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RUNCORN NEW TOWNURBAN RENEWAL

Master Plan Amendment No.1

Copyright @ 1971

Runcorn Development Corporation, Chapel Street, Runcorn, Cheshire. Tel: Runcorn 73477.

Contents Page

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RUNCORN DEVELOPMENT CORPORATION

ChairmanMr. Vere A Arnold, C.B.E., BA, M.C., T.D., D.L, J.P.Deputy ChairmanAlderman W. H. SeftonMembersMr. E. J. Battersby, F.R.I.C.S.County Councillor G. J. FordCouncillor C. J. Helsby, J.P.Mr. G. H. K. Rae, MA (Cantab.)Mr. H. C. Rigby, D.F.C.Mr. F. R. Sherliker, M.Sc., F.R.I.C., M.R.S.H., AP.I. Mrs. R. M. Toos_y /General ManagerMr. D. F. Banwell, Solicitor, LAM.R.T.P.I.

The Chairman and Members of the Board of the Corporationgratefully acknowledge the co-operation of the Officers of theCheshire County Council and the Runcorn Urban District Council.who have worked closely with the Officers of the Corporation in thepreparation of this first amendment to the Master Plan.

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Contents PageIntroduction 7Sections:

A) The Expressway and Bridgehead 8B) Dock Access 9C) Other Roads 9D) Busway System 9E) land Use 10

Outline Planning Policies for Individual Areas: Residential Areas Improved 10Residential Areas Redeveloped 12 Commercial and Social Areas 14Docks Industry and Railway 16Open Space 16

F) Population 17G) Implementation and phasing 17 H) Summary of Plan 18

Plan 19

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IntroductionThe Runcorn New Town Master Plan was endorsed by the Ministry of Housing andLocal Government on the 12th August. 1968, as a soundframework for the rapid and successful development of the New Town. One of theaspects of development of the designated area which the plan envisaged as takingplace early was the renewal and rehabilitation of the central area of the existingtown. Section II of the Master Plan pointed out that the existing centre had an out ofdate road pattern, obsolete buildings and a lack of open space.

Prior to designation, the Runcorn Urban District Council had commencedredevelopment but this had been suspended on designation as the Urban DistrictCouncil's ideas had been based upon the retention of the existing centre as the towncentre of a relatively small town, whereas under the Master Plan it would become adistrict centre for a population of some 16,000 persons. The Urban District Counciland Corporation agreed that Urban Renewal must proceed at the same time as thedevelopment of other parts of the designated area in order to avoid delay and sothat both the existing town and the newly developed areas should become a singleunified town. The Master Plan set out the principles upon which renewal should takeplace with particular reference to the necessity for increasing public open space,reducing the central shopping provision, rationalising the communication systemand the rehabilitation or renewing of housing. Discussions between the DevelopmentCorporation and the Runcorn Urban District Council commenced early in 1968 andin April 1969 a scheme was published and the observations of individuals andorganisations were invited. Subsequently, a revised scheme was prepared and thiswas advertised publicly in March 1971. Various comments were received from thepublic and from statutory and other bodies - and the plan amended in the light ofthese comments and observations presented as a practical solution to the problemsof renewal in the existing central area and one which should produce a pleasingenvironment, good communications and a thriving district centre.

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A. The Expressway and Bridgehead

1. It is now considered feasible to widen the existingRuncorn-Widnes Bridge to four lanes and the form ofthe junction between the Bridgehead and theprincipal road system has been reconsidered. Arevised layout has been evolved and approved bythe Urban District Council, Cheshire County Counciland the Development Corporation. Less existingresidential property north of the Bridgewater Canal isnow affected than under the form of junction shownin the Master Plan, although it is inevitable thatcertain properties adjoining the existing bridge willbe required in order to achieve the proposedwidening, together with property south of the canal,most of which is programmed for clearance underthe Housing Acts. The present proposals of theCheshire County Council for the road junctionimmediately to the south of the existing bridge will fitin with a further widening of the existing bridge or theconstruction of a second bridge.

