newton-le-willows park & ride/bus interchange · newton-le-willows park & ride/bus...

© Mouchel 2015 i

Newton-le-Willows Park &

Ride/Bus Interchange

Proposed expanded park and ride/bus scheme and bus interchange development by Merseytravel.

Planning Statement

Prepared for

Prepared by Mouchel

209-215 Blackfriars Road

London

SE1 8NL

T +44 (0) 207 803 2624

E [email protected]

© Mouchel 2015 ii

Document Control Sheet

Project Title Proposed park and ride scheme and bus interchange development by

Merseytravel incorporating an expanded car park for 440 spaces with

enhanced provision for disabled parking, enhanced cycle parking

provision and a new Pick-up/Drop-off point and facility for taxis.

Report Title Planning Statement

Status Final

Report Date June 2015

Record of Issue

Versio

n

Status Author Date Checked by Date Approved

by

Date

1.0 Draft M. Shingler N

Kretschmer

N Venema 17 06 15

Distribution

Date Organisation Contact Format Copies

E 1

Newton-le-Willows Interchange

Planning Statement

© Mouchel 2015 1

Limitations

This report is presented to St Helen’s Borough Council in respect of proposals at Newton-le-Willows Rail Interchange, Mill Lane, Newton-le-Willows and may not be used or relied on by any other person.

Notwithstanding anything to the contrary contained in the report, Mouchel Limited is obliged to exercise reasonable skill, care and diligence in the performance of the services required by Merseytravel and Mouchel Limited shall not be liable except to the extent that it has failed to exercise reasonable skill, care and diligence, and this report shall be read and construed accordingly.

This report has been prepared by Mouchel Limited. No individual is personally liable in connection with the preparation of this report. By receiving this report and acting on it, the client or any other person accepts that no individual is personally liable whether in contract, tort, for breach of statutory duty or otherwise.


Planning Statement

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Contents

Document Control Sheet ........................................................................................ ii

Limitations ............................................................................................................... 1

Contents .................................................................................................................. 2

Table of figures ....................................................................................................... 3

Tables ....................................................................................................................... 4

Documents and plans submitted with this planning application ......................... 6

1 Introduction .................................................................................................... 7

2 Proposed Development ............................................................................... 16

3 Environmental Considerations ................................................................... 19

4 Planning Policy Review ............................................................................... 24

5 Other Material Considerations .................................................................... 39

6 Planning Assessment .................................................................................. 40

7 Summary ....................................................................................................... 43

8 List of Background Papers .......................................................................... 44

9 Appendix 1 – Site Photographs................................................................... 45

10 Appendix 2 – Pre-Application Meeting Notes (PDF separately attached)


Planning Statement

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Table of figures

Figure 1-1 - Site Location ........................................................................................ 13


Planning Statement

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Tables

Table 4-1 - Compliance of proposals with the National Planning Policy Framework 26

Table 4-2 - Compliance of proposals with policies of the adopted Core Strategy ..... 30

Table 4-3 - Compliance of proposals with the saved policies of the St Helens Unitary

Development Plan ............................................................................................ 33


Planning Statement

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Documents and plans submitted with this planning application

Application forms

Design and Access Statement

Phase 1 Habitat Assessment Report

Flood Risk Assessment

Heritage Assessment

Planning Statement

Transport Assessment

Landscaping Strategy

Tree Survey

Contaminated Land Assessment

Air Quality Assessment

Noise Assessment

Proposed/existing levels Survey

Construction Management Plan


Planning Statement

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Plans

Title Drawing number

Location Plan 1067582-0100-P-0100 Rev B

Proposed Site Plan 1067582-0100-P-0102 Rev B

Proposed Development 1067582-0100-P-0103 Rev A

General Arrangement Plan 1067582-0100-P-0402 Rev C

External lighting 1067582-0100-P-1300 P1

Landscape General Arrangements 1067582-0100-P-3000D

CCTV details 1067582-0100-P-1301 P1

Cross Section 1067582-0700-P-0700

Proposed and Existing Levels 1067582-0700-P-0701

Hard Landscape Palette -

Soft Landscape Palette -

Illustrative Sections -


Planning Statement

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1 Introduction

Mouchel has been appointed by Merseytravel to prepare a Planning Statement to

support the planning application for the development of a new Park & Ride scheme

for Newton-le-Willows rail interchange. This scheme will form Phase 1 of a 2 phase

scheme of improvements. The key features of this proposed scheme include:

A new bus interchange;

An expanded car park for 440 spaces with provision for 21 disabled bays and

22 larger speces;

Enhanced cycle parking provision:

Pick-up/Drop-off point and facility for taxis; and

Other facility improvements are also anticipated as part of Phase 2, to be undertaken

by Network Rail, but these do not form part of this current application. These

additional works relate to

An improved subway underneath the railway line;

Lift and staircases to subway and platform level to provide DDA compliant

access throughout the station;

A new ticket office provided on the south of the railway line;

Enhanced waiting facilities on both platforms

Merseytravel, has confirmed that funding to carry out these works is already in place

and approval of the Full Business Case for the provision of all elements of the

proposals has been agreed by the Liverpool City Region Combined Authority.

1.1 EIA Screening Opinion

An application in respect of an Environmental Impact Assessment Screening has

been submitted and is under consideration with St Helens MBC under reference 15..

1.2 Site History

The overall site is a combination of 3 sites and there is no history specific to the

wider site but elements of the sites have history as set out below.

Reference number

Site location Decision Applicant details

Proposed development

P/1996/0840

Mill Green Special School Mill Lane Newton-le-Willows

FPGC Acting Director Of Education, Rivington Centre, Rivington Road, St Helens,

Provision of car parking facilities and associated highway improvements

http://llpgport.oltps.sthelens.gov.uk/portal/servlets/ApplicationSearchServlet?PKID=2373



Planning Statement

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St Helens Council WA12 8BG

P/1997/0456

Mill Green Special School Mill Lane Newton-le-Willows St Helens Council WA12 8BG

FPG Director Of Education St Helens MBC, Rivington House, Rivington Road, St Helens,

Enclosure of a covered link between blocks b and c

P/2002/1193


FPGC K Barber Director Of Education And Leisure Services Rivington Centre, Rivington Road, St.Helens, Merseyside

Siting of mobile classroom for temporary period of 5yrs

P/2002/1264


FPGC Director Of Community Education And Leisure Rivington Centre, Rivington Road, St Helens,

Recladding and extension of leavers unit and creation of ramped access corridor to main building.

P/2007/1458

Specialist Block Mill Green

FPW Mrs Susan Richardson St Helenc

Extension to existing mobile classroom.










Planning Statement

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School Mill Lane Newton-le-Willows St Helens

Council C&YPS Rivington Road, St Helens, Merseyside, WA10 4ND

P/2007/1451

Specialist Block Mill Green School Mill Lane Newton-le- Willows St Helens

FPGC Mrs Susan Richardson St Helens Council C&YPS Rivington Road, St Helens, Merseyside, WA10 4ND

Siting of mobile classroom for a temporary period of 5 years.

P/2008/0392

Mill Green Special School Mill Lane Newton-le- Willows Merseyside WA12 8BG

FPGC Mrs Susan Richardson St Helens Council Education Department Rivington Road, St Helens, WA10 4ND

The erection of canopy to south and east elevation of leavers unit.

P/2009/0110

Mill Green Special School Mill Lane Newton-le- Willows St Helens WA12 8BG

FPGC Mrs Susan Richardson Cyps Corporation Street, St Helens, Merseyside, WA9 1LD

Erection of concrete garage for storage purposes.

P/2009/0792

Mill Green Special

FPGC Mr Colin Myers Mill Lane,

Erection of a canopy to gable end of classroom.










Planning Statement

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School Mill Lane Newton-le- Willows St Helens WA12 8BG

Newton-le- Willows, St Helens, WA12 8BG

P/2010/0279


ACGC Mr Clive Myers Mill Lane, Newton-le- Willows, St Helens, Wa12 8bg

Consent to display 1no. flag to be displayed on a 5m high flag pole.

