Chapter 5
Economic Development & Tourism

STRATEGIC CONTEXT
EDT1	Strategic Employment Locations (Part 1 policy)
EDT2	Provision of Employment Land (Part 1 policy)
EDT3	Strategic Employment Sites in the Dunnings Bridge Corridor
EDT4	Southport Commerce Park
INDUSTRIAL DEVELOPMENT
EDT5	Primarily Industrial Areas
EDT6	Development Sites within Primarily Industrial Areas
EDT7	Improvement of Primarily Industrial Areas
EDT8	Business and Industrial Development Outside Primarily Industrial Areas
THE PORT AND MARITIME ZONE
EDT9	The Port and Maritime Zone
THE CENTRAL AREAS OF BOOTLE AND SOUTHPORT
EDT10	Bootle Central Area - Development Principles (Part 1 policy)
EDT11	Development in the Bootle Office Quarter
EDT12	Bootle Central Area Opportunity Sites
EDT13	Southport Central Area - Development Principles (Part 1 policy)
EDT14	Southport Resort Area
EDT15	Southport Seafront Area
OTHER ECONOMIC DEVELOPMENT POTENTIAL
EDT16	Mixed Use Areas
EDT17	Employment Opportunity Sites
EDT18	Retention of Local Employment Opportunities

 

Introduction

5.1 Economic development is essential to the regeneration of Sefton, particularly in the Urban Priority Areas. The Plan can make a positive contribution to the regeneration initiatives undertaken by the Council and its partners by establishing a framework to guide development and environmental improvements.

 

5.2 The Plan's main role is therefore to ensure that sufficient land is made available for industrial and business development in the right locations, in order to encourage economic activity. There is a legacy of dereliction and contamination resulting from previous industrial and commercial uses, much of it concentrated in the south of the Borough. Many sites are in need of reclamation and treatment before they can be re-used. Some businesses and sites also cause significant environmental problems to nearby housing areas, which regeneration initiatives are seeking to reduce.

 

5.3 The unemployment rate in Sefton has fallen from 13% in 1991 to 5% in 2001 and 2.9% in 2006. Although this is below the Merseyside rate, it is slightly above the national figure of 2.6%. The situation is significantly worse in parts of the Urban Priority Areas.

 

5.4 There are approximately 8,200 businesses in Sefton which provide over 102,500 full and part-time jobs. Around 90% of these businesses in Sefton are small firms with fewer than 25 employees. Employment is concentrated in a few key sectors including public services, port-related services (including distribution and transport), food products, tourism (particularly in Southport), retail, information and communication technology, and financial services. Employment in the manufacturing sector has declined by approximately 10% between 2001 and 2004. However, Sefton has concentrations of employees in the financial and professional services and information and communication technology sectors that are above the regional average.

 

5.5 The main threats to the future growth of the Sefton economy include low skills levels, relatively few knowledge-based industries¹ , low productivity, a weak export base and few large private sector employers. The lack of large sites available for development and investment has made it difficult to attract major new employers. The regeneration strategies for the Urban Priority Areas (Policy UP1) are helping to address these weaknesses.

 

5.6 Most economic activity is concentrated in a few strategic locations, notably the Port and Maritime Zone; the Dunnings Bridge Corridor in Bootle and Netherton; the central retail and commercial areas of Bootle and Southport; and the Southport Seafront leisure and tourism area. The Southport Commerce Park, on the eastern edge of the town, is emerging as another main focus of employment.

 

5.7 Tourism is a highly important part of Sefton's economy with potential for growth. The Council is working proactively with private sector partners to regenerate tourism, particularly in the resort town of Southport. Key strengths have proved to be short stay leisure holidays and greatly improved events and business tourism, especially the conference market which has bucked the national trend by increasing at a rate of 33% a year. Whilst existing hotels continue to be up-graded, this needs to be matched by the provision of new hotels to cater for all sectors of the market. However, further growth is constrained to a degree by the poor transport links to and from Southport.

 

5.8 The Northwest Development Agency published 'New Vision for Northwest Coastal Resorts' in 2003 which sets out a long term vision and strategy for the region's resorts. It recommends that Southport should seek to become a premier location within the region for high quality shopping and should aspire to excellence in its restaurant and catering provision. It also recommends that Southport should secure high quality hotel development to strengthen its position in the conference market and as a special-interest holiday destination. Lord Street and the Promenade are identified as key areas for public sector led regeneration. The Council has also produced a Masterplan 'Vision for Southport Seafront' which will guide future development and investment in the Seafront area.

 

5.9 Another significant tourism attraction is Aintree racecourse, which not only hosts prestigious race meetings including the Grand National, but has also developed a role as an important conference centre. There is scope for further development related to tourism and recreation, including hotels, towards the Ormskirk Road frontage of the site in the area which is outside the Green Belt subject to any proposal satisfying the tests of need and the sequential test as set out in PPS6.

 

5.10 Over 5000 jobs are directly reliant on tourism. The Council and its partners are committed to establishing Southport as 'England's Classic Resort', developing the potential of Sefton's Natural Coast and supporting other key elements of the visitor economy with the objective of increasing jobs, visitors and spend.

 

5.11 In addition to the more traditional forms of tourism, there is a need to develop growth sectors including golf tourism, special interest breaks, green tourism such as birdwatching, conferences and event based tourism. There is potential for further development along the whole of Sefton's coast to provide enhanced sporting, leisure and tourism opportunities. Such development must, however, be compatible with the area's green belt status, and recognise the special character and nature conservation value of the undeveloped parts of the coast which need to be preserved and enhanced.

 

5.12 Over half the area of Sefton is agricultural land, a high proportion of which has a very high capacity, yielding high-value horticultural crops. Though not a major employer, the agricultural economy is an efficient, high output local industry which is at risk from urban encroachment. The Council wishes to ensure that this sector of the economy remains diverse and vibrant, and that its current role as a steward of the countryside is encouraged and supported.

 

5.13 Farm diversification may be necessary in some individual cases to maintain the strength of the agricultural and rural economy and maintain farm incomes. The fact that Sefton's agricultural land is in the Green Belt limits the type, scale and range of farm diversification proposals which are acceptable.

