CITY OF STOKE-ON-TRENT LOCAL DEVELOPMENT ...

1.0 PART 1 - IntroductionPurpose of this Preferred Options Report1.1 This document has been produced by Stoke-on-Trent City Council as a basis forconsultation on the second stage of preparing the City’s Development Portfolio. ThisDevelopment Plan Document (DPD) is a key element of the Local DevelopmentFramework.Plan Area1.2 The Development Portfolio DPD identifies development land for housing andemployment purposes generally outside the Inner Urban Core and Meir Area ActionPlans. It also addresses, on a City wide basis, retail, commercial leisure andtransportation proposals. The area of the City, the Inner Urban Core and firstgeneration Area Action Plans are shown on the map on the inside of the front cover.What is a Local Development Framework?1.3 A Local Development Framework consists of a number of planning policy documentsknown as Local Development Documents. These will replace the adoptedStaffordshire and Stoke-on-Trent Structure Plan and Local Plans covering the City ofStoke-on-Trent. They are being prepared under the terms of the Planning andCompulsory Purchase Act 2004 and will provide a spatial planning framework for theCity of Stoke-on-Trent. The West Midlands Regional Spatial Strategy and emergingNorth Staffordshire Core Spatial Strategy, which also cover the Borough ofNewcastle-under-Lyme, provides a strategic framework for change in the period up to2021. The adopted Local Development Framework together with the West MidlandsRegional Spatial Strategy will form the statutory Development Plan for the City.1.4 Local Development Frameworks are made up of a portfolio of documents each with adifferent role to perform. They include a Core Strategy and other Development PlanDocuments which set out more detailed policies and proposals for implementing theCore Strategy.1.5 The new planning system is seen as a real opportunity to provide a comprehensiveapproach to guiding development locally. A key feature will be shorter, more focuseddocuments. The Local Development Framework will also provide an integratedapproach which informs, takes account of and helps to deliver a wide range ofinitiatives and is not confined to land use. It will be based on a real expectation ofimproving the quality of people’s lives in a way that truly reflects the aspirations oflocal communities.1.6 At the heart of the Local Development Frameworks will be the overall aim ofpromoting sustainable development - seeking to integrate environmental, economicand social aspirations.What is a ‘Preferred Options Report’?1.7 Preferred Options Reports must be published for each statutory Local DevelopmentDocument. They set out, for consultation, the Councils’ proposed policy directionsand highlight alternatives that have been considered where appropriate.1.8 This report sets out the Preferred Options for consultation in relation to theDevelopment Portfolio for Stoke-on-Trent. This will be made available on the websiteof Stoke-on-Trent City Council www.stoke.gov.uk/ldf with paper copies available atthe Civic Centre and local libraries.

in the planning of future development in Stoke-on-Trent; and explains in broad termsthe various ways in which consultation will take place.How can I get involved?1.15 You may already have been involved through earlier consultation processes. TheDevelopment Portfolio builds on work done in developing Stoke-on-Trent’s planningstrategies over several years. This includes the Housing, Shopping and EmploymentIssues and Options consultations in Spring 2005, as well as previous consultations ondocuments such as Stoke-on-Trent’s First Deposit City Local Plan 2011, sub-regionalstudy work in North Staffordshire undertaken to inform the Staffordshire and Stokeon-TrentStructure Plan 2011 and West Midlands Regional Spatial Strategy.1.16 A statutory minimum period of 6 weeks will be given for people and organisations tomake formal representations on this Preferred Options Report.1.17 Representations should be made on the official form. This can be found on thewebsite of Stoke-on-Trent City Council (www.stoke.gov.uk/ldf). They are alsoavailable at the Civic Centre and local libraries.What happens next?1.18 The City Council will consider carefully all representations received and, whereappropriate, seek to resolve objections. This document will then be amended andformally “submitted” to the Secretary of State.1.19 The submitted documents will be made available for another statutory six weekperiod during which additional formal representations can be made.1.20 If necessary an Examination will be held to consider the representations receivedduring that second period. This would be conducted by an independent PlanningInspector who will test the ‘soundness’ of the plan. The Inspector’s report will be‘binding’ on the City Council, which means that we must amend the document in theway instructed.Further Information1.21 For further information:City of Stoke-on-Trent: www.stoke.gov.uk/ldf or contact the Development Plan Team- PO Box 2461 Civic Centre, Glebe Street, Stoke-on-Trent, ST4 1WR (tel. 01782232302)7

Land SupplyLinks to Strategic Aims (SA)2.7 SA1 To meet the overall development requirements for the sub-region inaccordance with the approved West Midlands Regional Spatial StrategySA2SA5SA6SA14To concentrate new development within the North Staffordshire conurbationand promote sustainable patterns of development that reduce the need totravel and promote accessibility by means of transport modes other than theprivate car.To reduce outward migration from the North Staffordshire sub-region andretain and attract new population to the conurbation supported by theinfrastructure necessary to sustain it.To balance the supply and demand for housing by removing surplusaccommodation and providing a better choice of homes in appropriatelocations and ensure that a sufficient number of new homes are affordable.To protect and enhance the built and natural environment of NorthStaffordshire including townscape, landscape, bio-diversity, establishedsettlement patterns, historic buildings and heritage sites (including parks,gardens and battlefields), and valued character areas.Thematic Options2.8 1 No numeric target for the provision of housing and allow housing to comeforward as and when sites are promoted by developers;2 Set a minimum number of units for development but provide no locationalguidance;3 Provide minimum commitments for housing development together with anupper delivery target and steer development towards priority developmentareas in the most sustainable locations.2.9 In order to ensure the delivery of RSS requirements it is necessary to set a minimumbuild level in the plan period. This will be as expressed in RSS, currently 600dwellings per annum, giving a total of 12,000 over the plan period. It should be notedthat this target is predicated on achieving clearance of 500 dwellings per annum. Agreater target for construction of new dwellings is set out in the Core Spatial Strategyand for Stoke-on-Trent is 13,780 (Policy CP12) An explanation of the level ofhousing is provided in the Core Spatial Strategy.2.10 The regeneration needs of the City are significant. Housing development, if usedproperly, can make a significant contribution to regeneration. However, for reasonsof both regeneration and sustainability it is appropriate to focus development intoparticular areas of the City and to manage the release of sites to ensure that the siteswith the greatest overall benefits, principally the locationally best sites but also takinginto account other material considerations, are released first. It is also necessary toprovide some degree of certainty to create confidence in the housing market andallow for the provision of infrastructure. For these reasons an approach of sequentialassessment, prioritization and programming has been followed.10

Policy SS1The Council will ensure an adequate supply of housing land during the planperiod to:a) meet the requirements of Regional Spatial Strategy;b) provide development sites that have regard to the strategic priorities ofurban regeneration;c) support the Housing Market Renewal programme, andd) provide at least 1,700 units of affordable housing.Reasoned Justification2.11 The City Council intend to ensure that sufficient housing land is available to meetneed for new housing development, whilst at the same time maintaining balance inthe supply of housing land. The appropriate means of achieving this is through a planled approach. Substantial provision has been made in the first four Area ActionPlans, and it is anticipated that further capacity will be identified and allocated duringthe preparation of Area Action Plans addressing the remainder of the Urban Corearea.2.12 In calculating the level of need and supply of housing land, account will be taken ofthe current average level of demolitions, committed clearances and the anticipatedperiod of time over which these will be achieved, together with completions, extantpermissions and housing sites identified through the Local Development Frameworkfor development, having regard to strategic regeneration priorities and the phasedapproach to housing release.2.13 The Government sponsored Housing Market Renewal programme has identified andset out the first phase of action to regenerate the housing market in NorthStaffordshire. The Area Action Plans have been prioritized to reflect this developingprogramme, as has the Development Portfolio. Priority will continue to be afforded tothe regeneration of the Inner Urban Core and other housing intervention areas.2.14 Historically there has not been a requirement within the City to provide affordablehousing. However, in recent years there have been significant rises in the cost ofmarket housing which have outstripped rises in earnings. Consequently there arerising numbers of people who are unable to access market housing. The CoreSpatial Strategy has set out the mechanism for the delivery of affordable housing. Itis anticipated that this private sector contribution, combined with public sectorinvestment will deliver sufficient affordable housing over the plan period to begin toaddress the need for affordable housing. Further guidance regarding the provision ofaffordable housing will be set out in a separate Supplementary planning Document.11

Prioritizing the Inner Urban CoreThematic Options2.16 1 Promotion of any site for housing as and when it may become available;2 Promotion of strategic housing areas and additional allocation of sites forprovision of local need; or3 Promoting only strategic sites within Area Action Plan locations.2.17 As indicated above there are clearly set out priorities for regeneration in the City. Theimportance of restructuring the housing market is recognised in Regional SpatialStrategy and the emerging Local Development Documents prioritize the HousingMarket Renewal areas, and support regeneration in these areas. For these reasons,together with the importance of achieving managed and sustainable release ofhousing sites, clear priorities for housing site release have been set out. The uncontrolledrelease of housing as and when sites become available would be in conflictwith a planned approach to housing release.2.18 Much of the housing focus, particularly in the early years of the plan period, isdirected towards the Inner Urban Core, and particularly the Housing Market Renewalpriority areas which are covered by the first wave of emerging Area Action Plans.However, it is also recognised that at the same time there is a need to ensure theongoing health of the other centres, not currently covered by Area Action Plans.Consequently housing opportunity sites have also been identified around othercentres.Policy SS2Housing development within the Inner Urban Core and the Meir Area ActionPlan are shown on the relevant Area Action Plan.Outside the Inner Urban Core and other areas of housing intervention identifiedon Plan 1, additional sites will only be released for housing development wherethey will assist regeneration and diversification of the housing market and fulfilone or more of the following:a) re-use of a listed building or building of local historic or architecturalinterest where housing is considered the best practical use and theconversion work is sympathetically designed and implemented;b) developments that are within or adjacent to the defined town centres ofTunstall, Stoke-upon-Trent, Fenton or Longton and are otherwiseappropriate;c) as a minority element in a mixed use development scheme wherehousing is necessary as enabling development;d) to provide special needs housing where this will be managed by a publicsector housing provider.Reasoned Justification2.19 Table 1 Below sets out the housing commitments and proposed distribution ofhousing. Between 1 st April 2001 and 31 st March 2004 there were 2,886 residentialcompletions. At 1 st April 2005 there were 3,822 residential commitments, and afurther 323 dwellings where it had been resolved to grant planning permission subjectto completion of a legal agreement. This is a total of 7,031 dwellings. However, 71%of these commitments are outside the Urban Core and predominantly focussed inresidential developments on the outer edges of the City.12

2.20 It is considered that new residential development outside the Inner Urban Core is wellprovided for by existing commitments. There has been a concerted effort by the CityCouncil evolving from the Housing Market Renewal programme to reverse the longstanding tendency towards development on the urban fringe. This DevelopmentPortfolio, the Core Spatial Strategy and emerging Area Action Plans continue this.This is for reasons of both sustainability and prioritization of regeneration efforts.Sustainability and regeneration are cornerstones of the overall approach of the LocalDevelopment Framework.2.21 Assessments of brownfield development sites show that there is an excess ofavailable sites over and above the level of housing provision required during the planperiod. As Stoke-on-Trent is a compact and densely populated urban area themajority of such sites will have some sustainability benefits to offer and meet at leastsome of the tests of suitability in national guidance. Were an approach to be followedof simply considering sites as they become available it is likely, as has happenedpreviously, that the most attractive sites to developers, rather than the mostsustainable sites or those with the greatest regeneration benefits, would bedeveloped first. This is what has happened historically, as can be seen from thedistribution of new housing towards the urban periphery. The approach of simplyallowing sites to come forward in this way is not therefore considered appropriate.2.22 Substantial regeneration effort is being poured into the urban core of the City,particularly the City Centre and surrounds, and the area around Burslem andMiddleport. These areas are considered to be the regeneration priorities of the Cityand a significant proportion of the scarce regeneration resources available are beingtargeted to these areas. It is recognised however that the release of other sites maybe prioritized for particular reasons.2.23 The Council recognize the importance of the preservation of the built history of theCity. If it is accepted that the retention of listed and historic buildings is desirable,then the best way of achieving this is by finding a use that is sustainable in the longterm and will facilitate future maintenance and upkeep. Providing that any conversionwork is sympathetically carried out, conversion to housing could represent anappropriate new use. Many of these buildings will not be in the most sustainablelocations. However, in light of the relatively limited number of new dwellings likely toarise as a result of such conversions it is considered that the overall benefit ofretaining such buildings will be greater than the harm as a result of the release ofinappropriate housing development sites.2.24 Similarly there are significant benefits arising from appropriate mixed use schemes.In instances where mixed use schemes that include housing are brought forward inlocations where housing development would not normally be acceptable, it will be forthe developer to demonstrate that the housing element is necessary to support thescheme financially. It is anticipated that in such instances the housing element will bea minority element in the overall scheme accounting for not more than 25% of thefloorspace to be provided and will be conditioned accordingly.2.25 There are some instances where there will be a need for specialist housing which forvarious reasons may be most appropriately located outside the areas normallyconsidered as priorities for housing development. This could for instance be ExtraCare housing provided within existing community areas to avoid the need for elderlypeople to leave the communities where they may have strong family or communityties built up over many years, severance of which would cause hardship. In suchinstances it will be for the provider to demonstrate why the proposed location is themost appropriate for the particular development. It is anticipated that this form ofhousing will be provided by a Registered Social Landlord, but there may be othermodels upon which such housing could be provided by the public sector.13

Table 1 Housing Completions & Commitments at 1 st April 2005 andBroad Distribution ProposalsCompletions 2001-2005 2,886Commitments at 01-04-05Urban Core 945Remainder of City 2,8773,822AAP AreasBurslem, Middleport Etruria Valley AAP 2,000 1City Centre South and University Q AAP 2,500 2City Centre and Etruria Rd Corridor AAP 500Meir AAP 450Total 4,554 3Urban Core Future AAPs 500Peripheral Estates and GRAs 600Town Centre Organic RenewalTunstall 350Longton 350Stoke 200Fenton 1001,000Windfall Allowance 418Total 13,780Note 1 : Of which 80 were committed and 1,920 remained to be identified at 01-04-2005.Note 2 : Of which 816 were committed and 1,684 remained to be identified at 01-04- 2005.Note 3 : Existing commitments in Note 1 and 2 above have been deducted from total to avoid doublecounting.14

Managing Housing ReleaseLinks to Strategic Aims2.26 SA2 To concentrate new development within the North Staffordshire conurbationand promote sustainable patterns of development that reduce the need totravel and promote accessibility by means of transport modes other than theprivate car.SA3To focus any appropriate development in rural areas on brownfield sites withinthe larger settlements to reduce the need to travel and to protect the ruralenvironment.Thematic Options2.27 1 Allow the un-managed release of housing sites as and when developers bringthem forward.2 Seek as part of the overall management of the release of housing sites tobring forward the best overall sites first.2.28 There are a large number of housing sites allocated for development over the planperiod. Whilst these sites are considered to be the best available for housingdevelopment, clearly some are sequentially better than others. It is appropriate toensure that the best sites are developed first and to support this it is appropriate tomanage this release. The phasing policy below is the means of achieving this.Policy SS3Existing large scale housing commitments are shown on Table 2. The housingproposal sites outside the Inner Urban Core and Meir Area Action Plan arelisted in Table 3a and shown on Plan 1 and will be released in generalaccordance with the phasing shown in Table 3b.Reasoned Justification2.29 A sequential assessment of housing sites has been carried out and used to informthe appropriate phasing of the release of housing sites, having regard to strategicregeneration priorities. The sequenced release of sites set out in Table 3b isconsidered to best meet these needs.Peripheral Estates and General Renewal AreasLinks to Strategic Aims2.30 SA1 To meet the overall development requirements for the sub-region inaccordance with the approved West Midlands Regional Spatial strategy.SA6To balance the supply and demand for housing by removing surplusaccommodation and providing a better choice of homes in appropriatelocations and ensure that a sufficient number of new homes are affordable.15