P/2010/0286


FPGC Mr Clive Myers Mill Lane, Newton-le- Willows, St Helens, Wa12 8bg

Erection of a 5m high flag pole.

P/2010/0296


FPGC Mr Clive Myers Mill Lane, Newton-le- Willows, St Helens, Wa12 8bg

Creation of an outdoor recreation and learning area on existing grassed area comprising of octagonal timber shelter with planting beds and benches, timber frame polycarbonate roof pergola, pathway pergola with planters on each post and associated bitmac pathways and surfacing.

P/2010/1101

Mill Green Special School Mill Lane

ACW Mr Peter Holker St Helens Council Corporation Street,

Consent to erect a 6.0m high flag pole with flag.










Planning Statement

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Newton-le- Willows St Helens WA12 8BG

St Helens, WA9 1LD

P/2011/0136


ACGC Mr Peter Holker St Helens Council Corporation Street, St Helens, WA9 1LD

Consent to display 1no. flag to be displayed on a 6m high flag pole.

P/2011/0154

Mill Green Special School Mill Lane Newton-le-Willows St Helens

FPGC Mr Peter Holker St Helens Council Atlas House, Corporation Street , St Helens, WA9 1LD

Installation of a 6.0m flagpole adjacent to the school.

P/2000/0825

Newton-le- Willows Railway Station, Mill Lane Newton-le- Willows St Helens Council WA12 9SF

PNOR One 2 One Personal Comm. Ltd Imperial Place, Maxwell Road, Borehamwood, WD6 1EA.

Erection of a 15m high telecommunications mast equipment cabin and associated works








Planning Statement

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1.3 Consultation

The application has been the subject of pre-application discussions as set out below.

Other consultations carried out are set out in the Statement of Community

Involvement below.

1.4 Pre-application Meetings

The applicants have engaged positively with stakeholders and two pre-application

meetings have been held in respect of the proposed development. At the pre-

application meetings, St Helens Borough Council (SHBC) indicated that in principle

the proposed park and ride facility/bus terminal is likely to be acceptable (Summary

of Meeting notes by Senior Planning Officer Johndaniel Jaques) subject to caveats in

respect of noise assessment, air quality assessment and a transport assessment.

Detailed assessments in respect of these issues are submitted to support the

application and are summarised further in this planning statement. The notes of the

pre-application meetings are appended to this statement (Appendix 2).

1.5 Statement of Community Involvement

In addition to the pre-application consultations carried out both the appropriate Ward

Ciouncillors and the Chair of Planning Committee and the Employment, Planning

and Growth Portfolio holder have been consulted. We are fully committed to

engagement with the public as part of the formal consultation on the planning

application and through further consultations on future phases of the development.


Planning Statement

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1.6 Site Location

Figure 1-1 - Site Location

1.7 Existing Site

Newton-le-Willows station is located on the Chat Moss, Liverpool to Manchester

railway line to the west of its namesake’s local centre and is approximately 6 miles

from St Helens town centre adjacent to the A49 which connects the area with both

the M62 motorway and Warrington. The development site is located immediately

south of the existing railway station and comprises an existing car park to the north

western corner, an area of industrial commercial units and associated car parking to

the north eastern section, whilst the former Mill Green Special School forms the

remainder of the site. The school buildings currently remain present on site. There

are two access points currently, comprising the access to the former school from Mill

Lane and a more northerly access point on to Albert St that currently serves an area

of parking and the industrial/commercial units.

The site boundary runs to the rear of a car showroom (Prestige Motors), the public

house known as The Millstone, both of which front on to Mill Lane, and the


Planning Statement

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residential property at 69 Mill Lane. To the west across Mill Lane and the south and

east of the site, the predominant form of development is residential in character.

The site is adjacent to Newton Brook which is a small watercourse and a minimal

amount of the site is located in a Flood Zone 2 area, with the rest being in Flood

Zone 1. Newton-le-Willows High Street lies approximately 360m to the northwest and

the M6 Motorway is approximately 570m northwest of the proposed development.

Newton-le-Willows is the most easterly railway station in Merseyside on the Chat

Moss line, situated roughly mid-way between Liverpool and Manchester. The station

is located 15.8 miles from Liverpool Lime Street and 15.9 miles from Manchester

Victoria. The station serves not only the eastern areas of Newton-le-Willows, but it is

also an attractor for adjacent towns and villages lying outside of the borough of St

Helens; such as Golborne and Lowton areas (both within Wigan, Greater

Manchester) to the north east, and Winwick to the south (in Warrington). Newton-le-

Willows has a population of circa 11,200 (Census 2011).

The catchment area for Newton-le-Willows station is large. Current usage levels

suggest that as well as local use there is also high levels of demand from people

further afield who access the existing car park or who park on roads around the

station. Recent surveys of roads surrounding the station indicate that over 100

vehicles parked on-street are as a result of people using the station in addition to

those vehicles utilising the current station car park (87 spaces). The station is the

most well-used on the line between Liverpool and Manchester with the exception of

Huyton which is served by two lines (Liverpool to Manchester and Liverpool to

Wigan).

The current designated parking provision at the station is inadequate for the current

demand and leads to use of surrounding residential roads. With the electrification of

the Chat Moss line and the associated line-speed and capacity improvements as

well additional services within Northern Hub plans, the demand at the station, and

the consequent demand for parking, is projected to rise by 50,000 single journeys

per annum. The overall scheme is being designed to facilitate this growth (and

increased demand generated by the Parkside SRFI development), but will be, by its

very nature, a stimulus of further increased growth. Making reference to TAG Unit

A5.3 Rail Appraisal the increased demand at the station attributable to the

improvement in facilities at it is projected as being 48,000 single journeys per

annum, with the enhanced park and ride provision and bus interchange bring still

further growth.

The current station environment is considered to be of poor quality, with the

platforms accessed by an existing unevenly paved subway. Steps are provided to

both existing eastbound and westbound platforms and there is no step-free access

provided at present. Integration with local bus services is also far from ideal with bus

stops provided some 150m from the station entrance. TheAn 87-space car park is

provided to the south of the station at present and this requires a walk underneath

the railway viaduct and on a narrow footway alongside a main road to access the


Planning Statement

© Mouchel 2015 15

station. The only access to the station is currently on the north side of the railway

line.

1.8 Planning Designations

Policy CAS3.1 identifies the Newton-le-Willows station as a location for improved

Park and Ride facilities and station improvements. The station itself and the adjacent

Newton Viaduct are both designated heritage assets and listed at grade II. The

listing descriptions are set out below:-

Newton-le-Willows Station

Station for the Liverpool and Manchester Railway. 1840s. Brick with stone dressings,

slate roof. 2 storeys, 6 bays. 1st 3 bays recessed with C20 canopy, 4th bay gabled.

4th, 5th and 6th bays have ground floor of rock-faced stone. 3rd bay has re-entrant

porch with parapet and entrances to return. Ground floor 2;2;3;6-light stone

mullioned windows, those to 3rd and 4th bays with high transoms. 1st floor

3;4;3;4;2;2-light windows with 4-centred heads to lights. Left return has 4-light

window with transom. 2 brick stacks. Platform side of one storey has canopy

(possibly later) on cast-iron columns. 5 bays, 3rd bay projects under gable. 2;2;2;4;3-

light windows with 4-centred heads. 4 Tudor-arched entrances, to left end, to left of

projecting bay, to projecting bay and to its right; one has doors with linenfold

panelling.

Newton Viaduct

Viaduct for Liverpool and Manchester Railway. 1828. Stephenson. Brick with stone

dressings. 4 round-headed arches with rusticated voussoirs. Battered rusticated

pilasters and cornice, parapet with stone pilasters and coping. Curved retaining walls

at ends are terminated by rusticated stone piers. To the west of the arches, a low

elliptical-arched tunnel for a stream.

