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Halton Local Plan

L - Halton Lea Site Assessments

Technical Report December 2017

310Site Ref:Land at Gaunts Way Map Ref:R01

Address: . . . . . . . . Land at Gaunts Way

Site Size (ha): . . . . 0.23 Ward: Halton Lea

Site Description

Proposal

Grid Ref: 353156 / 380808

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 6 dwellings at 30dph.

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

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

© Crown copyright and database rights 2017 Ordnance Survey 100018552 © Copyright Bluesky

Brownfield/Greenfield . . . . Greenfield

Current Use. . . . . . . . . . . . . Amenity Grassland

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

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

Previous Use . . . . Unknown

Surrounding Uses . . . . . . . . Residential, woodland

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

Ownership . . . . . . . . . . . . . . 2% Council Ownership

Source of Site . . . . . . . . . . . SHLAA (Ref. H1003)

Reduce Deprivation . . . . . . This site is located within the 10% most deprived LSOAs nationally.

Designations

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

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

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

Existing Policy Designations Green Space

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

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


Physical Constraints

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

Ground Conditions . . . . . . . Site slopes down to the East.

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

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

Landscape . . . . . . . . . . . . . . .Grassland and small area of trees.

Townscape . . . . . . . . . . . . . . Suburban, medium density residential.

Pollution . . . . . . . . . . . . . . . .A small part of this site is within a PADHI (outer zone) for Mexichem Fluor and Inovyn.

Infrastructure . . . . . . . . . . . . There is a large water main to the western boundary of the site.

Other Information . . . . . . . .No other physical constraints identified at this time.

Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI. Consideration of infrastructure on the site.

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

Connectivity

Walking . . . . . . . . . . . . . . . . .Adjacent path to west of the site.

Cycling . . . . . . . . . . . . . . . . . .Path to west/ on road access via Gaunts Way.

Train . . . . . . . . . . . . . . . . . . .Runcorn East Rail Station (2631m away). Site is not considered to be within walking distance of either Runcorn or Runcorn East Train Station.

Bus . . . . . . . . . . . . . . . . . . . . .Beechwood Pub (406m away).

Road . . . . . . . . . . . . . . . . . . Narrow single carriageway no-through road.

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

Site Access . . . . . . . . . . . . . . Pedestrian only, some scope for vehicular access

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

Conclusion . . . . . . . . . . . . . . This site is considered to have poor connectivity. Connectivity to this site would need to be significantly improved if the site were to be developed.

Infrastructure

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

Education . . . . . . . . . . . . . . . Hallwood Park Primary School, Secondary School Capacity to be determined in consultation with Education Team.

Health . . . . . . . . . . . . . . . . . . Hallwood Park Health Centre .

Community . . . . . . . . . . . . . .This site is within 800m of Beechwood Community Centre and within 800m of Halton Lodge Community Centre.

Open Space . . . . . . . . . . . . . Open areas nearby amongst housing area, small park and Multi-Use Games Area (MUGA) area within housing estate

Other . . . . . . . . . . . . . . . . . . No other infrastructure has been identified at this time.

Conclusion . . . . . . . . . . . . . . . Infrastructure capacity, supply and demand to be determined following consultation with providers.


Accessibility

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

Distance to (m) 374 Quality of Route . .Although Halton Lodge Local Centre may be the closest as the crow flies it is equally as likely that residents would walk to either Halton Lea or Beechwood Local Centre to access services. Halton Lea can be accessed along Gaunts Way, onto Hallwood Avenue and into Halton Lea. These footpaths are generally well overlooked by residential properties.

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

Distance to (m) 470 Quality of Route . .Halton Lea can be accessed along Gaunts Way, onto Hallwood Avenue and into Halton Lea. These footpaths are generally well overlooked by residential properties.

Primary School . . . . . . . . . . .The closest primary school is Hallwood Park Primary School and Nursery.

Distance to (m) 229 Quality of Route . .This can be accessed through the residential area along Gaunts Way. It is a short, well overlooked walk.

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

Distance to (m) 576 Quality of Route . .St Chads can be accessed along the footpath between Hallwood Park and the expressway and by using the bridge to cross over the expressway and then along the footpath adjacent to Halton Lodge Local Centre and along Grangeway to the school.

Employment Site . . . . . . . . .Halton Lea is the closest employment area.


Quality of Site . . . . . . . . . . . .Halton Lea Employment Area is a grouping of offices and community buildings around the main shopping area, there is a variety of office space, however, some units have struggled to find occupiers and may have potential for redevelopment, in line with the extant outline permission for retail uses.

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

Distance to (m) 606 Quality of Route . . Hallwood Health Centre can be accessed along Gaunts Way, onto Hallwood Avenue and into Halton Lea. These footpaths are generally well overlooked by residential properties.

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

Distance to (m) 331 Quality of Route . .

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

Conclusion . . . . . . . . . . . . . . Overall the site is considered to have excellent accessibility to services and facilities. However, some minor improvements may be required dependent on the development proposed.

Green Belt Report

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

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


Sustainability Appraisal

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

SA Summary . . . . . . . . . . . . . It is considered that overall the development of this site is likely to have a minor positive impact on the sustainability of the Borough.

The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

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

It is considered that this site could positively contribute to the vitality and viability of the Borough's town, district and local centres. The development of this site could contribute to the range of good quality housing in Halton.

If development in this area is able to contribute to the sustainable transport provision the site has the potential support the choice and use of sustainable transport in Halton. The development of this site is unlikley to support improvements in air quality. This site is not located within an AQMA. However, the connectivity of the site is unlikely to lead to a reduction in journeys by car.

Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site could be suitable for residential development.

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

Viability . . . . . . . . . . . . . . . . To be determined

Summary and Recommendations

SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have poor connectivity and excellent accessibility. The site is identified as a Green Space designation.It is considered that this site could be identified as a residential allocation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the connectivity of the site.

Recommendations . . . . . . . .It is considered that this site could be allocated for Residential development.

320Site Ref:Town Park - north west of Palace Fields Avenue Map Ref:

Address: . . . . . . . . Palacefields Avenue, Brookvale


Site Description

Proposal

Grid Ref: 354290 / 380450



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



Current Use. . . . . . . . . . . . . Leisure - playing fields and open space


Buildings on Site . . . . . . . . . Changing facilities for the playing fields.


Surrounding Uses . . . . . . . . Residential, open space



Source of Site . . . . . . . . . . . Part of the site is within the SHLAA (Ref. H1654)


Designations






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




Ground Conditions . . . . . . . Greenfield site. Generally flat. 2% of the site is Potentially Contaminated Land.


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

Landscape . . . . . . . . . . . . . . .Woodland belts to boundaries, grass playing fields.

Townscape . . . . . . . . . . . . . . Medium density residential development with an abundance of open space.

Pollution . . . . . . . . . . . . . . . .PADHI pipeline through site. Potentially contaminated land (pond).

Infrastructure . . . . . . . . . . . . Pylon within the site. Pylon across site. Large water main through site.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Consultation with the HSE would be required in relation to the PADHI. Discussion may be required within Sport England in relation to the loss of, or alternate provision to be made for, the existing open space and playing pitches.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. The site’s development is restricted in part by the large water main, electricity pylon/overhead lines. The existing Playing Field provision may also limit development potential.

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpaths along adjoining roads as well as informal footpaths across this and the neighbouring site.

Cycling . . . . . . . . . . . . . . . . . .Access to site via Palacefields Ave, Site access by a number of Foot/Cycle paths within site

Train . . . . . . . . . . . . . . . . . . .Runcorn East Rail Station (1607m away)

Bus . . . . . . . . . . . . . . . . . . . . .The Glen (66m away)

Road . . . . . . . . . . . . . . . . . . Adjacent to Palacefield Avenue. Two adjoining single carriageway roads, close to expressway junction.


Site Access . . . . . . . . . . . . . . Single vehicular access, potential for further. Access into the site would need to be improved and agreed with the Council's Highways Team.

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

Conclusion . . . . . . . . . . . . . . This site is considered to have satisfactory connectivity. However it is likely, dependent on the use proposed, that any development of this site would require improvements to the connectivity.


Infrastructure


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

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

Community . . . . . . . . . . . . . .This site is within 800m of Brookvale Community Centre, and Brookvale Children's Centre.