Thematic Options2.31 Specific problems relating to the peripheral estates and General Renewal Areas havebeen recognised for some time. In each case interventions will be developed,working with local communities and other interests, to address the problems. Theseoptions will need to be tailored to the individual site circumstances. In terms ofthematic options, the choice available was to either address the issues arising, or todo nothing. It is considered that doing nothing is not a realistic option, and it has nottherefore been considered. The real options assessment will come in terms ofaddressing the overall needs of communities and the preparation of tailoredregeneration schemes. Whilst a framework is needed to allow this work to beundertaken, the myriad options arising are not to be considered here.Policy SS4The Peripheral Estates and General Renewal Areas identified on the Plan 1 willbe subject to a programme of renewal and improvement. As part of this somenew dwellings will be provided as part of the restructuring of the housingstock. Building will be limited to a maximum of 600 new dwellings distributedbetween these areas.Reasoned Justification2.32 Initial assessment work on the Peripheral Estates and within the General RenewalAreas is already underway and in many cases there has been a substantial level ofpublic participation in the preparation of long term strategies for renewal of the areas.Whilst it is clear that there will be a need for some element of clearance andreplacement of dwellings within these areas, work is not sufficiently well advanced toidentify precisely what level of demolition and new build will be required in each case.2.33 It is appropriate therefore to make provision for an element of new development splitbetween the areas and which will be delivered through the individual master plans.As both demolitions and new build are assessed as gross figures in line with RegionalSpatial Strategy, it is necessary to include these within the overall housing figures. Anominal new build figure has been included in the housing allocation. Provision ofnew dwellings will be to diversify the housing stock and tenure mix to create morebalanced and sustainable communities. It is anticipated that there will be net gainsearly in the programme to allow for front loading. However, demolitions and newbuild will be in broad overall balance during the plan period.Gypsy and Traveller SitesLinks to Strategic Aims2.34 SA1 To meet the overall development requirements for the sub-region inaccordance with the approved West Midlands Regional Spatial Strategy.16

Thematic Options2.35 Guidance on the provision of sites for Gypsies and Travellers is set out in Nationaland Regional guidance. As a result of recent assessments carried out in relation toplanning appeals the evidence in relation to need suggests that there is adequateprovision of facilities. Consequently whilst guidance requires inclusion of a policyrelating to the provision of such sites, there are no realistic thematic options toconsider in respect of this policy.Policy SS5The City Council will in principle support the provision of Gypsy and TravellerSites which help to meet identified need should existing provision prove to beinsufficient.Reasoned Justification2.36 It is important that adequate provision is made for sites for Gypsies and Travellers, aswith other members of the community. Whilst establishing the true extent of need forfacilities is inherently difficult, current evidence indicates that there is an adequatelevel of provision. The Council will however keep this position under review, and ifnecessary bring forward additional provision.MonitoringIndicator% of new residential development builton previously developed land in theperiod 2001 to 2021.Meet minimum annual housingcompletion requirement as set out in theRegional Spatial Strategy.Number of dwelling completions in theInner Urban Core in the period 2001 –2021.Number of dwelling completions in theUrban Area outside the Inner UrbanCore in the period 2001 – 2021.Net additional dwellings.Target85% (Stoke-on-Trent)600 p.a. (Stoke-on-Trent)7,200 dwellings minimum6,580 dwellings maximum in Stoke-on-TrentIn accordance with HMR renewal andreplacement programmes.17

Table 2: Housing Commitments 10 Units or More Remaining Capacity Outside theUrban Core and Meir at 1 st April 2005.Site Ref Site Area (Ha) Capacity PermissionHC 1 Clanway Farm 15.92 395 FullHC 2 Norton Colliery/Newford Valley 13.6 400 OutlineHC 3 Coalville Estate 15.92 202 OutlineHC 4 Norton Colliery 11.4 171 FullHC 5 Springfields 2.8 133 FullHC 6 Former Global Ceramics 5 129 FullHC 7 H & R Johnson 1.25 90 OutlineHC 8 Royal Doulton Factory 4.1 85 FullHC 9 Furlong Road 2.66 61 FullHC 10 Dividy Road 1.69 61 FullHC 11 The Lomax 0.12 48 Legal 1HC 12 Amblecote Drive 1.66 46 FullHC 13 St Andrew's Square 0.66 44 FullHC 14 Gregory Street 0.19 36 FullHC 15 Palace Cinema 0.17 35 LegalHC 16 The Old Foley Pottery 0.94 30 OutlineHC 17 Former Focus DIY Store 0.79 28 FullHC 18 Land Adjacent to Selwyn House 0.65 25 FullHC 19 Minerva Works 0.85 24 FullHC 20 Main Street 1.03 20 OutlineHC 21 Stamer House, 0.16 18 FullHC 22 United Christ Church 0.18 15 FullHC 23 Former Ashfields Cottages 0.31 12 OutlineHC 24 Ashwood 0.25 12 LegalHC 25 Cross Street 0.23 10 FullNote 1Note 2“Legal” refers to sites where there is a resolution to grant planning permission subject to completion of an appropriatelegal agreement.Capacity refers to the development capacity of a site, where specified on the planning permission. Where no capacityis specified it has been estimated based on a density of 30 dwellings Ha gross. Current completions average 48dwellings/Ha gross. The capacity figures are therefore considered conservative.18

Table 3a - Housing Proposals Outside the Inner Urban Core and Meir AAPProposalsSite Ref Site Area (Ha) Capacity (units)H1 Parsonage Street 0.48 38H2 Broomhill Street 0.08 4H3 Lightwood Road 1 0.28 3H4 Canal Street 2 3.31 99H5 Davenport Street 3 2.61 65H6 Ashwell Street 0.34 17H7 Boundary Works 1.09 55H8 Longton Station 0.05 5H9 Caroline Street 1.08 65H10 Wood Street 0.16 10H11 Market Street 0.13 13H12 Coronation Avenue 1.08 43H13 Wilson Road 4 1.36 30H14 Brookwood 0.51 10H15 Blurton Farm Depot 0.79 16MU1 Top Bridge Works 5 0.80 24MU2 Victoria Ground and Woodhouse Street 6 15.00 198MU3 Royal Infirmary 7 8.87 222MU5 Alexandra Works 3.48 174Note 1 The is a greenfield, greenbelt site. Whilst it would be effectively an infill plot in an existing built frontage, developmenthere would not normally be acceptable. However, the site has been included to encourage provision of a maximum of3 large floor plate high quality houses at the top end of the housing market. The site will be retained within the greenbelt and will only be released should a housing scheme of exceptional quality be brought forward. Any prospectivedeveloper is strongly urged to enter into pre-application discussions prior to the submission of an application.Note 2 The site has been included as an opportunity to provide high quality housing development in a reasonably sustainablelocation. The Proposals Map indicates a marina to be provided in this location and provision of the marina will be arequirement for the release of the site for housing development.Note 3 Whilst currently largely in employment uses, the site could provide an opportunity to provide high quality developmentoverlooking the canal and Westport Lake Park. A maximum of 65 dwellings will be developed on this site anddevelopment will only be permitted where a comprehensive high quality scheme is brought forward facilitating thedevelopment of the whole site.Note 4 The site is greenfield. Development here would not normally be acceptable in this location. However, the site is in anelevated location and has been included to encourage provision of a maximum of 30 large floor plate high qualityhouses at the top end of the housing market. The site will only be released for development should a housingscheme of exceptional quality be brought forward. Any prospective developer is strongly urged to enter into preapplicationdiscussions prior to the submission of an application.Note 5 This is a grade II* listed building. As such particular care will be taken in assessing any scheme put forward fordevelopment. The notional allocation of 24 housing units is purely notional and the number of dwellings appropriateon this site will be entirely dependent upon the details of any scheme put forward.Note 6 Development of this proposal will need to be brought forward as part of a comprehensive mixed use scheme. Anincremental approach to development in this location will not be accepted.Note 7 Work is currently under way to concentrate health facilities on the City General site. It is anticipated that by the end ofthe Plan period the site will be available for development. Some of the buildings within this site are considered tohave some conservation merit. it is anticipated that a comprehensive development scheme will be brought forwardtaking these opportunities into account.19

Table 3b - Housing Outside the Inner Urban Core and Meir AAP – Phasing2006-11 2011-16 2016-21H3 H2 H1H4 H8 H5H7 H9 H6H11 H10 H12H14 MU2 H13H15MU3MU1MU520

3.0 PART 3 - EmploymentContext3.1 This Development Portfolio sets out employment land provision to 2021 and buildsupon the long-term vision, spatial principles and strategic aims for regeneration setout in the North Staffordshire Core Spatial Strategy (NSCSS), which in turnaddresses Regional Spatial Strategy (RSS) policy direction to deliver economicprosperity.3.2 The Government encourages the promotion of a strong, stable, productive andcompetitive economy and sees the planning system as having an important role indelivering this. Through the Local Development Framework, planning authoritiesshould have regard to the importance of encouraging industrial, commercial and retaildevelopment if the economy is to prosper and provide for improved productivity,choice and competition, particularly when the requirements of modern business arechanging rapidly.3.3 One of the Government’s key aims is to encourage continued economic developmentin a way which is compatible with its stated environmental objectives and that up todate and relevant plans are essential if the needs of commerce and industry are to bemet and reconciled with demands for other forms of development and for theprotection of the environment.3.4 Stoke-on-Trent is a major urban area. It has an excellent strategic location withconvenient access to the North-West, West Midlands and East Midlands. TheCommunity Strategy for Stoke-on-Trent has a number of themes in whichemployment development can help to realise: a healthier city, a safer city and awealthier city.3.5 The Development Portfolio sets out the approach to the allocation of employmentland.3.6 The Core Spatial Strategy indicates at Policy CP16 that in the period 2005 to 2021 inorder to achieve sustainable development and economic growth, provision will bemade for at least 90 hectares of employment land provision within Stoke-on-Trent andat least 56 hectares at Chatterley Valley, based on a programme of a phased releaseof land, 20 hectares of which is within Stoke-on-Trent. Having regard to historicemployment land take up, demand for employment land may be as much as 210hectares.3.7 Existing sites committed through the grant of planning permission have been takeninto account in the preparation of the Development Portfolio. In addition four AreaAction Plans have been prepared in parallel, and these documents also includeemployment site allocations as part of the restructuring of those areas of majorchange.Vision3.8 ‘No existing jobs will be lost or sustainable employment growth opportunityforgone for want of adequate land/premises’21

Policy Aims (PA)3.9 PA4 To ensure that employment land in the right amounts is provided of the righttype and in the right place to meet projected future employment land needs to2021PA5PA6To ensure no desirable development is lost due to a lack of site availabilityTo ensure established employment areas have adequate provision for theirimprovementSpatial Policies3.10 The Development Portfolio must take account of national planning policy includingsecuring sustainable development. Planning Policy Guidance Note 4: Industrial andCommercial Development (PPG4) recognises that many urban areas contain largeamounts of land, once used for industrial purposes but now under-used or vacant.National policy objectives recognise that getting this land back into beneficial use isimportant to the regeneration of towns and cities and that optimum use should bemade of potential sites and existing premises in inner cities and other urban areas,taking into account such factors as accessibility by public transport, particularly in thecase of labour-intensive uses.3.11 An essential element of Government guidance in the preparation of the LocalDevelopment Framework, is the approach of plan, monitor and manage. The Stokeon-TrentLand Availability database contains information, updated on an annualbasis, of all available development land available for a number of uses, includingindustrial and commercial, and whether the sites are current development planallocated sites, whether they are available for development, what planningpermissions have been granted and the likely timescale for development. Thedatabase provides the baseline data for Regional Monitoring Returns and providesstatistical and planning application information for potential developers. This databasehas been used to form the baseline information for this Development Portfolio.3.12 The ‘Prosperity for All Chapter’ within RSS contributes to the maintenance of high andstable levels of economic growth as a key element of the overall strategy forsustainable development. The strategy encourages diversification of the regionaleconomy through the promotion of high value-added businesses and the attraction ofinward investment. Existing economic activities in the Region are encouraged tomodernise, both to stay competitive and to embrace the opportunities offered by newtechnologies and ICT, particularly through improvements and innovations in productsand processes. The potential for existing industries to apply new technology to helpaddress the implications of global climate change is also recognised.3.13 RSS policies and requirements are translated into spatial policies for NorthStaffordshire within the Core Spatial Strategy. Preferred policies coveringEmployment within the Economic Prosperity Section are:• Key Economic Opportunities (CP15) – recognising the development of theNorth Staffordshire’s economy will be achieved through a number ofmechanisms such as diversification and modernisation of the City Centre,harnessing the creative and knowledge assets and improvement in the levels ofproductivity, modernisation and competitiveness of existing economic activities.• Meeting Employment Needs (CP16) – providing the total economic growthprovision to 2021.22

• Strategic Employment Sites (CP17) – translating the requirement within RSSto consider Regional Investment Sites and Regional Logistics Sites.• Employment Development within Urban Areas (CP18) – Providingdevelopment criteria for the prioritisation of sites within the Regeneration Zoneand the City Centre as well as other strategic and town centres within NorthStaffordshire’s hierarchy of centres.Land SupplyLinks to Strategic Aims (SA)3.14 SA1 To meet the overall development requirements for the sub-region inaccordance with the approved West Midlands Regional Spatial Strategy.SA2SA3SA4SA8SA11SA20To concentrate new development within the North Staffordshire conurbationand promote sustainable patterns of development that reduce the need totravel and promote accessibility by means of transport modes other than theprivate car.To focus any appropriate development in rural areas on brownfield sites withinthe larger settlements to reduce the need to travel and to protect the ruralenvironment.To create a more sustainable urban environment through the appropriatelocation, design, materials, public realm, linkages and control of newdevelopment leading to a more prudent use of natural resources and creationof more healthy urban city living.To increase investment in the economy and broaden the employment base ofNorth Staffordshire, including the development of new types of work anddiversification of existing businesses.To ensure a balanced portfolio of good quality and available employment landis provided and maintained to meet the needs of existing businesses andpotential inward investors.To encourage investment in high value added economic development leadingto good quality employment opportunities.Thematic options3.15 1. Promotion of any site for employment as and when it may occur2. Promotion of strategic location sites as well as allocation of sites for provisionof local need and improvements to existing industrial estates3. Promoting only strategic sites within Area Action Plan LocationsPolicy SS6The employment proposal sites are listed on Table 4 and shown on the Proposals Map(Plan 2).23

Table 4 - Employment Portfolio Outside the Inner Urban CoreSite RefSiteArea(Ha)Range of UsesDescription of SitesE1Trentham Lakes South, StanleyMathews Way*33.9E2 Radial Park, Sideway* 24E3 Chatterley Valley* 20.7B2, B8, AncillaryB1B2, B8, AncillaryB1B1, B2, B8,Ancillary B1E4 Dewsbury Road, Fenton* 12 B1, B2, B8E5 Fenton Industrial Estate (South) 11.5E6 North of Cartlich Street / Newfields,High Street, Sandyford*E7 Trentham Lakes North, land offGordon Banks Drive*E8 Mossfield Industrial Estate 8.14E9 Campbell Road (North)* 7.99E10 Johnson Mathey 7.84E11 ex Staffordshire Tableware,Whittle RoadB2, B8, AncillaryB19.71 B1, B2, B89.58 B1, B2, B87.6E12 Brownhill Tileries, Canal Lane 6.5B2, B8, AncillaryB1B2, B8, AncillaryB1B2, B8, AncillaryB1B2, B8, AncillaryB1B2, B8, AncillaryB1E13 Site 5 Reginald Mitchell Way* 6.4 B1, B2, B8E14 California Business Park,Whieldon Road5.5B2, B8, AncillaryB1E15 Radial Park, Queensway* 4.16 B8, Ancillary B1E16 Newstead Industrial Estate 3.95B2, B8, AncillaryB1E17 Stanley Matthews Way, Blurton* 3.92 B2, Ancillary B1E18 Ex Phoenix Timber, Foley Road 3 B1, B2, B8E19 Site 4 (Valley Works) WatergateStreet, Tunstall*E20 Oldfield Business Park, BirrellStreet*2.22 B1, B2, B82.14 B1c), B2, B8E21 Off Forge Lane, Etruria Valley* 2 B1, B2, B8E22 Park Hall Industrial Area* 1.91E23 Garner Street, Cliff Vale* 1.8 B2, B8E24 Wedgwood Drive, Barlaston* 1.77 B2B2, B8, AncillaryB1Site of RegionalSignificanceSub- RegionalSignificanceSite of RegionalSignificanceGood QualityEmployment SiteGood QualityEmployment SiteGood QualityEmployment SitePart of Site ofRegional SignificanceGood QualityEmployment SitePart of Sub-RegionalEmployment SitePart of Sub-RegionalEmployment SitePart of Sub-RegionalEmployment SiteGood QualityEmployment SiteGood QualityEmployment SiteGood QualityEmployment SitePart of Sub-RegionalEmployment SiteGood QualityEmployment SitePart of Site ofRegional SignificanceGood QualityEmployment SiteOther EmploymentSiteGood QualityEmployment SitePart of Sub-RegionalEmployment SiteOther EmploymentSiteGood QualityEmployment SiteGood QualityEmployment Site24