2. The junction now proposed by the CheshireCounty Council provides an excellent connectionbetween the Bridgehead and the Expressway and

Above: Model showing junction between the Expresswayand the approach to the Runcorn- Widnes bridge

adequate lines of communication between the oldtown centre, Widnes and the Runcorn railwaystation. It also makes it possible to incorporate aroute for the Busway to the north of the BridgewaterCanal, thus giving an overall improvement in publictransport service without prejudicing the pedestrianaccess. At the eastern end of the urban renewal areathe junction between the Expressway, Heath Roadand Victoria Road has been designed to reduce asfar as possible the overall effect on existing property.

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B. Dock Access

3. A new dock access road, to cater for the main flowof industrial traffic, will be constructed from PicowFarm into the dock estate. Connections between thisaccess road and the Expressway will be available viathe Westfield interchange.

C. Other Roads

4. A route between the old town centre and areasimmediately to the south is maintained alongGreenway Road by constructing a new section ofroad passing from Doctor's Bridge over theExpressway and facilities are provided to connect tothe RuncornWidnes Bridge approaches. At theeastern end of the area access is gained from theExpressway junction via Delph Bridge. Themaximum use of existing carriageways is envisaged.

5. A road link via Brindley Street and Percival Lanewill provide a connection for local traffic between theold town, Picow Farm Road area and the RuncornDocks.

Below: Busway stop at High St. Bus Station

D. The Busway

6. A route for the Busway has been selected runningthrough the centre of the old town centre.

7. The revised route crosses car parks and derelictsites but some property demolition is inevitable. Theroute makes continued use of Waterloo Bridge, thuspreserving this attractive feature and avoiding theexpense of another canal crossing.

8. A Busway stop is located at the existing busstation and it is envisaged that an interchange will beprovided here between the Busway and ordinaryroad system. Other stops are proposed near HeathRoad and the railway station.

9. The use of Picow Farm Road where it passesunder the railway bridge to its junction with Hollowayis proposed as part of the Busway route. This sectionof road may be closed to all other vehicular traffic ifand when the re-organisation of the road system inthe vicinity has rendered unnecessary its use forgeneral traffic.

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E.Land Use

10. The overall pattern of land use in the revisedproposals is designed to permit retention of as largea proportion as possible of existing property. Theplan shows areas of different land use anddevelopment characteristics and outline planningpolicies are proposed, area by area, later in thissection. Individual sites for various social servicesprovided by official and voluntary organisations arenot identified in the proposals except for the CountyHealth Centre and the Runcorn Parish Church ofEngland Primary School, but land will be availableunder these proposals to meet these needs andsome suggestions are made later.

Residential Areas - Improved11. These areas should be studied with a view tomaking them general improvement areas under theHousing Act 1969. The use of improvement grantsshould be encouraged and any opportunities toprovide off-street parking places, tree planting, playareas and local open spaces should be taken. It maybe necessary to clear a small number of dwellings inthese areas in order to provide thes_. facilities. Thefuture uses of existing non-residential buildingsshould be considered very carefully and no changesshould be permitted which would harm theresidential character of these areas. Existing non -conforming uses should not be allowed to expand orintensify. Particular remarks relating to individualareas follow. The description of an area in theproposals as a general improvement area does notimply that every house in the area will need to beimproved. The proposals envisage the provision of1.5 parking spaces for each dwelling.

12. Waterloo Road This area includes someproperty in the Wellington Street/Egerton Streetareas programmed to be cleared as unfit. givingscope for local improvement. It will also benecessary to consider the desirability of continuedoccupation of those houses which are affectedenvironmentally by the existing bridge and itsapproach roads.

13. Belvedere No change is envisaged in this smallarea of new development.

14. Parker Street Some property clearance will givescope for local improvements, and a limited amountof redevelopment could take place. Oldercommercial property fronting Bridge Street shouldbe cleared.

