former johnson matthey, whittle rd, meir (nlp ref: st1) · former johnson matthey, whittle rd, meir...

9932770v7

Former Johnson Matthey, Whittle Rd, Meir (NLP Ref: ST1)

BARRIERS TO DELIVERY:

Lack of market interest

GROSS SITE AREA: 8.62 ha

ESTIMATED NET DEVELOPABLE AREA: 8.19 ha

This 8.6 ha site has a prominent frontage onto the A50 (the Uttoxeter Road), and to the east it borders the Meir

Park Industrial Estate, while it is flanked by housing to the south and west. The site used to accommodate

Johnson Matthey’s main UK factory, but this closed in 2002 and the site has not been used since. Nothing

remains of the site’s former buildings and it now suffers from fly tipping and litter issues. However, the site has

been identified as suitable for B1, B2 and B8 uses. In 2010 IDI Gazeley obtained detailed consent to redevelop

the site in order to provide a distribution scheme amounting to 42,920 sqm1 and the site is being actively

marketed. The site has adequate access to labour and there are nearby amenities/services. In addition, within

400m of the site are numerous bus stops, albeit many of these are located in the nearby residential areas.

OVERALL SITE GRADE:

Good

SITE RECOMMENDATION:

Retain for employment use

1 As per application ref: 48907/FUL

9932770v7

Meir Depot, Uttoxeter Road, Meir - CFS 21 (NLP Ref: ST2)


Lack of market interest/poor access onto the A50



This brownfield site (1.7ha) is located on the northern side of the A50 (the Uttoxeter Road), opposite the

former Johnson Matthey factory site, and is included in this assessment as it was a call for sites submission.

The surrounding area is mixed in terms of use. The site is near to the Meir Industrial Estate and several

buildings on its eastern border are used by Copeland's Tours, a coach hire firm. To the north, the site is

flanked by a railway line, beyond which there is housing. The site features several structures associated with

what remains of the Meir Waterworks, but otherwise it is vacant and overgrown. However, no development or

environmental constraints were identified and the site has reasonable access to public transport, labour and

services/amenities. As it fronts onto the A50 it has very good access to the strategic road network, although if

this site were to come forward for employment uses, the site access will need to be improved significantly.

OVERALL SITE GRADE:

Average


Consider for employment use

9932770v7

Wedgwood Estate, Barlaston (NLP Ref: ST3)


N/A (Currently being redeveloped)


ESTIMATED NET DEVELOPABLE AREA: 0 ha

This site is situated within the Green Belt, in attractive open countryside on the southern edge of Stoke.

Barlaston Hall (Grade I listed) and St John the Baptist’s Church (Grade II) dominate the landscape and

look down over the Wedgwood Estate. The site can be accessed either from the east or west along

Wedgwood Drive. Access from the east is restricted as this involves crossing both the West coast

mainline (level crossing) and the Trent and Mersey Canal (small bridge). In addition, the complex is a

major tourist attraction with more than 175,000 visitors a year, and given these numbers at certain times

it seems likely that the access roads may become particularly congested. When the site inspection

occurred, work was being progressed on the redevelopment of the complex. The committee report in

respect of this2 informs that: a) the redevelopment will include a new 33,430 sqm manufacturing

complex (B2), 7,800 sqm as a headquarters (B1 offices), and an enhanced visitor experience amounting

to 12,280 sqm; and b) the application site itself relates to approximately 28.5ha comprising the 16.9ha

factory site and 11.6ha of greenfield land split across two separate parcels; one 5ha parcel to the north

of the factory site and one 6.1ha parcel to the east. Despite its rural location there are numerous bus

stops within 400m of the site and, given the scale of this tourist attraction, it is felt to have an adequate

access to a range of services/amenities. However, the site has poor access to the strategic road

network – the A34 is approximately 2.5km away and is accessed via a residential area.

OVERALL SITE GRADE:

Average



2 Application Ref: 55286

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Staffordshire House/Fenton 25 (NLP Ref: ST4)





This brownfield site amounts to 11.7ha and is located on Fenton Industrial Estate which largely comprises

workshops and warehousing. In 2007 part full, part outline permission was granted to provide a mixed

industrial/warehouse development (use class B2/B8)3 here and an element of this proposal was subsequently

developed out, as we understand in 2008, in the form of Fenton Trade Park. Fenton Trade Park occupies a plot on

the southern part of the site, which according to our calculation amounts to 1.93ha. It comprises twenty-two high

quality industrial/warehouse units ranging in size from 213m2 to 670m2, none of which were vacant when the

assessment occurred. The remainder of the site (some 9.77ha) appears to have probably been cleared when

Fenton Trade Park was constructed and has seemingly been on the market since then. When the site was visited a

marketing board was noted informing that the plot is suitable for manufacturing, storage and distribution which will

be developed to occupier requirements. On the face of it, given that this plot has now remained undeveloped for at

least 7 years, there appears to be little market interest in such a scheme. However, should this materialise, (as the

2007 permission has partially been implemented and therefore is still in place) this development could be

progressed relatively quickly. No development or environmental constraints relating to either Fenton Trade Park or

this plot were identified. The site is accessed from Dewsbury Road, the main spine road for Fenton Industrial

Estate, implying that it has very good access to the strategic road network. Within 400m of the site there are 7 bus

stops and it has adequate access to labour. However, it is poorly serviced in terms of local amenities and services.

OVERALL SITE GRADE:

Good



3 As per planning permission ref: 46496

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Cliffe Vale/Caradon Twyfords Excelsior Wks/Former Slimma (NLP Ref: ST5)


Excelsior Works and the derelict Twyfords factory

have very little market appeal. Part of the site is in

Flood Zone 3.



Bounded by Etruria Road (the A53) to the north, Garner Street to the west, Shelton New Road (the B5045) and

Cliff Vale Place to the south, and by Etruscan Street to the east, this is a long standing employment area that

comprises land on both the west and east sides of the mainline. Amounting to 17.65ha, the site mainly

consists of B2 and B8 accommodation. Some of this stock is in use, some appears to be underutilised, and

some is clearly disused and derelict. The surrounding area contains a wide mix of uses, with housing

bordering the site on Etruscan Street. To the west of the railway line, most of the site consists of a parcel of

land that formerly accommodated the Armitage Shanks earthenware factory (Excelsior Works) and the large,

now derelict, former Twyfords fireclay factory, which fronts onto Garner Street. Excelsior Works primarily fronts

onto Cliff Vale Place and, other than a warehouse which is understood to be currently in use by EasyCorp UK

for storage purposes (B8), it now predominantly comprises an extensive area of hardstanding. The site’s

western flank onto Garner Street is dominated by the Twyfords factory building. However, several warehouse

units and an associated yard, immediately to the north of this, are used by Earthmover Tyres.

Beyond this, there is a parcel of land that comprises an area of open storage and a series of warehouses

(known as the old Slimma buildings), which further to obtaining approval for a change of use to B2 is now

understood to be used for manufacturing purposes by Olympus Engineering4. To the south of the Twyfords

factory, and also fronting onto Garner Street, there is a plot comprising a warehouse and associated yard that

is used by Emery’s, a timber and builders merchant. To the east of the mainline, the site predominantly

consists of a large warehouse dating from the 1990s that is used by FC Chambers, another timber merchant.

According to VOA data this amounts to 20,654 sqm. This site’s constraints mostly relate to the undeveloped

land at Excelsior Works and the Twyfords derelict factory, which are considered to have limited market appeal.

The fact that c.3.3ha of the western part of the site is in flood zone 3 will erode this interest even further. More

generally, the site is also constrained by the fact that there are no nearby amenities or services. Conversely,

the site has adequate access to labour and the undeveloped land at Excelsior Works is considered to have

potential for accommodating a siding for rail freight purposes. In addition, there are numerous bus stops within

4 As per planning permission ref: 54320/FUL

9932770v7

400m of the site and the strategic road network is very nearby, although this is onto the A500 between Stoke’s

city centre and Etruria, which can experience high levels of congestion at peak times.

OVERALL SITE GRADE:

Average


Retain for Employment Use

9932770v7

Newstead Trading Estate (NLP Ref: ST6)


Lack of market interest/Environmental Constraints


ESTIMATED NET DEVELOPABLE AREA:

11.65 ha

This site is situated on the Newstead Trading Estate, which is located on the southern outskirts of Stoke.

The estate is a long standing employment area that comprises warehousing, office and industrial

accommodation, and some this stock appears dated/poorly specified and was vacant when the site

inspection occurred. The estate fronts onto the Trentham Road (the A5035) and whilst this road is to a

good specification, it is approximately 3.3km to the strategic road network (the A50). The site itself

amounts 12.9ha and is located at the end of Alderflat Drive, one of the estate’s internal road. Part of it

comprises a waste recycling centre, whilst the remainder presently comprises a field, used for agricultural

purposes. The site borders the industrial estate to the north and west, open countryside to the south and

housing in the east, and is predominantly located in the Green Belt. Given this and issues relating to the

quality of the existing industrial estate, it is felt there would be little market interest in developing this site.

There are numerous bus stops within 400m of the site and it has adequate access to labour, although there

are no nearby amenities/services.

OVERALL SITE GRADE:

Very Poor


Do not consider for employment use

9932770v7

Bridgewater Pottery and surrounding land, Lichfield St (NLP Ref: ST7)


Limited market interest/Proximity to incompatible

uses



4.65 ha

Located approximately 600 metres to the south of the city centre, this site flanks the Caldon Canal and is

bordered by Lichfield Street (the A50) to the west and by Eastwood Road to the east. The 4.65ha site

had been identified for a residential-led development. Outline permission for the ‘Canal Quarter’ scheme

has now lapsed but it is noted that this included an unspecified element of B1/B2 accommodation. The

site was cleared almost ten years ago and now mainly comprises a series of grassed over plots. The

surrounding area is overwhelmingly residential in character and the Caldon Canal is a conservation area.

It was considered that that there would be very little market interest in taking this site forward purely for

employment use. However, a small provision of offices/light industrial units may be a viable option in

another residential-led mixed scheme. No development or environmental constraints were identified.

The site has very good access to labour, public transport and a broad range of amenities/services.

OVERALL SITE GRADE:

Good


Consider for mixed use with an element of employment use

9932770v7

West of Ivy House Rd (NLP Ref: ST8)


N/A (fully developed)



Located on the eastern side of Ivy Road opposite Goodwin Steel Castings - a long established foundry –

this 3.23ha site has recently been developed out as a row of four, large industrial units with ancillary office

accommodation (B1/B2/B8). This is a high calibre development which features good eave heights and

includes a large yard area for loading/unloading, although it seems to have been developed on a

speculative basis and it is unclear whether the accommodation is currently in use. The surrounding area is

mixed in character and includes, for instance, residential properties and commercial premises on Leek

Road (the A52). The site has decent access to Leek Road and it is only a short distance to the strategic

road network (the A50). It also has good access to labour, public transport and a broad range of

amenities/services.

OVERALL SITE GRADE:

Very Good



9932770v7

Gas Holder site, Etruscan St (NLP Ref: ST9)


Limited market interest



Located on the west side of Etruscan Street, this is a disused, overgrown site (0.94ha) that previously

contained a gas holder. The surrounding area has a mix of uses. The western side of Etruscan Street

comprises industrial stock, notably the large premises of FC Chambers (see ST5). In contrast, the eastern side

of Etruscan Street and adjoining streets comprises a large amount of housing. With the possible exception of

the unit occupied by FC Chambers, the quality of this industrial stock appears to be generally dated and/or

poorly specified. In 2011 outline planning permission was granted to redevelop the site to provide 12 industrial

(B1c/B2/B8) units here, in a scheme amounting to 3,720 sqm. However, it is considered that the lack of market

interest in this area has prevented this scheme from being developed. While the nearest strategic road

network is less than 1 km from this site, this is onto the A500 between the city centre and Etruria, which suffers

from congestion at peak times. The site is also constrained by the absence of nearby amenities or services.

Nevertheless, local access to the site is unconstrained and no development or environmental constraints were

identified.

OVERALL SITE GRADE:

Average



9932770v7

Hewitts, Victoria Rd, Fenton (NLP Ref: ST10)


Site may come forward as a metal recycling facility

(Sui Generis)/Lack of market interest



This site amounts to 2.06ha (gross) and is situated within the established Fenton Industrial Estate, alongside the

A50 (the Victoria Road). The site was formerly used by Hewitts Ceramics, and does not appear to have been in

employment use since this closed around 14 years ago. Nevertheless, in 2014 planning permission was granted

to use the site as a metal recycling and end-of-life vehicle (ELV) processing facility (Sui Generis)5. The site has

adequate access to labour and there is a bus stop within 160m of the site entrance which provides regular

services to Hanley, Fenton, Longton, Normacot, Meir and Blythe Bridge. However, the site is constrained by its

long and irregular shape, its poor access onto the A50 (which was particularly busy when the inspection

occurred), and by the fact that there are no nearby amenities/services.

OVERALL SITE GRADE:

Average



5 As per application ref: 56454

9932770v7

Sideway/Radial Park - CFS14 (NLP Ref: ST11)


Environmental constraints but these may be

addressed by the scheme which is underway

GROSS SITE AREA: 25.86ha


Situated in a low-lying valley to the south of the City near to the A50/A500(T) interchange, this irregular shaped

brownfield site was a call for sites submission and amounts to 28.9ha. The vast majority of the site that was

proposed during this process relates to the land making up the Radial Park site (25.9ha), which is now being

developed. What remains (3.3ha) takes the form of two further, triangular shaped, undeveloped plots to the west

of this site. The site borders existing employment uses to the north whilst the Trent and Mersey Canal (which is

a Conservation Area) runs along the eastern boundary, beyond which there is the mainline then another

employment site – see ST16. It borders open fields to the south and west. Around 39% of the site identified

during the call for sites process is located within Flood Zone 3, and all of the land that is susceptible to this

flooding forms part of the Radial Park site. In addition, c2.2ha of the Radial Park site is designated as historic

landfill.

It is presumed that as part of bringing the Radial Park site forward, appropriate action would have been taken to

mitigate these risks. The scheme that is being developed here will comprise a large distribution unit (B8)

amounting to c. 49,580 sqm and 14 units (within use classes B1C/B2/B8) intended for SMEs. It will occupy

approximately 13.34ha, whilst the remainder (c12.52 ha) will be set aside for new habitat creation and

landscaping.6 Consequently, it is assumed that the maximum amount of land which could come forward for

employment use here is 16.4ha. While the site is considered as having adequate access to labour there are no

nearby amenities/services. And even though there are 5 bus stops within 400m of the site only one of these is

accessible - the others are located to the east of the canal and the mainline. However, local access is

unconstrained and the site has good access to the strategic road network.

OVERALL SITE GRADE:

Average



6 All the details stated here are set out in supporting document for application ref: 54192

9932770v7

Trentham Lakes North (NLP Ref: ST12)


Lack of market interest/Proximity to incompatible

uses



This undeveloped site is situated in the northern part of Trentham Lakes next to an established cluster of B2/B8

warehouses which have been developed relatively recently and are of good specification - with large yards and

ample space for car parking, decent internal roads and exceptionally good access to the strategic road network.

The 5.9ha site would extend this provision eastwards and southwards and benefits from extant planning

permission for the erection of warehouse buildings (B8)7. Accordingly, the site is being marketed as a

commercial development opportunity. However development here is clearly constrained by the nearby housing

estate, which flanks the site on its eastern border. Local access to the site is unconstrained and no

development or environmental constraints were identified. While the site is considered as having adequate

access to labour there are no nearby amenities/services. There are however numerous bus stops within 400m

of the site. The site also has extremely good access to the strategic road network (the A50).

OVERALL SITE GRADE:

Good



7 As per permission ref: 39499/RES

9932770v7

8 As per permission ref: 55680/FUL

Building 94F, Stone Road, Trent Vale (NLP Ref: ST13)





This small parcel of land (0.67ha) comprises an industrial unit and is situated on the site of the Michelin

manufacturing plant. The building is used for ancillary purposes by Michelin. The area surrounding the site

is mixed in terms of use and whilst this notably includes the large Michelin plant there is also housing nearby.