E25 Minton Hollins, North Street (E) 1.7 B1, B2E26 Oldfield Business Park, BirrellStreet*1.6 B1c), B2, B8E27 Chatterley Whitfield* 1.3 B1a), B1b), B1c)E28 Anchor Road, Adderley Green* 0.98 B2E29 Devon Pottery, Sutherland Street* 0.88 B1c), B2, B8E30 Sefton Road* 0.75E31 Park Hall Business Village, ParkHall Road*B2, B8, AncillaryB10.61 B1c), B2, B8E32 High Street, Sandyford 0.34 B1c), B2MU1 Topbridge Works, Burslem 0.4 B1MU2 Victoria Ground and WoodhouseStreet, Stoke 5.9 B1, B2Good QualityEmployment SiteGood QualityEmployment SiteOther EmploymentSiteOther EmploymentSiteOther EmploymentSiteOther EmploymentSitePart of Good QualityEmployment SiteOther EmploymentSiteMU3 Royal Infirmary, Stoke 2.3 B1, B2MU4 Spode, Stoke 1 B1, B2TotalAbout216* Committed SitesRange of Use ClassesClass B1 (a) - Offices other than financial and professionalB1 (b) - Research and developmentB1 (c) - Light industryB2 - General IndustryB8 - Storage and distribution3.16 The existing portfolio of employment land has been reviewed in accordance with thescope of Planning Policy Guidance Note 4: Industrial and Commercial Developmentand The Office of the Deputy Prime Minister’s Guidance Notes on ‘Employment LandReviews’. The only options put forward for employment development (over 0.4hectares) outside Area Action Plan Areas not carried forward into the DevelopmentPortfolio are set out below:3.17AddressLeek Road / BucknallRoadSiteReferenceNumberLDF Rep135aCommentsGreenfield sitePoor land condition / DrainagePoor access.More sequentially preferable sites available25

Land adjoining FormerStaffordshire House,Dewsbury RoadLDF Rep118aGreenfield Site,More sequentially preferable sites availableProximity to existing housing estate, erosion ofgreenfield gapSmall part of this site, adjacent to existing estate,included within permitted site E4 Dewsbury Road,FentonReasoned Justification3.17 Policy CP16 in the Core Spatial Strategy sets a minimum target for employment landprovision which will allow for a high economic growth rate provided that the allocationof sites presented in a portfolio of land is based on a balanced and managedapproach with a supporting robust planning framework. As set out in the Core SpatialStrategy a focussed strategic approach to employment land supply would allow theurban area to be transformed into ‘areas of opportunity’. This will build on theNSIEDS ‘drivers for change’ for reversing past out-migration from the inner core tomake it the focus of development and investment – particularly where this supportsthe transformation of the environment and the strengthening of the City Centre. Tosolely concentrate on a limited focussed approach in terms of employmentopportunities would fail to take into account more localised needs and fail torecognise the large areas of existing brownfield land within the whole of the city arealying vacant. With sustainable development at the heart of a more balancedapproach in land designation, recognising the existing industrial estates and providingopportunities for their improvement and modest expansion as well as allocating mixeduse sites which offer balanced regeneration solutions can ensure that all areas of thecity benefit whilst maintaining a portfolio of employment land which forms part of apackage of measures to transform the core areas of the City. The portfolio ofemployment land has been informed by the market in terms of site representationsand these have been included where possible. To introduce policies which only reactto applications for employment land without allocating sites and driving the right kindof regeneration in the right areas would weaken any strategy for economic growthand would not ensure an up turn in the market particular with regard to reversing pasttrends in terms of a low level of finance and business service sector jobs within thearea or secure prioritisation of town and city centres. As well as aiming to attractinward investment, a balanced portfolio of land can focus on improving localcompetitiveness and recognising the need for modernisation and / or expansion ofexisting businesses.MonitoringIndicatorTake up of employment land.Target7 hectares per annum.Industrial AreasLinks to Strategic Aims3.18 SA4 To create a more sustainable urban environment through the appropriatelocation, design, materials, public realm, linkages and control of newdevelopment leading to a more prudent use of natural resources and creationof more healthy urban city living.26

SA8SA11To increase investment in the economy and broaden the employment base ofNorth Staffordshire, including the development of new types of work anddiversification of existing businesses.To ensure a balanced portfolio of good quality and available employment landis provided and maintained to meet the needs of existing businesses andpotential inward investors.Thematic options3.19 1. Promotion of all Industrial sites for all types of B uses2. Allocation of specific types of employment and industrial sites inspecific locations3. Promotion of employment and industrial sites which can accommodatea range of uses, where appropriate, which meets different commercialrequirements but can ensure sustainable development in the rightlocations.Policy SS7Employment portfolio sites may accommodate the range of uses set out in Table 4. Theloss of (Class B) employment land will not be permitted unless it can be demonstratedthat having regard to the type of land or premises; its function; its availability; andgrowing economic and market demand; it can be demonstrated that such loss wouldnot be detrimental to the economic prospects of the City.Reasoned Justification3.20 Through a strategic approach to reversing past out-migration from the inner core andbuilding upon a package of measures to grow economic activity in a more balancedway across different sectors of industrial and commercial development a morefocused approach to allocating sites can be developed for specific sectors focusingdevelopment and investment opportunities. Specific industrial area allocations whichare of an appropriate size and scale and take advantage of location and resourceopportunities and to meet the requirements set out in NSIEDS, will guide the rightdevelopment in the right locations. If there are no limitations to the type ofemployment uses on industrial allocations this will encourage business andcommercial premises which, because of the number of employees and minimumoperational requirements can be accommodated within town centre locations andwhere possible within mixed use schemes. Rigidly applying only certain use classeson one site and not another could be too inflexible to cater for changing commercialrequirements. The sites allocated in Table 4 identify a range of uses which could beaccommodated on each of the sites whilst still maintaining a more rigid approach onsome sites where this will aid regeneration and sustainable patterns of development.The portfolio of sites has be drawn up using existing land availability information andsite representations made through the LDF process and known developer interests.To identify a range of uses on each site and develop a strategic policy frameworkthrough which planning applications can be considered presents a more sustainableapproach to plan preparation. Ensuring the larger areas of industrial land inappropriate areas are reserved for industrial uses and can be protected from othercommercial developments, where appropriate. This is in line with national andregional planning policy guidance.27

MonitoringIndicatorLoss of employment portfolio land to nonancillary employment uses.Target0Offices DevelopmentLinks to Strategic Aims3.21 SA8 To increase investment in the economy and broaden the employment base ofNorth Staffordshire, including the development of new types of work anddiversification of existing businesses.SA9SA10SA11To encourage the growth of the further and higher education sector andtraining facilities to meet the needs of indigenous and incoming employersand North Staffordshire residents.To focus large scale office and retail development within Stoke-on-Trent CityCentre and Newcastle-under-Lyme Town Centre whilst maintaining anappropriate role and provision of balanced growth for each of the othercentres.To ensure a balanced portfolio of good quality and available employment landis provided and maintained to meet the needs of existing businesses andpotential inward investors.Thematic options3.22 1. Employment sites allocated for all types of B uses with no distinction betweentypes of employment use2. Promotion of employment sites for specific types of development capable ofmeeting different commercial requirements using a hierarchical approach28

Policy SS8Office developments (non-ancillary to other uses) which attract large numbers ofpeople on a daily or regular basis should be located within the city centre and othertown centres, having regard to the scale of development and the hierarchy ofcentres as defined in Core Policy CP4.City Centre high quality, high density business development should be located inthe business quarter or within the city centre boundary as first preference location.Applications for A2 and B1 development at ground floor premises on identifiedprimary shopping frontages will not be permitted. Only if no suitable city centre ortown centre sites are available and, having demonstrated that the type of businessdevelopment proposed cannot be accommodated within a first preference location,applications for office development will next be considered on sites consideredsuitable for office use (B1) as set out in Table 4 (second preference sites). Only ifapplicants demonstrate that there are no suitable first and second preferencelocations available or suitable will other locations next be considered. Alldevelopments outside of first and second preference locations should demonstrateneed for the proposal and will be within established built-up area boundaries andshould be in close proximity to existing public transport facilities (i.e within 500metres convenient walking distance of a centre of an appropriate scale and functionor within 500 metres convenient walking distance of a bus station or railway station).Such developments will:a) Not, either individually or cumulatively, impact upon or harm the vitalityor viability of any designated centre, within the anticipated catchments;b) Demonstrate they have been flexible about their proposed businessmodel in their consideration of alternative sites;c) Be accessible by a choice of transport modes with facilities for disabledpeople, pedestrians and cyclists;d) Promote sustainability objectives by reducing travel distances for localresidents and not significantly increase the need to travel by car;e) Not have a detrimental effect on the amenity of neighbouring residentialproperties.Reasoned Justification3.23 With the marked decline in the number of manufacturing jobs and contraction ofemployment in relatively low paid activities, there is a defined need to increaseemployment in higher value jobs as well as maintaining sites within an employmentportfolio as set out in Policy SS7.3.24 Between 1995 and 2002 there has been a transition from manufacturing towardsservices, particularly distribution, consumer and public services, but far less towardsfinancial and business services. Through a strategic approach to reversing past outmigrationfrom the Inner Urban Core and building upon a package of measures togrow economic activity in a more balanced way across different sectors of industrialand commercial development a more focused approach to allocating sites can bedeveloped for specific sectors focusing development and investment opportunities.3.25 Set within a regional planning context the Core Spatial Strategy and Area ActionPlans promote the regeneration of Stoke-on-Trent’s city and town centres. This is in29

line with the Governments key objectives for town centres, which is to promote theirvitality and viability by planning for the growth and development of existing centres,focussing development within these centres and encouraging a wide range ofservices in a good environment, which is accessible to all. Such an approach createsa safer city having mixed use developments which incorporate a range of day andnight time activities which can also develop a strong sense of community.3.26 Wherever possible, growth should be accommodated by more efficient use of landand buildings within existing centres. Planning for an increase in office developmentand high-sector jobs is essential in ensuring that the regeneration of the city centreand town centres is developed in a sustainable manner. Coupled with specificpolicies for industrial land development policies promotion of specific types ofemployment and industrial sites to meet different commercial requirements willspecifically aid in providing a clear and concise method for approaching thesequential test to site selection and to ensuring the right type of development at theright scale in the right location prioritising the development of a wealthier city. Theprovision of a broad development portfolio without the identification of specific sitesfor office and commercial use could allow for more unsustainable patterns ofdevelopment and use of valuable industrial land for piecemeal office development.MonitoringIndicatorLand permitted for non ancillary office usesoutside town centres and employmentportfolio sites.Target0Links to Strategic Aims3.27 SA8 To increase investment in the economy and broaden the employment base ofNorth Staffordshire, including the development of new types of work anddiversification of existing businesses.SA9SA11To encourage the growth of the further and higher education sector andtraining facilities to meet the needs of indigenous and incoming employersand North Staffordshire residents.To ensure a balanced portfolio of good quality and available employment landis provided and maintained to meet the needs of existing businesses andpotential inward investors.Thematic options3.28 1. Promotion of sites capable of accommodating all types of employment use asand when schemes are presented2. Promotion of sites capable of accommodating all types of office andcommercial development3. Promotion of a hierarchy of sites in relation to business and commercialdevelopment30

Policy SS9Within the identified sites, shown on Table 4 and listed below, planningpermission will be granted for Use Class B1 uses and where appropriate B2 usesbut not for financial and professional services.a) E3 – Chatterley Valley*b) E4 – Dewsbury Road, Fenton*c) E6 – North of Cartlich Street / Newfields High Street, Sandyford*d) E7 – Trentham Lakes North Land off Gordon Banks Drive*e) E13 – Site 5 Reginald Mitchell Way*f) E18 - Ex Phoenix Timber, Foley Road, Longtong) E19 – Site 4 (Valley Works) Watergate Street, Tunstall*h) E21 – Off Forge Lane, Etruria Valley*i) E25 – Minton Hollis, North Street (E)j) MU1 – Topbridge Works, Burslemk) MU2 - Victoria Ground and Woodhouse Street, Stokel) MU3 – Royal Infirmary, Stokem) MU4 – Spode, StokeThe City Council will promote development which places the emphasis on highdesign standards and landscaping provision.* Committed SitesReasoned Justification3.29 The types of business and commercial operators requiring office premises varyconsiderably and the requirements for differing types of office development meansthat in order to obtain more sustainable patterns of development it becomesnecessary for local planning authorities to provide mechanisms for varying types ofbusiness to obtain modern premises of the right scale and format in the rightlocations, providing a portfolio of land which encompasses a hierarchy of locationsdependent on the type of premises and locational requirements. Such an approachcan strengthen a strategic sustainable approach which recognises that officedevelopment is appropriate to town centres, adding to their diversity, vitality,supporting and extending their services and contributing to town centre regeneration.3.30 In allocating a portfolio of sites whereby any business, commercial or industrialoperator can locate provides flexibility but also largely increases the amount of landrequired to be available at any one time and increases the attractiveness of siteswhich are readily available in out of town locations for operators which attract a highpercentage of car borne travel.3.31 In a balanced approach to bringing together strategic and land use planning, as setout in NSIEDS, there is a market requirement for businesses to locate in developmentareas of a lower density than in centre locations with additional operational land, asrequired. Not-in centre large office development should be demonstrated asappropriate, where it is accessible by public transport, making a significantcontribution to the diversification of the local economy. Such developments couldprovide an imbalance in the mix of uses appropriate to centres.3.32 In developing a policy approach to securing new development these requirementscan be accommodated in locations close to city and town centres, where appropriate,without having to be accommodated on larger sites outside centres with little or noconnectivity to their function. Such out-of-centre locations can be made available for31

industrial developments which for a number of reasons including neighbourliness,cannot be accommodated within centres.MonitoringIndicatorLand permitted for uses other than ClassB1 within office development sites.Target0Land Take UpLinks to Strategic Aims3.33 SA1 To meet the overall development requirements for the sub-region inaccordance with the approved West Midlands Regional Spatial Strategy.SA2SA8SA10SA11SA12To concentrate new development within the North Staffordshire conurbationand promote sustainable patterns of development that reduce the need totravel and promote accessibility by means of transport modes other than theprivate car.To increase investment in the economy and broaden the employment base ofNorth Staffordshire, including the development of new types of work anddiversification of existing businesses.To focus large scale office and retail development within Stoke-on-Trent CityCentre and Newcastle-under-Lyme Town Centre whilst maintaining anappropriate role and provision of balanced growth for each of the othercentres.To ensure a balanced portfolio of good quality and available employment landis provided and maintained to meet the needs of existing businesses andpotential inward investors.To increase the opportunities for sustainable modes of travel by securingimprovements to public transport infrastructure and the provision of facilities topromote walking and cycling.Thematic options3.34 1. Land take should be considered on account of past trends2. Land take should be informed by past trends but take account of regenerationpriorities and economic prosperity.3. Land take should be solely considered on an economic growth approach32

