .From the Oxford Road side of the site it is only a short walk along Oxford Road to St Clement's Catholic Primary School.


Distance to (m) 781 Quality of Route . .The Heath School can be accessed via the footpath on Moughland Lane and then Clifton Road.


Distance to (m) 726 Quality of Route . .The Heath Business and Technical Park can be accessed along Moughland Lane and then along Heath Road.



Distance to (m) 309 Quality of Route . . Heath Road Medical Centre can be accessed via the footpath on moughland Lane and Heath Road.





Green Belt Report











Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate 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.


354Site Ref:Land to the rear of 8-18 Moughland Lane Map Ref:

Address: . . . . . . . . Moughland Lane


Site Description

Proposal

Grid Ref: 351055 / 381867

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

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









Planning History . . . . . . . . . 09/00404/OUT- Refused - Outline application (with appearance, landscaping, layout and scale matters reserved) for residential development (up to 5 No. dwellings).




Designations



















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

Connectivity


Cycling . . . . . . . . . . . . . . . . . .On road access from Moughlands Lane

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (772m away) - can be accessed via Moughland Lane, Greenway Road and Shaw Street. There are footpaths along each of the roads that are mostly overlooked by residential properties.

Bus . . . . . . . . . . . . . . . . . . . . .Whitely Close (108m away) - There are bus stops on Moughland Lane, the closest is adjacent to Whitely Close.

Road . . . . . . . . . . . . . . . . . . The site is not adjacent to the road network. However, Moughland Lane appears to be the closest road.





Infrastructure









Accessibility

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

Distance to (m) 427 Quality of Route . .The closest convenience shop is located on Greenway Road, which can be accessed via Moughland Lane and Greenway Road.


Distance to (m) 981 Quality of Route . .Runcorn Old Town can be accessed along Moughland Lane and onto Greenway Road.


Distance to (m) 197 Quality of Route . .Although St Clement's Catholic Primary School is located close to the site, it is probably a similar walking distance to this school as it is to Pewithall Primary School. Both schools can be accessed along Moughland Lane.


Distance to (m) 928 Quality of Route . .The Heath School can be accessed via the footpath on Moughland Lane and then Clifton Road.


Distance to (m) 764 Quality of Route . .The Heath Business and Technical Park can be accessed along Moughland Lane and then along Heath Road.



Distance to (m) 563 Quality of Route . . Heath Road Medical Centre can be accessed along Moughland Lane and then along Heath Road.

Open Space . . . . . . . . . . . . . Park Road Play Area

Distance to (m) 251 Quality of Route . .Park Road Play Area can be accessed along Campbell Avenue and across Park Road.



Green Belt Report











Deliverability





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


355Site Ref:Land to the rear of 25-39 Highlands Road Map Ref:

Address: . . . . . . . . Highlands Road


Site Description

Proposal

Grid Ref: 350875 / 381861


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













Designations


Heritage . . . . . . . . . . . . . . . . Conservation Area within 50m of the site boundary









Heritage . . . . . . . . . . . . . . . . . Higher Runcorn Conservation Area is located within 50m of the Site Boundary.







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

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

Connectivity


Cycling . . . . . . . . . . . . . . . . . .On road access from Highlands Road

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (783m away) - can be accessed via Highlands Road, Greenway Road and Shaw Street. There are footpaths along each of the roads that are mostly overlooked by residential properties.

Bus . . . . . . . . . . . . . . . . . . . . .Whitely Close (160m away) There are bus stops on Greenway Road and Moughland Lane. These are likely to be of similar walking distances although the stop at on Moughland Lane close to Whitely Close is nearest as the crow flies.

Road . . . . . . . . . . . . . . . . . . The site is not adjacent to the road network. However, Highlands Lane appears to be the closest road.





Infrastructure





Open Space . . . . . . . . . . . . . Runcorn Hill and Heath Park




Accessibility


Distance to (m) 494 Quality of Route . .The closest convenience shop is located on Greenway Road, which can be accessed via Highlands Road and Greenway Road.


Distance to (m) 1024 Quality of Route . .Runcorn Old Town can be accessed along Highlands Road, Weston Road and onto Greenway Road.


Distance to (m) 365 Quality of Route . .St Clement's Catholic Primary School can be accessed along Highlands Road, then on to Greenway Road and onto Oxford Road.


Distance to (m) 1093 Quality of Route . .The Heath school can be accessed via Highlands Road and then along the footpath on Moughland Lane and Clifton Road.


Distance to (m) 826 Quality of Route . .The Heath Business and Technical Park can be accessed Highlands Road, Park Road and Heath Road.



Distance to (m) 772 Quality of Route . . Heath Road Medical Centre can be accessed along Highlands Road, Park Road and on to Heath Road.


Distance to (m) 224 Quality of Route . .The park can be accessed along Highlands Road and Park Road.



Green Belt Report







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




Deliverability







358Site Ref:Land to the rear of 11-19 Weston Road Map Ref:

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


Site Description

Proposal

Grid Ref: 350682 / 382070

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

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








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





Designations


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


Existing Policy Designations Primarily Residential Area, Green Space






Ground Conditions . . . . . . . Greenfield site. Garden spaces.

Heritage . . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary - The Nook and Rockfield both are Grade II Listed Buildings. Part of the Site is within the Higher Runcorn Conservation Area.

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

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

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




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

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

Connectivity



Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (591m away) - can be accessed along Weston Road and Holloway, and up into the station. There are footpaths along each of the roads that are mostly overlooked by residential properties.

Bus . . . . . . . . . . . . . . . . . . . . .Westfield Road Top (111m away) - There are bus stops on Weston Road and Westfield Road which are both accesible from this site.

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






Infrastructure


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



Open Space . . . . . . . . . . . . . Runcorn Hill and Open Space between Weston Road and Westfield Avenue.Hale View / Beaconsfield Play Area or Park Road Play Area is close to the site but not too easily accessible as it requires walking across the open space at Westfield Road.Park Road Play Area can be accessed from Highlands Road.




Accessibility

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

Distance to (m) 380 Quality of Route . .The closest convenience shop is located on Russell Road. It can be accessed via Weston Road, onto Westfield Road and Russell Road. Each of these roads has footpaths and they are generally overlooked. It does involve crossing Weston Road.


Distance to (m) 863 Quality of Route . .Runcorn Old Town can be accessed along Weston Road and onto Greenway Road.

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

Distance to (m) 332 Quality of Route . .Westfield Primary School can be accessed via the footpaths on Weston Road, Penn Lane and Clayton Crescent. These footpaths are generally all overlooked and feel safe. However, there will be a need to cross roads to get from Weston Road to Penn Lane.


Distance to (m) 1341 Quality of Route . .The Heath school can be accessed via the footpath on Weston Road and then along the footpath on Moughland Lane and Clifton Road.

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

Distance to (m) 650 Quality of Route . .Inovyn, the docks and Picow Farm Road can be accessed via Weston Road and Penn Lane. There are footpaths along each of these roads and they are generally well overlooked.

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


Distance to (m) 966 Quality of Route . . Heath Road Medical Centre can be accessed via Weston Road, Moughland Lane and Heath Road. There are footpaths along both of these roads, and they are generally well overlooked.

Open Space . . . . . . . . . . . . . Hale View / Beaconsfield Play Area or Park Road Play Area

Distance to (m) 313 Quality of Route . .Runcorn Hill and Open Space between Weston Road and Westfield Avenue.Hale View / Beaconsfield Play Area or Park Road Play Area is close to the site but not too easily accessible as it requires walking across the open space at Westfield Road.Park Road Play Area can be accessed from Highlands Road.


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




Deliverability







359Site Ref:Land to the north of Frogs Mouth Map Ref:

Address: . . . . . . . . Runcorn Hill


Site Description

Proposal

Grid Ref: 350729 / 382032


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




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




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





Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary - The Nook and Rockfield are both Grade II Listed Buildings in close proximity to the site. The site is within Higher Runcorn Conservation Area


Existing Policy Designations Primarily Residential Area & Predominantly Green Space






Ground Conditions . . . . . . . Greenfield site. Site is overgrown and wooded in parts. Site gradient appears to change and slope down towards Highlands Road. 43% of the site is Potentially Contaminated Land (Quarry).

Heritage . . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary - The Nook and Rockfield are both Grade II Listed Buildings in close proximity to the site. The site is within Higher Runcorn Conservation Area

Habitats . . . . . . . . . . . . . . . . .Part of the site is within Runcorn Hill Local Wildlife Site. There are trees and vegetation within the site and to the boundary that may provide potential habitats. Site is within the LCR Nature Improvement Area.


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

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. There is potentially contaminated land within the site (quarry).



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

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath to the site boundary.

Cycling . . . . . . . . . . . . . . . . . .Potential access from Highlands Road


Bus . . . . . . . . . . . . . . . . . . . . .Weston Road (93m away) - there are bus stops on Weston Road that are accessible from this site.




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



Infrastructure





Open Space . . . . . . . . . . . . . Runcorn Hill




Accessibility


Distance to (m) 351 Quality of Route . .The closest convenience shop is located on Russell Road. It can be accessed via Weston Road, onto Westfield Road and Russell Road. Each of these roads has footpaths and they are generally overlooked. It does involve crossing Weston Road.


Distance to (m) 861 Quality of Route . .Runcorn Old Town can be accessed along Greenway Road.


Distance to (m) 358 Quality of Route . .Westfield Primary School can be accessed via the footpaths on Weston Road, Penn Lane and Clayton Crescent. These footpaths are generally all overlooked and feel safe. However, there will be a need to cross roads to get from Weston Road to Penn Lane.


Distance to (m) 1245 Quality of Route . .The Heath school can be accessed via the Highlands Road and then along the footpath on Moughland Lane and Clifton Road.





Distance to (m) 850 Quality of Route . . Heath Road Medical Centre can be accessed via Moughland Lane and Heath Road. There are footpaths along both of these roads, and they are generally well overlooked.


Distance to (m) 269 Quality of Route . .Park Road Play Area can be accessed from Highlands Road.



Green Belt Report







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



The development of this site has the potential to support the choice and use of sustainable transport in Halton, due to the availability of sustainable modes of transport. The 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.




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

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

360Site Ref:Land to the west of 24 Highlands Road Map Ref:



Site Description

Proposal

Grid Ref: 350768 / 381970

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that there is capacity for 8 dwellings.


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



Current Use. . . . . . . . . . . . . Scrub, sub-station sized buildings and hardstanding. Site is gated and not publically accessible.


Buildings on Site . . . . . . . . . Substation style buildings.


Surrounding Uses . . . . . . . . Residential, open space and resevoir.





Designations

Environmental . . . . . . . . . . . LWS (Runcorn Hill), Area of Special Landscape Value

Heritage . . . . . . . . . . . . . . . . Site Boundary within Higher Runcorn Conservation Area








Ground Conditions . . . . . . . Site is a mix of greenfield, developed and hardstanding. The site has a slope towards the north and west. The site is 100% of the site is Potentially Contaminated Land (Council Yard, Landfill, Quarry and Resevoir).

Heritage . . . . . . . . . . . . . . . . . The site is within Higher Runcorn Conservation Area

Habitats . . . . . . . . . . . . . . . . .Part of the site is within Runcorn Hill Local Wildlife Site. There are trees and vegetation within the site and to the boundary that may provide potential habitats. Site is within the LCR Nature Improvement Area.


Townscape . . . . . . . . . . . . . . The wider area feels like urban greenspace, however, this site does not feel like it contributes appropriately to the wider green space area.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. There is potentially contaminated land within the site (Council Yard, Landfill, Resevoir and quarry).

Infrastructure . . . . . . . . . . . . Large watermain through the site.

Other Information . . . . . . . .Residential amenity of adjacent property.

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

Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through the site, there is a footpath to the site boundary.

Cycling . . . . . . . . . . . . . . . . . .No direct access, Highlands Road


Bus . . . . . . . . . . . . . . . . . . . . .Whitely Close (160m away) - There are bus stops on Moughland Lane, that can be accessed from this site via Highlands Road.

Road . . . . . . . . . . . . . . . . . . The site is not directly adjacent to the road network. However, there is an access road to serve this site and the public car park for Runcorn Hill.


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




Infrastructure









Accessibility




Distance to (m) 923 Quality of Route . .Runcorn Old Town can be accessed along Greenway Road.


Distance to (m) 452 Quality of Route . .Westfield Primary School can be accessed via Highlands Road and then the footpaths on Weston Road, Penn Lane and Clayton Crescent. These footpaths are generally all overlooked and feel safe. However, there will be a need to cross roads to get from Weston Road to Penn Lane.


Distance to (m) 1232 Quality of Route . .The Heath school can be accessed via the Highlands Road and then along the footpath on Moughland Lane and Clifton Road.










Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site could see a potentially contaminated site brought back into use. This site is located within Flood Zone 1 with little or no risk to development. There are heritage assets within close proximity to this site, and the potential for a development in this area to impact on the asset or its setting will need to be taken into consideration. This site is identified as a Landscape Character Area and as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . TBC




SUMMARY . . . . . . . . . . . . . . It is considered that this site may be suitable for development, if each of the constraints identified is addressed, and the existing use is no longer required.

Recommendations . . . . . . . .TBC

361Site Ref:Land off Southland Mews Map Ref:R52

Address: . . . . . . . . Southland Mews, Moughland Lane


Site Description

Proposal

Grid Ref: 350876 / 382047

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that there is capacity for 15 dwellings at 40 dph.


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



Current Use. . . . . . . . . . . . . Residential and garden


Buildings on Site . . . . . . . . . Large residential property.


Surrounding Uses . . . . . . . . Residential and woodland





Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary, site boundary within Conservation Area








Ground Conditions . . . . . . . Site is residential including a house, hardstanding and gardens. The site slopes downtowards the Cenotaph. 9% of the site is Potentially Contaminated Land (quarry).

