Intermodal Logistics Park North

Tritax is proposing to bring forward a new Strategic Rail Freight Interchange (SRFI) project with an intermodal rail terminal and logistics accommodation / warehousing at Intermodal Logistics Park North in Newton-le-Willows.

The project will deliver a SRFI of local, regional and national importance:

• SRFIs play a critical role in enhancing transportation efficiency and connectivity. Typically they allow the use of rail for longer-haul journeys and roads to handle the local and final delivery legs of the freight journey.
• SRFIs act as hubs for freight distribution connecting different regions of the United Kingdom
• SRFIs link regions of the United Kingdom with global markets via coastal ports and the Channel Tunnel

Tritax recently completed its purchase of a 221-acre site, which forms the core part of the allocation in the adopted St Helens Local Plan for an SRFI and associated employment development. Tritax is now starting preparations to apply for a Development Consent Order (DCO) covering the whole project.

SRFI stands for Strategic Rail Freight Interchange. These are modern distribution and warehouse parks that are linked to both the rail and strategic road systems.

SRFIs play a crucial role in supporting efficient rail freight distribution logistics, especially in areas with growing demand and increasing congestion on the road network.

SRFIs facilitate the transfer of freight from road to rail, contribution to economic growth and reducing congestion and carbon emissions.

An SRFI is often referred to as an ‘in-land port’ due to its ability to successfully transfer freight from road to rail when linked to the UK’s coastal ports.

Government policy dictates that SRFIs are important because they can provide a range of transport, environmental, and economic benefits.

The Government’s National Policy Statement relating to ‘national networks’, which came into force on 24 May 2024, which sets out the Government’s policy on SRFIs, can be found here.

Intermodal Logistics Park North is located near to Newton-le-Willows, St Helens, midway between the cities of Manchester and Liverpool, to the east of the M6 Junction 22. ILP North benefits from both road and rail access, located to the east of the M6 Junction 22 and near to the M6/M62 interchange at Junction 21a. It is adjacent to the West Coast Mainline and Liverpool to Manchester railway, both of which form core routes within the UK's Strategic (Rail) Freight Network.

This location benefits from excellent access to the road and rail network and delivery of an SRFI in this location has been a longstanding aspiration. ILP North includes land which was allocated for development as an SRFI in the St Helens Local Plan referred to as Parkside East. This allocation was formalised upon adoption of the Local Plan in 2022.

In addition to the Local Plan process, Intermodal Logistics Park North forms part of the Liverpool City Region Freeport. A Freeport is a designated area within the United Kingdom’s borders where specific economic incentives apply aimed at promoting trade, investment, job creation and innovation.

The wider Parkside area is made up of two parts, Parkside East (which has now been re-branded as Intermodal Logistics Park North), and Parkside West. The sites are located on opposite sides of the M6 motorway and both are allocated in the St Helens Local Plan for employment development.

The development of Parkside West is not related to or part of Tritax's proposals. It is located on the south-eastern edge of Newton-le-Willows and is mostly made up of the former Parkside Colliery site. Parkside West is being developed in a joint venture between Langtree and St Helens Council.

Tritax’s proposals are focused on bringing forward Intermodal Logistics Park North which is on the eastern side of the M6 and will include the rail terminal with direct access onto J22 M6.

In order to accommodate future phases of development at the Parkside employment development sites, planning permission was granted in mid-2021 for a new Parkside Link Road which runs between the A49 to the M6 Junction 22 without the need for traffic to travel through the village of Winwick.  The road is currently under construction and will open in 2024 in advance of any built development in the area being realised on the Parkside sites.

The DCO application for Intermodal Logistics Park North is independent of the ongoing link road project.  Once operational, it it proposed that Intermodal Logistics Park North will connect directly to the link road and provide direct access to J22 M6.

The Parkside West site was granted outline planning permission in mid-2021 after a public inquiry. The outline permission established the principle for the development of a logistics scheme extending to 92,900 sqm. Subsequent to the outline permission, a first phase detailed scheme comprising an initial three logistics units was approved in March 2024 along with site-wide infrastructure works.