Policy SS10The City Council , in co-operation with regeneration partners, will, where resourcespermit, actively seek to accelerate the take-up of employment land by:a) where appropriate, support public acquisition of key developmentsites and preparing and marketing them for development;b) where appropriate, considering acquisition of derelict sites andpreparing them for development through reclamation;c) where appropriate, working with the external groups and organisationsat a regional and sub-regional level to promote joint ventures betweenthe public and private sectors in assembling and developingemployment sites; and seeking to promote the carrying out inemployment improvement areas a programme of infrastructural andenvironmental improvements to improve their appearance andattractiveness for further investment;d) promoting the city as a sound location for investment;e) directly or jointly assisting in the marketing and publicising ofemployment development sites.Reasoned Justification3.35 Historically rates of employment land take-up have been relatively low. Theappearance, location and physical condition of vacant industrial land may havedissuaded potential investors in the past and so a need exists to ensure developmentsites are more attractive and competitive.3.36 More recently over the past five years land-take up has increased. The NSIEDSidentified that the levels of take-up in North Staffordshire averaged around 14.1hectares throughout the area over the past eight years. However, the increase ininvestment in the area by major logistics and distribution developments make up alarge percentage of this. On this basis excluding developments brought forward in2002 and 2003, the annual take up falls to around 8.4 hectares which is lower thanthe total supply proposed over the period to 2021. Such figures are of some merit inidentifying that a positive policy approach to employment land promotion and theidentification of ways in which sites will be brought forward and for what type of usesare important. Direct comparisons of land take or the sole use of past trends are ofonly limited use in the promotion of a strategy approach to economic prosperity.Proposed high-quality, high density central area employment development in thefuture is a fundamental cornerstone of a deliverable strategy which can shape futuremarket requirements through regeneration activity rather than just perpetuating pasttrends.3.37 The employment land take for 2004/2005 was around 14 hectares (excluding suigenerisuses) which again identifies a higher take-up of land in more recent years andgives a good basis for a portfolio of land which builds on this and guides regenerationand prosperity.33

4.0 PART 4 - ShoppingContext4.1 In accordance with national and regional planning policy the development portfoliomust provide a framework for securing sustainable development and actively promotegrowth and manage change in town, district and local centres. This will help tosupport and develop thriving, safer and inclusive communities.4.2 This development plan document addresses both Regional Spatial Strategy policydirection and fits in with the strategic aims and policies within the Core SpatialStrategy.4.3 The government sees the new planning system as having an important role inrevitalising centres. Development plan documents should set out a spatial vision andstrategy for the network and hierarchy of centres, including local centres, within theirarea, and address how the role of different centres will contribute to an overall spatialvision.4.4 In facilitating and promoting sustainable and inclusive patterns of development localplanning authorities should:• Actively promote growth and manage change in their centres;• Define a network and a hierarchy of centres each performing their appropriaterole to meet the needs of their catchments; and• Adopt a proactive, plan-led approach to planning for these centres, throughregional and local planning.4.5 The Core Spatial Strategy sets out the hierarchy of centres in Core Policy 5,recognising within the Stoke-on-Trent area:• Stoke-on-Trent City Centre as the sub regional centre;• Longton, Tunstall and Stoke-upon-Trent as Larger District Centres;• Burslem as a Smaller District Centre; and• Fenton and Meir as other significant centres.4.6 The proposed hierarchy supports the scale and character of existing centres all withina network of complementary centres and is consistent with the West MidlandsRegional Spatial Strategy. Defining and characterising a network of centres andensuring growth is proportionate to appropriate needs, the portfolio develops abalanced approach which ensures the provision of a broad range of leisure andshopping facilities in each centre and ensures there is equal access to services andfacilities to meet peoples day-to-day needs for all communities, as well as developinga sense of pride and vibrancy in the City Centre.4.7 The Core Spatial Strategy builds on the vision for an increase in economic prosperitywithin the city and in particular within city and town centres through encouraging thevitality and viability of such centres. Core Policies CP19 and CP20 recognise thatretail, office and leisure development should be the subject of a sequential approachin assessing the location of development and establish highly accessible and flexibleformats wherever possible.4.8 The Shopping Portfolio provides a detailed plan led approach to identifying preferredretail development over the period to 2010/11 and for longer periods in respect of incentre developments.35

Vision4.9 “Each of the centres which make up the family of Stoke-on-Trent towns musthave a role to play and be lively and inviting places”Policy Aims (PA)4.10 PA7 To develop the individual character of each of the towns within thehierarchy of towns within Stoke-on-TrentPA8PA9PA10To protect shopping centres and provide new employment opportunities withintown centres;To provide pedestrianisation and environmental enhancement and improveaccessibility;To promote tourism and cultural activity.Spatial Policies (SS)4.11 Planning Policy Guidance Note 6: Planning for Town Centres (PPS6) recognises thatsustainable development is the core principle underpinning planning. Through aportfolio approach this development plan document will focus on those land uses orpremises which are within the scope of PPS6 with the exception of officedevelopment, which is covered within the employment development portfolio. Thesize, characteristics and makeup of centres is important both in terms of existingfunctionality and potential growth through site allocations.Centre BoundariesLinks to Strategic Policies4.12 SA1 To meet the overall development requirements for the sub-region inaccordance with the approved West Midlands Regional Spatial StrategySA2SA4SA10To concentrate new development within the North Staffordshire conurbationand promote sustainable patterns of development that reduce the need totravel and promote accessibility by means of transport modes other than theprivate car.To create a more sustainable urban environment through the appropriatelocation, design, materials, public realm, linkages and control of newdevelopment leading to a more prudent use of natural resources and creationof more healthy urban city living.To focus large scale office and retail development within Stoke-on-Trent CityCentre and Newcastle-under-Lyme Town Centre whilst maintaining anappropriate role and provision of balanced growth for each of the othercentres.36

Thematic Options4.13 1. No changes to the town and city centre boundaries as shown on the 2001City Plan2. Amendment of town centre boundaries to reflect existing local changes on theground since City Plan 20013. Amendment of boundaries to reflect existing local changes on the ground aswell as facilitating regeneration priorities where appropriate4. Amendment to all boundaries to encompass greater growth on the edge oftown centresPolicy SS11City and Town Centre Boundaries for the following centres are shown on theTown Centre Proposals Maps (Plans 3 - 9):a) City Centreb) Longtonc) Tunstalld) Bursleme) Stoke-Upon-Trentf) Meirg) FentonReasoned Justification4.14 City and town centre boundaries are an important policy theme in the consideration ofthe location of development, particularly in terms of town centre uses, including retail,leisure and tourism as set out in PPS6: Planning for Town Centres. The City has anetwork of existing centres of different sizes, where commercial and communityservices, facilities and jobs of varying scales are concentrated. One of the overallaims of the Core Strategy is to create more sustainable patterns of developmentthrough the appropriate location of development and ensuring linkages to existingactivities, functions and facilities. In order to do this, policies within this developmentportfolio need to protect, enhance and promote the roles of centres as an accessiblefocus for a variety of economic, cultural and social activities on either a local, subregionalor regional scale.4.15 Retailing is the cornerstone of all of these centres and the protection of this shoppingfunction is essential to their future. The hierarchy of towns within Stoke-on-Trentmeans a balance needs to be struck in ensuring the size of the centres reflects thelocal situation, existing hierarchy and aids appropriate enhancement but does notcreate a situation which allows for an increase in the size of a centre at the expenseof supporting and protecting its central focus, jeopardising the vitality and viability ofexisting shopping facilities or the functions and prospects of other nearby centres.4.16 Wherever possible growth should be accommodated by more efficient use of landand buildings within existing centres. Only where growth cannot be accommodatedin identified existing centres should local planning authorities plan for the extension ofthe primary shopping area or town centre. In some cases the boundaries of centres,as set out in the City Plan 2001, adequately reflect the existing situation, such as thesmaller centres of Fenton and Burslem, to increase the size of these centres wouldput at risk in-centre regeneration.37

4.17 In reviewing each centre City Plan 2001 does not, in every case, reflect developmentthat has taken place since its production such as at Meir, Longton and Tunstall. Inthese cases boundary amendments have been made to properly include thoseexisting town centre developments which have become part of the function of thatcentre. In some instances such as Stoke-Upon-Trent and the City Centre the CityPlan 2001 boundary does not adequately reflect the existing/proposed circulationsystem or reflect regeneration priorities, as well as existing development permissions.These can be integrated within the boundary to aid the better planning of the centre.In considering the boundary of each centre regard has been taken of the functionalityof the existing centre; the prospects of how much growth the centre canaccommodate over the next five years and the existing retail and leisurecommitments (whether in, on-the-edge of or out of centre) as these will take up some,if not all, of the identified growth.4.18 There is only a finite amount of retailing growth available in North Staffordshire overthe next five years. Growth in edge-of-centre and out-of-centre locations is contraryto the aims of the Core Spatial Strategy and national planning policy. Policies withinthe Core Strategy allow for the sequential test to site selection where it can bedemonstrated that developments cannot be accommodated within centres.4.19 Individual town centre policies are detailed further on within this developmentportfolio.Retail Shopping AreasLinks to Stategic Policies4.20 SA2 To concentrate new development within the North Staffordshire conurbationand promote sustainable patterns of development that reduce the need totravel and promote accessibility by means of transport modes other than theprivate car.SA4SA10To create a more sustainable urban environment through the appropriatelocation, design, materials, public realm, linkages and control of newdevelopment leading to a more prudent use of natural resources and creationof more healthy urban city living.To focus large scale office and retail development within Stoke-on-Trent CityCentre and Newcastle-under-Lyme Town Centre whilst maintaining anappropriate role and provision of balanced growth for each of the othercentres.Thematic Options4.21 1. No changes to the primary and secondary shopping areas as shownwithin Adopted.Supplementary Planning Guidance (SPG): PlanningPolicy Guidelines for retail and other uses in Town Centres (1998)2. Amendment of the primary and secondary shopping areas, shown within theabove SPG, to reflect existing local changes on the ground.3. Amendment of the primary and secondary shopping areas, shown within theabove SPG, to reflect existing local changes on the ground as well asfacilitating regeneration priorities where appropriate4. Amendment of all the primary and secondary shopping areas to encompassgreater growth on the edge of existing town centres38

Policy SS12It is proposed that the following Retail Frontage Policy Areas be defined whenappropriate as shown on the City and Town Centre Proposals Maps, referred toin Policy SS11:a) Primary Retail Frontage Policy Areas to cover properties withinStoke-on-Trent City Centre and the Town Centres of Tunstall,Burslem, Stoke-upon-Trent and Longtonb) Secondary Retail Frontage Policy Areas to cover properties withinStoke-on-Trent City Centre the Town Centres of Tunstall, Longton,Burslem, Stoke-upon-Trent, and Meir and Local Centres.Reasoned Justification4.22 Primary shopping areas define where retail is concentrated (generally comprising theprimary and those secondary frontages which are contiguous and closely related tothe primary shopping area). The extent of this area can determine what is consideredto be an in-centre development, which has policy support for town centre uses,including retail. Outside of these primary shopping areas development proposalsshould be accompanied by supporting information to demonstrate why they cannot beaccommodated within the primary shopping area and identify a quantitative needand/or qualitative need for the development.4.23 Primary shopping areas should reflect existing primary and secondary shoppingfunctions which relate well to the central core of the centre. It is essential they arerealistically defined and have regard to the diversification of uses in town centres as awhole. Primary shopping frontages should contain a high proportion of retail uses,while secondary frontages provide greater opportunities for flexibility and diversity ofuses. The form and function of a centre can provide the heart of a local community orthe central focus of a locality. Shops, services and facilities therefore need to beaccessible within a centre and not dispersed which would weaken the accessibility ofvisiting a number of shops and services within one trip.4.24 The types of retail traditionally and appropriately found in town centres includeconvenience and comparison goods such as clothes and other fashions, specialistshops, and food and household goods. Retail proposals of these types in locationsnot in close and beneficial relationship to existing centres could harm similar types ofretail in existing centres. This would tend to reduce the range of retail activities inexisting centres and hence affect their vitality and endanger their viability.4.25 Given the balance required for the hierarchy of centres within Stoke-on-Trent thedefined primary and secondary shopping reflect existing developments and havebeen updated from the Supplementary Planning Guidance in town centres where isappropriate to recognise an existing change. To amend and extend all primary andsecondary shopping frontages to encompass possible future growth would endangera balanced approach to managing the growth of centres allowing too great flexibility inwhat is a finite market of potential retail growth. This is likely to put at risk a strategy,as set out within the Core Spatial Strategy, to protect and enhance vital and viabletown centres.39

4.26 Given the network of centres within Stoke-on-Trent there is not enough potential retailgrowth to accommodate a large increase in the size of the primary shopping areaparticular given this development portfolio is concerned with only the next five years.Regeneration priorities within the Core Spatial Strategy are based on the core of townand city centres, some minor modification to the shopping frontages has been madewhere this is appropriate in meeting Core Strategy and Regional Spatial Strategyobjectives such as the development of East West Precinct, in Stoke-on-Trent CityCentre. Core Spatial Strategy policy allows for individual cases to be made fordevelopment.Retail Warehouse ParksLinks to Stategic Policies4.27 SA1 To meet the overall development requirements for the sub-region inaccordance with the approved West Midlands Regional Spatial StrategySA2SA4SA10To concentrate new development within the North Staffordshire conurbationand promote sustainable patterns of development that reduce the need totravel and promote accessibility by means of transport modes other than theprivate car.To create a more sustainable urban environment through the appropriatelocation, design, materials, public realm, linkages and control of newdevelopment leading to a more prudent use of natural resources and creationof more healthy urban city living.To focus large scale office and retail development within Stoke-on-Trent CityCentre and Newcastle-under-Lyme Town Centre whilst maintaining anappropriate role and provision of balanced growth for each of the othercentres.Thematic Options4.28 1. No identification of Retail Warehouse Parks2. Identification of existing Retail Warehouse Parks which reflect localcircumstances3. Amendment to the identification of existing Retail Warehouse Parks to reflectexisting local changes as well as facilitating growth areas, where appropriate4. Identification of a Retail Warehouse Park areas to encompass greater growthPolicy SS13Retail Warehouse Parks, as shown on the Proposals Maps (Plan 10) are allocatedat the following locations:a) Festival Park / Octagon Retail Park, Etruria Roadb) Victoria Roadc) Springfield Retail Park, Newcastle Roadd) Brownfields Road, Tunstalle) Waterloo Road, City CentreReasoned Justification40

4.29 Retailing is highly competitive with competition between individual businesses,different centres, and between centres and out-of-town retail outlets. The focus, asoutlined in previous policies, should be on urban centres and their continued success.In line with Core Policies CP19 and CP20 competitive urban centres are essential tothe prosperity of North Staffordshire. Where retail and leisure developments fordemonstrable reasons cannot be accommodated within town centres developersfrequently look to edge and out-of centre locations. PPS6 is clear that these locationsare second and third preference sites to those sites that are in-centre. These retailwarehouse parks accommodate large stores specialising in the sale of householdgoods (such as carpets, furniture and electrical goods), DIY items and other similarranges of goods. As defined within PPS6, an agglomeration of at least three retailwarehouses can be classed as a retail park.4.30 Within Stoke-on-Trent there are a number of existing retail warehouse parks, some ofwhich have been established for a number of years. These areas should berecognised for their contribution to the retail market within the city and, moreimportantly, to ensure these areas can operate within defined boundaries to ensurethey do not become imbalanced in relation to the network of centres. Since thedevelopment of some of these retail parks government guidance has become evenmore focussed on urban centres4.31 The success in recent years of Festival Park, the largest of the existing out-of-townretail parks, cannot be ignored. However to place a wider definition on this area orany of the other existing parks, over and above that defined on the proposals mapwould undermine not only the City Centre but other surrounding centres such asNewcastle–under-Lyme, Tunstall and Stoke-Upon-Trent. The boundary proposedallows for some expansion within the existing road network of the retail park, to beable to accommodate those types of uses acceptable within retail warehouse parkswhich can be demonstrated as not being able to be accommodated within the CityCentre or other appropriately sized town centres.4.32 Recent planning decisions for leisure and retail warehouse parks at Brownhills Roadand Waterloo Road as well as the creation of two other retail parks at Victoria Roadand Springfield Retail Park, since the production of the 2001 City Plan have increasedthe number of retail warehouse parks within the city to five. It is necessary torecognise these existing and committed retail parks and update the list with thisDevelopment Portfolio but also recognise there is no projected need for further outof-townretail parks in the plan period.4.33 A large increase in the size and capacity of retail warehouse parks would be contraryto regional and national planning policy and would severely undermine theregeneration aspirations in North Staffordshire and the vitality and viability of the citycentre and other centres within Stoke-on-Trent.Local CentresLinks to Stategic Policies4.34 SA1 To meet the overall development requirements for the sub-region inaccordance with the approved West Midlands Regional Spatial StrategySA2To concentrate new development within the North Staffordshire conurbationand promote sustainable patterns of development that reduce the need totravel and promote accessibility by means of transport modes other than theprivate car.41