Heritage . . . . . . . . . . . . . . . . . Listed Building within 50m of the site boundary - Brookfield Farm House (Grade II) located just over Weston Road. Site is within the Higher Runcorn Conservation Area

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

Landscape . . . . . . . . . . . . . . .There are TPO trees (Ref. 004) within the site.

Townscape . . . . . . . . . . . . . . The site is located within the urban area and is surrounded by residential development.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. There is potentially contaminated land within the site (quarry).


Other Information . . . . . . . .Residential amenity of adjacent property.

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. The heritage value of the site should be conserved and where possible enhanced. Consideration should be given to the setting of the Listed Building. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Protection should be given to the TPO trees on the site, and where possible they should be incorporate into the design of the site.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on Highlands Road at this point, however it is on the other side of the road from the site.

Cycling . . . . . . . . . . . . . . . . . .Possible access Highlands Road

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (585m away) can be accessed via Highlands Road, Greenway Road and Shaw Street. There are footpaths along each of the roads that are mostly overlooked by residential properties.

Bus . . . . . . . . . . . . . . . . . . . . .Whitely Close (45m away) - There are bus stops on Moughland Lane, that can be accessed from this site via Highlands Road.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Highlands Road


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




Infrastructure









Accessibility




Distance to (m) 826 Quality of Route . .Runcorn Old Town can be accessed along Moughland Lane and onto Greenway Road.


Distance to (m) 344 Quality of Route . .St Clement's Catholic Primary School can be accessed along Highlands Road, then on to Greenway Road and onto Oxford Road.


Distance to (m) 1180 Quality of Route . .The Heath school can be accessed via the footpath on Highlands Road and then along the footpath on Moughland Lane and Clifton Road.


Distance to (m) 769 Quality of Route . .Inovyn, the docks and Picow Farm Road can be accessed via Moughland Lane, Weston Road and Penn Lane. There are footpaths along each of these roads and they are generally well overlooked.








Green Belt Report







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


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 may be suitable for development, if each of the constraints identified is addressed.




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

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

382Site Ref:Land adjacent to Slip Road Map Ref:

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


Site Description

Proposal

Grid Ref: 349957 / 382116

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

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




Current Use. . . . . . . . . . . . . Wooded, amenity Green Space, and highway verge.




Surrounding Uses . . . . . . . . Road and rail infrastructure



Source of Site . . . . . . . . . . . SHLAA (Ref. 964)


Designations




Existing Policy Designations UDP Action Area


Conclusion . . . . . . . . . . . . . .This site is identified as within the UDP Action Area.




Ground Conditions . . . . . . . Greenfield site. 47% of the site is Potentially Contaminated Land (railway).




Townscape . . . . . . . . . . . . . . Site is highway verge.

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



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. 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 significant. This site is not considered appropriate for development due to limitations on its size and surrounding infrastructure.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through the site or adjacent.

Cycling . . . . . . . . . . . . . . . . . .On road access via Picow Farm Rd.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1029m away). Runcorn Station can be accessed on Picow Farm road and on to Shaw Street.

Bus . . . . . . . . . . . . . . . . . . . . .Russell Road Shops (257m away)

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Picow Farm Road and expressway slip road.

Waterways . . . . . . . . . . . . . . Manchester Ship Canal on other side of Dock development.


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


Infrastructure


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



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




Accessibility


Distance to (m) 279 Quality of Route . .The convenience store on Russell Road can be accessed via Westfield Road and into Russell Road. There are footpaths on each of these roads, and within the residential areas they are overlooked.


Distance to (m) 1277 Quality of Route . .Old Town can be accessed via Picow Farm Road and Station Road.


Distance to (m) 592 Quality of Route . .Westfield Primary School can be accessed via Picow Farm Road, on to Penn Lane and then Clayton Crescent. There are footpaths on each of these roads.


Distance to (m) 1976 Quality of Route . .Not in immediate vicinity of a Secondary School. The Heath School can be accessed via Westfield Road, Moughland Lane and Clifton Road. There are footpaths along each of these roads. Penn Lane however is a rather steep incline.


Distance to (m) 627 Quality of Route . .The Docks can be accessed along Picow Farm Road and onto Runcorn Dock Road.


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

Distance to (m) 1560 Quality of Route . . St Paul's Health Centre can be accessed via Picow Farm Road, Station Road and High Street.

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

Distance to (m) 458 Quality of Route . .Hale View / Beaconsfield Play Area can be accessed along Westfield Road, Russell Road and Hale View. There are footpaths along these roads that are generally well overlooked by residential development. Hale View is on a slight incline.


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






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




Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development due to proximity to road and rail infrastructure.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and satisfactory accessibility. The site is identified as an Action Area.It is considered that this site could be identified as part of the Primarily Employment Area.

Recommendations . . . . . . . .This site is not considered suitable for development.

384Site Ref:Runcorn Docks, River frontage Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 349603 / 381909


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



Brownfield/Greenfield . . . . Brownfield site

Current Use. . . . . . . . . . . . . Employment uses


Buildings on Site . . . . . . . . . Large Shed, Scrap Yards x2, Caravan Repair Unit, and Watmore Turf Supplies


Surrounding Uses . . . . . . . . Employment uses

Planning History . . . . . . . . . 13/00011/S73 (REF), 12/00343/COND (ALLOW), 12/00198/FUL (PER), 11/00186/COND (WDN), 11/00013/S73 (WDN), 07/00068/ELC (PER), 04/01151/FUL (PER), 04/00194/S73 (PER), 04/00019/FUL (PER), 03/00571/FUL (PER), 03/00669/EIA (PER), 02/00537/FUL (PER), 02/00462/FUL (PER), 02/00100/FUL (PER), 01/00835/FUL (PER), 01/00714/HSC (WDN), 95/00368/FUL (PER), 95/00178/FUL (PER), 94/00697/FUL (PER), 94/00222/FUL (PER), 93/00275/FUL (PER), 92/00477/FUL (PER)





Designations



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

Existing Policy Designations Action Areas, Environmental Priority Areas


Conclusion . . . . . . . . . . . . . .This area is identified as an Action Area and an Environmental Priority Area. It is considered that it could be identified as a Primarily Employment Area.



Ground Conditions . . . . . . . 99% of the site is Potentially Contaminated Land




Townscape . . . . . . . . . . . . . . Urban industrial townscape

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



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


Connectivity

Walking . . . . . . . . . . . . . . . . .There are no formal footpaths through or adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .Unadopted road/footpaths.


Bus . . . . . . . . . . . . . . . . . . . . .Russell Road Shops (390m away)

Road . . . . . . . . . . . . . . . . . . Informal roads within the site.

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





Infrastructure









Accessibility

Convenience Store . . . . . . . The closest local centre or convenience store is at Weston Point.

Distance to (m) 364 Quality of Route . .The convenience store at Weston Point can be accessed through the adjacent employment area and along South Road.


Distance to (m) 1569 Quality of Route . .Runcorn Old Town can be accessed through the adjacent Dock area, along Runcorn Dock Road and along Picow Farm Road, parts of the route are overlooked by residential properties.

Primary School . . . . . . . . . . .The closest Primary School is Weston Point Community Primary School.



Distance to (m) 2002 Quality of Route . .The closest Secondary School is in excess of 2km and is therefore not considered accessible from this site.


Distance to (m) 949 Quality of Route . .This site is within the employment area.


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

Distance to (m) 1823 Quality of Route . . St Paul's Health Centre can be accessed through the adjacent Dock area, along Runcorn Dock Road and along Picow Farm Road, parts of the route are 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 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.


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


Deliverability

Suitability . . . . . . . . . . . . . . . This site is currently in use for employment purposes and it is considered that this site may continue to be suitable for employment purposes.




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

Recommendations . . . . . . . .It is considered that this site could be identified as a Primarily Employment Area.

385Site Ref:Weston Dock Area Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 349504 / 381460


Brownfield/Greenfield . . . . Brownfield

Current Use. . . . . . . . . . . . . Dock and employment uses


Buildings on Site . . . . . . . . . Dock buildings


Surrounding Uses . . . . . . . . Employment uses

Planning History . . . . . . . . . HSC applications in relation to Hazardous Stubstance Consents. 15/00076/HSC, 15/00077/HSC, 15/00250/HSC, 15/00251/HSC, 15/00252/HSC, 15/00253/HSC, 13/00279/HSC (PER), 13/00080/HSC (PER), 13/00011/S73 (REF), 12/00368/FUL (PER), 12/00343/COND (ALLOW), 11/00186/COND (WDN), 11/00013/S73 (WDN), 10/00145/HSC (PER), 10/00143/HSC (PER), 10/00144/HSC (PER), 08/00275/HSC (WDN), 07/00900/FUL (WDN), 07/00853/FUL (PER), 07/00068/ELC (PER), 06/00568/FUL (PER), 06/00559/FUL (PER), 04/01125/FUL (PER), 04/00916/FUL (WDN), 04/00046/HSC (PER), 04/00019/FUL (PER), 03/00571/FUL (PER), 03/00871/FUL (PER), 02/00694/HSC (PER), 02/00462/FUL (PER), 02/00192/COU (PER), 02/00100/FUL (PER), 01/00835/FUL (PER), 01/00714/HSC (WDN), 01/00014/HSC (PER), 00/00711/COU (PER), 00/00355/S73 (PER), 00/00354/S73 (PER), 99/00524/S73 (PER), 98/00461/S73 (PER), 98/00430/PAS (NOBJ), 98/00177/FUL (PER), 97/00463/COU (PER), 97/00441/FUL (PER), 97/00245/COU (PER), 96/00629/FUL (PER), 96/00469/FUL (PER), 96/00470/FUL (PER), 96/00416/FUL (PER), 96/00283/COU (REF), 95/00544/HSC (PER), 95/00575/FUL (PER), 95/00560/FUL (PER), 95/00368/FUL (PER), 95/00341/COU (PER), 95/00280/FUL (WDN), 95/00217/HSC (WDN), 95/00006/FUL (PER), 94/00697/FUL (PER), 94/00395/CPO (OBJ), 94/00222/FUL (PER), 93/00275/FUL (PER), 93/00061/FUL (PER), 92/00781/DEM (ANR), 92/00735/HSC (HSCDEM), 92/00349/FUL (PER), 93/00765/CPO (NOBJ)






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



Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within Site Boundary (Christ Church and Churchyard Railings).

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



Conclusion . . . . . . . . . . . . . .This area is identified as an Action Area and an Environmental Priority Area. It is considered that it could be identified as a Primarily Employment Area.


Flood Risk . . . . . . . . . . . . . . . This site is located within Flood Zone 1 - little or no risk. Area has some surface water issues. Docks within the site.

Ground Conditions . . . . . . . 83% of the site is Potentially Contaminated Land

Heritage . . . . . . . . . . . . . . . . . Listed Building within Site Boundary (Christ Church and Churchyard Railings).

Habitats . . . . . . . . . . . . . . . . .The Canal and Dock are identified in the LCR Nature Improvement Area Ecological Network as Linear Features.


Townscape . . . . . . . . . . . . . . Urban industrial townscape

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



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


Connectivity

Walking . . . . . . . . . . . . . . . . .The existing West Road is the current access into the area and it is worth noting that a Public Right of Way runs along this line.

Cycling . . . . . . . . . . . . . . . . . .On road access from South Rd/ Mersey View


Bus . . . . . . . . . . . . . . . . . . . . .Weaver Hotel (63m away). Services in this area include 3A, 3C.

Road . . . . . . . . . . . . . . . . . . Mersey View / South Road / West Road. Potentially significant traffic impacts, particularly with the local residential area.

Waterways . . . . . . . . . . . . . . Manchester Ship Canal Adjacent and Weaver Navigation and Docks within the site.

Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team. Improvements to the highway infastructure would be necessary to achieve suitable access into this site. The existing West Road is the current access into the area and it is worth noting that a Public Right of Way runs along this line.


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


Infrastructure





Open Space . . . . . . . . . . . . . Castner Avenue Playground




Accessibility


Distance to (m) 4 Quality of Route . .The convenience store at Weston Point can be accessed along West Road and on to Sandy Lane.




Distance to (m) 678 Quality of Route . .Weston Point Community Primary School can be accessed along West Road, on to Sandy Lane and on to Mather Avenue. Most of the route is overlooked by residential properties.




Distance to (m) 1199 Quality of Route . .This site is within the employment area.



Distance to (m) 2078 Quality of Route . . This site is not in close proximity of a Health Centre.


Distance to (m) 425 Quality of Route . .Castner Avenue Playground can be accessed along Sandy Lane and Castner Avenue.



Green Belt Report







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




Deliverability

Suitability . . . . . . . . . . . . . . . This site is currently in use for employment purposes and it is considered that this site may continue to be suitable for employment purposes.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have excellent connectivity and poor accessibility. The site is identified as an Action Area and an Environmental Priority Area. It is considered that this site could be identified as a Primarily Employment Area.


386Site Ref:Parking area to the west of South Parade Map Ref:

Address: . . . . . . . . South Parade, Weston Point


Site Description

Proposal

Grid Ref: 349705 / 381212


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




Current Use. . . . . . . . . . . . . Parking area




Surrounding Uses . . . . . . . . Employment, canal, residential and open space.





Designations




Existing Policy Designations UDP Action Area


Conclusion . . . . . . . . . . . . . .This site is currently identified as an Action Area. It is considered that this site could be designated as part of the Primarily Employment Area.




Ground Conditions . . . . . . . Site is hardstanding for parking. Site is generally flat. 2% of the site is Potentially Contaminated Land



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

Townscape . . . . . . . . . . . . . . Urban, parking for adjacent employment uses.

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


Other Information . . . . . . . .Within 150m of the Weaver Navigation.

Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the proximity of the canal and the potential for including the waterfront within any design and layout of the site.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. Development in the area will be limited at present due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is address

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on South Parade adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from South Parade Rd.


Bus . . . . . . . . . . . . . . . . . . . . .Weaver Hotel (32m away). Bus stops on South Parade.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to South Parade.

Waterways . . . . . . . . . . . . . . Site is adjacent to the Runcorn and Weston Canal which feeds into the Weaver Navigation, and in close proximity to the Manchester Ship Canal.


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


Infrastructure


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







Accessibility


Distance to (m) 68 Quality of Route . .The closest convenience store is located a short walk from the site on Sandy Lane.


Distance to (m) 2101 Quality of Route . .The closest town or district centre is in excess of 2km from the site and is therefore not considered accessible.


Distance to (m) 576 Quality of Route . .Weston Point Primary School can be accessed via footpaths on South Parade, Sandy Lane and Castner Avenue. These roads are well overlooked by residential properties.


Distance to (m) 1955 Quality of Route . .Not in immediate vicinity of a Secondary School.


Distance to (m) 1450 Quality of Route . .Site is adjacent to ICI.



Distance to (m) 2043 Quality of Route . . The closest GP Practice is in excess of 2km from the site and is therefore not considered accessible.


Distance to (m) 327 Quality of Route . .Castner Avenue Playground can be accessed via footpaths on South Parade, Sandy Lane and Castner Avenue. These roads 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.




Deliverability

Suitability . . . . . . . . . . . . . . . Development in the area will be limited at present due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.




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


387Site Ref:Land adjacent to Dockside PH Map Ref:

Address: . . . . . . . . South Road, Weston Point


Site Description

Proposal

Grid Ref: 349714 / 381372


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




Current Use. . . . . . . . . . . . . Open space.




Surrounding Uses . . . . . . . . Public House and residential





Designations






Conclusion . . . . . . . . . . . . . .This area is identified as an Action Area and an Environmental Priority Area. It is considered that this site could be designated as a Green Space.




Ground Conditions . . . . . . . None applicable



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

Townscape . . . . . . . . . . . . . . Urban area, with a mix of houses and employment uses.




Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites.


Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .On road access from South Rd.


Bus . . . . . . . . . . . . . . . . . . . . .Weaver Hotel (22m away). There are bus stops on Sandy Lane.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to South Road.

Waterways . . . . . . . . . . . . . . Site is short distance from both the Weaver Navigation and the Runcorn & Weston Canal, and the Manchester Ship Canal.




Infrastructure


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







Accessibility






Distance to (m) 595 Quality of Route . .Weston Point Primary School can be accessed via footpaths on Sandy Lane and Castner Avenue. Both are well overlooked by residential properties.




Distance to (m) 1429 Quality of Route . .The site is located within close proximity to Inovyn.



Distance to (m) 2012 Quality of Route . . The closest GP Surgery is in excess of 2km and is therefore not considered accessible from this site.


Distance to (m) 420 Quality of Route . .Castner Avenue Playground can be accessed via footpaths on Sandy Lane and Castner Avenue. Both are well overlooked by residential properties.



Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . It is not considered that this site is suitable for development due to its location within the the inner zone of a PADHI.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and poor accessibility. The site is identified as an Action Area and an Environmental Priority Area. It is considered appropriate to designate this site as Green Space.

Recommendations . . . . . . . .This site not considered suitable for development. It is considered appropriate to designate this site as Green Space.

388Site Ref:Land adjacent to 7 Sandy Lane Map Ref:

Address: . . . . . . . . Sandy Lane, Weston Point


Site Description

Proposal

Grid Ref: 349762 / 381411


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




Current Use. . . . . . . . . . . . . Employment (More Glass and Joinery Limited) and scrub.


Buildings on Site . . . . . . . . . Workshops within the employment site.


Surrounding Uses . . . . . . . . Open space, residential and employment





Designations




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


Conclusion . . . . . . . . . . . . . .This site is currently identified as a Primarily Residential Area, an Action Area and an Environmental Priority Area. It is considered that the existing Primarily Residential Area designation is appropriate.




Ground Conditions . . . . . . . Site is a mix of greenfield scrub, employment and hardstanding areas. There are areas that are overgrown with trees and vegetation but the site appears to be mostly flat.



Landscape . . . . . . . . . . . . . . .Part of the site is developed and part is scrub, it provides buffer between the employment areas and residential.

Townscape . . . . . . . . . . . . . . Urban area, provding a buffer between the residential and employment areas.



Other Information . . . . . . . .Within 150m of the Weaver Navigation. Residential amenity of adjacent properties.

Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. 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.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through the site.

Cycling . . . . . . . . . . . . . . . . . .Possible access via Sandy Lane.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1621m away). The station can be accessed along Sandy Lane and Picow Farm Road.

Bus . . . . . . . . . . . . . . . . . . . . .South Parade (9m away) - There are bus stops on Sandy Lane and South Parade in close proximity to the site.

Road . . . . . . . . . . . . . . . . . . The site has an access on to Sandy Lane.

Waterways . . . . . . . . . . . . . . Site is short distance from the Weaver Navigation, Runcorn and Weston Canal and the Manchester Ship Canal.





Infrastructure


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







Accessibility















Distance to (m) 400 Quality of Route . .The closest play area can be accessed via Sandy Lane and Castner Avenue.



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.




Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and poor accessibility. The site is identified as Primarily Residential Area, an Action Area and an Environmental Priority Area.It is considered appropriate to retain the Primarily Residential Area. Although the existing allocation of Primarily Residential is still considered appropriate it is not considered appropriate to allocate this site for further residential development.

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

389Site Ref:Land to the rear of 13-27 Sandy Lane Map Ref:



Site Description

Proposal

Grid Ref: 349850 / 381443


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




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




Surrounding Uses . . . . . . . . Employment and residential





Designations






Conclusion . . . . . . . . . . . . . .This site is currently identified as a Primarily Residential Area, an Action Area and an Environmental Priority Area.




Ground Conditions . . . . . . . Site is greenfield scrub. It is overgrown.



Landscape . . . . . . . . . . . . . . .The site provides a buffer between the existing residential and employment areas.

Townscape . . . . . . . . . . . . . . Urban area, provding a buffer between the residential and employment areas.

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



Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. 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.


Connectivity


Cycling . . . . . . . . . . . . . . . . . .On road access from Sandy Lane.


Bus . . . . . . . . . . . . . . . . . . . . .South Parade (60m away) - There are bus stops on Sandy Lane and South Parade in close proximity to the site.


Waterways . . . . . . . . . . . . . . Runcorn and Weston Canal, Weaver Navigation and the Manchester Ship Canal area located along Sandy Lane & West Lane to the west of the site.




Infrastructure









Accessibility


















Green Belt Report











Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and satisfactory accessibility. The site is identified as an Action Area and an Environmental Priority Area. It is considered appropriate to designate this site as Green Space.

Recommendations . . . . . . . .This site not considered suitable for development.

390Site Ref:Land to the north and east of 39 Sandy Lane Map Ref:

Address: . . . . . . . . Sandy Lane


Site Description

Proposal

Grid Ref: 349940 / 381461


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




Current Use. . . . . . . . . . . . . Former Caravan Storage



Previous Use . . . . Caravan Storage

Surrounding Uses . . . . . . . . Residential and employment

Planning History . . . . . . . . . 07/00401/S73 (PER) - in relation to opening hours for the Caravan Park




Designations






Conclusion . . . . . . . . . . . . . .This site is currently identified as a Primarily Residential Area, an Action Area and an Environmental Priority Area.




Ground Conditions . . . . . . . Site is covered by hardstanding and appears generally flat.




Townscape . . . . . . . . . . . . . . Urban area.




Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Any development would need to give consideration to the amenity of the adjacent residential properties.


Connectivity


Cycling . . . . . . . . . . . . . . . . . .On road access from Sandy Lane.


Bus . . . . . . . . . . . . . . . . . . . . .Sandy Lane (15m away) - There are bus stops on Sandy Lane in close proximity to the site.


Waterways . . . . . . . . . . . . . . Runcorn and Weston Canal, Weaver Navigation and the Manchester Ship Canal area located along Sandy Lane & West Lane to the West of the site.




Infrastructure









Accessibility








Distance to (m) 1761 Quality of Route . .Not in immediate vicinity of a Secondary School. There are footpaths across Runcorn Hill that may provide access to The Heath School, however this may not provide the most appropriate route for all school children. However, avoiding Runcorn Hill makes for a much longer walk.










Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. However, development will be limited due to its location within the the inner zone of a PADHI.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and poor accessibility. The site is identified as a Primarily Residential Area, an Action Area and an Environmental Priority Area.It is considered that this site could be identified as a Primarily Employment Area, as this would better reflect the use of the site and the surrounding uses.

Recommendations . . . . . . . .It is considered that this site could be identified as a Primarily Employment Area, as this would better reflect the use of the site and the surrounding uses.

391Site Ref:Parking area off Sydney Street Map Ref:

Address: . . . . . . . . Sydney street, Weston Point


Site Description

Proposal

Grid Ref: 349920 / 381153


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













Designations










Ground Conditions . . . . . . . Site is hardstanding for parking. Site is generally flat.




Townscape . . . . . . . . . . . . . . Residential terraced properties provide the townscape for the area.




Mitigation . . . . . . . . . . . . . . .Consultation with the HSE would be required in relation to the PADHI. Any development would need to give consideration to the amenity of the adjacent residential properties.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on Sydney Street adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Sydney Street.


Bus . . . . . . . . . . . . . . . . . . . . .Mather Avenue (150m away). There are bus stops on South Parade that can be accessed via Sydney Street.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Sydney Street and is accessed from is currently identified as a private road.

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




Infrastructure


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







Accessibility


Distance to (m) 220 Quality of Route . .The closest convenience store is on Sandy Lane, this can be accessed via Syndney Street, South Parade and onto Sandy Road. These footpaths are generally well overlooked by residential properties.




Distance to (m) 406 Quality of Route . .Weston Point Primary School can be accessed via the footpath adjacent to the site and onto Allen Road, Baker Road and onto Sandy Lane and then Castner Avenue. The paths are generally well overlooked by residential properties.







Distance to (m) 1882 Quality of Route . . Not in immediate vicinity of a medical centre.


Distance to (m) 136 Quality of Route . .Castner Avenue Playground can be accessed via the footpath adjacent to the site and onto Allen Road, Baker Road and onto Sandy Lane and then Castner Avenue. The paths are generally well overlooked by residential properties.



Green Belt Report











Deliverability





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

Recommendations . . . . . . . .It is considered that this site could be retained as a Primarily Residential Area.

If the constraints on the site were to change or the existing use to cease further consideration may be given to the future use of the site.

392Site Ref:Parking area off Lydiate Lane Map Ref:

Address: . . . . . . . . Lydiate Lane, Weston Point


Site Description

Proposal

Grid Ref: 349954 / 381068


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








Surrounding Uses . . . . . . . . Residential and employment





Designations




Existing Policy Designations Primarily Employment Area


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




Ground Conditions . . . . . . . Site is hardstanding for parking. Site is generally flat. 23% of the site is Potentially Contaminated Land (railway).




Townscape . . . . . . . . . . . . . . Urban, parking for adjacent employment uses.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. Radon area. Potentially contaminated land (railway line and sidings).



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


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths adjacent to the site on Lydiate Lane, Sydney Street and Mather Avenue.

Cycling . . . . . . . . . . . . . . . . . .On road access from Mather Ave/ Sydney St/ Lydiate.


Bus . . . . . . . . . . . . . . . . . . . . .Mather Avenue (39m away). Bus stops on Lydiate Lane.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Lydiate Lane, Sydney Street and Mather Avenue.

Waterways . . . . . . . . . . . . . . The Manchester Ship Canal and the Weaver Navigation are on the other side of the Industrial area from the site.




Infrastructure





Open Space . . . . . . . . . . . . . Castner Avenue Playground.




Accessibility


Distance to (m) 302 Quality of Route . .The closest convenience store is on Sandy Lane, this can be accessed via Syndney Street, South Parade and onto Sandy Road. These footpaths are generally well overlooked by residential properties.




Distance to (m) 394 Quality of Route . .Weston Point Primary School can be accessed via the footpath adjacent to site 391 and onto Allen Road, Baker Road and onto Sandy Lane and then Castner Avenue. The paths are generally well overlooked by residential properties.







Distance to (m) 1872 Quality of Route . . Not in immediate vicinity of a medical centre.


Distance to (m) 85 Quality of Route . .Castner Avenue Playground can be accessed along footpaths from Cheshiyres Lane.



Green Belt Report











Deliverability





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

Recommendations . . . . . . . .It is considered that this site could be retained as a Primarily Employment Area.

If the constraints on the site were to change or the existing use to cease further consideration may be given to the future use of the site.

393Site Ref:Pavilions Map Ref:R70



Site Description

Proposal

Grid Ref: 350093 / 381629

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

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

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


Brownfield/Greenfield . . . . Mixed, but mainly Greenfield.

Current Use. . . . . . . . . . . . . Pavilions, Playing Pitches including football and bowling green.


Buildings on Site . . . . . . . . . Pavilions, storage buildings.


Surrounding Uses . . . . . . . . Road and rail infrastructure, employment and residential.

Planning History . . . . . . . . . 14/00059/FUL (PER) - application for a new access and car park to football ground from Picow Farm Road. 09/00201/FUL (PER) - installation of floodlights around the football ground.




Designations




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


Conclusion . . . . . . . . . . . . . .Existing Green Space designation is considered appropriate. However, the site may have potential for development, if alternate provision was provided or the site is surplus to requirements.




