Link road at Cowley Hill Works, City Road, St Helens

What was proposed

The application sought approval for access, appearance, landscaping, layout and scale for a link road connecting Washway Lane and College Street.

“The application is a Reserved Matters Application following outline consent P/2020/0083/OUEIA seeking approval for Access, Appearance, Landscaping, Layout and Scale for the construction of a link road connecting Washway Lane and College Street.”

“The link road forms a new signalised junction arrangement on College Street, which fully segregates cyclists from general traffic. The link road junction with Washway Lane would be a three armed signalised arrangement with pedestrian crossing facilities on all arms and its formation requires the realignment of Rainford Brook. The realignment of Rainford Brook will facilitate the link road whilst ensuring the shortest amount of additional culverting.”

Officer report

The site

The site is a former industrial area north of St Helens town centre, with woodland, Rainford Brook, nearby homes, a railway and a listed building.

“The application site is located to the north of St. Helens town centre and is an irregular shape that covers an area of approximately 42 hectares. The site previously formed part of the Cowley Hill Works and the centre of the site is currently occupied by some buildings associated with the previous use.”

“The north of the site is bound by Washway Lane. This area of the site is depicted by self-seeded woodland located on burgy waste associated with the historic glass making industry on the site. Rainford Brook runs along the northern and part of the eastern boundary of the application site before it enters into a deep culvert.”

Officer report

What consultees said

Consultees raised no objections subject to conditions covering landscaping, drainage, flood risk, ecology, contamination and related technical matters.

“LLFA (01.08.23, 22.07.24, 30.07.24, 14.04.25, 12.06.25): The Flood risk assessment submitted is acceptable and a strategy involving the use of SuDs basins along the road is acceptable subject to conditions on the final design.”

“Environment Agency (10.08.23, 30.08.24, 17.01.25): Having reviewed the submitted Water Framework Directive Assessment there are no objections on both flood risk and biodiversity grounds subject to conditions. The works as proposed will separately require a Flood Risk Activity Permit (FRAP) from the Environment Agency under the Environmental Permitting (England and Wales) Regulations 2016.”

Officer report

Public comments

One objection concerned a proposed pedestrian link to Blenheim Way and the road being used as a cut-through, but that link was removed.

“This application has been advertised with neighbour notification letters, a site notice and press notice. One letter of objection has been received which relates to concerns with a proposed pedestrian link to Blenheim Way and the link serving no other purposed than as a cut through; however, the link to Blenheim Way formed part of the original application submission but has subsequently been removed from the plans being considered.”

Officer report

Who spoke

The Principal Planning Officer presented the application with plans, photographs and junction details shown to the committee.

The committee decision

The committee granted planning permission subject to conditions and delegated authority to the Head of Planning to amend, add or remove conditions.

“Grant Planning Permission subject to the following conditions, with authority delegated to the Head of Planning to add, amend or remove conditions as they deem necessary:”

Minutes

Conditions added

The conditions covered boundary treatments, plot levels and drainage, culverts, and a Stage 1 road safety audit before construction activity.

“No construction activity shall take place until cross-sectional analysis detailing the adjacent plot levels and attenuation ponds to the link road and their appropriateness to ensure there is no water run off onto the adopted highway. The approved scheme shall subsequently be implemented as part of the construction of the link road, to the approval of the Local Highway Authority as part of the relevant legal delivery agreement.”

“No construction activity shall take place until a Road Safety Audit Stage 1 has been undertaken for the Link Road and its new junctions with Washway Lane…”

Minutes