(see photographs at Appendix 1)


Planning Statement

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2 Proposed Development

The details of the proposed development, which is the subject of this Application and

forms Phase 1 of the overall project, are set out below.

The development will feature:

A new bus interchange;

An expanded car park for up to 440 spaces with provision for blue badge

holders;

Enhanced cycle parking provision;

Pick-up/Drop-off point and facility for taxis.

Other facility improvements are also anticipated to be undertaken by Network Rail

but these do not form part of this current application but will form phase 2 of the

project. These additional works relate to

An improved subway underneath the railway line;

Lift and staircases to subway and platform level to provide Disability

Discrimination Act compliant access throughout the station;

A new ticket office provided on the south of the railway line;

Enhanced waiting facilities on both platforms.

The proposal is to construct circa a 440 space car park to Park Mark1 standard on land bounded by the Newton-le-Willows station embankment to the north; residential development to the east; The Millstone public house and further private residential development to the south; and Prestige Motors, 69 Mill Lane and Mill Lane itself to the west. Access to the interchange for the buses and taxi rank is from Mill Lane via Alfred Street. It is proposed to provide a bus interchange capable of accommodating a minimum of three bus stands and two bus lay-over spaces with access/egress onto/from Mill Lane via Alfred Street and a new traffic signal layout. A fully accessible drop-off and pick-up is to be provided within the interchange area as close to the new southern entrance to the station as practicable, vehicle

1 Park Mark standard is part of the Safer Parking Scheme, which is a national standard for

UK car parks that have low crime and measures in place to ensure the safety of people and

vehicles. A Park Mark is awarded to each car park that achieves the challenging standards.


Planning Statement

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access/egress will be via Alfred Street. The main access/egress for the car park will be via Alfred Street with an additional access point with egress via the former Mill Green School access.

A prior notification application under the Town and Country Planning (General

Permitted Development) (England) Order 2015 Schedule 2, Part 11 will also shortly

be submitted to demolish the school and other redundant buildings. Below is an

indicative work programme for this development subject to securing planning

permission:

Part 1 – Demolition of Mill Green School

Part 2 – construction of a section of the final car park (approx100 spaces) on the

southern section of the school site with temporary two-way vehicular access via the

former school entrance adjacent to The Millstone public house.

Part 3 – closure of the existing car park adjacent to Alfred Street with car parking for

the station provided by the section of the final car park completed as Part 2. Existing

car park site to be utilised for construction activity related to the rail elements of the

overall scheme.

Part 4 – construction of final car park on the remainder of former school site (nb due

to access constraints and lack of pavement width along Mill Lane, only the portion of

the car park completed as Part 2 will be in use prior to completion of Part 8

Part 5 – demolition of former commercial units on land accessed from Alfred Street

Part 6 - final construction of the remaining area for park and ride including final

finishes and landscaping

Part 7 - construction of the bus interchange primarily on site of existing station car

park. Access improvements will be required at the junction between Alfred Street

and Mill Lane (with a new traffic signal installation) and Traffic Regulation Orders on

Alfred Street will need to be revised to amend the permitted on-street parking to

reflect introduction of new short-term parking lay-by to north of Street and the

introduction of 24/7 restrictions prohibiting all parking and loading on the southern

side of the Street.

–Part 8 - footway connections to the new ticket office and station access ways etc.

Final finishes and landscaping within ticket office locale and bus interchange

Part 9 – car park and bus interchange come into use. Temporary two-way vehicle

usage of entrance to former school ended, modified to be additional vehicular entry

point to finished car park. In addition, to coincide with the opening of the car park, the

Borough Council may require further TRO’s to restrict parking on Southworth Road

to be introduced as part of this scheme.


Planning Statement

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2.1 Access

The wider station re-development will provide step-free access at the station which

removes barriers for those who are mobility impaired. Additionally, step-free access

at the station together with a public transport interchange allows access for all –

improving journey opportunities to a wider employment market.

The improved Interchange will act as a public transport hub for the local area, and as

the transport gateway to the Parkside Strategic Railfreight Initiative (SRFI)

development, which accounts for a large proportion of future development in the St

Helens Borough and potentially up to 8000 new jobs. A developer-provided shuttle

bus will run between Parkside and Newton-le-Willows station and in order to

encourage public transport trips it is important that a cross-mode interchange is

provided for at the railway station.

2.2 Trees and Landscape Proposals

It is proposed to retain all significant trees on site and to enhance the landscape

buffer to the southern and eastern boundaries of the site. This not only serves to

improve the scheme from the visual context but also aid as landscape buffers

between the car parking area and adjacent residential development. Please refer to

drawing no. xxxx for the landscape proposals.


Planning Statement

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3 Environmental Considerations

3.1 Visual Impact and Design

The accompanying Design and Access Statement sets out the detailed design

parameters. The development largely comprises a significantly expanded car parking

area but care has been taken to limit the visual intrusion with careful use of

mitigating landscaping provision, most noticeably towards the southern and eastern

boundaries of the site. One benefit from the development will be the removal of the

existing school and commercial buildings, which do not contribute positively to the

character of the locality.

The bus interchange will be the most visible element of the scheme, certainly from

Mill Lane, but as it is a public transport facility a good degree of visibility is required.

The structures, such as bus shelters, are functional and need to reflect also the

corporate identity of the Client. The structures are not considered to impact

adversely on the setting of the listed station building or viaduct and are considered to

be an improvement over and above the existing situation. The co-ordinated

approach to design with the station related elements of the overall scheme has

resulted in only the southernmost bus stop requiring its own shelter, waiting area

being provided within the design of the new station ticket office building adjacent to

the bus interchange. Higher quality materials are proposed for the bus interchange

area, which fits with and reflects the upgrade works proposed for the station itself.

3.2 Residential Amenity

3.2.1 Light and Outlook

The nearest properties to the development are those to the east of the former school

on Banastre Drive and that to the west of the school at 69 Mill Lane. It is not

considered that the development would give rise to any significant impact on light or

outlook to neighbouring properties. Indeed removal of the school and commercial

buildings will result in some improvement certainly in respect of outlook to the

nearest properties on Banastre Drive. Additionally there will be no structures as part

of the development that will impact on sunlight or daylight to any significant degree

given the separation distances involved.

3.2.2 Air quality

An Air Quality Assessment has been submitted with this application. The closest Air

Quality Management Area is along Newton-le-Willows High Street, 360m to the

northwest (St Helens Council AQMA 2), and a second area, the M6 Motorway (St

Helens Council AQMA 1), is 570m northwest of the proposed development.

It is considered that dust generation and deposition could occur during the

construction phase. Road traffic emissions would arise from the operational phase

due to the increased capacity car park and bus facilities. However, the impact of

these emissions is anticipated to be largely off-set by the consequent reduction of

emissions associated with a greater number of people being able to utilise public

transport for onward journeys.


Planning Statement

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The Air Quality Assessment concludes that an appropriate implementation of best

practice mitigation techniques is expected to result in a negligible local air quality

impact associated with the construction phase of the proposed development

Overall, the significance of operation phase impacts on local air quality is considered

to be negligible to slight adverse. Therefore, no specific mitigation measures are

considered necessary for the operation phase of the proposed development.

3.2.3 Noise and disturbance

The nearest properties on Banastre Drive are approximately 10-11m from the

boundary of what will be the car park. This may give potential for some noise and

disturbance to these properties and those on Roscoe Avenue to the south and has

been considered in the submitted Noise Assessment which recommends appropriate

mitigation measures be undertaken to limit the impact on residential amenity..

3.2.4 Privacy

There will be no new buildings or structures in close proximity to the existing

residential development and no adverse impacts will accrue in respect of privacy to

neighbouring properties.

3.2.5 Construction Impacts

Impacts during construction will include:

• Noise

• Dust

• Disruption on the highway network

However these impacts will be ameliorated by the provision of a robust and effective

construction management plan which can be secured by condition.