SA4SA10To create a more sustainable urban environment through the appropriatelocation, design, materials, public realm, linkages and control of newdevelopment leading to a more prudent use of natural resources and creationof more healthy urban city living.To focus large scale office and retail development within Stoke-on-Trent CityCentre and Newcastle-under-Lyme Town Centre whilst maintaining anappropriate role and provision of balanced growth for each of the othercentres.Thematic Options4.35 1. No changes to the local centres identified on the City Plan 2001.2. Amendment to the local centres to reflect existing local changes on theground.3. Amendment to the local centres to reflect existing local changes as well asfacilitating growth areas where appropriate4. Amendment to local centres to encompass greater growthPolicy SS14Local Centres are shown on the Proposals Map (Plan 10). The range of retail,service, leisure and community facilities provided in a local centre will bedetermined by the size of its catchment area.Local centres should provide a small format grocery store (up to 500 m2), anewsagent and ATM machine, community centre, hot food takeaway andhairdressers as a minimum requirement with additional services determined on thecharacteristics and catchment population of individual centres.Reasoned Justification4.36 A network of local centres is essential to provide easily accessible shopping to meetpeople’s day-to-day needs and should be the focus for investment in more accessiblelocal services, such as health centres and other small scale community facilities.Local shopping facilities provide a particularly important service for those who areless mobile, especially elderly and disabled people, families with small children andthose without access to a car. They also reduce the need to travel to larger centres,and therefore can cut fuel consumption.4.37 The development of local centres can aid towards a number of themes within theCommunity Strategy such as creating a healthier and a safer city through moreprovision of more shops and services within the local area creating a stronger senseof community.4.38 The range and scale of uses which should be found within local centres will differdepending on the catchment area of the particular centre. Generally uses will besought which compliment existing facilities and which provide a balance in serviceprovision for the local community. The centres shown on the Proposals Maprecognise existing core local centre areas as well as updating the list to include anumber of newly created local centres such as Norton which forms part of a newresidential development area.42

4.39 The range of retail, service, leisure and community facilities provided in a local centreshould be considered on a site specific basis to ensure local facilities are provided atan appropriate scale taking into account the renewal process as this progresses overthe next few years. To build in growth in local centres could create an imbalance inthe network of centres, greater growth in local centres should be accommodatedthrough the Area Action Plan and Renewal processes to ensure the capacity in retailgrowth is in accordance with the catchment population and is incorporated into amasterplan approach. The sort of uses and scale is set out within this policy to act asa guide and to give policy support to the development of such uses in order to aid inthe provision of a valuable local centre.Town Centre ProposalsMeeting Needs4.40 The identification of site proposals within this Shopping Portfolio provides a detailedplan led approach to identifying preferred retail development over the period to2010/11 and for longer periods in respect of in-centre developments.4.41 Identified floorspace capacity for the next five years equates to around 20,000 to25,000 square metres of additional retail floorspace, and could be as much as 32,000square metres if a higher growth rate projection is used.4.42 In making specific provision for additional retail development to meet the needs in theperiod regard has been given to a number of factors, including:• National planning policy in particular the priority to protect and enhance the highstreets of many town centres.• Assessment of the needs of new floorspace for retail, leisure and other maintown centre uses, taking account of both quantitative and qualitativeconsiderations (excluding offices)• Identification of deficiencies in provision• Identification and consideration of existing commitments in terms of schemes withthe benefit of planning permission.• Regeneration priorities• Assessment of the capacity of existing centres to accommodate newdevelopment• Definition of boundaries and the hierarchy of centres• Identification and scope for extending primary and secondary areas• Review of all existing allocations and sites put forward as development options• Identification and allocation of sites in identified centres where principledevelopment will be focused• Formulation of criteria-based policies, in accordance with this policy statement4.43 The identified capacity for significant additional floorspace in the medium to long termhowever (i.e. 2011 – 2021) must be treated with caution. Identified capacity in themedium to long term should not be viewed as capacity which needs to be metimmediately, particularly on sites outside of town centres, as to do so could prejudicefuture town centre strategies. PPS6 is explicit regarding the time frame over whichneed should be assessed. Paragraph 3.10 of PPS6 considers a five year timeframeas being appropriate for considering the ‘need’ for additional retail floorspace.4.44 Dependant upon variables total growth in expenditure to 2021 might be as much as£706.5 million in the most optimistic scenario.43

Stoke-on-Trent City Centre4.45 Stoke-on-Trent City Centre is a regional centre and the largest retail destination inNorth Staffordshire and South Cheshire. The Centre has a primary role at a subregionallevel in attracting large scale shopping development, it is the preferredlocation for business and brands of national renown, the aim is to promote a broadspectrum of uses, attractions and facilities, encompassing commercialdevelopment, shopping, leisure and cultural attractions, community facilities andhousing. It will be important to ensure that the City Centre retains the focus for citycentre type uses, with new development in the remainder of the sub region fulfilling acomplementary rather than competitive role recognising the individuality of the othercentres within the hierarchy.4.46 The ambition for the city centre is to create two retail magnets of attraction with theexisting Potteries Shopping Centre to the north of the city and the creation of a newmixed use development at East West Precinct, incorporating major retail facilities, tothe south. Enhancement of pedestrianised shopping streets, extension to the primaryshopping area to reflect this opportunity and a tight mix of primary and secondaryshopping at the heart of the city will create a focussed core retail shopping areawhere appropriate enhancement of the city’s retail provision will be encouraged.4.47 The west and north-west of the city will also see major change over the coming yearswith the approval of two significant developments for a Tesco Extra store and a mixeduse retail/leisure and hotel development. The development of these two schemes willsee the completion of the ring road and create development opportunities in thislocality. The city centre boundary has been amended from the 2001 City Planboundary to reflect these development changes.Site Options and Reasoned JustificationEast West PrecinctIncluded in commitments and identified as Mixed Use site in AAPJohn Street Surface CarParkMeigh Street / PotteriesWay, HanleyThompson House, StaffordStreetLand off Etruria RoadPotteries Shopping CentreTrinity Street/Marsh StreetIncluded in commitments as part of East West Precinct site for mixeduse. No retail proposal on this part of the site. Identified as Mixed Usesite in AAPPotential for retail development in medium/long term. No immediateneed in five year period given commitments viewed through policyapproach or possible allocation in next review.Not carried forward as retail allocation, would be considered throughpolicy approach as the site is in existing use for retail, office,professional services.Site carried forward as principally commercial use not large scaleadditional retail in AAP given out-of-centre location. No immediateneed in five year period given commitments. There are moresequentially preferable sitesTaking North Staffs Retail -Study need requirements - Priority inmedium term for East West Precinct only. No immediate need in fiveyear period for major extension of the shopping centre givencommitments - possible allocation in next review.Site allocated for mixed use in AAP. Retail element should not involvenet increase in retail over and above exiting amount of retail floorspaceon site and should not extend the area of existing retail as this isconsidered to be an edge-of-centre site. There are more sequentiallypreferable sites. Given commitments no additional need for additionalretail.44

Sampson Street/HopeStreetClementsons Mill/CloughStreet Car parkLand at Clough Street,HanleyClough Street, HanleyWaterloo Road/CenturyStreetFestival Park ExtensionSite carried forward as entertainment/ residential/ commercial/ mixeduse not retail in AAP. There are more sequentially preferable sites.Given location and no retail need in short term given commitments.Site carried forward as entertainment/ residential/ commercial/ mixeduse not retail in AAP. There are more sequentially preferable sites.Given location and no retail need in short term given commitments.Site carried forward as employment/ residential/ mixed use not retail inAAP. There are more sequentially preferable sites. Given location andno retail need in short term given commitments.Site around Tesco store carried forward as mixed use and area ofapproved superstore allocated as retail superstore – included incommitments.Included in commitments. Site has planning permission forretail/leisure park uses.Retail Warehouse Park AllocationStoke-on-Trent City Centre Policy (Plan 3)Policy SS15a) Sites and premises contained within the primary shopping area areacceptable in principle for town centre uses, including retail;b) Major development sites suitable for town centre uses including retail arelisted below:IndicativeNet Floorspace (m 2 )S1 East/West Precinct 26,000S2 City Centre West 6,709S3 Waterloo Road / Vale Road 12,044Total 44,753c) Retail developments not in centre will be assessed on a site specific basisand will require full retail impact assessments in accordance with therequirements in PPS6: Planning for Town Centres.Longton District Centre4.48 Longton town centre is the third largest retail centre in North Staffordshire serving thesouthern part of Stoke-on-Trent and performs an important role for services andconvenience shopping in the south of the Stoke-on-Trent area, supporting the retailoffer of the two larger centres of Stoke-on-Trent City Centre and Newcastle-under-Lyme to its north and north-west. The town has seen a number of successfuldevelopments which increase its attractiveness as a local shopping destination withthe redevelopment of the Bus Station and opening of Tesco Extra Store, Argos andNext stores. The principal shopping area remains the Longton Exchange, which linksthe new developments to the west and with two further shopping streets, The Strandto the north side of the town and Market Street and new Wilkinson development to theeast.45

4.49 Recent retail developments to the west of the Longton town centre have created anextended core shopping area. In reviewing the boundaries of the town centres one ofthe options available would be for the existing boundary, as shown on the 2001 CityPlan to remain or for the boundary to be altered to reflect the new built development.Given the proximity and connectivity to the town centre the boundary has beenextended to include the recent developments at Baths Road and extension of theprimary shopping area to include Next and Argos would also reflect the currentsituation.Site Options and Reasoned JustificationPhoenix ParkApplication awaiting decision for retail. Out-of-Centre location. No immediateneed for more retail development given recent retaildevelopment/commitments. Site allocated as employment led site.Longton Town Centre Policy (Plan 4)Policy SS16a) In-centre developments in Longton are supported by planning policy andare acceptable in principle for town centre uses, including retail:b) Given the recent retail commitments within Longton there is no furtherneed for retailing in edge of or out-of-centre locations in the period to 2011:c) Retail developments not in centre will be assessed on a site specific basisand will require full retail impact assessments in accordance with therequirements in PPS6: Planning for Town Centres.Tunstall District Centre4.50 Tunstall town centre, serving a wide local catchment to the north of the urbanarea, is a linear centre, with a number of recently built and approved retaildevelopments located to the east and south of the town centre these newdevelopments comprise a large-format Asda Store, a Matalan clothing store, Argosand Next and on Brownhills Road/High Street a retail park and large format DIY store.The town centre is small scale and subordinate in nature to the two large centres toits south and south-west, a number of initiatives and projects to create a betterenvironment for visitors including shoppers, businesses, residents and tourists iscontinuing and consolidation of the town centre to incorporate new developmentproposals emphasises its importance as the principle town centre destination for localshopping in the north of the Stoke-on-Trent area.4.51 The town centre boundary as shown on the City Plan 2001 Proposals Map wouldremain unaltered as this reflects the inclusion of the Argos, Next and Matalan storeswithin the town centre with the Asda store, Pizza Hut and Choices Video stores onthe edge of the town centre. Limited alteration to the primary and secondaryshopping centres is required with a minor alteration to include additional secondaryshopping frontage to the south of the High Street. The town has a mix of primary andquality secondary retail frontage and thriving town centre market at its heart.46

Site Options and Reasoned JustificationAlexandra PotterysiteSite refused planning permission for retail. Out-of-Centre Development.Given commitments and retail need analysis no need for development withinthe five year period.Tunstall Town Centre Policy (Plan 5)Policy SS17a) In-centre developments in Tunstall are supported by planning policy andare acceptable in principle for town centre uses, including retail:b) Given the recent retail commitments within Tunstall there is no furtherneed for retailing in edge of or out-of-centre locations in the period to2011;c) Retail developments not in centre will be assessed on a site specific basisand will require full retail impact assessments in accordance with therequirements in PPS6: Planning for Town Centres.Burslem4.52 Burslem town centre is the historic Mother Town of Stoke-on-Trent and is important inthe retail hierarchy as an historic town centre and has a vibrant cultural quality. Thetown centre performs a subordinate role to larger nearby town centres. It has limitedcomparison shopping but provides an important local convenience and service roleand importantly serves as an historic magnet for visitors to Stoke-on-Trent. Theprincipal shopping streets are Waterloo Road/Swan Square, Moorland Road, QueenStreet and Market Place/Fountain Place, although, in some of these locationsongoing regeneration initiatives will bring back into use the currently high proportionof vacant premises. The centre is almost exclusively occupied by independentretailers, although multiple retailers in larger units include Woolworth’s and Mark Oneclothing. Limited alteration is proposed to the primary and secondary shoppingfrontages with Woolworths included as a primary shopping frontage and proposedalteration around Greenhead Street to encompass proposed retail units to the northof Market Place.4.53 Although Burslem is positioned centrally within the retail hierarchy the town isperforming poorly in terms of its retail offer. Planned developments through theHousing Pathfinder Initiative to develop and enhance the local housing market willcreate an increased demand for retail provision. Such provision can beaccommodated within sustainable mixed use schemes, such as the development onthe Doulton’s site. Provision is made within the plan for around 2,000 sq metres ofadditional retail development however new retail development within Burslem shouldbe brought forward in accordance with PPS6 guidance and with emerging LDFpolicies.47

Site Options and Reasoned JustificationFurlong PassageFormer Royal DoultonSite, Nile Street, BurslemFederationRoad/Greenhead StreetIn-centre development opportunity to increase retail offer in Burslem tomatch regeneration aspirationRetail element in Housing Scheme to aid regeneration. Given retailneed analysis for the next five years no more than 1,000 sq metresshould be allocated unless need demonstrated as this is not in-centredevelopmentRetail element in housing/mixed use scheme with planning permissionBurslem Town Centre Policy (Plan 6)Policy SS18a) In-centre developments in Burslem are supported by planning policy andare acceptable in principle for town centre uses, including retail:b) Development sites suitable for mixed use including retail and whichfacilitate the regeneration of allocated sites are listed below:Sites suitable for town centre uses including retailIndicativeNet Floorspace (m 2 )S1 Former Royal Doulton Site, Nile Street 1000S2 Federation Road/Greenhead Street 500S3 Land off Furlong Passage 500Total 2,000c) Retail developments not in centre and retail developments proposed on theabove listed sites above the threshold stated will be assessed on a sitespecific basis and will require full retail impact assessments in accordancewith the requirements in PPS6: Planning for Town Centres.Stoke Town Centre4.54 Stoke-Upon-Trent – the namesake for the six towns that makeup the city of Stoke-on-Trent – is the city’s administrative centre and university town. Stoke-Upon-Trent is asmall town centre, serving principally local convenience shopping needs in asubordinate role to the larger neighbouring centres. It has an important historicmarket square and has developed as a centre for administration over the last fewyears with the Councils Civic Offices located at its heart. Stoke-Upon-Trent has aunique role to play in the hierarchy of towns in terms of a location for factory shoppingin connection with the potteries industries of Spode and Portmerion. The town alsoserves in supporting as an administrative function, complementary to Stoke-on-TrentCity Centre and provides important linkages to Stoke-on-Trent railway station and tothe University Quarter.4.55 The town centre boundary shown in the City Plan 2001 does not include the Spodesite. Although retaining a presence within the town Spode are rationalising theirmanufacturing and storage processes within Stoke and wish to enhance the factoryshopping aspect of the site. As a key development opportunity for improvement and48

enhancement of the market place there is also the potential to improve upon theexisting retail offer through modest new retailing, office development and localservices within the existing market place area. To reflect the opportunity to improveretail provision within Stoke the town centre boundary can be amended to reflect theboundary of the ring road as the logical town centre boundary. The completion of theStoke Relief Road remains an important project for Stoke Town and newdevelopment within Stoke should help secure its development. To adequately reflectdevelopment and shopping movements on the ground an extension to the secondaryshopping frontage on Church Street is also proposed.Site Options and Reasoned JustificationMarket PlaceSpode, Elenora Street,StokeStoke Town Centreincluding area behindRailway StationVictoria GroundIn-centre site. Would aid regeneration of market place and existingbuildings of local architectural interestIn-centre mixed use site including retail. Site carried forward asallocationSmall element of retail included than proposed. Stoke links siteproposed for employmentCommercial Business Park, residential and leisure. No significant retailelement as this is an out-of-centre site. No immediate need for moreretail development given recent commitments.Stoke-Upon-Trent Town Centre Policy (Plan 7)Policy SS19a) In-centre developments in Stoke-Upon-Trent are supported by planningpolicy and are acceptable in principle for town centre uses, including retail:b) Development sites suitable for mixed use including retail and which facilitatethe regeneration of allocated sites are listed below:Sites suitable for town centre uses including retailIndicativeNet Floorspace (m 2 )S1 Market Place 250S2 Spode, Elenora Street 4,000Total 4,250c) Retail developments not in centre and retail developments proposed on theabove listed sites above the threshold stated will be assessed on a sitespecific basis and will require full retail impact assessments in accordancewith the requirements in PPS6: Planning for Town Centres.49

