Royal Doulton, Burslem (NLP Ref: ST50)

Transcription

Royal Doulton, Burslem (NLP Ref: ST50)
BARRIERS TO DELIVERY:
GROSS SITE AREA: 4.6 ha
Limited market interest/Proximity to incompatible
uses/Financial viability issues
ESTIMATED NET DEVELOPABLE AREA: 4.6 ha
Amounting to 4.6ha this site fronts onto Nile Street in the north west of the City and is now cleared but formerly
comprised the Royal Doulton factory, which closed in 2005. The surrounding area is mixed in terms of use and
includes nearby housing. The site, which is situated within the Burslem conservation area, was sold onto St
Modwen who began site clearance works in 2008 to provide a mixed use schemeto include a new enterprise
centre of c. 6,500 sqm (presumably comprising small B1 units and workshops). However, the recession ensured
that a start on this never occurred and it is understood that this permission has now lapsed28. No other
development or environmental constraints were identified, although the site has relatively poor local access, since
Neil Street is a narrow, one way road that is probably unsuitable for HGVs. The site is considered as having good
access to a range of local amenities and services, and is just a short distance away from the A50. In addition, the
site has very good access to public transport. However, the fact that it is situated within a conservation area, with
housing nearby, coupled with high development costs is likely to preclude development of this site for employment
use in isolation.
OVERALL SITE GRADE:
Average
SITE RECOMMENDATION:
Consider for mixed use with an element of employment
28
As per application ref: 47897/CAC
9932770v7
Holdcroft Honda, Sneyd Street, Cobridge (NLP Ref: ST51)
None identified
Located on the north side of Sneyd Street at its junction with Leek New Road (the A53) in Cobridge, this partially
developed site (0.72ha) mainly comprises a Honda car showroom/garage. In addition, to the east of the garage
building there is a piece of land which is currently disused and overgrown. The site occupies a prominent location
on Sneyd Street and the surrounding area mainly consists of industrial uses, although there is some housing to
the south and a park to the northwest. Local access is unconstrained and no development or environmental
constraints were identified. There are nearby services and amenities and the site has good access to labour. In
addition, the site has good access to the strategic road network (the A50) and is within 400m of numerous bus
stops. However, while the Honda car showroom will be a source of local employment, it is a ‘sui generis’ activity.
Should Honda vacate this site in the future, given its frontage onto Sneyd Street it may be suitable for B1 or B8
purposes.
OVERALL SITE GRADE:
Good
Retain for employment use
9932770v7
Former Focus DIY, Milburn Road, Cobridge (NLP Ref: ST52)
N/A (fully developed)
ESTIMATED NET DEVELOPABLE AREA: 0 ha
This site amounts to 0.64ha (gross) and is located on Cobridge Industrial Estate, which predominantly
comprises B2/B8 stock with ancillary office space. The site consists of a steel framed warehouse amounting to
2,582sqm which was previously used by Focus DIY, but was vacant for some time further to the retailer going
into administration. In 2013 a change of use to B1/B2/B8 was granted29 and the unit is now occupied as a
trade counter by UK Window Systems. The site has ample car parking and a good frontage onto Leek New
Road (the A53). Local access is unconstrained and no development or environmental constraints were
identified. There are nearby services and amenities and the site has good access to labour. In addition, the
site has very good access to the strategic road network (the A50) and is within 400m of numerous bus stops.
OVERALL SITE GRADE:
Good
29
As per permission: 55546
9932770v7
Garth Street, Hanley (NLP Ref: ST53)
Possibility of fragmented ownership/Little market
interest
This irregular shaped site is situated on the eastern fringe of the city centre. Amounting to 2.14ha, the site
extends from Hillcrest Street in the south to Upper Hillchurch Street in the north; and is bordered by Potteries Way
(the A50) in the west and by Garth Street/ Grafton Street in the east. The area surrounding the site consists of
both commercial/industrial premises – which varies in terms of age, speciation, and size - and housing. The
southern part of the site notably features a mainly single storey office building (the head office of Unity, the trade
union organisation) and it also includes a small amount of industrial stock, including a warehouse occupied by
Speed Electric Services. However, several surface car parks, serving both the city centre and the immediate
area, account for most of this site. Land Registry GIS data indicates 26 freehold plots on the site, which gives a
strong indication that it may be constrained by fragmented ownership – this issue may significantly erode market
interest in this site for employment purposes. Conversely, as the site is within walking distance to the city centre it
has excellent access to labour, public transport and a broad range of amenities/services.