The construction management plan will ensure that any nearby sensitive receptors

are not unduly affected during the relatively short construction period.

3.3 Cultural Heritage and Archaeology

There are no heritage assets within the application site but the adjacent Newton-le-

Willows railway station and the adjacent Newton Viaduct are listed

buildings/structures at Grade II. The listing descriptions are set out above.

A Heritage Statement accompanies this application which identifies the historic and

archaeological background of the location and sets out recommendations within it.


Planning Statement

© Mouchel 2015 21

3.4 Flood Risk Assessment

The proposed scheme is adjacent to Newton Brook which is a small watercourse,

and a minimal amount of the site is located in a Flood Zone 2 area. This is not a

significant risk and can be mitigated through scheme design.

The presence on site of polluting substances during construction could lead to

surface water or groundwater pollution. However, good site management practices

would aim to avoid this. Polluting substances from run-off during operation will be

mitigated following established standards and industry best practice.

There is potential for the proposed scheme to impact on drainage through the

increase in the area of impermeable surfaces

Please refer to the Flood Risk Assessment (FRA) that accompanies this planning

application. The drainage scheme will incorporate SuDS and details of how this is

managed and maintained have been set out in the FRA.

3.5 Ecology

In respect of ecology please see our submitted Extended Phase 1 Habitat Survey

accompanying this application. A study area extending to 1km around the proposed

development scheme was surveyed in order to appraise the ecological value of the

study area and identify likely ecological constraints to the development.

The habitats within the accessible parts of the site are dominated by buildings and

hard standing, which are largely of negligible ecological value. Small areas of

amenity grassland and amenity planting are scattered throughout the site, although

these habitats are of low ecological value at best.

3.5.1 Habitats

The extended phase 1 Habitat Survey submitted with this application considers that

the habitats present within the parts of the site surveyed are dominated by buildings

and hard standing and are of negligible ecological value. The parts of the site that

remained inaccessible at the time of the survey (the commercial element) also

appear to comprise a number of buildings and areas of hard standing and are thus

unlikely to be of significant value.

A number of Cotoneaster plants were recorded within the areas of amenity planting

present in the former school site. These plants are listed as invasive species and it is

therefore recommended that these plants are suitably disposed of in accordance

with recommended methods to avoid risk of their spread into the wild.

3.5.2 Protected Species

3.5.3 Bats

The majority of the buildings surveyed are of negligible roost potential and therefore

no further survey work at these locations is required.


Planning Statement

© Mouchel 2015 22

The two-storey brick-built boiler house on the western aspect of the main school

building is of low-moderate roost potential and it is therefore recommended that

presence/absence surveys for bats are undertaken to confirm whether or not it is

used by bats. BCT guidelines recommend that two dusk emergence and/or pre-dawn

re-entry surveys are appropriate and should be undertaken during May-September.

Should bats be present, further survey work may be necessary to obtain sufficient

information on the level of use of the building by bats. Should the building be in use

by roosting bats, it is likely that a Natural England licence would be required before

works to this building could be permitted to proceed.

3.5.4 Birds

In order to minimise the risk of disturbing breeding birds, removal of any woody

vegetation such as tree felling or vegetation clearance should be undertaken outside

of the typical breeding bird season of March to July inclusive. If tree and vegetation

removal is unavoidable during this period, the vegetation should be checked for the

presence of nests by an appropriately experienced ecologist prior to removal. If

active nests are found, it may be necessary to delay work within 10m of the nest until

the young have fledged. Specific recommendations would be provided by the site

ecologist as appropriate.

3.6 Transport

Please refer to the Transport Assessment which accompanies this Planning

Application. The scheme has been subject to detailed pre-application discussions

involving the Council’s Principal Transport Officer and the applicants are happy to

engage in any further discussions as may be necessary during the application. If

there is further work required then our client would be grateful if you could draw this

to our attention at your earliest opportunity in order to ensure smooth and timely

progress of the application.

The Transport Assessment concludes that the proposals will conform to the national

and local policies which set out the support sustainable development by improving

accessibility to the wider regions through a viable and sustainable alternative to car

travel.

Capacity assessments were carried out for the Mill Lane/Alfred Street and Mill

Lane/Southworth Road/Church Street junctions for the base year 2015, opening year

2016 and a future year of 2021, for AM and PM peaks.

The proposed Mill Lane/Alfred Street signal-controlled junction is seen to operate

within capacity for the opening and design years during the morning and evening

peak hours.

The Mill Lane/Southworth Road/Church Street junction is currently operating at

capacity however, by amending how junction operates (by upgrading to MOVA

control), the junction will operate better in the opening year of 2016 and the future

year of 2021


Planning Statement

© Mouchel 2015 23

As there were only 5 accidents over the last 5 years that appear to be as a result of

human error, there is not considered to be an accident problem in the local area.

3.6.1 Parking

In total the scheme will provide for a total of 440 car parking spaces overall and an

increase in provision of circa 353 spaces. Of this overall total, 26 spaces are for blue

badge holders and a further 14 spaces are provided for parents with children.

3.7 External Lighting

The details regarding external lighting are set out in the accompanying Lighting Plan

(drawing no. 1067582-0100-P-1300-P1)

3.8 CCTV

CCTV is incorporated within the development and the details are set out in drawing

no: 1067582-0100-P-1301-P1.

3.9 Renewable Energy

A Sustainability Statement has been submitted to accompany this application. It

concludes that….

3.10 Contaminated Land – Preliminary Risk Assessment An Interpretative Environmental Desk Study has been prepared The Conceptual site

model has highlighted the presence of a number of potential contaminant linkages,

which could pose a potential risk to the environment. These are likely to require

further assessment through a ground investigation including soil and water sampling,

chemical testing and gas and water monitoring. It is likely that any planning

conditions will include the need for an intrusive ground investigation. Two open

ponds were identified within Area C, this may pose significant risk to any

trespassers or site users. Therefore, it is recommended that they are either covered

or fenced off urgently.


Planning Statement

© Mouchel 2015 24

4 Planning Policy Review

4.1 Introduction

This section of the Planning Statement seeks to determine whether the application

complies with planning policy. Under the plan-led approach of the planning system,

proposals should accord with the development plan, unless material considerations

indicate otherwise. This Planning Statement considers the National Planning Policy

Framework and Planning Practice Guidance, the adopted St Helens Borough Core

Strategy (October 2012), the saved policies of the Unitary Development Plan

(adopted 1998) and the Merseyside Joint Waste Local Plan.

4.2 National Policy

The National Planning Policy Framework (NPPF) came into force in March 2012 and

sets out the Government’s planning policies and how these are expected to be

applied. The NPPF replaces the majority of PPSs and PPGs, except for PPS10

relating to Waste. The onus of the NPPF is to achieve sustainable development,

indeed it states that “development that is sustainable should go ahead, without delay

– a presumption in favour of sustainable development that is the basis for every plan,

and every decision”.

4.2.1 Building a strong, competitive economy

Paragraphs 18-22 of the NPPF set out the Government’s commitment to securing

economic growth in “order to create jobs and prosperity, building on the country’s

inherent strengths, and to meeting the twin challenges of global competition and of a

low carbon future”.

Paragraph 19 states “the Government is committed to ensuring that the planning

system does everything it can to support sustainable economic growth. Planning

should operate to encourage and not act as an impediment to sustainable growth.

Therefore significant weight should be placed on the need to support economic

growth through the planning system”.

4.2.2 Promoting sustainable transport

Paragraph 29 of the NPPF states that the transport system needs to be balanced in

favour of sustainable transport modes but acknowledges that opportunities to

maximise sustainable transport modes will vary from urban to rural areas. It

encourages solutions which support reductions in greenhouse gas emissions and

reduce congestion. Further to this paragraph 32 states that Local Plans and

decisions should take account of whether opportunities to provide sustainable

transport modes have been taken up, safe and suitable access to the site can be

achieved for all people and improvements can be undertaken that limit the impact of

development. Development should only be refused on transport grounds where the

residual cumulative impacts are severe.