Meir4.56 Meir provides the eastern gateway of Stoke-on-Trent as it lies in the south eastcorner of the City, just over a mile from Longton, and serves a small localisedcatchment in the surrounding communities. Retail development is concentratedprincipally on Weston Road and a small shopping parade, off Uttoxeter Way andalthough it is not one of the traditional ‘six towns’ centres, it functions as small scalefocal point of community life.4.57 Enhancement of the existing retail provision within Meir centre is an importantconsideration. There is potential in the short to medium term for modest additionalretail floorspace which could be brought forward as a windfall proposal. The towncentre boundary has been amended to reflect new built development and the A50 inthis area.Site Options and Reasoned JustificationPickford Place In-centre development proposal. The former car park should be broughtback into use as a public car park.Morrison Supermarket Out-of centre development proposal, off Whittle Road, Meir Park.Taking North Staffs Retail -Study need requirements - No needrequirement given commitmentsWould result in loss of sub-regionally significant employment siteMeir Town Centre Policy (Plan 8)Policy SS21a) In-centre developments in Meir are supported by planning policy and areacceptable in principle for town centre uses, including retail:b) City Council will support retail development within Meir up to a thresholdof about 500 square metres.c) Retail developments not in centre and retail developments proposedabove the threshold stated at criterion b) will be assessed on a sitespecific basis and will require full retail impact assessments inaccordance with the requirements in PPS6: Planning for Town Centres.Fenton4.58 Fenton is one of the Six Stoke-on-Trent Towns and is located between Stoke-Upon-Trent and Longton. Fenton derives its town centre designation because of itshistorical role, rather than its retailing offer which is more characteristic of a localcentre and provides a Sports and Leisure focus for Stoke-on-Trent.4.59 The principal shopping area is to the north side of City Road. There is a separateFenton Local Centre (with some 35 commercial units) on Victoria Road. North of theFenton Local Centre is the Ravenside Retail Park and other free-standing retail uses,which is classed as an out of centre and free-standing retail park.4.60 In order to improve upon the local shopping offer of Fenton there is the potential formodest additional retail to serve a local catchment which could be brought forward aspart of a windfall mixed use scheme, as appropriate.50

Fenton Town Centre Policy (Plan 9)Policy SS20a) In-centre developments in Fenton are supported by planning policy andare acceptable in principle for town centre uses, including retail:b) The Council will support retail development within Fenton up to athreshold of around 500 square metres;c) Retail developments not in centre and retail developments proposedabove the threshold stated at criterion b) will be assessed on a sitespecific basis and will require full retail impact assessments inaccordance with the requirements in PPS6: Planning for Town Centres.MonitoringIndicatorNo. of significant retail planning permissionsgranted outside the designated locations setout in policies SS12 – SS21 of thisDevelopment Portfolio Development PlanDocumenti.e. primary and secondary retail frontagepolicy areas; Retail Warehouse Parks; localcentres and designated development sitesTarget0Amount of retail floorspace (m 2 ) completed ondesignated development sites.51,000 m 251

5.0 PART 5 - Transport and AccessibilityContext5.1 Both the West Midlands Regional Spatial Strategy and the emerging NorthStaffordshire Core Spatial Strategy (Policy CP25) promote sustainable travel andtransport. Effective integration of spatial planning and transportation planning throughthe medium of the Local Development Framework and the Local Transport Plan willbe critical to regenerating our City.5.2 This part of the Development Portfolio DPD sets out a long term transportationstrategy for the City which will be amplified and delivered through other LDFdocuments and particularly the Local Transport Plan covering the period to 2011.The LTP provides the performance monitoring system for the transport strategy. Italso deals with management of the transportation system.5.3 Preparation of this strategy has been informed by the North Staffordshire IntegratedTransport Study and other local studies.5.4 The Transportation Strategy is illustrated on Plan 11 which shows its spatialrelationship to areas of major housing intervention and general renewal areas,regional investment sites for employment purposes and the key town centres whichwill be the focus of local environmental improvements.Vision5.5 “To create and maintain an integrated and sustainable transport system forNorth Staffordshire to facilitate regeneration and to create opportunities forpeople to live, play and travel in a safe and pleasant environment”Policy Aims (PA)5.6 PA11 Support regeneration and the local economyPA12PA13PA14PA15PA16Improve accessibility for allTackle traffic congestionImprove travel safety and reduce fear of crimeCost effective maintenance and management of the transport systemAn enhanced quality of lifeTransportation StrategyLinks to Strategic Aims (SA)5.7 SA1 To meet the overall development requirements for the sub-region inaccordance with the approved West Midlands Regional Spatial Strategy.SA2To concentrate new development within the North Staffordshire conurbationand promote sustainable patterns of development that reduce the need totravel and promote accessibility by means of transport modes other than theprivate car.53

SA12 To increase the opportunities for sustainable modes of travel bysecuring improvements to public transport infrastructure and theprovision of facilities to promote walking and cycling.Sustainable Transport5.8 The planning framework promotes development of a wide range of sustainabletransportation measures to help reduce reliance on the private car and more closelyintegrate with the Local Transport Plan. These will include the following sustainabletransport corridors:Policy SS22Bus Priority CorridorsIt is proposed to further develop bus priority measures particularly along the followingcorridors:SS22.1SS22.2SS22.3SS22.4SS22.5SS22.6SS22.7SS22.8Longton – Fenton – City Centre;Fenton – Stoke – Newcastle;Stoke - Stoke Station – City Centre;Newcastle - Festival Park – City CentreCity Centre - Bucknall – Bentilee;City Centre – Burslem – Tunstall;City Centre – Smallthorne – Sneyd Green; andCity Centre – Etruria Valley – Burslem.Reasoned Justification5.9 These corridors have been selected because they link key town centres; are theprinciple bus routes which suffer from congestion and where there is potential tofurther improve bus priority. The corridors also link the transport interchange facilitiesalongside the A500 through the Etruria Valley to both Burslem and the City Centreand thus provide a key improved sustainable transport corridor within the Inner UrbanCore.Strategic Park and Ride5.10 A comprehensive study has been carried out to investigate the feasibility of park andride development within the City. The area of search for these facilities has beennarrowed down to serve the whole of the North Staffordshire conurbation.54

Policy SS23Park and Ride Areas of SearchA park and ride system linking to Newcastle Town Centre, City Centre and Stoke on TrentRailway Station is envisaged to comprise sites in the areas of:SS23.1SS23.2SS23.3SS23.4Etruria ValleySidewayBucknall andChatterley Valley.Reasoned Justification5.11 To reduce traffic congestion in the urban core motorists must be encouraged toswitch from use of the private car to alternative means of travel choice. Onemechanism to achieve this is through the development of park and ride facilities inkey strategic locations and improving the delivery of bus priority measures. Theprovision of a park and ride system would also enable the rationalisation of carparking provision within centres to be investigated. The four areas identified aboverepresent the best prospects of delivery of realistic and effective proposals and will besubject to detailed site investigation.City Centre Bus Station5.12 The existing bus station is at the hub of the North Staffordshire bus and coachservice. From a passenger perspective its waiting environment is unattractive and notconducive to encouraging bus travel.Policy SS24City Centre Bus StationThat a new bus station be developed within the City Centre.Reasoned Justification5.13 A new “state of the art” bus station to serve the City Centre is needed to provide ahigh quality and safe environment to meet the needs of increasing numbers ofpassengers from improvements to existing bus services, extra services fromdevelopment areas and park and ride services. The comprehensive redevelopmentof the southern gateway to the City Centre at East / West Precinct provides theopportunity to deliver this facility within an improved City Centre.National Cycle Network5.14 The network through the City is complete but opportunities should be taken toimprove local connections as part of the development of neighbouring areas.Canals5.15 The canal system provides a sustainable transport corridor through the City withpotential for further enhancement and integration with neighbouring development.55

Highway Improvements5.16 The following schemes have the benefit of planning permission:1. A500(T) Pathfinder Project – under construction2. A50 (T) Grade Separation – under construction3. Tunstall Northern By Pass4. City Centre Link Road (Potteries Way completion)5. Tunstall South Western Access Link Road.Highway Proposals5.17 A limited number of additional strategic highway schemes are advanced tocomplement regeneration. They will be further developed through the relevant AreaAction Plan.Policy SS25 – Etruria Valley LinkProviding an access link to Etruria Valley from the A500 and across the Trent and MerseyCanal.Reasoned Justification5.18 To facilitate regeneration of the Etruria Valley and provide sustainable transportconnections to the City Centre, Newcastle and Burslem.Policy SS26 – Stoke Inner Relief RoadProvision of an Inner Relief Road around the south western edge of the Stoke Town Centre.Reasoned Justification5.19 This scheme will build upon the improvements arising from the implementation of theA500 Pathfinder Project and remove unnecessary through traffic from the mainshopping streets of Stoke Centre.Policy SS27 – Westport Road and Federation Road Junction Improvements.To improve traffic circulation around the north western point of Burslem Town Centre.Reasoned Justification5.20 This will help remove unnecessary traffic from the town centre to facilitateenvironmental highway improvements.Policy SS28 – Burslem South East Access RoadTo provide a new link road between Waterloo Road and Moorland Road.56

Reasoned Justification5.21 This link will remove unnecessary through traffic from the centre of Burslem andfacilitate improved access to potential development land.Hanley – Bentilee Link Road5.22 The construction of the road has been a long standing aspiration of the City Council.It was intended to relieve congestion particularly at Limekiln junction. The schemedoes not have the benefit of planning permission. The prospect of constructing sucha link, having regard to regional priorities in the period to 2021 is remote.Accordingly, a comprehensive review will be undertaken of the best alternativemeans to improve access to the City Centre from the west and south, improvingexisting highways and junctions where appropriate. The line of the Hanley – BentileeLink Road will be protected pending this review.57

PART 6Development PortfolioMUMixed Use Proposals59

Development Portfolio – Mixed UseKey Development Opportunity SitesTop Bridge Works, Trubshaw Cross. (ref MU1)LocationSite of Top Bridge Works adjacent to Trubshaw Cross roundabout and bordered byNewcastle St/Station St and the Trent and Mersey Canal.Ownership/AreaPrivate ownership. Total area approx. 0.8 HaExisting usesFormer pottery factory, currently in mixed use comprising of offices storage and retail.Appropriate land usesThis is a listed building. It is considered to be suitable for a mixed use, including housing,light manufacturing, offices and potentially some small scale retail uses were these to beincidental to other uses on the site or associated with heritage based activities. 0.4 haemployment for B1 and 24 dwellings.Other ConsiderationsThe site has been included as a potential redevelopment site on the basis that whilst havingsome occupation, the building is under used. Given the listed status of the building it isappropriate that it should continue to be used, and to find new uses where these aresympathetic to the history of the building and any alterations are appropriately designed andimplemented. Although a considerable amount of restoration work has already beenundertaken on this building, there are further works which will need to be addressed as partof any conversion.Key Development Requirements• Mixed redevelopment opportunity for part employment/ residential/ retail usesbuilding on location adjacent to the canal and listed buildings. The keyconsideration in any conversion, or indeed new build should this be proposed,will be the impact upon the grade II* listed building and the ability to achieve asustainable long term use;• Design must be of high quality and provide active frontages along the canalfrontage and Newcastle Street; and• Affordable housing to meet local needs as requiredS106 requirements• Affordable housing;• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan60

Development Portfolio – Mixed UseKey Development Opportunity SitesVictoria Ground and Woodhouse Street (Ref MU2)LocationTo the west of the A500 between Church Street, Boothen Road and Boothen Old Road. Thesite incorporates part of Lonsdale Street and residential streets around Butler Street.Ownership/AreaPrivate mixed ownership. Area approximately 16.73ha totalExisting usesFormer football ground, vacant land, existing housing areas, grave yard.Appropriate land usesMixed use development incorporating residential, offices, leisure and tourism includingconference facilities and/or hotel, education and greenspace. 5.9 ha employment for B1 andB2 employment use and 198 dwellings.Key Development Requirements• Mixed redevelopment opportunity designed as a comprehensive scheme• Restoration of the banksides of the River Trent to a naturalised state andpedestrian footpath improvement / new provision which can link into theexisting footpath provision including new routes developed through A500Pathfinder Project• Wide corridor of greenspace each side of the River Trent and open publicspace/playing field provision within the development• Future education provision/playing field• Gateway feature/buildings on entrance into Stoke• Development should take full account of public transport integration includingthe proposed Stoke Relief Road or similar transport scheme within Stoke towncentre. Pedestrian access improvements and measures to maximise travel bybus and cycle links, linking to the town centre.S106 requirements• Contribution to Stoke Relief Road or similar transport scheme• Provision of new / enhanced pedestrian and cycle access facilities and signageto link into existing footpath network, to Stoke town centre and railwaystation/bus stops• High quality cycle facility provision• Detailed development guidance is required for this site.• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan62

Development Portfolio – Mixed UseKey Development Opportunity SitesRoyal Infirmary, Hartshill (Ref MU3)LocationSite of the Royal Infirmary bounded by Queens Road, Princes Road, Sharman Court and thegrounds of the Mount School.Ownership/AreaUnderstood to be in public ownership. Total area approx. 8.87HaExisting usesCurrently part of the University Hospital of North Staffordshire complex and aaccommodating a range of in and out patient health care and ancillary facilities. It isanticipated that by the end of the plan period the whole site will be available for development.Appropriate land usesMixed use, including housing (medium density housing, possibly including apartments),commercial/offices and some compatible ancillary uses public spaces and open space.It is assumed that the mixture of uses will take the following distribution:• residential uses – approx. 4Ha• employment uses – approx. 4Ha• ancillary uses/open space – approx. 1HaOther ConsiderationsWith such a large scale development there are inevitable uncertainties associated with thetiming and sequencing of the relocation of facilities and this will have an inevitable impactupon the release of the site for redevelopment. It is anticipated however that the site will beavailable by the end of the plan period. Some of the buildings within this site haveconservation merit and it is anticipated that a comprehensive scheme will be brought forwardtaking these opportunities into account. Redevelopment is likely to proceed on a phasedbasis.Key Development Requirements• Mixed redevelopment opportunity for residential and employment, includingsome ancillary uses and open space. Mix of high quality housing to include avariety of house types and range of dwelling sizes and densities takingadvantage of conversion opportunities. Development should produce areas ofhigh quality public space;• Design must be of high quality and provide active frontages along PrincesRoad; and• Affordable housing to meet local needs as requiredS106 requirements• Affordable housing;• A detailed development brief to be prepared for this site bringing works forwardas part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan.64

Spode (Stoke Town Centre Ref MU4/S2)Development Portfolio – Mixed UseKey Development Opportunity SitesLocationThe area incorporates the existing Spode Factory site between Church Street, Elenora Streetand Kingsway, the Kingsway carpark and surrounding properties fronting Church Street andGlebe Street.Ownership/AreaMixed ownership including private and City Council ownership. Total area approx. 6hectares.Existing usesCeramics Manufacturing, associated offices and storage, factory shop, commercial premisesand car parking.Appropriate land usesRetail and Employment led Mixed use including retained factory shop with complimentarytown centre uses including, offices, restaurants/bars, public open space, leisure and tourism.1 ha employment uses and 4,000 sq. m. retail.Key Development Requirements• Mixed redevelopment opportunity for retail/ employment/office/ leisure andtourism uses. Retail development to be limited to about 4,000 square metresnet additional floorspace in the period to 2021 unless additional capacity canbe proven by further technical appraisal and the proposed retail developmentdoes not harm other city / town centre regeneration prospects.• Heritage Appraisal and Conservation Programme to form part of proposalanalysis.• Direct new pedestrian linkage to Church Street and the Kingsway to ensure thatthis is in-centre retail development.• Central Public open space• Development should take full account of public transport integration includingthe proposed Stoke Inner Relief Road or similar transport scheme. Pedestrianaccess improvements and measures to maximise travel by bus and cycle links,linking to the town centre pedestrian priority areas.S106 requirements• Contribution to Stoke Relief Road or similar transport scheme• Retained Spode factory shop• Provision of new / enhanced pedestrian access to main shopping core• Detailed development guidance is required for this site.• Archaeology / Conservation programme• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan66