Open Space . . . . . . . . . . . . . Palacefields Youth Centre




Accessibility

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

Distance to (m) 303 Quality of Route . .Palacefields Local Centre can be accessed via the footpath adjacent to the site, across the road and through the residential area of Palacefields.


Distance to (m) 695 Quality of Route . .Halton Lea can be accessed via the footpath adjacent to the site, across the road and through the residential area of Palacefields.

Primary School . . . . . . . . . . .The closest Primary School is Our Lady Mother of the Saviour Catholic Primary School.

Distance to (m) 110 Quality of Route . .Our Lady Mother of the Saviour Catholic Primary School can be accessed via the footpath adjacent to the site, across the road and through the residential area of Palacefields and along Lapwing Grove. Brookvale Primary School can also be accessed through Brookvale residential area.

Secondary School . . . . . . . . The closest secondary school is Ormiston Bolingbroke Academy.

Distance to (m) 915 Quality of Route . .Ormiston Bolingbroke Academy can be accessed through Brookvale residential area and over the bridge over the busway.


Distance to (m) 1072 Quality of Route . .Halton Lea can be accessed via the footpath adjacent to the site, and through the residential area of Palacefields.



Distance to (m) 837 Quality of Route . . Hallwood Health Centre can be accessed via the footpath adjacent to the site, and through the residential area of Palacefields and down past the hospital.

Open Space . . . . . . . . . . . . . Palacefields Youth Centre

Distance to (m) 15 Quality of Route . .Across Palacefields Avenue.



Green Belt Report






SA Summary . . . . . . . . . . . . . It is considered that overall the development of this site is likely to have a negligible impact on the sustainability of the Borough.

The development of this site has the potential to impact on the biodiversity of the site as the wooded parts of the site are identified as a Core Biodiversity Area in the LCR NIA Ecological Network. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

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

It is considered that this site could positively contribute to the vitality and viability of the Borough's town, district and local centres. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.

If development in this area is able to contribute to the sustainable transport provision the site has the potential support the choice and use of sustainable transport in Halton. The development of this site is likely to have a negligible impact on air quality. This site is not located within an AQMA. It can be accessed by some forms of sustainable transport and may lead to some private car journeys being replaced.

Deliverability

Suitability . . . . . . . . . . . . . . . At present due to the contribution of playing pitches and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements or alternate provision made it is considered that this site may have potential for residential development.

Availability . . . . . . . . . . . . . .In use as Playing Fields. This site is mainly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have satisfactory connectivity and excellent accessibility. The site is identified as a Green Space designation.It is considered appropriate to retain Green Space designation.

Recommendations . . . . . . . .It is considered that this site is appropriate for open space use and playing fields, but if site is considered surplus, may also be appropriate for residential development.

322Site Ref:Land north of Palacefields Avenue Map Ref:

Address: . . . . . . . . Halton lea


Site Description

Proposal

Grid Ref: 354424 / 380595






Current Use. . . . . . . . . . . . . Open space - playing field




Surrounding Uses . . . . . . . . Residential, open space



Source of Site . . . . . . . . . . . Part of site within SHLAA site (H1655)


Designations






Conclusion . . . . . . . . . . . . . .It is considered appropriate to retain the Green Space designation.




Ground Conditions . . . . . . . Greenfield site. Generally flat.


Habitats . . . . . . . . . . . . . . . . .Trees and hedges to boundaries. Site is within the LCR Nature Improvement Area. The wooded parts of the site are also identified as a Core Biodiversity Area in the LCR NIA Ecological Network.

Landscape . . . . . . . . . . . . . . .Trees to boundary, grass playing fields

Townscape . . . . . . . . . . . . . . Open space surrounded largely by further open space, with residential development beyond

Pollution . . . . . . . . . . . . . . . .PADHI pipeline through site.

Infrastructure . . . . . . . . . . . . Large water main through site. Overhead lines across site.


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI pipelines. Overhead pylons would need to be taken into consideration as part of the layout of any site. Discussion may be required within Sport England in relation to the loss of, or alternate provision to be made for, the existing open space and playing pitches.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. The site’s development is restricted in part by the large water main and overhead lines. The existing Playing Field provision may also limit development potential.

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath through site to residential area, and at southern boundary along Palacefields Avenue.

Cycling . . . . . . . . . . . . . . . . . .On road cycle access, footpath across the site.


Bus . . . . . . . . . . . . . . . . . . . . .Palacefields Avenue (start) (18m away). Site is adjacent to the busway.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Palacefields Avenue.


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

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

Conclusion . . . . . . . . . . . . . . The site is considered to have good connectivity. However it is possible, dependent on the use and scale of any proposed development, that this site may require improvements to the connectivity.


Infrastructure




Community . . . . . . . . . . . . . .This site is within 800m of Brookvale Community Centre, and Brookvale Children's Centre.

Open Space . . . . . . . . . . . . . Site is part of Runcorn Town Park, and there is a children's play area across Palacefield's Avenue from the site on Woodhatch.




Accessibility


Distance to (m) 321 Quality of Route . .Palacefields Local Centre can be accessed via the footpath to the southern boundary and along Lapwing Grove. The route is generally well-overlooked by residential properties.


Distance to (m) 721 Quality of Route . .Halton Lea can be accessed via the footpath to the southern boundary, along Lapwing Grove, onto Stonebarn Lane and across Palacefields Avenue and down the footpath adjacent to the hospital.

Primary School . . . . . . . . . . .The closest Primary School is Our Lady Mother of the Saviour Catholic Primary School.

Distance to (m) 112 Quality of Route . .Our Lady Mother of the Saviour Catholic Primary School can be accessed via the footpath to the southern boundary and along Lapwing Grove.


Distance to (m) 832 Quality of Route . .Ormiston Bolingbroke Academy can be accessed through the residential area of Brookvale.


Distance to (m) 1104 Quality of Route . .Halton Lea can be accessed via the footpath to the southern boundary, along Lapwing Grove, onto Stonebarn Lane and across Palacefields Avenue and down the footpath adjacent to the hospital.



Distance to (m) 877 Quality of Route . . Hallwood Health Centre can be accessed via the footpath adjacent to the site, and through the residential area of Palacefields and down past the hospital.

Open Space . . . . . . . . . . . . . Woodhatch Road Play Area

Distance to (m) 64 Quality of Route . .Site is part of Runcorn Town Park, and there is a children's play area across Palacefield's Avenue from the site on Woodhatch.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the wooded parts of the site are identified as a Core Biodiversity Area in the LCR NIA Ecological Network. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

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


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

Deliverability

Suitability . . . . . . . . . . . . . . . At present due to the contribution of playing pitches and open space on the site, this site is not considered appropriate for development.

Availability . . . . . . . . . . . . . .In use as Playing Fields. This site is mainly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have good connectivity and excellent accessibility. The site is identified as a Green Space designation.It is considered appropriate to retain Green Space designation.

Recommendations . . . . . . . .It is considered that this site is appropriate for open space use and playing fields, but if the site is considered surplus, may also be appropriate in part for residential development.

331Site Ref:Land to the west of Stockham Lane Map Ref:R04

Address: . . . . . . . . Palacefields Avenue


Site Description

Proposal

Grid Ref: 354617 / 381171

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 27 dwellings





Current Use. . . . . . . . . . . . . Openspace, woodland and pond




Surrounding Uses . . . . . . . . Residential, Stockham Lodge and Open Space





Designations

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





Conclusion . . . . . . . . . . . . . .It is considered appropriate to retain the Green Space designation on part of the site, there may be potential for part of the site to be allocated for residential development.




Ground Conditions . . . . . . . Greenfield Site. Site appears generally flat. There is a pond within the site. 5% of the site is Potentially Contaminated Land (Pond).


Habitats . . . . . . . . . . . . . . . . .There is a wooded area and a pond within the site that may provide habitats.

Landscape . . . . . . . . . . . . . . .The site is indentified within the Norton Wooded Parkland Landscape Character Area (LCA), within this area emphasis should be placed on managing key features such as the balance of woodlands, meadows and parkland and on maintaining boundary vegetation along urban fringes to maintain a sense of separation from the urban environment.

Townscape . . . . . . . . . . . . . . Area of open space surrounded by medium density two-storey housing

Pollution . . . . . . . . . . . . . . . .The site is within the outer zone of a PADHI pipeline. There is an area of potentially contaminated land associated with the pond.

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


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI pipelines. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. Any development would need to give consideration to the amenity of the adjacent residential properties. Consideration should be given to the ability to improve the LCA.

