Mersey Multimodal Gateway SPD:Layout 1 · Document. 1.4 The Halton Unitary Development Plan was adopted by Halton Borough Council on 7th April 2005 and therefore the policies upon

Halton Borough Council

3MGMersey Multimodal Gateway

Supplementary Planning DocumentAugust 2009

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3MG (Mersey Multimodal Gateway) I Supplementary Planning Document

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3MG (Mersey Multimodal Gateway)August 2009Halton Borough CouncilOperational DirectorEnvironmental and Regulatory ServicesEnvironment DirectorateHalton Borough CouncilRutland HouseHalton LeaRuncornWA7 2GWwww.halton.gov.uk/forwardplanning

This document should be read in conjunction withthe relevant policies of the Development Plan

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1 INTRODUCTION 32 SITE LOCATION & DESCRIPTION 43 THE VISION FOR 3MG 54 PLANNING POLICY CONTEXT 75 DITTON STRATEGIC RAIL FREIGHT

PARK MASTERPLAN & DEVELOPMENT FRAMEWORK 17

6 WIDER CONTEX 187 DEVELOPMENT CONSTRAINTS 198 DESIGN GUIDE – GENERAL

PRINCIPLES 219 KEY DEVELOPMENT

OPPORTUNITIES 2510 PHASING 35

FIGURE 1 MERSEY MULTIMODAL GATEWAY SPD LOCATION PLAN 36

FIGURE 2 MERSEY MULTIMODAL GATEWAY SPD BOUNDARIES 37

FIGURE 3 MERSEY MULTIMODAL GATEWAY SPD CONSTRAINTS PLAN A 38

FIGURE 4 MERSEY MULTIMODAL GATEWAY SPD CONSTRAINTS PLAN B 39

FIGURE 5 MERSEY MULTIMODAL GATEWAY SPD KEY DEVELOPMENT OPPORTUNITIES 40

APPENDIX 1 41


CONTENTS

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1.2 The document acts as a ‘supplementaryplanning document’ (SPD) to the existingpolicies of the Halton UnitaryDevelopment Plan (UDP). The UDPidentifies the Ditton Strategic Rail FreightPark (DSRF) as the opportunity to create arail freight interchange of regionalsignificance; to underpin the economy ofthe region; and to contribute to theGovernment’s objective for nationalgrowth in rail freight.

1.3 This SPD is being prepared under thePlanning and Compulsory Purchase Act2004 and in accordance with the advice ofPlanning Policy Statement 12: LocalDevelopment Frameworks (PPS12). Inaccordance with PPS12, before an SPDcan be used with any weight fordevelopment control purposes it first mustbe prepared in consultation with thegeneral public, businesses and otherinterested parties and their views takeninto account before it is finalised. It shouldthen be the subject of a Council resolutionto adopt it as a Supplementary PlanningDocument.

1.4 The Halton Unitary Development Plan wasadopted by Halton Borough Council on7th April 2005 and therefore the policiesupon which the SPD is based have

1.1 This is the adopted version of the 3MG(Mersey Multimodal Gateway)Supplementary Planning Document .

statutory development plan status.1.5 A ‘sustainability appraisal’ (SA) has also

been prepared to show how theimplementation of the SPD andMasterplan might impact on theenvironment and well-being of the area.

1.6 In addition, the SPD is based upon thecontents of the Ditton Strategic RailFreight Park Masterplan and LandscapeStrategy and Design guide that wereadopted by the Council in December2004. Whilst this SPD is a stand alonedocument it nevertheless cross refers tothe Masterplan and Design Guide andaccordingly the three documents shouldbe read together to get a full picture ofthe vision and requirements for the area.

1.7 The Ditton Strategic Rail Freight Park hasnow been renamed 3MG (MerseyMultimodal Gateway). It is identified in theUDP as an area encompassing existingindustrial warehousing sites adjoining therailway line, open fields on Hale BankRoad, and open fields that contribute tothe setting of 3MG. This SPD howeverapplies to a broader area bound byQueensway, the River Mersey and HaleBank Road as these are considered the fullextent of the setting of 3MG andconsequently should be subject to theguidance of this document. 3MG abuts thearea covered by the HalebankRegeneration Area Action Plan SPD. It isimportant therefore that the proposals inthis SPD are aligned to the Halebank SPD.Figure 2 illustrates the boundaries of theDitton masterplan, 3MG SPD andHalebank SPD.


1 INTRODUCTION

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2.2 The core of 3MG comprises a number ofpotential development sites which areallocated for development. These aredescribed as follow:

� Site 253 comprises a greenfield site tothe south of the railway and north ofHale Bank Road;

� Site 255 comprises industrial land tothe south of the railway and east ofDitton Brook which contains theexisting rail connected industries andintermodal depot;

� Site 256 comprises railway sidingsimmediately south of the railway lineand connects Site 253 to Hale Road.

2.3 The full extent of the 3MG as defined inthe UDP however stretches to include1) greenfield to the west of Site 253

and connecting to the roundabout ofthe A562 with the A5300 KnowsleyExpressway to the north;

2) land to the north of the railway line

2.1 3MG is located to the south of Widnes,on the edge of Halebank. It lies on thenorthern edge of the Mersey Estuary, tothe north west of Runcorn Bridge and isbounded to the east by the A533Queensway; to the north by the A562Speke Road and a St Michael Jubilee GolfCourse. The area is largely characterisedby heavy industrial development, incontrast to the residential nature ofHalebank. The location is indicated onFigure 1.

up to the A562 including DittonRoad Estate;

3) existing industrial premises known asthe Eddarbridge site to the west ofthe A533 Queensway; and

4) The Mound, a remediated site at theconfluence of the Ditton Brook andSteward’s Brook.

2.4 Sites outside the core areas for the freightpark, as defined by the Halton UDP, areincluded in the wider boundary of theSPD. This is so that all land with thepotential for development in associationwith the rail freight park is considered. It isalso because it needs to take account ofand control development on adjoining sitesthat may have an impact on the operationand possible expansion of the rail freightpark. The policy of the SPD affectingadjoining land currently in industrial use iscareful to point out that the existing use isexpected to continue and would applyonly if the existing use was to cease andbe redeveloped. The SPD therefore givesexplicit support to the rail freight parkdevelopment on adjoining land andestablishes the principles to be applied onit.


2 SITE LOCATION &DESCRIPTION

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3.2 The Vision for 3MG is therefore to createa national, regional and sub-regional railfreight facility in the context of nationaltransport policy, regional planning andeconomic policies, and local planningpolicies. In order to ensure the properplanning of the 3MG, a Masterplan wasproduced for the DSRFP site which setsout the context and broader aspirationsfor the site.

3.3 The DSRFP Masterplan outlines thefollowing:

� Policy context;� Halton BC’s regeneration objectives

relative to the site;

3.1 3MG has been identified as a project ofgreat importance at local, regional, sub-regional and national levels. The principleof 3MG was established by Halton BC in1999 in recognition of its position on theWest Coast Mainline and this wassubsequently endorsed in the MerseyFreight Study in 2000. Further support wasprovided by the North West RegionalDevelopment Agency with the designationof a strategic regional site in December2001. The site was designated on the basisof its potential as a major intermodalfreight terminal serving Merseyside, NorthCheshire and the Port of Liverpool. Thestrategic regional site designation wasconfirmed in the Regional EconomicStrategy published in 2003.

� Existing site conditions includingbusiness interests, road and railinfrastructure, physical environment;

� Public sector funding;� Delivery tasks and means.

3.4 Overarching the above is the Vision for3MG which seeks to realise its fulleconomic and regenerative potentialthrough:

� Enhancement of road and railinfrastructure;

� The release of additional land andproperty development opportunities;

� Enhancement of environmentalquality;

� Co-ordinated branding andpromotion;

� Co-ordinated management ofinfrastructure and landscaping; andCollaboration of public and privatesector interests and initiatives.