OVERALL SITE GRADE:
Average
Consider for alternative uses
9932770v7
East and West Precincts, Hanley (NLP Ref: ST54)
Major retail-led mixed-use redevelopment of a busy
part of the city centre - development of office
component is dependent on development of retail
space, the success of Smithfields and obtaining
vacant possession of this part of the site
This site amounts to 6.8ha and is centred on the West and East Precincts, which together with the adjoining,
surrounding streets is earmarked to be redeveloped, in a major retail led mixed-use scheme which will include
a new bus station, a hotel, and 4,300sqm of office space30. The site is mainly situated to the east of Lichfield
Street and is generally bounded by Old Hall Street to the north and Potteries Way (the A50) to the east and
south. Outline approval for the scheme was granted in 2009 and since then the focus has centred on providing
a new bus station, which was completed in early 2013. Realis Estates (the developer taking this scheme
forward), is currently understood to be progressing plans to provide six new retail units on Parliament Row,
much of which (including the office provision) is yet to be delivered. While some of the buildings throughout the
site are vacant this continues to be a busy part of the city centre. The site is in single ownership and forms a
key part of the city centre, which has a diverse range of services and amenities. No development or
environmental constraints were identified.
OVERALL SITE GRADE:
Very good
Consider for mixed-use with employment element
30
Details as per outline proposal (48935/OUT)
9932770v7
Trinity St/Marsh St North, Hanley (NLP Ref: ST55)
Limited market interest/Potential financial viability
issues
Located on the east side of Marsh Street North at its junction with Trinity Street, this cleared 0.24ha site in
Stoke’s city centre is mainly being used as a pay and display surface car park. In 2009 permission was granted
to redevelop the site by providing a mixed-use scheme that would have included 2,753 sqm of B1 office space
and this was subsequently renewed in 201131. The surrounding area features city centre office buildings, but
this stock appears to be mostly dated/poorly specified and the low rents that this grade of accommodation is
likely to command may undermine the financial viability of redeveloping this site as an office scheme. However,
given its location, this site has excellent access to labour, public transport and a broad range of
amenities/services. In addition, local access is unconstrained and the A50, the nearest strategic road, is only
c.400m from the site.
OVERALL SITE GRADE:
Good
31
As per permissions 46120/FUL and 52516
9932770v7
Chatterley Whitfield (NLP Ref: ST56 /LA Ref: 2455)
Complex – Green Belt site is designated as a
scheduled ancient monument with many buildings
which are listed and/or in a poor state of repair.
Location is also poor.
Located off the A527 on the outskirts of Stoke, Chatterley Whitfield is considered to be the most
comprehensive surviving deep mine in England and accordingly it is designated as a Scheduled Ancient
Monument and several buildings on the site have listed building status. The 12.27ha site is mainly
surrounded by fields, although there are some residential properties on its southern border. Mining here
ceased in 1976 and it later benefited from a number of regeneration initiatives. This included the
development of a new roundabout to the site from the A527; upgrading its access road, which is of a good
standard; and the refurbishment of several buildings that now form the Chatterley Whitfield Enterprise
Centre. The latter comprises small 22 office/workshop units for the intended use of local SMEs and has
ample car parking. However, it is evident that significantly more needs to occur at this site. With the
exception of the Enterprise Centre many buildings are in a very bad state of disrepair, and the costs involved
with rectifying these issues, together with the added complexity of scheduled ancient monument/listed
building status, is inhibiting this site from coming forward for employment purposes. The site is also
constrained by the following factors:

It is located in the Green Belt and a small part of it (c. 0.8ha) falls within the Whitfield Valley nature
reserve;

It is approximately 3.5km from the site to the strategic road network (the A50) and in order to access
this, the A527 extends through a residential area; and,

There are no bus stops within 400m of the site and as a result is relatively inaccessible for people
without access to a car
OVERALL SITE GRADE:
Very Poor
Consider for alternative uses
9932770v7
Former Sub-Station, Bute Street, Fenton (NLP Ref: ST57)
Lack of market interest/Proximity to incompatible
uses
This 0.35ha plot is located on the east side of Bute Street, in an area that is mixed in terms of use. Immediately
to the south of the site are some B2/B8 units, and Oldfield Industrial Estate is to the west; whereas there is
housing to the north. In the past this site comprised a sub-station, though this has now been demolished and it
now stands vacant. There is an unimplemented permission to develop an industrial scheme here (B1/B2/ B8)32,
but there is nothing to suggest that this will be built out in the foreseeable future – market interest for
employment space in this part of Stoke is currently perceived to be limited. Conversely, the site has good
access to labour and local amenities/services and more favourable local market conditions may enable it to
come forward for employment purposes in the medium term. There are 5 bus stops within 400m of the site and
it has relatively good access to the strategic road network (the A50), via Baths Road.