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

Connectivity

Walking . . . . . . . . . . . . . . . . .At this point Stockham Lane is not accessible by vehicles and therefore provides footpath adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .On Road access from Palacefields Avenue.


Bus . . . . . . . . . . . . . . . . . . . . .Martins Close, Palacefields (0m away). There are bus stops on Palacefields Avenue.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Palacefields Avenue, and Stockham Lane although not open to vehicles adjacent to the site at the moment.



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



Infrastructure


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


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

Open Space . . . . . . . . . . . . . Town Park is adjacent to the site and can be accessed along Stockham Lane.




Accessibility


Distance to (m) 429 Quality of Route . .Palacefields Local Centre can be accessed by crossing Palacefields Avenue, and walking along the footpaths through the residential areas on Sparrowhawk Close and Badger Close, along the footpath adjacent to the school and under the busway.


Distance to (m) 555 Quality of Route . .Halton Lea can be accessed along the footpath on Palacefields Avenue and then along the footpaths across Town Park to Runcorn Shopping Centre. These paths are not wholly overlooked, but they are well used.

Primary School . . . . . . . . . . .The closest primary school is Palacefields Primary Academy.

Distance to (m) 315 Quality of Route . .Palacefields Primary School can be accessed by crossing Palacefields Avenue, and walking along the footpaths through the residential areas on Sparrowhawk Close and Badger Close. This residential proximity and environment gives this route a safe feel.


Distance to (m) 935 Quality of Route . .Ormiston Bolingbroke Academy can be accessed along Stockham Lane.


Distance to (m) 993 Quality of Route . .Halton Lea can be accessed along the footpath on Palacefields Avenue and then along the footpaths across Town Park to Runcorn Shopping Centre and Halton Lea employment area. These paths are not wholly overlooked, but they are well used.



Distance to (m) 842 Quality of Route . . Hallwood Health Centre can be accessed along the footpath on Palacefields Avenue and then along the footpaths across Town Park, then on to the footpath along East Lane and onto Hospital Way. These paths are not wholly overlooked, but they are well used.

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

Distance to (m) 3 Quality of Route . .Town Park is adjacent to the site and can be accessed along Stockham Lane.



Green Belt Report







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




Deliverability

Suitability . . . . . . . . . . . . . . . Part of this site is considered suitable for residential development.

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



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and excellent accessibility. The site is identified as a Green Space designation.It is considered that part of this site may be appropriate for a residential allocation and part should be retained as a Green Space designation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the connectivity of the site.

Recommendations . . . . . . . .It is considered appropriate to retain part of this site as open space and to consider the remainder of the site for a residential allocation.

334Site Ref:Land south of hospital Map Ref:R81



Site Description

Proposal

Grid Ref: 353694 / 380647

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 49 dwellings.





Current Use. . . . . . . . . . . . . Grassland and woodland




Surrounding Uses . . . . . . . . Hospital, open space, residential

Planning History . . . . . . . . . 15/00295/FUL (Permitted, 14/07/15) - Proposed construction of play and recreational facilities, including children's climbing apparatus and a wheeled sports facility. footpath, installation of land drainage, low-level ground modelling, tree planting and vehicular maintenance access at Palacefields Community Park10/00503/HBCFUL (PER) - Proposed creation of multi-use ball court with ancillary fencing, 8m floodlights and footpath links (Permitted, 01/03/11, Developed).





Designations

Environmental . . . . . . . . . . . Potential BAP Habitat Area, LWS (The Glen), Ancient Woodland





Conclusion . . . . . . . . . . . . . .It is considered appropriate to retain the Green Space designation on part of the site, there may be potential for part of the site to be allocated for residential development.



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


Habitats . . . . . . . . . . . . . . . . .The Glen Local Wildlife Site covers the southern part of the site. Woodland likely provides some valuable habitat. Part of the site is within the LCR Nature Improvement Area.

Landscape . . . . . . . . . . . . . . .30 to 40% of the site is semi-mature woodland. The Glen Ancient Woodland covers the southern part of the site.

Townscape . . . . . . . . . . . . . . The site is bordered by suburban housing and the hospital site.

Pollution . . . . . . . . . . . . . . . .Some road noise to west.


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

Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Any development would need to give consideration to the amenity of the adjacent residential properties. Protection of the Local Wildlife Site and Ancient Woodland areas.

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

Connectivity

Walking . . . . . . . . . . . . . . . . .Access to the north. Footpaths through part of the site.

Cycling . . . . . . . . . . . . . . . . . .On road access via Earls way.


Bus . . . . . . . . . . . . . . . . . . . . .The Glen (183m away)

Road . . . . . . . . . . . . . . . . . . Close to expressway junction and road that services the ambulance station appears to dead end into the site.



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



Infrastructure


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


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

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



Accessibility


Distance to (m) 319 Quality of Route . .Palacefields Local Centre can be accessed along the footpath to the east of the site, across Palacefields Avenue and along the footpath adjacent to The Tricorn Public House to the Local Centre.


Distance to (m) 395 Quality of Route . .Halton Lea can be accessed either through the footpaths through the hospital campus or Hallwood Park residential area.


Distance to (m) 183 Quality of Route . .Hallwood Park Primary School is not as close on foot as this measurement as the crow flies suggests, as it requires the crossing of the expressway and walking through Hallwood Park residential area.







Distance to (m) 456 Quality of Route . . Hallwood Health Centre can be accessed through the footpaths through the hospital campus.






Green Belt Report






The development of this site has the potential to impact on the biodiversity of the site as the site is identified as a potential BAP Habitat Area, Local Wildlife Site and as an Ancient Woodland. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

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



Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that part of this site may be suitable for development, if each of the physical constraints identified is addressed. The Local Wildlife Site and Ancient Woodland should be protected. It also recommended that part of the open space and play area is retained.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and excellent accessibility. The site is identified as a Green Space designation.It is considered that part of this site may be appropriate for a residential allocation and part should be retained as a Green Space designation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the connectivity of the site.

Recommendations . . . . . . . .It is considered appropriate to retain part of this site as open space and woodland and to consider the remainder of the site for a residential allocation.

335Site Ref:Land north of A533 Southern expressway and west of Hallwood Link Road Map Ref:



Site Description

Proposal

Grid Ref: 353609 / 380503

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

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

Contribution to Local Plan: . N/A



Current Use. . . . . . . . . . . . . Grassland and woodland




Surrounding Uses . . . . . . . . Residential and road infrastructure.



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


Designations

Environmental . . . . . . . . . . . Potential BAP Habitat Area, LWS (The Glen), Ancient Woodland





Conclusion . . . . . . . . . . . . . .The existing desingation of the site as Green Space remains appropriate.




Ground Conditions . . . . . . . Greenfield Site. Site slopes away from road infrastructure.


Habitats . . . . . . . . . . . . . . . . .The Glen Local Wildlife Site covers the site. Site is within the LCR Nature Improvement Area. Site is within the LCR Nature Improvement Area.

Landscape . . . . . . . . . . . . . . .Woodland on the site.

Townscape . . . . . . . . . . . . . . The site is bordered by suburban housing.

Pollution . . . . . . . . . . . . . . . .Site is adjacent to the Expressway.

Infrastructure . . . . . . . . . . . . Large water main through the site.

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

Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Consultation with the HSE would be required in relation to the PADHI pipelines. Any development would need to give consideration to the amenity of the adjacent residential properties. Protection of the Local Wildlife Site and Ancient Woodland areas.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered significant. The Local Wildlife Site and Ancient Woodland should be protected.

Connectivity

Walking . . . . . . . . . . . . . . . . .No footpaths through or adjacent to the site.

Cycling . . . . . . . . . . . . . . . . . .Constrained site no access


Bus . . . . . . . . . . . . . . . . . . . . .Cherry Blossom (264m away)

Road . . . . . . . . . . . . . . . . . . Site is adjacent to expressway and Hallwood Link Road.



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

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

Infrastructure




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





Accessibility

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

Distance to (m) 484 Quality of Route . .Beechwood Local Centre is not as close on foot as it is as the crow flies. It can be accessed through the subway under the expressway and along the Greenway Network adjacent to the railway, and across the railway and through Beechwood residential area, and over Beechwood Avenue. It may be closer to walk to Halton Lea.




Distance to (m) 159 Quality of Route . .Hallwood Park Primary School is not as close on foot as this measurement as the crow flies suggests, as it requires the crossing of the expressway and walking through Hallwood Park residential area.







