3 Ellesmere Port

3 Ellesmere Port

3.1 The level of development proposed for the Ellesmere Port spatial area through Local Plan (Part One) policy STRAT 4 reflects the potential to deliver substantial economic growth through the availability of significant sites for industrial, manufacturing and distribution purposes. The policies in this section set out the employment land allocations within Ellesmere Port and provide policy criteria for key employment locations including Stanlow, Hooton Park, Ince Park (Protos) and Thornton Science Park. Collectively these sites will make a significant contribution to economic growth in the area over the plan period.

3.2 Many of the employment sites within Ellesmere Port form part of the wider Cheshire Science Corridor Enterprise Zone. The sites are well connected to the surrounding sub-region by a range of forms of transport (road, rail, water, air). There are opportunities for the collaboration of businesses and research establishments in connection with science and innovation. Further skills development is supported by the University of Chester working with businesses at Thornton Science Park and other research establishments. Ellesmere Port has also been granted Assisted Area status under the European Commission’s Regional Aid Guidelines for 2014-2020, which will provide funding to support businesses and offers the potential to attract new investment to the area.

3.3 Delivery of new housing in Ellesmere Port to meet the Local Plan (Part One) policy STRAT 4 requirement of at least 4,800 dwellings, will be achieved through the development of the strategic site at Ledsham Road, alongside a range of residential planning permissions across the settlement area. Large areas of previously developed land at Cambridge Road and Rossfield Road benefit from planning permission and are undergoing significant transformational change.

3.4 The policies in this section also support local regeneration initiatives in the Ellesmere Port Vision and Strategic Regeneration Framework (2011) and Ellesmere Port town centre improvements; supporting strong connections and linkages with the town centre, physical and landscape improvements along key routes such as the M53 and canal corridors, and the regeneration of previously developed sites and a central hub with public realm enhancements.

3.5 The waterfront in Ellesmere Port has been identified as an under utilised asset in the overall regeneration of the town. The waterfront area already contains some important and attractive heritage assets – historic docks and dock buildings, a nationally important collection of historic boats and historic archives – all in a unique setting overlooking the Mersey and the Manchester Ship Canal. The Council, working in partnership with the National Waterways Museum and Peel Group, have developed a Waterfront Vision (2011). This aims to enhance the waterfront as a visitor destination, improving footfall and pedestrian routes to the town centre.

EP 1 - Ellesmere Port settlement area

Policy EP 1

Within the defined settlement boundary of Ellesmere Port as identified on the policies map, development proposals will be supported which are in line with the relevant development plan policies and are consistent with the following principles, where relevant, aimed at delivering the Local Plan (Part One) policy  STRAT 4 :

  1. providing improved links between the town centre, the Waterfront, Rossfield Park and the Stanlow areas;
  2. proposals in the Rossmore area are required to contribute towards the provision of new and improved pedestrian and cycle links, including a new railway bridge crossing, as identified on the policies map, to improve connectivity with the town centre;
  3. supporting physical and landscape improvements to the gateways, corridors and green spaces within Ellesmere Port including along the M53/Shropshire Union Canal Corridor;
  4. supporting improvements to rail services and accessibility to the railway stations;
  5. regeneration of previously developed land for a range of uses, particularly to support new housing development;
  6. supporting regeneration proposals in and around the town centre including mixed use development and a public services hub;
  7. do not give rise to significant adverse impact on air quality in line with Local Plan (Part Two) policy DM 31.

Explanation

3.6 The settlement boundary for Ellesmere Port has been drawn to meet the town's development needs, support urban regeneration, economic development and job creation, protect the Green Belt and to achieve sustainable development.

3.7 Local Plan (Part One) policy  STRAT 4 states that the Council will look to facilitate the development of land for employment uses in the area and Local Plan (Part Two) policy EP 2 identifies a number of employment allocations. Local Plan (Part One) policy ECON 1 seeks to promote competitive town centre environments and bring forward sites to meet a range of town centre uses including commercial, retail, leisure, culture and office uses. Furthermore, the refurbishment and enhancement of existing sites and premises for continued employment use will be supported. Local Plan (Part One) policy ECON 2 encourages improvements to Ellesmere Port when opportunities arise in the town centre.

3.8 The Council Plan 2016-2020 and the Ellesmere Port Vision: Strategic Regeneration Framework identify the potential for the development of a public services hub which would bring together a number of public agencies in one location, unlocking wider regeneration opportunities and leading to major public realm enhancements. The proposed hub would be developed on a site centred around Civic Way, incorporating the redevelopment of surplus vacated sites clustered at Coronation Road. An indicative boundary for this area is shown on the policies map.

3.9 The Ellesmere Port Strategic Regeneration Framework identifies the need for a stronger network of pedestrian and cycle routes to achieve maximum regeneration benefits and link different parts of the town and new development areas. The framework supports improved access between the emerging communities of Rossfield Park and the wider Rossmore area, with the rest of the town/town centre, in particular links over the railway line. Development will be expected to make provision/contribution towards relevant infrastructure in line with Local Plan (Part One) policy STRAT 11.