 

5.14 Proposals for farm diversification will be allowed if they are appropriate in scale, help to maintain farm viability, are integrated within the existing farm enterprise and do not adversely affect the agricultural operation of the farm. Such proposals must also meet the requirements of the Green Belt and Countryside policies in this Plan, particularly Policy GBC2.

 

5.15 Economic development relies upon a safe and efficient road network to support it. Trunk roads are a national asset supporting the economy of the country. It is also essential that the provision of employment opportunities is linked to the provision and improvement of pubic transport, as well as locations which are presently well served by means of transport other than the private car. This is particularly important in the main employment locations and as a result of the development of the strategic sites, where special requirements or developer contributions may be sought. For further guidance see Chapter 15.

 

Strategic Context

5.16 The overriding aim of national guidance and the Regional Spatial Strategy is to promote sustainable patterns of development and physical change. One of the ways that this will be achieved is through developing businesses and skills, particularly those related to the key economic sectors identified in the North West Development Agency's Regional (Economic) Strategy. Economic development is seen as one of the key elements of urban regeneration.

 

 

Explanation

5.17 The Strategic Employment Locations offer a diverse range of existing and potential employment opportunities for service and manufacturing industry. They provide the best prospects for encouraging local expansion and inward investment in the "established" and "emerging" sectors identified by the North West Development Agency in its Regional Economic Strategy. The relevant sectors are listed in Figure 5.1 above.

 

5.18 With the exception of Southport Commerce Park, the Strategic Employment Locations lie within the Urban Priority Areas defined in Policy UP1. In the South of the Borough, the Port and Maritime Zone, the Dunnings Bridge Corridor / Netherton Industrial Areas, and Bootle Central Area comprise the Atlantic Gateway Strategic Investment Area^G, where European funding will be concentrated. It is an objective of the regeneration programmes to link employment growth in these areas to the needs of disadvantaged residents.

 

Implementation

5.19 This policy will be implemented through the regeneration strategies and action plans outlined in Chapter 4 (Urban Priority Areas), including plans and strategies not yet commissioned.

 

Sustainability Appraisal

Policy changed to include public services in Central Southport.

 

Policy Links

RSS Policies:-
EC1 Strengthening the Regional Economy;
EC2 Manufacturing Industry;
EC7 Bringing the Benefits of Economic Growth to Areas of Acute Need;
EC8 Warehousing and Distribution;
EC10 Tourism and Recreation.
UDP Policy:-
UP1 Development in the Urban Priority Areas.

 

Background documents

'Regional Strategy', North West Development Agency, 1999; 'Action Plan for the City Region' - The Mersey Partnership 2001; 'Atlantic Gateway Strategic Investment Area: Integrated Development Plan', March 2001

 

 

POLICY EDT2 PROVISION OF EMPLOYMENT LAND Provision for strategic and local employment development during the period 2002 - 2017 will be made as follows:   1. Within the Strategic Employment Locations:   (a) Allocated Strategic Sites (4 sites)   42.7 ha.   (b) Sites within the Bootle Office Quarter   Up to 65,650m2 floorspace   (c) Land within the Port & Maritime Zone   Up to 12 ha.   (d) Allocated sites within the Primarily Industrial Areas (8 sites)2   28.3 ha.   2. In other locations:   Other allocated sites in the Primarily Industrial Areas (8 sites)   5.1 ha.   The base date for figures given in Policy EDT2 is 31st March 2004   This is a Part 1 policy

Explanation

5.20 Over the past 5 years the average annual take-up of land for business and industrial development has been 5.6 hectares. This relatively low rate is in part explained by a lack of suitable sites. Regeneration initiatives in the Urban Priority Areas will increase demand and help bring sites forward which were previously unsuitable for redevelopment because of problems relating to infrastructure, contamination or multiple land ownerships. They will also help bring forward larger, more attractive sites. The provision of sites of sufficient size and in the right location to attract major employment in key sectors is a high priority.

 

5.21 Four of the allocated sites^Gare of strategic significance because of their size, location and potential contribution to economic regeneration. Three sites are in the Dunnings Bridge Corridor (Policy EDT3) and comprise 30.8 hectares. The fourth is in Southport (Policy EDT4 and Paragraph 5.35) and comprises 11.9 hectares. Special considerations apply to the development of these sites.

 

5.22 The great majority of the employment land supply is within the Strategic Employment Locations. The designated Primarily Industrial Areas are a vital employment land resource both in these locations and elsewhere. They provide the potential for new and expanding firms in a variety of industrial and distribution sectors. However, significant investment is required to release this potential (Policies EDT5, EDT6 and EDT7).

 

5.23 As a result of re-structuring and redevelopment within the Port and Maritime Zone, in response to operational changes, it is estimated that some 12 hectares of land capable of accommodating additional warehousing may become available within the Port area during the Plan period. Policy EDT9 covers future development within this area.

 

5.24 The broad distribution of employment development opportunities is illustrated in Figure 5.2.

 

Implementation

5.25 This policy will be implemented mainly through regeneration initiatives.

 

Sustainability Appraisal

No changes needed.

 

Policy Links

RSS Policies -
EC1 Strengthening the Regional Economy;
EC2 Manufacturing Industry;
EC7 Bringing the Benefits of Economic Growth to Areas of Acute Need;
EC8 Warehousing and Distribution;
UR5 Existing Commitments in Development Plans.
UDP Policy -
UP1 Development in Urban Priority Areas

 

Strategic Employment Sites

Dunnings Bridge Corridor

5.26 A number of large industrial areas and business parks are situated on or adjacent to Dunnings Bridge Rd, the A5036 trunk road, in Bootle and Netherton. Within this corridor three strategically important sites have been identified which have the potential to accommodate large scale development employing many people.