Ground Conditions . . . . . . . Mainly greenfield site. Generally flat. Main part of site set out as playing pitches with a small number of buildings on site, including the Pavilions building itself. There is also an area of hardstanding for parking and a wooded areas close to the expressway. 1% of the site is Potentially Contaminated Land.


Habitats . . . . . . . . . . . . . . . . .There may be potential for habitats within the wooded area.

Landscape . . . . . . . . . . . . . . .Site provides open space and playing pitches. It has limited landscape value.

Townscape . . . . . . . . . . . . . . Urban Green Space.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. The site is within a Radon area. Potentially contaminated land (pond).

Infrastructure . . . . . . . . . . . . There are floodlights. There is a telecomms mast.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Discussion may be required within Sport England in relation to the loss of, or alternate provision to be made for, the existing open space and playing pitches.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. At present due to the location of the site within the Inner PADHI and the contribution of playing pitches and open space on the site, this site is not considered appropriate for development. There may be opportunities for smaller scale development if the playing pitches can be retained or are considered surplus to requirements.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on Sandy Lane adjacent to the site, and there is a footpath on Picow Farm Road on the opposite side from the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Picow Farm Rd/Sandy Lane.

Train . . . . . . . . . . . . . . . . . . .Runcorn Rail Station (1090m away) - can be accessed along the footpath on Picow Farm Road, this will involve crossing roads that come off Picow Farm Road including the slip roads to the expressway. The site is adjacent to the rail line.

Bus . . . . . . . . . . . . . . . . . . . . .Pavilions (0m away) - there is a bus stop on Sandy Lane adjacent to the site.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Sandy Lane and Picow Farm Road.


Site Access . . . . . . . . . . . . . . Site has existing access, and a planning permission for a new access. However, any development of the site would need to confirm that the existing and proposed access are appropriate.




Infrastructure


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



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




Accessibility


Distance to (m) 146 Quality of Route . .Although the nearest convenience store as the crow flies can be found on Russell Road, it is considered easier to walk to the convenience store on Sandy Lane. There is a footpath along Sandy Lane that is overlooked by residential properties.


Distance to (m) 1370 Quality of Route . .The Old Town District Centre can be accessed along Picow Farm Road and on to High Street. There are footpaths along each of these roads.


Distance to (m) 184 Quality of Route . .Weston Point Primary School can be accessed by crossing Sandy Lane and by walking along the footpath on Castner Avenue.


Distance to (m) 1543 Quality of Route . .There are footpaths across Runcorn Hill that may provide access to The Heath School, however this may not provide the most appropriate route for all school children. However, avoiding Runcorn Hill makes for a much longer walk.

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

Distance to (m) 802 Quality of Route . .The site is adjacent to the Inovyn, Docks and Picow Farm Road employment areas.





Distance to (m) 228 Quality of Route . .Hale View / Beaconsfield Play Area can be accessed via Sandy Lane, Russell Road and Hale View. However, although this is the closest play area as the crow flies Castner Avenue is probably closer on foot. Castner Avenue Playground can be accessed by crossing Sandy Lane.




Green Belt Report






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


It is considered that the development of this site could contribute to the creation of a strong sustainable economy. Whilst improvements to access to the Borough's town, district or local centres would be beneficial. The development of this site could contribute to the range of good quality housing in Halton.


Deliverability

Suitability . . . . . . . . . . . . . . . At present due to the location of the site within an Inner PADHI and the contribution of playing pitches and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements or alternate provision made it is considered that this site may be suitable for small scale development, if each of the physical constraints identified is addressed.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and satisfactory accessibility. The site is identified as a Residential allocation.



Address: . . . . . . . . Sandy Lane, Weston


Site Description

Proposal

Grid Ref: 350348 / 381398


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




Current Use. . . . . . . . . . . . . Woodland, overgrown scrub




Surrounding Uses . . . . . . . . Residential, woodland and school playing fields.

Planning History . . . . . . . . . Application 00/00046/OUT for residential development refused due to inadequate access.




Designations










Ground Conditions . . . . . . . Site appears to slope from west up to the east. The site is very overgrown and does not appear to be maintained.



Landscape . . . . . . . . . . . . . . .Site provides a buffer between the residential area and the school playing fields.

Townscape . . . . . . . . . . . . . . Urban Green Space or buffer.






Connectivity


Cycling . . . . . . . . . . . . . . . . . .Restricted access via Weston Point


Bus . . . . . . . . . . . . . . . . . . . . .Pavilions (114m away). Bus stops on Sandy Lane.

Road . . . . . . . . . . . . . . . . . . This site is accessed from the rear access to properties on Sandy Lane. The access road is single carriage and poorly surfaced.


Site Access . . . . . . . . . . . . . . Access into the site would need to be created and agreed with the Council's Highways Team. This is likely to require the widening of the existing access road and junction with Sandy Lane.



Infrastructure


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



Open Space . . . . . . . . . . . . . Castner Avenue Playground can be accessed via footpath from Sandy Lane and onto Castner Avenue. In addition, Runcorn Hill can be accessed along Sandy Lane and across Weston Road.




Accessibility


Distance to (m) 505 Quality of Route . .The closest convenience store is on Sandy Lane, this can be accessed via Sandy Road. The footpath is overlooked by residential properties.




Distance to (m) 76 Quality of Route . .Weston Point Primary School can be accessed via footpath from Sandy Lane.




Distance to (m) 896 Quality of Route . .Although there are footpaths across Runcorn Hill that may provide access to The Heath Business and Technical Park, it is unlikely to provide the most appropriate route for most business people. However, avoiding Runcorn Hill makes for a much longer walk.





Distance to (m) 288 Quality of Route . .Castner Avenue Playground can be accessed via footpath from Sandy Lane and onto Castner Avenue. In addition, Runcorn Hill can be accessed along Sandy Lane and across Weston Road.



Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development at this time, due to issues with access, residential amenity and its location within a PADHI inner zone.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to signficant physical constraints, have poor connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area.

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

Recommendations . . . . . . . .It is considered that this site could be retained as a Primarily Residential Area. Although the existing allocation of Primarily Residential is still considered appropriate it is not considered appropriate to allocate this site for further residential development.




Site Description

Proposal

Grid Ref: 350400 / 381447


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






Buildings on Site . . . . . . . . . Sheds and garden paraphernalia


Surrounding Uses . . . . . . . . Residential, woodland and school playing fields.


Ownership . . . . . . . . . . . . . . Multiple



Designations










Ground Conditions . . . . . . . Site appears to slope from west up to the east. The site is currently used as garden space and as an access to a property just outside of the site. 33% of the site is Potentially Contaminated Land (quarry).



Landscape . . . . . . . . . . . . . . .The site is made up of residential gardens.

Townscape . . . . . . . . . . . . . . Residential gardens, surrounded by a mix of house types of 1 and 2 storeys.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. Potentially Contaminated Land (quarry).





Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through the site. There is a footpath adjacent to the site on Weston Road.

Cycling . . . . . . . . . . . . . . . . . .Limited access from Weston Road


Bus . . . . . . . . . . . . . . . . . . . . .Minster Court (51m away). There are bus stops on Weston Road.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Weston Road.






Infrastructure





Open Space . . . . . . . . . . . . . Hale View / Beaconsfield Play Area can be accessed via Sandy Lane, Russell Road and Hale View. In addition, Runcorn Hill can be accessed across Weston Road.




Accessibility


Distance to (m) 469 Quality of Route . .The closest convenience store is at Russell Road, it can be accessed via Sandy Lane and Russell Road. Both of these roads have footpaths that are overlooked by residential properties.




Distance to (m) 99 Quality of Route . .Weston Point Primary School can be accessed along footpaths on Weston Road and Sandy Lane and via a footpath from Sandy Lane.









Distance to (m) 320 Quality of Route . .Hale View / Beaconsfield Play Area can be accessed via Sandy Lane, Russell Road and Hale View. Each of these roads has a footpath that is overlooked by residential properties. In addition, Runcorn Hill can be accessed across Weston Road.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as potential BAP Habitat. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. 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.




Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development at this time, due to issues with access, residential amenity and its location within a PADHI inner zone.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area.Although the existing allocation of Primarily Residential is still considered appropriate it is not considered appropriate to allocate this site for further residential development.


397Site Ref:Land between Weston Road and Weston Point Expessway (A557) Map Ref:



Site Description

Proposal

Grid Ref: 350386 / 381192


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




Current Use. . . . . . . . . . . . . Open space, overgrown




Surrounding Uses . . . . . . . . Residential, woodland, road infrastructure and school playing fields.


Ownership . . . . . . . . . . . . . . Unknown



Designations






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




Ground Conditions . . . . . . . This site appears to slope from west to east, with the eastern part of the site sloping very steeply. The site is overgrown. 9% of the site is Potentially Contaminated Land (railway).


Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation within the site that may provide habitats for flora and fauna. Site is within the LCR Nature Improvement Area.

Landscape . . . . . . . . . . . . . . .The site is overgrown Green Space. Although a very narrow strip of land to the east of the site is included, the entire site may also contribute to the wider Runcorn Hill and Heath Parkland Landscape Character Area.

Townscape . . . . . . . . . . . . . .

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. Potentially contaminated land (railway line and sidings).

Infrastructure . . . . . . . . . . . . There are overhead lines to the eastern edge of the site. There is a large watermain runn


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Design the site to take acount of the infrastructure within the site, or relocate the infrastructure.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath to the western boundary of the site.

Cycling . . . . . . . . . . . . . . . . . .Possible access from Cheshyres Lane.


Bus . . . . . . . . . . . . . . . . . . . . .Weston Road (0m away). There are bus stops on Weston Road.




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



Infrastructure





Open Space . . . . . . . . . . . . . Castner Avenue Playground can be accessed via footpath from Sandy Lane and onto Castner Avenue. In addition, Runcorn Hill can be accessed along Sandy Lane and across Weston Road.




Accessibility


Distance to (m) 488 Quality of Route . .The closest convenience store is on Sandy Lane, it can be accessed via the footpath to the west of the site back to Sandy Lane and then along the footpath on Sandy Lane.




Distance to (m) 46 Quality of Route . .Weston Point Primary School can be accessed via the footpath to the western boundary that leads through to Sandy Lane.




Distance to (m) 740 Quality of Route . .Although there are footpaths across Runcorn Hill that may provide access to The Heath Business and Technical Park, it is unlikely to provide the most appropriate route for a most business people. However, avoiding Runcorn Hill makes for much longer walk.





Distance to (m) 129 Quality of Route . .Castner Avenue Playground can be accessed via footpath from Sandy Lane and onto Castner Avenue. In addition, Runcorn Hill can be accessed along Sandy Lane and across Weston Road.



Green Belt Report











Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and satisfactory accessibility. The site is identified as a Green Space.

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

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

398Site Ref:Gardens to the rear of 33-43 Weston Road Map Ref:



Site Description

Proposal

Grid Ref: 350521 / 381360

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests that the site is not developable due to issues with amenity and privacy being maintained.

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






Buildings on Site . . . . . . . . . Sheds, chicken coop and garden paraphernalia


Surrounding Uses . . . . . . . . Residential and Runcorn Hill





Designations










Ground Conditions . . . . . . . The site is in use as garden plots for the adjacent residential properties. 11% of the site is Potentially Contaminated Land (quarry).



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

Townscape . . . . . . . . . . . . . . The site is developed and feels like part of the residential area of Weston.




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


Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through the site. There appears to be a path adjacent to the northern boundary although at present it does not give access to the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Weston Road/ pathway



Road . . . . . . . . . . . . . . . . . . The site is not adjacent to the road network and would need to be access through properties or from adjacent land.






Infrastructure





Open Space . . . . . . . . . . . . . Runcorn Hill is adjacent to the site.



Accessibility


Distance to (m) 620 Quality of Route . .The closest convenience store is located on Russell Road. It can be accessed via Weston Road, Sandy Lane and Russell Road. There are footpaths on each of these roads, but it will require the crossing of both Weston Road and Sandy Lane.








Distance to (m) 714 Quality of Route . .Although there are footpaths across Runcorn Hill that may provide access to The Heath Business and Technical Park, it is unlikely to provide the most appropriate route for most business people. However, avoiding Runcorn Hill makes for much longer walk.





Distance to (m) 382 Quality of Route . .Runcorn Hill is adjacent to the site.




Green Belt Report










Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development at this time, due to issues with access, residential amenity and its location within the inner part of a PADHI.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area.Although the existing allocation of Primarily Residential is still considered appropriate it is not considered appropriate to allocate this site for further residential development.


399Site Ref:Land to the east of Weston Road Map Ref:



Site Description

Proposal

Grid Ref: 350535 / 381198


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




Current Use. . . . . . . . . . . . . Grazing land


Buildings on Site . . . . . . . . . Small open stable / barn

Previous Use . . . . Part of the site was residential development, that has been demolished.


Planning History . . . . . . . . . 07/00006/DEM (PER) - Application for prior approval to demolish existing property at 67 Weston Road (Permitted, 07/02/07). 04/00887/DEM (PER) - Application for the determination whether prior approval of the Local Planning Authority is required for the proposed demolition of a residential property, including site restoration at 75 Weston Road (Permitted, 22/10/04).





Designations




Existing Policy Designations UDP Green Space and Primarily Residential Area.


Conclusion . . . . . . . . . . . . . .Existing Green Space designation is considered appropriate. However, the primarily residential designation is no longer appropriate as this development has been demolished.



Ground Conditions . . . . . . . Site appears to slope from west up to the east. This site is identified as landfill. 88% of the site is Potentially Contaminated Land (quarry).




Townscape . . . . . . . . . . . . . . Greenspace

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. Potentially contaminated land (sandstone quarry). HCBD contamination.

Infrastructure . . . . . . . . . . . . There are overhead lines to the western edge of the site.



Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. It is considered that the development potential of this site would be limited due to contamination issues and the sites location within the Inner Zone of a PADHI.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths through the site and adjacent to the site on Weston Road.