In 2013 permission was granted to sub-divide the existing warehouse into three units and to change its use

from light industrial (B1c) to mainly research and development (B1b), resulting in a modest change of

floorspace – an increase from 1,920 sqm to 2,120sqm8. Access to this particular site was restricted when

the site inspection occurred and there is no evidence to establish if this permission has been implemented,

or not. No development or environmental constraints were identified. Local accessibility to the site is

unconstrained and it is very well located in order to access labour and local amenities. In addition, it is

approximately 0.4km to the A500 and as such the site has excellent access to the strategic road network.

OVERALL SITE GRADE:

Good



9932770v7

City General Hospital/University Hospital of North Staffs - CFS 27 (NLP Ref: ST14)


Site fully developed as Royal Stoke University

Hospital/listed buildings on site



Amounting to 23.9ha, this site is included in this assessment as it was a call for sites submission. The site, which

is situated in a predominately residential area, is fully developed and comprises the various the buildings that

make up Staffordshire's biggest hospital, now known as the Royal Stoke University Hospital. When the site was

visited it was noted the hospital was very busy, although local access is viewed as being relatively good. The

hospital is operated by the University Hospital of North Midlands NHS Trust who has put in place an extensive PFI

modernisation programme, which is now nearing completion9. This modernisation programme has included the

development of a number of new buildings for clinical purposes at the site, as well as relocating functions to the

site which had previously been carried out at the nearby, now closed North Staffordshire Royal Infirmary. Given

the scale of this programme it can only be concluded that the NHS Trust intends to operate a major hospital at this

site for many years to come. Since this has involved consolidating additional activities on an already seemingly

fully utilised site it also implies that it is highly unlikely that the NHS Trust has set aside any land here that is

surplus to its requirements and potentially suitable for health care related employment use. The potential for any

employment use here is also constrained by the fact that there are four grade II listed buildings on this site

(including a chapel and a former school house). A range of services and amenities are available within the

hospital. The site fronts onto the A34, so has very good access to the strategic road network. In addition, it is

exceptionally well serviced by public transport – there are numerous bus stops within 400m.

OVERALL SITE GRADE:

Good


Do not consider for Employment use / (Retain for healthcare use)

9 As detailed here: http://www.uhnm.nhs.uk/aboutus/Pages/Our-Hospital.aspx

http://www.uhnm.nhs.uk/aboutus/Pages/Our-Hospital.aspx

9932770v7

Wilson Rd, Hanford - CFS 13 (NLP Ref: ST15)


Proximity to incompatible uses/Environmental

constraints



Located in the south-western outskirts of Stoke this 70ha site was a call for sites submission that was cited as

being suitable for a variety of uses including housing, open space, sports facilities and employment uses (office

and industrial). The site mainly consists of open fields used for farming and recreational purposes, and includes

the grounds used by Trentham Rugby Union Football Club. It has an irregular shape and is mostly sloping. In the

north it borders the Sideway/Radial Park site (see ST11) and to the east the site borders housing, the Trent &

Mersey Canal and the mainline, beyond which is Trentham Lakes South (refer to ST16); whereas to the south and

west, it is flanked by residential areas.

Given the railway line, the Trent & Mersey Canal and the extent by which housing borders this site, the issue of

providing adequate site access will clearly be problematic, and for this reason local access to this site is

considered to be poor. The site also features a number of environmental constraints in that a small part of it (c.

1.8ha) is designated as historic landfill and c.6.2ha is located within Flood Zone 3. Nevertheless, such issues

could potentially be overcome. In the medium/long term there is the possibility of providing a mixed-use scheme

here as outlined in the call for sites submission. While the site is considered to have an adequate access to

labour there are no nearby amenities/services. In addition, even though the strategic road network (the A500) is

only short distance away, access to this is via residential streets and accordingly this is considered to be average.

However, there are numerous bus stops within 400m of the site.

OVERALL SITE GRADE:

Average


Consider for mixed use with a reasonable element of employment

9932770v7

Trentham Lakes South, incl. plot at Trentham Lakes North (NLP Ref: ST16)


Part of site is within Flood Zone 3/ encroachment of

housing & retail



This 65.7ha site has only partially been developed out, mainly on its eastern and southern flanks. The

development which has occurred on its eastern side consists of two large distribution units (B8); a cluster of

smaller warehouse units (used as trade counters in scheme appropriately called Trade Park); and adjoining this,

an office scheme called Trentham Business Quarter, which comprises small office units. All of this employment

stock has been developed relatively recently and is of a good specification. Alongside this, the southern part of

the site features housing and retail. This housing provision has been extended by the development of 132 new

homes on a plot that had previously been identified as suitable for employment use. The site is well serviced in

terms of infrastructure, with plots easily accessed from Stanley Matthews Way which extends the full length of the

site.

With the exception of the housing that has either been completed or is currently under construction in the southern

part of the site, the vast majority of the western part of the site (i.e. to the west of Stanley Matthews Way)

comprises undeveloped land, though this has been cleared and is actively being marketed as a commercial

development opportunity. In addition, there is an undeveloped plot on the eastern side of Stanley Matthews Way,

though again this has been cleared and is actively being marketed as a commercial development opportunity.

Potentially a rail siding for freight use could be developed here. The site has exceptionally good access to the

strategic road network and public transport. It also has reasonably good access to services/amenities and local

access is unconstrained. While no development constraints were identified c.12.9ha of the site (most of which is

towards the south) is located within flood zone 3. As regards to the housing and retail on this site, according to

our calculation this occupies c. 24.2ha. If this is discounted, it will imply that there is c. 41.4ha of employment land

at this site.

OVERALL SITE GRADE:

Average



9932770v7

South Car Park, Stanley Matthews Way, Trentham Lakes (NLP Ref: ST17)


Potentially connected with plans to upgrade the

stadium car park



This 0.74ha site is situated on the western side of Stanley Matthews Way next to an Aldi car showroom, whilst

immediately to the south and west of the site is some of the car parking for the nearby Britannia Stadium. The

surrounding area has largely been built out for B1, B2 and B8 uses along with retail and car showrooms.

However, the site has been cleared but is yet to be developed. This may be due to the fact that the site is

connected with plans to extend and reconfigure the stadium’s car park and provide a new pedestrian underpass –

the outline permission for this allows the site to be developed as B1, B2, B8 or as a car showroom10. Potentially

the complexities relating to this could be preventing this site from coming forward. It has prominent frontage onto

Stanley Matthews Way and very good access to the strategic road network, though when the assessment

occurred it was not being marketed as a development opportunity. Local access to the site is unconstrained and

no development or environmental constraints were identified. While the site is considered as having adequate

access to labour there are no nearby amenities/services. However, there are numerous bus stops within 400m

of the site.

OVERALL SITE GRADE:

Good



10 As per permission ref: 55489

9932770v7

Fenton Quarry (NLP Ref: ST18)


Proximity to incompatible uses/uneven

ground/Potential ground contamination/Financial

viability issues



Large waste landfill site accessed via Lordship Lane and operated by Larfarge Tarmac /Biffa Waste Services. To

the south, the site is bordered by an established employment area on City Road, whereas to the north it borders

St Peter’s Academy School and Fenton Manor Sports Complex. Amounting to 15.04ha the site is licenced for

inert waste. It is noted that in 2008 Tarmac was fined for exceeding the permitted amount of waste at this site11

and accordingly if it was to come forward for B-use employment there would be a need to investigate this breach

and if necessary take appropriate action before any development work occurs. Moreover, a good amount of earth

has been excavated on this site which, as a result, is mostly uneven - the cost of backfilling and levelling this will

constrain the probability of it been developed as an employment site. The site is also constrained by having poor

access to services and amenities. Having said that, it has good access to the strategic road network (the A500)

and within 400m of the site there are numerous bus stops.

OVERALL SITE GRADE:

Poor



11 See: http://www.stokesentinel.co.uk/16k-fine-bosses-waste-breach/story-12558601-detail/story.html

http://www.stokesentinel.co.uk/16k-fine-bosses-waste-breach/story-12558601-detail/story.html

9932770v7

Site off Whieldon Road (NLP Ref: ST19)


Long/thin site currently mainly being used to access

adjacent site



3.7 ha

This site has a relatively narrow frontage onto Whieldon Road, and is flanked by the Trent & Mersey Canal to

the west and a railway line to the east. While the site is situated in a long established employment area,

there is housing immediately beyond the railway line. Vehicular access to site is via Whieldon Road -

beyond a secure gate, this road appears to extend the full length of the site, on either side of which there are

dense trees. A notice on the gate informed that the site was used by Axiom Rail, a firm specialising in the

rail freight bogies and suspension. Viewing the site in Google Earth established that there is a clearing

between the road and the embankment, which potentially is being used for storage. It also indicated that the

access road leads onto an adjoining plot of land directly to the south of the site comprising railway sidings

and a number of buildings, and it is here where Axiom Rail is understood to be based. While the site

amounts to 5.13ha, its irregular shape (long and thin) significantly reduces the likely net developable area

and the fact that it features an embankment may reduce this further. Furthermore, there are no nearby

services/amenities. Nevertheless, local access is unconstrained and the site has very good access to the

strategic road network (the A500). In addition, there are 6 bus stops within 400m of the site. In summary,

the characteristics and development constraints pertaining to this site may limit its potential for coming

forward for employment purposes. However, the site seems to be intrinsically linked to the plot immediately

to its south and in this respect it could possibly have greater employment value in the future – for instance,

by accommodating a future expansion of Axiom Rail.

OVERALL SITE GRADE:

Average



9932770v7

Land at Whieldon Rd - CFS 5 (NLP Ref: ST20)


Very limited market appeal/ A large amount of the

site is within Flood Zone 3



Fronting onto Whieldon Road, and situated between the A500 and the Trent & Mersey Canal, this site totals

2.97ha and was put forward through the call for sites process. It comprises a dated looking warehouse and

associated yard and whist a large board extends across the front of the property informing “cheap warehouse up

to 11,000 sqft” it clearly remains in business use, though it is considered to have very limited market appeal. The

site is situated in an established employment area with no incompatible uses immediately adjoining it. It is low

lying and c.75% of the land here falls within flood zone 3. In addition, there are no amenities or services nearby.

However, local access is unconstrained and the site has adequate access to labour. It also has very good access

to Queensway (the A500), which forms part of the strategic road network, and there are numerous bus stops

within 400m of the site.

OVERALL SITE GRADE:

Average



9932770v7

Riverside Park off Campbell Road (NLP Ref: ST21)


None identified



This vacant brownfield site is situated next to an existing office development, called the Riverside Centre. The

Riverside Centre was progressively built out in a scheme that ultimately was intended to include office

accommodation on this site. Presently, the Riverside Centre comprises six high calibre buildings and occupiers

here include Axa Solutions, Barclays and Thomas Vale Construction. The 0.8 ha site is understood to be

occasionally used for overflow car parking when a football game is played at the nearby Britannia stadium but it is

otherwise unused. Planning permission was granted in August 2012 for the phased development of three office

buildings on the site, collectively amounting to 3,792sqm12, which if implemented would have increased the office

provision at the Riverside Centre to 6,813sqm, however, this has now lapsed. Local access to the site is

unconstrained and no development or environmental constraints were identified. Access to labour is adequate,

although there are no nearby services/amenities. However there are numerous bus stops within 400m of the site

and it has excellent access to the to the strategic road network (the A500).

OVERALL SITE GRADE:

Good



12 As per applications ref: 53753 and 53754

9932770v7

The Campbell Centre (NLP Ref: ST22)





This site (5.3ha) fronts onto Campbell Road near to the A500/A50 interchange and comprises a single,

substantial industrial building known as the Campbell Centre, which was built in 1979 and amounts to 39,948 sqm.

The site is situated in an established employment area, although it adjoins housing in the north. To the west and

south the site is flanked by the much more recently developed Prologis Park, which comprises large distribution

sheds. The Campbell Centre had been used by Michelin for storage and distribution purposes ancillary to its

nearby factory, but the tyre manufacture vacated the property in 2007.

It is understood that the building stood vacant for a long period further to this but it is now used by WRS for pallet

and storage purposes. The building looks dated/ poorly specified, especially when compared to the standard of

Prologis Park. While this may satisfy WRS’s current occupational requirements for affordable accommodation in

the next 5-10 years, the property may require an extensive refurbishment or the site may need to be redeveloped.

The site has adequate access to labour, although there are no nearby amenities/services. However, local access

is unconstrained and the site has excellent access to the strategic road network. In addition, it is well provided in

terms of public transport given that there are 7 bus stops within 400m of the site.

OVERALL SITE GRADE:

Good



9932770v7

Metaltek/Meighs Castings, Campbell Rd - CFS 10 (NLP Ref: ST23)





This site is located in a part of Stoke where residential properties and industrial accommodation are in close

proximity to one another. It amounts to 1.16ha (gross) and is included in the assessment as it was a call for sites

submission, which proposed that the site could be suitable for housing, offices and retail. Notwithstanding this, the

site benefits from extant planning permission for two 40 tonne capacity silos13. The site is presently used by

Meighs Castings and it is situated in an industrial area on the east side of Campbell Road (the A5006), which

mainly consists of warehouses and industrial accommodation. There are two buildings on the site; a dated two

storey office building fronting onto Campbell Road which appears to be underutilised, behind which is a larger

industrial building that Meighs Castings presumably uses for manufacturing and storage. The site has reasonably

good access to labour, although while it is in very close proximity to a takeaway and public house (the Plough Inn),

access to amenities and services is viewed as being relatively poor. Local access to the site is unconstrained and

it has very good access to public transport and the strategic road network (the A500). However, c.84% of this site

is designated as historic landfill. In summary, this is considered to be a reasonable employment site for B2/B8

activities. Whilst this use could be constrained because of nearby housing, the prospects of it being redeveloped

for retail, offices and/or residential is considered to be inappropriate.

OVERALL SITE GRADE:

Average


Retain for B2/B8 employment use

13 54331/FUL

9932770v7

Cockshot Sidings, Shelton New Rd, Shelton (NLP Ref: ST24)


Proximity to incompatible uses/Irregular shaped

site



This 2.85ha site fronts onto the southern side of Shelton New Road, is irregular in shape and has a long

western border which is flanked by the mainline. To the north, the site borders both a recently completed

housing scheme and to the east is borders the Trent and Mersey Canal, beyond which Hanley Cemetery is

located. Most of the land here accommodates the Cockshot Sidings Recycling Centre, an established waste

landfill site. This section of the site consists of uneven ground which will need to be levelled if the site were to

come forward for employment use. The remainder of the site is disused, but previously accommodated a

railway siding which potentially could potentially be reinstated and used for freight purposes if the site was to

become available. However, such a use may now be incompatible with the residential development to the

north. There are nearby services and amenities and the site has reasonable access to labour. In addition,

the site has reasonable access to the strategic road network (the A500) and is within 400m of numerous bus

stops. However, the irregular shape of the site significantly reduces its net developable area.

OVERALL SITE GRADE:

Average


Consider for employment use if site becomes available

9932770v7

College (Snow Hill Building) (NLP Ref: ST25)


N/A (Fully developed)



Located approximately 1km to the southeast of the city centre, this 0.22ha site comprises a detached four

storey building, possibly dating from the 1980s. Previously the building was used as a further education

college but subsequent to obtaining a change of use permission14 it now provides 883sqm of B1 office15, which

appeared to be vacant when the assessment occurred. While the surrounding area is mixed in terms of use

and comprises other office buildings, business demand for office premises in this locality is perceived to be

limited. Nevertheless, the site has a prominent frontage onto Snow Hill, and is considered to have reasonable

access to labour, public transport and a broad range of amenities/services. No developmental or

environmental constraints were identified.