OVERALL SITE GRADE:
Average
Retain for employment purposes
32
As per application ref: 52993/FUL
9932770v7
Ex Phoenix Timber, Foley Rd, Longton (NLP Ref: ST58)
Lack of market interest/Environmental Constraints
The former Phoenix Timber site is sandwiched between a railway line to north and the A50 to the south, on the
outskirts of Longton. It comprises two plots of land. The eastern part has been developed as the Phoenix Retail
Park. Consent was granted in 200833 (and the outline planning permission renewed in 201034) to develop
industrial/storage buildings (B2/B8) on land adjoining this to the west - the site which is the subject of the
assessment (which amounts to 1.7 hectares). However, this plot currently remains undeveloped and continues to
be marketed as a commercial development opportunity. The site has reasonably good access to labour. A certain
amount of services and amenities are available nearby, and within 400m of the site there are 4 bus stops - albeit
about 500m from the site is Longton bus station. The service road for the retail park could also be used to provide
local access for the site, though this road may become congested when the retail park is busy. And pending the
success of the retail park, there could be pressure to provide additional retail on this site. Prior to any development
here though, appropriate measures will need to be taken to deal with potential land contamination given that c.
72% of this site is designated as historic landfill. Ultimately, this site commands a very prominent position and has
exceptionally good access to the strategic road network (the A50).
OVERALL SITE GRADE:
Average
33
34
Application ref: 48012/RES and
Application ref: 50696 (renewal of 44247)
9932770v7
Diamond Gimson Works, King St, Fenton (NLP Ref: ST59)
Lack of market interest
Bordering King Street and the Victoria Place Link Road, this 2.6ha site takes the form of a long, relatively narrow
strip. The site is situated approximately 3.2km south of Stoke’s city centre and commands a very prominent
position next to the A50. The surrounding area is mixed in terms of use and notably includes several medium
sized units as well and a large retail warehouse occupied by Mega Discount Warehouse. The site formerly
comprised the Diamond Gimson Works, but that closed in 1999 when the site was subsequently cleared. Before
the property downturn it is understood that a number of proposals for the site were floated but nothing came of
this. Further to this outline consent was granted in 2011 for a mixed use development which included a hotel and
B1/ B8 accommodation, although this has now lapsed35. Hence of late the site appears to be constrained by
limited market interest. Conversely, within 400m of the site are numerous bus stops. The site also has excellent
access to the strategic road network (the A50)and good access to labour and local amenities.
OVERALL SITE GRADE:
Average
Consider for employment use
35
As per application ref: 51949
9932770v7
Fenpark Industrial Estate (NLP Ref: ST60)
This 0.41 ha site forms part of Fenton Industrial Estate, a long standing and active employment site. It is
accessed via a narrow road off Park Lane and comprises a couple of warehouse units, a small provision of office
space and some storage compounds, most of which front onto a service yard. The office and warehouse
provision is noticeably in a good condition, and is either relatively new or has recently been refurbished.
Elsewhere on Fenton Industrial Estate the accommodation appears more dated. Other than the narrow access
road there are no constraints that specifically relate to this particular site, although like many industrial areas in
Stoke, it was noted that there is housing in close proximity to Fenton Industrial Estate. The site has adequate
access to labour, there are nearby services/amenities and it is well connected in terms of public transport.