Distance to (m) 574 Quality of Route . . Hallwood Health Centre can be accessed through the footpaths through the hospital campus.


Distance to (m) 359 Quality of Route . .The Glen Open Space


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

Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as a potential BAP Habitat Area, Local Wildlife Site and as an Ancient Woodland. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.



In order to encourage the use of sustainable transport in the Borough, the connectivity of this site would need to be improved, if the site were to be developed. The development of this site is unlikley to support improvements in air quality. This site is not located within an AQMA. However, the connectivity of the site is unlikely to lead to a reduction in journeys by car.

Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development due to the Local Wildlife Site.

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



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to significant physical constraints, have limited connectivity and good accessibility. The site is identified as a Green Space designation.It is considered appropriate to retain Green Space designation.

Recommendations . . . . . . . .It is considered appropriate to retain this site as open space.

337Site Ref:Land to the east of Kestrel's Way Map Ref:R02



Site Description

Proposal

Grid Ref: 353617 / 381000

Proposal: . . . . . . . . . . . . . . . . SHLAA suggests there is capacity for 29 dwellings




Brownfield/Greenfield . . . . Previously developed site, although now appears Greenfield

Current Use. . . . . . . . . . . . . Open space and woodland.




Surrounding Uses . . . . . . . . Residential, open space, town centre.





Designations




Existing Policy Designations Primarily Residential Area, Green Space


Conclusion . . . . . . . . . . . . . .It is considered appropriate to retain the Green Space designation on part of the site, there may be potential for part of the site to be allocated for residential development rather than within the Primarily Residential Area.




Ground Conditions . . . . . . . Previously developed site, part of Southgate. Concrete bases thought to still be on parts of site. 9% of the site is Potentially Contaminated Land (pond, central heating plant).


Habitats . . . . . . . . . . . . . . . . .Trees on site may provide habitats.

Landscape . . . . . . . . . . . . . . .Wooded area, provides a buffer between residential area and road infrastructure.

Townscape . . . . . . . . . . . . . . Residential area

Pollution . . . . . . . . . . . . . . . .No pollution constraints have been identified.



Mitigation . . . . . . . . . . . . . . .Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate. It is considered that it may be appropriate to maintain part of the woodland cover to provide a buffer to the road infrastructure.


Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath through the northern part of the site.

Cycling . . . . . . . . . . . . . . . . . .On road access from Roehampton Drive and Hallwood Park Ave


Bus . . . . . . . . . . . . . . . . . . . . .Halton Lea South (163m away).

Road . . . . . . . . . . . . . . . . . . Site is adjacent to Hallwood Park Avenue and Hallwood Link Road.



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


Infrastructure





Open Space . . . . . . . . . . . . . Roehampton Drive Childrens Play Area




Accessibility


Distance to (m) 456 Quality of Route . .Site is in very close proximity to the Town Centre, with footpath to the west of the site to Trident Retail Park and Runcorn Shopping Centre.


Distance to (m) 0 Quality of Route . .Site is in very close proximity to the Town Centre, with footpath to the west of the site to Trident Retail Park and Runcorn Shopping Centre.


Distance to (m) 302 Quality of Route . .Hallwood Primary School can be accessed along the footpath along Hallwood Park Avenue. The footpath is well overlooked and provides a pleasant walking environment.




Distance to (m) 264 Quality of Route . .Site is in very close proximity to Halton Lea employment area, with footpath to the west of the site past Trident Retail Park and Runcorn Shopping Centre and into the employment area.





Distance to (m) 89 Quality of Route . .Play area can be accessed across Hallwood Park Avenue and along the footpath on Rosehampton Drive.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site as the site is identified as a potential BAP Habitat Area. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.




SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and excellent accessibility. The site is identified as part within a Primarily Residential Area and part a Green Space desingation.It is considered that part of this site may be appropriate for a residential allocation and part should be retained as a Green Space designation. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints and improvements to the connectivity of the site.

Recommendations . . . . . . . .It is considered that this site may be appropriate for residential allocation, however, it is likely to remain appropriate for part of the site to be kept as woodland to maintain the buffer to the road infrastructure.

338Site Ref:Land to the north of Roehampton Drive Map Ref:

Address: . . . . . . . . Roehampton Drive, Hallwood Park


Site Description

Proposal

Grid Ref: 353452 / 381156

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

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




Current Use. . . . . . . . . . . . . Open space including a children's play area, childrens footall pitch and basketball hoop.




Surrounding Uses . . . . . . . . Residential, Trident Retail Park and Green Space.

Planning History . . . . . . . . . 09/00426/HBCFUL (PER) - Proposed construction of an equipped children's play area on Land Off Roehampton Drive (Permitted, 25/11/09).


Source of Site . . . . . . . . . . . SHLAA (Ref.H1339)


Designations






Conclusion . . . . . . . . . . . . . .It is considered appropriate to retain the Green Space designation on the site.




Ground Conditions . . . . . . . Greenfield site. The site is undulating with flatter areas including the pitch and court area. There are areas of hardstanding within the site. 2% of the site is Potentially Contaminated Land (drainage ditch/ stream) .


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

Landscape . . . . . . . . . . . . . . .This site provides a green buffer between the residential area and the town centre.

Townscape . . . . . . . . . . . . . . This area provides urban Green Space, and childrens outdoor play areas.

Pollution . . . . . . . . . . . . . . . .There is an area of potentially contaminated land (drainage ditch/ stream) running through the site.



Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites. Any development would need to give consideration to the amenity of the adjacent residential properties and would need to allow for the proximity to Trident Retail Park in relation to the design of any scheme. Alternate provision would have to be made for the existing open space and play area. Consultation with the Contaminated Land Officer would be required to ensure that any contamination is identified and mediated as appropriate.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. However, it is considered that development of this site would be limited by the proximity to Trident Retail Park and the need to retain the playspace provision.

Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath adjacent to the site on Hallwood Park Avenue and on the opposite side of the road along Roehampton Drive.

Cycling . . . . . . . . . . . . . . . . . .On road access from Roehampton Drive


Bus . . . . . . . . . . . . . . . . . . . . .Halton Lea South (154m away). There are bus stops within the adjacent Town Centre.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Hallwood Park Avenue and Roehampton Drive.



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



Infrastructure


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

Health . . . . . . . . . . . . . . . . . . Halton Hospital and Hallwood Health Centre






Accessibility


Distance to (m) 326 Quality of Route . .Site is adjacent to the Town Centre, with footpath to the east of the site leading to the eastern part of Trident Retail Park and Runcorn Shopping Centre. There are also footpaths to the west of the site leading to the western part of Trident Retail Park and on to Asda and Runcorn Shopping Centre.


Distance to (m) 30 Quality of Route . .Site is adjacent to the Town Centre, with footpath to the east of the site to eastern part of Trident Retail Park and Runcorn Shopping Centre and footpaths to the west of the site leading to the western part of Trident Retail Park and on to Asda and Runcorn Shopping Centre.

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

Distance to (m) 427 Quality of Route . .Woodside Primary School can be accessed along the footpath adjacent to the site and along the outer edge of Hallwood Park residential area and across the footbridge over the expressway and along the path between the school and local centre. However, Hallwood Primary School can be accessed along the footpath along Hallwood Park Avenue. This footpath is well overlooked and provides a more pleasant walking environment.


Distance to (m) 611 Quality of Route . .St Chad's High School can be accessed via the footpaths to the west of the site, across the bridge over the expressway and along the footpath adjacent to Halton Lodge Local Centre and through to St Chad's High School. The footpaths along this route are not overlooked and although lit, may at times feel a little daunting.


Distance to (m) 255 Quality of Route . .Halton Lea is adjacent to the site and Trident Retail can be accessed from the footpath adjacent to the site, it is then possible to work through the centre to the employment area.



Distance to (m) 130 Quality of Route . . Hallwood Health Centre can be accessed via the footpath on Hallwood Park Avenue and then across East Lane and along Hospital Way. Although these paths are not always overlooked, due to their proximity to the road network and the town centre it is consider


Distance to (m) 0 Quality of Route . .Site includes a Children's Play Area.




Green Belt Report






The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.



This site is considered to have satisfactory connectivity. If development in this area is able to contribute to the sustainable transport provision the site has the potential support the choice and use of sustainable transport in Halton. The development of this site is likely to have a negligible impact on air quality. This site is not located within an AQMA. It can be accessed by some forms of sustainable transport and may lead to some private car journeys being replaced.

