09-11-25 IR Everton FC and Tesco 1203375

Inquiry opened on 18 November 2008Land in and to the south of Kirkby town centre, Knowsley, MerseysideFile Ref: APP/V4305/V/08/1203375

Report to theSecretary of State forCommunities andLocal Government

The Planning InspectorateTemple Quay House2 The SquareTemple QuayBristol BS1 6PN

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GTN 1371 8000

Wendy J Burden BA(Hons) DipTPMRTPI

an Inspector appointed by the Secretary of State forCommunities and Local Government

Date 2 July 2009

Town and Country Planning Act 1990Knowsley Metropolitan Borough CouncilApplication byTesco Stores Ltd

Report APP/V4305/V/08/1203375Page 1

CONTENTS1.0 Procedural Matters 32.0 The Proposals3.0 The Development Plan and National Policy4.0 Planning History5.0 The Case for Tesco Stores Ltd6.0 The Case for Knowsley Metropolitan Borough Council7.0 The Case for Kirkby Residents in Support of Progress8.0 The Case for Liverpool City Council9.0 The Case for the Combined Authority Objectors10.0 The Case for Grosvenor Limited11.0 The Case for Knowsley Constituency Liberal Democrats12.0 The Case for Kirkby Residents Action Group13.0 The Case for Keep Everton in Our City14.0 The Case for Grange Residents15.0 Third Parties who appeared at the Inquiry16.0 Written Representations17.0 Inspector’s Conclusions18.0 Conditions19.0 Summary of conclusions and overall balance20.0 Formal RecommendationAnnex A – Schedule of ConditionsAnnex B – List of Core DocumentsAnnex C – List of Inquiry Document

Report APP/V4305/V/08/1203375

File Ref: APP/V4305/V/08/1203375Land in and to the south of Kirkby town centre, Knowsley, Merseyside

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2

1.1.1

1.1.2

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The application was called in for decision by the Secretary of State by a direction, madeunder section 77 of the Town and Country Planning Act 1990, on 6 August 2008.The application is made by Tesco Stores Ltd to Knowsley Metropolitan Borough Council.The application Ref 08/00001/HYB is dated 22 November 2007 and was accepted as validon 2 January 2008.The development proposed is described as follows:Detailed planning application:

The erection of a stadium and ancillary facilities for football and related uses; new convenience retailing, new comparison retailing, new leisure uses,new food and drink uses, new offices and service uses; new residential, new petrol fillingstation; new car parking, coach park and bus park; new vehicular and pedestrian accessesand circulation and related highway and footpath works; new public realm; new tree planting and landscaping; substations and energy centre; new boundary treatments; and related new infrastructure and engineering works

;Outline planning application (all matters reserved):

The erection of development for new retailing; new leisure uses; new library; new hotel; new food and drink uses; new officesand commercial uses; new residential; new car parking; new public realm; new tree planting and landscaping; new boundary treatments; and related new infrastructure and works; alterations to existing retail and other town centre uses; alterations to existing car parking areas; alterations to existing vehicular and pedestrian accesses and circulation;alteration to existing public realm; alteration to existing boundary treatments; and alterations to existing infrastructure.

The Inquiry sat from 18 November to 12 December 2008 and from 6 January 2009 to 6February 2009.

Summary of recommendation: The application be refused.

1.

INTRODUCTION AND PROCEDURAL MATTERS

1.1

Preamble

I held two Pre-Inquiry Meetings, on16 September and 5 November 2008,and an evening session for local residents on 27 January 2009. I carriedout an unaccompanied tour of the town centres and retail parks referred toin the Retail SOCG on 17 November 2008. Accompanied site visits toGoodison Park and to the Manchester City FC stadium took place on the 9December 2008 and 11 February 2009. I also attended a football match atGoodison on 28 January 2009. I visited the Goodison area and Kirkby towncentre on several occasions during the course of the inquiry and in Kirkby Ipaid a number of visits to residential areas, the station, the appeal site andthe nearby industrial estate where the provision of Park to Walk schemeswas discussed in evidence. I also carried out further visits to Huyton,Prescot, St Helens, Skelmersdale, Liverpool, and Bootle on 15 January and12 February 2009.I was assisted at the Inquiry by Inspectors Dr Andrew Pykett PhD MRTPIand Mr Paul Jackson B Arch RIBA, and thank them for their diligent supportand contribution to the report. Tireless support was also provided by MsYvonne Parker as Programme Officer and his assistant Nicola Hart whoseefforts secured the smooth and efficient progress of the Inquiry. My thanksfor all their long hours and skilful organisation.