OVERALL SITE GRADE:
Average
9932770v7
Berryhill Pottery (NLP Ref: ST61)
Lack of market interest/Environmental
Constraints/irregular shape
ESTIMATED NET DEVELOPABLE AREA:
10.30 ha
This vacant brownfield site amounts to 11.4ha and is located on the eastern side of Dewsbury Road on
Fenton Industrial Estate, which largely comprises B2 and B8 accommodation. Immediately to the west
and to the north of the site are warehouses together with a car storage area. To the east there are open
fields and in the south there are allotments and housing. The site has an irregular shape, is unsurfaced
and has a history of ground condition problems including land contaminants, landfill gases and a number
of mine shafts, as such the cost of remediating these issues is likely to be high. It is noted that a planning
permission to develop the site to provide 4 industrial units (B1/B2/B8) (and 4,026sqm36 of floorspace) has
now lapsed. Fenton Industrial Estate has decent internal roads and Dewsbury Road connects directly
onto the A50, implying that the site has very good access to the strategic road network. The site also has
very good access to public transport and adequate access to labour. However, it is poorly serviced in
terms of local amenities and services.
OVERALL SITE GRADE:
Average
36
As per application ref: 49276/REM
9932770v7
Site at Clarence Road/ Don Bur Service (NLP Ref: ST62)
Fully developed, but nearby housing/school
This fully developed site comprises two industrial units – a garage that services the commercial vehicles
associated with the Don-Bur manufacturing operation; and a blue clad warehouse with a large yard used by
Motiva, who specialises in vehicle fleet hire. The site amounts to 2.26ha and is located on the west side of
Clarence Road, near to its junction with King Street, in an area that is mixed in terms of use. To the east and
west is housing; to the south are further industrial units, whereas to the north the site borders Clarice Cliff
Primary School. While there are several corner shops in the vicinity of the site, the range of amenities/services
is limited. The site, however, is exceptionally well provided in terms of public transport as Longton bus station
is within 400m. It also has relatively good access to the strategic road network (the A50), via Baths Road,
though it is constrained in that certain types of employment use will be incompatible with the adjoining school
and the nearby housing. In addition, it was noted that a large amount of vehicles were parked on Clarence
Road when the site was inspected and this scale of parking may restrict local access to the site.
OVERALL SITE GRADE:
Average
9932770v7
Mossfield Road - New 8 (NLP Ref: ST63)
Lack of market interest/Environmental
constraints/Need for infrastructure
ESTIMATED NET DEVELOPABLE AREA: 5.81
ha
This 7.5ha (gross) vacant site is situated at the end of Mossfield Road, adjacent to the industrial estate
there, which has been developed for a mix of industrial uses. The site is uneven and comprises grassland,
and whilst the surrounding landscape is of an urban setting with the exception of the industrial estate on
Mossfield Road it is bordered by open fields. It is currently used for recreational purposes and is noted
that c1.3ha in the eastern part of this site is land that forms part of the Berryhill Fields nature reserve. The
cost of levelling the site and providing infrastructure is likely to deter market interest in this site. Presently
the site has no access point, but one could be provided off Mossfield Road, which serves the industrial
estate adequately. The site has suitable access to labour, although there are no nearby
services/amenities. While there are 9 bus stops within 400m of the site all of these are located in
residential areas to the east and south and access to these may be limited if this site is developed.
OVERALL SITE GRADE:
Average
9932770v7
Shires Bathrooms, Uttoxeter Rd (NLP Ref: ST64)
Lack of market interest
This 1.57ha site fronts onto the north side of Uttoxeter Road (the A5007), close to its junction with the A50. The
surrounding area is mixed in terms of use. On the western border of the site several dated warehouse/industrial
premises are located off Lawley Street. Also nearby on Sutherland Road is a small cluster of medium sized B8
units, which have been developed more recently. The site formerly accommodated the factory for Shires
Bathrooms (Use Class B2), but in 2013 most of the buildings on the site were declared unsafe and subsequently
demolished. Ever since the factory closed it is understood that the site has been marketed as a commercial
development opportunity, and in 2008 permission was granted allowing it to be redeveloped for B8 purposes,
though this has now lapsed37. When the assessment occurred the vacant site was still being marketed. No
development or environmental constraints were identified from the site visit. The site has adequate access to
labour and local services/amenities, and within 400m of the site there are numerous bus stops. Local access to
the site is unconstrained and it has exceptionally good access to the strategic road network (the A50).