The NPPF further at paragraph 34 states that decisions should ensure that

development that generates significant movement should be located where the need

to travel is minimised and the use of sustainable transport can be maximised.


Planning Statement

© Mouchel 2015 25

Development should be located and designed to give priority to pedestrians and

cyclists and have access to high quality public transport facilities as well as creating

safe and secure layouts which minimise conflicts between traffic modes and consider

the needs of people with disabilities. Paragraph 40 of the NPPF states that local

authorities should also seek to improve the quality of parking in town centres so that

it is convenient, safe and secure.

4.2.3 Requiring Good Design

Paragraph 56 of the NPPF emphasizes the Government attaches great importance

to design and that good design is a key aspect of sustainable development. Policies

and decisions should aim to ensure that developments function well and add to the

overall quality of an area, establish a strong sense of place, optimise the potential of

sites to accommodate development, respond to local character and history, create

safe and accessible environments and are visually attractive as a result of good

architecture. However, policies and decisions should not attempt to impose

architectural styles or stifle innovation or originality.

4.2.4 Promoting Healthy Communities

Paragraph 69 of the NPPF states that the planning system can play an important

role in creating healthy, inclusive communities. Planning policies and decisions

should promote opportunities for meetings for members of the community who might

not otherwise come into contact, safe and accessible environments and

developments, where crime and disorder do not undermine quality of life and contain

high quality public space. To deliver this policies and decisions should plan positively

for the provision and use of shared space, including local shops, guard against

unnecessary loss of such facilities and services, ensure that shops, facilities and

services are able to develop and modernise in a way that is sustainable and also

ensure an integrated approach to consider the location of housing, economic uses

and community facilities and services. Paragraph 70 states that to deliver social,

recreational and cultural facilities that meets community need, policies and decisions

should plan positively for the provision of local services that enhance the

sustainability of communities.

4.2.5 Meeting the challenge of climate change, flooding and coastal change

Paragraph 93 of the NPPF states that planning plays a key role in helping shape

places and securing radical reductions in greenhouse gas emissions, minimising

vulnerability to climate change and supporting the delivery of renewable and low

carbon energy. Local planning authorities should plan for new development in

locations and ways that reduce greenhouse gas emissions and when considering

planning applications should take account of any local plan policies for decentralised

energy supply and of landform, layout, building orientation, massing and landscaping

to minimise energy consumption.

4.2.6 Conserving and enhancing the historic environment Paragraph 128 of the NPPF states that “in determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting”. Further to this local


Planning Statement

© Mouchel 2015 26

planning authorities should take account of the desirability of sustaining and enhancing the significance of heritage assets and the positive contribution that heritage assets can make to sustainable communities. They should also take account of the desirability of new development making a positive contribution to local character and distinctiveness.

4.2.7 Conserving and Enhancing the Natural Environment The NPPF seeks development that minimise impacts on biodiversity and provide net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures.

Table 4-1 demonstrates how the proposals accord with the relevant parts of the

NPPF in terms of delivering sustainable development.

Table 4-1 - Compliance of proposals with the National Planning Policy Framework

NPPF Guidance Policy Summary How Proposal Accords

Presumption in favour

of sustainable

development

Proposed development that

accords with an up-to-date

Local Plan should be

approved, and proposed

development that conflicts

should be refused unless

other material considerations

indicate otherwise.

An explanation is given of

sustainable development,

which seeks to attain a

balance between economic,

social and environmental

roles.

The proposed park and

ride and new bus

interchange promotes

more sustainable modes

of travel via use of

cycling, bus and train

services

Building a strong,

competitive economy

The Government seeks to

secure economic growth in

“order to create jobs and

prosperity, building on the

country’s inherent strengths,

and to meeting the twin

challenges of global

competition and of a low

carbon future”.

The development will

provide a boost to the

local economy and

promote sustainable

forms of transport that will

aid towards the

promotion of a low

carbon future. The

development will link wo

a wider scheme by

Network Rail aimed at

providing step-free

access at the station

together with a public


Planning Statement

© Mouchel 2015 27

transport interchange

allows access for all –

improving journey

opportunities to wider

employment market.

The Interchange would

act as a public transport

hub for local area, and

the transport gateway to

the Parkside Strategic

Rail Freight Initiative

development, which

accounts for a large

proportion of future

development in the St

Helens Borough.

Promoting sustainable

transport

Development should be

located and designed to give

priority to pedestrians and

cyclists and have access to

high quality public transport

facilities as well as creating

safe and secure layouts

which minimise conflicts

between traffic modes and

consider the needs of people

with disabilities.


facilitate improvement to

the existing bus and rail

interchange and will add

significant capacity to the

Park and Ride facility and

will also further improve

access for pedestrians,

cyclists and people with

disabilities.

Requiring Good

Design

The Government attaches

great importance to the

design of the built

environment, and considers

that good design is a key

aspect of sustainable

development, is indivisible

from good planning, and

should contribute positively

to making places better for

people.


provide an excellent

standard of design that

will complement the

character of the area and

conserve and enhance

the existing nearby

heritage assets. The

development will result in

the removal of a number

of unattractive

commercial and school

buildings that do not

contribute positively to

the character of the area.


Planning Statement

© Mouchel 2015 28

Promoting Healthy

Communities

The NPPF identifies that the

planning system can play an

important role in facilitating

social interaction and creating

healthy, inclusive

communities.


promote greater use of

Park and Ride facilities

and thus promotes social

interaction through

shared work and leisure

journeys.

Meeting the

Challenge of Climate

Change, Flooding and

Coastal Change

Planning plays a key role in

helping shape places to

secure significant reductions

in greenhouse gas emissions,

minimising vulnerability and

providing resilience to the

impacts of climate change,

and supporting the delivery of

renewable and low carbon

energy and associated

infrastructure.

The proposed

development will provide

for a significantly

expanded Park and Ride

facility along with

improvements to the bus

and rail interchange that

will result in

improvements in

accessibility of all aspects

of the public transport

network. This will help to

reduce greenhouse gas

emissions and will

support the delivery of

renewable and low

carbon energy sources.

Conserving and

enhancing the historic

environment

The Government states that

local planning authorities

should take account of the

desirability of sustaining and

enhancing the significance of

heritage assets and the

positive contribution that

heritage assets can make to

sustainable communities.

They should also take

account of the desirability of

new development making a

positive contribution to local

character and distinctiveness.

The development takes

account of its setting

adjacent to the Willows

Park Conservation Area

and the grade II listed

station building and

viaduct. The scheme will

preserve the architectural

and historical features of

the locality through its

use of materials in key

locations, and will remove

a number of unattractive

commercial and school

buildings that do not

contribute positively to

the character and

appearance of the

locality.


Planning Statement

© Mouchel 2015 29

Conserving and

enhancing the natural

environment

Minimising impacts on

biodiversity and providing net

gains in biodiversity where

possible, contributing to the

Government’s commitment to

halt the overall decline in

biodiversity, including by

establishing coherent

ecological networks that are

more resilient to current and

future pressures.

The impact on nature

conservation is negligible.

The site has very low

ecological value. It

should be noted that

developing an alternative

site might lead to greater

damage to nature

conservation features.

4.2.8 Planning Practice Guidance

The Planning Practice Guidance sets out that the Government is keen to ensure that

there is adequate parking provision both in new residential developments and

around town centres and high streets. It states that “Local Planning authorities

should only impose local parking standards for residential and non-residential

development where there is clear and compelling justification that it is necessary to

manage their local road network.”

Planning Practice Guidance further sets out the Governments approach to

renewable and low carbon energy supply. It states that increasing the amount of

energy from renewable and low carbon technologies will help to make sure the UK

has a secure energy supply, reduce greenhouse gas emissions to slow down climate

change and stimulate investment in new jobs and businesses. It further states that

planning has an important role in the delivery of new renewable and low carbon

energy infrastructure in locations where the local environmental impact is

acceptable.