Cycling . . . . . . . . . . . . . . . . . .On road access from Weston Road. PRoW across Heath Park








Infrastructure





Open Space . . . . . . . . . . . . . Runcorn Hill is adjacent to the site.




Accessibility


Distance to (m) 667 Quality of Route . .The closest convenience store is located on Sandy Lane. It can be accessed via Weston Road and Sandy Lane. There are footpaths on each of these roads, but it will require the crossing of both Weston Road and Sandy Lane.













Distance to (m) 313 Quality of Route . .Runcorn Hill is adjacent to the site.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The 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. This site is identified as a Landscape Character Area and as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development at this time, due to issues with contamination and its location within the inner part of a PADHI.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and satisfactory accessibility. The site is identified as a Green Space designation.


Recommendations . . . . . . . .This site is not considered appropriate for development at this time, due to issues with contamination and its location within the inner part of a PADHI.


400Site Ref:Land adjacent to Weston Court Map Ref:



Site Description

Proposal

Grid Ref: 350544 / 380955

Proposal: . . . . . . . . . . . . . . . . No known proposals for this site. SHLAA suggests that the site is not developable due to contamination.

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



Brownfield/Greenfield . . . . Predominantly greenfield

Current Use. . . . . . . . . . . . . Grazing land, parking area and landscaped grass area.



Previous Use . . . . Part of the site was residential development, that has been demolished.


Planning History . . . . . . . . . 04/00068/FUL (PER) - Proposed car park (for 8 cars) with separate access from Weston Road on Land Adjacent To 4 Prospect Row (Permitted, 24/03/04).





Designations






Conclusion . . . . . . . . . . . . . .The existing primarily residential designation is no longer considered appropriate as this development has been demolished.



Ground Conditions . . . . . . . There is an area of car park within the site for the adjacent residential area. The site is at a level slightly raised from the road with a slight undulation within the site. 68% of the site is Potentially Contaminated Land (quarry).




Townscape . . . . . . . . . . . . . . Greenspace

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. Potentially contaminated land (sandstone quarry). HCBD contamination.

Infrastructure . . . . . . . . . . . . There are overhead lines within the site.



Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. It is considered that the development potential of this site would be limited due to contamination issues and the sites location within the Inner Zone of a PADHI.


Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .On road access from Weston Rd, PRoW across Heath Park Land to Highlands road


Bus . . . . . . . . . . . . . . . . . . . . .The Prospect (26m away). There are bus stops on Weston Road.






Infrastructure





Open Space . . . . . . . . . . . . . Castner Avenue Playground can be accessed via footpath along Weston Road, onto Sandy Lane and onto Castner Avenue. In addition, Runcorn Hill can be accessed along Sandy Lane and across Weston Road.




Accessibility















Distance to (m) 329 Quality of Route . .Castner Avenue Playground can be accessed via footpath along Weston Road, onto Sandy Lane and onto Castner Avenue. In addition, Runcorn Hill can be accessed along Sandy Lane and across Weston Road.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as potential BAP Habitat. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. 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. This site is identified as a Landscape Character Area and as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.




Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and satisfactory accessibility. The site is identified as a Green Space designation.



401Site Ref:Land between 74 and 88 Weston Road Map Ref:



Site Description

Proposal

Grid Ref: 350448 / 381006


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




Current Use. . . . . . . . . . . . . Scrub and open space for the Scout Hut




Surrounding Uses . . . . . . . . Scout hut, the Prospect Inn, residential and scrub





Designations




Existing Policy Designations Primarily residential Area


Conclusion . . . . . . . . . . . . . .Existing Primarily Residential Area designation is considered appropriate, however, given its current use, it may be more appropriate to identify the site as Green Space.




Ground Conditions . . . . . . . Greenfield site. Overgrown with vegetation and trees. Site slopes steeply from west up to the east.


Habitats . . . . . . . . . . . . . . . . .There are trees and vegetation within the site that may provide habitats for flora and fauna. Part of the site is within the LCR Nature Improvement Area.

Landscape . . . . . . . . . . . . . . .The site is overgrown with trees and vegetation.

Townscape . . . . . . . . . . . . . . The site provides a gap in the residential building line.






Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through the site. There is a footpath on Weston Road on the other side of the road from the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Weston Road








Infrastructure









Accessibility
















Other facilities and Amenities The site is adjacent to both the Prospect Inn Public House and the Scout Hut.


Green Belt Report











Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area.It is considered appropriate to identify this site as a Green Space designation.

Recommendations . . . . . . . .It is considered appropriate to identify this site as a Green Space designation.

402Site Ref:Land adjacent to 90 Weston Road Map Ref:



Site Description

Proposal

Grid Ref: 350490 / 380926


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








Surrounding Uses . . . . . . . . Residential, grazing land and scrub





Designations










Ground Conditions . . . . . . . Greenfield site. Overgrown with vegetation and trees. Site slopes from west up to the east.



Landscape . . . . . . . . . . . . . . .The site is overgrown with trees and vegetation.

Townscape . . . . . . . . . . . . . . The site provides a gap in the residential building line.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. This site is within a PADHI (outer zone) for Inovyn Vinyls. Site is within the consultation zone for the Sabic pipeline.




Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. Development in the area will be limited at present due to its location within the the inner zone of a PADHI. If circumstances change 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. There is a footpath on Weston Road on the other side of the road from the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Weston Road / Cheshyres Lane.









Infrastructure









Accessibility


















Green Belt Report











Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and satisfactory accessibility. The site is identified as a Green Space designation.


Recommendations . . . . . . . .This site is not considered appropriate for development at this time, due to issues with contamination and its location within the inner part of a PADHI.


403Site Ref:Heathside Day Nursery Map Ref:

Address: . . . . . . . . Heath Road South, Weston


Site Description

Proposal

Grid Ref: 350854 / 381082


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




Current Use. . . . . . . . . . . . . Childrens' Day Nursery


Buildings on Site . . . . . . . . . Day nursery, single storey building


Surrounding Uses . . . . . . . . Open space, residential and the car park for The Heath Business and Technical Park


Ownership . . . . . . . . . . . . . . Network Nurseries Ltd



Designations






Conclusion . . . . . . . . . . . . . .It is considered that it may be appropriate to amend the current designation to more appropriately reflect the current use of the site.




Ground Conditions . . . . . . . The site is already developed, with a single storey nursery building, parking area and play area on the site.






Infrastructure . . . . . . . . . . . . There is a PADHI pipeline within the site.


Mitigation . . . . . . . . . . . . . . .Any development would need to give consideration to the amenity of the adjacent residential properties. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. As this site is currently in use it is not considered appropriate for development.

Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .Access from Heath Road South.


Bus . . . . . . . . . . . . . . . . . . . . .Water Tower (106m away). There are bus stops on Heath Road.






Infrastructure


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



Open Space . . . . . . . . . . . . . Heath Park. There is also a childrens' play area adjacent to Weston Primary School.




Accessibility


Distance to (m) 1001 Quality of Route . .Not in immediate vicinity of a Local Centre. Ascot Avenue Local Centre can be accessed along the footpaths on Heath Road, Clifton Road and Ascot Avenue. Or alterntatively by walking into the Weston residential area and along Lambsickle Lane all the to Ashbourne Avenue and then onto Ascot Avenue.


Distance to (m) 1802 Quality of Route . .Not in immediate vicinity of a Town Centre. The Old Town can be accessed all the way down 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.

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

Distance to (m) 477 Quality of Route . .Weston Primary School can be access along Heath Road South, Montpelier Avenue and Lambsickle Lane. Each of the roads has footpaths that are overlooked by residential development.


Distance to (m) 824 Quality of Route . .The Heath School can be accessed via Heath Road South, across the Heath Park and Clifton Road, there are footpaths along these roads.


Distance to (m) 314 Quality of Route . .The Heath Business and Technical Park is across the road from the site and can be accessed via Heath Road South.



Distance to (m) 1119 Quality of Route . . Heath Road Medical Centre can be accessed via Heath Road South.


Distance to (m) 393 Quality of Route . .Heath Park. There is also a childrens' play area adjacent to Weston Primary School.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as potential BAP Habitat. The development of this site is unlikely to impact on the water quality and resources of the Borough. The 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. This site is identified as a Landscape Character Area and as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.


It is considered that this site would have a negligible or limited impact on the local economy or employment. Whilst improvements to access to the Borough's town, district or local centres would be beneficial. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

Suitability . . . . . . . . . . . . . . . As this site is currently in use it is not considered appropriate for development. It is also located within the inner part of a PADHI, which limits development.

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




It is considered that this site could be retained as a Green Space, or alternate designation given that better reflects its current use.


404Site Ref:Gardens to the rear of 14-20 Heath Road South Map Ref:



Site Description

Proposal

Grid Ref: 350851 / 381029


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








Surrounding Uses . . . . . . . . Residential, Day Nursery and Green Space.





Designations










Ground Conditions . . . . . . . The site is in use as garden plots for the adjacent residential properties.










Connectivity

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



Bus . . . . . . . . . . . . . . . . . . . . .Water Tower (60m away). There are bus stops on Heath Road, although this would need to be accessed through the adjacent vacant Green Space or through the residential area.

Road . . . . . . . . . . . . . . . . . . The site is not adjacent to the road network and would need to be access through properties or from adjacent site.



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



Infrastructure









Accessibility


Distance to (m) 1016 Quality of Route . .Not in immediate vicinity. Ascot Avenue Local Centre can be accessed along the footpaths on Heath Road, Clifton Road and Ascot Avenue. Or alterntatively by walking into the Weston residential area and along Lambsickle Lane all the to Ashbourne Avenue and then onto Ascot Avenue.
















Green Belt Report







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




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may have been suitable for development alongside wider development in the area. It is unlikely to be suitable as a development on its own, due to access and amenity issues. However, development in the area will not be possible due to its location within the inner zone of a PADHI.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have limited connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area.Although the existing allocation of Primarily Residential is still considered appropriate it is not considered appropriate to allocate this site for further residential development.


405Site Ref:Land to the rear of Ashton Close and Heath Road South Map Ref:



Site Description

Proposal

Grid Ref: 350801 / 380880

Proposal: . . . . . . . . . . . . . . . . No known proposals for this site. The SHLAA suggests that this site is not developable for residential development.

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






Buildings on Site . . . . . . . . . Barn / Stable


Surrounding Uses . . . . . . . . Residential and lagoons.





Designations






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




Ground Conditions . . . . . . . Greenfield site. Site is generally flat. 1% of the site is Potentially Contaminated Land.


Habitats . . . . . . . . . . . . . . . . .Site is within the LCR Nature Improvement Area.


Townscape . . . . . . . . . . . . . . Grazing and green space, adjacent to residential development.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. This site is within a PADHI (outer) for Inovyn Chlor Vinyls.





Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site to the rear of Ashton Close and through to Weston Road.

Cycling . . . . . . . . . . . . . . . . . .Informal path off Heath Road South



Road . . . . . . . . . . . . . . . . . . The site has a small area adjacent to the Heath Road, with the remainder behind properties on Heath Road, Weston Road and Ashton Close.






Infrastructure









Accessibility


Distance to (m) 1002 Quality of Route . .Not in immediate vicinity of a Local Centre. Ascot Avenue Local Centre can be accessed along the footpaths on Heath Road, Clifton Road and Ascot Avenue. Or alterntatively by walking into the Weston residential area and along Lambsickle Lane all the to Ashbourne Avenue and then onto Ascot Avenue.


Distance to (m) 1867 Quality of Route . .Not in immediate vicinity of a Town Centre. The Old Town can be accessed all the way down Heath Road and on to Bridge Street and into the town. There are footpaths on each of these roads and in the residential areas they are overlooked.














Green Belt Report







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




Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and satisfactory accessibility. The site is identified as a Green Space designation.



406Site Ref:Land at The Heath Business and Technical Park Map Ref:R57



Site Description

Proposal

Grid Ref: 351028 / 381013

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 102 dwellings.


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



Current Use. . . . . . . . . . . . . Car parking, woodland and open space within The Heath Business and Technical Park




Surrounding Uses . . . . . . . . Residential and The Heath Business and Technical Park

Planning History . . . . . . . . . 12/00100/OUT (Permitted, 07/01/16) - Outline planning application (with all matters reserved) for construction of up to 53 residential dwellings at Land To The South Of Progress House The Heath Business & Technical Park.




Designations






Conclusion . . . . . . . . . . . . . .It is considered that the existing Primarily Employment designation is appropriate, however, residential development may also be considered.






Habitats . . . . . . . . . . . . . . . . .There are TPO trees (110) and wooded areas within the site that may provide habitats.

Landscape . . . . . . . . . . . . . . .TPO trees (110).

Townscape . . . . . . . . . . . . . . Mix of residential and office.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. There is an area of potentially contaminated land (drain, lighting pole, pond and marsh).

Infrastructure . . . . . . . . . . . . There is a PADHI pipeline within the site. Pylon within site and lines overhead.


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


Connectivity


Cycling . . . . . . . . . . . . . . . . . .Possible on road access from Heath Road South/ Heath Business Park



Road . . . . . . . . . . . . . . . . . . The site is adjacent to Heath Road South and the internal road network within the Heath Business and Technical Park.


Site Access . . . . . . . . . . . . . . Site has existing access, however, any development of the site would need to confirm that the existing access is appropriate. There may also be potential to take access through Hamlin Close.



Infrastructure


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



Open Space . . . . . . . . . . . . . Heath Park can be accessed through the Heath Business and Technical Park and across Heath Road. There is also a childrens' play area adjacent to Weston Primary School.