OVERALL SITE GRADE:

Average



14 As per planning permission ref: 46737/FUL

15 As per letting brochure available at: http://www.rorymack.co.uk/properties/snow-hill-stoke-on-trent-

staffordshire/

http://www.rorymack.co.uk/properties/snow-hill-stoke-on-trent-staffordshire/

http://www.rorymack.co.uk/properties/snow-hill-stoke-on-trent-staffordshire/

9932770v7

Chatterley Valley (Area 6): Tunstall Sewage Works (NLP Ref: ST26)


Lack of market interest/Environmental

Constraints/Narrow & weight restricted bridge

restricts access to strategic road network



This site encompasses 10.69ha and is included in this assessment as it was a call for sites submission. It

formerly comprised the Tunstall sewage works, but all that remains of that now are a number of areas of

hardstanding. The site can be accessed from Chemical Lane and Harewood Street, with the former providing

very good access to the strategic road network, via the A500/A527 interchange. However, Chemical Lane has a

pinch point where it crosses the mainline, as the bridge is narrow and restricted to 3.5 tonnes. Furthermore, just

beyond the bridge is an HGV fuel station which can be particularly busy at times with lorries queuing up for fuel

and this may restrict access to the site. There are no bus stops within 400m of the site and it is constrained by

having poor access to labour and services and amenities. Employment use is further constrained by:-

Viable reserves of Etruria Marl may potentially underlie this site and, in accordance with the Minerals Local

Plan, prior to any development the extent of this needs to be proved and provision made for any necessary

extraction;

Approximately 5.7ha of the site is designated as historic landfill;

Circa 1.2 ha is located within flood zone 3; and

A small part of the site (c. 0.3ha) forms part of Westport Lake nature reserve.

Previously there was a railway siding here and potentially this could be reinstated and used for rail freight

purposes.

OVERALL SITE GRADE:

Poor



9932770v7

GSH House, Forge Lane, Etruria (NLP Ref: ST27)


None identified



This small, undeveloped plot (0.15ha) principally relates to a level, grassed area adjoining GSH House, a two

storey high calibre office building occupied by ISS Technical Services (who acquired GSH Group earlier this

year16). Currently, GSH House amounts to 1,366sqm of office space17. A planning permission to extend this

provision by 623sqm18has now lapsed. The surrounding area comprises office and industrial buildings. Local

access to the site is unconstrained. While the nearest strategic road network is only c1.1km from this site this

is onto the A500 between Stoke’s city centre and Etruria, which is susceptible to congestion. The site is also

constrained by the fact that there no nearby amenities or services. Conversely, access to labour is adequate

and there are numerous bus stops within 400m of this site.

OVERALL SITE GRADE:

Good



16 See - http://www.uk.issworld.com/en-GB/news/news/2015/01/20/iss-uk-limited-acquires-the-uk-ireland-

and-european-operations-of-engineering-firm-gsh-group-plc 17

According to VOA data 18

As per permission ref: 52767

http://www.uk.issworld.com/en-GB/news/news/2015/01/20/iss-uk-limited-acquires-the-uk-ireland-and-european-operations-of-engineering-firm-gsh-group-plc

http://www.uk.issworld.com/en-GB/news/news/2015/01/20/iss-uk-limited-acquires-the-uk-ireland-and-european-operations-of-engineering-firm-gsh-group-plc

9932770v7

Butters Festival Way (NLP Ref: ST28)


N/A (Fully developed)



This is a small, fully developed, employment site (amounting to 0.31ha), which comprises one of the office

buildings on Festival Park. The two storey building has ample off street car parking and is fully occupied by the

estate agent Butters John Bee. Festival Park is an established edge-of-centre office location and the calibre of

accommodation generally appears to be very good. While the nearest strategic road network is only c1.6km from

the site, this is onto the A500 between Stoke’s city centre and Etruria, which is susceptible to congestion. The site

is also constrained by the fact that there no nearby amenities or services. Nevertheless, there are two bus stops

within 400m of the site.

OVERALL SITE GRADE:

Good



9932770v7

Severn Trent Water Depot, Federation Rd, Burslem (NLP Ref: ST29)





Extending to 1.71ha this site is used by Severn Trent Water as its Burslem Depot. It features a two storey depot

(B2/B1 offices) alongside which there is a provision for car parking, storage bays and vehicle washing facilities.

The site is surrounded by a mix of commercial and residential uses. For instance, a storage and distribution facility

is located to the north of the site, whilst the Saddlers Park residential scheme is to the south. There are nearby

services and amenities and the site has good access to labour. In addition, the site has unconstrained local

access, good access to the strategic road network (the A50), and is within 400m of numerous bus stops.

OVERALL SITE GRADE:

Good



9932770v7

Westport Road/Hall Street/Pack Horse Lane, Burslem (NLP Ref: ST30)


Limited market interest/ Proximity to incompatible

uses



Located on the south side of Hall Street at its junction with Westport, this is a mostly cleared site amounting to

0.47ha, which is mainly being used for car parking. The site is flanked by St. Joseph Church to the west and

by a public house to the south, and is to the northwest of Burslem’s town centre, a conservation area which

features a modest provision of retail and office accommodation. It is noted that there is an extant permission

for the redevelopment of the site to provide a residential led mixed-use scheme that includes a small provision

of A2 retail /office accommodation – collectively amounting to 110sqm. 19 Whilst potentially that amount of

space could be absorbed by the local market, demand for office accommodation in this area is unproven.

Moreover, development of this site is constrained by the adjacent, grade II listed church and the nearby

conservation area. Conversely, local access to the site is unconstrained and the site has very good access to

labour, public transport and a broad range of amenities/services.

OVERALL SITE GRADE:

Average


Retain for mixed use with an element of employment

19 As per application ref: 51283/OUT

9932770v7

North of Cartlich Street (NLP Ref: ST31)


Lack of market interest/irregular shape



Now promoted as the ‘Tunstall Arrow’, this 8.8ha site is located immediately off the newly formed A527 (the

James Brindley Way) and comprises two plots, one to the north road and the other to the south of it. While

access points to the site have been provided on either side of the A527, the actual plots are only partly cleared

and comprise grassland and areas of scrub. The area surrounding the site is mixed in terms of use and includes

housing and the Newfield Industrial Estate, which fronts onto the A50. Permission has been granted to provide

mainly industrial accommodation (B2/B8) and this is actively being marketed as a development opportunity by

Langtree Developments. However, the fact that an application for effectively this development dates from 199820

gives a clear indication that this has been an undeveloped employment site for many years, although the recent

completion of the A527 may generate some momentum for it. Given the work that has been carried out on the

A527, it has exceptionally good access to the strategic road network; and it also has very good access to public

transport, labour, and local services and amenities. However, it is constrained by its irregular shape. In addition,

a high voltage electricity transmission line extends across the plot on the northern side of the road and at least

one pylon is sited there – this will limit the net developable area of the site.

OVERALL SITE GRADE:

Good


Consider for employment purposes


9932770v7

Former Brownhills Tileries, Harewood Street, Tunstall (NLP Ref: ST32)



Constraints/Proximity to incompatible uses



This vacant brownfield site is located on the eastern side of Brownhills Road (the A5271), and to the west it is

bordered by the Trent & Mersey Canal. To the north it is bordered by Connaught Street and Harewood Street, and

to the south by Canal Lane. The surrounding area has a mix of uses. Of particular significance are the Johnson

Tiles premises and the ceramics manufacturer Roy Kirkham. Amounting to 13.9ha, the site was once used by

Brownhills Tileries, but none of its former buildings remain and currently the overgrown site only features areas of

hardstanding. Circa 1.5ha of the site is designated historic landfill which is likely to require remediation. Moreover,

its size and location implies that there is likely to be limited market interest in redeveloping this site for employment

purposes in its entirety. Conversely, the site has good access to labour, local amenities and services, and within

440m of the site there are numerous bus stops.

OVERALL SITE GRADE:

Poor


Consider for mixed use with an element of employment

9932770v7

Land of High St, Tunstall - CFS 9 (NLP Ref: ST33)


Three sides of the site are flanked by housing



Amounting to 2.2ha this site is included in this assessment as it was a call for sites submission. It is situated in

an industrial area on the east side of the High Street (the A50), though the surrounding area features a

significant amount of housing. Immediately to the north of the site is Newfields Timber Yard, whilst to the south

is Gorsty Hill Cars, a used car dealer. The site has direct access onto the High Street and formerly comprised

a large warehouse and rear yard. The warehouse has now been demolished to create a large development

site, which is being marketed as suitable for a residential, mixed-use or commercial development. Given its

location the site has very good access to the strategic road network. It also has very good access to public

transport, labour, and local services and amenities. In summary, this is considered to be a good employment

site, though B2/B8 uses might be considered inappropriate because of the nearby housing.

OVERALL SITE GRADE:

Good



9932770v7

Chatterley Valley (Area 1) (NLP Ref: ST34)





This site lies to the west of Marlborough Way and comprises 3.07ha of undeveloped land which is currently used

for grazing. To the east, the site borders the Churchill Factory shop, while on the opposite side of Marlborough

Way, and in close proximity to the site, there is a Wickes DIY store. The site is constrained by several factors:-

A high voltage line extends across the site, which is physically constrained by a large pylon and uneven

ground - the site will need levelling and an access road created from Marlborough Way.

Circa 12% of the site is historic landfill which may need to be remediated.

As it is situated in the Chatterley area, Etruria Marl may underlie the site - prior to any development here the

extent of this will need to be proved and provision made for any necessary extraction.

There are no nearby amenities/services and no public footpaths from the site to the nearest bus stops on

Chatterley Road.

Notwithstanding the above, the site forms part of a much wider site which benefits from extant planning

permission21 for the creation of a new employment area to provide B1, B2 and B8 units. The A527 is also very

close to the site, providing good access to the strategic road network.

However, it is also acknowledged that a number of other, more deliverable employment sites are situated in the

nearby area.

OVERALL SITE GRADE:

Average



21 Application Refs: 47686/OUT and 51067/REN

9932770v7

Valley Works, Ravensdale, Tunstall (NLP Ref: ST35)





Accessed from Harewood Street and Watergate Road, this is a fully developed employment site, which is used by

Johnson Tiles. The firm used to produce tiles in numerous factories across Stoke until 2001 when it consolidated

all of its activities onto this site following a £35 million investment from parent company Norcros PLC22. The site is

mainly used for production, storage and distribution purposes, but also comprises the UK head office of Johnson

Tiles. A number of buildings immediately to the east of the site are also used by Johnson Tiles –including two

warehouses, one of which is used as a factory outlet centre, while the other is used for distribution purposes.

Indeed, reviewing Land Registry’s land ownership data leads us to conclude that the valley works site actually

totals about 16ha. There are 4 bus stops within 400m of the site, so it has reasonable access to public transport,

and it is in close proximity to the A500 and the rest of the strategic road network, via Clay Hills and Chatterely

Road. However, the site is considered to be poorly serviced in terms of local amenities and services.

OVERALL SITE GRADE:

Average



22 As stated on the Johnson Tiles website: http://www.johnson-tiles.com/about/history/

9932770v7






Totalling 1.05ha this site is located immediately to the south of the Genesis Enterprise Centre. The triangular

shaped plot is level and could be developed out quite quickly. However, there is no evidence that it is currently

being marketed despite it benefiting from extant planning permission23, as part of a much wider site, for the

creation of a new employment area to B1, B2 and B8 units. Given the apparent success of the Genesis

Enterprise Centre the plot would be suitable for B1 offices. The site has exceptionally good access to the

strategic road network, although it is constrained by having poor access to local services and amenities. Two

bus stops are located to the north of the site on Chatterley Road.

OVERALL SITE GRADE:

Good



23 Application Refs: 47686/OUT and 51067/REN

9932770v7

Former Ravensdale Sportsfield, Land off Chemical Lane, Tunstall - CFS 4 (NLP Ref: ST37)



Constraints/Narrow & weight restricted bridge



Amounting to 6.5ha, this is a level parcel of land which is situated in a long standing employment area. It borders

the mainline to the west and the Trent and Mersey Canal to the east. Two adjoining plots are vacant, but notably

to the south the site borders the premises of Browns Distribution (B2/B8), and beyond the canal on its eastern

border are buildings occupied by Johnson Tiles. The site is currently used as a sports field and is accessed from

Chemical Lane, which lies within very close proximity to the A500/A527 interchange. However, Chemical Lane

has a pinch point where it crosses the mainline, as the bridge is narrow and restricted to 3.5 tonnes. And, just

beyond the bridge, is an HGV fuel station which can be particularly busy at times with lorries queuing up for fuel -

this may restrict access to the site. There are no bus stops within 400m of the site, and it is constrained by having

poor access to labour and services and amenities. In addition, c.95% of the site is designated as historic landfill

so remedial work may need to be conducted prior to it coming forward.

OVERALL SITE GRADE:

Average



9932770v7






Amounting to 3.11ha, this undeveloped site occupies the corner position at the convergence of Reginald Mitchell

Way (the A527) and Chatterley Road. On the opposite side of Chatterley Road to the site is the Genesis

Enterprise Centre, a 3 storey office building comprising 94 serviced office suites, but it is mostly surrounded by

fields. The site slopes and comprises scattered scrub/trees with grassland. Due to the manner of how Reginald

Mitchell Way and Chatterley Road have been developed, the site also features relatively steep side embankments

on its eastern and southern borders, and this, coupled with the fact that the site slopes, will limit its net

developable area. As the site is situated in the Chatterley area, Etruria Marl may underlie the site andthe extent of

this would need to be proved prior to any development taking place and provision made for any necessary

extraction. There are no nearby amenities/services although two bus stops are located on Chatterley Road to the

west of the site. Pending the development of an access road the site offers very good access the strategic road

network.

Whilst this site is constrained by various environmental and physical factors, and a number of other, more

deliverable employment sites are situated in the nearby area, it is considered this site could come forward for

employment development over the medium/long-term.

OVERALL SITE GRADE:

Average



9932770v7

Land off Scotia Road (NLP Ref: ST39)





This undeveloped site amounts to 1.5ha (gross) and is situated on the Scotia Business Park, immediately to the

west of some new, high quality light industrial units ranging in size from 325 sqm to 980 sqm. This stock has

dedicated yards, ample parking areas and appeared to be fully occupied; whilst the site itself is being marketed as

being suitable for bespoke design and build options, presumably to extend this provision. The build quality of the

adjacent accommodation suggests that there may be strong market interest in this site, although it seems unlikely

that development would occur on a speculative basis. Given its location the site has very good access to the

strategic road network. It also has very good access to public transport, labour, and local services and amenities.

However, c.67% of the site is designated as historic landfill which may require remediation.

OVERALL SITE GRADE:

Good



9932770v7

Land between Huntilee Road and Scotia Rd, Tunstall (NLP Ref: ST40)



Constraints/Proximity to incompatible

uses/Financial viability



This vacant brownfield site amounts to 9.2ha and has an irregular shape. The site extends from Scotia Road in the

west to Sherwin Road in the east, and to the north it borders with Whitfield Greenway (a park), and Huntilee Road.

Both Huntilee Road and Sherwin Road are residential streets, whereas the site borders with industrial and retail

uses on Scotia Road. Indeed, the extent of this commercial provision, which includes the Dudson factory, Topps

Tiles and an Asda store, implies that the site has very limited frontage onto Scotia Road. Currently, vehicular

access to the site can only be achieved form Scotia Road and the possibility of supplementing this is restricted to

creating new access points in residential areas. Given its location the site has very good access to the strategic

road network. It also has very good access to public transport, labour, and local services and amenities. However

c.87% of the site is designated as historic landfill and the cost of remediating of this is envisaged to be high. The

nearby housing may also imply that certain types of employment activity will be inappropriate.

OVERALL SITE GRADE:

Average



9932770v7

Broad Street Area (NLP Ref: ST41)


Part of the site is currently in use



Located on the north side of Broad Street and flanked by a large Tesco supermarket on the west, this is a large,

poorly utilised site that is well situated to accommodate a future expansion of the central business district.

Amounting to 0.74ha, the site is level and currently consists of a surface car park, a cleared undeveloped plot

and a two storey building fronting onto Clough Street, used by Black Cobra Martial Arts. Land Registry’s land

ownership data indicates that the site is made up of three freehold plots, so it is not constrained by fragmented

ownership. The site commands a prominent position onto Broad Street and pending the successful letting of the

office element of Smithfield, would be highly suited for high calibre office accommodation. As this site is situated

in the city centre it has excellent access to labour and local amenities and within 440m of the site there are

numerous bus stops.