 

POLICY EDT3 STRATEGIC EMPLOYMENT SITES IN THE DUNNINGS BRIDGE CORRIDOR The following sites are of strategic importance for economic development:   EDT3.1   Former Peerless Refinery and adjoining land, Dunnings Bridge Road/ Lunt Avenue   6.8ha   EDT3.2   Atlantic Park, Dunnings Bridge Road   18.2 ha   EDT3.3   Senate Business Park & Girobank, Bridle Road   15.6 ha   The areas given for EDT3.2 and EDT3.3 are gross figures and include areas currently occupied.   Planning permission will be granted for business and industrial developments (Class B1 and B2) which meet all the following criteria:   the proposal is for a large scale development of the whole site or a substantial part of it;   if a partial development, it would not make it difficult to achieve an appropriate form of development on the remaining area; and   the development is for a use which has a high employment to floorspace ratio.   Other development will only be permitted if it can be demonstrated that it would have major benefits for the regeneration of the area (including the visual and environmental enhancement of the Dunnings Bridge Road corridor and the creation of high quality skilled employment opportunities) and that it cannot be accommodated on any other more appropriate site.   The design of all development on these sites, particularly in relation to primary road frontages, must reflect their status and prominence.

Explanation

5.27 These are large sites, of which there is a shortage in the South Sefton area. They are very prominent, have good connections to the freight and motorway networks, and should be developed in a comprehensive manner. A high quality development is required fronting Dunnings Bridge Road. The development of these sites is crucial to the achievement of the Council's regeneration strategy.

 

5.28 Whereas it is intended that the former Peerless Refinery site (Site EDT3.1) and the Atlantic Park (Site EDT3.2) should be redeveloped primarily for industrial development, the Senate Business Park area (Site EDT3.3) is expected to be developed mainly for office uses.

 

5.29 The development of the former Peerless Refinery site will need to incorporate a suitable buffer between the site and the adjoining residential area to the south and west.

 

5.30 The redevelopment of the Atlantic Park will need to ensure the retention of the major existing occupier, Rolls Royce.

 

5.31 Site EDT3.3 incorporates the premises of Alliance and Leicester Girobank which employs some 2000 people. In order to make it easier to redevelop these premises, the Council has promoted the assembly of two sites on either side of these premises. These sites are available for office uses, call centre, high technology (Class B1) uses and other uses appropriate to a business park.

 

5.32 These key sites will make a significant contribution to regeneration and employment creation in the Urban Priority Areas. The types of development most likely to meet these objectives are business and industrial uses. Other types of employment-intensive development will only be permitted in exceptional circumstances where it can be demonstrated that this would make a major contribution to the Core Strategy of the Plan.

 

5.33 The Council will support appropriate action to overcome the impact of contamination or other constraints in order to ensure that these sites are capable of being developed for the intended purpose.

 

Implementation

5.34 Development Briefs will be prepared for these sites.

 

Sustainability Appraisal

No changes made as sustainable transport links are covered by policies AD1 'Location of Development' and AD2 'Ensuring Choice of Travel'.

 

Policy Links

T6 Freight Distribution Network;
AD2 Ensuring Choice of Travel;
AD3 Transport Assessments;
AD4 Green Travel Plans

 

Background documents

'Atlantic Gateway SIA: Integrated Development Plan', March 2001; and 'Dunningsbridge Strategy and Action Plan', March 2001.

 

Southport Commerce Park

5.35 Southport Commerce Park is the largest industrial and business development site in the north of the borough, and is the only purpose built business park in Southport. The Commerce Park has a developable site area of 11.5 hectares, of which approximately 4.0 hectares have already been developed or are under construction, leaving a further 7.5 hectares available for development. The proposed extension to the Commerce Park covers a further 4.4 hectares, giving a total site area of 11.9 hectares.

 

5.36 At present approximately 200 people are employed on the Commerce Park. A further 550 jobs could be created when it is fully developed, and a further 300 jobs could be provided on the extension to the Commerce Park, providing a total of over 1,000 jobs.

 

Explanation

5.37 This site is intended for locally based and footloose business (Class B1) uses wishing to locate in a high quality business environment. Planning permission will not normally be granted for general industry or storage and distribution (Classes B2 and B8 respectively) unless they are compatible with a business park setting.

 

5.38 The proposed extension to the Commerce Park will increase the developable area by a further 4.4 hectares. Development on the Commerce Park extension will only be permitted once the existing Commerce Park is substantially complete or the proposed development cannot be accommodated on the remaining undeveloped area.

 

Implementation

5.39 A Development Plan Document may be required to provide an updated development framework for this area and the adjoining Town Lane housing allocation.

 

Sustainability Appraisal

No changes made as design, landscaping and transport links will be covered in the development brief.

 

Policy Links

AD2 Ensuring Choice of Travel;
AD3 Transport Assessments;
AD4 Green Travel Plan

 

Background documents

'Town Lane, Southport Feasibility Study', Cass Associates, 2001

 

Industrial Development

5.40 The great majority of the existing and proposed industrial land is located in the south of the Borough, concentrated in large mixed industrial and warehousing areas in Bootle and Netherton. This reflects historic links with the port, the Leeds and Liverpool Canal and the former rail network. In the north of the Borough, and at Aintree and Maghull in the south, industrial and trading estates have been built more recently, particularly on the edge of settlements.

 

5.41 The designated Primarily Industrial Areas will continue to be the main focus for new business, light and general industry, both in the Strategic Employment Locations and elsewhere. Many of these areas need comprehensive redevelopment, with improvements to the appearance of buildings and the spaces between them.

 

Explanation

5.42 The policy seeks to retain land for general business, industrial and other appropriate uses and to restrict non-industrial uses within these areas. This is a particular aim in the north of the Borough where the supply of industrial land is limited.

 

5.43 Primarily Industrial Areas have a key role to play in aiding regeneration, particularly in the south of the Borough. The priorities are:

 

• reclaiming, assembling and redeveloping land in order to bring vacant and under-used sites back into beneficial use and to provide jobs for the local community, and

   

• improving environmental quality.

   

5.44 In all locations, the role of these areas as a source of local employment must be protected. Existing employment uses will be encouraged to expand and modernise particularly where this will result in an improvement to the local environment.

 

5.45 The Primarily Industrial Areas may be an appropriate location for local services requiring storage and workshop facilities. For example, tyre and exhaust dealers, plumbers and builders merchants, and waste management facilities may be acceptable, depending on local circumstances. Conditions may be imposed to limit the extent of any retail activity associated with these uses and the products which may be sold.