Tritax understands that consultation on proposals for the second phase of works commenced on 8 July 2024 and that the developer plans to submit an application for that phase later this year. Parkside West is a separate project and does not form part of the DCO application being brought forward for Intermodal Logistics Park North, except for the rail corridor already reserved by St Helens Council within the Local Plan allocation for Parkside West. Tritax’s DCO submission will consider the Parkside West scheme as part of its environmental assessment of both sites. Tritax will consult with the developer of Parkside West as it will with all other relevant stakeholders whilst we are formulating our proposals and as part of our pre-application consultation.

The recently published National Networks National Policy Statement (NNNPS) identifies that transport is currently the largest contributor to UK domestic greenhouse gas emissions.  As part of the Government’s published ‘Transport Decarbonisation Plan’, it is necessary to reduce transport’s contribution to emissions reductions in line with net zero targets.

Consequently, there are ambitious growth targets to shift freight movements to rail as it is one of the most carbon efficient ways of moving goods over long distances and can also reduce congestion.

The NNNPS identifies, for example, that depending on its load each freight train can remove up to 76 Heavy Goods Vehicles (HGVs) from the road. Therefore, the effective development of SRFIs in the right places will help realise the full range of environmental benefits that rail freight can offer.

Network performance and resilience

Rail freight plays an important part in the UK’s supply chain resilience, improving international connectivity and economic growth. Post-COVID19, the amount of rail freight has recovered to pre-pandemic levels and is forecast to continue to grow. SRFIs reduce the cost of moving freight by rail by streamlining the process, incorporating warehousing into the end destination and facilitating the transfer of freight from road to rail. An SRFI at this location is critical to the use of rail for moving goods between the North West and global markets via the UK’s ports, as well as inter-regionally within the UK.

User needs

The UK’s freight and logistics industry is currently predominantly a road based industry. As operators seek to reduce their carbon footprint there is increased demand for rail freight capacity for the ‘middle journey’ of goods (to and from ports to warehouses, manufacturers and distribution centres). This requires new facilities that are located alongside major rail routes and major trunk roads as well as near to population centres consuming goods and needing parts for manufacturing and export. SRFIs are a key part of this infrastructure, providing both storage processing facilities and connectivity to support the road/rail transfer of goods.

In order to meet future needs and demand, a larger network of SRFIs is required to support the logistics and supply chain industry.

Connectivity and supporting economic growth

SRFIs create thousands of jobs on site, with additional roles in the wider economy via construction and the supply chain. Effective, efficient and environmentally friendly links for freight to and from ports are key enablers for UK economic productivity, competitiveness and decarbonisation of the supply chain.

Environment

Rail is a low-carbon transport mode, comprising only 1% of 2019 domestic greenhouse gas emissions.* An SRFI in this location will support a shift from road to rail transportation of freight to and from the UK’s ports and other regions to bring goods in and out of the North West. The DCO application will include a detailed explanation of the need for the Intermodal Logistics Park North project.

Final UK greenhouse gas emissions national statistics: 1990 to 2019

The proposed Strategic Rail Freight Interchange represents a multi-million pound investment that will drive economic growth and create thousands of jobs, as well as supporting further employment through the supply chain. The project will also deliver sustainability benefits, facilitating a modal shift in freight transportation from road to rail, reducing the number of lorries on roads and supporting the government’s commitment to Net Zero.

Intermodal Logistics Park North will support a significant number of direct and indirect job opportunities throughout construction and the long-term operation of the site. As part of the project, Tritax will develop and deliver an employment and skills strategy. Employment at the site will provide a range of job opportunities including apprenticeships and training opportunities.

Intermodal Logistics Park North is classed as a Nationally Significant Infrastructure Project (NSIP) and will proceed through the Development Consent Order (DCO) planning process. This is because the proposals meet the thresholds set in the Planning Act 2008 relating to SRFIs which mean that consent must be sought by a DCO and not a planning permission under the Town and Country Planning Act 1990. More information about the thresholds that an SRFI must meet for it to be considered an NSIP can be found within the Planning Act 2008 at the following link:

www.legislation.gov.uk/ukpga/2008/29/section/26

The DCO process provides a dedicated framework specifically designed to address the complexities associated with large, infrastructure related projects.