3.5 To achieve this vision the masterplan has


3 THE VISION FOR 3MG

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developed around a number ofcomponents which are described asfollows:

� The realisation of the economic andemployment potential of commercialfreight businesses for the benefit ofthe Halton community;

� The development of the railwayinfrastructure both serving 3MG(Ditton sidings) and within the site, toprovide the necessary capacity andoperational efficiency to support thefull potential of the scheme;

� The development of roadinfrastructure within 3MG, andconnecting it to the strategic roadnetwork, to provide efficient andeffective connections between thecommercial and operational interestwithin the site, and mitigate anyimpacts of the scheme on localcommunities;

� The provision of complementaryfacilities and land uses to support themaximum usage of 3MG;

� The addition of further land anddevelopment opportunities to providecritical mass to respond to the marketopportunity and maximiseemployment generation potential; and

� The improvement of environmental

quality through quality landscapetreatments and removal of badneighbour activities.

3.6 The North West Regional DevelopmentAgency envisages that Ditton will bedeveloped as a modern inter-modalexchange, logistics and strategic rail freightfacility serving, in particular, the needs ofMerseyside, North Wales and theCheshire sub-region, with potential links toLiverpool Airport and Port of Liverpool.We envisage that Ditton will:

� accommodate strategic distributiondevelopment;

� accommodate businesses that willutilise the railway for thetransportation of freight; and

� provide a significant number of jobsfor local people.

Strategic regional sites should act asflagship developments for the North West,accommodating the needs of inwardinvestment and indigenous business.Standards of design, energy conservation,landscaping, quality of construction andurban design should ensure that all newdevelopment at the site contributespositively to environmental quality. Thereshould be a presumption in favour ofinnovative and quality architectural designsolutions on the site.


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Supplementary PlanningDocument – Status and Purpose

4.1 This SPD is supplementary tothe policies of the UDPand should be taken intoaccount as a materialconsideration indeciding planningapplicationswithin theSPD area.

4.2 The particular policiesand proposals in theHalton UDP that thisdocument is supplementary to aredescribed below under the section‘Halton Unitary Development Plan’.

4.3 The context in which the UDP sits is setout the Regional Spatial Strategy for theNorth West which provides the broaddevelopment Strategy for the region.The Regional Spatial Strategy (alongwith the Halton UDP) forms partof the statutory developmentplan for the SPD area. Therelevant elements of theRegional Spatial Strategyare summarised in thesection below.

Regional SpatialStrategy for the NorthWest

4.4 At the time of producing the SPD,

the Regional Spatial Strategy (RSS) for theNorth West consisted of Regional

Planning Guidance for the NorthWest (RPG13) which became

RSS and part of thestatutory developmentplan for the SPD area

at the end ofSeptember 2004.1

4.5 Policies DP1 to DP4 ofRPG13 set out the Core

Development Principles thatinform spatial and development

planning across the region and require:

� New development and otherinvestment in infrastructure andservices to be located so as to makethe most effective use of land,promote appropriate mixes of useswithin a site and its widerneighbourhood, make efficient use of

transport facilities and assist peopleto meet their needs locally

(DP1).� An enhancement

in the overallquality of life

experienced in theRegion (DP2)

� New developmentto demonstrate good

design quality and respectfor its setting (DP3).


4 PLANNING POLICY CONTEXT

1 Regional Planning Guidance for the North West(RPG13) was superseded as RSS in September 2008when the North West Regional Spatial Strategy wasadopted.

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� Promotion of sustainableeconomic growth andcompetitiveness and socialinclusion (DP4).

4.6 Policies SD1, SD2 andSD5 of RPG13 require:

� A significantproportionof

developmentand urbanrenaissance resourcesto be focused in the NorthWest Metropolitan Area, whichincludes Halton (SD1).

� Wide ranging regeneration andenvironmental enhancement to besecured and most especially in theolder parts of the metropolitansettlements. Very significantenhancement in terms of image(improved townscape and landscapequality) and opportunities for a higherquality of life overall, is required.(SD2).

� A strategic study of Green Belt acrossMerseyside and Halton is required todetermine the need, if any, forchanges in the broad extent andlocation of Green Belt boundaries toaccommodate likely developmentrequirements to 2021 and beyond(SD5).

4.7 Policy EC5 requires development plansand other strategies to identify RegionalInvestment Sites for strategic businessinvestment which supports the Region’ssectoral priorities. These should set outmechanisms including planning conditionsand Section 106 agreements to supporttheir status and ensure high quality,environmentally sensitive, sustainable

development well linked with existingurban infrastructure and consistent

with the stated CoreDevelopment Principles.

4.8 Policy T10sets out the regional

priorities for transportinvestment and

management and, inparticular, recognises the

importance of making the bestuse of networks through

measures to ensure moresustainable movement of freight

within the Region.

Halton Unitary Development Plan

4.9 Halton UDP was adopted in April 2005.

4.10 This Supplementary Planning Document isprepared in accordance with the Aims andObjectives, Spatial Strategy and StrategicPolicies in Part 1 of the Halton UDP.Strategic Policy S20 identifies a number ofsites, including Ditton SRFP, as RegionalInvestment Sites allocated to meet theneeds of economic sectors that areconsidered significant in raising thecompetitiveness of the economy in theNorth West, based upon the RegionalPlanning Guidance and Regional EconomicStrategy.

4.12 The adopted UDP allocates the DSRFPunder policy E7 as follows:

1. A phased strategic inter-modal rail freightpark will be developed on land at Ditton,Widnes in accordance with an overallmasterplan to be approved asSupplementary Planning Document. Withinthe defined park Sites 253, 255 and 256

E7 Ditton Strategic Rail Freight Park


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are allocated for development.Development will be permitted providedthat it complies with all of the following(and in the case of 253 subject also tocompliance with paragraph 2 below):-

a) It is for use by businesses that would utilisethe railway for the transportation offreight, and uses offering support servicesto them.

b) It would be of a quality suitable foroccupation by companies of regional ornational distribution importance, whichwould give rise to additional newemployment opportunities for residents ofHalton and surrounding local authorityareas.

c) It would not have a significantly adverseimpact on the environment and on theamenity of local residents, particularly inthe Halebank area, and would contributeto urban regeneration.

d) It would not prejudice the improvement ofthe passenger rail network orimprovements to it identified in the UDP.

e) It is demonstrated through a detailedTransport Assessment and Travel Plan thatit would not have a significant adverseimpact on the local transport networksand trunk road network.

2. Development will not be permitted on sitereferenced 253 on the proposals map andknown as land north of Hale Bank Road,unless all of the following also apply:-

a) It is part of a comprehensive proposal fora strategic rail freight park at Ditton inaccordance with an agreed phased plan.

b) Development of the strategic inter-modalrail freight park on the previouslydeveloped sites 255 and 256 identified onthe proposals map and policy S20 hasalready commenced in accordance with anagreed phasing plan set out in aSupplementary Planning Document.

c) Unless already implemented as advance

structural landscaping, landscaped bufferzones provided on the land shown asProposed Greenspace on the ProposalsMap to the south, east and west of site253.

d) A warehouse development proposalcomes forward of larger than 25,000square metres floorspace and of sufficientsize or character that would be incapableof being accommodated within theremaining areas in the defined Park.

e) It is designed to be rail-served, includingthe provision of dedicated rail sidingsadjacent to it.

f) The layout of development incorporatesmeasures actively to discourage the directmovement of goods vehicles from the siteto the local road network in the Halebankarea. In order to achieve this aim a roadsystem shall be provided to connect Sites253, 255 and 256 where they are dividedby public highways or railway lines.

4.13 Other UDP policies relevant to this SPDare summarised as follows and interpretedin the SPD context. The full wording ofeach policy in the UDP should also bereferred to.