 

Implementation

5.46 This policy will be implemented through the development control process.

 

Sustainability Appraisal

No changes made as design, transport and retail issues are covered by other Plan policies.

 

Policy Links

EDT6 Development Sites within Primarily Industrial Areas;
EDT7 Improvement of Industrial Areas;
EDT18 Retention of Local Employment Opportunities;
EMW6 Waste Management Facilities;
G4 Development adjacent to the Leeds & Liverpool Canal.

 

Background documents

‘Atlantic Gateway SIA - Dunnings Bridge Corridor Strategy & Action Plan’, March 2001.

 

POLICY EDT6 DEVELOPMENT SITES WITHIN PRIMARILY INDUSTRIAL AREAS The following sites are allocated for business, industrial, storage and distribution development (Class B1, B2 and B8 uses) within the Primary Industrial Areas:   Site Ref.   Location   Area (ha)   EDT 6.1   Land east of Brasenose Rd, Bootle   0.2   EDT 6.2   Units 1-6, Pacific Rd, Bootle   0.2   EDT 6.3•   Land south of Deltic Way, Aintree   0.9   EDT 6.4•   Former Vestey Site, Bridle Rd, Netherton   6.8   EDT 6.5•   Rear of Atlantic Industrial Estate, Bridle Rd, Netherton   2.6   EDT 6.6   Rear of South Sefton Business   0.7     Centre, Canal St, Bootle     EDT 6.7•   Farriers Way , Netherton   0.5   EDT 6.8•   Norwest Holst site, rear of Switch Cars, Dunnings Bridge Rd, Netherton   5.3   EDT 6.9•   Land south of Heysham Rd, Netherton   1.8   EDT 6.10•   Linacre Bridge, Linacre Lane, Bootle   0.9   EDT 6.11•   Former Parcel Force Site, Netherton Way   9.5   EDT 6.12   Former Sewage Works, Sefton Lane Industrial Estate, Maghull   0.6   EDT 6.13   Land at Stephenson's Way, Formby   0.4   EDT 6.14   Land at Crossens Way, Southport   1.5   EDT 6.15   Land at junction of Butts Lane & Foul Lane, Southport   1   EDT 6.16   Cobden Road, Southport   0.5           TOTAL   33.4   Sites marked (•) are within the Strategic Employment Locations (Policy EDT1).

Explanation

5.47 There are sites within most of the Primarily Industrial Areas with potential for development or redevelopment. The majority of these sites are located in the south of the Borough, in the Dunnings Bridge Corridor and Netherton Industrial Areas (Policy EDT1), where regeneration funding is available through the Atlantic Gateway Strategic Investment Area programme.

 

5.48 Other uses will only be permitted if they comply with the requirements of Policy EDT5.

 

Implementation

5.49 This policy will be implemented mainly through regeneration initiatives.

 

Sustainability Appraisal

 

No changes made as design and transport issues are covered by other Plan policies.

 

Policy Links

EDT5 Primarily Industrial Areas.

 

Background documents

Atlantic Gateway SIA - Dunningsbridge Corridor Strategy & Action Plan, Sefton MBC March 2001; Industrial Land Supply Update April 2001.

 

Explanation

5.50 There is a need to upgrade the environment within existing industrial areas throughout the Borough, particularly where they adjoin residential areas. Improvements which may be sought as part of any new development in these areas could relate to:

 

• access or site layout;

   

• boundary treatments and landscaping;

   

• the appearance of existing buildings;

   

• the control of pollution; and

   

• the relocation or removal of harmful uses within the site.

   

5.51 In addition to the general requirements for development within the Primarily Industrial Areas, the areas specifically referred to in the policy suffer from a poor environment or contamination as a result of former uses. They also do not relate well to the adjoining residential areas and countryside. This results in the need to re-structure the areas and to secure environmental improvements to minimise their impact.

 

Implementation

5.52 The industrial areas at Orrell Mount (EDT7.1), adjacent to Acorn Way (EDT7.2) and Heysham Road (EDT7.3) lie within the Atlantic Gateway Strategic Investment Area where external funding is available to help bring about re-structuring and improvement. The East Sefton Business Village Partnership has recently been established to encourage economic regeneration, including environmental improvements to the Sefton Lane Industrial Estate. It is anticipated that similar proposals will be put in place to secure the improvement of the Formby Industrial Estate.

 

5.53 Supplementary guidance will be prepared for these areas which will set out how they are to be re-structured, and the environmental improvements which will be sought to upgrade these areas as part of an overall strategy, including the provision of buffer zones where there is a boundary with residential development.

 

Sustainability Appraisal

Policy title changed for consistency.

 

Policy Links

EDT5 Primarily Industrial Areas

 

Background documents

‘Atlantic Gateway SIA - Dunningsbridge Corridor Strategy & Action Plan’, March 2001.

 

Explanation

5.54 In Sefton there are many well-established industrial concerns that are located outside of the Primarily Industrial Areas, quite a few of which are on backland^G sites in residential areas. Whilst the contribution that these firms make to the local economy is acknowledged, the over-riding concern in areas where there is residential accommodation or other sensitive uses is to protect their amenity.

 

5.55 Businesses in these areas may seek to expand or consolidate at their present location. Development which will have a minimal impact on the surrounding area will normally be acceptable. Development of a greater scale may also be acceptable particularly if, as a result of environmental improvements, there would be no overall reduction in residential amenity. Some development may be welcome if activities or buildings which currently cause concern are re-located to a less intrusive location within the site, or are removed altogether.

 

Implementation

5.56 This policy will be implemented through the development control process.

 

Sustainability Appraisal

Policy changed to clarify that the main focus is amenity.

 

Policy Links

DQ1 Design
R9 Edge-of-centre and Out-of-centre Retail Developments and other Town Centre Uses

 

The Port and Maritime Zone

5.57 The main operational area of the Port of Liverpool is located in Seaforth and Bootle, and extends into north Liverpool. The Port is a trade gateway of regional and national significance. The operational area supports a cluster of over 200 port-related businesses employing up to 3,500 people. The future development strategy for the Port focuses on attracting businesses in the logistics and port-related manufacturing sectors. The docks have high-capacity rail freight facilities and enjoy good access to the strategic highway network. This gives them unique locational advantages on which future development should capitalise.