3.10 Ellesmere Port has the potential to deliver substantial economic growth over the plan period and Local Plan (Part One) policy  STRAT 4 states that the Council will make provision for transport infrastructure improvements required to unlock the development potential of some sites and identified the New Bridge/A5117 link road on the policies map, as a key scheme to achieve this. Opportunities for freight transport on the rail network or via the Manchester Ship Canal should be maximised and new links to these networks will be encouraged where appropriate.

3.11 Work on the Ellesmere Port Transport Strategy is due to commence in 2018 which will identify if any further transport interventions are required to meet the plan objectives. However, some schemes affecting the strategic road network, that will be delivered in partnership with Highways England will be supported, including the M53 Junctions 5 to 11 upgrading to smart motorway including hard shoulder running (due to start by 2021), and improvements to the A550 Welsh Road.

EP 2 - Employment land provision in Ellesmere Port

Policy EP 2

The following sites in Ellesmere Port, as identified on the policies map, are allocated to meet the strategic requirement for new employment development:

  1. land at Encirc Glass Ltd (34 hectares, use classes B1, B2, B8)
  2. New Bridge Road, Stanlow - (28 hectares, use classes B1, B2, B8)
  3. former Booston Oil Depot (4.5 hectares, use classes B1, B2, B8)
  4. Hooton Park (27 hectares, use classes B1, B2, B8)
  5. remaining land at Cheshire Oaks Business Park (1.7 hectares, use class B1)
  6. remaining land at Rossmore Road East (7 hectares, use classes B1, B2, B8)
  7. land at Station Road Ince (5.5 hectares, use class B1)
  8. land off Stanney Mill Lane (north) (0.5 hectares, use classes B1, B2, B8)

Sites must be developed in accordance with the specified use class and criteria set out in EP 2.A to EP 2.H. To ensure the borough-wide strategic development requirement can be met, these sites will be protected from alternative forms of development.

Where appropriate, development proposals should be accompanied by Ecological Assessment, including bird surveys, to determine the potential for any likely significant effects on the designated features of the Mersey Estuary SPA/Ramsar.

Explanation

3.12 Local Plan (Part One) policy STRAT 2 sets out that over the plan period at least 365 hectares of land for employment development to meet a range of types and sizes of site, will be delivered, and policy Local Plan (Part One) policy ECON 1 states that the supply will be met through existing planning commitments and new sites allocated for employment use.

3.13 This policy allocates a range of sites within Ellesmere Port, to cater for the continuing economic growth of the borough and in line with Local Plan (Part One) policy STRAT 4 which seeks to maintain a portfolio of employment land an premises within Ellesmere Port and the surrounding area, to meet a range of sizes and types of business needs. The policy is not prescriptive in terms of specifying which business uses should go to a particular site but sets out a number of criteria which proposals for development on those sites will be judged.

Policy EP 2.A

Land at Encirc Glass
Development on land adjacent to Encirc Glass, as identified on the policies map (use classes B1, B2 and B8), will be supported subject to the following criteria being met;

  1. it incorporates sufficient flood risk mitigation measures, including adequate surface water discharge methods;
  2. it is compatible with surrounding land uses, in particular the amenity of nearby residents;
  3. it is compatible with the use of the railway line, and encourages rail based freight movements in accordance with Local Plan (Part One) policies STRAT 4 and STRAT 10;
  4. minimises and mitigates harm to the landscape and visual impacts arising from the proposed development;
  5. it minimises and mitigates impacts on the surrounding ecological network and designated sites of ecological importance in the vicinity. An Ecological Appraisal, including bird surveys will be required to determine the potential for significant environmental effects on ecological designations and to provide appropriate mitigation measures; and
  6. the use and the design of the buildings proposed should be consistent with their location in a hazard consultation zone, in line with Local Plan (Part Two) policies DM 33 and DM 34.

Explanation

3.14 Historically the site was part of the former Ince A and B power station, which has since been partly redeveloped and occupied by the Encirc Glass Manufacturing facility. The employment allocation is the remaining vacant land to the east of the manufacturing facility and to the north and east of the villages of Elton and Ince. Development schemes must have regard to the proximity of nearby residential areas, particularly with regard to traffic movements.

3.15 The site is at risk of flooding as identified by the Environment Agency and the Council's Strategic Flood Risk Assessment. As such new development should incorporate appropriate flood mitigation in line with Local Plan (Part Two) policies DM 40 to DM 43.

3.16 The site benefits from rail freight facilities and further schemes are encouraged to utilise the railway line to minimise the movement of goods by road and reduce the potential impact on local communities.

3.17 The HSE will be consulted on development proposals in the area, to ensure the levels of risk are compatible with surrounding uses.