15. York Street No property clearance is envisagedin this area and therefore car parking may become aproblem.

Examples of buildings of character to be retained Top:Devonshire SquareAbove: High Street

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Top: Dukesfield, a typical view of the area after improvement. Above Left: Belvedere, new developmentAbove Right: Waterloo Road, a proposed improvement area

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16. St. Michael's Properties in Arthur Street. ShawStreet and Surrey Street are included in the RuncornUrban District Council's clearance programme, thusgiving an opportunity to improve the area.

17. Dukesfield The plan proposes that the area shallremain primarily residential for some time to comebut its character will have to be closely watched foradverse changes. The possibility of generalimprovement will have to be reconsidered in anyevent when the implications of the survey now beingcarried out by the Urban District Council into thecondition of the houses in the area have beenstudied.

Above: Houses with character within an improvementarea

Additionally, the continued use of the area forresidential.purposes will require reconsiderationwhen the nature and timing of the development ofthe docks area is known. The environment ofAshridge Street is already adversely affected by therailway bridge and access road to the road bridgeand the effect of the new approach road andincreased traffic may well require the early clearanceof this area.

18. Percival Lane Although the area may not remainresidential indefinitely, the existing residentialproperties should continue to be eligible forimprovement grants. The relatively isolated situationof Percival Lane area from the remainder of thecommunity and the overshadowing by the dock areacannot be ignored in assessing the future land use.

Residential Areas - Redeveloped19. The four areas proposed for residentialredevelopment already contain much clearedland.The remaining properties are generally in poorcondition and there are some non-conforming uses.Redevelopment for residential purposes isnecessary to ensure that as many people aspossible have the opportunity of continuing to livenorth of the Bridgewater Canal.

20. Water Street This is a potentially attractive siteoverlooking the River Mersey. A scheme for its earlyredevelopment is being prepared by the UrbanDistrict Council.

21. Ellesmere Street The part of this area which ismainly comprised of unfit dwellings due forclearance, vacant sites and part of the derelictCamden Tannery site, presents an opportunity forcomprehensive redevelopment. The oldercommercial property fronting onto Bridge Streetshould be cleared and Bridge Street improved aspart of the principal access road. The industrial useof the easterly end of the area is incompatible withthe continued residential use proposed for theneighbourhood but it is not proposed to take earlysteps to redevelop this site.

22. Regent Street This site is envisaged forredevelopment partly as a result of existing andfuture clearance and partly because of the expectedimpact of the new town centre on the existing shops.It may be possible to retain the existing houses andpublic houses in Bridgewater Street.

23. Holy Trinity This area lies to the north of theChurch. It is an area of mixed uses, bad layout. muchcleared land and largely sub-standard housing. Ithas a potentially attractive elevated position.

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Above: Holy Trinity after redevelopment

Poor property in redevelopment areas Far left:Water StreetAbove left: EI/esmere StreetLeft: EI/esmere Street

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Commercial and Social Areas24. The Master Plan envisages that the commercialdemand in the old town will contract considerablyand that retail shopping space of 66,000 sq. ft. will besufficient.The two main existing car parks adjacent to theMarket Hall and under the existing bridge approachare largely retained and, together with additionalareas to be provided adjoining Mersey Road andBridge Street, they will ensure adequate car parkingfor the reduced commercial area.

25. Church Street This area is envisaged as thedistrict shopping centre for the north-western part ofthe town.

26. High Street This area is envisaged as retainingits present commercial character. The Busway will betaken over High Street by bridge. The general area ofthe bus station will remain the focus of bus servicesin the old town providing interchange for bothpassengers and vehicles between Busway andconventional services. The Busway will crossDevonshire Square at ground level, the crossingbeing controlled by light signals. Access will bemaintained to the rear of the properties on the northside of High Street. The use of Top Locks for .boatmooring will continue and arrangements forrelocating the headquarters of the BridgewaterMotor Boat Club are in hand.

27. St. Paul's This is the site of the former St. Paul'sChurch and adjacent parts of Camden Tannery site.Part of the area is the site of the proposed CountyHealth Centre. The remainder is envisaged partly forgeneral car parking and partly for social uses.

Top: High St., showing BuswayCentre: High Street

Right: High St., showing proposed Health Centre

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28. All Saints The major change envisaged in thisarea is the redevelopment of Runcorn Parish Churchof England Primary School. The few houses affectedare already subject to clearance.