The Planning Practice Guidance also provides information on noise considerations

and transport assessments the principles of which have been accorded with in this

planning submission.

4.3 Council Development Plan Documents

The adopted development plan comprises the adopted Core Strategy (October

2012), the saved policies of the Unitary Development Plan (UDP) which was adopted

in 1998 with policies saved by direction of September 2007 and the Merseyside Joint

Waste Local Plan. The Core Strategy, sets out the Council’s vision for its area, so

applicants can check to see if the principle of their proposals accords with that vision.

It is supported by those policies of the St Helens Unitary Development Plan,

originally adopted in 1998, that are regarded by the Secretary of State as being

appropriate and have thus been “saved” and remain in use to provide detailed

consideration of planning applications. The saved policies are supported by a series

of Supplementary Planning Documents (SPDs): of these, those related to Ensuring a

Choice of Travel, Trees and Development; Design; and Local Economy are relevant


Planning Statement

© Mouchel 2015 30

to this application. Indeed, the Local Economy SPD is in draft form only, and so it

has limited weight.

4.3.1 St Helens Adopted Core Strategy. 2012

Relevant policies, applicable to this application, are set out in Table 4-2.

Table 4-2 - Compliance of proposals with policies of the adopted Core Strategy

Policy How Proposal Accords

Vision for St Helens in 2027 - To make St Helens a modern, distinctive, economically prosperous and vibrant Borough”

The development promotes sustainability and helps the economy through improved transport infrastructure provision.

Strategic Objective for Sustainable Growth - To secure the regeneration of the Borough by: sustainable population growth; reducing deprivation through directing development and investment where it is most needed; and by giving priority to development of derelict and vacant sites.

The development will promote transport choice and regeneration through increased connectivity and linkage to the Parkside SRFI development, creating up to 8000 new jobs.

Strategic Objective for Design - To ensure that new development is of a high quality.

Considerable thought has been given to ensure the design is of high quality and is appropriate for the site, taking account of advice from relevant staff at St Helens Council.

Impact on nearby properties is minimised by careful design and taking advantage of tree screening.

Strategic Objective on sustainable transport - To improve access for all by facilitating sustainable transport choices, development in accessible locations, an integrated public transport network, and targeted improvements to the transport network.

The park and ride scheme and new bus interchange further promotes and enhances sustainable modes of transport.

Strategic Objective for the environment - To safeguard the quality of the environment, protecting and enhancing local character and distinctiveness, together with biodiversity and geodiversity'

There is little habitat of value on the site, whose development will help protect other, more important sites.

Local landscape character will not be damaged by the proposals.

CSS1 Overall Spatial Strategy - The regeneration of St.Helens to 2027 will be delivered through distributing development

Newton-le-Willows is identified as a local centre and the development will help regenerate the rail interchange


Planning Statement

© Mouchel 2015 31


across the Borough and supporting regeneration activity.

and promote sustainable forms of transport.

Policy CIN 1 - Meeting St.Helens’

Infrastructure Needs

Policy CSD 1 - National Planning Policy

Framework - Presumption in Favour of

Sustainable Development

The development will contribute

significantly to improved and

sustainable infrastructure provision

within the Borough.

The development will facilitate

improved park and ride facilities and

will contribute significantly to

sustainable development.

The development fully accords with

the policy and will deliver and

improved park and ride facility along

with improved bus and taxi rank

facilities.

Policy CAS 3.1 - Newton-le-Willows and

Earlestown Strategy - Support will be

maintained for the following accessibility

objectives and development will be

prevented from prejudicing their delivery

wherever possible:

i. Provision of park and ride, bus/rail

facilities and station improvements at

Newton-le-Willows Station,

Policy CP 1 - Ensuring Quality

Development in St. Helens

The development will enhance the

overall character and appearance of

the local environment and be

sympathetic to surrounding land uses

and occupiers, avoiding detrimental

impact on the amenities of the local

area, in particular residential amenity.

It will seek to minimise opportunities

from crime and disorder and will

provide landscaping as an integral

part of the development. The

development will also secure a better

interchange facility for special needs

groups such as the elderly and

disabled.

Policy CP 2 - Creating an Accessible St.

Helens -

The development will help to ensure a

choice in mode of travel by providing

better facilities at the existing rail

interchange and thus securing better

public transport provision. The car

park will also provide better facilities

for disabled users by way of further

provision of adequate spaces.


Planning Statement

© Mouchel 2015 32


Policy CE 1 - A Strong and Sustainable

Economy The development will provide a boost

to the local economy, helping and

improving accessibility to a range of

travel to work and social travel options

and will promote sustainable forms of

transport that will aid towards the

promotion of a low carbon future

Policy CQL 2

Trees and Woodlands - The multi-purpose

value of trees, woodlands and hedgerows

will be protected and enhanced

The development incorporates the

retention of important existing trees

and vegetation with significant

additional planting forming part of the

overall landscape strategy.

Policy CQL 3 - Biodiversity and Geological

Conservation

The Council will protect and manage

species and habitats, as well as enhancing

and creating habitats and linkages between

them

The development will not raise any

significant issues that would harm

biodiversity and will enhance

opportunity for habitat creation.

Policy CQL 4 - Heritage and Landscape

The Council will protect, conserve, preserve

and enhance St.Helens historic built

environment and landscape character

including designated and undesignated

heritage assets such as Listed Buildings,

Conservation Areas, Registered Parks and

Gardens, Scheduled Ancient Monuments,

archaeological sites and buildings and

structures of local interest.

The development has been carefully

designed to help preserve and

enhance the setting of the grade II

listed railway station and viaduct and

the adjacent Willow Park Conservation

Area to fully accord with this policy.

4.3.2 St Helens Council Unitary Development Plan,

Relevant saved policies, applicable to this application, are set out in Table 4-3.


Planning Statement

© Mouchel 2015 33

Table 4-3 - Compliance of proposals with the saved policies of the St Helens Unitary

Development Plan


TRA4 - The Council will support a policy

of providing park-and-ride facilities at

suitable locations. Sites are allocated

for park-and-ride at

- land west of Marshalls Cross

Road/south of Eltonhead Road

(Area 1) and

- land north of Newton Station (Area

5).:

This policy is out of date as the

existing facility has been provided

south of the station and land to the

north has an under construction

planning permission for residential

development (Council ref: 2013/0148)

ENV11 - Tree Surveys

Where a proposal affects a site containing

existing trees or woodlands, the Council will

normally require applications to be

accompanied by a tree survey, to enable

the effect of the development on the trees

to be properly assessed.

A tree survey and landscaping

plan have been submitted with this

application

ENV12A – Development Affecting Existing

Trees

Proposals affecting existing trees and

woodlands will not normally be permitted if

they:

- would result in significant loss of

trees;

- do not incorporate measures for

then successful retention of existing

trees;

- do not make adequate provision for

replacement planting to compensate

for any losses as a result of

development.

The development will not result in a

significant loss of trees and will

incorporate measures for the

successful retention of trees.

Significant additional planting is also

proposed.

ENV12B - Where planning permission is

granted the Council may impose conditions

requiring trees to be replaced on a 2:1

basis, adequate spacing between trees and

buildings, retained trees to be protected

during and after construction and any lost

The development incorporates the

retention of significant trees and an

additional amount of new tree

planting. The applicants are content

that appropriate conditions may be

imposed in this respect.


Planning Statement

© Mouchel 2015 34


as a result of failure or damage to be

replaced.

ENV13 – New tree planting on

Development Sites

The Council will normally require the

planting of trees on development sites, and,

in particular, will require planting to be an

integral part of proposals for sites which

are:

- adjacent to roads or other public

frontages;

Significant new planting is envisaged

as part of the development as set out

in the submitted landscaping plan.