3.18 The Habitats Regulations Assessment (HRA) of the Local Plan (Part Two) has identified that some employment land allocations could lead to disturbance for bird species for which the Mersey Estuary SPA/Ramsar are designated, where these sites are within one kilometre of the SPA/Ramsar. In these locations, a project-level HRA screening would need to be undertaken to inform development proposals and meet the requirements of Local Plan (Part Two) policy DM 44.

Policy EP 2.B

New Bridge Road, Stanlow
Land at New Bridge Road, Stanlow is identified on the policies map for employment use (use classes B1, B2 and B8). Development proposals in this area will be supported where they are in line with Local Plan (Part One) policy STRAT 4 and Local Plan (Part Two) policy EP 3.

Development proposals must make a positive contribution to the visual appearance of the M53 and Shropshire Union Canal corridor and take account of Local Plan (Part One) policy ENV 2, incorporating sufficient landscaping features and appropriate boundary treatment into the design.

Development proposals must accord with the historic environment policies of the plan (DM 46-50), where relevant. Schemes that provide a positive environmental improvement with high standards of building design, materials, external appearance will be encouraged.

Explanation

3.19 The land at New Bridge Road falls within the wider Stanlow designation under Local Plan (Part Two) policy EP 3. The Local Plan (Part One) policy STRAT 4 recognises this is a regeneration priority area with the potential for new employment development. The Ellesmere Port Vision and Regeneration Framework states the New Bridge Road area represents a significant opportunity for new employment development given the number of cleared and vacant sites ready for redevelopment. The sites along New Bridge Road benefit from significant public sector investment over recent years; the Regional Growth Fund has led to infrastructure improvements to support new investment and development. Sites along New Bridge Road have been reviewed through the Stanlow Special Policy Area Review (2016) to inform the land allocations in the Local Plan (Part Two) and the allocation comprises land off Cloister Way, the former Cabot Carbon site, Newport Business Park, Dutton Green and the Rushtons site.

3.20 The New Bridge Road area is a prominent location adjacent to the M53 and Shropshire Union Canal corridor. The industrial history of this particular area has lead to a concentration of vacant sites, and an overall negative visual impression within an area extremely prominent from the M53, the Shropshire Union Canal and the Ellesmere Port-Chester railway line. The New Bridge Road Area Development Framework (2011) proposes a buffer zone of new high quality employment development between the M53 and heavy industrial area of Stanlow to the east. The environmental upgrading of the corridor will help to provide more attractive landscapes and recreation amenities for local residents, create a better image and attract new investment.

3.21 There are designated heritage assets along the Shropshire Union Canal (Weaver's Bridge and Bewley's Bridge, both grade II listed buildings). It is important that any landscaping proposals respect the historic assets and industrial history of the area, particularly where associated with the Shropshire Union canal.

3.22 Part of the land in this area, around Newport Business Park and Cloister Way, are identified as sites within the Cheshire Science Corridor Enterprise Zone.

Policy EP 2.C

Former Booston Oil Depot
The former Booston Oil Depot, as identified on the policies map is allocated for employment use (use classes B1, B2 and B8). Development proposals should be accompanied by a transport assessment and be developed in line with Local Plan (Part One) policies STRAT 4 and STRAT 10, to maximise the opportunities to transport goods by non-road modes of transport.

Explanation

3.23 The site is located adjacent to the Manchester Ship Canal, a disused freight railway line and north of the Hooton Park employment area. The draft Mersey Ports Masterplan identifies the site forms part of the Port Wirral area (M2) which could provide a multi-modal transport opportunity, with good access to Junction 6 and Junction 7 of the M53, including the potential re-instatement of the rail freight line. As such the policy encourages development proposals to use non-road modes of transport. Development proposals should also consider the impacts of vehicular transport, in particular HGV movements, alongside other development proposals at Hooton Park.

3.24 Given the location of the site close to the Mersey Estuary SPA/Ramsar, there may be a need for a project level HRA screening to accompany specific development proposals. There should be no adverse effects on the integrity of the SPA/Ramsar through forms of disturbance (visual/noise).

Policy EP 2.D

Land at Hooton Park
Land at Hooton Park, as identified on the policies map, is allocated for employment development (use classes B1, B2 and B8) and must be developed in line with Local Plan (Part Two) policy
EP 4.

Explanation

3.25 The policy identifies the vacant undeveloped land at Hooton Park, that is suitable for office, industrial or warehousing use falling within use classes B1, B2 and B8. The site is a key employment location identified through the Local Plan (Part One) policies STRAT 4 and ECON 1, where there is potential for new employment development to serve the wider sub-region. The land is adjacent to Vauxhall Motors and provides further land for expansion in connection with the automotive industry. There are two development plots to the north west part of the site that are identified for new inward investment within the Cheshire Science Corridor Enterprise Zone. These sites make a significant contribution towards the employment land supply in Ellesmere Port and the site provides for significant space users. The employment land allocations should be read in the context of Local Plan (Part Two) policy EP 4, which covers the Hooton Park area as a whole, providing additional criteria to minimise the potential impacts of new development taking account of the Local Development Order in place for the wider site.