The UDP identifies land at Ditton Works (site

E1 Local and Regional EmploymentLand Allocations

Essentially E7 seeks to:

� Bring into use extensive areas of derelict and contaminated land thatcurrently act as a deterrent to mostforms of new investment;

� Create a significant number of jobs forlocal people; and

� Provide a real opportunity to makelasting improvements in the quality ofthe built environment.


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Ref. 242) as a Proposed EmploymentDevelopment Site. This comprises an area of17.24 hectares and is identified as suitable forUse Class B1, B2 and B8.

The identified Priority Redevelopment Areas areconsidered suitable for employmentredevelopment as and when they becomevacant, are fully reclaimed and when landassembly takes place.

Within these identified areas, development fallingwithin Use Classes B1 (Business), B2 (GeneralIndustry), B8 (Storage and Distribution) and suigeneric industrial uses will be permitted.

E3 Primarily Employment Area

E2 Priority Employment RedevelopmentAreas

Development of this site should becomplementary to 3MG. Any development thatwould hinder the provision of infrastructurenecessary for 3MG or provide a conflict in termsof adjoining land uses will be resisted.

This relates to the Eddarbridge site located to theeast of 3MG. Redevelopment of this site wouldbe encouraged so as to improve the physicalenvironment as it is visible from the A533Queensway and rail network and impacts uponthe external perceptions of the Borough andspecifically 3MG. Acceptable developmentsinclude those which would complement 3MG.Any development that would hinder the provisionof infrastructure necessary for 3MG or provide aconflict in terms of adjoining land uses will beresisted.

Development within identified action areas andthroughout the Borough will be expected to:

� Stimulate economic development andcreate jobs for local people and;

� Provide housing to meet local needs;� Provide local facilities for the

community;� Reclaim derelict and contaminated

land and bring such land back intobeneficial use; and

� Protect and enhance the localenvironment.

Halebank is allocated as an Action Area wherethese requirements will require to be met by anyproposed development. 3MG directly adjoins thisAction Area. Accordingly any proposals must notprejudice the potential for development onneighbouring sites to fulfil these requirements.

Specifically development within 3MG will beexpected to contribute to the regeneration of theBorough and stimulate economic developmentthrough the creation of jobs. Proposals will beexpected to provide for the reclamation of thoseareas within 3MG that are currently derelictand/or contaminated, and provide for theprotection and enhancement of the localenvironment, in particular adjoining natureconservation designations and produce a generalimprovement in environmental quality.

S1 Regeneration

This relates to areas beyond the StrategicEmployment Site. Development that would benefitfrom the facilities of 3MG or would becomplementary to 3MG would be preferred. Anydevelopment that would hinder the provision ofinfrastructure necessary for 3MG or provide aconflict in terms of adjoining land uses will beresisted.


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Sites considered significant in raising thecompetitiveness of the economy of the NorthWest region have been allocated to meet theneeds of economic sectors and include 3MG.

With the Halebank Action Area the followinguses will be acceptable:

� Business (B1); � Residential Institutions (C2);� Dwelling houses (C3);� Community facilities (D1);� Shops (A1) serving the local

community;� Food and drink outlets (A3) serving

the local community;� Recreation and leisure facilities serving

the local community (D2);� Open space and public spaces.

The following principles of development arestated:

� There should be a mix of housing andemployment uses to provideadequate opportunities for people towork within walking or cyclingdistance of home;

� A variety of housing types in terms ofsize and tenure will be required;

� A variety of employment uses shouldbe provided for, including provisionfor small businesses;

� The car should be safelyaccommodated without encouraging

RG5 Action Area 5 Halebank

Development within 3MG will therefore beexpected to make a key contribution to theeconomic outputs of the region in terms of jobcreation.

S20 Regional Investment Sitesits use in preference to other meansof transport. Parking standards will beassessed in the light of the detailedimpact of development proposals;

� The layout of streets, buildings andspaces should be designed tominimise journeys by car andencourage movement by foot orbicycle;

� The visual quality of the built andnatural environment should beenhanced;

� The quality of design of any newdevelopment should enhance itssurroundings in order to raise theoverall image and appearance of thearea;

� Public spaces should be included as anintegral part of the design schemeswithin the Action Area;

� Community facilities should beprovided within the Area including alocal shopping centre to serve theneeds of the community; and

� Road and public transport to the areashould be improved including thesafeguarding of Ditton railway stationto enable its re-opening.

Development that would create or markedlyexacerbate significant deficiencies ininfrastructure or social, recreational orcommunity facilities, and/or result in the net loss

S25 Planning Obligations

This Action Area adjoins the 3MG. Therefore anydevelopment proposals must not prejudice theabove objectives. In particular, any developmentwhich affects the potential operation of thecurrently-disused railway station for passengertransport will be unacceptable. Developmentproposals will be expected to contribute to a highstandard of visual amenity.


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of environmental, social and economic capital,will only be permitted subject to conditions or, ifmore appropriate, to an agreement underSection 106 of the Act, to ensure that thosedeficiencies or losses are compensated foradequately mitigated or substituted beforedevelopment is begun or occupied.

With Site 253 being removed from the green beltthere is a need to compensate for the loss ofenvironmental, social and economic capital arisingfrom its development. This will be sought via aplanning obligation to be determined inaccordance with the scale and nature of anydevelopment proposal.

The losses incurred from development of the siteare expected to be:

� Economic loss through removal of agricultural land from productivity;

� Social capital/visual amenity lost through development of open fields;

� Social capital lost through noise created by built development next to existing community;

� Environmental capital lost through development of open fields.

Economic loss is likely to be offset by theeconomic outputs of rail freight industry on thesite i.e. jobs. However, compensation will berequired for the Halebank community’s loss ofsocial capital. It is expected that recreational landwill be provided next to the fields.

A direct link to the strategic road network avoidingHalebank village is proposed as a means ofalleviating noise impact. Contributions to the costof this will be expected.In addition, central to the success of 3MG is theneed to build upon and improve the rail freightoperation and industries dependent thereon.Developers will therefore be expected tocontribute to the realisation of that throughplanning obligations to secure infrastructure that isappropriate in scale and kind.

Part 2 of the policy states that planningpermission will not be given to proposals fordevelopment which would be detrimental to theamenity of the adjacent Green Belt.

In the identified locations, planning permissionfor development will be conditional upon thecarrying out of tree planting and other landscapeimprovements so as to contribute to theobjectives of the Mersey Forest which includethe creation of a woodland buffer to the Mersey,extends planting into urban areas and targetstransport routes for planting, including the WestCoast Main Line route in Halton.

The Mersey Forest includes 3MG. The plantingalong the railway corridor will be sought indevelopments that adjoin it. Any developmentthat directly adjoins the Mersey will also beexpected to contribute to the woodland bufferalong the coastal edge.

GE28 The Mersey Forest

Site 253 is adjoined by significant areas of openland, which is included within the Green Belt.Given the lie of the land it is possible thatdevelopment of Site 253 will be conspicuous fromneighbouring green belt land. It is important thatbuilding design, suitable buffer zones and qualitylandscaping screening be given particularemphasis.

GE1 Control of Development in theGreen Belt

Environmental capital loss is expected to becompensated for through the provision oflandscaped buffers around the site, landscapingwithin the site, and improvements to setting andenvironment of Lovells Hall (an ancientmonument).


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Proposals for development within theDeveloped Coastal Zone will be encouragedwhich would contribute to the regeneration ofthe zone and enhance its environmental quality,tourism and recreational potential, particularlythose which would lead to improvements in theaccessibility of the coast.Proposals for development within theUndeveloped Coastal Zone will not bepermitted unless they require a coastal location;clearly relate to the recreational use of the zoneand is of a scale and nature which will notadversely affect the landscape quality, natureconservation and archaeological value of thecoast; or are necessary for reasons of humanhealth or public safety or for beneficialconsequences of primary importance for natureconservation.

Development within the area covered by theLiverpool Airport height restriction zone mustconform to this policy in order to ensure thatdevelopment would not interfere with the safepassage of aircraft.