 

Explanation

5.58 The Port and Maritime Zone includes the whole of the operational dock estate including the Freeport^G. It also includes some non-operational areas on the west side of the A565(T) trunk road where the existing activities and physical character are strongly linked to the Port.

 

5.59 Outline planning permission for port-related warehousing and industrial development covers a significant part of the area. A wide range of operational development is covered by the permitted development^G rights of the Port operator, the Mersey Docks and Harbour Company, and does not require planning permission. However, planning permission is required for any development which needs an Environmental Impact Assessment.

 

5.60 The Port and Maritime Zone is of strategic importance for employment and economic development. This policy provides a planning framework to support the key objectives and targets of the Atlantic Gateway Strategic Investment Area^G. In particular, any new development should be designed so that it is sympathetic to the local environment and residents.

 

5.61 The strategy for the Atlantic Gateway Strategic Investment Area confirms that there will be scope for major restructuring in response to operational changes within the Port and Maritime Zone. It is estimated that some 12 hectares of land capable of accommodating additional warehousing will become available within the Port area as a result of re-structuring and redevelopment during the Plan period.

 

5.62 The Atlantic Gateway strategy also promotes the enhancement of the rail freight infrastructure within the Port and Maritime Zone and the connections to the West Coast Main Line. This is supported by the Local Transport Plan and the Freight Strategy of the Strategic Rail Authority.

 

5.63 Some types of development which are not directly port-related may be appropriate in this area. This includes development which by its nature is dependent on a coastal or maritime location. Examples of this type of development already permitted within the area are:

 

• the generation of wind power;

   

• support facilities for offshore oil and gas exploration; and

   

• major sewage infrastructure linked to cleaning up the Mersey Estuary.

   

Proposals of this type will be considered on their merits and against the general development criteria set out in this policy.

 

5.64 Seaforth Nature Reserve is a site of Local Biological Interest and is part of the Mersey Narrows Site of Special Scientific Interest^G, the Mersey Narrows and North Wirral Foreshore potential Special Protection Area and proposed Ramsar site, and lies within the operational port area. Any development proposals likely to affect the objectives or integrity of these nature conservation designations will be assessed using Policy NC1, taking into account relevant national and international regulations. Development likely to have a significant effect on the international nature conservation interest will not be permitted unless it can be shown that there are no alternative solutions and there are reasons of over-riding public interest. The dock area also contains a number of listed buildings. Policy HC3 (Development or Change of Use Affecting a Listed Building) will therefore need to be taken into account.

 

Implementation

5.65 This policy will be implemented through the development control process.

 

Sustainability Appraisal

No changes made as design is covered by CS3 ‘Development Principles’ and DQ1 ‘Design’.

 

Policy Links
RSS Policy -
T6 Ports and Strategic Inland Waterways.
UDP Policy -
T6 Freight Distribution Network;
NC1 Site Protection;
CPZ1 Development in the Coastal Planning Zone
HC3 Development or Change of Use Affecting a Listed Building;
HC4 Development Affecting the Setting of a Listed Building.

 

Background documents

'Merseyside Freight Study' June 1999; ‘Atlantic Gateway Strategic Investment Area: Integrated Development Plan’, March 2001; ‘Maritime Zone Study’, April 2001

 

The Central Areas of Bootle and Southport

Bootle Central Area
5.66 The Central Area of Bootle is one of the Borough's most important employment areas where some 5,000 people work, mainly in retail services and public sector agencies. There are important links, both physically and functionally, between the various parts of the Central Area. Its main components are:

 

• the shopping centre focused on the Strand precinct;

   

• the Office Quarter focused along Stanley Road to the south;

   

• areas adjacent to the shopping centre and office precinct which support the central area; and

   

• well-established, stable pockets of older housing and new housing estates.

   

The Central Area is likely to be an area of significant development and change particularly within the Bootle Office Quarter. It is important that development proposals contribute to the regeneration strategy for the whole Central Area.

 

Explanation

5.68 One of the key economic objectives of the regeneration strategy is to renew Bootle Town Centre in order to retain and attract business activity. A Master Plan for the regeneration and renewal of the area is being prepared to guide this change, to develop better links within the Central Area, and to improve the quality of the public realm^G.

5.69 New development will be required to contribute towards meeting the principles set out in this policy. The scale and type of development and its location will determine which criteria the development should meet. As many of the sites in the area are Gateway sites, high design standards will be required.

 

5.70 The Office Quarter comprises a number of multi-storey office blocks, which are occupied mainly by government agencies and local authority services. Many of the buildings are approaching the end of their useful lives and will be redeveloped or refurbished during the Plan period. This will provide the catalyst for the Office Quarter to be more fully integrated into the Central Area and, in particular, to provide better links with the shopping area.

 

5.71 The shopping centre has benefited from regeneration and is relatively healthy, but further investment is essential to safeguard the retail and service functions of the centre, and the local jobs that depend on them. The Central Area suffers from a lack of commercial leisure developments which limits the time spent in the centre, particularly in the evenings.

 

5.72 The Central Area is the most accessible part of the Borough by public transport, with a high frequency of bus services on Stanley Road, a modern bus station and two rail stations on the Merseyrail Northern Line. The Council has recently approved a transport strategy for the Central Bootle area. This contains a series of measures aimed at improving the environment of the Stanley Road corridor for buses, pedestrians and cyclists and restricting the number of parking spaces to current levels.

 

5.73 There will be scope for new uses as a result of redevelopment or as vacant sites and buildings are brought back into use. These could include business and office uses; commercial developments such as car showrooms, bars and restaurants; leisure and recreational uses; civic, community, health and educational facilities; and residential institutions and day nurseries.

 

5.74 There are also a number of well established older residential areas and new housing estates within the Central Area. These areas will continue to be protected from change, and their residential amenity will be safeguarded.

 

5.75 The Central Area is located within the Housing Market Renewal Pathfinder Area. In order to positively assist the regeneration of these areas, care will need to be taken towards the edge of the Central Area to ensure that new development does not prejudice redevelopment or detract from the amenity of the surrounding areas.