29. Bridge Street The change envisaged in this areais the improvement of the existing carriageway ofBridge Street and its consequential effect on thefrontage property.

30. Chapel Street This site comprises the offices ofRuncorn Development Corporation and VestricLimited. The construction of the GreenwayRoad/Doctor's Bridge link road will require alterationto their access and parking arrangements.

31. Surrey Street Existing commercial and socialproperties between the junctions of Surrey Streetand Albert Street with Greenway Road are retained.

32. Victoria Road This area is proposed forcommercial and social uses. The improvement ofVictoria Road will have detailed effects on accessarrangements. The southerly part of the area shouldbe developed for purposes connected with andmaking use of the Bridgewater Canal as a socialamenity.

33. Lowlands Road This area will be encircled bythe Expressway/Bridgehead junction and have onlya single vehicular access point. Environmentalconditions and access will severely restrict the kindsof development appropriate to the area. Proposalsfor comprehensive redevelopment of the area for asuitable commercial or social use will be consideredon their merits.

Top: Proposed new Primary in Church Street Left: AllSaints Parish Church

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Docks Industry and Railway 34. Marine Yard This site isnot affected. Its accesswill be improved when Mersey Road is improved.

35. Docks The further development of the docksand ancillary uses is proposed but this should belimited until after the new dock access road isconstructed and, in considering applications, dueattention must be paid to the amenity of theneighbouring residential areas.

36. Railway Station Major changes affecting therailway station access arrangements are envisaged.Consultations with all interested Authorities havealready commenced. Car parking can be provided inclose proximity to the station.

37. Industry The area shown for this purpose at theextreme north-east of the plan will form eventually anextension of the Development Corporation's AstmoorIndustrial Estate in accordance with the Master Plan.

Open Space38. The Manchester Ship Canal The plan proposesan amenity area between Mersey Road and -theManchester Ship Canal. This is regarded as a uniqueand important opportunity and is a matter fordiscussion between Runcorn Urban District Counciland the Manchester Ship Canal Company.

39. The Bridgewater Canal The opportunitiespresented by development either side of the canalshould be taken to provide as extensive andcontinuous an open space as possible. Majorroadworks will restrict access to large parts of thisarea to maintenance vehicles and pedestrians only,especially on the south side of the canal.Consideration could be given to providing watersidesites for recreational purposes.

40. Dukesfield As long as the area remainsresidential the existi ng open character of thesurrounding areas must be preserved and if possibleimproved as the area is lacking in amenity.

Below: Improved open space adjoining the BridgewaterCanal

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F. Population

41. The existing population of the urban renewalarea is approximately 5,900 and the plan envisagesa slight reduction in population upon theimplementation of the housing redevelopment andgeneral improvement proposals shown on the plan.It is highly desirable, and in accordance with thewishes of the residents, that as many as possible ofthose disturbed should be rehoused in the area.

G. Implementation and Phasing

42. Financial responsibility for the implementationof the revised proposals can be divided broadly asfollows:Expressway and Bridgehead:Cheshire County Council andRuncorn Development CorporationBusway:Runcorn Development CorporationHousing Redevelopment and Local Improvement:Runcorn Urban District Council

43. Individual projects e.g. the primary school,health centre, social clubs etc., will be implementedby the appropriate authorities and organisations.There should also be scope for private investment.

44. The programme envisaged for the constructionof the sections of the Expressway shown on theplan, the Bridgehead and the Busway will bephased over the years 1973-77.

45. The phasing of redevelopment and localimprovement is very flexible and subject to theusual restraints of the availability of money andland.

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H. Summary of the plan.

a) a large free-flow interchange between theExpressway and the Bridgehead;

b) extensive residential redevelopment north ofthe Bridgewater Canal;

c) retention and improvement of certain residentialareas; d) reduction of the commercial area; e) aslight net reduction of the population takinginto account all the above changes;

f) provision for the Busway on a segregated roadnorth of the Bridgewater Canal;

g) improvement of open space.

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