Explanation

3.26 The remaining land at Cheshire Oaks lies adjacent to The Oaks Office Park and The Groves Business Park to the east and a residential area to the west. Employment land allocations within the Ellesmere Port area are predominantly for large scale industrial or warehousing use, including land within the the Stanlow area for heavy oil and chemical related uses and Hooton Park for vehicle manufacturing. The identification of this site provides an opportunity to expand and diversify the local economy to ensure its long term health, and provides further expansion land for new office development. The site is in a flagship location close to Cheshire Oaks and is highly accessible to the surrounding highway network. The allocation of the site must complement the existing office parks and incorporate high standards of design and landscaping to maintain the setting of the existing office based business park.

3.27 The transport and parking impacts of any new development should be considered in line with Local Plan (Part One) policy STRAT 10 and Local Plan (Part Two) policy T 5.

Explanation

3.28 The remaining land at Rossmore Road East lies adjacent to Junction 8 of the M53 and is highly accessible to the surrounding highway network. The site was historically used partly by the former Gulf Oil Refinery and partly the former gas board and is a vacant brownfield site available for new development. The site is predominantly within an industrial area with some redevelopment for residential uses taking place to the south. The allocation is adjacent to the existing employment areas of Poole Hall Industrial Estate and Pioneer Business Park. Given the prominent location alongside the M53 development proposals should mitigate any visual impacts and incorporate important landscape features into the design.

Policy EP 2.G

Land at Station Road, Ince
Land at Station Road Ince, as identified on the policies map, is allocated for employment development (use class B1). Development proposals will be supported where they meet all of the following criteria;

  1. minimise the impact on residential amenity through careful design;
  2. incorporate extensive landscaping and appropriate boundary treatment to preserve or enhance the character or appearance of the approach to Ince village and the setting and significance of designated heritage assets;
  3. minimise and mitigate impacts on the surrounding ecological network;
  4. traffic and transport requirements should be satisfactorily accommodated on the surrounding road network and utilise non-road and public transport facilities wherever possible. Appropriate access to the site should be provided to minimise impacts on residents of Elton and Ince;
  5. the use and the design of the buildings proposed should be consistent with their location in a hazard consultation zone, in line with Local Plan (Part Two) policies DM 33 and DM 34.

Explanation

3.29 This site is in a sensitive location between Ince, Elton and the Green Belt. Any development, therefore, must be of a high standard of design and incorporate appropriate landscaping and mitigation to minimise impacts on nearby residential communities. The Ince Conservation Area is to the north west of the site and the there is an opportunity to enhance the approach to Ince village by good roadside landscaping, such as trees and vegetation and other appropriate boundary treatment. The site is adjacent to a local wildlife site therefore development proposals should also be considered in line with Local Plan (Part Two) policy DM 44.

3.30 The HSE will be consulted on development proposals in the area, to ensure the levels of risk are compatible with surrounding uses.

Policy EP 2.H

Land off Stanney Mill Lane (north)
Land off Stanney Mill Lane (north), as identified on the policies map, is allocated for employment development (use classes B1, B2 and B8). Development proposals must make a positive contribution to the visual appearance of the M53 and Shropshire Union Canal corridor.

Explanation

3.31 The land off Stanney Mill Lane (north) is one of the sites identified within the Cheshire Science Corridor enterprise zone. The site is located in the eastern employment zone in the Ellesmere Port Vision and Strategic Regeneration Framework. It is in close proximity to Junction 10 of the M53 and is accessible to the surrounding highways network and within an existing employment area, directly adjacent to the Stanlow special policy area and Shropshire Union Canal.

EP 3 - Stanlow special policy area

Policy EP 3

The Stanlow special policy area is identified on the policies map. The Stanlow oil refinery is of national importance and safeguarded for continued use for petrochemical and related industries. Any new development must not prejudice the continuing operation of the refinery. The redevelopment of any vacant, under-used or derelict land for employment use (use classes B1, B2 and B8) that is surplus to the primary operational use of the site will be encouraged, subject to any security restrictions and the criteria below. Proposals for a complementary/synergistic use alongside existing operations should be considered.

New employment development (use classes B1, B2, B8 and suitable sui generis uses) will be supported where all of the relevant criteria are met;

  1. there should be no material harm to sensitive locations in the locality, or to residential amenity, arising from the appearance of the development, or its potential for pollution, or noise generation, or visual impact. Sensitive locations include the Mersey Estuary SPA/Ramsar, residential areas, commercial centres, areas attracting large numbers of visitors, SSSI, Green Belt, conservation areas and historic assets;
  2. proposals for 'potentially polluting development' must be in line with other relevant development plan policies relating to hazardous installations and the potential pollution / amenity impacts;
  3. the proposed development must not conflict with the continuing operation of existing businesses in the special policy area or other relevant development plan policies and allocations;
  4. the use and the design of the buildings proposed must be consistent with their location in a hazard consultation zone, in line with other relevant development plan policies. Development should be in line with Local Plan (Part Two) policies DM 33 and DM 34;
  5. the use, design and location of any plant and buildings should have regard to the areas of flood risk identified by the Environment Agency;
  6. the traffic and transport requirements generated by the use, including freight and access by employees and visitors, must be satisfactorily accommodated both on the site and by the surrounding transport network. Non-road and public transport facilities should be used whenever possible;
  7. it minimises and mitigates impacts on biodiversity in line with Local Plan (Part Two) policy DM 44;
  8. proposals should contribute towards enhancing green infrastructure in line with Local Plan (Part One) policy ENV 3 and Local Plan (Part Two) policy DM 45.