Deliverability

Suitability . . . . . . . . . . . . . . . At present due to the contribution of the children's play area and open space on the site, this site is not considered appropriate for development. However, if the existing uses were to be identified as surplus to requirements or alternate provision made it is considered that this site may be suitable for development, if each of the physical constraints identified are addressed.

Availability . . . . . . . . . . . . . .Not available. This site is mainly within the Council's ownership.



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have satisfactory connectivity and excellent accessibility. The site is identified as a Green Space designation.It is considered appropriate to retain Green Space designation.

Recommendations . . . . . . . .It is considered appropriate to retain this site as open space.

339Site Ref:Land to the south of Crown Gate Map Ref:

Address: . . . . . . . . Crown gate


Site Description

Proposal

Grid Ref: 353786 / 381232

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

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



Brownfield/Greenfield . . . . Brownfield

Current Use. . . . . . . . . . . . . Offices and Post Office Depot


Buildings on Site . . . . . . . . . Two office blocks and the post office depot.


Surrounding Uses . . . . . . . . Runcorn Shopping Centre, derelict offices, residential, busway, KFC, health centre and Halton Hospital





Designations




Existing Policy Designations Primarily Employment Area


Conclusion . . . . . . . . . . . . . .It is considered appropriate to retain the Primarily Employment designation on the site.




Ground Conditions . . . . . . . Developed site, with office buildings, depot and parking areas.


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

Landscape . . . . . . . . . . . . . . .Urban developed site.

Townscape . . . . . . . . . . . . . . Urban developed site.




Mitigation . . . . . . . . . . . . . . .This site is currently developed and in use, and future development would need to relocate existing occupiers and redevelop the site.

Conclusion . . . . . . . . . . . . . . .This site is currently developed and in use, and future development would need to relocate existing occupiers and redevelop the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath through the site providing access to Runcorn Shopping Centre from the Hospital and Palacefields residential area.

Cycling . . . . . . . . . . . . . . . . . .On road access from Crown Gate


Bus . . . . . . . . . . . . . . . . . . . . .Halton Hospital (85m away). There are bus stops within the adjacent Town Centre, and on the adjacent busway at the Hospital.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to Crown Gate and East Lane.





Infrastructure


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







Accessibility


Distance to (m) 400 Quality of Route . .Runcorn Shopping Centre is adjacent to the site and can be accessed via the footpath through the site and across the Bridge over East Lane.


Distance to (m) 0 Quality of Route . .The Town Centre is adjacent to the site and can be accessed via the footpath through the site and across the Bridge over East Lane.

Primary School . . . . . . . . . . .The closest primary school is Palacefields Primary Academy.

Distance to (m) 533 Quality of Route . .Palacefields Primary Academy can be accessed along the footpath adjacent to the site and through the Palacefields residential area. It does however, require crossing Palacefields Avenue.


Distance to (m) 970 Quality of Route . .St Chad's High School can be accessed via the footpath next to the site and along East Lane and onto Hallwood Park Lane and then into Roehampton Drive, from here onto the footpath and across the bridge over the expressway and along the footpath adjacent to Halton Lodge Local Centre and through to St Chad's High School. The footpaths along this route are not overlooked and although lit, may at times feel a little less safe.


Distance to (m) 174 Quality of Route . .Site is within the the Halton Lea employment area.



Distance to (m) 55 Quality of Route . . Hallwood Health Centre can be accessed via the footpath through the site and then by crossing hospital way.


Distance to (m) 221 Quality of Route . .The play area can be accessed via the footpaths on East Lane, Hallwood Park Lane and then Roehampton Drive.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

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



Deliverability

Suitability . . . . . . . . . . . . . . . This site is currently developed and offers little scope for additional development.

Availability . . . . . . . . . . . . . .Not available.



SUMMARY . . . . . . . . . . . . . . Developed.

Recommendations . . . . . . . .This site is currently developed and at present offers little scope for additional development.

340Site Ref:Land east of East Lane Map Ref:TC5

Address: . . . . . . . . East Lane


Site Description

Proposal

Grid Ref: 353804 / 381359

Proposal: . . . . . . . . . . . . . . . . Prior approval for change of use to 448 dwellings.


Contribution to Local Plan: . Contribution to the housing requirement.



Current Use. . . . . . . . . . . . . Derelict offices.


Buildings on Site . . . . . . . . . Derelict office buildings.


Surrounding Uses . . . . . . . . Runcorn Shopping Centre, vacant offices, busway and TA Base.

Planning History . . . . . . . . . 15/00034/P3JPA - Proposed change of use from former office building (use class B1) to 448 no. self contained apartments comprising 54 1 bedroom flats and 394 studio flats11/00044/FUL (PDE) - Proposed demolition of East Lane House and Territorial Army Centre and the development of a retail store (use class A1), car parking, servicing, petrol filling station and associated landscaping (13,782 sq.m total gross internal floorspace) (Pending). 10/00493/OUT (PCO) - Extension of time limit for implementation of 05/00289/OUT (Pending). 05/00289/OUT (PER) - Proposed outline application for the erection of a 13,006 sq.m gross retail store, including integration into existing shopping centre, together with parking, servicing, landscaping and petrol filling station (Permitted, 02/04/08, expired in 2011).

Ownership . . . . . . . . . . . . . . 1 % Council Ownership




Designations









Ground Conditions . . . . . . . Developed site, with office buildings and parking areas. Buildings are believed to contain asbestos.


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


Townscape . . . . . . . . . . . . . . Urban, town centre. Derelict site adjacent to the Shopping Centre.




Mitigation . . . . . . . . . . . . . . .This site is currently developed, but derelict and likely to need to be demolished.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. This site is currently developed, and has prior approval to convert to residential properties.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath adjacent to the site on East Lane.

Cycling . . . . . . . . . . . . . . . . . .On road access from Crown Gate.


Bus . . . . . . . . . . . . . . . . . . . . .Halton Lea South (169m away). Busway adjacent, there are bus stops within the adjacent Town Centre.

Road . . . . . . . . . . . . . . . . . . Adjacent to East Lane.


Site Access . . . . . . . . . . . . . . Access into the site would need to be agreed with the Council's Highways Team for any redevelopment of the site.




Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. St Chad's High School and Palacefields Primary Academy.



Open Space . . . . . . . . . . . . . Runcorn Town Park can be accessed via the footpath along East Lane.




Accessibility

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

Distance to (m) 305 Quality of Route . .Runcorn Shopping Centre is adjacent to the site and can be accessed via the footpath to the north of the site and across the Bridge over East Lane.


Distance to (m) 0 Quality of Route . .The Town Centre is adjacent to the site and can be accessed via the footpath to the north of the site and across the Bridge over East Lane.

Primary School . . . . . . . . . . .The closest primary school is St Mary's C of E Primary School.

Distance to (m) 462 Quality of Route . .St Mary's C of E Primary School can be accessed along East Lane and up Holt Lane and across and along Main Street. There are footpaths along this route. Palacefields Primary Academy can be accessed along the footpath adjacent to the site and through the Palacefields residential area. It does however, require crossing Palacefields Avenue.


Distance to (m) 1022 Quality of Route . .St Chad's High School can be accessed via East Lane and onto Hallwood Park Lane and then into Roehampton Drive, from here onto the footpath and across the bridge over the expressway and along the footpath adjacent to Halton Lodge Local Centre and through to St Chad's High School. The footpaths along this route are not overlooked and although lit, may at times feel a little daunting.





Distance to (m) 144 Quality of Route . . Hallwood Health Centre can be accessed via the footpath along East Lane and then by crossing hospital way.


Distance to (m) 101 Quality of Route . .Runcorn Town Park can be accessed via the footpath along East Lane.



Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . This site is considered suitable for development.

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



SUMMARY . . . . . . . . . . . . . . This site is considered to be subject to moderate physical constraints, have good connectivity and excellent accessibility. The site is identified as a Primarily Employment Area.It is considered that this site could be allocated for Mixed Use development, including town centre uses. However, it may be necessary to provide appropriate mitigation in relation to the physical constraints.

Recommendations . . . . . . . .It is considered that this site may be appropriate for development. It currently has prior approval for residential development.