PR10 Development within the LiverpoolAirport Height Restriction Zone

The broader 3MG encompasses the Developedand Undeveloped Coastal Zone at HutchinsonHill and to the east of this. Proposals within theseareas must not prejudice the tourism andrecreational potential of the Coastal Zone.Accordingly, such proposals will be expected toexhibit a high standard of design reflective of theestuarial setting and must not hinder access to oruse of the coast.

GE30 The Mersey Coastal Zone

Development around notified COMAH sites willonly be permitted providing that:

� the likely accidental risk level from theCOMAH site is not significant; and

� the developer mitigates the effects ofa potential major accident.

Planning applications on land, which is known orsuspected to be contaminated, will need toassess the nature and degree of contaminationand identify any remedial measures.

Development will not be permitted where:

� The site is at risk from fluvial or tidal /coastal flooding;

� It would contribute to the risk offlooding elsewhere;

� It would cause adverse access ormaintenance problems on or adjacent

PR16 Development and Flood Risk

Any proposals within 3MG will be required to takeinto account the potential for contamination on siteand include mitigation measures at the outset asappropriate. Pre-application consultation will benecessary.

PR14 Contaminated Land

3MG falls within the consultation zones of severalCOMAH installations. Under the 1999 COMAHregulations the Health and Safety Executive mustbe consulted on planning applications withinnotified consultation zones.

PR12 Development on LandSurrounding Control of Major AccidentHazards Sites


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to watercourses;� It will cause loss of functional

floodplain;� It will adversely affect the integrity of

existing fluvial or tidal flood defences;� It will adversely affect the

geomorphology of channels, orincrease instability and erosion;

� It will result in extensive culverting;unless the site is protected to theappropriate standard of defence and itcan be clearly demonstrated thatsustainable and appropriate mitigationmethods can be implemented.

A Flood Risk Assessment will be required whereit is considered that there would be an increasedrisk of flooding as a result of the development orthe development itself would be at risk offlooding. Where development is allowed,mitigation measures are likely to be required toalleviate flood risk both on and off the site.These measures should be derived from a FloodRisk Assessment and be included as part of thedevelopment proposals. Such proposals mustprotect and enhance the environmental qualityof the river, its surroundings and natural historyinterests.

There is a risk of tidal flooding along the fulllengths of Ditton and Steward’s Brooks extendingwithin or adjacent to the SPD areas. Floodprotection measures have been installed on DittonBrook, but these are in need of strengthening andimprovement.

All proposals within 3MG will be expected tocomply with the above requirements. Inaccordance with the policy a Flood RiskAssessment will be required where there would bean increased risk of flooding as a result of thedevelopment or the development itself would beat risk from flooding. Where appropriatemitigation measures are likely to be required toalleviate flood risk both on and off the site.

Within the Environmental Priority Areas theCouncil will pay particular regard to significantlyraising environmental standards:

� Proposals for development will beexpected to be of a quality of designthat enhances the character andappearance of that area;

� Development adjacent to or visiblefrom the main road and rail transportroutes should be of a high quality interms of landscaping, boundarytreatments and facing materials.

Development proposals will not be permittedwhich will have an unacceptable affect onScheduled Ancient Monuments and othernationally important archaeological sites andmonuments.

The site of Lovells Hall is a Scheduled AncientMonument (SAM) that lies immediately to thenorth of the railway line to the north of Site 253.Any proposals for Site 253 and any other part ofthe 3MG abutting the site of Lovells Hall mustnot detract from its setting.

BE4 Scheduled Ancient Monuments

The SPD area is within an Environmental PriorityArea as shown on the UDP proposals map andso development will be expected to raisestandards of visual amenity. In particular,development adjoining and visible from theresidential areas, the railway, the green belt, HaleBank Road, Queensway and the A562 will beexpected to promote a high standard of visualamenity through building design and materialsand appropriate landscape measures.

These requirements will be interpreted accordingto the characteristics of individual sites and inaccordance with the Council’s SPD ‘Design of NewIndustrial and Commercial Development’.

BE3 Environmental Priority Areas


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Development affecting a Conservation Area willbe permitted if it will preserve or enhance thespecial architectural or historical character andappearance of that area.

There will be a rigorous examination of anydevelopment which may affect a European site.Development which is likely to have a significanteffect on the site will not be permitted unless:

� there is no alternative solution;� there is strong public interest for the

development or land-use change; and� it is necessary for reasons of human

health or primary importance fornature conservation.

3MG abuts the Mersey Estuary at Sites T, E, Fand J which is a Special Protection Area under theEC Conservation of Wild Birds Directive and adesignated site under the RAMSAR Convention onWetlands of International importance.

GE17 Protection of Sites ofInternational Importance for NatureConservation

Any development on site 253 must respect thesetting of the adjoining Hale Bank ConservationArea, in particular built development must beappropriate in terms of scale, massing and design.

BE12 General Development Criteria –Conservation Areas

The creation and improvements to access toLovells Hall will be expected to be supportedthrough planning obligations negotiated in respectof development adjoining the site (refer to policyS25).

Development will not be permitted if it has asignificant effect on a SSSI. Where developmentis permitted the authority will consider thenature conservation of the site itself to ensurethe protection and enhancement of the site’snature conservation interests.

3MG abuts the Mersey Estuary at Sites T, E, Fand J which is a Site of Special Scientific Interest(SSSI).

Safe, efficient and inclusive integrated transportsystems and infrastructure will be developed inHalton. Priority will be given to measures which:

� Promote an integrated transportsystem;

� Stimulate sustainable economicgrowth in sustainable locations;

� Improve accessibility for all toeveryday facilities;

� Create a safer living environment;� Protect and enhance the

environment.

It is proposed that the development of 3MG willprovide employment opportunities for the localpopulation and beyond. Accordingly, anydevelopment proposals will be required to beaccessible by a range of means and where theseare deficient improvements will be sought throughthe use of planning obligations. In addition,proposals must not hinder accessibility to therange of uses and facilities within 3MG and inproximity to it.

S13 Transport

Natural England will be consulted on anydevelopment within an SSSI or within a designatedConsultation Area surrounding one. (SeeConstraints Map A)

GE18 Protection of Sites of NationalImportance for Nature Conservation


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Development will only be permitted whereprovision exists or is made for adequate accessby public transport. No building within thedevelopment should be more than 400 metreswalking distance from a bus stop or railwaystation.

Development will not be permitted that willprejudice the use of Ditton Station in Widnes aspart of the public transport network.

The Trans-Pennine Trail and the Mersey Wayare important routes in the Greenway Network,

TP10 The Trans-Pennine Trail and theMersey Way

The former Ditton Station is located on Hale Roadat the eastern end of Site 256 and it is proposedto re-open the station to passenger use. An areaimmediately south of Site 256 has been identifiedin the Halebank Area Action Plan for car parkingassociated with the railway station. Developmentproposals for Site 256 therefore must notprejudice this and should actively support the re-opening of the station by ensuring that proposalswould not hinder access either to the car park orthe station itself.

TP3 Disused Public Transport Facilities

Proposals will be expected to comply with therequirements of policy TP1 unless a developercontribution and or provision can be secured toremedy the situation. This could coverimprovements to pedestrian facilities such aswalkways and refuges, lighting, signage, and busstops.

TP1 Public Transport Provision as Partof New Development

as well as being important sections of longerdistance recreation routes. Developmentincorporating or adjoining these identified routeswill be expected to comply with TP9.

The Ditton SRFP has been identified in thispolicy as a location for freight transfer facilities.

TP13 Freight

The setting and operation of these routes shouldbe taken into account by development proposalsfor sites adjoining them. Where appropriatedevelopers will be expected to provide mitigatingmeasures or improvements if proposals areconsidered to affect the routes such as boundarytreatments and landscaping.