The New Bridge Road employment allocation is within the defined Stanlow boundary. Development proposals in this area must take account of the above criteria and also the additional criteria in Local Plan (Part Two) policy EP 2 and EP 2.B.

Thornton Science Park is within the defined Stanlow boundary. Development proposals in this area must take account of the above criteria and also the additional criteria in Local Plan (Part Two) policy EP 5.

The use and redevelopment of land within Stanlow will be prioritised for employment development in the Ellesmere Port area, in preference to the release of additional greenfield sites.

Residential development within the Stanlow boundary will not be permitted.

Explanation

3.32 Local Plan (Part One) policy ECON 1 identifies the Stanlow area as a key employment location that is identified and safeguarded as essential to meeting future economic growth in the borough. The majority of the land within the Stanlow special policy area is owned by Essar Oil UK (formerly Shell) and occupied by the UK’s second largest oil refinery and other privately-owned petro-chemical industries. Stanlow is a significant area of land that extends approximately 850 hectares. The area has good access to the surrounding railway, canal and motorway network. The villages of Elton and Ince are to the east of the area, separated by Green Belt land. Further eastwards lies the proposed Ince Park/Protos scheme and Encirc Glass Manufacturing facility.

3.33 The Local Plan (Part One) recognises that the Stanlow area in Ellesmere Port is an important location for continued economic growth. There remains demand for general industrial and specialised sectors, due to proximity to the motorway network. A Stanlow special policy area review has been undertaken to provide evidence to inform future policies and proposals in this area. Given the nature of existing land uses in this location, the identification of any available land/ sites would be for economic use. The policy applies to any vacant or under-used land within this area, that is suitable for redevelopment.

3.34 The Stanlow Special Policy Area Review (2016) reviews the extent of land availability and suitability within this area for future employment development. It takes account of development constraints, access restrictions and the operation of existing businesses (excluding Essar's operational land). It has regard to COMAH Regulations, relevant HSE advice and any other regulations applicable to pipe lines. It takes account of consultation with key partners, businesses and landowners operating in the area to understand current and future development needs. The study has been undertaken alongside the Council's Housing and Economic Land Availability Assessment (2017), to inform the employment land policies within the Local Plan (Part Two).

3.35 The Strategic Flood Risk Assessment (2016) (SFRA) identifies areas of Stanlow at risk of flooding (Flood Zones 2 and 3a) and takes account of the Environment Agency information on flood risk. Flooding would occur regularly if there was not a flood alleviation scheme present. The standard of protection should be maintained into the future therefore the SFRA recommends that the area should be considered acceptable for less vulnerable development types.

3.36 The extent and distribution of the land available within the Stanlow special policy area means that in general this is the most suitable location within the plan area to accommodate hazardous and potentially polluting industry, however not all available land will be suitable for these particular industrial uses. The potential environmental impact will be the most significant consideration in deciding the suitability of any particular site within the Stanlow special policy area for the use proposed. Particular care will also be needed to protect the visual amenity of the surrounding settlements of Ince, Elton and Thornton-le-Moors with, for example, tree planting. The overall impact of any development on land, air or water pollution will be considered regardless of its location. In some cases, undeveloped land must be retained to create a visual or environmental buffer around existing installations or may be necessary to provide ecological mitigation for specific developments.

3.37 The plan allows for some small scale waste management facilities within the Stanlow area (sui generis uses). These facilities will be supported in line with other policies in the plan where proposals could lead to the co-location or integration of waste facilities. Other sui generis uses that are complementary to existing operations of the oil refinery will also be supported. Parts of Stanlow are identified in Local Plan (Part Two) policy EP 2, and EP 2.B (New Bridge Road) and Local Plan (Part Two) policy EP 5 (Thornton Science Park), and in these locations additional restrictions will apply.

3.38 Development proposals are encouraged to integrate and enhance the framework of green infrastructure in and around Stanlow. The Ellesmere Port Strategic Regeneration Framework sets out the 'green ring' concept for Ellesmere Port that connects significant green spaces through the town centre and surrounding industrial areas. The New Bridge Road area is identified as being of paramount importance to the network of green and blue infrastructure in the area, within the M53/canal corridor.