Applications for DCOs are examined independently by the Planning Inspectorate. Following an Examination of the project, the Planning Inspectorate will make a recommendation to the Secretary of State for Transport, who will decide on the outcome of the application.

Tritax is committed to working closely with host and neighbouring authorities and other statutory consultees. As part of this commitment, we will exhibit a proactive approach to taking onboard feedback and incorporating comments.

A Development Consent Order (DCO) application is the process of obtaining consent for developments categorised as Nationally Significant Infrastructure Projects (NSIPs). The DCO process provides a dedicated framework specifically designed to address the complexities associated with large, complex infrastructure projects. It is a comprehensive and structured planning procedure, ensuring that all aspects of the development are meticulously scrutinised.

The granting of the DCO is carried out by the Secretary of State who oversees the respective government department. It's important to note that different types of projects fall within the approval remit of different government departments. In the case of Intermodal Logistics Park North, this will be the Secretary of State for Transport.

The DCO process involves several stages:

Pre-application stage

This initial stage involves engaging with the local community, St Helens Council, and regulatory bodies such as the Environment Agency. It is an essential step in gathering feedback and incorporating valuable insights into the scheme’s design and planning and includes a statutory consultation period. The non- statutory consultation exercise for the Intermodal Logistics Park North project is currently planned for early 2025, with a statutory consultation planned for later in 2025.

Submission

Once the project design is refined, the formal DCO application will be submitted to the Planning Inspectorate (PINS) for examination. The submission will be accompanied by a comprehensive Environmental Statement (ES), Consultation Report and other detailed documents outlining the project scope, benefits, adverse effects, and mitigation measures, and how the consultation carried out during the pre-application stage has informed the proposals.

Acceptance

After an application is submitted, the Planning Inspectorate (PINS) has 28 days to decide whether it meets the standards required to be accepted for Examination.

Pre-examination

During this stage, consultees may register as an Interested Party by making a Relevant Representation, which is a written summary of their views on the proposed project. Independent Inspectors from PINS are selected, who then hold a Preliminary Meeting to set out the timetable for Examination.

Examination

The application undergoes a rigorous six-month period of examination conducted by one or more independent Inspector(s) (called the Examining Authority). This stage is mostly a written process and those who have registered as Interested Parties will be invited to provide further information in writing. There may also be a number of hearings, including an open floor hearing, which members of the public can register to attend and speak.

Decision

Following receipt of a report by the Examining Authority, the Secretary of State for Transport will make the final decision on whether to grant development consent for Intermodal Logistics Park North.

Post Decision

Once a decision has been made and the standard legal challenge period has passed without challenge, the project is expected to progress towards implementation, subject to any conditions or requirements specified in the approval.

Further information on the DCO process can be found on the Planning Inspectorate’s website:

www.infrastructure.planninginspectorate.gov.uk/application-process/the-process/ 

The Planning Inspectorate has published a series of advice notes that are intended to inform applicants, consultees, the public and others about a range of matters in relation to the DCO process.

The advice notes are available at the following website:

www.gov.uk/government/collections/national-infrastructure-planning-advice-notes 

The duration of the DCO (Development Consent Order) process can vary depending on various factors such as the complexity of the project, the level of public consultation required, and any potential legal challenges. In general, the process typically takes between 12 to 18 months from the submission of the application to the final decision by the relevant authorities. However, it's essential to note that this timeline can be subject to change based on the specific circumstances of each project.

Below is an indicative project timeline providing an indication of how the Intermodal Logistics Park North project is expected to progress:

Q1 2024: Early Design and development
Q2 2024: Project launch to stakeholders and the community
Q1 2025: Non statutory consultation
Q2 2025: Refined design and production of Preliminary Environment Information Report (PEIR)
Q4 2025: Statutory Consultation
Q1 2026: Development Consent Order (DCO) application submitted
Q3 2026: Acceptance
Q4 2026: Examination
Q3 2027: Decision

As part of the DCO process we will be undertaking an Environmental Impact Assessment (EIA). This will determine the anticipated significant environmental effects and ensure that, where possible, adverse effects are prevented, reduced or offset, and that opportunities to enhance the environment are implemented.