Accessibility


Distance to (m) 716 Quality of Route . .Ascot Avenue Local Centre can be accessed along the footpaths on Heath Road, Clifton Road and Ascot Avenue. Or alterntatively by walking into the Weston residential area, along Lambsickle Lane on to Ashbourne Avenue and then onto Ascot Avenue.


Distance to (m) 1731 Quality of Route . .Not in the immediate vicinity of a Town Centre. The Old Town can be accessed via Heath Road and 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) 119 Quality of Route . .The site is within Heath Business and Technical Park.





Distance to (m) 147 Quality of Route . .Heath Park can be accessed through the Heath Business and Technical Park and across Heath Road. There is also a childrens' play area adjacent to Weston Primary School.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as potential BAP Habitat. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site 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.




Deliverability

Suitability . . . . . . . . . . . . . . . Development in the area will be limited at present due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.It is noted that this site has planning permission for 53 dwellings, therefore it is considered suitable for this level of residential development.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and good accessibility. .

It is considered that this site could be identified as a residential allocation in line with the current planning permission.

Recommendations . . . . . . . .Planning permission for 53 dwellings, is considered appropriate and a residential allocation in line with permission.

407Site Ref:Land at The Heath Business and Technical Park Map Ref:



Site Description

Proposal

Grid Ref: 351135 / 380995


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




Current Use. . . . . . . . . . . . . Openspace / landscaping




Surrounding Uses . . . . . . . . The Heath Business and Technical Park - offices, parking and landscaping

Planning History . . . . . . . . . 06/00594/OUT (PER) - Proposed creation of up to 17,350 square metres of new B1 business accommodation across 8 No. individual sites (with a maximum height of 3 storeys) and car parking within The Heath Business And Technical Park (Permitted, 19/10/06).




Designations






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




Ground Conditions . . . . . . . Greenfield site. Site is generally flat. 37% of the site is Potentially Contaminated Land (Pond / marsh).


Habitats . . . . . . . . . . . . . . . . .There are TPO trees (110) within the site that may provide habitats.

Landscape . . . . . . . . . . . . . . .TPO trees (110).

Townscape . . . . . . . . . . . . . . Business Park and office development.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn. There is an area of potentially contaminated land (pond and marsh).

Infrastructure . . . . . . . . . . . . There is a PADHI pipeline within the site. There is a mobile mast within the site.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. The mobile mast may need to be relocated.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpaths along the roads throughout the Heath Business Park.

Cycling . . . . . . . . . . . . . . . . . .Only access from Heath Business site


Bus . . . . . . . . . . . . . . . . . . . . .Water Tower (197m away)

Road . . . . . . . . . . . . . . . . . . The site is adjacent to the internal road network within the Heath Business and Technical Park.





Infrastructure









Accessibility


Distance to (m) 719 Quality of Route . .Ascot Avenue Local Centre can be accessed along the footpaths through the Business Park and on Heath Road, Clifton Road and Ascot Avenue. Or alterntatively by walking into the Weston residential area, along Lambsickle Lane on to Ashbourne Avenue and then onto Ascot Avenue.


Distance to (m) 1831 Quality of Route . .Not in immediate vicinity of a Town Centre. The Old Town can be accessed via Heath Road and on to Bridge Street and into the town. There are footpaths on each of these roads and in the residential areas they are overlooked.














Green Belt Report







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


It is considered that the development of this site could contribute to the creation of a sustainable economy. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and satisfactory accessibility. The site is identified as a Primarily Employment Area designation.

It is considered that this site could be retained as a Primarily Employment Area.

Recommendations . . . . . . . .Development in the area will be limited at present due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. It is considered that this site could be retained as a Primarily Employment Area.

408Site Ref:Land adjacent to Weston Crescent Map Ref:R06



Site Description

Proposal

Grid Ref: 350977 / 380817










Surrounding Uses . . . . . . . . Residential and The Heath Business and Technical Park

Planning History . . . . . . . . . Applications refused (04/00151/FUL) for 9 dwgs and (04/00432/FUL) for 8 dwgs, due to over intensification.




Designations










Ground Conditions . . . . . . . Greenfield site. Site is overgrown but appears generally flat.




Townscape . . . . . . . . . . . . . . Residential.


Infrastructure . . . . . . . . . . . . There are overhead lines to the western edge of the site.




Connectivity


Cycling . . . . . . . . . . . . . . . . . .Possible access from Heath Road South.


Bus . . . . . . . . . . . . . . . . . . . . .Water Tower (106m away)






Infrastructure









Accessibility


Distance to (m) 819 Quality of Route . .Ascot Avenue Local Centre can be accessed along the footpaths through the Business Park and on Heath Road, Clifton Road and Ascot Avenue. Or alterntatively by walking into the Weston residential area and along Lambsickle Lane all the way to Ashbourne Avenue and then onto Ascot Avenue. There is however a convenience store closer, further along Heath Road South.




Distance to (m) 177 Quality of Route . .Weston Primary School can be accessed along Heath Road South, Montpelier Avenue and Lambsickle Lane. Each of the roads has footpaths that are overlooked by residential development.












Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . Development in the area will be limited at present due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.Limited residential development may be appropriate in line with surrounding development.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area designation.

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

Recommendations . . . . . . . .Development in the area will be limited at present due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. It is considerd that this site may be appropriate for residential allocation.

409Site Ref:Watmores Turf and Garden Supplies Map Ref:

Address: . . . . . . . . Bankes Lane, Weston


Site Description

Proposal

Grid Ref: 350777 / 380445


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




Current Use. . . . . . . . . . . . . B8 Warehousing and distribution (Garden supply merchants yard) & Residential


Buildings on Site . . . . . . . . . Single storey brick building to North East, stone folly at southern entrance, range of timber and metal outbuildings, substantial brick wall.


Surrounding Uses . . . . . . . . Residential to north, open space to south, road infrastructure to east.





Designations


Heritage . . . . . . . . . . . . . . . . Listed Building (The Grange) within 50m of the site boundary, Site Boundary is within a Conservation Area (Weston Village).




Conclusion . . . . . . . . . . . . . .Existing Primarily Residential Designation may not be considered appropriate. This site may need to be redesignated to better suit its current uses.




Ground Conditions . . . . . . . Sloping down to south west. 9% of the site is Potentially Contaminated Land.

Heritage . . . . . . . . . . . . . . . . . The site lies in within Weston Village Conservation Area. Listed Building (The Grange) within 50m of the site boundary.


Landscape . . . . . . . . . . . . . . .Mature trees and shrubs to west of site, open space opposite site.

Townscape . . . . . . . . . . . . . . Village centre character, low density, semi-rural.

Pollution . . . . . . . . . . . . . . . .Weston Point Expressway in close proximity (noise, air), ICI site in close proximity. Visual pollution of pylons and industrial chimney stacks. The site is within a mix of inner and middle PADHI zone for a variety of users. Part of the site is within the outer zone for a PADHI pipeline.



Mitigation . . . . . . . . . . . . . . .Woodland buffer. Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration of the heritage value of the site in relation to the Conservation Area and the proximity of the Listed Building.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site on Bankes Lane. Provides good access to nearby village amenities.

Cycling . . . . . . . . . . . . . . . . . .On road access from Bankes Lane.


Bus . . . . . . . . . . . . . . . . . . . . .Weston Cross (45m away)

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Bankes Lane.


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




Infrastructure




Community . . . . . . . . . . . . . .Church, two PHs and village store within walking distance

Open Space . . . . . . . . . . . . . Abundance of open space, grassed area opposite and further area over Weston Road




Accessibility


Distance to (m) 1090 Quality of Route . .Although the closest Local Centre is at Ascot Avenue. There is a convenience store a short walk over the open space, with two minor road crossings.




Distance to (m) 373 Quality of Route . .Weston Primary School can be accessed along the footpath across the open space in front of the site and on to Heath Road South and Lambsickle Lane. Each of the roads has footpaths that are overlooked by residential development.


Distance to (m) 1130 Quality of Route . .The Heath School can be accessed via can be accessed along the footpath across the open space in front of the site and on to Heath Road South then it is possible to walk along this road to Heath Park and along Clifton Road, or to walk along Lambsickle Lane and through the residential area off Ascot Avenue and on to Clifton Road.


Distance to (m) 727 Quality of Route . .The Heath Business and Technical Park can be accessed along the footpath across the open space in front of the site and on to Heath Road South and Lambsickle Lane.



Distance to (m) 1679 Quality of Route . . Heath Road Medical Centre can be accessed via Heath Road South. This will include walking down the hill that is Heath Road south (and back up on the return).


Distance to (m) 305 Quality of Route . .Immediately opposite, across minor road



Green Belt Report







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




Deliverability


Availability . . . . . . . . . . . . . .In use.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area designation.

It is considered that this site could be retained as a Primarily Residential Area.

Recommendations . . . . . . . .Development in the area will be limited at present due to its current uses and due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. It is considered that this site could be retained as a Primarily Residential Area.

410Site Ref:Land to west of Bankes Lane Map Ref:

Address: . . . . . . . . Manor Farm Yard, Weston


Site Description

Proposal

Grid Ref: 350841 / 380398


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




Current Use. . . . . . . . . . . . . Part open space, part stables/vacant agricultural barn


Buildings on Site . . . . . . . . . Large stone stable with slate roof, stone barn/stable with slate roof fronting road.


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





Designations


Heritage . . . . . . . . . . . . . . . . Weston Village Conservation Area and adjacent to a listed building (Manor Farm House).




Conclusion . . . . . . . . . . . . . .Existing Primarily Residential Designation may not be considered appropriate. This site may need to be redesignated to better suit its current uses.




Ground Conditions . . . . . . . Sloping away down to west. Site has stabling on the site. There is also an area used as a muck heap.

Heritage . . . . . . . . . . . . . . . . . The site lies within Weston Village Conservation Area, and next to a listed building (Manor Farm House).



Townscape . . . . . . . . . . . . . . Semi-rural village character, buildings on site contribute to local character.

Pollution . . . . . . . . . . . . . . . .Weston Point Expressway in close proximity (noise, air), ICI site in close proximity. Visual pollution of pylons and industrial chimney stacks. The site is within a mix of inner and middle PADHI zone for a variety of users. Part of the site is within the outer zone for a PADHI pipeline.



Mitigation . . . . . . . . . . . . . . .Woodland buffer. Consultation with the HSE would be required in relation to the PADHI. Consideration of existing uses and potential for relocation. Consideration of the heritage value of the site in relation to the Conservation Area and the proximity of the Listed Building.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site on Bankes Lane. Provides good access to nearby village amenities.

Cycling . . . . . . . . . . . . . . . . . .On road access from Bankes Lane.



Road . . . . . . . . . . . . . . . . . . Site is adjacent to Bankes Lane.


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

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



Infrastructure




Community . . . . . . . . . . . . . .Church, two PHs and village store within walking distance

Open Space . . . . . . . . . . . . . Abundance of open space, grassed area opposite and further area over Weston Road




Accessibility


Distance to (m) 1062 Quality of Route . .Although the closest Local Centre is at Ascot Avenue. There is a convenience store a short walk over the open space, with two minor road crossings.




Distance to (m) 366 Quality of Route . .Weston Primary School can be accessed along the footpath across the open space in front of the site and on to Heath Road South and Lambsickle Lane. Each of the roads has footpaths that are overlooked by residential development.


Distance to (m) 1124 Quality of Route . .The Heath School can be accessed via can be accessed along the footpath across the open space in front of the site and on to Heath Road South then it is possible to walk along this road to Heath Park and along Clifton Road, or to walk along Lambsickle Lane and through the residential area off Ascot Avenue and on to Clifton Road.


Distance to (m) 740 Quality of Route . .The Heath Business and Technical Park can be accessed along the footpath across the open space in front of the site and on to Heath Road South and Lambsickle Lane.



Distance to (m) 1695 Quality of Route . . Heath Road Medical Centre can be accessed via Heath Road South. This will include walking down the hill that is Heath Road south (and back up on the return).


Distance to (m) 303 Quality of Route . .Immediately opposite, across minor road



Green Belt Report







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




Deliverability


Availability . . . . . . . . . . . . . .In use.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and satisfactory accessibility. The site is identified as a Primarily Residential Area designation.

It is considered that this site could be retained as a Primarily Residential Area.

Recommendations . . . . . . . .Development in the area will be limited at present due to its current uses and due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. It is considered that this site could be retained as a Primarily Residential Area.

411Site Ref:Land at corner of Heath Road South and Cavendish Farm Road Map Ref:

Address: . . . . . . . . Cavendish Farm Road, Weston


Site Description

Proposal

Grid Ref: 350912 / 380414


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




Current Use. . . . . . . . . . . . . Open space - amenity grassland




Surrounding Uses . . . . . . . . Residential, open space, employment





Designations


Heritage . . . . . . . . . . . . . . . . Weston Village Conservation Area, two Listed Buildings within close proximity.








Ground Conditions . . . . . . . Greenfield site. Gently sloping down to west.

Heritage . . . . . . . . . . . . . . . . . The site lies within Weston Conservation Area, and forms the context for two listed buildings, including Cavendish Farm House.


Landscape . . . . . . . . . . . . . . .Feature trees to roadside, mature hedgerows and trees to boundaries.

Townscape . . . . . . . . . . . . . . Semi-rural village, low density.

Pollution . . . . . . . . . . . . . . . .Road noise, close proximity of ICI site. Part of this site is within a PADHI (inner zone) for Mexichem Fluor and Inovyn, and part is within the middle zone. The site is also within the middle zone of the PADHI for Inovyn Vinyls. Part of the site is within the outer zone for a PADHI pipeline.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration of the heritage value of the site in relation to the Conservation Area and the proximity of the Listed Building.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. Development of the site is limited by the inner PADHI and by the current uses. The site is, in effect, a village green, and provides the setting for grade II listed buildings Manor House Farm and The Old Hall.

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath through site. Good access to amenities.