3.39 If the use, size, nature and proposed location of the development is judged by the local planning authority to be likely to generate significant environmental effects and it falls within the defined categories under the Town and Country Planning (Assessment of Environmental Effects) Regulations 2011 then an Environmental Assessment will be required. The regulations identify two categories of projects - those which must have an environmental assessment and those which can be required to have an environmental assessment if the local planning authority considers that the proposal is likely to generate significant effects on the environment. Oil refineries and the disposal of toxic waste fall into the first category, chemical, food, textile and rubber industries and non-toxic waste disposal fall into the second category.

3.40 Parts of the Stanlow area may be suitable for supporting bird species for which the Mersey Estuary SPA and Ramsar sites are designated and may require a project level HRA. Development proposals may be required to undertake bird surveys to determine the potential for any likely significant effects on the designated features of the SPA/Ramsar. Developers should work with the local authority and relevant stakeholders in order to avoid or mitigate any identified effects in line with Local Plan (Part Two) policy DM 44.

EP 4 - Hooton Park

Policy EP 4

Hooton Park is identified on the policies map for employment use (use classes B1, B2 and B8). Development proposals in this area will be supported where they are in line with Local Plan (Part One) policy STRAT 4 and STRAT 10 and meet the following criteria:

  1. traffic and transport generated by the proposed use can be satisfactorily accommodated on surrounding networks;
  2. the use of freight and non-road facilities is encouraged where possible;
  3. proposals must meet the requirements of policies DM 47 and DM 48 where development has the potential to impact on the listed aircraft hangars and ancillary buildings;
  4. development proposals should minimise the visual impact of development on the M53 corridor and take account of Local Plan (Part One) policy  ENV 2;
  5. development proposals within hazardous consultation zones should meet the requirements of Local Plan (Part Two) policies  DM 33 and DM 34.

Explanation

3.41 The Local Plan (Part One) policy STRAT 4 identifies Hooton Park as an important sub-regional employment location safeguarded for continued ancillary office, light industrial, industrial and warehousing use. The site is the location of the GM Vauxhall works and as such the Local Plan (Part One) supports the continued prosperity and economic competitiveness of the motor plant. Uses in connection with the automotive or related industries are supported. In addition Local Plan (Part One) policy ECON 1 recognises the need to safeguard this area as essential to meeting future economic growth.

3.42 Hooton Park falls within the Cheshire Science Corridor Enterprise Zone and is identified as being suitable for logistics, advanced manufacturing and environmental technologies. The majority of land within the area is in operational use for GM Vauxhall and suppliers. There is some land within the boundary capable of redevelopment for complementary employment uses, falling within the B use classes. It is located alongside the M53, with potential for rail and freight access to the north. The development of any surplus land will contribute towards the employment land provision for the borough.

3.43 There is a Local Development Order (LDO) covering part of the site, made under section 61A(2) of the Town and Country Planning Act 1990 (as amended). The LDO grants planning permission, subject to compliance with specific criteria, for new developments, extensions and alterations to existing buildings in the North Road Industrial Area. This is in addition to changes of use and minor operations as set out in the Order.

3.44 The LDO is in place for a period of ten years. The Council may exercise its powers to amend or withdraw the LDO at any time. This policy will apply to any development that does not fall within the development categories set out in the LDO which requires planning permission and/or in the event of the LDO being reviewed/revoked. The policy is necessary to define the extent of the Hooton Park site on the policies map. The site area defined on the map includes three listed hangers associated with the former use of the site as an airfield. These hangars and the adjacent wooded area are of particular local importance and should be retained.

3.45 The industrial history of this area has lead to a concentration of derelict and neglected land, run-down sites, the proliferation of unsightly uses, and an overall negative visual impression within an area extremely prominent from the M53. The environmental upgrading of the corridor will help to provide more attractive landscapes and create a better image and thereby attract investment into the town including new employment opportunities. Landscaping should be in line with Local Plan (Part One) policy ENV 2.

3.46 The boundary excludes the Port Cheshire site as this has planning permission for a port related development and is covered by other development plan policies.

EP 5 - Thornton Science Park

Policy EP 5

Thornton Science Park is identified on the policies map for research and enterprise development. Employment development (use classes B1 and B2) will be supported where;

  1. the use, design and location of any building is consistent with the location in a hazard consultation zone. Development proposals should meet the requirements of Local Plan (Part Two) policies DM 33 and DM 34. Appropriate measures must be taken to mitigate potential risks, including building design and appropriate security restrictions to/from the site;
  2. the traffic and transport requirements generated by the use must be satisfactorily accommodated both on the site and by the surrounding road network. Non-road and public transport facilities should be used whenever possible. Improvements to transport infrastructure will be supported where compatible with hazardous risks or existing commercial operations in the area;
  3. they accord with the historic environment policies of the plan (DM 46-50), where relevant. The central landscape area is important for the character and quality of the science park and should be retained and enhanced with any development proposals;
  4. the proposal is compatible with existing employment uses in the Stanlow area and meets the requirements of Local Plan (Part Two) policy EP 3.