ENV21 - Environmental Improvements

within Transport Corridors

Within Transport Corridors the Council will

require new development to be of a high

design standard.

The proposed development design is

of a high standard and replaces a

number of commercial and school

buildings which do not contribute

positively to the character of the area.

The car park itself is designed to meet

the Park Mark quality standard (see

note above) and the bus interchange

improvements will result in a much

more accessible design solution.

ENV23 – Archaeology - In considering

development proposals affecting

archaeological sites or remains the Council

will:

require developers, landowners and other

interested parties to take full account of

known or anticipated archaeological

remains in their proposals;

An archaeological assessment has

been submitted to accompany this

application. The assessment has

identified no known archaeological

remains within the area of the

proposed development, and there is

low potential for previously known

below ground remains to survive given

the amount of disturbance that has

taken place in the recent past.

ENV25 – Listed Buildings - The Council

will seek to protect Listed Buildings, and

their settings from harmful development

and in considering applications for Listed

Building Consent the Council will:

The development does not require

listed building consent but full account

has been taken in respect of the

adjacent listed building at the station

and the Newton viaduct and it is

considered the development will not


Planning Statement

© Mouchel 2015 35


impact adversely on their setting or on

the adjacent Willow Park Conservation

Area.

ENV26 – Contaminated Land

On contaminated sites or sites suspected of

being either contaminated or affected by

contamination, the Council will require

developers to carry out investigations to

assess the nature and extent of

contamination and to prepare programmes

or schemes of works to treat or minimise

the problems. Planning permission will

normally only be granted subject to

conditions requiring appropriate remedial

works to be undertaken.

A Contaminated Land Assessment

has been submitted with this

application. The applicant accepts the

recommendations contained therein.

ENV30 – Drainage

Planning permission will not be granted for

those forms of development which:

- are in areas liable to flooding;

- give rise to substantial changes in

the characteristics of surface water

run-off unless adequate off site

works can be provided;

- incorporate drainage or other works

which would have a detrimental

effect on the conservation of the

water environment including its

present value or potential for wildlife

and recreation.

A Flood Risk Assessment has been

submitted with this application. It

concludes that the development would

not give rise to additional flood risk.


Planning Statement

© Mouchel 2015 36

Table 4-2- Compliance of proposals with policies of the Merseyside Joint Waste

Local Plan


Policy WM 8 - Waste Prevention and

Resource Management

Any development involving demolition

and/or construction must implement

measures to achieve the efficient use of

resources, taking particular account of:

Construction and demolition methods that

minimise waste production and encourage

re-use and recycling materials, as far as

practicable on-site;

Designing out waste by using design

principles and construction methods that

prevent and minimise the use of resources

and make provision for the use of high-

quality building materials made from

recycled and secondary sources;

Use of waste audits or site waste

management plans (SWMP), where

applicable, to monitor waste minimisation,

recycling, management and disposal.

Evidence demonstrating how this will be

achieved must be submitted with

development proposals of this type.

The development will incorporate in so far as practicable to minimise waste production and encourage re-use and recycling of materials. A Construction Management Plan can be utilised to incorporate such details.

Policy WM 9 - Sustainable Waste

Management Design and Layout for New

Development

The design and layout of new built

developments and uses must, where

relevant, provide measures as part of their

design strategy to address the following:

1. Facilitation of collection and storage of

waste, including separated recyclable

materials;

The development will incorporate

appropriate facilities that will link to

existing provision. Details of such

additional facilities as may be required

can be secured by appropriate

condition.


Planning Statement

© Mouchel 2015 37


2. Provide sufficient access to enable waste

and recyclable materials to be easily

collected and transported for treatment;

3. Accommodation of home composting in

dwellings with individual gardens;

4. Facilitate small scale, low carbon

combined heat and power in major new

employment and residential schemes,

where appropriate

4.3.3 Supplementary Planning Documents (SPD)

The relevant SPDs are mentioned above. The Ensuring a Choice of Travel SPD

seeks to ensure a reasonable choice of access by all modes of transport, to reduce

the environmental impact of travel, to provide a framework for investment in the

strategic road and rail network and to reduce traffic growth on the strategic and local

road network. The Design Guidance SPD explains the benefits of good design, sets

out how principles to guide design might evolve, and sets out the purpose of Design

and Access Statements. The evolution of the design for Newton-le-Willows

Interchange accords with these principles, as summarised in the accompanying

Design and Access Statement. That SPD does not set out its own policies, but does

draw attention to relevant policies of the UDP, some of which have been saved.

Whether the proposals accord with these policies has been reviewed above. The

SPD provides a very helpful checklist of factors to consider in designing new

buildings and their setting, and these have been considered fully in this case.

The Trees and Development SPD similarly does not set out new policies, but seeks

to support relevant policies of the UDP. It also provides a checklist for developers of

proposals on sites which include trees. A strong reference is made to recognising

that development can affect not only those parts of trees above ground, but also to

their roots. The importance of retaining root protection areas is clearly set out. In

this case, the Arboricultural Report has recognised this fact and identified clear root

protection areas. Measures will be taken, during construction, to avoid placing plant

or undertaking activities in such areas. Construction operations will accord with the

good practice to protect trees, as set out in the UDP. Moreover, very few trees of

significance will be lost to development.

The Local Economy SPD’s aim “is to facilitate this by helping businesses already

located in the Borough to grow or relocate in the Borough, and attract new

businesses into the Borough.” The SPD provides information and good advice on

establishing and building businesses in the area that goes outside the normal remit

of planning.


Planning Statement

© Mouchel 2015 38

Although not forming part of the development plan Merseyside Local Transport Plan

is of relevance. The third Local Transport Plan (LTP3) for Merseyside, active from

1st April 2011, is set within the wider context of the Liverpool City Region. LTP3

vision is as follows:

'A city region committed to a low carbon future, which has a transport network and

mobility culture that positively contributes to a thriving economy and the health and

wellbeing of its citizens and where sustainable travel is the option of choice'.

The LTP3 identifies 6 main goals:

1. Help create the right conditions for sustainable economic growth by

supporting the priorities of the Liverpool City Region, the Local Enterprise

Partnership and the Local Strategic Partnerships.

2. Provide and promote a clean, low emission transport system which is resilient

to changes to climate and oil availability.

3. Ensure the transport system promotes and enables improved health and

wellbeing and road safety.

4. Ensure equality of travel opportunity for all, through a transport system that

allows people to connect easily with employment, education, healthcare, other

essential services and leisure and recreational opportunities.

5. Ensure the transport network supports the economic success of the city

region by the efficient movement of people and goods.

6. Maintain our assets to a high standard.

The proposals for the park and ride facility at Newton-le-Willows rail station are in the

context of the LTP3. The proposals aim to provide greater accessibility to rail

services to encourage and support economic growth across the wider Liverpool

Region, whilst promoting sustainable travel in a bid to reduce car use by

encouraging modal shift for part of the journey which is currently made by car.

4.4 Summary of Policy Analysis

The proposed works are required to provide improved Park and Ride Interchange

facilities for Newton-le-Willows. The proposals address an identified local need and

are supported in principle by policy CAS 3.1 of the Core Strategy along with other

national and local policy objectives. It has been designed to fit within the local

context and to create minimum impact whilst being sensitive to the wider issues

around environment and climate change. It will support greater connectivity through

better public transport which will benefit the local and regional economy. Accordingly,

there are no overriding policy reasons to refuse this application.


Planning Statement

© Mouchel 2015 39

5 Other Material Considerations

Wider Linked Benefits

The Government commissioned a report in 2014 on behalf of HS2 Ltd entitled

“Transport Constraints and Opportunities in the North of England” – compiled by

Steer Davies Gleave. It commented:-

“Transport investments can, and generally do, affect the economy. They secure

connectivity between different parts of the country as well as to the rest of the world:

they link people to jobs; allow products to be delivered to market; underpin supply

chains and logistics; and support domestic and international trade. In doing so,

transport networks affect the location and pattern of economic activity and, by

extension, support growth at a local, regional and national level.