Cycling . . . . . . . . . . . . . . . . . .Access from Cavendish Farm Rd.



Road . . . . . . . . . . . . . . . . . . At corner of Heath Road South and Cavendish Farm Road.



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


Infrastructure




Community . . . . . . . . . . . . . .Church, two Public Houses and village store within walking distance

Open Space . . . . . . . . . . . . . The site is open space, more open space lies opposite, over Heath Road South.




Accessibility


Distance to (m) 993 Quality of Route . .Although the closest Local Centre is at Ascot Avenue. There is a convenience store a very short walk along the footpath on Heath Road South.




Distance to (m) 302 Quality of Route . .Weston Primary School can be accessed along the footpath on Heath Road South and onto Lambsickle Lane, which is well overlooked by residential properties.


Distance to (m) 1058 Quality of Route . .The Heath School can be accessed via the footpath on Heath Road South leading to Heath Park and Clifton Road, or along Lambsickle Lane and through the residential area off Ascot Avenue and onto Clifton Road.


Distance to (m) 694 Quality of Route . .The Heath Business and Technical Park can be accessed along the footpath on Heath Road South and then onto Lambsickle Lane.



Distance to (m) 1648 Quality of Route . . Heath Road Medical Centre can be accessed via Heath Road South. This will include walking down the hill that is Heath Road South (and uphill on the return).


Distance to (m) 243 Quality of Route . .The site is open space, more open space lies opposite, over Heath Road South.



Green Belt Report







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




Deliverability






It is considered appropriate to retain Green Space designation.

Recommendations . . . . . . . .Development in the area will be limited at present due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. For the time-being it is considered appropriate to retain the site as Green Space.

412Site Ref:Land south of Weston Primary School Map Ref:

Address: . . . . . . . . Land off weaver Road


Site Description

Proposal

Grid Ref: 351133 / 380492


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




Current Use. . . . . . . . . . . . . Open pasture/ grassland




Surrounding Uses . . . . . . . . Residential, Education, Open space





Designations


Heritage . . . . . . . . . . . . . . . . Listed Building within Site Boundary (Cavendish Farm House), Weston Village Conservation Area within 50m of the site boundary.








Ground Conditions . . . . . . . Greenfield site. Generally flat.

Heritage . . . . . . . . . . . . . . . . . Cavendish Hall Farm a Grade II Listed Building is adjacent to the site. Weston Conservation Area is within 50m of the site boundary.


Landscape . . . . . . . . . . . . . . .Grassed banks to south and east, mature trees to boundaries

Townscape . . . . . . . . . . . . . . Semi- rural / Suburban medium density housing.

Pollution . . . . . . . . . . . . . . . .Some road noise, potential contamination from ICI. Majority of the site is within the Inner Zone of the PADHI for Mexichem Fluor and Inovyn. The site is also within the outer zone for the PADHI for Inovyn. The site is also with the in middle and outer zone for a PADHI pipeline.



Mitigation . . . . . . . . . . . . . . .Development may require screening from housing in the form of a landscaped buffer. Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration of the heritage value of the site in relation to the Conservation Area and the proximity of the Listed Building.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. The site is within an inner PADHI. The site is well screened by trees which, along with adjacent roads, provide strong boundaries.

Connectivity

Walking . . . . . . . . . . . . . . . . .Access via residential area to village centre.

Cycling . . . . . . . . . . . . . . . . . .No immediate access.


Bus . . . . . . . . . . . . . . . . . . . . .Cavendish Farm Road (20m away)

Road . . . . . . . . . . . . . . . . . . Off Weaver Road cul-de-sac, Cavendish Farm Road lies to the south.


Site Access . . . . . . . . . . . . . . Pedestrian access, access potential from Weaver Road. Access into the site would need to be created and agreed with the Council's Highways Team.



Infrastructure




Community . . . . . . . . . . . . . .Church, PH, village store within walking distance

Open Space . . . . . . . . . . . . . Abundance of open space




Accessibility


Distance to (m) 680 Quality of Route . .Although the closest Local Centre is at Ascot Avenue. There is a convenience store along the footpath on Heath Road South.




Distance to (m) 93 Quality of Route . .Weston Primary School is adjacent to this site.


Distance to (m) 766 Quality of Route . .The Heath School can be accessed via the footpath on Heath Road South leading to Heath Park and Clifton Road, or along Lambsickle Lane and through the residential area off Ascot Avenue and onto Clifton Road.


Distance to (m) 514 Quality of Route . .The Heath Business and Technical Park can be accessed along the footpath on Heath Road South and onto Lambsickle Lane.



Distance to (m) 1425 Quality of Route . . Heath Road Medical Centre can be accessed via Heath Road South. This will include walking down the hill that is Heath Road South (and uphill on the return).


Distance to (m) 92 Quality of Route . .Adjacent paddock and playing field. Playground at Weaver Road



Green Belt Report







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




Deliverability





SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have limited connectivity and satisfactory accessibility. The site is identified as a Green Space designation.

It is considered appropriate to retain Green Space designation.

Recommendations . . . . . . . .Development in the area will be limited at present due to its location within the the inner zone of a PADHI. If circumstances change it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed. For the time-being it is considered appropriate to retain the site as Green Space.

413Site Ref:Land at Ashville Industrial Estate Map Ref:

Address: . . . . . . . . Ashville Way


Site Description

Proposal

Grid Ref: 353077 / 379407


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




Current Use. . . . . . . . . . . . . Employment, hardstanding and overgrown scrub.


Buildings on Site . . . . . . . . . Jenkinson Forest Products buildings.


Surrounding Uses . . . . . . . . Employment


Ownership . . . . . . . . . . . . . . A.W Jenkinson Forest Products are on part of this site. Remaining owners are unknown (Not Council)



Designations




Existing Policy Designations Green Space, Primarily Employment Area


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



Flood Risk . . . . . . . . . . . . . . . 18 % of the site is within Flood Zone 3A - high risk, and will require a Flood Risk Assessment.

Ground Conditions . . . . . . . Brownfield site. Site is generally flat. Most of site covered by hardstanding. 36% of the site is Potentially Contaminated Land (Refuse tip, pond, works and filter bed).



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

Townscape . . . . . . . . . . . . . . Site is partly in use for employment uses and

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (outer zone) for Mexichem Fluor and Inovyn. PADHI Pipeline (Inner, Middle and Outer) for Sabic Pipeline.

Infrastructure . . . . . . . . . . . . Large water main through the site.


Mitigation . . . . . . . . . . . . . . .HSE should be consulted in relation to the PADHI and PADHI pipeline. 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. The site is developed, it may be considered appropriate for redevelopment for employment uses.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on Ashville Way on the opposite side of the road from the site.

Cycling . . . . . . . . . . . . . . . . . .On Road Access( Busy Road).


Bus . . . . . . . . . . . . . . . . . . . . .Works Cottages (272m away) - There are bus stops on Chester Road and Wood Lane.

Road . . . . . . . . . . . . . . . . . . The site is located on Ashville Way


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

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


Infrastructure









Accessibility


Distance to (m) 799 Quality of Route . .The closest local centre is at Beechwood this can be accessed by walking along Ashville Way, crossing the A557, onto Halton Station Road, crossing the road, walking along Wood Lane and through the Beechwood residential area.


Distance to (m) 1674 Quality of Route . .Not in immediate vicinity of a Town Centre. The town centre can be accessed via Ashville Way, crossing the A557, onto Halton Station Road, crossing onto Wood Lane and onto Palacefields Avenue and down into Runcorn Shopping Centre.

Primary School . . . . . . . . . . .The closest Primary School is Hillview Primary School.

Distance to (m) 566 Quality of Route . .Hillview Primary School can be accessed via Ashville Way, crossing the A557, onto Halton Station Road, crossing over the road, along Wood Lane and through the Beechwood residential area.




Distance to (m) 105 Quality of Route . .The site is within Ashville Industrial Estate.



Distance to (m) 1744 Quality of Route . . The town centre can be accessed by walking along Ashville Way, crossing the A557, walking along Halton Station Road, crossing over the road, walking along Wood Lane and onto Palacefields Avenue and down past the hospital to Hallwood Health Centre.

Open Space . . . . . . . . . . . . . The Glen Open Space




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.This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas.


It is considered that the development of this site could contribute to the creation of a sustainable economy. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.


Deliverability

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

Availability . . . . . . . . . . . . . .Site is already developed



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and poor 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.

445Site Ref:The Heath Play Area and Pond Map Ref:

Address: . . . . . . . . Park Road


Site Description

Proposal

Grid Ref: 350962 / 381569


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




Current Use. . . . . . . . . . . . . Childrens' Play Area and Pond


Buildings on Site . . . . . . . . . Only play structures


Surrounding Uses . . . . . . . . Residential and open space (Playing Pitches).





Designations










Ground Conditions . . . . . . . Site is undulating. There is a pond within the site. The site is a mix of greenfield, hardstanding for parking and play surfaces to allow for the childrens play area. 98% of the site is Potentially Contaminated Land (Rifle Range, Pond).


Habitats . . . . . . . . . . . . . . . . .There are trees on site that may provide habitats.



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



Mitigation . . . . . . . . . . . . . . .This site is currently developed and in use, any alternative uses would need to relocate the existing use. Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA. 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. However, at present due to the contribution of childrens play area, pond and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements it is considered that this site may be suitable for development.

Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .Good cycle access across site and leading to.


Bus . . . . . . . . . . . . . . . . . . . . .Heath Drive (197m away)

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Park Road.






Infrastructure





Open Space . . . . . . . . . . . . . Site is a play area.



Accessibility


Distance to (m) 679 Quality of Route . .Langdale Road Local Centre can be accessed via footpaths on Park Road, Heath Road and Langdale Road.






Distance to (m) 764 Quality of Route . .The Heath School can be accessed via footpath adjacent to the site along Park Road, onto Heath Road and then Clifton Road. These footpaths are partly overlooked by residential development.


Distance to (m) 457 Quality of Route . .The Heath Business and Technical Park can be accessed across the adjacent open space and across Heath Road South.



Distance to (m) 693 Quality of Route . . Heath Road Medical Centre can be accessed via the footpath on Park Road and onto Heath Road.


Distance to (m) 0 Quality of Route . .Site is a play area.




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 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. This site is identified as a Landscape Character Area and as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . At present due to the contribution of Childrens Play Area, Pond and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements it is considered that this site may be suitable for development, if each of the physical constraints can be addressed.

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



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and good accessibility. The site is identified as a Green Space designation.It is considered appropriate to retain the Green Space designation.

Recommendations . . . . . . . .At present due to the contribution of Childrens Play Area, Pond and open space on the site, this site is not considered appropriate for development. It is considered appropriate to retain the Green Space designation.

446Site Ref:The Heath Office Map Ref:

Address: . . . . . . . . Land at the Heath Business and Technical Park, heath Road South


Site Description

Proposal

Grid Ref: 351316 / 381001


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



Brownfield/Greenfield . . . . Mostly greenfield

Current Use. . . . . . . . . . . . . Open space and parking.




Surrounding Uses . . . . . . . . The Heath Business and Technical Park - offices and parking





Designations






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




Ground Conditions . . . . . . . Greenfield site. Site is generally flat.



Landscape . . . . . . . . . . . . . . .Urban office landscaping.

Townscape . . . . . . . . . . . . . . Site is located within a Business Park.




Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. The site is within an Inner PADHI.

Connectivity


Cycling . . . . . . . . . . . . . . . . . .On road access to site, internal road links are also accessible


Bus . . . . . . . . . . . . . . . . . . . . .Clifton Road, Golf Course (260m away)



Site Access . . . . . . . . . . . . . . Access into the site would need to be agreed with the Council's Highways Team for any development of the site.



Infrastructure





Open Space . . . . . . . . . . . . . Heath Park can be accessed through the Heath Business and Technical Park and across Heath Road. There is also a childrens' play area adjacent to Weston Primary School. Runcorn Golf Course is adjacent to the site.




Accessibility


Distance to (m) 539 Quality of Route . .Ascot Avenue Local Centre can be accessed along the footpaths through the Business Park and onto Heath Road, Clifton Road and Ascot Avenue. Or alterntatively by walking into the Weston residential area and along Lambsickle Lane onto Ashbourne Avenue and onto Ascot Avenue.


Distance to (m) 1803 Quality of Route . .Not in immediate vicinity of a Town Centre. The Old Town can be accessed via Heath Road and onto 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) 937 Quality of Route . . Heath Road Medical Centre can be accessed via Heath Road South. The route is generally overlooked and is downhill going to the Medical Centre.





Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . Norton Priory can be accessed either via Warrington Road and along the road adjacent to Haddocks Wood Playing Fields, or along the footpaths through Manor Park and on to Tudor Road and into Norton Priory.




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

Recommendations . . . . . . . .It is considered that this site could be retained Primarily Employment Area.

447Site Ref:The Heath Offices Map Ref:

Address: . . . . . . . . Land at the Heath Business and Technical Park, heath Road South


Site Description

Proposal

Grid Ref: 351292 / 380886


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




Current Use. . . . . . . . . . . . . Hardstanding and, open space.




Surrounding Uses . . . . . . . . The Heath Business and Technical Park and golf course.





Designations






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




Ground Conditions . . . . . . . Greenfield site. Site is generally flat. There is a small area of hardstanding within the site, that appears




Townscape . . . . . . . . . . . . . . Site is located within a Business Park.





Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. The site is within an Inner PADHI.

Connectivity


Cycling . . . . . . . . . . . . . . . . . .On road access to site, good network within site


Bus . . . . . . . . . . . . . . . . . . . . .Clifton Road, Golf Course (331m away)







Infrastructure





Open Space . . . . . . . . . . . . . Heath Park can be accessed through the Heath Business and Technical Park and across Heath Road. There is also a childrens' play area adjacent to Weston Primary School. Runcorn Golf Course is adjacent to the site.