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5.2 The Masterplan describes a vision for thearea as a self-sustaining, economicallyviable facility with a distinct, high qualitybrand. The overall strategic objectives forthe DSRFP are as follows:

� To create an effective strategic railfreight facility of local, regional andnational significance;

� To bring significant areas ofbrownfield land into beneficial use;

� To provide a sustainable industriallocation that reduces reliance uponless sustainable modes oftransportation;

� To generate sustainable employmentopportunities;

� To improve the setting of the Mersey;� To secure economic, social,

environmental benefits to the broadercommunity in which DSRFP is set;

� To improve the environmental qualityof the whole DSRFP area.

5.1 The DSRFP Masterplan sets the contextfor the main development framework ofthe SPD. The Masterplan describes thevision for the area as a highly accessiblestrategic development opportunity that willat the same time secure broaderregenerative benefits includingenvironmental enhancement, economicdevelopment and improved accessibility.


5 DITTON STRATEGIC RAILFREIGHT PARK MASTERPLAN &DEVELOPMENT FRAMEWORK

6 WIDER CONTEX

18

6.2 North West Development Agency(NWDA) has confirmed that strategicregional sites are critical to the effectiveimplementation of the Regional EconomicStrategy.

6.3 The Department for Transport alsooperates grant funding schemes which cansupport the development of railinfrastructure.

6.4 It is important therefore that the proposalsfor 3MG are fully aligned with theobjectives of ERDF and NWDA. Thismeans that the proposals set out in thisSPD ensure that the outputs required bythese two agencies can be realised. Theemphasis for any development within 3MGtherefore will be on employmentdevelopment in those sectors.

6.1 As part of the European RegionalDevelopment Fund (ERDF) Programme2000-2006 for North West England,Halton Borough Council manages anERDF Priority 1 Action Plan. This aims totransform the regional economy throughdeveloping new and high growth sectorsand supporting existing businesses. Theprinciples of 3MG are considered toaccord with Priority 1 Measure 5, whichaims to support SMEs.


19


Contaminated Land7.2 3MG includes extensive areas of previously

used land characterised by heavy industrialuses and is known to be contaminatedwith chemical waste. With the possibleexception of Site 253, 3MG featurescontaminated land to varying extents. Siteinvestigations will therefore be required inaccordance with policy PR14 before anyplanning application is determined.Applicants are advised to contact theEnvironment Agency(http://www.environment-agency.gov.uk/)and to refer to their Guidance OnRequirements For Land Contamination.

Flood Risk7.3 Developers will need to consider any

advice from the Environment Agencyconcerning flooding issues in the design oftheir development. If a site falls within aflood plain then a Flood Risk Assessmentwill be required with any planningapplication.

7.4 Figure 3 illustrates main rivers within thevicinity of 3MG. However, applicants areadvised to refer to the flood map affecting

7.1 3MG presents a number of constraints todevelopment which will need to be takeninto account in preparing and determiningproposals for development. This sectionsets out the main constraints but Section 8sets out all constraints pertinent toindividual sites.

this area which is available on theEnvironment Agency’s websitehttp://www.environment-agency.gov.uk/.

Pipelines7.5 3MG is traversed by a number of pipelines

that have consultation requirements forany development that may affect them.

7.6 There is a statutory easement requirementof 7 metres required for the Mersey ValleyHigh Pressure Sludge Main. In addition, anydevelopment within 100 metres either sideof the pipeline should be subject toconsultation with United Utilities.

7.7 Transco pipelines at this site are 400mm indiameter and run from Widnes toWarrington. The consultation distance forthe Widnes to Warrington Transcopipeline is 80 metres either side.

7.8 Developers will have to check with thoseresponsible for these pipelines concerningany development within their vicinity.United Utilities offers a mapping service fortheir electricity, water mains, and sewageassets (telephone 0870 751 0101).

Main Rivers7.9 The length of the main river which runs

through the 3MG area is 3173 metres.Figure 3 illustrates the extent to whichriver affects the 3MG area. Ditton Brookand Stewards Brook run through the siteand are both designated Main Rivers.Under the terms of the Water ResourcesAct 1991 and the Land Drainage Byelaws,

7 DEVELOPMENTCONSTRAINTS

20


the prior written consent of the Agency isrequired for any proposed works orstructures in, under, over or within 8metres of the top of the bank of a mainriver.

Landfill7.10 The 3MG area is affected by known

landfill. Furthermore, it was in part createdby landfill reclamation of land from theestuary. It is therefore recommended thatapplicants refer to the ApprovedDocument C of the Building Regulations1991 and Building Research EstablishmentReports 211 and 212 in the preparation ofproposals.

Nature Conservation7.11 Figure 3 indicates nature conservation

designations that are in proximity to 3MGnamely the River Mersey SSSI and Ramsar.Any planning applications received for landwithin the Consultation Zone indicated onFigure 3 will require to be referred toNatural England for consultation. Inaddition, Site M is designated a Site ofImportance for Nature Conservation andLocal Nature Reserve. Any proposals foradjoining sites will need to take these into

account.

Built Heritage7.12 Figure 4 indicates a Scheduled Ancient

Monument (S.A.M.) at Lovells Hall andConservation Area at Halebank Road.Proposals for sites either within oradjoining these two designations mustconsider any likely impacts on them. Inaddition, proposals affecting Lovells Hallwill require to be referred to EnglishHeritage for consultation, whilst proposalsfor the S.A.M. itself will require ScheduledAncient Monument Consent.

Proposals for sites in proximity to LovellsHall S.A.M. should be discussed withCheshire County Council’s Archaeologist(Telephone 01244 603160) prior to thesubmission of any planning applications.

Topography7.13 Ground levels within the site will affect the

routes of proposed rail infrastructure andtherefore the wider development.

Site of Lovell’s Hall and Halebank ConservationArea

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8.2 A Landscape Strategy and Design Guidehas also been prepared to accompany theMasterplan and this SPD. This is to beapplied in order to create a strong andhigh quality identity for 3MG.

8.3 3MG is not especially noted for its historiccharacter and quality of environment. Thearea developed as an industrial location,particularly accommodating the chemicalindustry. As a result the physicalenvironment is, particularly in the east,characterised by large industrial sheds andinfrastructure of the chemical industry.Halebank Village largely comprises turn ofthe century red brick terraces and mid20th century brick dwellings. The industrialarea known as the Golden Triangle is acollection of industrial premises.

8.4 That said, 3MG is adjoined by the HaleBank Conservation Area to the southwest, next to Site A (253), an attractiveleafy stretch of mostly red brick dwellings.In addition, the site of Lovells Hall, a

8.1 The physical design and impact of 3MGwill be crucial in setting the scene for itsfuture development and will be importantin ensuring its economic success andmarketability. In addition to complying withthe policies of the Built Environmentchapter of the UDP, proposals for 3MGwill also require to adhere to the Council’sSPD ‘Design of New Industrial andCommercial Development’.

Scheduled Ancient Monument, is included.Proposals should respect the setting ofthese.

8.5 3MG also encompasses open land, notablyfields in the west and north west of thearea, largely flat and enclosed byestablished hedgerows which should beretained wherever practicable. It alsoincludes the Mound and Hutchinson Hill,areas of reclaimed and landscaped derelictland overlooking Ditton and StewardsBrooks, and the river Mersey.

8.6 In preparing development proposals for3MG therefore attention should be paid tothe following requirements.

8.7 Character and Context1. Identify elements of local character

and context, notably HalebankConservation Area, open greenspace,Lovells Hall, and River Mersey. Proposalsmust not compete with and dominatethese features, especially the openness offields adjoining Site A (253).

2. New buildings should be of highquality design, appropriate for theuse and context. Buildings are requiredto use quality materials in a co-ordinatedfashion and suit their setting, particularlythose addressing key vantage points suchas Ditton Road (sites K, L), Queenswayand River Mersey (sites E, F, I, J) and sitesA & D.