OVERALL SITE GRADE:

Very Good



9932770v7

Central Business District (NLP Ref: ST42)


Financial viability of developing remaining office

accommodation is dependent on securing rents

above the market norm



This site extends to 3.2ha and is bounded by Potteries Way, Broad Street and Warner Street. The area to the

north of the site, beyond Warner Street, comprises civic uses including the Potteries Museum and Art Gallery,

the City Library, the Magistrates Court and a police station, while the wider locality comprises a mix of uses

appropriate to a city centre location including B1 offices, retail, leisure and residential uses. The site is currently

being redeveloped to provide ‘Smithfield’, a major office-led mixed-use scheme that is viewed as a key

component of regenerating the city centre, which is earmarked to include 48,230 sqm of B1 office space24.

When the site was visited development work was well progressed on two high calibre office buildings that have

been pre-let to the City Council, which together will provide 18,990sqm of B1 office space. In addition, the

marketing of a third office building providing 7,984sqm of office accommodation had just commenced. However,

it is noted that the office stock elsewhere in the city centre is generally dated/poorly specified and the low rents

this grade of accommodation is likely to command may undermine the financial viability of developing further

phases of this scheme. The site has exceptionally good access to labour, local amenities and services, and

within 440m of the site there are numerous bus stops and the new bus station.

OVERALL SITE GRADE:

Very Good

SITE RECOMMENDATION: Retain for Employment Use

24 Note, all figures are as presented in Appendix 2 of the Planning Statement that accompanied the

outline application (Ref: 51551/OUT). It is realised that subsequent to this, there has been series of applications for various individual buildings that will form part of Smithfield

9932770v7

Former Clarence Primary School, Sampson St (NLP Ref: ST43)


Limited market interest - site currently being used

as a car park



Located on the south side of Sampson Street, this 0.43ha site is currently used as a car park. The site is situated

very near to the A50 and as such has very good access to the strategic road network. In 2004 permission was

granted to provide 1,430 sqm of office accommodation here, although that has now lapsed25. The surrounding

area is mixed in terms of use, but notably comprises very little office accommodation. Demand for office space in

this area is unproven, but potentially a modest provision of small B1 office units in a residential-led mixed-use

redevelopment of this site may be viable a proposition. Local access to the site is unconstrained and no

development or environmental constraints were identified. Since the site is within walking distance of the City

Centre it has very good access to labour, public transport and a broad range of amenities/services.

OVERALL SITE GRADE:

Good


Consider for mixed-use with an element of employment

25 As per permission ref:43280

9932770v7

Land off New Century St, Hanley - CFS 23 (NLP Ref: ST44)


Nearby manufacturing plant is incompatible with

housing in a possible mixed-use scheme. The site is

situated in a coalfield high risk area



This irregular shaped site amounts to 2.07ha. A call for sites submission proposed the redevelopment of the site to

provide a mixed-use scheme including tourist accommodation, sports facilities and office accommodation. Situated

on the south side of Century Street the site forms part of Fuchs Lubricants manufacturing plant. The surrounding

area is mixed in terms of use, but notably comprises very little office accommodation. Access to Fuchs Lubricants

manufacturing plant is restricted and a combination of a perimeter wall and trees completely screens the site from

Century Street. However, Google’s aerial mapping reveals that site mainly comprises a two storey office building, a

large surface car park and landscaped gardens; and VOA data indicates that this building is used as a head office

and comprises 2,154 sqm of office floorspace. This building appears dated and whilst some internal improvements

may have been carried out to the accommodation, its specification is now likely to be considered relatively poor. It is

clear that the site is also currently underutilised in employment land terms. However, should Fuchs Lubricants

relocate its head office, but retain its manufacturing plant in its current location, careful consideration will need to be

given to the appropriateness of this call for sites submission. Almost this entire site falls within a coalfield high risk

area, and the redevelopment of this site is likely to trigger a need for this to be remediated. Conversely, since the

site is within walking distance of the city centre it has excellent access to labour, public transport and a broad range

of amenities/services. In addition, the site is near to the A50 and as such it has very good access to the strategic

road network.

OVERALL SITE GRADE:

Average


Consider for mixed use with an element of employment if site becomes available

9932770v7

Land at Century Street/Waterloo Rd, Hanley (NLP Ref: ST45)





Bounded by Waterloo Road to the north, York Street to the east, Century Street to the south and flanked by housing

on the west, this site is a call for sites submission, which proposed its redevelopment to provide a mixed-use

scheme including B1 office accommodation. The 7.28ha site is disused and overgrown, and given its current

condition is felt to have very limited market appeal. The surrounding area is mixed in terms of use, but notably

comprises very little office accommodation. Demand for office space in this area is unproven, but potentially a

modest provision of small B1 office units in a residential-led mixed-use redevelopment of this site may be viable a

proposition. The site is flanked by the A50 in the north and as such it has very good access to the strategic road

network. Local access to the site is unconstrained and no development or environmental constraints were

identified. Since the site is within walking distance to the city centre it has excellent access to labour, public

transport and a broad range of amenities/services.

OVERALL SITE GRADE:

Good



9932770v7

Sainsbury’s, Etruria Rd (NLP Ref: ST46 /LA Ref: CFS22)


Site currently comprises a Sainsbury's

supermarket and may remain in retail use even if

Sainsbury’s were to vacate



This site is included in this assessment as it was a call for sites submission. The 2.34ha site prominently fronts

onto Etruria Road and comprises a purpose built Sainsbury’s supermarket dating from the 80s. Immediately

adjacent to the site are the Century and Octagon retail parks, where other retailers include Sports Direct, BHS and

DFS. Sainsbury's continue to trade from the store, but the freehold interest in the site is currently on the market as

an investment opportunity26. Given that the marketing particulars for this informs that the site has the benefit of

open A1 consent, should the Sainsbury’s close down in the future the site will probably be acquired by another

retailer and remain in retail use. Potentially, however, it could be redeveloped to provide B1a\B1c or B8

accommodation. Local access to the site is unconstrained and it has good access to the A50, the nearest

strategic road. As the site is within walking distance to the city centre, it has excellent access to labour, public

transport and a broad range of amenities/services.

OVERALL SITE GRADE:

Good


Consider allocating for a variety of uses including employment if site becomes available

26 http://properties.deloitterealestate.co.uk/property-search/investment/scheme/Sainsburys-Stoke-on-Trent.html.

9932770v7

140 Broad Street Hanley (NLP Ref: ST47)

BARRIERS TO DELIVERY:N/A (Fully Developed) GROSS SITE AREA: 0.07 ha


This small site (0.07ha) is located on the east side of Broad Street (A5006) at its junction with Yates Street.

Previously there was an office building here, which according to VOA data amounted to 208sqm, although this has

since been demolished and a new three storey 282sqm office building is currently being developed in its place.

The surrounding area is mixed in terms of character and there are several car showrooms (sui generis use) in

close proximity to the site.

The former building was occupied by Unite the Union and, given this is not an established office location, it is

anticipated that they will also occupy the new scheme. The site commands a prominent position onto Broad

Street and has decent access to the strategic road network. In addition, it has good access to labour and local

amenities and within 440m of the site there are numerous bus stops. However, in employment terms this site is

constrained by its small size.

OVERALL SITE GRADE:

Good



9932770v7

Fuchs Lubricants, New Century Street, Hanley (NLP Ref: ST48)


None identified



Situated on the southern side of Century Street, this 0.35ha (gross) site forms part of Fuchs Lubricants

manufacturing plant. The site is near to the A50 and as such it has very good access to the strategic road

network. Presently it consists of a dated, poorly specified two storey (B1 office) building and a large service

yard. Earlier this year planning permission was granted to refurbish and extend this building, which would

result in the office provision here increasing from 786sqm to 2,160sqm27. However, when the site visit occurred

there was no evidence that this permission had been implemented. Local access to the site is unconstrained

and no development or environmental constraints were identified. Since the site is within walking distance to

the city centre it has excellent access to labour, public transport and a broad range of amenities/services.

OVERALL SITE GRADE:

Good



27 As per permission ref:58015

9932770v7

Unit 1 & 2, Hot Lane Industrial Estate (NLP Ref: ST49)





Amounting to 0.96ha, this site is situated on Hot Lane Industrial Estate and comprises a concrete and floor

screed mixing plant, operated by a firm called Mincrete. The industrial estate is well established; where (other

than the concrete mixing plant) industrial uses include joinery works, scrap yards and a recycling centre. No

development or environmental constraints were identified. The site fronts onto Florida Close, which serves this

part of the industrial estate adequately, and local accessibility is considered good. While Holt Lane (from which

the site is accessed) is relatively narrow, which may constrain traffic, it is only c. 1.3km to the A50 and

accordingly access to the strategic road network is considered to be good. There are no nearby amenities or

services, although access to labour is adequate and there are numerous bus stops within 400m.

OVERALL SITE GRADE:

Good



9932770v7

Royal Doulton, Burslem (NLP Ref: ST50)


Limited market interest/Proximity to incompatible

uses/Financial viability issues



Amounting to 4.6ha this site fronts onto Nile Street in the north west of the City and is now cleared but formerly

comprised the Royal Doulton factory, which closed in 2005. The surrounding area is mixed in terms of use and

includes nearby housing. The site, which is situated within the Burslem conservation area, was sold onto St

Modwen who began site clearance works in 2008 to provide a mixed use schemeto include a new enterprise

centre of c. 6,500 sqm (presumably comprising small B1 units and workshops). However, the recession ensured

that a start on this never occurred and it is understood that this permission has now lapsed28. No other

development or environmental constraints were identified, although the site has relatively poor local access, since

Neil Street is a narrow, one way road that is probably unsuitable for HGVs. The site is considered as having good

access to a range of local amenities and services, and is just a short distance away from the A50. In addition, the

site has very good access to public transport. However, the fact that it is situated within a conservation area, with

housing nearby, coupled with high development costs is likely to preclude development of this site for employment

use in isolation.

OVERALL SITE GRADE:

Average



28 As per application ref: 47897/CAC

9932770v7

Holdcroft Honda, Sneyd Street, Cobridge (NLP Ref: ST51)


None identified



Located on the north side of Sneyd Street at its junction with Leek New Road (the A53) in Cobridge, this partially

developed site (0.72ha) mainly comprises a Honda car showroom/garage. In addition, to the east of the garage

building there is a piece of land which is currently disused and overgrown. The site occupies a prominent location

on Sneyd Street and the surrounding area mainly consists of industrial uses, although there is some housing to

the south and a park to the northwest. Local access is unconstrained and no development or environmental

constraints were identified. There are nearby services and amenities and the site has good access to labour. In

addition, the site has good access to the strategic road network (the A50) and is within 400m of numerous bus

stops. However, while the Honda car showroom will be a source of local employment, it is a ‘sui generis’ activity.

Should Honda vacate this site in the future, given its frontage onto Sneyd Street it may be suitable for B1 or B8

purposes.

OVERALL SITE GRADE:

Good



9932770v7

29 As per permission: 55546

Former Focus DIY, Milburn Road, Cobridge (NLP Ref: ST52)





This site amounts to 0.64ha (gross) and is located on Cobridge Industrial Estate, which predominantly

comprises B2/B8 stock with ancillary office space. The site consists of a steel framed warehouse amounting to

2,582sqm which was previously used by Focus DIY, but was vacant for some time further to the retailer going

into administration. In 2013 a change of use to B1/B2/B8 was granted29 and the unit is now occupied as a

trade counter by UK Window Systems. The site has ample car parking and a good frontage onto Leek New

Road (the A53). Local access is unconstrained and no development or environmental constraints were

identified. There are nearby services and amenities and the site has good access to labour. In addition, the

site has very good access to the strategic road network (the A50) and is within 400m of numerous bus stops.

OVERALL SITE GRADE:

Good



9932770v7

Garth Street, Hanley (NLP Ref: ST53)


Possibility of fragmented ownership/Little market

interest



This irregular shaped site is situated on the eastern fringe of the city centre. Amounting to 2.14ha, the site

extends from Hillcrest Street in the south to Upper Hillchurch Street in the north; and is bordered by Potteries Way

(the A50) in the west and by Garth Street/ Grafton Street in the east. The area surrounding the site consists of

both commercial/industrial premises – which varies in terms of age, speciation, and size - and housing. The

southern part of the site notably features a mainly single storey office building (the head office of Unity, the trade

union organisation) and it also includes a small amount of industrial stock, including a warehouse occupied by

Speed Electric Services. However, several surface car parks, serving both the city centre and the immediate

area, account for most of this site. Land Registry GIS data indicates 26 freehold plots on the site, which gives a

strong indication that it may be constrained by fragmented ownership – this issue may significantly erode market

interest in this site for employment purposes. Conversely, as the site is within walking distance to the city centre it

has excellent access to labour, public transport and a broad range of amenities/services.

OVERALL SITE GRADE:

Average


Consider for alternative uses

9932770v7

East and West Precincts, Hanley (NLP Ref: ST54)


Major retail-led mixed-use redevelopment of a busy

part of the city centre - development of office

component is dependent on development of retail

space, the success of Smithfields and obtaining

vacant possession of this part of the site



This site amounts to 6.8ha and is centred on the West and East Precincts, which together with the adjoining,

surrounding streets is earmarked to be redeveloped, in a major retail led mixed-use scheme which will include

a new bus station, a hotel, and 4,300sqm of office space30. The site is mainly situated to the east of Lichfield

Street and is generally bounded by Old Hall Street to the north and Potteries Way (the A50) to the east and

south. Outline approval for the scheme was granted in 2009 and since then the focus has centred on providing

a new bus station, which was completed in early 2013. Realis Estates (the developer taking this scheme

forward), is currently understood to be progressing plans to provide six new retail units on Parliament Row,

much of which (including the office provision) is yet to be delivered. While some of the buildings throughout the

site are vacant this continues to be a busy part of the city centre. The site is in single ownership and forms a

key part of the city centre, which has a diverse range of services and amenities. No development or

environmental constraints were identified.

OVERALL SITE GRADE:

Very good


Consider for mixed-use with employment element

30 Details as per outline proposal (48935/OUT)

9932770v7

Trinity St/Marsh St North, Hanley (NLP Ref: ST55)


Limited market interest/Potential financial viability

issues



Located on the east side of Marsh Street North at its junction with Trinity Street, this cleared 0.24ha site in

Stoke’s city centre is mainly being used as a pay and display surface car park. In 2009 permission was granted

to redevelop the site by providing a mixed-use scheme that would have included 2,753 sqm of B1 office space

and this was subsequently renewed in 201131. The surrounding area features city centre office buildings, but

this stock appears to be mostly dated/poorly specified and the low rents that this grade of accommodation is

likely to command may undermine the financial viability of redeveloping this site as an office scheme. However,

given its location, this site has excellent access to labour, public transport and a broad range of

amenities/services. In addition, local access is unconstrained and the A50, the nearest strategic road, is only

c.400m from the site.

OVERALL SITE GRADE:

Good



31 As per permissions 46120/FUL and 52516

9932770v7

Chatterley Whitfield (NLP Ref: ST56 /LA Ref: 2455)


Complex – Green Belt site is designated as a

scheduled ancient monument with many buildings

which are listed and/or in a poor state of repair.

Location is also poor.