To inform this process we will be undertaking a number of surveys over the coming months in order to understand the baseline conditions of the site and surrounding area against which we will assess the project’s potential impacts.

The EIA will consider the proposed development’s impact on the local environment and community and will consider topics such as (but not limited to):

- Landscape character
- Visual amenity
- Transport and access (see separate Highways and Traffic section)
- Air quality
- Noise and vibration
- Ecology
- Water environment and flood risk
- Heritage
- Health

Further information on these topics is provided in the following sections.

As part of the EIA process and as the design of the Intermodal Logistics Park North scheme progresses, full consideration will be given to the likely visibility of the proposed development and the potential visual change experienced by nearby receptors, including residents and users of roads, Public Rights of Way and local open spaces. Where adverse effects are identified, opportunities will be explored by the design team to mitigate them, such as tree planting and earth bunds in strategically designed locations.

The visual surveys will help to support a core goal of Intermodal Logistics Park North which is to design a development that assimilates well within the surrounding landscape context and minimises visual change.

At a national level, an SRFI can deliver significant benefits by facilitating the shift of much freight from road to rail. The EIA will include an assessment of how the proposed development will influence local air quality and will outline how any effects can be mitigated.

The project will be designed sensitively to minimise the impact on on-site and off-site wildlife, including the adjacent Highfield Moss Site of Special Scientific Interest (SSSI). Development of the site will result in the loss of some on-site habitats, but measures will be taken to ensure the proposals deliver an overall Biodiversity Net Gain (BNG).

We are, and we will continue to, undertake environmental surveys to establish the habitats present on-site, their potential to support protected and/or priority species, and the potential impact of Intermodal Logistics Park North on surrounding sites of ecological importance.

The project team is conscious of the site’s history, and the presence of the Huskisson Memorial on the railway line to the north. As the new SRFI facility will need to be linked to the existing Manchester-Liverpool (Transpennine) railway line, it is possible that the Huskisson Memorial may need to be moved.

Intermodal Logisitcs Park North has the potential to provide better public access to the Memorial, and to improve public appreciations of this stretch of the Liverpool-Manchester Railway. More broadly, the team is looking to understand the settings of nearby heritage assets and will make sure that all possible opportunities are taken to avoid harm to their significance.

As part of the DCO application, we will prepare a Construction Environmental Management Plan, which will incorporate the mitigation measures set out as part of the EIA to ensure that suitable controls are in place to avoid significant environmental effects.

At a strategic regional and national level, the proposed SRFI will support the shift of freight from road to rail, aiming to reduce the number of lorries on roads.

At a local level, the Parkside Link Road that is currently under construction is designed to take in-bound and out-bound traffic servicing the respective Intermodal Logistics Park North and Parkside West sites away from the local road network. A thorough and detailed Highways and Transport Assessment will be carried out as part of the application.

The DCO application will also include a Travel Plan, setting out how travel to and from the site will be managed throughout the site operation.

The routing of HGVs will be examined and determined as part of the DCO application. It will be a requirement of the DCO that these routes are adhered to throughout the site’s operation.

The proposals will include substantial parking for both staff working at the site and for HGVs, both during construction and throughout operation. The exact number of spaces proposed will be drawn up as part of the DCO application and will be publicised as part of our statutory consultation. All new SRFI developments are required to provide appropriate overnight parking and associated facilities for HGVs and their drivers.

Statutory and non-statutory consultations are two different types of public engagement processes required during the DCO application process, each with distinct features:

Statutory Consultation

Statutory consultations are mandatory and are governed by specific legislation. In the case of DCOs, statutory consultation requirements are set out in the Planning Act 2008.

Statutory consultations for DCOs involve specific steps such as public notices, exhibitions, and the opportunity for interested parties to submit representations or objections within a specified timeframe.

Tritax is legally required to take account of feedback received during the statutory consultation and explain as part of its application how it has done this.