3. Provide developments of an

8 DESIGN GUIDE – GENERALPRINCIPLES

22


appropriate height, scale and mass.Most of the development opportunitiesprovide for large industrial buildings. Whilstthese should add to the diversity and visualappeal of the area care should be taken toensure that they do not dominate orappear overbearing in sensitive locationssuch as River Mersey (sites F, I, J) and sitesadjoining the green belt and conservationarea, sites A and D.

4. Consider the impact on the townscapeor landscape. Proposals should recognisethe topography of the development sitesand aim to provide variety and visualinterest, given the lack of built context formost sites, in particular, Sites A and D.

5. Materials and construction methods.One of the aims of the masterplan is tocreate a strong, quality brand for the 3MG.The use of quality materials is a key meansof achieving this. Development on site A inparticular should seek to integrate withinthe open field setting and the use ofexternal materials that aim to blend withthe fields and the elements will be stronglyadvocated.

6. Balance of quality hard and softlandscaping. The provision of co-ordinated hard landscaping and fixturesshould be provided, both within the siteand along boundaries. Soft landscapingshould be provided within the sites and asboundary treatment, and should also beco-ordinated with adjoining sites. Furtherdetails are provided in the ‘LandscapeStrategy and Design Guide’.

8.8 Continuity and Enclosure1. Create an unambiguous distinction

between public and private spaces.Proposals must address by whatevermeans is applicable to the site and the landuse

2. Visual and environmental impact oflarge surface car parks must beimproved. This will be expected on allsites and can be achieved throughappropriate layout and landscapemeasures. Further details are provided inthe ‘Ditton SRFP Masterplan LandscapeStrategy and Design Guide’.

8.9 Quality of the public realm1. Adequate outdoor amenity and service

areas for occupants. This should be anintegral part of design proposals, inparticular amenity spaces should fit withthe broader landscape strategy for 3MG.Further details are provided in the‘Landscape Strategy and Design Guide’.

2. Connect open space networks andretain or develop the greatest possiblebiodiversity. This should be taken intoaccount when proposals are beingprepared. Further details are provided inthe ‘Landscape Strategy and Design Guide’.

3. The angling pond on Site Q must beretained.

8.10 Accessibility1. Sites within 3MG should be rail-

served. Dedicated rail sidings must beprovided at Site A (253) and existingsidings enhanced at Site C (255).

2. Direct movement of goods vehicles fromSite 253 to the local road network inHalebank will not be permitted except foremergency access.

3. A new road system is required to connectSites 253, 255 and 256, and incorporatesmeasures to actively discourage movementof goods vehicles from these sites to thelocal road network in the Halebank area;

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4. A range of options have been consideredwithin the Masterplan and SPD process forlinking Site 253 to the A562 (Speke Road)and A5300 (Knowsley Expressway).Access to the A562 could be either bymaking use of a re-built Ditton Stationbridge or direct access to the A5300(Knowsley Expressway), but the layout ofthe site should allow for emergency accessto Halebank Road.

8.11 Impact on Residential Areas1. Development should include mitigation

measures for noise and light pollution suchas landscaped buffers and a separate roadsystem for HGV’s as set out in the UDPPolicy E7 and described more fully in thisSPD.

8.12 Ease of Movement1. Pedestrian routes should be along

clearly defined routes with minimisedwalking distances between and withinthe development and public transportstops. Improvements to the pedestriannetwork will be sought throughdevelopment proposals.

2. Encourage and cater for the needs ofcyclists with creation of or access tosafe and convenient cycle routes andappropriate covered and secure cyclestorage with shower and changingfacilities. Improvements to the cyclenetwork will be sought throughdevelopment proposals where appropriate.

3. Building design or landscaping shouldnot restrict surveillance. This will beexpected on all sites.

4. Ensure car parking is usable, safe andsecure for both people and vehicles.This will be expected on all sites.

8.13 Legibility and Permeability1. Main entrances, both to a site or a

particular building, should be designedto be recognisable. This will be expectedon all sites.

2. Enhance existing views and vistas.Particular attention should be paid to thelayout and height of proposed buildings inrelation to views of the river Mersey andacross the open countryside. Proposals willbe expected to enclose and define keyviews where applicable. This will especiallyapply to sites A, C, D E, F, I, J, N and G.

3. Create well-designed and emphasisedcorners. Proposed buildings should bevariable in height and articulation ofcorners will be especially encouraged so asto generate identity and orientation about3MG.. This will especially apply toproposed buildings at the entrances tosites A, C, K and L.

4. The use of signage will be critical to thebranding of 3MG as well as legibility. Co-ordinated signage strategy is available inthe ‘Landscape Strategy and Design Guide’.

8.14 Adaptability1. All commercial and industrial

developments must be adaptable.Notwithstanding the aim to develop astrategic rail freight park, proposedbuildings should nevertheless be capable ofadaptation to accommodate alternativeuses, complementing 3MG, should theneed arise.

8.15 Diversity1. Ensure that an industrial activity can

occur without it adversely affectingother people or the generalenvironment. This is applicable to all sitesbut in particular proposals for Sites A(253), D and N which are close to

24


residential properties and opencountryside.

2. Use materials and designs that willminimise noise and pollution. This isapplicable to all sites but in particularproposals for Site A (253) which is closeto residential properties, and Sites C (255),D, E, F, J, K, L N which adjoin watercourses and designated natureconservation areas.

8.16 SustainabilityAll development proposals will be expected to

address the following requirements. Someof these may need to be addressed as partof a formal Environmental ImpactAssessment.

1. Reduce air pollution and dust both inconstruction and operation

2. Improve water quality and protectgroundwater from contamination

3. Minimise water consumption

4. Minimise noise

5. Minimise odours from buildings and plant

6. Provide facilities for the minimisation andmanagement of waste

7. Embrace engineering concepts such asSustainable Drainage System (SUDS)2 ,subject to ground conditions andcontamination.

8. Aim to meet the highest standards forenergy efficiency

9. Maximise energy conservation in buildingsand optimise passive energy use.

10. Generate power efficiently

2 Further information on SUDS can be found in PPS25Annex F, in the CIRIA C522 document Sustainable UrbanDrainage Systems-design manual for England and Wales andthe Interim Code of Practice for Sustainable DrainageSystems (SUDS). The Interim Code of Practice providesadvice on design, adoption and maintenance issues. This isavailable electronically on both the Environment Agency’swebsite at www.environment–agency.gov.uk and CIRIA’swebsite at: www.ciria.org.uk.

9.2 The general design principles of the designguide in the previous section have beeninterpreted and applied to each site.Development must also take account ofthe constraints that are listed for each site.All developers must satisfy themselvesabout the development constraints oneach site and the measures required todeal with them. The purpose of theirinclusion in this SPD is to providedevelopers with a starting point for theirown investigations.

9.3 Please note that all sites within 3MG areidentified A - T; those sites that arespecified as part of the Ditton StrategicRail Freight Park in the UDP are identifiedas Sites 253, 255 and 256 in brackets.

9.1 In this section individual sites are identifiedfor particular uses and principles ofdevelopment are described that proposalsfor each site must follow. These should beread in conjunction with Figure 5 whichidentifies the individual sites.

Development Constraints1. Adjoining Green Belt2. Adjoining Conservation Area on

Halebank Road3. Sludge pipeline crosses the site but will

need to be diverted to accommodate theproposed development

4. COMAH zone consultation5. Flood risk

Development Principles1. Tree planting to railway2. Landscape buffers to south east and

south west to screen the proposed railserved warehouse and associated

9.4 Site A (253)‘HBC Fields’ Land at Hale BankRoad

Current Use

Agricultural land

UDP Policies

E1, E7, S1, S20, RG5, S25, GE28, S5, S6, S12,PR14, BE3, BE4, S13, TP1, TP13,BE1, BE2

Most Appropriate Use

A warehouse development (Use class B8),larger than 25,000 sq. m. that is designed to berail served, including the provision of dedicatedrail sidings adjacent to it, in accordance withPolicy E7.