Accessibility


Distance to (m) 509 Quality of Route . .Ascot Avenue Local Centre can be accessed along the footpaths through the Business Park and on Heath Road, Clifton Road and Ascot Avenue. Or alterntatively by walking into the Weston residential area and along Lambsickle Lane all the way to Ashbourne Avenue and onto Ascot Avenue.




Distance to (m) 166 Quality of Route . .Weston Primary School can be access along Heath Road South, Montpelier Avenue and Lambsickle Lane. Each of the roads has footpaths that are overlooked by residential development. The school can also be accessed by leaving the Heath site to the south of the site and walking along Lambsickle Lane footpath.







Distance to (m) 1006 Quality of Route . . Heath Road Medical Centre can be accessed via Heath Road South. The route is generally overlooked and is downhill to the Medical Centre.


Distance to (m) 199 Quality of Route . .Heath Park can be accessed through the Heath Business and Technical Park and across Heath Road. There is also a childrens' play area adjacent to Weston Primary School. Runcorn Golf Course is adjacent to the site.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The 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. This site is identified as a Landscape Character Area and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

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




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

Recommendations . . . . . . . .It is considered that this site could be retained Primarily Employment Area.

455Site Ref:Land to the west of Heath Park Playing Fields Map Ref:R83

Address: . . . . . . . . Runcorn Hill


Site Description

Proposal

Grid Ref: 350840 / 381234










Surrounding Uses . . . . . . . . Open space, playing pitches and wider residential and employment.

Planning History . . . . . . . . . Current application covering part of the site. 16/00320/OUT (Current Application) - Outline Application, with all matters reserved, for development comprising 30 bed hotel with function room and restaurant at Land To The West Of Heath Road South.


Source of Site . . . . . . . . . . . Call for Sites


Designations










Ground Conditions . . . . . . . Greenfield site. Site is on a slight slope. 1% of the site is Potentially Contaminated Land.




Townscape . . . . . . . . . . . . . . Runcorn Hill, site feels more like open countryside than part of the urban environment it actually sits within.


Infrastructure . . . . . . . . . . . . There is a pylon and overhead lines within the site.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA. Consideration of Infrastructure within the site as part of the design and layout of any development on the site.


Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths within the site.

Cycling . . . . . . . . . . . . . . . . . .Access to site possible.

Train . . . . . . . . . . . . . . . . . . .Runcorn Train Station is more than a mile away from the site.

Bus . . . . . . . . . . . . . . . . . . . . .There are bus stops on Heath Road South.

Road . . . . . . . . . . . . . . . . . . Small part of the site is adjacent to Heath Road South.



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



Infrastructure





Open Space . . . . . . . . . . . . . Site is within the Runcorn Hill area and adjacent to Heath Park Playing Fields.



Accessibility

Convenience Store . . . . . . . Russell Road is the closest Local Centre.

Distance to (m) 776 Quality of Route . .Russell Road local centre can be accessed along footpaths over Runcorn Hill, along Sandy Lane and all the way down Russell Road. Ascot Avenue Local Centre can be accessed along the footpaths on Heath Road, Clifton Road and Ascot Avenue. Or alternatively by walking into the Weston residential area and along Lambsickle Lane all the to Ashbourne Avenue and then onto Ascot Avenue.


Distance to (m) 1537 Quality of Route . .The Old Town can be accessed all the way down 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.

Primary School . . . . . . . . . . .Weston Point Community Primary School










Distance to (m) 169 Quality of Route . .Site is adjacent to Heath Park.




Green Belt Report










Deliverability



Viability . . . . . . . . . . . . . . . . N/A


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have poor connectivity and satisfactory accessibility. The site is identified as a Green Space designation.


Recommendations . . . . . . . .Development in the area will be limited at present due to its location within the the inner zone of a PADHI.It is considerd that this site may be appropriate for residential allocation.

456Site Ref:Land opposite Heath Park Grove Map Ref:R83



Site Description

Proposal

Grid Ref: 350807 / 381454






Current Use. . . . . . . . . . . . . Grazing lane




Surrounding Uses . . . . . . . . Open space, Childrens Play Area and residential.

Planning History . . . . . . . . . 16/00306/OUT (Current application) - Outline application, with all matters reserved, for the development of a retirement village of up to 45 one bed residential units (Use Class C3) and wardens accommodation at Land To The West Of Highlands Road.


Source of Site . . . . . . . . . . . Call for Sites


Designations

Environmental . . . . . . . . . . . Potential BAP Habitat Area, LWS (Runcorn Hill), Area of Special Landscape Value















Infrastructure . . . . . . . . . . . . Overhead lines adjacent to the site.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration should be given to the ability to improve the LCA. Consideration of Infrastructure within the site as part of the design and layout of any development on the site.


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .Good access from road to side of site

Train . . . . . . . . . . . . . . . . . . .Runcorn Train Station is more than a mile away.

Bus . . . . . . . . . . . . . . . . . . . . .There are bus stops on Heath Road South that could serve the site, however, this would require a walk across Heath Park Playing Fields. Weston Road bus stop is 293m away.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Highlands Road.



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



Infrastructure





Open Space . . . . . . . . . . . . . Site is within the Runcorn Hill area and is in close proximity to Heath Park Playing Fields.



Accessibility

Convenience Store . . . . . . . Russell Road is the closest Local Centre.

Distance to (m) 641 Quality of Route . .Russell Road local centre can be accessed along footpaths over Runcorn Hill, along Sandy Lane and all the way down Russell Road. Ascot Avenue Local Centre can be accessed along the footpaths on Heath Road, Clifton Road and Ascot Avenue. Or alterntatively by walking into the Weston residential area and along Lambsickle Lane all the to Ashbourne Avenue and then onto Ascot Avenue.


Distance to (m) 1384 Quality of Route . .The Old Town can be accessed all the way down 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.

Primary School . . . . . . . . . . .Weston Point Community Primary School





Distance to (m) 451 Quality of Route . .The Heath Business and Technical Park is across the Heath Park and Heath Road.





Distance to (m) 46 Quality of Route . .Site is adjacent to Heath Park.




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. This site is located within Flood Zone 1 with little or no risk to development. This site is identified as a Landscape Character Area and as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.




Deliverability



Viability . . . . . . . . . . . . . . . . N/A


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and satisfactory accessibility.



459Site Ref:Land adjacent to the Church of Jesus Christ of the Latter Day Saints Map Ref:

Address: . . . . . . . . Rocksavage Way / Clifton Road


Site Description

Proposal

Grid Ref: 352299 / 380573

Proposal: . . . . . . . . . . . . . . . . Planning application for parking. SHLAA suggests that the site is currently not developable for residential development.

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




Current Use. . . . . . . . . . . . . Amenity Green Space




Surrounding Uses . . . . . . . . Place of worship, Green Space, road infrastructure, residential and Cavendish School

Planning History . . . . . . . . . 14/00535/FUL - Proposed extension of car park onto adjacent vacant land at Church Of Jesus Christ Of Latter Day Saints (Pending)


Source of Site . . . . . . . . . . . Part of SHLAA Site (Ref. H1996)


Designations






Conclusion . . . . . . . . . . . . . .Existing Green Space designation is considered appropriate. However, this site may have potential to be allocated for development.




Ground Conditions . . . . . . . Greenfield site. Site is generally flat.



Landscape . . . . . . . . . . . . . . .Amenity Green Space with limited landscape value.

Townscape . . . . . . . . . . . . . . Site is surrounded by urban development including a place of worship and road infrastructure.

Pollution . . . . . . . . . . . . . . . .This site is within a PADHI (middle zone) for Mexichem Fluor and Inovyn. There is a PADHI pipeline running through the site (gas).



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI.


Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .Possible access partially across site.

Train . . . . . . . . . . . . . . . . . . .Site is not considered to be within walking distance of either Runcorn or Runcorn East Train Station.

Bus . . . . . . . . . . . . . . . . . . . . .There are bus stops on Clifton Road and Rocksavage Way. There is a bus stop at the Mormon Church 17m away.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Rocksavage Way and Clifton Road.



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


Infrastructure


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



Open Space . . . . . . . . . . . . . Site is amenity open space and is adjacent to more open space. The is a golf course also in proximity of the site.

Other . . . . . . . . . . . . . . . . . . Adjacent to a Place Of Worship



Accessibility

Convenience Store . . . . . . . Ascot Avenue is the closest Local Centre.



Distance to (m) 1189 Quality of Route . .Halton Lea can be accessed along the footpath adjacent to the busway and through Grangeway, over the expressway and into Trident Park.


Distance to (m) 737 Quality of Route . .Beechwood Primary School can be accessed along the footpath adjacent to Clifton Road and onto Beechwood Avenue. The school can then be accessed through the residential area of Beechwood.


Distance to (m) 738 Quality of Route . .St Chads High School can be accessed across Clifton Road, onto the footpath adjacent to the busway over the rail line and down through the residential area of Halton Lodge and onto Grangeway. The Heath High School can also be accessed from the site along Clifton Road. The footpath along Clifton Road is overlooked.


Distance to (m) 1168 Quality of Route . .The Heath Business and Technical Park can be accessed along Clifton Road and up Heath Road.


GP Surgery . . . . . . . . . . . . . The Heath Medical Centre

Distance to (m) 1430 Quality of Route . . The Heath Medical Centre can be accessed along and across Clifton Road and down Heath Road. This route is long but generally well overlooked. There are safe points to cross Clifton Road at the crossing by the Heath School or at the traffic lights at the e



Other facilities and Amenities Adjacent to a Place Of Worship


Green Belt Report











Deliverability

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

Availability . . . . . . . . . . . . . .Site is owned by the Council, but its availability may be limited if the proposed parking area is granted planning permission.

Viability . . . . . . . . . . . . . . . . Unknown


SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory 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. However, site is likely to be developed for parking, if this does not occur site could be allocated for residential development. 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 . . . . . . . .It is considered that this site may be suitable for development, if each of the constraints identified is addressed.

487Site Ref:Land in the M56 J12 Slip Road Loop Map Ref:

Address: . . . . . . . .


Site Description

Proposal

Grid Ref: 353268 / 379538


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




Current Use. . . . . . . . . . . . . Highways verge



Previous Use . . . .

Surrounding Uses . . . . . . . . Road infrastructure. Wider area includes employment, and wider still residential.



Source of Site . . . . . . . . . . . Regen


Designations










Ground Conditions . . . . . . . There is a small area of Potentially Contaminated Land (Stream) within the site. The site slopes.


Habitats . . . . . . . . . . . . . . . . .Woodland coverage. Site is within the LCR Nature Improvement Area.

Landscape . . . . . . . . . . . . . . .Highway verge, little landscape value.

Townscape . . . . . . . . . . . . . . Site is contained within highway infrastructure and as such has an urban feel.

Pollution . . . . . . . . . . . . . . . .Outer zone for a PADHI. Site is within the outer zone of a PADHI Pipeline.

Infrastructure . . . . . . . . . . . . Large water main crosses the site to the north west corner of the site.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Utility provider should be consulted in relation to the water main. HSE should be consulted in relation to the PADHI.

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

Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths within or adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .There are no cycling routes within or adjacent to the site.

Train . . . . . . . . . . . . . . . . . . .Site is not considered to be within walking distance of either Runcorn or Runcorn East Train Station.

Bus . . . . . . . . . . . . . . . . . . . . .There are bus stops on Chester Road and Wood Lane. The closest bus stop is at Halton Station Road (119m away).

Road . . . . . . . . . . . . . . . . . . The site is adjacent to the motorway and the road infrastructure that serves the motorway.

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


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


Infrastructure





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. The closest identified / designated area of open space is in excess of 800m from the site and is therefore not considered accessible.




Accessibility


Distance to (m) 740 Quality of Route . .Although the closest centre is at Beechwood it is not easy to walk to. It would require crossing the surrounding road infrastructure and walking along Halton Station Road, crossing the road, walking along Wood Lane and through the Beechwood residential area.


Distance to (m) 1551 Quality of Route . .Not in immediate vicinity of a Town Centre. Halton Lea town centre can be accessed by crossing the surrounding road infrastructure and onto Halton Station Road, crossing onto Wood Lane and onto Palacefields Avenue and down into Runcorn Shopping Centre.

Primary School . . . . . . . . . . .The closest Primary School is Hillview Primary School.

Distance to (m) 419 Quality of Route . .Hillview Primary School can be accessed by crossing the surrounding road infrastructure and onto Halton Station Road, crossing over the road, along Wood Lane and through the Beechwood residential area.




Distance to (m) 95 Quality of Route . .Ashville Industrial Estate can be accessed by crossing the surrounding road infrastructure and accessing the site site via Clifton Lane.



Distance to (m) 1619 Quality of Route . . Hallwood Health Centre can be accessed by crossing the surrounding road infrastructure and onto Halton Station Road, crossing onto Wood Lane and onto Palacefields Avenue and down into Halton Lea and the location of the Health Centre.

Open Space . . . . . . . . . . . . .

Distance to (m) 1061 Quality of Route . .The closest identified / designated area of open space is in excess of 800m from the site and is therefore not considered accessible.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. 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.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that the location of this site within the highway infrastructure limits its suitability for development.

Availability . . . . . . . . . . . . . .The availability of the site is unknown.

Viability . . . . . . . . . . . . . . . . Viability is of the site is unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to minor physical constraints; have poor connectivity and poor accessibility. The site is identified as a Green Space designation.

It is considered appropriate to retain the Green Space designation.

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

Date post:	01-Oct-2020
Category:	Documents
Upload:	others
View:	0 times
Download:	0 times

N Heath - Halton Borough Council · 2018. 1. 5. · This can be accessed along Clifton Road and on...

Documents