Located off the A527 on the outskirts of Stoke, Chatterley Whitfield is considered to be the most

comprehensive surviving deep mine in England and accordingly it is designated as a Scheduled Ancient

Monument and several buildings on the site have listed building status. The 12.27ha site is mainly

surrounded by fields, although there are some residential properties on its southern border. Mining here

ceased in 1976 and it later benefited from a number of regeneration initiatives. This included the

development of a new roundabout to the site from the A527; upgrading its access road, which is of a good

standard; and the refurbishment of several buildings that now form the Chatterley Whitfield Enterprise

Centre. The latter comprises small 22 office/workshop units for the intended use of local SMEs and has

ample car parking. However, it is evident that significantly more needs to occur at this site. With the

exception of the Enterprise Centre many buildings are in a very bad state of disrepair, and the costs involved

with rectifying these issues, together with the added complexity of scheduled ancient monument/listed

building status, is inhibiting this site from coming forward for employment purposes. The site is also

constrained by the following factors:

It is located in the Green Belt and a small part of it (c. 0.8ha) falls within the Whitfield Valley nature

reserve;

It is approximately 3.5km from the site to the strategic road network (the A50) and in order to access

this, the A527 extends through a residential area; and,

There are no bus stops within 400m of the site and as a result is relatively inaccessible for people

without access to a car

OVERALL SITE GRADE:

Very Poor



9932770v7

Former Sub-Station, Bute Street, Fenton (NLP Ref: ST57)


Lack of market interest/Proximity to incompatible

uses



This 0.35ha plot is located on the east side of Bute Street, in an area that is mixed in terms of use. Immediately

to the south of the site are some B2/B8 units, and Oldfield Industrial Estate is to the west; whereas there is

housing to the north. In the past this site comprised a sub-station, though this has now been demolished and it

now stands vacant. There is an unimplemented permission to develop an industrial scheme here (B1/B2/ B8)32,

but there is nothing to suggest that this will be built out in the foreseeable future – market interest for

employment space in this part of Stoke is currently perceived to be limited. Conversely, the site has good

access to labour and local amenities/services and more favourable local market conditions may enable it to

come forward for employment purposes in the medium term. There are 5 bus stops within 400m of the site and

it has relatively good access to the strategic road network (the A50), via Baths Road.

OVERALL SITE GRADE:

Average


Retain for employment purposes

32 As per application ref: 52993/FUL

9932770v7

Ex Phoenix Timber, Foley Rd, Longton (NLP Ref: ST58)





The former Phoenix Timber site is sandwiched between a railway line to north and the A50 to the south, on the

outskirts of Longton. It comprises two plots of land. The eastern part has been developed as the Phoenix Retail

Park. Consent was granted in 200833 (and the outline planning permission renewed in 201034) to develop

industrial/storage buildings (B2/B8) on land adjoining this to the west - the site which is the subject of the

assessment (which amounts to 1.7 hectares). However, this plot currently remains undeveloped and continues to

be marketed as a commercial development opportunity. The site has reasonably good access to labour. A certain

amount of services and amenities are available nearby, and within 400m of the site there are 4 bus stops - albeit

about 500m from the site is Longton bus station. The service road for the retail park could also be used to provide

local access for the site, though this road may become congested when the retail park is busy. And pending the

success of the retail park, there could be pressure to provide additional retail on this site. Prior to any development

here though, appropriate measures will need to be taken to deal with potential land contamination given that c.

72% of this site is designated as historic landfill. Ultimately, this site commands a very prominent position and has

exceptionally good access to the strategic road network (the A50).

OVERALL SITE GRADE:

Average



33 Application ref: 48012/RES and

34 Application ref: 50696 (renewal of 44247)

9932770v7

Diamond Gimson Works, King St, Fenton (NLP Ref: ST59)





Bordering King Street and the Victoria Place Link Road, this 2.6ha site takes the form of a long, relatively narrow

strip. The site is situated approximately 3.2km south of Stoke’s city centre and commands a very prominent

position next to the A50. The surrounding area is mixed in terms of use and notably includes several medium

sized units as well and a large retail warehouse occupied by Mega Discount Warehouse. The site formerly

comprised the Diamond Gimson Works, but that closed in 1999 when the site was subsequently cleared. Before

the property downturn it is understood that a number of proposals for the site were floated but nothing came of

this. Further to this outline consent was granted in 2011 for a mixed use development which included a hotel and

B1/ B8 accommodation, although this has now lapsed35. Hence of late the site appears to be constrained by

limited market interest. Conversely, within 400m of the site are numerous bus stops. The site also has excellent

access to the strategic road network (the A50)and good access to labour and local amenities.

OVERALL SITE GRADE:

Average




9932770v7

Fenpark Industrial Estate (NLP Ref: ST60)





This 0.41 ha site forms part of Fenton Industrial Estate, a long standing and active employment site. It is

accessed via a narrow road off Park Lane and comprises a couple of warehouse units, a small provision of office

space and some storage compounds, most of which front onto a service yard. The office and warehouse

provision is noticeably in a good condition, and is either relatively new or has recently been refurbished.

Elsewhere on Fenton Industrial Estate the accommodation appears more dated. Other than the narrow access

road there are no constraints that specifically relate to this particular site, although like many industrial areas in

Stoke, it was noted that there is housing in close proximity to Fenton Industrial Estate. The site has adequate

access to labour, there are nearby services/amenities and it is well connected in terms of public transport.

OVERALL SITE GRADE:

Average



9932770v7

36 As per application ref: 49276/REM

Berryhill Pottery (NLP Ref: ST61)



Constraints/irregular shape



10.30 ha

This vacant brownfield site amounts to 11.4ha and is located on the eastern side of Dewsbury Road on

Fenton Industrial Estate, which largely comprises B2 and B8 accommodation. Immediately to the west

and to the north of the site are warehouses together with a car storage area. To the east there are open

fields and in the south there are allotments and housing. The site has an irregular shape, is unsurfaced

and has a history of ground condition problems including land contaminants, landfill gases and a number

of mine shafts, as such the cost of remediating these issues is likely to be high. It is noted that a planning

permission to develop the site to provide 4 industrial units (B1/B2/B8) (and 4,026sqm36 of floorspace) has

now lapsed. Fenton Industrial Estate has decent internal roads and Dewsbury Road connects directly

onto the A50, implying that the site has very good access to the strategic road network. The site also has

very good access to public transport and adequate access to labour. However, it is poorly serviced in

terms of local amenities and services.

OVERALL SITE GRADE:

Average



9932770v7

Site at Clarence Road/ Don Bur Service (NLP Ref: ST62)


Fully developed, but nearby housing/school



This fully developed site comprises two industrial units – a garage that services the commercial vehicles

associated with the Don-Bur manufacturing operation; and a blue clad warehouse with a large yard used by

Motiva, who specialises in vehicle fleet hire. The site amounts to 2.26ha and is located on the west side of

Clarence Road, near to its junction with King Street, in an area that is mixed in terms of use. To the east and

west is housing; to the south are further industrial units, whereas to the north the site borders Clarice Cliff

Primary School. While there are several corner shops in the vicinity of the site, the range of amenities/services

is limited. The site, however, is exceptionally well provided in terms of public transport as Longton bus station

is within 400m. It also has relatively good access to the strategic road network (the A50), via Baths Road,

though it is constrained in that certain types of employment use will be incompatible with the adjoining school

and the nearby housing. In addition, it was noted that a large amount of vehicles were parked on Clarence

Road when the site was inspected and this scale of parking may restrict local access to the site.

OVERALL SITE GRADE:

Average



9932770v7

Mossfield Road - New 8 (NLP Ref: ST63)



constraints/Need for infrastructure


ESTIMATED NET DEVELOPABLE AREA: 5.81

ha

This 7.5ha (gross) vacant site is situated at the end of Mossfield Road, adjacent to the industrial estate

there, which has been developed for a mix of industrial uses. The site is uneven and comprises grassland,

and whilst the surrounding landscape is of an urban setting with the exception of the industrial estate on

Mossfield Road it is bordered by open fields. It is currently used for recreational purposes and is noted

that c1.3ha in the eastern part of this site is land that forms part of the Berryhill Fields nature reserve. The

cost of levelling the site and providing infrastructure is likely to deter market interest in this site. Presently

the site has no access point, but one could be provided off Mossfield Road, which serves the industrial

estate adequately. The site has suitable access to labour, although there are no nearby

services/amenities. While there are 9 bus stops within 400m of the site all of these are located in

residential areas to the east and south and access to these may be limited if this site is developed.

OVERALL SITE GRADE:

Average



9932770v7

Shires Bathrooms, Uttoxeter Rd (NLP Ref: ST64)





This 1.57ha site fronts onto the north side of Uttoxeter Road (the A5007), close to its junction with the A50. The

surrounding area is mixed in terms of use. On the western border of the site several dated warehouse/industrial

premises are located off Lawley Street. Also nearby on Sutherland Road is a small cluster of medium sized B8

units, which have been developed more recently. The site formerly accommodated the factory for Shires

Bathrooms (Use Class B2), but in 2013 most of the buildings on the site were declared unsafe and subsequently

demolished. Ever since the factory closed it is understood that the site has been marketed as a commercial

development opportunity, and in 2008 permission was granted allowing it to be redeveloped for B8 purposes,

though this has now lapsed37. When the assessment occurred the vacant site was still being marketed. No

development or environmental constraints were identified from the site visit. The site has adequate access to

labour and local services/amenities, and within 400m of the site there are numerous bus stops. Local access to

the site is unconstrained and it has exceptionally good access to the strategic road network (the A50).

OVERALL SITE GRADE:

Average




9932770v7

Calvery Street and Lower Spring Rd (NLP Ref: ST65)


Existing employment site / Residential Use


ESTIMATED NET DEVELOPABLE 0 ha

This small site (0.65ha) is situated in a part of Stoke that comprises housing alongside buildings in employment

use. While the site is in very close proximity to the strategic road network (the A50) local access is mainly via

Calverley Street, which is a relatively narrow road. The site has adequate access to labour and local

services/amenities, and within 400m of the site there are numerous bus stops. The site has recently been

developed out and is now used by Pickering Plant Hire.

OVERALL SITE GRADE:

Good



9932770v7

38 As per permission ref 40119

39 As per permission ref 55884

Land at Mossfield Road/ Mossfield Industrial Estate (NLP Ref: ST66)


Lack of market interest/Environmental constraints



ha

This site is a vacant plot of land within the Mossfield Industrial Estate, which mainly comprises a mix of

B1(c), B2 and B8 stock. Amounting to 1.5ha, the plot comprises grassland, young trees and a small area

of scrub, and borders a short terrace of recently developed small workshop units. In 2002 permission was

granted to develop a waste recycling centre on part of the site38, although this has now lapsed, and in 2014

permission was granted to develop another part of the site as an MOT centre and garage39. Circa 94% of

the site is designated as historic landfill which may require remediation. Local access to the site is

unconstrained. The site has vehicular access from Mossfield Road and is approximately 2km from the

A50, though this is approached via Anchor Road (the B5039) which has been developed to a good

standard, making the strategic road network relatively accessible. While the site has adequate access to

labour there are no nearby services / amenities. However there are numerous bus stops within 400m of

the site.

OVERALL SITE GRADE:

Average



9932770v7

Sandford Hill (NLP Ref: ST67)





This small, regular shaped site forms part of the industrial estate on Mossfield Road and amounts to 0.52ha.

Situated on the south-eastern side of the road, it comprises a single building used by Transcycle as a waste

recycling centre - a sui generis use. With perhaps the exception of this building, this part of the estate is

predominately used by Don-Bur, who manufactures a range of vehicle trailers and rigid bodywork. Local

access to the site is unconstrained and no development or environmental constraints were identified. The site

is approximately 2.33km from the A50, approached via Anchor Road (the B5039) which has been developed to

a good standard, making the strategic road network relatively accessible. While the site has adequate access

to labour there are no nearby services/amenities. However there are numerous bus stops within 400m of the

site.

OVERALL SITE GRADE:

Average



9932770v7

Park Hall Business Village (NLP Ref: ST68)


None identified



This site is an undeveloped plot (of 0.58ha) on the Park Hall Business Village. The business village is a well-

established estate which accommodates a wide variety of businesses and includes B1 office, B2 industrial, and

B8 storage/distribution accommodation. Whilst some of this stock appears dated and possibly poorly specified

the plot is situated next to some high calibre light industrial/storage units that have been developed relatively

recently, have ample space for parking, are accessed via a good internal road, and which appear to be fully

occupied. Therefore the plot is well positioned should there be market interest in expanding this provision further

under planning permission ref:40779 (for 22 industrial units as part of Phase 11 of the exiting Park Hall

development), which has been partially implemented. No development or environmental constraints were

identified. While the site has adequate access to labour there are no nearby services/amenities and there are

only 4 bus stops within 400m.

OVERALL SITE GRADE:

Good



9932770v7

Land at Junction of Park Hall Rd/Anchor Rd, Adderly Green - CFS 1 (NLP Ref: ST69)


No access point to the site and creating this likely

to be problematic



This 1.4ha site is currently being marketed as being suitable for commercial or residential development and is

included in this assessment as it was a call for sites submission. It occupies a prominent corner position at the

convergence of Anchor Road and Park Hall Road and presently comprises a mixture of open grass and shrubland,

which is mainly bordered by hedgerow. The surrounding area is mixed in terms of use. The site is flanked by

several medium industrial units on its southern border, and by two residential properties alongside several

garages/outbuildings on its western border. In addition, on the opposite side of Anchor Road from the site is an

army reserve centre and petrol station. No development or environmental constraints were identified. While the

site has adequate access to labour there are no nearby services/amenities. However there are six bus stops within

400m of the site, and it is approximately 2km from the strategic road network (the A50), via Anchor Road (the

B5039) which has been developed to a good standard, making the A50 relatively accessible despite this distance.

In 2003 outline permission was granted for a motor dealership/workshop, a crèche and B1 light industrial units,

although it is presumed that this has now lapsed40. To come forward for employment use the site will require a

new access point for vehicles and, given that both Anchor Road and Park Hall Road are busy roads, determining a

suitable location for this may be problematic.

OVERALL SITE GRADE:

Average



40 As per permission ref: SOT/42117

9932770v7

41 Details stated in the committee report for application ref: 55873

Business Unit 1 (Recticel), Enterprise Way, Meir Park (NLP Ref: ST70)





This 3.1ha site comprises a large warehouse and forms part of the Meir Park Industrial Estate, which

includes a B&Q, a Tesco superstore, an ALDI store, a number of smaller businesses and a further

industrial unit operated by the Co-operative Pharmacy. Recticel Insulation has operated from the unit since

its erection in 2008 and, in order to accommodate its expansion, the size of the property was recently

extended – the (B2/B8) building now amounts to 5,178sq m. As a result of this the firm which previously

employed 60 people, has been able to create 5 additional jobs41. Local access to the site is unconstrained

and no development or environmental constraints were identified. It has adequate access to labour, there

are nearby amenities/services, and within 400m of the site are 8 bus stops. The site also has exceptionally

good access to the strategic road network (the A50).

OVERALL SITE GRADE:

Good



9932770v7

Etruria Valley Phase 3a and 3b, Forge Lane Etruria (NLP Ref: ST71)


None identified



Comprising a largely level plateau of cleared previously developed land, this site amounts to 20.5ha and is

located to the west of Forge Lane, adjoining Phase 2 Etruria Valley (See ST72) on its northern border. The site

has an irregular shape and on its eastern border is flanked by the Trent and Mersey Canal. Outline permission

has been granted for Etruria Valley Phase 3a which will provide 13,720sqm of floorspace on 5.85ha of the site42;

and an application has been submitted but is yet to be determined for Etruria Valley Phase 3b, which proposes

developing the remaining 14.55ha to provide up 33,950 sqm43. 20% of both of these proposals would be for B2

use and the remainder for B8 use. Junction improvements to serve this site have already been provided through

developing over employment sites in this vicinity. However, new access roads that will link the site to these

junctions are yet to be developed. The development of this site is also constrained by:

The Trent and Mersey Canal, which is a conservation area and the nearby Fowlea Brook, where there are

potentially sensitive habitats;

The fact that this site forms part of the Etruria Valley SPD, which indicates that housing is to be developed

nearby;

The possibility of traffic impact. While the nearest strategic road network is only a short distance from the

site, this is onto the A500 between the city centre and Etruria, which is susceptible to congestion; and,

No nearby amenities or services

Conversely, access to labour is adequate and within 400m of the site there are numerous bus stops.

OVERALL SITE GRADE:

Average

SITE RECOMMENDATION: Retain for employment use

42 As per permission ref: 56150/OUT


9932770v7

Etruria Valley Phase 2a, Forge Lane (NLP Ref: ST72)


None identified



This site comprises 6.09 ha of previously developed land located within the southern section of Etruria Valley,

immediately to the north of buildings occupied by Wades Ceramic and Hanley Economic Building Society (see

ST73). The site, which comprises a largely level plateau, is situated within the Etruria Valley SPD area and, as

such, its provision of employment land is considered to be strategic priority for the city. In 2012 outline

permission was granted to develop 24,907sqm of employment floorspace here. Within this overall figure up to

12,945sqm floorspace is for B2 and B8 uses and the remaining 11,962 sqm floorspace is for B1 Office/Light

Industrial uses44. Further to this, at the end of 2014, reserved matters consent was granted to develop a

distribution unit amounting to 5,567sqm on 3.08ha on the western side of the site45.