OVERALL SITE GRADE:
Average
37
As per application ref: 49181
9932770v7
Calvery Street and Lower Spring Rd (NLP Ref: ST65)
Existing employment site / Residential Use
ESTIMATED NET DEVELOPABLE 0 ha
This small site (0.65ha) is situated in a part of Stoke that comprises housing alongside buildings in employment
use. While the site is in very close proximity to the strategic road network (the A50) local access is mainly via
Calverley Street, which is a relatively narrow road. The site has adequate access to labour and local
services/amenities, and within 400m of the site there are numerous bus stops. The site has recently been
developed out and is now used by Pickering Plant Hire.
OVERALL SITE GRADE:
Good
9932770v7
Land at Mossfield Road/ Mossfield Industrial Estate (NLP Ref: ST66)
Lack of market interest/Environmental constraints
ESTIMATED NET DEVELOPABLE AREA: 1.55
ha
This site is a vacant plot of land within the Mossfield Industrial Estate, which mainly comprises a mix of
B1(c), B2 and B8 stock. Amounting to 1.5ha, the plot comprises grassland, young trees and a small area
of scrub, and borders a short terrace of recently developed small workshop units. In 2002 permission was
granted to develop a waste recycling centre on part of the site38, although this has now lapsed, and in 2014
permission was granted to develop another part of the site as an MOT centre and garage39. Circa 94% of
the site is designated as historic landfill which may require remediation. Local access to the site is
unconstrained. The site has vehicular access from Mossfield Road and is approximately 2km from the
A50, though this is approached via Anchor Road (the B5039) which has been developed to a good
standard, making the strategic road network relatively accessible. While the site has adequate access to
labour there are no nearby services / amenities. However there are numerous bus stops within 400m of
the site.
OVERALL SITE GRADE:
Average
Do not consider for employment use
38
39
As per permission ref 40119
As per permission ref 55884
9932770v7
Sandford Hill (NLP Ref: ST67)
This small, regular shaped site forms part of the industrial estate on Mossfield Road and amounts to 0.52ha.
Situated on the south-eastern side of the road, it comprises a single building used by Transcycle as a waste
recycling centre - a sui generis use. With perhaps the exception of this building, this part of the estate is
predominately used by Don-Bur, who manufactures a range of vehicle trailers and rigid bodywork. Local
access to the site is unconstrained and no development or environmental constraints were identified. The site
is approximately 2.33km from the A50, approached via Anchor Road (the B5039) which has been developed to
a good standard, making the strategic road network relatively accessible. While the site has adequate access
to labour there are no nearby services/amenities. However there are numerous bus stops within 400m of the
site.
OVERALL SITE GRADE:
Average
9932770v7
Park Hall Business Village (NLP Ref: ST68)
None identified
This site is an undeveloped plot (of 0.58ha) on the Park Hall Business Village. The business village is a wellestablished estate which accommodates a wide variety of businesses and includes B1 office, B2 industrial, and
B8 storage/distribution accommodation. Whilst some of this stock appears dated and possibly poorly specified
the plot is situated next to some high calibre light industrial/storage units that have been developed relatively
recently, have ample space for parking, are accessed via a good internal road, and which appear to be fully
occupied. Therefore the plot is well positioned should there be market interest in expanding this provision further
under planning permission ref:40779 (for 22 industrial units as part of Phase 11 of the exiting Park Hall
development), which has been partially implemented. No development or environmental constraints were
identified. While the site has adequate access to labour there are no nearby services/amenities and there are
only 4 bus stops within 400m.
OVERALL SITE GRADE:
Good
9932770v7
Land at Junction of Park Hall Rd/Anchor Rd, Adderly Green - CFS 1 (NLP Ref: ST69)
No access point to the site and creating this likely ESTIMATED NET DEVELOPABLE AREA: 1.4 ha
to be problematic
This 1.4ha site is currently being marketed as being suitable for commercial or residential development and is
included in this assessment as it was a call for sites submission. It occupies a prominent corner position at the
convergence of Anchor Road and Park Hall Road and presently comprises a mixture of open grass and shrubland,
which is mainly bordered by hedgerow. The surrounding area is mixed in terms of use. The site is flanked by
several medium industrial units on its southern border, and by two residential properties alongside several
garages/outbuildings on its western border. In addition, on the opposite side of Anchor Road from the site is an
army reserve centre and petrol station. No development or environmental constraints were identified. While the
site has adequate access to labour there are no nearby services/amenities. However there are six bus stops within
400m of the site, and it is approximately 2km from the strategic road network (the A50), via Anchor Road (the
B5039) which has been developed to a good standard, making the A50 relatively accessible despite this distance.