 

Implementation

5.76 Supplementary Planning Guidance based on the Master Plan has been prepared. It will ensure that future development within the Central Area is compatible with the South Sefton Regeneration Strategy and the emerging Neighbourhood Development Plans for the Housing Market Renewal Pathfinder Area. The SPG incorporates land use proposals and indicates how contributions for improvements to public transport, the public realm and off-site parking requirements will be calculated in line with the advice set out in Circular 05/05. Development Briefs will be produced for key sites. The policy will be implemented through the development control process.

 

Sustainability Appraisal

Policy changed to refer to need for improvements to transport and amenity space.

 

Policy Links

RSS Policy -
EC9 Town Centres - Retail, Leisure and Office Development.
UDP Policies -
UP1 Development in Urban Priority Areas;
EDT11 Development In Bootle Office Quarter;
EDT12 Bootle Central Area Opportunity Sites;
T1 Transport Network Priorities;
T5 New Car Parks in Designated Areas.

 

Background documents

‘Atlantic Gateway SIA - Bootle Town Centre Strategy and Action Plan’, March 2001

 

Explanation

5.77 Many of the offices in this area were built during the 1960s and 1970s and are ill suited to current needs.

 

5.78 Despite a national trend of steady growth in the office sector, employment in this sector in Bootle has decreased by 17.5% between 1991-2001. Action is needed to ensure that key office uses do not move out of Bootle. The consequent loss of jobs would have a serious impact on the local economy. It could also have an impact on the shopping centre as a result of the lost spending power.

 

5.79 The aim of the regeneration strategies for this part of the Central Area is to provide a flexible framework for redevelopment which also enables the better integration of this area into the town centre. In particular, this includes the provision of improved links to the public transport network and the creation of an improved environment along Stanley Road.

 

5.80 The process of redevelopment has already started as the original St John’s House has been demolished following the construction of a replacement low rise office block. Office development has been completed on land between St Albans Road and Pembroke Road, and a further 35,000m² could be erected adjacent to the replacement St John’s House.

 

5.81 This will enable strategic office employers to relocate from their present out-dated offices into purpose-built accommodation. It will also help concentrate office accommodation into a more compact area closer to the shopping centre.

 

5.82 The process of renewal and restructuring may mean less land is required for offices. This could create opportunities for new housing, either on vacated sites or as part of a mixed use development. However, housing will only be permitted where it will not prejudice the economic regeneration of the area, and where an acceptable residential environment can be achieved. The Council will also allow other uses within this area, such as sandwich bars and day nurseries, which support the Office Quarter.

 

Implementation

5.83 This policy will be implemented through the provision of development briefs and the development control process.

 

Sustainability Appraisal

No changes needed.

 

Policy Links

EDT10 Bootle Town Centre Development Principles;
AD2 Ensuring Choice of Travel;
AD3 Transport Assessments;
AD4 Green Travel Plans.

 

Background documents

‘Atlantic Gateway SIA - Bootle Town Centre Strategy and Action Plan’, March 2001

 

Explanation

5.84 Both sites are suitable for either a single use or a mix of uses, including retail and commercial leisure. A description of individual sites, including development requirements and constraints is contained in Appendix 2 ‘Opportunity Sites’.

 

5.85 In particular, retail development on Site EDT12.1 would complement the role of the New Strand Shopping Centre and strengthen the retail frontage on Stanley Road (Policy R4).

 

5.86 There is currently a limited provision of commercial leisure and further development would encourage more people to visit the town centre in the evening.

 

5.87 The development of upper floors and secondary locations for residential use will also be encouraged.

 

5.88 Site EDT12.2 contains the main post office in Bootle Town Centre as well as the Bootle Delivery Office. Arrangements must be made for the alternative provision of both services. Whilst the Post Office must be re-located within the Town Centre, it may be possible to relocate the Delivery Office to a site in the vicinity of the Town Centre.

 

5.89 Development of both sites must take advantage of their canalside locations.

 

Implementation

5.90 Development briefs will be prepared for these sites.

 

Sustainability Appraisal

No changes needed.

 

Policy Links

UP1 Development in Urban Priority Areas;
EDT10 Bootle Central Area Development Principles;
R4 Bootle Town Centre;
G4 Development Adjacent to the Leeds and Liverpool Canal.

 

Southport Central Area

5.91 Southport Town Centre and the adjacent Resort and Seafront Areas are major employment areas where some 12,000 people work. The area contains the largest shopping centre in Sefton, and is the second most popular coastal resort in the North West, after Blackpool. Its main components are:

 

• the shopping centre focused on Lord Street and the Chapel Street areas;

   

• the Seafront area, which is undergoing considerable investment and renewal;

   

• a thriving office area concentrated on Hoghton Street;

   

• a civic and cultural area which includes the Town Hall and the Atkinson library and art gallery;

   

• areas containing secondary shopping frontages and other uses which support the Central Area;

   

• the ‘resort area’ between Lord Street and the Seafront where holiday accommodation, traditional seaside activities and leisure and entertainment facilities are concentrated;

   

• the restaurant and nightclub area focused on the West Street and Kingsway area;

   

• major areas of greenspace, including the parks and gardens on Lord Street and within the Seafront, and the Marine Lake; and

   

• well-established pockets of older housing.

   

5.92 Regional Spatial Strategy recognises that there is a need for better communication links between Southport and its wider sub-region. The Council’s intention to pursue a review of strategic accessibility to Southport is set out in paragraph 8.7 of the Transport Infrastructure chapter.

 

Explanation

5.93 Although Central Southport is the largest shopping centre in Sefton, the Central Area has a far wider function. It contains many civic, cultural, entertainment, offices, leisure, and higher educational uses which are major employers, form an integral part of the town centre and need to be accessible to a large number of people.

 

5.94 It is also an important focus for tourism. The Council will encourage the provision and improvement of hotels and other facilities which will help attract tourists to Southport. Many of Southport’s hotels and guest houses are concentrated in the Southport Resort Area. The area is undergoing significant re-structuring in response to changing requirements for holiday accommodation. The overall number of guest houses and hotels has decreased, but those that remain are being modernised to provide en-suite accommodation. This trend is likely to continue.