This unit has been pre-let to parcel delivery firm DPD and, when the site was visited, work on developing this

was underway. Hence, 3.01ha is yet to be developed here, but this is ‘oven baked land’ that could be

developed quickly once pre-lets have been achieved. Immediately to the west, the site is flanked by the

mainline and there is a short railway siding, although this is felt to be inadequate for rail freight purposes. While

the nearest strategic road network is only a short distance from the site this is onto the A500 between Stoke’s

city centre and Etruria, which is susceptible to congestion. It is also noted that the wider Etruria Valley SPD

area is planned to include housing and accordingly this may influence the type of employment use that can

occur on this site. The site is also constrained by the fact that there are no nearby amenities or services.

Conversely, local access to the site is unconstrained and no development or environmental constraints were

identified. In addition, access to labour is adequate and there are numerous bus stops within 400m of this site.

OVERALL SITE GRADE:

Good



44 As per permission ref: 52732

45 As per permission ref: 57466/RES

9932770v7

Wades, Trade Park 4, Hanley Economic and Festival Court (NLP Ref: ST73)


Limited market interest in undeveloped land



Amounting to 2.5ha, this site is situated to the north of Festival Trade Park on Forge Lane. In 2008 planning

permission was granted to provide four office buildings here46 but, due to the recession, only one of these buildings

was built, which is now occupied by Hanley Economic Building Society. Hence the consent has been

implemented, although extending around the Hanley Economic building is undeveloped land which has been

earmarked for three further office buildings. This plot is cleared although there is no evidence to suggest that it is

currently being marketed. To the west of this plot is a warehouse (B8), now occupied by Wades Ceramics, and

immediately to the south of this there is some more undeveloped land. Permission was also granted in 2008 to

develop this warehouse and adjoining land into a scheme comprising four industrial units, but again the downturn in

the property market has meant that so far just the unit occupied by Wades Ceramics has actually been

developed47. The undeveloped element of this plot is currently being marketed as Festival Trade Park Phase 4,

which it is understood would comprise two terraces of industrial units ranging in size from 140sqm to 1,805sqm.

Ultimately, it is felt that there will be market interest in this site, which pending chiefly on securing pre-lets could be

developed out quickly. While the nearest strategic road network is only a short distance from the site this is onto

the A500 between the city centre and Etruria, which is susceptible to congestion. The site is also constrained by

the fact that there no nearby amenities or services. Conversely, local access to the site is unconstrained and no

development or environmental constraints were identified. In addition, access to labour is adequate and there are

numerous bus stops within 400m of this site.

OVERALL SITE GRADE:

Good



46 Ref: 48428/FUL

47 Ref: 48426/FUL

9932770v7

Land at Clough Street – Inc. CFS 12 (NLP Ref: ST74)


Limited market interest and part of the site is

classified as being in a coalfield high risk area



Located immediately to the west of Clough Street’s junction with Potteries Way, this site comprises two plots of

land, one on the north side of Clough Street and the other on the south. In overall terms the site amounts to

13.83ha, of which 2.4ha relates to a parcel of land on the southern side of Clough Street that was a call for

sites submission. The site has been identified as a ‘key development opportunity site’ for many years and the

area surrounding it is mixed in terms of use. To the north it borders the city centre and is in very close

proximity to the new business district, whereas it borders with areas that primarily comprise housing in the west

and south. Part of the plot on the south side of Clough Street comprises a disused, overgrown site that

features areas of hardstanding from previous employment use. Most of the remaining land on the southern

side of the street is currently used for car parking, although it also features a number of industrial buildings,

some of which are dated and poorly specified and are considered to have very limited market appeal. The plot

on the north side of Clough Street mainly consists of Metro Business Park and a Vauxhall car showroom, with

the business park predominantly comprising warehouses and workshop units. Local access to the site is

unconstrained. As the site is within walking distance to the city centre it has excellent access public transport,

labour, and a broad range of services and amenities. In addition, as it is next to Potteries Way it has very good

access to the strategic road network. However, parts of both plots - and indeed the site identified via the call

for site process - are within coalfield high risk areas, so potentially there may be hazards which could affect

redevelopment. In the short term at least it is dubious as to whether there is market appetite to regenerate the

disused plot on the south side of the street, although possibly the redevelopment of the plot identified via the

call for sites process may act as a catalyst for this to occur. Nevertheless, the Council should continue to

ensure that developers evidence that B1 office development cannot be accommodated within the new business

district or elsewhere in the city centre.

OVERALL SITE GRADE:

Good



9932770v7

Barracks Road, Newcastle (NLP Ref: NL1)


Lack of market interest/ Poor access point



Situated in Newcastle’s town centre, this site amounts to 0.33 hectares and comprises a number of buildings

of what was the St Giles Primary school. The site fronts onto the western side of Barracks Road (the A527).

To the west and south the site borders the rear of retail units which front onto Castle Walk, and in the north it

borders Queen’s Gardens. While it is apparent the school probably closed some years ago, these buildings

appear to be in reasonable condition and, despite the small size of the site, it includes a reasonable amount

of space for off-street parking. Vehicular access to this site is directly onto Barracks Road, although this was

relatively congested when the assessment occurred. The site is just a short walk away from the bus station

and is very near to the A34, so has excellent access to public transport and the strategic road network. It also

has very good access to labour and amenities/services. The site would be suited for B1 offices and it is

understood that the Borough Council is considering the option of moving its main civic office here.

OVERALL SITE GRADE:

Good



9932770v7

Brunswick St/George Street Newcastle (NLP Ref: NL2)


Lack of market interest (due to location and size of

site)



This small site (0.35 ha) is located close to the town centre boundary, and comprises a car park and a long-

term vacant building, which once was the Zanzibar Ballroom. The site fronts onto Brunswick Street (the

A52), a busy through-route, and is bordered by Hassell Street to the south, and by North Street to the west.

The surrounding area is mixed in terms of use and includes nearby housing. When the site visit occurred

the car park was almost empty. As regards to the building, there is evidence that it has been fire damaged

and is open to the elements in some places. Its size and fringe location also implies that that there is likely

to be very little market interest in redeveloping this site purely for employment purposes, consequently any

redevelopment of the site is likely to result in the demolition of the current building. Indeed, this site is more

likely to be suited for a mix of uses (residential or retail) incorporating an office component. The site very

has good access to the strategic road network, public transport, labour and services/amenities.

OVERALL SITE GRADE:

Average


Consider for mixed-use with an element of employment

9932770v7

Silverdale Business Park, Cemetery Road, Silverdale (NLP Ref: NL3)





This site is situated at the Silverdale Business Park on Maries Way, which is off Cemetery Road in

Silverdale. The business park was initially developed out on the southern side of Maries Way and

comprises a small provision of B1 office space, workshops and some storage accommodation. However,

land on the northern side of Maries Way, and at the western end of the road, had also been intended to be

part of the business park and it is this 1.5ha site which is the subject of this assessment. This site

effectively comprises three plots. The plot on the northern side of Maries Way (with frontage onto

Cemetery Road) has partially been developed out and comprises 1,500sqm in a two storey office building,

representing the first phase of an office scheme that is earmarked to be developed here.

There is an extant permission to provide three further office buildings (collectively providing 1,856sqm) on

the adjoining cleared land, but a start on this is yet to occur48. The remaining land on the north side of

Maries Way is used for open storage, whereas the plot at the end of road is vacant and overgrown. Local

access to the site is unconstrained and no development or environmental constraints were identified.

Given that there are 6 bus stops within 400m, the site has reasonable access to public transport, though

when the site was visited a considerable number of vehicles were parked along Maries Way - restricting

vehicle turning points. While the site has adequate access to labour there are no nearby

amenities/services and access to the strategic road network is fairly poor given that it’s approximately

2.5km to the A34, the closest strategic road.

OVERALL SITE GRADE:

Good



48 As relating to permission ref 11/00405/FUL

9932770v7

Chatterley Valley (east of mainline), Chatterley (NLP Ref: NL4)


Part of the site is within a coalfield high risk area



This undeveloped site amounts to 6.46ha (gross) and is situated immediately to the north of the Blue Planet

distribution building, now occupied by JCB. Flanked by Lowlands Road to the east and by the mainline to the

west, this site comprises partially grassed over spoil material that was possibly moved here when the Blue Planet

was developed. The site will be able to utilise the internal road that was provided as part of that development, and

would ideally suit high calibre B8 accommodation that matches the build calibre of the Blue Planet building. It is

noted, however, that part of the site falls within a coalfield high risk area, so remedial work may need to be

conducted. While the site has very good access to the strategic road network, there are no nearby services or

amenities, and likewise there are no bus stops within 400m of this site. Nevertheless, potentially a short rail siding

for freight use could be developed here.

OVERALL SITE GRADE:

Good



9932770v7

Chatterley Valley (west of mainline), Chatterley (NLP Ref: NL5)


Environmental Constraints/infrastructure needed



37.53 ha

Totalling 44.15ha, this greenfield site is allocated as a Premium Employment Site (PES) under saved policy

E2 of the Newcastle-Under-Lyme Local Plan 2011. The site is flanked by Peacock Hay Road in the north,

where it has a distinct slope, and it borders the A500 and the mainline to the west and east respectively.

The site is currently partially used for farming and can be accessed from Peacock Hay Road and also from

an A500 slip road. The site is exceptionally well located to access the strategic road network and formerly

comprised rail sidings. Given that the site has a long border with the mainline potentially these sidings could

be reinstated and developed for freight purposes. However, infrastructure will need to be provided and

viable reserves of Etruria Marl may underlie this site – the extent of this will need to be proved and provision

made for any necessary extraction. In addition, great crested newts have previously been identified at this

site. If this remains the case, these species will need to be migrated elsewhere before development can

occur. There are no nearby amenities or services, and similarly there are no bus stops within 400m of this

site.

OVERALL SITE GRADE:

Average



9932770v7

Speedway Stadium, Chesterton (NLP Ref: NL6)


Risk of great crested newts



This site comprises a speedway stadium used by motorbikes. It is immediately adjacent to the northwest

boundary of Lymedale Business Park and extends to 4.85 ha. Should the site become available it will be

relatively straightforward to integrate it into Lymedale Business Park as this should only involve extending Pit

Head Close (one of the roads that services the business park) a short distance. The site would suit B8

development and has reasonably good access to the strategic road network. There are 4 bus stops within

400m of the site, although there are no nearby services or amenities. In addition great crested newts were

identified here in 2012 and, since these are protected species, mitigation measures wouldl need to be

implemented before any development can occur here.

OVERALL SITE GRADE:

Average



9932770v7

Eardley End Area A (NLP Ref: NL7)


Environmental Constraints/ Infrastructure needed



43.49 ha

This site is located to the north of the Audley/Alsager junction with the A500 and, amounting to 59.88ha, it

extends to both the west and east of Alsager Road and has a gentle sloping topography. Presently it

comprises farmland and a number of farm properties, including Eardleyend Farmhouse, which is grade II

listed. Development of the site is constrained as it is situated in the Green Belt. In addition, c1.9ha of the

site forms part of Wrench’s Coppice, which has designated ancient woodland status, and approximately

3.5 ha is located within flood zone 3. Given this is a greenfield site the cost of providing infrastructure here

is also envisaged to be high. While it is exceptionally located to access to the strategic road network, there

are no nearby services or amenities, access to labour is poor, and there are no bus stops within 400m.

OVERALL SITE GRADE:

Very Poor



9932770v7

Eardley End Area C (NLP Ref: NL8)


Infrastructure needed



This greenfield site amounts to 1.79ha and is located immediately to the north of the A500 junction with Alsager

Road, on the eastern side of Alsager Road. The site, which is situated in the Green Belt, is relatively level and

currently comprises a field used for farming. Access to this site will need to be improved but this should be

relatively straightforward. While it is exceptionally located to access to the strategic road network, there are no

nearby services or amenities, access to labour is poor, and there are no bus stops within 400m.

OVERALL SITE GRADE:

Very Poor



9932770v7

Eardley End Area D (NLP Ref: NL9)


Infrastructure needed/Access road will need to be

developed across adjacent field



Totalling 3.52ha this greenfield site is located immediately to the north of the A500 interchange with Alsager Road,

adjoining ‘Land off Alsager Road and A500’ (ref: NL23) to the east. The site, which is situated in the Green Belt,

currently comprises a field used for agricultural purposes and is surrounded by other fields also used for farming.

In order to come forward for employment use this site would require an access road to be developed across the

adjacent field. While it is exceptionally located to access to the strategic road network, there are no nearby

services or amenities, access to labour is poor, and there are no bus stops within 400m.

OVERALL SITE GRADE:

Very Poor



9932770v7

Former Wolstanton Colliery Stock Yard, West Ave, Wolstanton (NLP Ref: NL10)


Irregular shaped site/site maybe further

narrowed by A500 road widening



ha

This 4.58ha site is situated at the Wolstanton junction to the A500 and flanked by the A500 to the west

and by the mainline to the east. The site, which falls within the Etruria Valley Enterprise SPD Area, has

an irregular shape (long and thin) and formerly mainly consisted of a coal yard. Currently, only the

northern part of the site is in employment use, which is used by CPL Distribution for storage purposes.

Immediately to the south of the site is the Centre 500 which comprises recently developed high quality

industrial and distribution stock. Potentially this site could be developed out to effectively extend this

provision. In addition, it has the potential to accommodate a rail siding for freight purposes. Having said

that there are couple of constraints. Firstly, the site’s long and thin shape significantly reduces its

potential net developable area, and the A500 road widening programme, which is due to commence

shortly, may reduce this even further. Secondly, there are no nearby amenities or services, and similarly

there are no bus stops within 400m of the site.

OVERALL SITE GRADE:

Average



9932770v7

Great Oak (NLP Ref: NL11)




This greenfield site is situated on the southern side of the A500, close to Talke Road as it extends towards the

village of Red Street and relatively near to the A34/A500 interchange. The site is located in the Green Belt and,

other than the A500, the site is surrounded by fields. It slopes and is currently used for farming. The cost of

levelling the site and providing infrastructure may deter market interest in this site. Presently only a small

number of buildings/structures are located on the site, though this includes the Wedgwood monument, which is

grade II listed. Employment use at this site is constrained by several other factors:

Approximately 4.6 hectares of the site is designated as historic landfill (This includes one of the landfills at

Dirt Track Road and the derelict mine workings at Jamage Farm);

Land Registry GIS data indicates that the site comprises more than 12 freehold plots, which may suggest

that it has fragmented ownership;

Part of the site falls within a coalfield high risk area, an area where there may be hazards which could

affect new development. It is also noted a CPO application was recently submitted for the proposed

development of an open cast coal mining site here49, and although this was subsequently withdrawn it has

established that there are untapped coal reserves at this site and proposals to mine this may come

forward again in the future; and,

While there are 8 bus stops within 400m of the site all of these are located in Red Street and therefore

most of the site is inadequately provided in terms of access to public transport.

Despite this, the site is very well located to utilise the strategic road network. Access to labour is reasonable and

nearest amenities/services are approx. 1km to the north in Talke.

OVERALL SITE GRADE:

Very Poor



49 As per an application submitted to Staffordshire County Council Ref: 14/00128/CPO

9932770v7

Heathcote St, Chesterton (NLP Ref: NL12)


Pressure to provide further housing/scheme

viability



Totalling 0.41ha, this cleared site is located on the east side of Sandford Street and was last used as the

Chesterton ex-service mens club. The area surrounding the site is mixed in terms of use. Parkhouse Industrial

estate, which mainly consists of B8, B2 and light industrial units, borders the site to the east, although Heathcote

Street is mainly residential in character, as is the immediate area surrounding it to the north, south and west.

There is clearly pressure to provide additional housing in this area and local demand for employment space

appears to be satisfied at Parkhouse Industrial estate, or elsewhere within the borough. This is illustrated by the

fact that immediately to the south of the site is the former Corona Works, which is currently being redeveloped to

provide 16 houses50 in a scheme that appears to have resulted in the loss of 1,616sq m of employment space51.