9 KEY DEVELOPMENTOPPORTUNITIES

26

infrastructure from surrounding residentialareas, in order to minimise noise and lightpollution

3. Built form, scale and massing, externalmaterials appropriate to greenfield settingand respecting adjoining green belt

4. Respect setting of adjoining conservationarea

5. Respect views of open countryside6. Respect setting of adjoining Scheduled

Ancient Monument7. Respect for residential properties in close

proximity8. Proposed greenspace to western

boundary. The exact position of thiswestern boundary can be decided inmore detail as part of any planningapplication, but development cannotencroach over the Green Belt boundary

9. Accessibility to /provision of publictransport facilities/pedestrian and cyclefacilities.

10. Creation of rail infrastructure to providereception sidings and link site into the railnetwork

11. Access to the A562 could be either bymaking use of the re-built Ditton Stationbridge or direct access to the A5300(Knowsley Expressway), but the layout ofthe site should allow for emergencyaccess to the Halebank Road.

12. There is an opportunity to improve thesite of Lovell’s Hall which is the remainsof an ancient moated house and an“ancient monument”. Public access couldalso be improved, provided themonument is protected. A schemeshould be drawn up in consultation withthe Council’s advisor on conservation andarchaeology and English Heritage

13. Zones of public and private spacecontaining structural planting

14. Integrated buffer zone to assist access forresidents of Hale Bank and reduce impactof development proposals.

15. Western boundary of site to be treated

as green space landscaping similar toother peripheral planting.

16. The provision of a road system to linkSite A (253) with Site B (256) and Site C(255) within 3MG will be sought througha condition and/or planning obligation inorder to discourage the movement ofgoods vehicles from the site to the localroad network. This road system shouldalso enable a link to the strategic roadnetwork via a re-built Ditton Stationbridge to the A562 or direct access tothe A5300 (Knowsley Expressway), butthe layout of the site should allow foremergency access to Halebank Road.

Development Constraints1. COMAH zone consultation2. Flood risk3. Contaminated land4. Pipelines5. Nature conservation

Development Principles1. Potential to re-open Ditton Station2. Tree planting to railway

9.5 Site B (Site 256) Ditton Station

Current Use

Railway sidings

UDP Policies

E7, S1, S20, RG5, S25, GE28, S5,S6, S12,PR14, BE3, S13, TP1, TP3, TP13BE1, BE2

Most Appropriate UseBusinesses that would utilise the railway for thetransportation of freight and uses offeringsupport services to them, in accordance withPolicy E7.1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class B8)


27

3. Built form, scale and massing, externalmaterials of a high standard to promote astrong image and brand for 3MG

4. Landscaping restricted to boundaries tointegrate area into whole scheme.

Development Constraints1. COMAH zone consultation2. Hazardous site3. Flood risk4. Contaminated land5. Landfill6. Nature conservation7. Topography

Development Principles1. Tree planting to railway2. Built form, scale and massing, external

materials of a high standard to promote astrong image and brand for 3MG

9.6 Site C (Site 255) Ditton Road

Current Use

Industrial – warehousing & distribution;Railway sidings

UDP Policies

E7, S1, S20, RG5, S25, GE28, S5,S6, S12, PR12,PR14, BE3, S13, TP1,BE1, BE2


Businesses that would utilise the railway forthe transportation of freight and uses offeringsupport services to them in accordance withpolicy E7.1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class

B8) 4. A3/A1 limited to truck stop/driver’s

rest facilities in area referred to as‘Green wedge’ in the Masterplan

3. Accessibility to /provision of publictransport facilities

4. Creation of new rail corridor, includingbridge across Steward’s Brook, toimprove reception sidings and site linkageinto the rail network, especially for sites E,F, G and I.

5. Specimen trees to create boulevard effectwith mass ground planting.

6. Pedestrian footpaths integrated intowhole scheme

7. Landscape treatment should be robust incharacter and easily maintained withemphasis on eastern boundary which islikely to have access to site

Development Constraints1. COMAH consultation zone 2. Landfill site

Development Principles1. Built form, scale and massing, external



9.7 Site D (Site 242)

Current Use

Industrial and vacant

UDP Policies

BE1, BE2, BE3, BE4, E1, GE28, PR12, PR14, RG5, S5, S6, S12, S13, S20, S25, TP1


1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class

B8)


28

Development Constraints1. COMAH consultation zone 2. Landfill site3. Flood risk4. Natural England consultation zone


materials of a high standard to promote astrong image and brand for 3MG andprotect key views to and from the riverMersey

9.8 Site E

Current Use

Industrial works. Animal rendering plant.

UDP Policies

BE1, BE2, BE3, E3, GE17, GE18, GE28, GE30, PR12, PR14, RG5, S5, S6, S12, S13, S25, TP1, TP10


It is not proposed that the current industrial works be redeveloped but in the event that the site does become available for redevelopment then these principles should be adhered to:1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class B8) 4. Sui Generis industrial uses5. Development that would benefit from

the facilities of 3MG or would becomplementary to it would be preferredand take advantage of its watersidelocation.

6. Development which would contributeto regeneration and/or theenhancement of environmental quality,tourism and recreation will beencouraged


3. Provide a suitable aspect to theTranspennine Trail

4. Respect adjacent nature conservationdesignations

5. Any development that would hinder theprovision of infrastructure necessary for3MG or provide a conflict in terms ofadjoining land uses will be resisted.

Development Constraints1. Flood risk2. Landfill site3. Natural England consultation zone


materials of a high standard to promote astrong image and brand for 3MG and

9.9 Site F

Current Use

Vacant. (November 2008)

UDP Policies

BE1, BE2, BE3, E3, GE17, GE18, GE28, GE30, PR12, PR14, RG5, S5, S6, S12, S13, S25, TP1, TP10


1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class B8) 4. Sui Generis industrial uses 5. Development that would benefit from

the facilities of 3MG or would becomplementary to it would be preferred.

6. Development which would contribute toregeneration and/or the enhancement ofenvironmental quality, tourism andrecreation will be encouraged


29

protect key views to and from the riverMersey


3. Provide a suitable aspect to theTranspennine Trail

4. Respect adjacent nature conservationdesignation


Development Constraints

1. Natural England consultation zone2. Contaminated land3. Landfill site

9.10 Site G (Two areas)

Current Use

Industrial works

UDP Policies

BE1, BE2, BE3, E3, PR12, PR14, S5, S6, S13, S25, TP1


It is not proposed that the current industrial works on the two areas be redeveloped but in the event that they do become available for redevelopment then these principles should be adhered to:1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class B8)4. Sui Generis industrial uses5. Development that would benefit from





3. Mature trees should be used for instantimpact forming a subtle link with treatmentproposed for Ditton Road.

4. Raised planting due to land contaminationshould be substantial in keeping with thescale of the area.


Development Constraints1. Conservation Area2. COMAH consultation zone

Development Principles1. Respect for character of conservation area4. Respect for openness of Green belt

9.11 Site H

Current Use

Residential

UDP Policies

GE1, GE5, S21, BE12, BE13, BE14


1. Existing residential use continued


30

Development Constraints1. Natural England consultation zone2. Contaminated land




3. Mature trees should be used for instantimpact forming a subtle link with treatmentproposed for Ditton Road.

4. Raised planting due to land contaminationshould be substantial in keeping with thescale of the area.

5. Any development that would hinder theprovision of infrastructure necessary for

9.12 Site I

Current Use

Industrial works

UDP Policies

E2 (Employment Redevelopment Areas) and BE1, BE2, BE3, , PR12, PR14, S5, S6, S13, S25, TP1


According to policy E2 this site is considered suitable for employment redevelopment as and when it becomes vacant and is fully reclaimed. The following uses are appropriate.1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class B8) 4. Sui Generis industrial uses5. Development that would benefit from


3MG or provide a conflict in terms ofadjoining land uses will be resisted. Forinstance there is potential for extension ofrail linked development into this area.