341Site Ref:Land on Edwards Road Map Ref:

Address: . . . . . . . . Edwards Road


Site Description

Proposal

Grid Ref: 353500 / 381677

Proposal: . . . . . . . . . . . . . . . . Parcel now developed. No known proposals for this site.

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




Current Use. . . . . . . . . . . . . Lidl, Ford Garage and Show room and a vacant plot with planning permission for a drive thru and B2 Autocentre.


Buildings on Site . . . . . . . . . Lidl foodstore, Polar Ford garage, show room and second hand car office.

Previous Use . . . . Employment - Brakes offices and distribution

Surrounding Uses . . . . . . . . Retail (Asda and Runcorn Shopping Centre), offices (some vacant), busway and road infrastructure.

Planning History . . . . . . . . . Parcel now developed. 13/00248/FUL - for the development of an A3/A5 Drive Thru Restaurant (283 sqm gross external area) and B2 Autocentre (324 sqm gross external area) to include service, repair and MOT facilities with associated parking. 12/00511/FUL (PER) - Proposed development of a Class A1 neighbourhood foodstore (1556 GIA) wirth 74 associated car parking spaces (amendment to proposal permitted under application Ref.11/00240/FUL) (Permitted, 13/03/13). 11/00240/FUL (PER) - Re-development of site for the erection of an A1 foodstore (1710 sqm GEA), A4 Family Pub/Restaurant (683 sqm GEA), Car Dealership (1,445 sqm GEA) comprising new and used sales display forecourt and showroom/offices, workshop (servicing, MOT testing), with associated parking, vehicular and pedestrian access and landscaping (Permitted, 18/08/11).

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




Designations






Conclusion . . . . . . . . . . . . . .Due to the recent development of this site, it is considered that it may be more appropriate to redesignate this site as part of the town centre.



Ground Conditions . . . . . . . Site is generally flat. Site is developed.




Townscape . . . . . . . . . . . . . . Site is now mostly developed, and feels particularly urban.

Pollution . . . . . . . . . . . . . . . .Radon area.



Mitigation . . . . . . . . . . . . . . .This site is mostly developed and in use, with one vacant plot that is currently being cleared for development. Any future development would need to relocate existing occupiers and redevelop the site.

Conclusion . . . . . . . . . . . . . . .This site is mostly developed and in use. Any future development would need to relocate existing occupiers and redevelop the site.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are footpaths within the site along Edwards Road.

Cycling . . . . . . . . . . . . . . . . . .Difficult access as land locked by busway/expressway


Bus . . . . . . . . . . . . . . . . . . . . .Asda, Runcorn (125m away). There are bus stops within the adjacent Town Centre, and on the adjacent busway.

Road . . . . . . . . . . . . . . . . . . The site is adjacent to West Lane and Halton Link Road.


Site Access . . . . . . . . . . . . . . Existing access to serve development




Infrastructure


Education . . . . . . . . . . . . . . . Primary and Secondary School capacity to be determined in consultation with Education Team. St Chad's High School and The Brow Primary School.


Community . . . . . . . . . . . . . .This site is within 800m of Palacefields Community Centre and 800m of Halton Lodge Community Centre.

Open Space . . . . . . . . . . . . . Town Park can be accessed along Pump Lane, onto Main Street, down the footpath adjacent to Holy Trinity Church.




Accessibility


Distance to (m) 179 Quality of Route . .Runcorn Shopping Centre is adjacent to the site and can be accessed via West Lane and the footpath across the Bridge over West Lane. Asda is also adjacent to the site.


Distance to (m) 1 Quality of Route . .The Town Centre is adjacent to the site and can be accessed via West Lane and the footpath across the Bridge over West Lane.


Distance to (m) 506 Quality of Route . .To reach St Mary's C of E Primary School or The Brow Primary School would require crossing Halton Link Road, or taking a long detour to the subway by Grosvernor House.


Distance to (m) 842 Quality of Route . .St Chad's High School can be accessed via West Lane and through Trident Park and from here onto the footpath to the edge of Hallwood Park and across the bridge over the expressway and along the footpath adjacent to Halton Lodge Local Centre and through to St Chad's High School. The footpaths along this route are not overlooked and although lit, may at times feel a little daunting.





Distance to (m) 437 Quality of Route . . Hallwood Health Centre can be accessed through Runcorn Shopping Centre and across Hospital Way.


Distance to (m) 25 Quality of Route . .Town Park can be accessed by crossing Halton Link Road.



Green Belt Report











Deliverability


Availability . . . . . . . . . . . . . .Site is developed and the undeveloped part has planning permission.



SUMMARY . . . . . . . . . . . . . . Developed, potential to be included in the town centre.

Recommendations . . . . . . . .This site is currently developed and at present offers little scope for additional development. There is potential for this site to be included within the town centre.

443Site Ref:Former DofE Offices Map Ref:R51

Address: . . . . . . . . Castle View House, east Lane


Site Description

Proposal

Grid Ref: 353947 / 381437

Proposal: . . . . . . . . . . . . . . . . Proposed change of use from office to 188 apartments.


Contribution to Local Plan: . Potential to contribute to the housing requirement.



Current Use. . . . . . . . . . . . . Vacant offices


Buildings on Site . . . . . . . . . Vacant offices, parking and former nursery


Surrounding Uses . . . . . . . . Cemetery, residential, TA Base and derelict offices, offices.

Planning History . . . . . . . . . 15/00520/P3JPA - Proposed change of use from office building (Use Class B1) to 188 no. apartments comprising 77 no. studio apartments, 87 no. 1 bed apartments and 24 no. two bed apartments (Permitted, 14/12/15)

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



Designations

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





Conclusion . . . . . . . . . . . . . .It is considered appropriate to retain the Primarily Employment designation. However, the Prior Approval for residential may make this site more appropriate for a residential allocation.




Ground Conditions . . . . . . . Site is developed. There is an office block, former nursery building and car parking. 1% of the site is Potentially Contaminated Land. There is a small amount of soft landscaping within the site.


Habitats . . . . . . . . . . . . . . . . .There are trees to the site boundary, that may provide habitats.

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

Townscape . . . . . . . . . . . . . . Urban. Developed, but vacant.




Mitigation . . . . . . . . . . . . . . .The site is developed, but currently vacant and looking for a new occupier or for redevelopment.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints considered to be minor. It is considered that this site may be suitable for re-occupation or development, if each of the physical constraints identified is addressed.

Connectivity

Walking . . . . . . . . . . . . . . . . .There are no footpaths through the site. There are however footpaths adjacent providing access from the Town Park and residential areas to the town centre.

Cycling . . . . . . . . . . . . . . . . . .On road access from second road (busy road)


Bus . . . . . . . . . . . . . . . . . . . . .Halton Lea North (196m away). The Busway is adjacent to the site and there are bus stops within the adjacent Town Centre.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to East Lane and has an existing access off this road.


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



Infrastructure


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



Open Space . . . . . . . . . . . . . Town Park is located adjacent to the site.




Accessibility


Distance to (m) 207 Quality of Route . .Runcorn Shopping Centre is in close proximity to the site and can be accessed via a footpath to the south of the site and across the Bridge over East Lane. Halton Village store can also be accessed along East Lane and into Halton Village.


Distance to (m) 0 Quality of Route . .The Town Centre is adjacent to the site and can be accessed via a footpath to the south of the site and across the Bridge over East Lane.


Distance to (m) 331 Quality of Route . .St Mary's C of E Primary School can be accessed along East Lane and up Holt Lane and across and along Main Street. There are footpaths along this route.


Distance to (m) 1138 Quality of Route . .St Chad's High School can be accessed via East Lane and onto Hallwood Park Lane and into Roehampton Drive, from here onto the footpath and across the bridge over the expressway and along the footpath adjacent to Halton Lodge Local Centre and through to Grangeway and St Chads School.


Distance to (m) 259 Quality of Route . .Site is within the the Halton Lea employment area





Distance to (m) 0 Quality of Route . .Town Park is located adjacent to the site.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The redevelopment of this brownfield site will help to protect soil and help to retain land resources. This site is located within Flood Zone 1 with little or no risk to development. This site is identified as an Area of Special Landscape Value and as such its development has the potential to impact on the landscape of the Borough.




Deliverability

Suitability . . . . . . . . . . . . . . . It is considered that this site may be appropriate for a residential allocation.

Availability . . . . . . . . . . . . . .This site is currently for sale or let.



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

Recommendations . . . . . . . .This site is currently developed, but vacant. Re-use or redevelopment is considered appropriate. It is considered that this site could be identified as a residential allocation.