It is noted that planning permission has been granted to redevelop this site to provide a residential–led mixed

use scheme that includes a small provision of employment accommodation52, although this development has

stalled. Potentially, if this scheme is delivered, that provision may be let or sold, but for viability reasons, it is

considered that this site is inappropriate for a development that would mainly provide employment

accommodation. Conversely, the site has exceptionally good access to labour and public transport, and is within

walking distance to nearby amenities/services.

OVERALL SITE GRADE:

Average


Consider for alternative use (if extant planning permission lapses)

50 As per permission: 10/00480/FUL

51 Figure as per the VOA 2005 rating list and is in respect of it indicating that this site formerly comprised three warehouses

52 As per permissions 07/00620/OUT and 08/00800/REM

9932770v7

High Carr Colliery (NLP Ref: NL13)





Located on the eastern side of the A34 as it meets the A34/A500 interchange, this triangular shaped, sloping

site amounts to 21.33ha. The site is flanked by the A34 in the west and the A500 to the east, beyond which

there are fields. A petrol station borders the site in the north, whereas it borders woodland in the south.

Moreover, c. 3.5ha of the site is designated historic landfill and part of the site falls within a coalfield high risk

area, so remedial work may need to be conducted. It mostly comprises grassland with some trees, though a

small part is currently used by High Carr Pallets and Cherry Hill Waste & Skip Hire. The sloping topography

of this site will restrict its net developable area. There are no nearby services or amenities, access to labour

is poor, and there are no bus stops within 400m of this site. The site does have reasonably good access to

the southbound lane of the A34 (this section of the A34 is a dual-carriageway).

OVERALL SITE GRADE:

Very Poor



9932770v7

High Carr, Chesterton (NLP Ref: NL14)


Environmental Constraints/infrastructure

needed/Access improvements required



This site amounts to 18.5ha and is located on the eastern side of the A34, immediately to north of the

existing employment area at High Carr Business Park. The site has an irregular shape, is densely

wooded, and is situated within the Green Belt. Approximately 3.4ha of the southern part of the site forms

part of Bradwell Woods, which is designated as ancient woodland. In addition, the former Harr Carr landfill

was located on the site and accordingly c.81% of the site is designated as historic landfill. Vehicular

access to this site will significantly need to be improved if it is to come as an employment site and, whilst it

potentially has exceptionally good access to the strategic road network, there are no nearby amenities or

services, and similarly there are no bus stops within 4oom of this site.

OVERALL SITE GRADE:

Very Poor



9932770v7

Jamage South (NLP Ref: NL15)




ESTIMATED NET DEVELOPABLE: 40.28 ha

This irregular shaped site (44.89ha) consists of several fields and is situated between the A500 and the town

of Talke. The western section of the site extends around Parrot’s Wood, which is designated as ancient

woodland. This woodland lies between Jamage Lane Industrial Estate on the southern outskirts of Talke

and the site, and a small part of the site borders a medium sized B8 unit on this industrial estate. This

established employment area comprises industrial stock which varies in terms of age, size and specification.

The site also borders Arbour Farm, on the southern side of Oaktree Lane, near to its junction with Jamage

Lane - in this vicinity there are also a number of residential properties. Potentially the site could be accessed

from Jamage Lane, which extends southwards past Arbour Farm, but this road is narrow and will need to be

improved. The site has excellent access to the strategic road network and is within 400m of 8 bus stops. It

also has good access to labour and the range of amenities/services available in Talke. However the site is

located in the Green Belt and it is also constrained by:

The cost of providing infrastructure, which is likely to be high given this is a greenfield site;

A high voltage electricity transmission line, which extends across the site and several pylons, which

will limit its net developable area; and,

Part of the site falls within a coalfield high risk area, so remedial work may need to be conducted

OVERALL SITE GRADE:

Very Poor



9932770v7

Land adjoining A500 & M6 (J16) (NLP Ref: NL16)


Poor site access/Access to the A500 needs to be

improved/Infrastructure required



Amounting to 22.94 hectares, this greenfield site is situated immediately to the south of M6/A500 interchange. It

borders the A500 to the north and the M6 to the west but is otherwise surrounded by fields. Presently it can only

be accessed from Park Lane, a narrow country road that extends southwards to the village of Audley, which

mitigates the benefits of the closeness this site has to the strategic road network (indeed, via Park Lane it is

approximately 3.5km to the strategic road network). The site is located in the Green Belt, it slopes and is

currently used for farming. The cost of providing infrastructure is likely to be high and the possibility of creating a

new access road that links directly to the A500, or the interchange, may be constrained by high traffic levels.

There are no bus stops within 400m of the site and its relative remoteness implies that it has poor access to

labour and local services/amenities.

OVERALL SITE GRADE:

Very Poor



9932770v7

Land at Brampton Road (NLP Ref: NL17)


Within conservation area



Totalling 1.37 hectares, this site is situated on the eastern side of Brampton Road (the A527) at its junction with

Sandy Lane. Brampton Road is a very pleasant tree lined street which is mainly residential in character, while the

site itself takes the form of well-maintained ‘green space’. Immediately to the east of the site on Brampton Road

are a number of large, detached Victorian properties, the largest of which is occupied by RBS Europe, though no

other business appears to operate within the immediate area. While the site has exceptionally good access to

labour and public transport, and is within walking distance to nearby amenities/services, its location within the

Brampton Road conservation area and potential loss of green space are unlikely to make it suitable for

development.

OVERALL SITE GRADE:

Average



9932770v7

Hilltop Business Centre, Talke (NLP Ref: NL18)





This 0.84ha site comprises a former primary school and is situated in a residential area, at the brow of Coalpit Hill

in Talke. All the former school buildings have been retained and converted so as provide small office units, which

are used by two firms (Niscam and Automation Control Panels). In addition, there is an annexe that is available to

rent on a short term basis, which is occasionally used by a dance school. The specification of this provision

appears be to be poor, but this may satisfy local requirements for affordable accommodation. A reasonable

amount of car parking is provided here, although access to the site from Coalpit Lane is considered poor. The site

has decent access to local labour, and within 400m of the site there are numerous bus stops. However, while the

A34 is relatively near to the site, in this study this section of the A34 is not considered to be part of the strategic

road network and instead this is located approximately 3km from the site at the A34/A500 interchange.

OVERALL SITE GRADE:

Average



9932770v7

53 As is the subject of application ref: 12/00229/CPO

Land at London Road Chesterton (NLP Ref: NL19)




ESTIMATED NET DEVELOPABLE AREA: 0

ha

Amounting to 9.27 hectares, this site is situated at the junction of London Road (the B5500) and Holditch

Road, and is very close to the strategic road network (the A34). London Road is mainly residential in

character and Churchfields Primary School is located relatively close to the site. The site is allocated for

Class B1, B2 and B8 development under saved policy E4 of the Newcastle-Under-Lyme Local Plan 2011.

Formerly a Vodafone call-centre was situated on this site and the National Grid occupied a number of

buildings here as well. However, the site was vacant when the assessment occurred and it was noted that

some ground clearance work had been carried out, seemingly as part of plans for its redevelopment to

provide a new recycling facility53. If this is the case this site will no longer be in employment use.

OVERALL SITE GRADE:

Good



9932770v7

Land at Oaktree Lane, Talke (NLP Ref: NL20)


None identified



Amounting to 0.89ha, this parcel of land is prominently located immediately to the north of the Travelodge and

Little Chef on the northern side of the A34/A500 interchange. The site overlooks the two roundabouts linking

Talke to the A34 and is bounded to the east by the A34.Other than the roads and the nearby Travelodge and

Little Chef, the site is surrounded by fields. Almost the entire site is bordered by hedge, it is level, and currently

comprises rough grassland and shrubs. Off the roundabout on its north-western border there is an access point

which could be developed so as to provide a short service road into the site. A certain amount of services and

amenities are available nearby, it has adequate access to labour, and within 400m of the site there are 4 bus

stops. While the site is constrained by being situated within the Green Belt, its small size and location potentially

suggests that it could be considered as an ‘infill site’.

OVERALL SITE GRADE:

Very Poor



9932770v7

Land between Lower Milehouse Lane & Brymbo Road (NLP Ref: NL21)


Lack of market interest/ Part of site is in Flood

Zone 3



This long irregular shaped site is land that effectively now forms part of Lymedale Cross, which comprises a

mixture of B1, B2 and B8 accommodation. The 1.9ha site is situated on the eastern side of Lymedale Cross,

and to the south the site borders with housing. It is currently mainly in use as informal car and HGV parking,

or is unused land. The site has exceptionally good access to the strategic road network (the A34). In

addition, there are numerous bus stops within 400m of the site. However, circa 54% of this site falls within

flood zone 3, and the nearby housing may limit the potential to provide B2/B8 here. It is noted that planning

permission has been granted to redevelop the site to provide 3,778 sqm in eight industrial units (B1c, B2, B8)

and two office buildings amounting to 1,808sqm54, though when the site was visited there was no evidence

that this scheme had started.

OVERALL SITE GRADE:

Average



54 As per application: 06/00906/EXTN

9932770v7

Land north of Audley (NLP Ref: NL22)





This site is located immediately to the south of the Audley/Alsager junction with the A500, and, amounting to

60.14ha, it extends to both the west and east of Alsager Road. The site is situated in the Green Belt and borders

the A500 to the north but is otherwise surrounded by fields. Presently it comprises farmland and a number of

properties, including Hullock's Pool Farmhouse which is Grade II listed.

While the site is relatively well serviced by local roads, given its size it is likely that further access roads and

infrastructure improvements will need to be made. The site has poor access to labour. There are no nearby

services or amenities and similarly there are no bus stops within 400m of the site. Conversely, it is exceptionally

well located to access the strategic road network.

OVERALL SITE GRADE:

Very Poor



9932770v7

Land off Alsager Road and A500 (NLP Ref: NL23)





This greenfield site amounts to 5.05ha and is located immediately to the north of the A500 junction with Alsager

Road, on the eastern side of Alsager Road. The site is situated in the Green Belt and, other than for Alsager

Road, is surrounded by fields. It has an irregular shape and currently comprises a field used for farming. In order

to come forward for employment use this site would require improvement works to its access. The site has poor

access to labour. There are no nearby services or amenities and similarly there are no bus stops within 400m of

the site. Conversely, it is exceptionally well located to access to the strategic road network.

OVERALL SITE GRADE:

Very Poor



9932770v7

Land to S&E of New Development Site, Keele (NLP Ref: NL24)


Dependent on the take-up of Phase 3 of the

Science Park/ Infrastructure required



This 46.3ha greenfield site is situated within the Green Belt and lies to the east and south of Keele Science Park

Phase 3. Most of the southern part of this large, irregular shaped site is land that forms part of the gardens of

Keele Hall, which features English Heritage’s Register of Historic Parks and Gardens. According to our calculation

some 22.7ha of this site is part of this garden. The site is also mainly surrounded by trees and its eastern border

extends around Butts and Hands Wood, which is designated as ancient woodland. Should the northern part of the

site come forward for employment use (as a future extension of the science park), infrastructure would be needed

but it should be relatively straightforward to provide site access from Phase 3.

The site benefits from reasonable access to public transport, the availability of nearby services/amenities, and

good local access. However, four pylons (associated with a high voltage line) are located on the site which will

limit its net developed area, and development here would be constrained by the pace of take-up of Phase 3 of the

science park, which may imply that it does not come forward until the latter part of the plan period. In addition,

given the location of the site, it is also viewed as having fairly poor access to labour and the strategic road

network.

OVERALL SITE GRADE:

Average



9932770v7

Land off Liverpool Road, Kidsgrove (NLP Ref: NL25)


Small heavily wooded site near housing/No access

point/ within a coalfield high risk area and

designated historic landfill site



This small, heavily wooded site (0.29ha) is situated immediately to the east of the Aldi store on the north side of

Liverpool Road (the A50). To the north, the site is bordered by a public footpath beyond which there is housing.

There is also housing on the opposite side of Liverpool Road to the site. Currently there is no vehicular access to

the site - there is no possibility of providing this from the site occupied by Aldi and the site fronts onto a section of

Liverpool Road that features chevrons. The entire site falls within a coalfield high risk area and c. 99% of the land

here forms part of the Birchenwood landfill site. These constraints will need to be investigated and, if necessary,

dealt with prior to any development occurring here. In spite of these constraints, if access issues can be

overcome, this site has direct access onto the strategic road network. Within 400m of the site there are numerous

bus stops.

OVERALL SITE GRADE:

Poor



9932770v7

Liverpool Road Newcastle (NLP Ref: NL26)


None identified



Amounting to 0.82 hectares this relatively small, fully developed site is located on the western side of Liverpool

Road (the A34) near to the new Sainsbury’s and comprises a warehouse and yard – currently used by First Bus as

a bus depot. The surrounding area is mixed in character and notably includes residential properties, which border

the site to the east. Local access to the site is unconstrained and, given that the site fronts onto the A34, it has

exceptionally good access to the strategic road network.

The site has very good access to labour and public transport and is within walking distance nearby

amenities/services. No development or environmental constraints were identified and the building appears to be in

reasonable condition. Should First Bus vacate this site it may be suitable for redevelopment B8 storage purposes

or as B1 office accommodation.

OVERALL SITE GRADE:

Good



9932770v7

Ryecroft Site, Newcastle (NLP Ref: NL27)


None identified



Situated in Newcastle’s town centre, this site totals 1.1 hectares and has an extensive frontage onto the Ryecroft

(the A52). The site is bordered by A3 and B1 uses and formerly comprised a relatively large Sainsbury’s, though

this has now been demolished and when the assessment occurred the cleared site was being used for car

parking. Local access to the site is unconstrained and no development or environmental constraints were

identified. There was no evidence that the site was being marketed at this time.However, land assembly should

be relatively straightforward in terms of its redevelopment as it is understood that the site is in the ownership of

the Borough Council. The site is just a short walk away from the bus station and is very near to the A34, so has

excellent access to public transport and the strategic road network. It also has very good access to labour and

amenities/services. Ultimately therefore, this cleared plot presents an opportunity for a significant retail or

mixed-use scheme in gateway location. It may be feasible for a mixed-use scheme including an element of B1

office accommodation.

OVERALL SITE GRADE:

Very good



9932770v7

Liverpool Road/Ashfields New Road (NLP Ref: NL28)


[NOT APPLICABLE]



Located next to the new Sainsbury’s on the eastern side of Liverpool Road (the A34) this small site (amounting

to 0.52 hectares) was identified in the previous ELR as having consent for 2,230 sqm of B1 offices. However, it

has recently been fully developed for Class A4 purposes and now comprises a public house called the Cotton

Mill, operated by Marston’s Inns and Taverns. This loss of employment land can perhaps be attributed to the

difficulty in attempting to pre-let this office accommodation. The site has exceptionally good access to labour

and public transport, and is within walking distance to nearby amenities/services.

OVERALL SITE GRADE:

[SITE NOW IN USE FOR NON-B-CLASS USE – NOT APPLICABLE]


[NOT APPLICABLE]

9932770v7

Lower St, Newcastle (NLP Ref: NL29)





This predominantly cleared site is located on the edge of Newcastle’s town centre, bordered by Lower Street

(the A34) to the east and by Stanier Street to the west. The surrounding area is mixed in character and Stanier

Street is a residential street. Formerly, the site comprised a mill building, which was later a nightclub, but most

of this has now been demolished and it is understood that it has remained vacant for some years. The

buildings that still remain include the grade II Listed Maxims Wine Bar. Planning permission has recently been

granted for the redevelopment of the site for a care village development with Maxims to be used for ancillary

purposes. Local access to the site is unconstrained and given that the site fronts onto the A34 it has

exceptionally good access to the strategic road network. If the care home development was not to come

forward, a mixed-use scheme with an office component may be feasible here. There are numerous bus stops

within 400m and the site has very good access to labour and services/amenities.

OVERALL SITE GRADE:

Average


Consider for mixed use with an element of employment if it becomes available

9932770v7

Lowlands Road, Ravensdale (NLP Ref: NL30)


Environmental Constraints



This greenfield site fronts onto Lowlands Road and is situated in open countryside, immediately to the east of the

mainline. Totalling 3.31ha, the site is accessed via Bathpool Park’s car park, which has access to Lowlands Road.

