Parkside Regeneration LLP has submitted a planning application for an Outline permission for the construction of up to 92,900 m2 of Warehousing and other matters.
For planning application documents and details on how to make you comments refer to our summary of planning applications page.
The first issue of the planning application was issued for comment in February 2018. A second issue was issued in January 2019. Our planning application summary page shows where to find the planning documents. Please note the documents are date ordered. The site contains two sets of documentation one for the first issue in 2018 and one for the second issue in 2019.
Below is a list of changes as detailed by the applicant for latest issue of their plan:
- Amendments to the access road corridor in order to accommodate minor amendments to the alignment of the PLR Development Proposals (PLR is the subject of a separate planning application LPA Ref: P/2018/0249/FUL).
- Reduction in height of buildings, to reduce the maximum building heights to 23m for plots C and D and 22m for Plot A/B.
- Reconfiguration of the Development Cell for Plot A/B in relation to the southern and western boundaries of the Site, increasing the distance of the Development Cell A/B from the Southern Boundary. The Parameter Development Cell Plan identifies three main plots (A/B, C & D), the largest of these (A/B) having the potential to deliver one or two large buildings depending on market demand (the illustrative masterplan identifies one large unit (the plot could yield more than one unit subject to minimum unit size) with a single building on each of Plots C & D).
- Minor amendments to the Development Cells for Plot C and D as a result of amendments to the size of proposed units within each cell (the overall quantum of floor space within the Phase 1 Development remains as originally proposed at 92,900 sq m, however the distribution within the three Development Cells has been re-balanced as a result of other changes to the Proposed Development).
- Amendments to proposed landscape planning to the southern boundary, to increase the level of planning proposed.
- Reconfiguration of drainage ponds, landscape planning and ecological ponds between Units A/B and C.
- Incorporation of a heritage trail (walk around the warehouses!), interpretative boards and associated visitor car parking.
An amendment to the traffic data and traffic distribution as a result of discussion with the local highway authority.
Other Key Points about the Phase 1 Planning Application
- The applicant is Parkside Regeneration LLP. This company has been formed as a joint partnership between St Helens Council and Langtree Developments.
- The Council previously invested £6M in the partnership including purchase of land. The Council will also decide whether the plan is approved or rejected (mark their own homework).
- The application specifies two phases of development. A separate application will be submitted for Phase 2 which will also be located on Parkside West adjacent to the A49. Phase 2 will be dependent on the link road (see below).
- All site access will be via the A49 for Phase 1 increasing traffic on our local roads.
- The applicant has recognised the potential future traffic congestion issues at Winwick and has discussed possible road alterations with Warrington Borough Council. Warrington BC have confirmed they are not funding any work but will authorize any proposals by the applicant.
- A separate planning application for a new link road running from the A49 near the Parkside entrance to M6 J22 has been submitted by St Helens Council (see planning application summary page). This is referred to as the Parkside Link Road or ‘PLR’.
- The Council have obtained funding for the PLR from the Strategic Infrastructure Fund (SIF) managed by Liverpool Combined Authority (£27M). The Council applied for SIF funding and are also a member of the SIF Funding Committee which approves the funding. The Council will also contribute £8M of their own funds towards the PLR as detailed in the SIF business case (likely to be a government loan). Excepting the countless consultant fees the Council have funded over the years, this brings the total to £14M that the Council have set aside from their own funds to the scheme.
- The Phase 1 planning application specifies that £73M will be required to fund the infrastructure for the scheme. It is not clear how this will be funded. The application makes no reference to potential occupiers or use other than distribution the implication being that the applicant intends to seek planning permission first with a view then to attracting occupiers. Warehouses will be up to 23m (~75 feet) high.
- Initial traffic assessments for the PLR last year indicated significant traffic increases for Newton High Street and Southworth Road. Both routes pass through Air Quality Management Areas (AQMA). The AQMA were established a few years ago to recognise poor air quality and the need for improvement because of health impacts.
- The PLR will pass through open country side to the East of Parkside to connect to M6 J22 offering developers easy access to green field sites adjacent to it and nearby to Winwick.
- Parkside East was never part of the old colliery site but has now been reserved as the location for the Rail Freight Terminal in the second version of the Council’s Local Plan. It remains to be seen whether a Rail Freight Terminal will ever come to fruition though given the attractiveness of building big warehouses near motorways.
- The Phase 1 planning application specifies that 60% of the former colliery spoil heap will need to be moved to accommodate the planned warehouse builds. The applicant recognises that the spoil heaps contain hazardous materials which may need to be removed from the site for onward processing. All construction traffic will use the A49.
- The Phase 1 planning application reserves space for a ‘reversing loop’ to accommodate future Rail Freight Terminal movements to Parkside East. The loop runs immediately adjacent to residents on the A49. If this were implemented at some point in the future, the nature of the curve in the line at the end of the loop would appear to suggest there may be high levels of noise (squealing) from train wheels that are often challenging to mute by train operators given the age/types of rolling stock.
- The Phase 1 planning application is entirely in the Green Belt of the currently adopted Local Plan and also conflicts with policy CAS 3.2 which specifies use conditions for the site.
Please also see our detailed response to the application on our response page.