Development Constraints1. Natural England consultation zone2. Flood risk3. Landfill site

Development Principles1. Views from A533 should be filtered by the

provision of large structural planting belts.2. Mature trees should be used for instant

impact forming a subtle link with treatmentproposed for Ditton Road.

9.13 Site J

Current Use

Sports ground

UDP Policies

GE5, GE6, GE28, GE30, GE17, GE18, TP10


5. Outdoor and recreational facilities (ClassD2)


31

Development Constraints1. COMAH consultation zone2. Flood risk3. Main river 4. Transco lines5. Sludge Pipeline6. Landfill site7. Natural England consultation zone




9.14 Site K

Current Use

Industrial – warehousing & distribution

UDP Policies

E2 (Priority Redevelopment Area) and BE1, BE2, BE3, , GE28, PR12, PR14, S5, S6, S12, S13, S25, TP1


According to policy E2 this site is considered suitable for employment redevelopment as and when it becomes vacant and is fully reclaimed. The following uses are appropriate:1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class B8)4. Sui Generis industrial uses

Development Constraints1. COMAH consultation zone2. Hazardous site3. Flood risk4. Main river 5. Transco lines 6. Landfill site7. Natural England consultation zone




9.15 Site L

Current Use

Industrial

UDP Policies

BE1, BE2, BE3, E3, GE28, PR12, PR14, RG5, S1, S5, S6, S12, S13, S20, S25, TP1


1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class B8) 4. Sui Generis industrial uses


32

Development Constraints1. COMAH consultation zone2. Landfill site3. Local Nature Reserve and Site of

Importance for Nature Conservation

Development PrinciplesNot applicable

9.17 Site N

Current Use

Industrial/Commercial

UDP Policies

BE1, BE2, BE3, BE4, E3, GE28, PR14, RG5, S1, S5, S6, S12, S13, S20, S25, TP1


1. Business (Use Class B1)2. General Industry (Use Class B2)3. Storage and Distribution (Use Class B8)4. Sui Generis industrial uses

9.16 Site M

Current Use

Greenspace (Local Nature Reserve and Site of Importance for Nature Conservation)

UDP Policies

GE6, GE20, GE28, TP9


1. Nature conservation

Development Constraints1. COMAH consultation zone2. Flood risk3. Main River


materials of a high standard to promote astrong image and protect openness ofgreenbelt

2. Appropriate landscaping

Development Constraints1. Flood risk2. COMAH consultation zone3. Lovells Hall Scheduled Ancient Monument

and potential archaeological interest

Development Principles1. Protect openness of greenbelt and setting

of Lovells Hall2. Appropriate landscaping

9.18 Site O

Current Use

Agricultural

UDP Policies

GE1, BE4, S21


Essential facilities for outdoor sport andrecreation


33

Development Constraints2. COMAH consultation zone

Development Principles1. Zones of public and private space

containing structural planting2. Integrated buffer zone to assist access for

residents of Hale Bank and reduce impactof development proposals

3. Western boundary of site to be treated asgreen space landscaping similar to otherperipheral planting

9.20 Site Q

Current Use

Residential

UDP Policies

GE1,GE5,GE6,GE7


Existing residential use continued

9.19 Site P

Current Use

Agricultural

UDP Policies

GE1, GE5, GE6, S21, GE7


1. Amenity open space

Development Constraints1. Flood risk2. COMAH consultation zone

Development Principles1. Zones of public and private space

containing structural planting2. Integrated buffer zone to assist access for

residents of Hale Bank and reduce impactof development proposals.

3. Angling pond to be retained.

Development Constraints1. Conservation Area2. COMAH consultation zone

Development Principles1. Respect for character of conservation area

9.21 Site R

Current Use

Residential

UDP Policies

GE1, BE12, BE13, BE14


Existing residential use continued


34

Development Constraints1. Landfill site2. Flood risk3. Main River4. Nature conservation5. COMAH zone consultation6. Hazardous site

Development Principles1. Structural landscaping only

9.23 Site T

Current Use

Former Landfill Site/vacant

UDP Policies

GE5, GE7, GE28, GE30, GE17, GE18, TP10


Amenity open space only when the site is made safe for public access through a suitable land reclamation scheme

9.22 Site S

Current Use

Open space

UDP Policies

GE5, GE6


Amenity open space

Development Constraints1. Landfill site2. Flood risk3. Main River4. COMAH zone consultation5. Hazardous site6. Natural England consultation zone

Development Principles1. Structural landscaping only


35


The phasing of development and infrastructure is as follows:

1. Development should commence on Site255 in accordance with planningpermissions granted for rail freightdevelopment.

2. Design and planning permission for therail-served warehouse on site 253.

The phases of infrastructure are as follows butare not necessarily in sequential order.

� Design and planning permission forrail sidings on Site 256.

� Sludge main pipeline diversion on Site253.

� Implementation of structurallandscaping on Site 253, inaccordance with the planningpermissions.

10.1 Following public consultation on the draftDSRFP (now 3MG) SPD and the feasibilitywork that has been undertaken toconsider the infrastructure requirements ofthe development of the rail freight park,the following phasing programme has beendevised. This programme is necessary inorder for the SPD to comply with PolicyE7 of the Halton UDP. This requires thata ‘phased strategic intermodal rail freightpark will be developed on land at Ditton,Widnes in accordance with an overallMasterplan to be approved assupplementary planning guidance’.

� Design and planning permission forroad and link to primary routenetwork to service site 253.

� Construction of rail sidings of Site256.

� Construction of link to primary roadnetwork to service Site 253.

10 PHASING

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Appendix 1

Policies of Halton Unitary Development Plan (Adopted 7th April, 2005)

BE1 General Requirements for DevelopmentBE2 Quality of DesignBE3 Environmental Priority AreasBE4 Scheduled Ancient MonumentsBE12 General Development Criteria –

Conservation AreaBE13 Demolition in Conservation AreasBE14 Outline Applications – Conservation

AreasE1 Local and Regional Employment Land

Allocations E2 Priority Employment Redevelopment

AreasE3 Primarily Employment AreaE7 Ditton Strategic Rail Freight ParkGE1 Control of Development in the Green

BeltGE5 Protection of Designated GreenspaceGE6 Development within Designated

GreenspaceGE7 Proposed Greenspace DesignationsGE17 Protection of Sites of International

Importance for Nature ConservationGE18 Protection of Sites of National

Importance for Nature ConservationGE28 The Mersey ForestGE30 The Mersey Coastal ZonePR10 Development within the Liverpool

Airport Height Restriction ZonePR12 Development on Land Surrounding

COMAH SitesPR13 Vacant and Derelict LandPR14 Contaminated LandRG5 Action Area 5 HalebankS1 Regeneration

S5 Major Accident Land Use RiskS6 Reuse and Remediation of Previously

Used or Contaminated LandS12 Areas at risk from floodingS13 TransportS20 Regional Investment Sites (SNEW3

Strategic Regional Investment Sites)S21 Green BeltS25 Planning Obligations

TP1 Public Transport Provision as Part ofNew Development

TP3 Disused Public Transport FacilitiesTP9 The Greenway NetworkTP10 The Trans-Pennine Trail and the Mersey

WayTP13 Freight

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Mersey Multimodal GatewaySupplementary Planning DocumentAugust 2009

Halton Borough CouncilOperational DirectorEnvironmental and Regulatory ServicesEnvironment DirectorateHalton Borough CouncilRutland HouseHalton LeaRuncornWA7 2GWwww.halton.gov.uk/spatialplanning

Mersey Multimodal Gateway SPD:Layout 1 · Document. 1.4 The Halton Unitary Development Plan was adopted by Halton Borough Council on 7th April 2005 and therefore the policies upon

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