 

5.95 As well as supporting thriving tourism and retail sectors, the Central Area of Southport is a major administrative centre. Because many people move to Southport to retire, the health and social care sector also forms an important part of the local economy. This diversity of uses and the thriving evening economy^G makes an important contribution to the centre’s vitality and viability.

 

5.96 Two Conservation Areas cover a significant proportion of the Central Area: the Promenade and Lord Street Conservation Areas. Parts of both Conservation Areas are within the Townscape Heritage Initiative Scheme which is funded by the Heritage Lottery Fund. Other funding is also being sought, which could mean that £1.7 million is available for this purpose. It will strengthen and enhance the links between the Town Centre and the Seafront, increase economic activity, and support tourism-related activities in Southport. This will be achieved through a combination of repair, conversion and reinstatement of historic features and re-use of key properties which, together with a programme of enhancement works to the public realm, will create a self -sustaining mix of uses within a high quality environment.

 

5.97 There are a number of well established older residential areas within the Central Area. These areas will continue to be protected from change, and their residential amenity will be safeguarded.

 

5.98 There is considerable scope for the conversion of upper floors above shops and other commercial uses into flats within the Central Area. The positive use of these areas not only provides an income to help maintain the fabric of a building, it also provides better security in the town centre as a result of greater activity, and provides housing in a highly accessible location. Proposals which are acceptable in principle should comply with the details out in Supplementary Planning Guidance Note ‘New Residential Development’.

 

5.99 It is not anticipated that there will be any major land use change within the Central Area during the Plan period. However, there is a need to improve accessibility within the centre and to adjoining areas including the Seafront for all means of transport including pedestrians and cyclists. In recent years there has been a significant investment in enhancing the public realm^G e.g. Town Gardens. This will continue to be a priority. A Master Plan has been prepared for the Seafront Area and a further strategy for the whole of the Central Area will be prepared to provide a broad framework for future development.

 

5.100 Development will be required to contribute towards meeting the broad aims set out in this policy. The scale and type of development and its location will determine which criteria the development should meet.

 

Implementation

5.101 Supplementary guidance will be prepared to set out key principles of development and show how contributions to meeting the aims of this policy will be calculated, in line with the advice in Circular 05/05. Development Briefs will be produced for key sites.

 

Sustainability Appraisal

No changes made as development briefs will cover design and high profile nature of the Area.

Policy Links
RSS Policies -
EC9 Town Centres - Retail, Leisure and Office Development;
EC10 Tourism and Recreation.

 

Background Documents

‘A New Vision for Northwest Coastal Resorts’, NWDA, March 2003

 

Southport's Resort Facilities

5.102 Southport is the second most popular coastal resort in the North West, after Blackpool. Some 4.2 million adult visitors currently visit Southport each year. Many are drawn by Southport’s traditional seaside attractions and the leisure and entertainment facilities found in the Seafront area. The Seafront is also an important informal recreation area for local residents.

 

Explanation

5.103 Southport has a thriving evening economy^G. However, in order to minimise the potential for late night disturbance to holidaying families and residents, and to assist the policing of these uses, proposals for additional bars and nightclubs will only be acceptable in a defined part of this area.

 

5.104 Coronation Walk, Scarisbrick Avenue and Nevill Street are the key links between the retail and tourist areas of Southport. Taking account of the advice in Annex D of PPG6 these streets are considered to be appropriate locations for amusement centres, as such uses in these areas would not harm the overall retail character of the Town Centre.

 

5.105 Amusement centres are seasonal in nature and so the policy seeks to ensure that they do not dominate an entire street frontage which would lead to the street having little vitality in the low season. It is also important that amusement centre uses do not harm either the amenity of neighbouring uses or the character of the Lord Street and Promenade Conservation Areas in which these streets are located.

 

5.106 For the purposes of this policy, entire frontages will be taken to be:
- Coronation Walk (north east side): between Lord Street and West Street, and between West Street and the Promenade
- Scarisbrick Avenue (each side): between Lord Street and West Street, and between West Street and the Promenade;
- Nevill Street: (south-west side): between Lord Street and West Street
- Nevill Street (north-east side): between Lord Street and Bath Street and between Bath Street and the Promenade.

 

Implementation

5.107 This policy will be implemented through the development control process.

 

Sustainability Appraisal
No changes needed.

 

Policy Links

RSS Policy -
EC7 Tourism and Recreation;
UDP Policies -
EDT13 Southport Town Centre Area - Development Principles;
EDT15 Southport Seafront.
R2 Southport Town Centre

 

Background documents

 

Planning Policy Guidance Note 6: ‘Town Centres and Retailing’, 1996; ‘Tourism Strategy for Sefton’, June 2001; ‘Southport Seafront - A Business Plan for the Next Decade’, Sefton MBC / GVA Grimley, June 2001

 

Southport Seafront

5.108 The Seafront attracts large numbers of visitors. However, significant parts of the infrastructure and facilities remain outdated, despite the substantial amount of investment (over £50m) which has taken place over recent years. A number of projects in the Seafront area have recently been completed or are coming to fruition. These include the provision of a new sea wall and promenade, the restoration of Southport Pier and a new marine bridge.

 

5.109 This level of investment will need to continue if Southport is to remain one of the principal tourist destinations in the region. A Strategy for the Seafront area has been prepared which will guide investment over the next ten years.

 

Explanation

5.110 Although there has been considerable investment in existing hotels and guest houses, there remains a need for a greater range and quality of hotel accommodation to encourage more overnight visitors, and to develop the conference market.

 

5.111 The replacement of the Marine Parade bridge will stimulate a further set of proposals. This will help improve the integration of the Seafront area with the Town Centre, and enable the introduction of bus services and other sustainable transport into the area.

 

5.112 The Plan has a role in maintaining this momentum. It will do this by:

 

• ensuring that its land use strategy assists appropriate investment in and adjacent to the Seafront area; and

   

• providing a framework which enables all development to contribute to the improvement of the Seafront area.

   

A Master Plan ‘A Vision for Southport Seafront’ has been prepared to provide this guidance.