In 2003 outline permission was granted for a motor dealership/workshop, a crèche and B1 light industrial units,
although it is presumed that this has now lapsed40. To come forward for employment use the site will require a
new access point for vehicles and, given that both Anchor Road and Park Hall Road are busy roads, determining a
suitable location for this may be problematic.
OVERALL SITE GRADE:
Average
40
As per permission ref: SOT/42117
9932770v7
Business Unit 1 (Recticel), Enterprise Way, Meir Park (NLP Ref: ST70)
This 3.1ha site comprises a large warehouse and forms part of the Meir Park Industrial Estate, which
includes a B&Q, a Tesco superstore, an ALDI store, a number of smaller businesses and a further
industrial unit operated by the Co-operative Pharmacy. Recticel Insulation has operated from the unit since
its erection in 2008 and, in order to accommodate its expansion, the size of the property was recently
extended – the (B2/B8) building now amounts to 5,178sq m. As a result of this the firm which previously
employed 60 people, has been able to create 5 additional jobs41. Local access to the site is unconstrained
and no development or environmental constraints were identified. It has adequate access to labour, there
are nearby amenities/services, and within 400m of the site are 8 bus stops. The site also has exceptionally
good access to the strategic road network (the A50).
OVERALL SITE GRADE:
Good
41
Details stated in the committee report for application ref: 55873
9932770v7
Etruria Valley Phase 3a and 3b, Forge Lane Etruria (NLP Ref: ST71)
None identified
Comprising a largely level plateau of cleared previously developed land, this site amounts to 20.5ha and is
located to the west of Forge Lane, adjoining Phase 2 Etruria Valley (See ST72) on its northern border. The site
has an irregular shape and on its eastern border is flanked by the Trent and Mersey Canal. Outline permission
has been granted for Etruria Valley Phase 3a which will provide 13,720sqm of floorspace on 5.85ha of the site42;
and an application has been submitted but is yet to be determined for Etruria Valley Phase 3b, which proposes
developing the remaining 14.55ha to provide up 33,950 sqm43. 20% of both of these proposals would be for B2
use and the remainder for B8 use. Junction improvements to serve this site have already been provided through
developing over employment sites in this vicinity. However, new access roads that will link the site to these
junctions are yet to be developed. The development of this site is also constrained by:

The Trent and Mersey Canal, which is a conservation area and the nearby Fowlea Brook, where there are
potentially sensitive habitats;

The fact that this site forms part of the Etruria Valley SPD, which indicates that housing is to be developed
nearby;

The possibility of traffic impact. While the nearest strategic road network is only a short distance from the
site, this is onto the A500 between the city centre and Etruria, which is susceptible to congestion; and,

No nearby amenities or services
Conversely, access to labour is adequate and within 400m of the site there are numerous bus stops.
OVERALL SITE GRADE:
Average
SITE RECOMMENDATION: Retain for employment use
42
43
As per permission ref: 56150/OUT
As per application ref: 56151/OUT
9932770v7
Etruria Valley Phase 2a, Forge Lane (NLP Ref: ST72)
None identified
This site comprises 6.09 ha of previously developed land located within the southern section of Etruria Valley,
immediately to the north of buildings occupied by Wades Ceramic and Hanley Economic Building Society (see
ST73). The site, which comprises a largely level plateau, is situated within the Etruria Valley SPD area and, as
such, its provision of employment land is considered to be strategic priority for the city. In 2012 outline
permission was granted to develop 24,907sqm of employment floorspace here. Within this overall figure up to
12,945sqm floorspace is for B2 and B8 uses and the remaining 11,962 sqm floorspace is for B1 Office/Light
Industrial uses44. Further to this, at the end of 2014, reserved matters consent was granted to develop a
distribution unit amounting to 5,567sqm on 3.08ha on the western side of the site45.