Understanding the links between the availability of good transport infrastructure and

services, and the performance of the wider economy has been the subject of

numerous studies over several decades. What this work tells us is that transport

connectivity supports economic growth through:

Improved labour market efficiency, enabling firms to access a larger labour

supply, and wider employment opportunities for workers and those seeking

work;

Improved business efficiency, notably by travel time savings, improving

journey time reliability and travel quality;

Stimulating business investment and innovation by supporting economies of

scale and new ways of working;

Agglomeration economies which bring firms closer (in space or time) to other

firms or workers in the same sector;

Increasing competition by opening access to new markets, principally by

integration of world markets;

Attracting globally mobile activity to the UK, by providing an attractive

business environment and good quality of life; and

Increasing domestic and international trade by reducing trading costs.

It is clear in this case that the proposed development sits within a much wider

context of investment in transport infrastructure in the North of England to promote

better inter connectivity between the major conurbations and cities and to stimulate

economic growth.

The development site at Newton-le-Willows lies almost centrally between Liverpool

to the west and Manchester to the east. The assets contained within this wider

geography include nationally significant concentrations of commercial activity,

university and scientific institutions, cultural and sporting institutions as well as

heritage and visitor attractions.


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The City Regions Transport Plan for Growth sets out the wider context for the

provision of investment in transport infrastructure for the coming years. It states that

“Collaborating around transport, housing, land-use and infrastructure planning will

encourage investment to be targeted at establishing a globally connected City

Region

• Maximise Development opportunities to create an economically prosperous

City Region with sustainable communities which provide a sense of place and

community and a healthy environment and population

• The built environment, if designed effectively, can encourage physical activity

and economic growth”.

Further shared benefits include but are not limited to:-

• “Forward planning – Pipeline schemes which can be brought forward to meet

development demands;

• Using accessibility planning tools to help with identification of sufficient

suitable land to meet demand for housing and infrastructure

• Delivering priority transport schemes within the Growth Plan that support

strategic housing and employment sites

• Collaborative working achieves significant results identifying access issues

arising from proposed development and ensuring transport solutions are

identified and implementation secured

• Developing housing strategies, that acknowledge the importance of good

transport links

• Delivering the Spatial Investment Plan 2014 – 2017

• Working with the City Region Housing and Spatial Planning Board to identify

accessible pipeline sites for affordable housing”.

It is clear that there are a significant number of benefits that flow from the proposed

development. The improvements are designed to maximise the benefits envisaged

from improvements to the train service through Newton-le-Willows as a result of

electrification of the line and the Network Rail Northern Hub project, which is a

programme of targeted upgrades to the railway in the North of England that will allow

up to 700 more trains to run each day and provide space for 44 million more

passengers a year. It also provides a public transport hub for the local area, and

specifically for the proposed Parkside Strategic Railfreight Interchange development

to the south of Newton-le-Willows.

Other benefits include journey time savings, resulting from reduced walking distance

to the new station entrance from the car park and from the local area south of the

railway line, demand and revenue increases associated with station facility

improvements, the expansion of park and ride, a new bus interchange and reduced

journey times for walk-up demand.

The wider station re-development will provide step-free access at the station which

removes barriers for those who are mobility impaired. Additionally, step-free access


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at the station together with a public transport interchange allows access for all –

improving journey opportunities to a wider employment market.

The Local Transport Plan seeks to improve public transport access to local

developments and provide for an integrated public transport network. The

Interchange will act as a public transport hub for the local area, and as the transport

gateway to the Parkside SRFI development, which accounts for a large proportion of

future development in the St Helens Borough and up to 8000 new jobs. A developer-

provided shuttle bus will run between Parkside and Newton station and in order to

encourage public transport trips it is important that a cross-mode interchange is

provided for at the railway station.

There is to be increased capacity by 2018 on the route as part of the City Region

Transport Plan for Growth and the proposed service changes show an increase in

frequency at Newton-le-Willows, with the result that following implementation of the

Northern Hub, there will be three trains per hour operating to Liverpool and five trains

per hour operating to Manchester. The introduction of electric trains (class 319’s) will

also increase capacity by over 3000 seats overall in the North West.

The greater connectivity of the City Region will have wider economic benefits both in

terms of increased jobs and access to jobs but also will encourage and facilitate

greater tourism opportunities in the region, which of itself can generate new jobs.


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6 Planning Assessment

Planning law requires that applications for planning permission shall be determined

in accordance with the development plan unless material considerations indicate

otherwise. The Government introduced the National Planning Policy Framework

(NPPF) in 2012. The onus of the NPPF is to achieve sustainable development,

indeed it states that “development that is sustainable should go ahead, without delay

– a presumption in favour of sustainable development that is the basis for every plan,

and every decision”.

In this instance the development plan for the borough of St.Helens comprises the

St.Helens Core Strategy, the St.Helens Unitary Development Plan Saved Policies

and the Merseyside Joint Waste Local Plan. As set out above it is considered that

the development fully accords with policy CAS 3.1 of the Core Strategy in that it will

provide for an improved Park and Ride service and an improved interchange facility

at Newton-le-Willows. It is clear also in our view that the development fully accords

with national and other local planning policies.

Submitted with this application are a raft of assessments and information including

the following:

Design & Access Statement

Heritage and Archaeological Assessment

Extended Phase 1 Habitat Survey

Flood Risk Assessment and Drainage Strategy

Lighting Assessment

Contaminated Land Assessment

Transport Assessment

Tree Survey/Landscaper Plan

Air Quality Assessment

Noise Assessment

Sustainability Statement

There is nothing contained within these assessments that would indicate that the

development should not be considered favourably. Further the development has

been carefully assessed and there are not considered to be any material

considerations that would indicate permission should not be granted.

The local planning authority is thus respectfully requested to grant planning

permission subject to conditions as may be appropriate.


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7 Summary

The proposed works are required to provide improved Park and Ride Interchange

facilities for Newton-le-Willows. The proposals address an identified local need and

are supported in principle by policy CAS 3.1 of the Core Strategy along with other

national and local policy objectives. It has been designed to fit within the local

context and to create minimum impact whilst being sensitive to the wider issues

around environment and climate change. It will support greater connectivity through

better public transport which will benefit the local and regional economy

The proposals accord with policy and there are no material considerations that

render the development unacceptable and it is therefore requested that full planning

permission is granted, subject to reasonable conditions.


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8 List of Background Papers

National Planning Policy Framework.

Planning Practice Guidance.

St Helen’s Metropolitan Borough Council Adopted Core Strategy 2012.

St Helen’s Metropolitan Borough Council Saved Policies of the Unitary Development

Plan.

Merseytravel Paper – “Newton-le-Willows Interchange Full Business Case”

Liverpool City Region Combined Authority – “A Transport Plan for Growth”

Liverpool City Region Long Term Rail Strategy - “Converting Strength to Lasting

Long Term Economic Growth”

Spatial Investment Plan Liverpool City Region 2014-2017

Network Rail – The Northern Hub

Transport Constraints and Opportunities in the North of England – A report by Steer

Davies Gleave (commissioned by Secretary of State for Transport/HS2 Ltd)

Office for National Statistics Census 2011


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9 Appendix 1 – Site Photographs

SP1 – Newton-le-Willows Station entrance (view south)


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SP2 Access to station from Mill Lane to the west.

SP3 The grade II listed Newton viaduct (view south)


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SP4 – Residential development west of Mill Lane

SP5 Existing station car park (Alfred Street).


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SP6 Car dealership at Mill Lane/Alfred Street.

SP7 Commercial development and car dealership overspill to eastern end of Alfred

Street


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SP14 View north east from Mill Lane (69 Mill Lane in foreground)

SP15 Newton Brook adjacent to viaduct and west of car park.