Development Site Portfolio - Mixed UseKey Development Opportunity SitesFormer Alexandra Works, Tunstall. (ref MU5)LocationAdjacent to Scotia Road approximately 200m from the town centre with Tunstall Greenway tothe rear.Ownership/AreaUnderstood to be in single ownership. Total area approx. 3.48HaExisting usesFormer pottery factory, demolished in October 2005.Appropriate land usesHousing led development. However, given the location of the site it would also be possibleto include complementary mixed use elements. The health authority has identified arequirement for new health facilities in this area and such development should beaccommodated as part of any future development. It is anticipated that the site will besuitable for a medium to high density scheme with a mixture of flats and houses. Anyscheme should include a mixture of dwelling types and sizes.Other ConsiderationsThe site is in a prominent location close to Tunstall town centre and on a main road frontage.Consequently it will be important to provide an active frontage to Scotia Road and to takeinto account issue of air quality and traffic noise in the design and layout. Careful design ofthe site will be required to ensure that built development relates well to the greenway,providing good linkage and natural surveillance. There are a number of small industrialusers on the opposite side of Beaumont Road, which could potentially lead to noise problemsfor residential occupiers. The design of any scheme will need to take this into account, oralternatively this land may be considered for housing development as part of acomprehensive development.Key Development Requirements• Mix of high quality housing to include a variety of house types and range ofdwelling sizes and densities. Development should produce areas of highquality public space;• Provision of health care facilities;• Design must be of high quality and provide active frontages to Scotia Road andTunstall Greenway;• Pedestrian access to Tunstall to be prioritized in design of housing areas withvehicle access clearly secondary and subservient. Opportunity as part ofaccess requirements for the site to consider pedestrian linkage through sitebetween Scotia Road and Tunstall Greenway; and• Affordable housing to meet local needs as requiredS106 requirements• Affordable housing;• A detailed development brief to be prepared for this site bringing works forwardas part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan.68

PART 6Development PortfolioE Employment ProposalsExcluding committed sites71

Fenton Industrial Estate (South) (Ref E5)Development Portfolio - EmploymentKey Development Opportunity SitesLocationTo the south of Fenton Industrial Estate between Dewsbury Road, Bassilow Road andFenton ParkOwnership/AreaPrivate ownership. Area approximately 11.5 ha totalExisting usesGreenfieldAppropriate land usesEmployment use for B2, B8 and ancillary B1.Key Development Requirements• Proposed buildings should be subject to good quality design and materials anddesigned in a way which provides an integrated extension to the existingFenton Industrial Estate.• Access, highway improvements and site remediation works as appropriate• Noise protection measures where necessary and new/enhanced screenplanting to existing residential development• Provision of substantial landscaping to the east and south boundaries of thesite• Pedestrian and cyleway linkage onto the existing footpath network.• Development should take full account of public transport integration.Pedestrian access improvements and measures to maximise travel by othermodes of transport other than the private car. These should be developedthrough a green transport plan.S106 requirements• High quality cycle facility provision• Bus Stop Improvements and/or contribution towards improved public transportprovision• Noise protection measures where necessary• Provision of substantial landscaping scheme• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan72

Mossfield Industrial Estate (Ref E8)Development Portfolio - EmploymentKey Development Opportunity SitesLocationTo the north-east of Mossfield Road and new housing on Dividy Road.Ownership/AreaPrivate ownership. Area approximately 8.14 ha totalExisting usesVacant landAppropriate land usesEmployment use for B2, B8 and ancillary B1.Key Development Requirements• Proposed buildings should be subject to good quality design and materials.• Integration with existing industrial estate and any necessary highwayimprovements works• Pedestrian and cyleway linkage onto existing network.• Development should take full account of public transport integration.Pedestrian access improvements and measures to maximise travel by othermodes of transport other than the private car. These should be developedthrough a green transport plan.S106 requirements• High quality cycle facility provision• Noise protection measures• Bus Stop Improvements on Dividy Road and/or contribution towards improvedpublic transport provision• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan74

Johnson Mathey (Ref E10)Development Portfolio - EmploymentKey Development Opportunity SitesLocationLand between A50 and Normacott Grange Road, Meir Park.Ownership/AreaPrivate Ownership. Site area approximately 7.84 HaExisting usesVacant land, former employment useAppropriate land usesEmployment use for B2, B8 and ancillary B1. Potential combined site with adjacent site (RefE1) for manufacturing or logistics development.Key Development Requirements• Proposed buildings should be subject to good quality design and materials.• Integration with existing industrial estate and any necessary highwayimprovements works• Enhancement of existing amenity greenspace and screen planting fronting A50.• Noise protection measures where necessary and new/enhanced screenplanting to existing residential development• Pedestrian and cyleway linkage to existing network.• Development should take full account of public transport integration.Pedestrian access improvements and measures to maximise travel by othermodes of transport other than the private car. These should be developedthrough a green transport plan.S106 requirements• High quality cycle facility provision• Noise protection measures• Bus Stop Improvements on A50• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan76

Development Portfolio - EmploymentKey Development Opportunity SitesEx Staffordshire House, Whittle Road (Ref E11)LocationLand between A50 and Whittle Road, to the rear of existing B&Q Warehouse, Meir Park.Ownership/AreaPrivate Ownership. Site area approximately 7.6 HaExisting usesVacant land, former employment useAppropriate land usesEmployment use for B2, B8 and ancillary B1. Potential combined site with adjacent site (RefE2) for manufacturing or logistics developmentKey Development Requirements• Proposed buildings should be subject to good quality design and materials.• Integration with existing industrial estate and any necessary highwayimprovements works• Building line to be set back from A50 with greenspace and screen plantingfronting A50.• Pedestrian and cyleway linkage to enhance and link to existing network.• Development should take full account of public transport integration.Pedestrian access improvements and measures to maximise travel by othermodes of transport other than the private car. These should be developedthrough a green transport plan.S106 requirements• High quality cycle facility provision• Noise protection measures• Bus Stop Improvements on A50• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan78

Brownhill Tilleries, Canal Lane (Ref E12)Development Portfolio - EmploymentKey Development Opportunity SitesLocationBetween Canal Lane, Harewood Street and Trent and Mersey Canal, TunstallOwnership/AreaPrivate ownership. Area approximately 6.5 ha totalExisting usesManufacturing / Industrial UseAppropriate land usesEmployment use for B2, B8 and ancillary B1.Key Development Requirements• Proposed buildings should be subject to good quality design and materials andincorporated landscaping scheme.• Pedestrian and cyleway linkage onto existing network.• Development should take full account of public transport integration.Pedestrian access improvements and measures to maximise travel by othermodes of transport other than the private car. These should be developedthrough a green transport plan.S106 requirements• High quality cycle facility provision• Bus Stop Improvements and/or contribution towards improved public transportprovision / Tunstall South-West Bypass• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan80

Development Portfolio - EmploymentKey Development Opportunity SitesCalifornia Business Park, Whieldon Road (Ref E14)LocationAdjacent Stoke – Stafford Railway Line between Whieldon Road and A50Ownership/AreaPrivate ownership. Approximate area 5.5 HaExisting usesVacant landAppropriate land usesMixed use employment development for B2, B8 and ancillary B1.Key Development Requirements• Development opportunity for employment mixed use of good qualityemployment space.• High quality pedestrian and cycle linkage - in particular towards the railwaystation and Trentham• Good quality design in terms of gateway frontage onto canal and railway line.Adequate greenspace and landscaping to A500 and railway line.• Access and highway improvements and site remediation works as appropriate• Development should take full account of public transport integration.Pedestrian access improvements and measures to maximise travel by bus andcycle links. National Cycle Network Route 5 runs parallel to this site and linksshould be made to connect to this national route. Measures to maximise travelby other modes of transport other than the private car should be developedthrough a green transport plan.S106 requirements• Landscaping and open space provision within the development• High quality cycle facility provision• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan82

Newstead Industrial Estate (Ref E16)Development Portfolio - EmploymentKey Development Opportunity SitesLocationTo the rear of development on Plantation Road and the Waste Transfer Station to the southeastof Newstead Industrial EstateOwnership/AreaPrivate ownership. Area approximately 3.95 ha totalExisting usesGreenfieldAppropriate land usesEmployment use for B2, B8 and ancillary B1.Key Development Requirements• Proposed buildings should be subject to good quality design and materials anddesigned in a way which provides a rounding off of the existing NewsteadEstate.• Provision of substantial landscaping to the east boundary of the site toenhance existing hedgerow.• Pedestrian and cyleway linkage onto the existing footpath network.• Development should take full account of public transport integration.Pedestrian access improvements and measures to maximise travel by othermodes of transport other than the private car. These should be developedthrough a green transport plan.S106 requirements• High quality cycle facility provision• Noise protection measures where necessary• Provision of substantial landscaping scheme• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan84

Development Portfolio - EmploymentKey Development Opportunity SitesEx Phoenix Timber, Foley Road, Longton (Ref E18)LocationEx Foley Timber Yard off Sidings PlaceOwnership/AreaPrivate ownership. Approximate area 3 HaExisting usesVacant landAppropriate land usesMixed use employment development site. B1 offices in the form of edge of centre BusinessPark, B2 and B8. This site is a second preference office development site to City and towncentre locations.Key Development Requirements• Development opportunity for employment mixed use. Developers would berequired to demonstrate B1a office development cannot be accommodatedwithin high density development within the business quarter, city centre ortown centre locations.• High quality pedestrian and cycle linkage towards the town centre primaryshopping area.• Good quality design in terms of gateway frontage onto A50. Adequategreenspace and landscaping to A50 and railway line.• Development should take full account of public transport integration.Pedestrian access improvements and measures to maximise travel by bus andcycle links including links to the existing bus station and town centre.Measures to maximise travel by other modes of transport other than the privatecar should be developed through a green transport plan.S106 requirements• Landscaping and open space provision within the development• High quality cycle facility provision• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan86

Minton Hollins, North Street (E) (Ref E25)Development Portfolio - EmploymentKey Development Opportunity SitesLocationBetween Shelton Old Road, North Street and A500 at Stoke Road Roundabout.Ownership/AreaPrivate ownership. Area approximately 1.7ha totalExisting usesVacant land / temporary car parkingAppropriate land usesMixed use employment site development. B1 offices in the form of edge of centre BusinessPark and B2. This site is a second preference office development site to City and town centrelocations.Key Development Requirements• Development opportunity for employment mixed use. Developers would berequired to demonstrate B1a office development cannot be accommodatedwithin high density development within the business quarter, city centre ortown centre locations. General Industrial uses would be appropriate providinghigh quality appearance.• High quality pedestrian and cycle linkage towards the town centre primaryshopping area.• Good quality design in terms of gateway feature / buildings and frontage ontoA50. Adequate greenspace and landscaping to A50.• Development should take full account of public transport integration includingthe proposed Stoke Relief Road or similar transport scheme within Stoke towncentre. Pedestrian access improvements and measures to maximise travel bybus and cycle links, linking to the town centre.S106 requirements• Contribution to Stoke Relief Road or similar transport scheme• Provision of new / enhanced pedestrian and cycle access facilities and signageto link into existing footpath network, to Stoke town centre and railwaystation/bus stops• High quality cycle facility provision• Detailed development guidance is required for this site.• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan88

High Street, Sandyford (Ref E32)Development Portfolio - EmploymentKey Development Opportunity SitesLocationTo the east of High Street, South of Walley Drive and north of Proposed Tunstall NorthernBy-PassOwnership/AreaMixed Private and City Council ownership. Area approximately 0.34Ha totalExisting usesBuilders Yard / DepotAppropriate land usesMixed use employment development site. B1 offices in the form of edge of centre BusinessPark , B1c) and B2. This site is a second preference office development site to City and towncentre locations.Key Development Requirements• Development opportunity for employment mixed use. Developers would berequired to demonstrate B1a office development cannot be accommodatedwithin high density development within the business quarter, city centre ortown centre locations. General Industrial uses would be appropriate.• Good quality pedestrian and cycle linkage towards the existing and proposedextension to the network. Highway improvement works, as appropriate.• Good quality design in terms of gateway feature / buildings and frontage ontobypass route.• Development should take full account of public transport integration includingthe proposed Stoke Relief Road or similar transport scheme within Stoke towncentre. Pedestrian access improvements and measures to maximise travel bybus and cycle links, linking to the town centre.S106 requirements• Provision of new / enhanced pedestrian and cycle access facilities• Bus Stop Improvements and/or contribution towards improved public transportprovision / Tunstall North Bypass• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan90

PART 6Development PortfolioS ShoppingExcludes sites within Area Action Plans93

Market Place (Stoke Town Centre Ref S1)Development Portfolio - ShoppingKey Development Opportunity SitesLocationMarket Place between Church Street, South Wolfe Street and Market HallOwnership/AreaCity Council and Private ownershipExisting usesMarket Hall and square, retail uses fronting Church Street.Appropriate land usesMixed use development. Small-scale residential, offices, leisure and tourism. Central publicopen space.Key Development Requirements• Mixed redevelopment opportunity for small-scale retail/ office/ leisure andtourism uses• Retention and integration of market hall in development scheme• Retained pedestrian linkage to Church Street and improved pedestrianisationon South Wolfe Street• Central Public open space• Must be of high quality design and provide landmark and active frontages• Development should take full account of public transport integration includingthe proposed Stoke Relief Road or similar transport scheme. Pedestrianaccess improvements and measures to maximise travel by bus and cycle links,linking to the town centre pedestrian priority areas.S106 requirements• Provision of new improved public space• Contribution to public realm improvements e.g lighting stands, public seating• Detailed development guidance is required for this site.• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan94

Spode (Stoke Town Centre Ref MU4/S2)Development Portfolio – Mixed UseKey Development Opportunity SitesLocationThe area incorporates the existing Spode Factory site between Church Street, Elenora Streetand Kingsway, the Kingsway carpark and surrounding properties fronting Church Street andGlebe Street.Ownership/AreaMixed ownership including private and City Council ownership. Total area approx. 6hectares.Existing usesCeramics Manufacturing, associated offices and storage, factory shop, commercial premisesand car parking.Appropriate land usesRetail and Employment led Mixed use including retained factory shop with complimentarytown centre uses including, offices, restaurants/bars, public open space, leisure and tourism.1 ha employment uses and 4,000 sq. m. retail.Key Development Requirements• Mixed redevelopment opportunity for retail/ employment/office/ leisure andtourism uses. Retail development to be limited to about 4,000 square metresnet additional floorspace in the period to 2021 unless additional capacity canbe proven by further technical appraisal and the proposed retail developmentdoes not harm other city / town centre regeneration prospects.• Heritage Appraisal and Conservation Programme to form part of proposalanalysis.• Direct new pedestrian linkage to Church Street and the Kingsway to ensure thatthis is in-centre retail development.• Central Public open space• Development should take full account of public transport integration includingthe proposed Stoke Inner Relief Road or similar transport scheme. Pedestrianaccess improvements and measures to maximise travel by bus and cycle links,linking to the town centre pedestrian priority areas.S106 requirements• Contribution to Stoke Relief Road or similar transport scheme• Retained Spode factory shop• Provision of new / enhanced pedestrian access to main shopping core• Detailed development guidance is required for this site.• Archaeology / Conservation programme• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan96

PART 6Development PortfolioH HousingExcludes sites within Area Action Plans99

Development Portfolio – HousingKey Development Opportunity SitesParsonage Street, Tunstall (Ref H1)LocationIndustrial premises between Parsonage Street and St Aidan Street locatedapproximately 450m from Tunstall town centre.Ownership/AreaUnderstood to be in single ownership, and let to a number of occupiers. Total areaapprox. 0.5HaExisting usesFormer Stonier and Sons pottery factory, understood to have been sub-divided toform small commercial premises.Appropriate land usesPrimarily housing, although there may be opportunities for compatible mixed use. Itis anticipated that the housing will be built at medium to high density incorporating arange of types including apartments.Other ConsiderationsThe site has frontage to both Parsonage Street and St Aidan Street which are bothprimarily residential in character. The design of the proposal will need to ensure thatactive frontages are provided to both of these streets.Consideration should be given to the opportunity for retention and conversion ofsome of the former industrial buildings on this site.Key Development Requirements• Mix of housing to include a variety of house types and range of dwellingsizes. Development should produce areas of high quality public space;• Design must be of high quality and provide active frontages to bothParsonage Street and St Aidan Street; and• Affordable housing to meet local needs as required.S106 requirements• Affordable housing;• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan.100

