First part of public inquiry into Parkside scheme concludes

Proposals to redevelop the former colliery, which is in the green belt, were originally submitted in January 2018 by Parkside Regeneration LLP, a joint venture between commercial developers Langtree and St Helens Council.

The local authority granted outline planning permission for phase one of the controversial development – which would see the site transformed into a major logistics hub – in December 2019.

A second application, brought by the council, to build a single carriageway road that will connect the A49 Winwick Road directly with the M6 at Junction 22, acting as a by-pass to divert traffic away from Newton-le-Willows, Winwick and Hermitage Green, was also granted full planning permission.

Due to the size of the scheme, both applications were referred to the Secretary of State for Housing, Communities and Local Government and subsequently called in.

A virtual public inquiry started last week, dealing first with phase one before turning to the Parkside Link Road scheme next week.

Today, Parkside Regeneration LLP, St Helens Borough Council and Parkside Action Group (PAG), which objects to the proposals, all delivered their closing statements.

Dave Tyas, PAG chairman, said: “The application is speculative. PAG maintains that previous estimates of employment need have shown to be over optimistic.

“This has been asserted by a number of independent economists who have questioned the credibility of the council’s projections.

“Current employment need has not been tested through the Local Plan process. The impact of Covid-19 and Brexit on distribution and office needs are unknown at present.

“The economic case is based on shaky and shifty foundations, whatever the level of expertise of those putting them forward.

“The local road infrastructure is not suitable to be able to deal with the traffic anticipated from the proposed development.

“Public transport has not been adequately considered and benefits have been overstated.”

Mr Tyas said the proposal would have an “adverse impact” on people’s health and would cause “considerable harm”, both regionally and locally, to ecology wildlife and biodiversity.

He said the loss of this habitat has not been adequately addressed in the application.

In conclusion, Mr Tyas asked the inspector to refuse permission based on the evidence he was put forward at the inquiry.

Giles Cannock QC, representing St Helens Borough Council, spoke in detail about the history of the site and how it has been left to deteriorate.

The former colliery has laid derelict since the pit was shut down in 1993, and has seen a number of proposed developments fail to come to fruition.

Mr Cannock said the case for developing the former colliery has only strengthened over time, adding that the current plans are an “opportunity that must be seized”.

Mr Cannock said: “For 30 years this site has been considered to be regeneration imperative, so that the legacy of the pit closure could be addressed both on a site-specific basis and in terms of the impact on the local community.

“And so whilst this government rightly places a high priority on maintenance of the green belt on respect of this site, the application of green belt policy must be undertaken in the context of an urgent need to breathe new life into this vacant and derelict site through redevelopment, to provide a beneficial, economically-productive and sustainable future, which puts an end to ongoing anti-social behaviour.

“This is consistent with the special vision and strategic objectives of the core strategy, which require the regeneration of the borough by directing development and investment to where it is most needed in order to reduce deprivation by giving priority to the development of derelict and vacant sites.

“Regrettably, the plan’s regeneration imperative and the need to redevelop this site has only strengthened with the passage of time.”

Sasha White QC, representing Parkside Regeneration LLP, had the last word during today’s proceedings.

He said the Parkside site is a “remarkable resource” that has no comparative site in the North West.

“We certainly feel that this site is a huge resource, ” Mr White said.

“Every day of the eight days of this inquiry has reinforced how special this site is in terms of its location, characteristics and availability for productive long-term use.

“It is located within an authority in which undesignated land is a scarcity, particularly land that can be developed, is available and is suitable.”

Mr White said there has been a “long and tortuous history” of trying to find an appropriate and beneficial use of the land, and not once has all of the requirements been present as it is now.

He said that for 34 years the site was the “epicentre of activity, work and production”, employing 2000 people at its peak.

Mr White said that it is clear from the evidence given by residents that they recognise the site is previously developed land, with substantial structures upon it, and could be developed again.

The applicant does not accept that PAG represent the whole of the local community, Mr White said, arguing that there is no consensus and “unquestionably” PAG and its associated groups merely represent one view.

He pointed to evidence given during the inquiry from Newton Labour councillor Seve Gomez-Aspron, who said the community was split down the middle on the proposals.

Mr White also took the opportunity to thank Mr Tyas and the other PAG representatives who have spoken over the past two weeks, saying they had handled themselves “immaculately”.

In conclusion, Mr White said: “The significant and weighted benefits this proposed development will bring forward comfortably outweigh the limited impacts.

“This inquiry has shown there is a remarkable opportunity here, both directly by the grant of permission for this application, then indirectly it will open the door for many subsequent benefits.

“This site has been in the eyes of many for 30 years since mining stopped.

“Now, as you’ve heard repeatedly, all the stars are aligned and the proposal will come forward, will bring jobs and will end this saga and be of huge benefit.”

Now this part of the inquiry has concluded, next week attention will turn to the Parkside Link Road scheme, beginning on Tuesday, January 19.

The inquiry is scheduled to end on January 29. Following this, the planning inspector, Dominic Young, will submit his report to the Secretary of State. This will not be made public until the decision is published.