The site is level and mainly comprises a mixture of grassland and trees. It is, however, located within the Green

Belt and c.90% of the site forms part of Bathpool Park, a designated nature reserve. In addition, in 2005 a great

crested newt migration scheme was due to transfergreat crested newts to Bathpool Park55.These protected newts

may therefore potentially have habitats on the site. A footpath extends around the eastern side of the site from

which it is highly visible. There are no nearby amenities or services, access to labour is considered poor, and

there are no bus stops within 400m of the site. Conversely, Lowlands Road has been developed to a good

standard making this site very accessible to the strategic road network.

OVERALL SITE GRADE:

Very Poor



55 See: http://moderngov.newcastle-staffs.gov.uk/CeConvert2PDF.aspx?MID=1158&F=planning%20minutes-11-10-

2005%20Word%20%2869K%29.doc&A=0&R=0

http://moderngov.newcastle-staffs.gov.uk/CeConvert2PDF.aspx?MID=1158&F=planning%20minutes-11-10-2005%20Word%20%2869K%29.doc&A=0&R=0

http://moderngov.newcastle-staffs.gov.uk/CeConvert2PDF.aspx?MID=1158&F=planning%20minutes-11-10-2005%20Word%20%2869K%29.doc&A=0&R=0

9932770v7

Lymedale Park, Holditch, Chesterton (NLP Ref: NL31)


Establishing an access point/risk of great crested

newts/lack of market interest



This long irregular shaped site lies directly to the south of Lymedale Business Park, adjoining land that has been

developed out as Lymedale Business Centre and a distribution unit occupied New Look. It comprises an area of

open land and appears to include grassed over spoil material that was possibly moved here when Lymedale

Business Park was developed. Redevelopment of the site will be constrained by its irregular shape, and a pylon

is situated on the site which will reduce the net developable area even further. Providing access from Lymedale

Business Park onto the site appears to be only feasible by constructing a new junction off Ore Place and, if this is

the case, the new service road for this site will need to extend across uneven land. It is also noted that great

crested newts were identified in various locations within 1km of the site in 201256 and given that these are

protected species, this risk suggests that mitigation measures would need to be undertaken before any

development can occur here. There are no nearby services or amenities, and while there are 8 bus stops within

400m of this site these are mostly situated in the residential areas that lie to the south and southeast and access

to these stops may be limited when this site is developed.

OVERALL SITE GRADE:

Average



56 as detailed in the document available via this link: http://apps.staffordshire.gov.uk/TrimDocProvider/?ID=003/07/06/04/23125

http://apps.staffordshire.gov.uk/TrimDocProvider/?ID=003/07/06/04/23125

9932770v7

Nelson Place (Jubilee Baths) - Town Centre, School Street (NLP Ref: NL32)


Lack of market interest/No possibility for on-site

car parking



This irregular shaped site (0.63 ha) fronts onto Brunswick Street (the A52), near to Nelson Place Roundabout; and

is bordered by Barracks Road (the A527) and Windsor Street in the west and south respectively. Up until very

recently, a relatively large 20th century building(Nelson Place, the former Jubilee Pool) occupied the northwest

corner of the site. However, this has now been demolished to make way for a 244-room student development57.

However, the surface carpark remains unaffected by the development. Immediately to the east of the old

swimming pool building is the Jubilee 2 leisure centre; whereas alongside the carpark there is a two storey office

building, two restaurant units and a medium sized B8 unit. All of this stock has recently been developed and is of

good quality, and both the office accommodation and the B8 unit are in use. Housing also borders the car park on

the east. When the site was inspected the car park was almost full and there seems to be very little scope of

providing further infill on this site. Barracks Road was relatively congested when this site was visited which may

constrain vehicular access to/from this site. The site is just a short walk away from the bus station and is very near

to the A34, so has excellent access to public transport and the strategic road network. It also has very good

access to labour and amenities/services.

OVERALL SITE GRADE:

Average



57 As per application ref: 15/00166/FUL

9932770v7

Parkhouse Road West, Chesterton (NLP Ref: NL33)


Part of the site is an historic landfill



Totalling 3.9 ha, this site is used for recreational purposes and is situated on the eastern side of Crackley Bank at

its junction with Parkhouse Road West. The area to the west of Crackley Bank comprises housing, and

immediately to the east of the site is Parkhouse Industrial Estate, which comprises a mix of B8, B2 and light

industrial units/workshops. The site has a sloping topography and comprises an area of open land with trees,

which effectively buffers the nearby housing from the employment activities on the industrial estate. Prior to taking

this form, it was used for industrial purposes and c.1.8ha of the site is designated as historic landfill. While it has

exceptionally good access to the strategic road network (the A34), and there are numerous bus stops within 400m

of the site, it is considered unsuitable for employment use.

OVERALL SITE GRADE:

Poor



9932770v7

Pepper St, Keele (NLP Ref: NL34)


Isolated location/Lack of market interest



[Note: It was not possible to take a picture of this site. The photo is of a unit adjacent to the site.]

This small site (0.35ha) is located in the Green Belt. It lies approximately 250m southwest of Silverdale, about

1km north of Keele Village and is situated to the rear of a small garage (operated by JS Cotton), so has no

frontage onto Pepper Street. The site comprises several former tilery buildings that are in state of disrepair/

dilapidation and which do not appear to be in use. Alongside the site is the main tilery building which seemingly is

being used for pallet storage. Local access to the site is unconstrained and no development or environmental

constraints were identified. Silverdale has a good range of shops and services which are relatively accessible

from the site. However, the site is constrained by having poor access to labour and the strategic road network –

it’s approximately 3.4km to the strategic road network (the A34) via a constrained route through residential areas.

OVERALL SITE GRADE:

Poor



9932770v7

Red Street (NLP Ref: NL35)





Located immediately to the south of the A500/A34 and covering an area that extends westwards from the A34

towards the village of Red Street, this is a greenfield site amounting to 33.24ha, which has a sloping topography

and comprises fields used for farming and a number of properties. There are a number of residential properties in

Red Street that are close proximity to the site, but otherwise it is surrounded by fields and a series of roads. It is

situated in the Green Belt and part of it falls within a coalfield high risk area, so remedial work may need to be

conducted. Infrastructure costs may be also be high given this is a greenfield site. Potentially, site access could

be provided via Bell's Hollow, a road which links directly onto the A34, although this will need to be improved,

especially as this section of the A34 is a dual carriage. There are no nearby services or amenities, and while

there are numerous bus stops within 400m all of these are located within Red Street, and most of this site is

therefore considered to have reasonably poor connectivity with public transport. However, access to labour is

good.

OVERALL SITE GRADE:

Very Poor



9932770v7

Rowhurst Close, Chesterton (NLP Ref: NL36)


Lack of market interest/historic landfill


ESTIMATED NET DEVELOPABLE AREA: 3.5ha

This site amounts to 18.7ha this site consists of two separate parcels of land that effectively form part of Rowhurst

Industrial Estate, an established employment area on the western outskirts of Chesterton, which mainly comprises

a mix of industrial accommodation. Both plots have irregular shapes which will limit their net developable areas.

One of the plots borders the brickworks, and this comprises an area of grassland and scrub that is yet to be

developed. The other plot is partly flanked by a recently developed industrial building, used by AVR Armstrong

Vehicle Recycling to the east and by a parcel of land used mainly for the storage of cranes and plant equipment to

the west. And this plot, which is also undeveloped, is solely used to provide vehicular access to a large scrap yard

that adjoins the building occupied by AVR Armstrong Vehicle Recycling. There are historic landfills on both these

plots, relating in overall terms to c.7.4ha. In addition, there are no nearby amenities or services. Conversely, the

site has reasonably good access to the strategic road network (the A34) and there are numerous bus stops within

400m of the site. Ultimately, these parcels of land are ideally suited for (B1, B2 and B8) employment use.

OVERALL SITE GRADE:

Average



9932770v7

West Avenue, Kidsgrove (NLP Ref: NL37)





This employment site totals 2.05 ha and is situated on the west side of West Avenue, relatively near to Congleton

Road (A34). While the site is situated on the Nelson Industrial Estate the surrounding area is mixed in terms of

character and includes nearby housing (to the north). The site was formerly occupied by AAH Pharmaceuticals, a

long standing occupier on the Nelson Industrial Estate, but it has remained vacant since the firm moved to its new

premises58, which is situated immediately to the south of this site. The site is overgrown, generally neglected and

nothing now remains of any former buildings. Local access to the site is unconstrained and no development or

environmental constraints were identified. On the opposite side of West Avenue a new 172 bed housing scheme

has recently been developed and this may restrict the possibility of redeveloping the site to provide B2/B8

accommodation, and as stated earlier, there is evidence to suggest that there is very little demand for any form of

commercial accommodation in the area - see NL38. There are a number of shops and services on Old Butt Lane

which is very close proximity to the site, it has adequate access to labour, and within 400m of the site there are

numerous bus stops. However, whilst the site has good access to the A34, in this study this section of the A34 is

not considered to be part of the strategic road network and instead this is located c. 2.7km from the site at the

A34/A500 interchange.

OVERALL SITE GRADE:

Average



58 As is the subject of application ref: 05/313/FUL

9932770v7

Land off Linley Road, Kidsgrove (NLP Ref: NL38)


Lack of market interest/Pressure to develop

housing on the site



Totalling 2.59ha this site is situated on the north side of Linley Road close to the junction with Congleton Road

(A34). To north and east of the site is Nelson Industrial Estate, whereas to the south there is housing on

Tollgate Close and Walton Way. Formerly the site comprised a warehouse (class B8) and ancillary buildings

amounting to 15,150 sqm59, but this has been demolished and the site is now cleared, oven ready for

redevelopment. In 2014 permission was granted to redevelop the site by providing a foodstore together with 14

commercial units (Class B1, B2 and B8) with an overall floor area of 8,726 sqm60. Furthermore in 2014, outline

permission was granted to redevelop the site to provide 139 new houses61. Evidence submitted in support of the

residential proposal highlighted that there was no market demand for the commercial proposal. There are a

number of shops and services on Old Butt Lane which is just short a distance from the site and bus stops are

located on Newcastle Road (the A34), less than 300m from the site with a bus service running every 20 minutes

connecting Hanley, Newcastle and Kidsgrove with its railway station. However, whilst the site has good access

to the A34, in this study this section of the A34 is not considered to be part of the strategic road network and

instead this is located c. 2.7km from the site at the A34/A500 interchange.

OVERALL SITE GRADE:

Average


Consider for alternative uses (if extant planning permission lapses)

59 Figure derived for the 2005 rating list

60 As per applications ref: 10/00080/OUT and 14/00363/REM

61 As per application ref: 13/00625/OUT

9932770v7

Station Rd, Kidsgrove (NLP Ref: NL39)





This small, cleared site (0.91 hectares) is allocated for B1, B2 and B8 development under saved policy E6 of the

Newcastle-Under-Lyme Local Plan 2011. It is located alongside Kidsgrove railway station and is flanked by the

Trent & Mersey Canal to the north, south and east, and by railway lines to the west. Both the station and the site

are accessed via a road bridge that extends across the canal. The site has a restrictive shape and the station is

used for commuting and therefore traffic levels across the bridge may be high at certain times of the day.

Furthermore, it has recently been reported that the station is earmarked to be improved, possibly resulting in a

need to use this site for additional car parking62. The site is very close to Liverpool Road (the A50) and within

400m of the site there are numerous bus stops. Potentially, a minor rail siding for freight use could be developed

here. However, the entire site falls within a coalfield high risk area so remedial work may need to be conducted.

OVERALL SITE GRADE:

Average



62 “Kidsgrove station on track for £5.5m revamp”, The Sentinel (24/03/2015): http://www.stokesentinel.co.uk/Kidsgrove-station-track-

5-5m-revamp/story-26225280-detail/story.html

9932770v7

Keele Science Park Phase 3, University of Keele (NLP Ref: NL40)


Science park, hence take-up of employment

land is likely to be relatively gradual



ha

This 28.7ha site is situated in the grounds of Keele University approximately 3kms to the west of

Newcastle and is earmarked to be an extension to its science park. The site is divided into twelve

developable plots that have a combined area of 14.5ha (net). Like the existing science park it is

primarily intended for use by research and development, medical and other hi-tech companies,

including spin-off firms from the University – activities that fall within class B1 offices. It is noted that

a series of improvements have been made to local roads and roundabouts and as a result of this

work the site benefits from exceptionally good local access. No development or environmental

constraints were identified, there are nearby amenities/services, and 5 bus stops are located within

400m of the site. However, while it is appreciated that work has recently started on the speculative

development of the 2,790sqm IC5 building on small plot on the western side of the site, as the site

forms part of a science park that is being specifically targeted at a specific type of office occupier the

take-up of land here may be relatively gradual. Given the location of the site it is also viewed as

having fairly poor access to labour and the strategic road network.

OVERALL SITE GRADE:

Good



9932770v7

Water Street/George Street, Newcastle (NLP Ref: NL41)





On the opposite side of Brunswick Street (the A52) from the former the Zanzibar Ballroom (see NLP2) is

another small site (0.24 ha), which is bounded by Water Street in the west and by Seagrave Street in the east.

The surrounding area is mixed in character and housing borders the site on Water Street. The site is fully

developed. On Brunswick Street it consists of a two storey residential property now occupied by UK Home

Improvements (so in use as B1 offices) adjacent to which there is a mainly single storey building that 4Fit

Ultimate. To the rear of this is a small cluster of workshop units, including a garage which fronts onto Seagrave

Street. Generally, this stock looks dated/poorly specified, although none of the units appeared to be vacant.

While it may fulfil a local requirement of providing affordable business space, this accommodation is considered

to have very limited market appeal. Local access to the site is unconstrained and no development or

environmental constraints were identified. The site very has good access to the strategic road network, public

transport, labour and services/amenities.

OVERALL SITE GRADE:

Good



9932770v7

63 As per applications ref: 10/00244/REM and 11/00237/OUT

64 As per application ref: 14/00736/FUL

Land and Buildings at West Avenue, Kidsgrove (NLP Ref: NL42)





This employment site totals 2.69 ha and is situated on the eastside of West Avenue, relatively near to

Congleton Road (A34). The site forms part of Nelson Industrial Estate and used to be larger, but some

of that land has recently been redeveloped to provide a housing scheme comprising 172 dwellings63.

Consequently, the site now borders with housing in the northeast. Formerly it comprised a single

building in industrial use but this has been demolished and there is a planning permission in place to

provide a new 4,645 sqm industrial unit (within class B1, B2 and B8) 64. Ground clearance works were

being progressed when the site was visited, although it is considered that the speculative development

of this unit is unlikely to occur. There are a number of shops and services on Old Butt Lane which is

just short a distance from the site, and within 400m there are numerous bus stops. However, whilst

the site has good access to the A34, this section of the A34 is not considered to be part of the strategic

road network. Instead this is located c. 2.7km from the site at the A34/A500 interchange.

OVERALL SITE GRADE:

Average



9932770v7

Chemical Lane Site (NLP Ref: NL43)


Etruria Mural may underlie the site



Allocated for B-use development under saved policy E6 of the Newcastle-Under-Lyme Local Plan 2011, this

2.56ha site fronts onto the northern side of Chemical Lane, immediately to the west of the mainline. Presently, the

site is undeveloped and mainly comprises trees and shrubs, although it has regular shape and is level. The site is

in very close proximity to the A500/A527 interchange, although there is a nearby HGV fuel station and when this is

busy HGVs queue up on Chemical Lane which may constrain access to the strategic road network. There are no

nearby amenities or services, and similarly there are no bus stops within 400m of the site. Also, viable reserves of

Etruria Marl underlie the site and in accordance with the Mineral Local Plan this will need to be proved and if

found, provision made for its extraction prior to any development occurring here. It is noted that this site is

currently on the market. This site is likely to be particularly suitable for B2/B8 uses.

OVERALL SITE GRADE:

Average



former johnson matthey, whittle rd, meir (nlp ref: st1) · former johnson matthey, whittle rd, meir...

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