This unit has been pre-let to parcel delivery firm DPD and, when the site was visited, work on developing this
was underway. Hence, 3.01ha is yet to be developed here, but this is ‘oven baked land’ that could be
developed quickly once pre-lets have been achieved. Immediately to the west, the site is flanked by the
mainline and there is a short railway siding, although this is felt to be inadequate for rail freight purposes. While
the nearest strategic road network is only a short distance from the site this is onto the A500 between Stoke’s
city centre and Etruria, which is susceptible to congestion. It is also noted that the wider Etruria Valley SPD
area is planned to include housing and accordingly this may influence the type of employment use that can
occur on this site. The site is also constrained by the fact that there are no nearby amenities or services.
Conversely, local access to the site is unconstrained and no development or environmental constraints were
identified. In addition, access to labour is adequate and there are numerous bus stops within 400m of this site.
OVERALL SITE GRADE:
Good
Retain for Employment Use
44
45
As per permission ref: 52732
As per permission ref: 57466/RES
9932770v7
Wades, Trade Park 4, Hanley Economic and Festival Court (NLP Ref: ST73)
Limited market interest in undeveloped land
Amounting to 2.5ha, this site is situated to the north of Festival Trade Park on Forge Lane. In 2008 planning
permission was granted to provide four office buildings here46 but, due to the recession, only one of these buildings
was built, which is now occupied by Hanley Economic Building Society. Hence the consent has been
implemented, although extending around the Hanley Economic building is undeveloped land which has been
earmarked for three further office buildings. This plot is cleared although there is no evidence to suggest that it is
currently being marketed. To the west of this plot is a warehouse (B8), now occupied by Wades Ceramics, and
immediately to the south of this there is some more undeveloped land. Permission was also granted in 2008 to
develop this warehouse and adjoining land into a scheme comprising four industrial units, but again the downturn in
the property market has meant that so far just the unit occupied by Wades Ceramics has actually been
developed47. The undeveloped element of this plot is currently being marketed as Festival Trade Park Phase 4,
which it is understood would comprise two terraces of industrial units ranging in size from 140sqm to 1,805sqm.
Ultimately, it is felt that there will be market interest in this site, which pending chiefly on securing pre-lets could be
developed out quickly. While the nearest strategic road network is only a short distance from the site this is onto
the A500 between the city centre and Etruria, which is susceptible to congestion. The site is also constrained by
the fact that there no nearby amenities or services. Conversely, local access to the site is unconstrained and no
development or environmental constraints were identified. In addition, access to labour is adequate and there are
numerous bus stops within 400m of this site.
OVERALL SITE GRADE:
Good
46
47
Ref: 48428/FUL
Ref: 48426/FUL
9932770v7
Land at Clough Street – Inc. CFS 12 (NLP Ref: ST74)
Limited market interest and part of the site is
classified as being in a coalfield high risk area
Located immediately to the west of Clough Street’s junction with Potteries Way, this site comprises two plots of
land, one on the north side of Clough Street and the other on the south. In overall terms the site amounts to
13.83ha, of which 2.4ha relates to a parcel of land on the southern side of Clough Street that was a call for
sites submission. The site has been identified as a ‘key development opportunity site’ for many years and the
area surrounding it is mixed in terms of use. To the north it borders the city centre and is in very close
proximity to the new business district, whereas it borders with areas that primarily comprise housing in the west
and south. Part of the plot on the south side of Clough Street comprises a disused, overgrown site that
features areas of hardstanding from previous employment use. Most of the remaining land on the southern
side of the street is currently used for car parking, although it also features a number of industrial buildings,
some of which are dated and poorly specified and are considered to have very limited market appeal. The plot
on the north side of Clough Street mainly consists of Metro Business Park and a Vauxhall car showroom, with
the business park predominantly comprising warehouses and workshop units. Local access to the site is
unconstrained. As the site is within walking distance to the city centre it has excellent access public transport,
labour, and a broad range of services and amenities. In addition, as it is next to Potteries Way it has very good
access to the strategic road network. However, parts of both plots - and indeed the site identified via the call
for site process - are within coalfield high risk areas, so potentially there may be hazards which could affect
redevelopment. In the short term at least it is dubious as to whether there is market appetite to regenerate the
disused plot on the south side of the street, although possibly the redevelopment of the plot identified via the
call for sites process may act as a catalyst for this to occur. Nevertheless, the Council should continue to
ensure that developers evidence that B1 office development cannot be accommodated within the new business
district or elsewhere in the city centre.
OVERALL SITE GRADE:
Good
9932770v7

Royal Doulton, Burslem (NLP Ref: ST50)

Transcription

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