Explanation

3.47 Local Plan (Part One) policy ECON 1 identifies the Stanlow area as a key employment location that is identified and safeguarded as essential to meeting future economic growth in the borough. Local Plan (Part One) policy ECON 1 also supports initiatives and accessibility to further/higher education facilities improving links between main employers and a skilled workforce.

3.48 The Thornton Science Park site is located within the Stanlow boundary. It is a 25 hectare site for the University of Chester's Faculty of Science and Engineering (formerly the Shell Technology Centre). It provides space for new business start ups for the expansion of businesses operating in the following sectors; energy, environment, engineering, advanced manufacturing, chemicals and automotive. The site is recognised as being important within the sub-region and part of the site is within the Cheshire Science Corridor Enterprise Zone (designated 2015). The Cheshire Science Corridor Enterprise Zone is being led by the Cheshire and Warrington Local Enterprise Partnership (LEP) and is one of the key strategic development priorities identified in their 2014 Strategic Economic Plan (SEP).

3.49 There is a close relationship between Thornton Science Park and surrounding employment areas (Stanlow and Protos). The site provides a significant opportunity to cluster industry and innovation with skills and learning, with partners working collaboratively to play a positive role in the wider economy and future growth opportunities.

3.50 The Stanlow Special Policy Area Review (2016) has considered the suitability and availability of land within Stanlow for future development in consultation with existing businesses in the area and the University of Chester, and recognises the development potential at Thornton Science Park. However, future development should also be compatible with current neighbouring uses and the potential level of risk from existing industrial/commercial operations.

3.51 The HSE advise on the compatibility of new development within hazard consultation zones. Whilst the hazard zones do not preclude development, they influence the nature and extent of development that can take place. In some cases, the hazardous zones relate to historic industries that are decommissioned and no longer located there, potentially inhibiting successive land uses. The design and use of buildings in this area will remain subject to security restrictions for staff and visitors where appropriate.

3.52 The Stanlow Study (2016) recommends an ongoing programme of review of the hazard zones, as operational requirements may change over time and identifies the potential for improvements to be made to transport infrastructure within the Thornton/Stanlow area. This includes potential improvements to Stanlow and Thornton railway station, improved cycle access, improved bus services and accessibility via Poole Lane Road Bridge/Bridges Road bridge.

3.53 Within the Thornton Science Park, Building 50 (former Thornton Aero Engine Research Laboratory) is a grade II listed building. There are also two adjacent buildings that have a local listing. The Heritage Impact Assessment (2017) identifies the buildings have group value and relate to the intrinsic setting of the adjacent heritage assets, one of which is nationally important. High quality architectural and landscape design would enhance the settings of these buildings, bringing an improvement to the site frontage. There should be recognition of the important historic context in the consideration of development proposals. There is also a central landscaped area within the Science Park. The protection areas of open space to the front of each building, together with a high quality landscaping scheme in association with the prestige associated with Thornton Science Park would enhance the setting of the historic assets.

EP 6 - Ince Park

Policy EP 6

Land at Ince Park (Protos) is safeguarded for a multi-modal resource recovery park and energy from waste facility for use in connection with the recycling, recovery and reprocessing of waste materials. Development will be supported where;

  1. it is considered in combination with other planned/consented development at Ince Park and nearby areas;
  2. it would not compromise the planned/operational capacity of the site to provide waste management facilities for specific waste streams, where this contributes to meeting an identified need in the borough;
  3. it meets general development requirements for waste management facilities
  4. where practicable, it maximises opportunities for freight movements on the Manchester Ship Canal or rail network, particularly to minimise the impact of increased traffic generation on the local road network;
  5. it safeguards the provision and delivery of port and rail infrastructure;
  6. it minimises and mitigates any adverse impacts on the local environment, health and local residential amenity, particularly on residents of Ince and Elton (including noise, air, land or water pollution and visual impact);
  7. it minimises and mitigates adverse impacts on nature conservation within and adjoining the site in line with DM 44;
  8. the ecological mitigation areas that form part of the consented resource recovery park are retained, or there is no net loss in the area and type of ecological mitigation provided within the borough;
  9. the  landscape mitigation areas that form part of the consented resource recovery park are retained either in the consented form or through alternative equivalent provision and there is appropriate landscaping that respects the landscape character of the site and its surroundings;
  10. it makes provision for public access on the site (including public transport), where this would not be prejudicial to the industrial operations, rail or other commercial movements on the site and/or to public safety, or would not result in recreational pressure or disturbance on sites of ecological importance;
  11. it minimises any flood risk arising from the development both on and off-site;
  12. it does not provide unacceptable risks to health and safety in line with Local Plan (Part Two) policy DM 33 and DM 34.

Explanation

3.54 The Ince Park site is safeguarded for waste related uses under Local Plan (Part One) policies ENV 8, STRAT 4, and  ECON 1 . The site has outline planning permission, with some matters reserved, and deemed consent for an energy from waste facility and resource recovery park (RRP). The policy should be read alongside Local Plan (Part Two) policy DM 54.