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Development Portfolio – HousingKey Development Opportunity SitesBroomhill Street, Tunstall (Ref H2)LocationIndustrial premises between Parsonage Street and St Aidan Street locatedapproximately 340m from Tunstall town centre.Ownership/AreaUnderstood to be in single ownership. Total area approx. 0.08HaExisting usesFormer workshop premises. The site is understood to have been vacant for someyears.Appropriate land usesHousing development. It is anticipated that the site will be suitable for a medium tohigh density scheme of flats or houses. Any scheme should include dwellings of amix of type and size.Other ConsiderationsThere is currently no public footpath on the side of the site fronting Clay Hills andKnight Street. Provision of a public footpath along this frontage will be a requirementof any scheme developed on the site.Key Development Requirements• Mix of housing to include a variety of dwelling types and sizes; and• Design must be provide active frontages to Broomhill Street, Clay Hillsand Knight Street.S106 requirements• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan.102

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Development Portfolio – HousingKey Development Opportunity SitesLightwood Road (Ref H3)LocationLand fronting Lightwood Road between numbers 658 and 682.Ownership/AreaUnderstood to be in single ownership. Total area approx. 0.28HaExisting usesField.Appropriate land usesHousing development for a maximum of 3 large footprint dwellings of exceptionaldesign.Other ConsiderationsThis is a green field, Green Belt site. Although representing a gap in the builtfrontage, development of this site would not normally be acceptable. However thesite has been included to encourage the type of large floorplate houses at the verytop of the local housing market which it is felt may be deficient in the current markethaving regard to a comparison between the income and housing profiles of the City.The site will be retained within the green belt and is not proposed for release as partof the general need for housing in the City. In purely quantitative terms there is noneed for the release of this site. Consequently the site will only be released in theevent that a scheme is brought forward for the comprehensive development of thewhole site with a scheme of exceptional quality.In order to provide the type of dwelling this allocation is intended to deliver, it isconsidered that this site would accommodate a maximum of 3 dwellings, however,detailed design may indicate that a lower number of dwellings will be moreappropriate.Key Development Requirements• A maximum of 3 large dwellings of exceptional and innovative designand materials;• The design and layout of the proposed buildings must maximise thebenefits of the specific location, topography and orientation of the site.S106 requirements• A detailed development brief to be prepared for this site bringing worksforward as part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan.104

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Development Portfolio – HousingKey Development Opportunity SitesCanal Street (Ref H4)LocationSite of the former Middleport gas works and H & R Johnson mill bounded by CanalStreet/Trent and Mersey Canal, Bradwell Street, railway Sidings and Westport LakePark.Ownership/AreaKnown to be in multiple ownerships. It is anticipated that the site will be deliveredthrough a private sector route Total area approx. 3.3HaExisting usesFormer mill, most recently for recycling glass, currently closed. Various open andcovered storage uses and haulage yard.Appropriate land usesGiven the location of this site it has the potential to deliver a high quality residentialenvironment adjacent to the canal, Top Bridge Works and overlooking Westport LakePark. The site is identified for the creation of a marina/canal basin. This will be arequirement for the release of the site.Other ConsiderationsThe site fronts onto the Trent and Mersey Canal conservation area. Anydevelopment will need to have regard to this and to the presence of the adjacent TopBridge Works which is a grade II* listed building. The site has only been released asit has the opportunity to create high quality residential development around a newcanal basin. This will be an important consideration in the determination of anyapplication made on the site and development will be expected to achieve a veryhigh standard. The site will not be released on a piecemeal basis. In order to justifyrelease, a comprehensive development package covering the whole site will berequired.Key Development Requirements• High quality housing providing a mix of size and type including largerfamily housing;• Creation of a new canal basin;• Design must be carefully considered with the layout taking maximumadvantage of the new canal basin and the location adjacent to WestportLake Park;• Pedestrian access to be prioritized in design of housing areas withvehicle access clearly secondary and subservient; and• Affordable housing to meet local needs as required.S106 requirements• Affordable housing;• A detailed development brief to be prepared for this site bringing worksforward as part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan106

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Development Portfolio – HousingKey Development Opportunity SitesDavenport Street (Ref H5)LocationBounded by Top Bridge Works, Davenport Street, Westport Lake Park entrance andthe Trent and Mersey Canal.Ownership/AreaKnown to be in multiple ownerships. It is anticipated that the site will be deliveredthrough a private sector consortia. Total area approx. 2.61HaExisting usesExisting employment area, the majority of which is currently in use for a variety ofactivities including manufacturing, offices, distribution, retail and leisure uses. It isanticipated that a significant amount of relocation work will need to be undertakenbefore the site can be redeveloped.Appropriate land usesWhilst performing poorly sequentially, the site has the potential to deliver a highquality residential environment adjacent to the canal, Top Bridge Works andoverlooking Westport Lake Park. It has been included solely on this basis.Preparation of a comprehensive high quality scheme will be a requirement for therelease of the site. It will not be released in a piecemeal fashion.Other ConsiderationsThe site fronts onto the Trent and Mersey Canal conservation area. Anydevelopment will need to have regard to this and to the presence of the adjacent TopBridge Works which is a grade II* listed building. In order to justify release, acomprehensive development package covering the whole site will be required and itwill be for the applicant to demonstrate that the proposals can be delivered as acoherent package.Key Development Requirements• High quality scheme making best use of the site topography andlocation and consisting mainly of larger family housing;• Design must be carefully considered with the layout taking maximumadvantage of the canal and the location adjacent to Westport Lake Park;• Pedestrian access to be prioritized in design of housing areas withvehicle access clearly secondary and subservient; and• Affordable housing to meet local needs as required.S106 requirements• Affordable housing;• A detailed development brief to be prepared for this site bringing worksforward as part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan108

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Development Portfolio – HousingKey Development Opportunity SitesAshwell Road (Ref H6)LocationSite of the former Harpfield Primary School, Ashwell Road, Hartshill on the edge ofthe local centreOwnership/AreaUnderstood to be in single ownership. Total area approx. 0.34HaExisting usesFormer school.Appropriate land usesResidential development or potentially a mixed use scheme incorporating usesappropriate to a residential area. Redevelopment will be a mixture of conversion ofsome of the existing buildings and new build.Other ConsiderationsDesign on the scheme to take account of the relationship between old and newbuildings and to pay appropriate attention to the important frontage to Hartshill Road.Key Development Requirements• Redevelopment opportunity, predominantly housing led but takingaccount of the opportunities for mixed use. Mix of high quality housingto include a variety of house types and range of dwelling sizes anddensities;• Design must be of high quality and provide active frontages, particularlyHartshill Road;• Pedestrian access to be prioritized in design of housing areas withvehicle access clearly secondary and subservient; and• Affordable housing to meet local needs as requiredS106 requirements• Affordable housing;• A detailed development brief to be prepared for this site bringing worksforward as part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan.110

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Development Portfolio – HousingKey Development Opportunity SitesBoundary Works, Longton (Ref H7)LocationThe grade II listed Boundary Works fronts onto King Street and is bounded to therear by the Stoke/Derby railway line.Ownership/AreaUnderstood to be in a single ownership. Total area approx. 1.09HaExisting usesFormer pottery factory. Currently small area of ground floor in use for motor vehiclerepairs. Upper floors empty and external area un-used.Appropriate land usesConversion of listed building and new build development within the curtilage. It isanticipated that the development will be housing led, however opportunities may existfor employment uses and mixed use would be welcomed, particularly were this tofacilitate the re-use of the listed building.Other ConsiderationsThe building is situated at the back of pavement. This could cause difficulties in theconversion of the ground floor of the listed building, which may make that area moreappropriate for non-residential uses. Whatever uses are proposed, in view of thelisted status of Boundary Works the conversion and associated new build will need tobe carefully designed and executed. Particular attention will need to be paid to therelationship between the buildings.The rear of the site is bounded by the Stoke-Derby railway line and design of anyproposed scheme will need to take this into account.Key Development Requirements• Residential development with opportunities for development of mixeduse elements;• Design must be of high quality and provide active frontages along KingStreet;• Pedestrian access to Longton to be prioritized in design of housingareas with vehicle access clearly secondary and subservient; and• Affordable housing to meet local needs as requiredS106 requirements• Affordable housing;• A detailed development brief to be prepared for this site bringing worksforward as part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan.112

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Development Portfolio – HousingKey Development Opportunity SitesLongton Station (Ref H8)LocationAn area of underused land fronting onto King Street and bounded to the rear by theStoke/Derby railway line.Ownership/AreaUnderstood to be in a single ownership. Total area approx. 0.05HaExisting usesThe majority of the site is currently used for car parking.Appropriate land usesNew build residential development with potential for commercial uses on the lowerfloors as a result of the close proximity to Time Square and rest of the town centre.Other ConsiderationsThe site is small which limits available development options and is constrained by theproximity of both the railway line and King Street. King street is a busy road and thepotential for noise and disturbance is a factor favouring commercial development onthe lower floors.The rear of the site is bounded by the Stoke-Derby railway line and design of anyproposed scheme will need to take this into account.Key Development Requirements• Residential development with opportunities for development of mixeduse elements;• Design must be of high quality and provide active frontages along KingStreet;S106 requirements• A detailed development brief to be prepared for this site bringing worksforward as part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan.114

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Development Portfolio – HousingKey Development Opportunity SitesCaroline Street, Longton (Ref H9)LocationAn area of primarily employment land fronting onto Caroline Street and Wood Streetand adjoining Time Square.Ownership/AreaIt is understood that the main area of the site is in a single ownership, but that theremay also be incidental additional parcels of land which would aid development. Totalarea approx. 1.08HaExisting usesThe site is a mixture of active and vacant employment land.Appropriate land usesNew build residential development with potential for commercial uses on the lowerfloors as a result of the close proximity to Time Square and rest of the town centre.Other ConsiderationsThe frontages to Caroline Street and Wood Street are currently largely devoid ofinterest. Redevelopment should aim to maximise active street frontages and bedesigned to take advantage of the highly sustainable location of the site, proximity toLongton town centre and easy access to the bus interchange and railway station.Key Development Requirements• Residential development with opportunities for development of mixeduse elements;• Design must be of high quality and provide active frontages;• Development should make best use of locational characteristics of thesite;• Affordable housing to meet local needs as required.S106 requirements• Affordable Housing;• A detailed development brief to be prepared for this site bringing worksforward as part of a comprehensive package;• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan.116

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Development Portfolio – HousingKey Development Opportunity SitesWood Street, Longton (Ref H10)LocationIn a mixed residential and employment use area fronting onto Wood Street and closeto Time Square.Ownership/AreaThe site is in a single ownership. Total area approx. 0.16HaExisting usesThe site is a former children’s home, now disused.Appropriate land usesConversion or new build residential development. Commercial uses on the lowerfloors could be acceptable, dependent on a detailed scheme, as a result of the closeproximity to Time Square and rest of Longton town centre.Other ConsiderationsRedevelopment should aim to maximise active street frontage to Wood Street andtake into account potential opportunities for comprehensive development of adjacentvacant sites.Key Development Requirements• Residential development with opportunities for development of mixeduse elements;• Design must be of high quality and provide active frontages;• Development should make best use of locational characteristics of thesite.S106 requirements• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan.118

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Development Portfolio – HousingKey Development Opportunity SitesMarket Street, Longton (Ref H11)LocationIn a primarily retail area within Longton town centre.Ownership/AreaThe site is understood to be in a single ownership. Total area approx. 0.13HaExisting usesThe site is currently vacant and overgrown having been previously occupied by awarehouse, now demolished.Appropriate land usesNew build residential development with commercial uses on the ground and possiblyfirst floor. The ground floor should ideally be put into retail or financial andprofessional services use, although a commercial use which presented an activefrontage to the street would also be acceptable.Other ConsiderationsRedevelopment should aim to maximise active street frontage to Market Street. Inview of the prominent town centre location the design of the building will beimportant.Key Development Requirements• Residential development with a requirement for commercialdevelopment at ground floor level;• Design must be of high quality and provide active frontage;• Development should make best use of locational characteristics of thesite.S106 requirements• Contribution to neighbourhood improvements identified in the relevantLocal Action Plan.120

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Development Portfolio – HousingKey Development Opportunity SitesCoronation Avenue, Longton (Ref H12)LocationAdjacent to the A50, and separated by it from Longton town centre.Ownership/AreaThe site is in a single ownership. Total area approx. 1.08HaExisting usesThe site is currently vacant and overgrown having been previously occupied by housing, nowdemolished. Clearance took place some years ago and the site has remained vacant since.Appropriate land usesNew build residential development. The site is linked to the town centre via a footbridgecrossing the A50.Other ConsiderationsProximity to the A50 will require careful consideration of the design of the site as a result ofissues associated with heavy traffic.Key Development Requirements• Residential development;• Development should make best use of locational characteristics of the site;• A contribution will be required towards the provision of affordable housing.S106 requirements• Affordable Housing.• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan.122

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Development Portfolio – HousingKey Development Opportunity SitesWilson Road, Hanford (Ref H13)LocationIn an elevated position close to the junction of the A500 and A34.Ownership/AreaThe site is in a single ownership. Total area approx. 1.36HaExisting usesThe site is vacant having previously been associated with a farmyard that has now beenredeveloped fro housing. The site is considered to be greenfield.Appropriate land usesHousing development for a limited number of large footprint dwellings of exceptional design.It is not anticipated that the site will accommodate more than 30 dwellings and still deliver thequality of dwellings required.Other ConsiderationsThis is a green field. Development of this site would not normally be acceptable. Howeverthe site has been included to encourage the type of large floorplate houses at the very top ofthe local housing market which it is felt may be deficient in the current market having regardto a comparison between the income and housing profiles of the City.In purely quantitative terms there is no need for the release of this site. Consequently thesite will only be released in the event that a scheme is brought forward for thecomprehensive development of the whole site with a scheme of exceptional quality.In order to provide the type of dwelling this allocation is intended to deliver, it is consideredthat this site would accommodate a maximum of 30 dwellings, however, detailed design mayindicate that a lower number of dwellings will be more appropriate.Key Development Requirements• A maximum of 30 large dwellings of exceptional and innovative design andmaterials;• The design and layout of the proposed buildings must maximise the benefits ofthe specific location, topography and orientation of the site;• A contribution will be required towards the provision of affordable housing.S106 requirements• Affordable housing.• A detailed development brief to be prepared for this site bringing works forwardas part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan.124

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Development Portfolio – HousingKey Development Opportunity SitesBrookwood and Blurton Farm Depot, Blurton (H14 & 15)LocationAdjacent to Blurton Park and St Bartholomew’s Church.Ownership/AreaThe sites is believed to be in multiple ownership. Sites are 0.51 and 0.79Ha respectively andtotal approx. 1.3Ha It is anticipated that the two sites would be developed together.Existing usesboth sites are vacant consisting of a closed nursing home and a disused parks depot.Appropriate land usesHousing development for a limited number of high quality houses taking advantage of thelocation and opportunities for views over Blurton Park and the church. It is not anticipatedthat the site will accommodate more than 26 dwellings and still deliver the quality of dwellingsrequired.Other ConsiderationsThese sites do not perform well sequentially and would not normally have represented apriority for early release for housing development. However the sites has been included toencourage the type of large floorplate houses at the very top of the local housing marketwhich it is felt may be deficient in the current market having regard to a comparison betweenthe income and housing profiles of the City.As indicated previously the site does not perform well in sequential terms. Consequently thesites will only be released in the first phase of housing development in the event that ascheme is brought forward for the comprehensive development of the whole site with ascheme of exceptional quality.In order to provide the type of dwelling this allocation is intended to deliver, it is consideredthat this site would accommodate a maximum of 26 dwellings, however, detailed design mayindicate that a lower number of dwellings will be more appropriate.Key Development Requirements• A maximum of 26 large dwellings of high quality;• The design and layout of the proposed buildings must maximise the benefits ofthe specific location, topography and orientation of the site;• A contribution will be required towards the provision of affordable housing.S106 requirements• Affordable housing.• A detailed development brief to be prepared for this site bringing works forwardas part of a comprehensive package.• Contribution to neighbourhood improvements identified in the relevant LocalAction Plan.126

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