444Site Ref:TA Base Map Ref:TC7

Address: . . . . . . . . Crown gate


Site Description

Proposal

Grid Ref: 353881 / 381305

Proposal: . . . . . . . . . . . . . . . . No current proposals for the site.

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



Brownfield/Greenfield . . . . Mixed

Current Use. . . . . . . . . . . . . TA Base


Buildings on Site . . . . . . . . . TA Base - offices and vehicle storage sheds.


Surrounding Uses . . . . . . . . Derelict offices, Post Office Depot, vacant offices and residential

Planning History . . . . . . . . . 11/00044/FUL (PDE) - Proposed demolition of East Lane House and Territorial Army Centre and the development of a retail store (use class A1), car parking, servicing, petrol filling station and associated landscaping (13,782 sq.m total gross internal floorspace) (Pending).

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



Designations










Ground Conditions . . . . . . . There is a greenfield are to the north of this site that appears generally flat. However, the majority of the site is developed, with office buildings, vehicle storage and parking areas.




Townscape . . . . . . . . . . . . . . Urban, town centre.




Mitigation . . . . . . . . . . . . . . .This site is currently developed and in use, any alternative uses would need to relocate the existing use.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints that are considered moderate. This site is currently developed and in use, any alternative uses would need to relocate the existing use.

Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .On road access from crown gate ( problematic parking issues).


Bus . . . . . . . . . . . . . . . . . . . . .Halton Hospital (125m away). The Busway is adjacent to the site and there are bus stops within the adjacent Town Centre.

Road . . . . . . . . . . . . . . . . . . Adjacent to Crown Gate


Site Access . . . . . . . . . . . . . . Access into the site would need to be agreed with the Council's Highways Team for any development of the site.



Infrastructure





Open Space . . . . . . . . . . . . . Town Park can be accessed along the Crown Gate and East Lane.




Accessibility


Distance to (m) 303 Quality of Route . .Runcorn Shopping Centre is in close proximity to the site and can be accessed via a footpath to the north of the site and across the Bridge over East Lane. Halton Village store can also be accessed along East Lane and into Halton Village.


Distance to (m) 14 Quality of Route . .The Town Centre is adjacent to the site and can be accessed via a footpath to the north of the site and across the Bridge over East Lane.


Distance to (m) 544 Quality of Route . .St Mary's C of E Primary School can be accessed along East Lane, onto Holt Lane and across and along Main Street. There are footpaths along this route. Palacefields Primary Academy can be accessed along the footpath opposite the site and along the rear of the Post Office Depot and then under the busway and through the Palacefields residential area. It does however, require crossing Palacefields Avenue.


Distance to (m) 1087 Quality of Route . .St Chad's High School can be accessed via East Lane and onto Hallwood Park Lane, onto Roehampton Drive, onto the footpath and across the bridge over the expressway and along the footpath adjacent to Halton Lodge Local Centre and through to St Chad's High School. The footpaths along this route are not all overlooked.


Distance to (m) 224 Quality of Route . .Site is within the the Halton Lea employment area





Distance to (m) 101 Quality of Route . .Town Park can be accessed along the Crown Gate and East Lane.



Green Belt Report







The development of this site is unlikely to impact on the biodiversity in Halton. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site is likely to have a mixed impact on the soil and land resources, as part of the site is greenfield and part of the site is previously developed. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability


Availability . . . . . . . . . . . . . .Not available.



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

Recommendations . . . . . . . .This site is currently developed and at present offers little scope for additional development, any alternative uses would need to relocate the existing use. It is considered that this site could be retained as a Primarily Employment Area.

488Site Ref:Land to the rear of Gaunts Way Map Ref:R80

Address: . . . . . . . . Gaunts Way, Hallwood Park


Site Description

Proposal

Grid Ref: 353138 / 380884

Proposal: . . . . . . . . . . . . . . . . Residential Allocation

Benefits: . . . . . . . . . . . . . . . . Residential Development

Contribution to Local Plan: . Potential to contribute to the housing requirement in the Local Plan.


Brownfield/Greenfield . . . . Mixed, but mainly Greenfield.

Current Use. . . . . . . . . . . . . Woodland


Buildings on Site . . . . . . . . . Public House (Vacant)

Previous Use . . . . Transport infrastructure, Public house

Surrounding Uses . . . . . . . . Residential and road infastructure

Planning History . . . . . . . . . 10/00356/COU (Permitted, 5/10/10) - Proposed change of use from public house to office (B1 Use Class) at Hallwood Raven.

12/00524/OUT (Refused, 28/02/13) - Outline planning application (with all matters reserved) for demolition of existing public house and the erection of a two thousand square metre, three storey nursing home at Hallwood Raven.

Mersey Gateway related applications.


Source of Site . . . . . . . . . . . Regen



Designations




Existing Policy Designations Green Space, Primarily Residential Area


Conclusion . . . . . . . . . . . . . .Existing Green Space and Primarily Residential Area designations are considered appropriate.



Ground Conditions . . . . . . . Hardstanding, vacant pub building. Highway verge and embankment.


Habitats . . . . . . . . . . . . . . . . .Woodland coverage. Parts of the site are identified as Core Biodiversity Area within LCR Nature Improvement Area Ecological Network, due to the woodland.

Landscape . . . . . . . . . . . . . . .Woodland coverage provides only landscape value.

Townscape . . . . . . . . . . . . . . Urban site.

Pollution . . . . . . . . . . . . . . . .Southern part of the site is within outer zone of a PADHI.

Infrastructure . . . . . . . . . . . . A large watermain runs through the site.


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


Connectivity

Walking . . . . . . . . . . . . . . . . .Footpath with in the site.

Cycling . . . . . . . . . . . . . . . . . .Cycle route within the site.

Train . . . . . . . . . . . . . . . . . . .Site is not considered to be within walking distance of either Runcorn or Runcorn East Train Station.

Bus . . . . . . . . . . . . . . . . . . . . .There is a not a bus stop within close proximity of this site, it would be necessary to walk to Halton Lea, Beechwood or Halton Lodge. The closest bus stop is at St Chads High School, this is 329m away.

Road . . . . . . . . . . . . . . . . . . Former Public House part of the site has access to Eagles Way. Expressway is located adjacent to the site.

Waterways . . . . . . . . . . . . . . There are no waterways in close proximity.

Site Access . . . . . . . . . . . . . . Site has access to serve the existing uses. Any new access is likely to require agreement from the Highways Team.

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



Infrastructure




Community . . . . . . . . . . . . . .This site is within 800m of Halton Lodge Community Centre and Beechwood Community Centre.

Open Space . . . . . . . . . . . . . The Skate Park area adjacent to Woodside School can be accessed from the site.




Accessibility


Distance to (m) 223 Quality of Route . .Although Halton Lodge Local Centre may be the closest as the crow flies it is equally as likely that residents would walk to either Halton Lea or Beechwood Local Centre to access services. Halton Lea can be accessed along Gaunts Way, onto Hallwood Avenue and into Halton Lea. These footpaths are generally well overlooked by residential properties.




Distance to (m) 240 Quality of Route . .This can be accessed through the residential area along Gaunts Way. It is a short, well overlooked walk.


Distance to (m) 464 Quality of Route . .St Chads can be accessed along the footpath between Hallwood Park and the expressway and by using the bridge to cross over the expressway and then along the footpath adjacent to Halton Lodge Local Centre and along Grangeway to the school.





Distance to (m) 523 Quality of Route . . Hallwood Health Centre can be accessed along Gaunts Way, onto Hallwood Avenue and into Halton Lea. These footpaths are generally well overlooked by residential properties.

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

Distance to (m) 165 Quality of Route . .The Skate Park area adjacent to Woodside School can be accessed from the site.



Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 with little or no risk to development. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.




Deliverability

Suitability . . . . . . . . . . . . . . . Woodland, proximity to the expressway and the embankment limit part of the site and its suitability for development. It is considered there may be potential for parts of the site, most notably the area around and including the former Public House, to be developed.

Availability . . . . . . . . . . . . . .Site is considered available.

Viability . . . . . . . . . . . . . . . . Viability of the site is unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to moderate physical constraints; have satisfactory connectivity and excellent accessibility. The site is identified as part Green Space designation and part Primarily Residential Area designation.It is considered it may be appropriate to retain part of the site as Greenspace and part of the site as part of the Primarily Residential Area or for it to be identifed as a residential allocation.