3.55 The overall Ince Park site extends to 104 hectares, with extensive ecological mitigation and sustainable drainage areas incorporated into the overall scheme. The developable area of the site is approximately 50 hectares and comprises various development plots, including;

  • Phase one of the scheme comprising: soil treatment facility; WEEE facility/timber recycling plant; bio-ethanol production/biomass facility, resource recovery business centre, commercial and industrial waste transfer station, resource recovery village, soil treatment facility, ecological mitigation areas.
  • Phase two works and those covered by the deemed consent comprising:canal storage, rail head and rail line, integrated waste management facility, plastics village, water treatment plant, RDF plant/EfW facility, and block making facility.

3.56 Associated development will be delivered including a dry cargo facility, vehicular access roads and landscape mitigation. It is anticipated that the Ince Park (Protos) site will be developed in accordance with the existing permissions and consents and the overall masterplan for the site (see the Council's planning applications search for full details, refs: 10/01488/FUL and 14/02277/S73). This includes the port and rail infrastructure, which should be considered alongside Local Plan (Part Two) policy M 8 and other relevant development plan policies. Since the outline consent a number of variations and new permissions have been approved. The first phase infrastructure works (including some ecological mitigation) are being developed.

3.57 The policy ensures that future phases of development, or any revised schemes, continue to meet the overall policy objectives for the site established through Local Plan (Part One) policies ENV 8 and  ECON 1 and the safeguarded consent for waste related uses including associated infrastructure, ecological mitigation areas, flood risk mitigation and landscaping. The site is located close to the villages of Ince and Elton and the policy criteria are necessary to ensure the potential effects of new development (health, noise, land, air, water) are managed in line with other development plan policies.

3.58 The Protos site is adjacent to the Mersey Estuary, a wetland area designated as Ramsar and SPA of international importance and SSSI. The site itself is a Local Wildlife site. As part of the determination of planning applications on the site, the potential ecological impacts were thoroughly assessed. It was concluded that, with appropriate mitigation measures in place, development would be acceptable in terms of the ecological impact. The extant planning permissions for the site provide for ecological benefits through extensive ecological mitigation areas (approximately 50 hectares across five areas). It is important to ensure that the impacts of development proposals on the Mersey Estuary SPA/Ramsar site are considered in combination with other nearby developments. It will be important that effects of noise, visual impact and pollution on the Mersey Estuary SPA/Ramsar sites are avoided or adequately mitigated. Where public access is provided within the site, this extends to mitigation for potential effects from recreational pressure and disturbance. The policy should be read alongside Local Plan (Part One) policy ENV 4 and Local Plan (Part Two) policy DM 44 which seek to protect statutory and non-statutory designated sites.

EP 7 - Ellesmere Port historic canal port

Policy EP 7

In line with Local Plan (Part One) policies STRAT 4 and ECON 3, the historic canal port and adjacent sites, as identified on the policies map, will be promoted as a major tourist facility where tourism development will generally be supported. Development proposals will be supported where they:

  1. are in keeping with the existing uses on site and the adjoining conservation area;
  2. use design and materials appropriate to the historic canal port, within and adjacent to the conservation area;
  3. improve links to and from Ellesmere Port, particularly for pedestrians, cyclists and by public transport;
  4. retain and re-use historic buildings, having regard to the desirability of preserving the building or its setting in the historic canal port or any features of special architectural or historic interest;
  5. preserve the urban spaces between buildings and around the large areas of water in the basins and docks; and
  6. minimise and mitigate any potential impacts on the Mersey Estuary and the borough’s ecological network in line with Local Plan (Part One) policy ENV 4 and Local Plan (Part Two) policy DM 44. Where appropriate, development proposals should be accompanied by an Ecological Assessment, including bird surveys, to determine the potential for any likely significant effects on the designated features of the SPA/Ramsar.

Explanation

3.59 Local Plan (Part One) policies STRAT 4 and ECON 3 support proposals to enhance the historic canal port as a major tourism facility and the expansion of existing tourism assets where this would benefit the local economy and be of a suitable scale and type for its location. The National Waterways Museum is located at the historic canal port. New development in this area has the potential to bring regeneration benefits and support the vitality of the area, through improved linkages with the town centre. It also has the potential to improve access to the borough's waterways particularly the canal network.

3.60 Realising the potential of the town's heritage assets in particular Island Warehouse and Lighthouse will be supported providing the development complements existing uses on site and the adjoining conservation area. Development proposals in this area should be supported by a Heritage Impact Assessment.

3.61 The Ellesmere Port historic canal port is located alongside the Mersey Estuary which is an internationally important designated SPA/Ramsar site. It is important that any effects from potential tourism/recreational development, particularly noise, visual impact or pollution, are avoided or adequately mitigated. Development proposals should therefore be considered in the context of the wider ecological network for the area, recognising the hierarchy of designations, in line with Local Plan (Part One) policy ENV 4 and other relevant development plan policies.