 

5.113 There are extensive areas of high quality urban greenspace in the Seafront area. It also includes a Conservation Area which contains two listed parks (Kings Gardens and South Marine Gardens), as well as Princes Park and Victoria Park, the home of the Southport Flower Show. The character and public enjoyment of these areas must be protected and enhanced by all development proposals.

 

5.114 This area also contains the Marine Lake, which is one of the largest marine lakes in the North West and is the Seafront’s most prominent physical asset. It is a significant visitor attraction and focus for watersports and informal recreation.

 

5.115 Links to the town centre need to be improved. The Local Transport Plan and Transis 2010 contain a number of key measures relating to the Seafront area. These include:

 

• promoting and upgrading the existing park-and-ride facilities;

   

• providing improved links for pedestrians and cyclists to the town centre; and

   

• providing bus services to key attractions.

   

Implementation

5.116 Supplementary Planning Guidance based on the Master Plan has been prepared to incorporate the land use proposals and how contributions for improving the Seafront area and links to the Central Area will be calculated, in line with the advice set out in Circular 05/05. Development briefs will be produced for key sites. This policy will also be implemented through the development control process.

 

5.117 The Southport Seafront SPG also provides guidance on where development may be allowed on greenspace and sets this within a framework of overall enhancement of greenspace within the Seafront.

 

Sustainability Appraisal

No changes made as development briefs will cover design and the high profile nature of the Seafront.

 

Policy Links

RSS Policy -
EC10 Tourism and Recreation;
UDP Policy -
EDT13 Southport Central Area Development Principles;
EDT14 Southport Resort Area;
T1 Transport Network Priorities;
NC1 Site Protection;
CPZ1 Development in the Coastal Planning Zone;
G1 Protection of Urban Greenspace;
HC5 Historic Parks and Gardens.

 

Background documents

‘A Vision for Southport Seafront: Final Masterplan’, Sefton MBC / Scott Wilson Urban, June 2003; ‘Southport Seafront Strategy’, Sefton MBC / GVA Grimley, June 2001; ‘Merseyside Local Transport Plan’, July 2000; ‘TRANSIS 2010: Southport Transportation Strategy’, Oct 1998

 

Other Economic Development Potential

5.118 There are a limited number of additional locations and sites where there is potential for new economic development, but where the range of development options is greater or a degree of uncertainty remains about the development potential. These include:

 

• areas where there is currently a diverse mix of activities in which some further economic development may be appropriate

   

• specific sites where economic development could take place on part of the site.

   

Explanation

5.119 The Waterloo Mixed Use Area is an area which has developed along Crosby Road North, close to the District Centre. Whereas offices dominate in the north and south, the central area has a much more varied character, containing civic, cultural and health uses, as well as a number of residential institutions. It is important to the local economy that the offices in this area are retained

 

.5.120 The Copy Lane Mixed Use Area contains a police station, hotel and a sports and rehabilitation centre. It is not envisaged that the make up of this area will change significantly during the Plan period.

 

5.121 The area of land located between Ormskirk Rd and the Liverpool / Ormskirk railway at Aintree contains a variety of uses including builders’ merchants and tyre depots. It is not anticipated that there will be much re-structuring within this area during the Plan period, and the current mixture of land uses is likely to be largely maintained.

 

5.122 The Switch Island area is bounded by the M57 motorway, the A59(T) trunk road and the Liverpool - Ormskirk railway, and is dominated by a superstore and a major electricity substation. The potential for further development is limited. However, the site could accommodate a hotel.

 

Implementation

5.123 This policy will be implemented through the development control process.

 

Sustainability Appraisal

No changes made as design and transport are covered by other Plan policies.

 

Policy Links

R9 Edge-of-Centre and Out-of-Centre Retail Development and Key Town Centre Uses.

 

Explanation

5.124 The sites listed above are suitable, in whole or in part, for development which generates employment. A description of the individual sites, including development requirements and constraints, is contained in Appendix 2 ‘Opportunity Sites’. If part of these sites is developed for housing, this may preclude the development of the remainder of the site for class B2 or B8 uses.

 

5.125 Sites EDT17.2 and EDT17.3 may also be suitable for residential development to help facilitate clearance in the nearby Housing Market Renewal Pathfinder Area^G, subject to an assessment of constraints including the level of contamination and the costs of remediation.

 

Implementation

5.126 Development Briefs will be prepared for these sites.

 

Sustainability Appraisal

No changes made as residential use is referred to in the explanation.

 

Policy Links

UP1 Development in Urban Priority Areas;
H6 Housing Opportunity Sites.

 

Explanation

5.127 The aim of the policy is to ensure that a choice and mix of sites for employment use is retained. Sites last used for employment (including, but not restricted to, Class B1, B2, B8 uses) may be able to be developed for non-employment uses in certain circumstances. Redevelopment for alternative uses (i.e. non-industrial, business, office or other employment generation uses) will only be permitted if the development of the site will demonstrably assist in the regeneration of the area and will not result in an unacceptable loss of employment in the locality.

 

5.128 Where there is a demonstrable loss of jobs (within Class B of the Use Classes Order) developers will be expected to contribute to industrial, business, office or other employment uses, either within the site or in the locality. This could take the form of physical or financial contributions to economic development, job creation or retention, training or related initiatives that will assist in bringing equivalent economic benefits to the area in which the development is located. These will relate directly to the scale and type of proposed development.

 

5.129 The preferred contribution is to include employment generating uses as part of the redevelopment of the site, but provision could be made off-site. A further option is that the Council could be paid a commuted sum to fund employment generating uses in the locality.

 

5.130 Any new buildings for employment related uses, or commuted sum, should reflect the loss of employment associated with the development.

 

Implementation

5.131 Supplementary guidance will be prepared to explain in detail how the policy will be implemented.

 

Sustainability Appraisal

Details regarding the time period since last use and the criteria for evaluating economic cost/benefits should be incorporated into policy or guidance.

 

Policy Links

CS1 Development & Regeneration;
UP1 Development in Urban Priority Areas;
EDT5 Primarily Industrial Areas;
H6 Housing Opportunity Sites.

 

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¹Industrial and commercial activity which requires a high level of technology, particularly information and communications technology (computer software and services, biotechnology, creative industries)

 

² These sites are identified in Policy EDT6

 

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