Recommendations . . . . . . . .It is considered it may be appropriate to retain part of the site as Greenspace and part of the site as part of the Primarily Residential Area or for it to be identifed as a residential allocation.

489Site Ref:Library, Grosvenor House, Former Magistrates Court, Police Station et al. Map Ref:TC8

Address: . . . . . . . . Land between Third Avenue and Northway,


Site Description

Proposal

Grid Ref: 353717 / 381557

Proposal: . . . . . . . . . . . . . . . . Prior approval for 63 dwellings on part of the site.





Current Use. . . . . . . . . . . . . Library, Offices, Vacant Offices, Former Magistrates Court, Police Station


Buildings on Site . . . . . . . . . Offices, Courts

Previous Use . . . .

Surrounding Uses . . . . . . . . Open space and retail.

Planning History . . . . . . . . . 15/00155/P3JPA (Prior Approval) - Proposed change of use from former office building to residential (use class C3), creating 63 dwellings comprising of 2 No. 1 bedroom apartments, 55 No. 2 bedroom apartments and 6 No. 3 bedroom apartments including the provision of 41no. Car parking spaces, at Grosvenor House.

Ownership . . . . . . . . . . . . . . Multiple owners, 27% Council Ownership

Source of Site . . . . . . . . . . . Regen


Designations






Conclusion . . . . . . . . . . . . . .It is likely that this site will be identified as part of Halton Lea Town Centre.




Ground Conditions . . . . . . . Site is developed, and parts of it are in use. 18% of the site is Potentially Contaminated Land.



Landscape . . . . . . . . . . . . . . .No landscape features have been identified within this site.

Townscape . . . . . . . . . . . . . . Site is developed.


Infrastructure . . . . . . . . . . . . There will be infrastructure to be support the existing development.


Mitigation . . . . . . . . . . . . . . .Consideration will need to be given to the existing users of the site.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints considered to be minor. Therefore it is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Connectivity

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

Cycling . . . . . . . . . . . . . . . . . .On road access from second road (busy road).

Train . . . . . . . . . . . . . . . . . . .Runcorn East Station.

Bus . . . . . . . . . . . . . . . . . . . . .The Busway is adjacent to the site and there are bus stops within the adjacent Town Centre. Halton Lea North bus stop is 0m away.

Road . . . . . . . . . . . . . . . . . . Site is adjacent to the road network.


Site Access . . . . . . . . . . . . . . There is access to the existing development.



Infrastructure





Open Space . . . . . . . . . . . . . Site is located in close proximity to Runcorn Town Park.




Accessibility

Convenience Store . . . . . . . Halton Village (HTV) is the closest Local Centre.

Distance to (m) 160 Quality of Route . .Halton Village (HTV) is the closest Local Centre. However, the site is within Halton Lea Town Centre, and convenience stores are within close proximity.


Distance to (m) 11 Quality of Route . .The site is within Halton Lea Town Centre, and convenience stores are with close proximity.


Distance to (m) 566 Quality of Route . .St Mary's C of E Primary School can be accessed along Holt Lane and across and along Main Street. There are footpaths along this route.


Distance to (m) 946 Quality of Route . .St Chad's High School can be accessed via East Lane and onto Hallwood Park Lane and into Roehampton Drive, from here onto the footpath and across the bridge over the expressway and along the footpath adjacent to Halton Lodge Local Centre and through to Grangeway and St Chads School.


Distance to (m) 148 Quality of Route . .Site is within Halton Lea Employment Area.





Distance to (m) 10 Quality of Route . .Site is located in close proximity to Runcorn Town Park.



Green Belt Report











Deliverability

Suitability . . . . . . . . . . . . . . . This site is considered suitable for redevelopment.

Availability . . . . . . . . . . . . . .Parts of this site are considered available and parts are in use.

Viability . . . . . . . . . . . . . . . . Viability is of the site is unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to minor physical constraints; have good connectivity and excellent accessibility. The site is identified as a Primarily Employment Area designation.This site is likely to be identified as being within the town centre (Halton Lea) and as such will be appropriate for town centre uses.

Recommendations . . . . . . . .This site is likely to be identified as being within the town centre (Halton Lea) and as such will be appropriate for town centre uses.

529Site Ref:Land to the west of Stockham Lane Map Ref:

Address: . . . . . . . . Land to the west of Stockham Lane


Site Description

Proposal

Grid Ref: 354587 / 381143

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

Benefits: . . . . . . . . . . . . . . . . Green Space

Contribution to Local Plan: . Contribution to Green Space provision.



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



Previous Use . . . . Green Space

Surrounding Uses . . . . . . . .

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

Ownership . . . . . . . . . . . . . . Unknown


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

Designations





Policy Allocations . . . . . . . . .Green Space

Conclusion . . . . . . . . . . . . . .It is proposed to retain the existin green space allocation.




Ground Conditions . . . . . . . Greenfield woodland and orchard


Habitats . . . . . . . . . . . . . . . . .Potential for habitats in treees, hedges and vegetation.

Landscape . . . . . . . . . . . . . . .Area of open space with little landscape contribution.

Townscape . . . . . . . . . . . . . . Site is adjacent to residential properties.

Pollution . . . . . . . . . . . . . . . .Potentially contaminated land within the site, the site is also within the outer consultation zone for Sabic pipelines.

Infrastructure . . . . . . . . . . . . No know infrastructure constraints


Mitigation . . . . . . . . . . . . . . .Surface water runoff should be calculated in accordance with Environment Agency guidelines for greenfield sites.

Conclusion . . . . . . . . . . . . . . .This site is subject to physical constraints considered to be minor. It is considered that this site may be suitable for development, if each of the physical constraints identified is addressed.

Connectivity

Walking . . . . . . . . . . . . . . . . .There is a footpath on Eanleywood Road.

Cycling . . . . . . . . . . . . . . . . . .On road cycle links.

Train . . . . . . . . . . . . . . . . . . .Runcorn East Rail Station is within 800m of the site.

Bus . . . . . . . . . . . . . . . . . . . . .

Road . . . . . . . . . . . . . . . . . .


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


Conclusion . . . . . . . . . . . . . . This site is considered to have good connectivity. However it is likely, dependent on the use proposed, that any development of this site would require improvements to the connectivity.

Infrastructure




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

Open Space . . . . . . . . . . . . .


Conclusion . . . . . . . . . . . . . . . nfrastructure capacity, supply and demand to be determined following consultation with providers.


Accessibility

Convenience Store . . . . . . .

Distance to (m) Quality of Route . .

Town Centre . . . . . . . . . . . .


Primary School . . . . . . . . . . .


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


Employment Site . . . . . . . . .


Quality of Site . . . . . . . . . . . .

GP Surgery . . . . . . . . . . . . .

Distance to (m) Quality of Route . . Not in immediate vicinity.

Open Space . . . . . . . . . . . . .


Other facilities and Amenities No other facilities, services or amenities

Conclusion . . . . . . . . . . . . . . The site is considered to have satisfactory accessibility to services and facilities, however improvement would be required if the site were to be developed.

Green Belt Report







The development of this site has the potential to impact on the biodiversity of the site. The development of this site is unlikely to impact on the water quality and resources of the Borough. The development of this site has the potential to impact on the availability of soil and land resources in the Borough and will lead to the loss of a greenfield site. This site is located within Flood Zone 1 - little or no risk. The development of this site is unlikely to impact on the cultural heritage and landscape in Halton and has the potential to reduce impacts in other areas, and it has good access to public open space.

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

Improvements to access to the Borough's town, district or local centres would be beneficial. This site is unlikely to contribute to the provision of a range of good quality and affordable homes.

In order to encourage the use of sustainable transport in the Borough, the connectivity of this site would need to be improved, if the site were to be developed. The development of this site is likely to have a negligible impact on air quality. This site is not located within an AQMA.

Deliverability

Suitability . . . . . . . . . . . . . . . This site is not considered suitable for development at this time.

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

Viability . . . . . . . . . . . . . . . . Viability is of the site is unknown.


SUMMARY . . . . . . . . . . . . . . This site is considered to: be subject to moderate physical constraints; have satisfactory connectivity and excellent accessibility. The site is identified as a Green Space designation.It is considered appropriate to retain the Green Space designation.

Recommendations . . . . . . . .It is considered appropriate to retain the Green Space designation.

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