The relevant Secretary of State is legally required to consider the feedback received during statutory consultations when making decisions on DCO applications.

Non-Statutory Consultation

Non-statutory consultations, on the other hand, are not mandated by law but are often undertaken voluntarily by project developers or planning authorities to gather additional input and engage with stakeholders.

These consultations may include public consultation events, webinars, feedback mechanisms and direct engagement with affected communities, interest groups, or stakeholders.

Unlike statutory consultations, non-statutory consultations are not governed by specific legislation. However, the comments received during non-statutory consultations do play a significant role in informing the decision-making process and improving the quality of project design and implementation.

Tritax is dedicated to engaging and working with the community and the feedback received from non-statutory consultation will play a crucial role in shaping ILP North.

Tritax will be undertaking multiple phases of consultation with the local community and key stakeholders on the proposals for the Intermodal Logistics Park North project. Our non-statutory consultation is planned for early 2025. During this consultation, information will be posted to local homes and businesses alongside an information website and a number of in-person consultation events.

The first phase of consultation will provide an opportunity to introduce Tritax and members of its consultant team as well as outline the proposals to the community. The feedback we receive at this stage, coupled with the ongoing environmental and technical surveys, will play a crucial role in shaping the design of Intermodal Logistics Park North that we will then present at a further ‘statutory’ consultation.

Yes. Public participation is a crucial part of the DCO process. Developers must conduct public consultations and give due consideration to the feedback received.

The feedback received during non-statutory consultation, coupled with the ongoing environmental and technical surveys, will play a crucial role in shaping the design of Intermodal Logistics Park North that we will present at a further ‘statutory’ consultation.

There will then be a further round of consultation and the application will include a Consultation Report which will detail how we have considered the comments we received during consultation.

As part of our statutory consultation, we will produce a Statement of Community Consultation (SoCC). This will set out how we plan to consult with the community and statutory stakeholders throughout the statutory consultation. We will consult on and agree the SoCC with relevant local authorities. The SoCC will be published along with our consultation materials at the start of the statutory consultation.

The personal data we collect through consultations is any data included in the responses. Usually this will include your name, address, and contact details as well as views on the questions asked in the consultation.

We use the consultation data to analyse the views of people who respond to the consultation, to develop changes to our proposals where appropriate, to inform our submissions to the Planning Inspectorate, and to inform our communications strategy. In some instances, we are under a statutory obligation to consult certain stakeholders and in that case, we will use the consultation data to help us fulfil those statutory obligations as well. Our consultation documents will make clear if the consultation is a statutory consultation.

The legal basis we rely on to process the consultation data is Article 6(1)(f) of the UK GDPR, which allows us to process personal data when this is necessary for the purposes of our legitimate interests, except where those interests are overridden by the interests of the individuals whose data we are using. Our legitimate interest is to further the development of the Intermodal Logistics Park North project by gathering and understanding the views of stakeholders.

In the case of a statutory consultation the legal basis we rely on to process the consultation data is Article 6(1)(c) of the UK GDPR, which allows us to process personal data and feedback where this is necessary for the purposes of complying with our legal obligations.

We do not expect that your consultation responses will include any special category data. If your response does include special category data, the condition we rely on to process it under Article 9 of the UK GDPR is that by including it in your submission you have explicitly consented to us processing it for those purposes.

We may share the consultation data and feedback with our professional advisors and / or contractors so that they can assist us in administering and analysing the consultation and provide advice to us concerning the consultation and the development of the project.

We may also share the consultation data and feedback with the Planning Inspectorate so that the Planning Inspectorate can take it into account when considering our DCO application.

Our use of the data and feedback may include publishing analyses of the consultation responses.

The most up-to-date project information is available on our website at:

www.tritaxbigbox.co.uk/our-spaces/intermodal-logistics-park-north 

By visiting the website, you can follow the latest project updates and announcements throughout the consultation and planning process.

www.ilpnorth.consultationonline.co.uk

If you register to be kept informed about the project, you will receive an email at key project milestones, updating you on the project’s progress, including when consultations open and close, and when key submissions have been made.