Intermodal Logistics Park North

Tritax Big Box 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 on land in the Newton-le-Willows area.

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 Big Box 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 Big Box 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 strategic rail freight and road networks.

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, contributing 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.

ILP North is located on land in the Newton-le-Willows area, midway between the cities of Manchester and Liverpool. The site benefits from excellent 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 UK’s West Coast Mainline (north-south) and Liverpool to Manchester Transpennine (east-west) rail infrastructure. Both of these rail lines form core routes within the UK’s Strategic (Rail) Freight Network and provide access to the UK’s coastal ports and inter-regional markets.

ILP North’s location provides exceptional benefits for freight logistics, aligning with longstanding ambitions to develop an SRFI in the area.

Direct Rail Access: Proximity to the West Coast Mainline (north-south) and Liverpool-Manchester Transpennine (east-west) rail infrastructure offers immediate connectivity to the UK’s rail freight network, in any direction.

Connectivity to Ports: Efficient transport links to key ports, including Liverpool, and the UK’s largest Deep-Sea ports at Felixstowe and London Gateway ensure seamless access to global markets.

Direct Road Access: The site benefits from direct access to the M6 J22 via the Parkside Link Road.

Inclusion of an allocated Site: A portion of the land has been designated for the development of an SRFI in the St Helens Local Plan, adopted in 2022, reflecting the strategic importance of the site.

Delivering Liverpool City Region’s Freeport: ILP North is also part of the Liverpool City Region Freeport, a special economic zone designed to promote trade, investment, and innovation while creating jobs.

The wider Parkside area is made up of two parts:

• ILP North (including land formerly referred to as Parkside East): Located east of the M6, Tritax Big Box’s development will include a rail terminal and direct access to M6 Junction 22.
• Parkside West: Positioned on the southeastern edge of Newton-le-Willows, this area largely encompasses the former Parkside Colliery and is being developed independently by Langtree and St Helens Council.

Tritax Big Box’s focus is solely on delivering ILP North.

The Parkside Link Road (funded by Liverpool City Region Combined Authority) is a vital infrastructure project designed to support the wider Parkside development area. It provides a direct route between the A49 and M6 Junction 22, eliminating the need for traffic to pass through Winwick village. This was approved in 2021 and is under construction, expected to be completed by Spring 2025.

Once operational, ILP North will link directly to the Parkside Link Road, ensuring seamless access to M6 Junction 22.

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 Big Box understands that consultation on proposals for the second phase of works commenced on 8 July 2024. This application has now been submitted and is being considered by St Helens Council² 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 Big Box’s DCO submission will consider the Parkside West scheme as part of its environmental assessment of both sites. Tritax Big Box 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 updated 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 carbon emissions associated with transport in line with national net zero targets. ILP North addresses this challenge by promoting sustainable logistics solutions, supporting economic growth, and enhancing supply chain resilience.

ILP North addresses several critical needs:

Network performance and resilience
Rail freight is a key component of the UK supply chain, supporting connectivity and economic
growth. Post-pandemic, rail freight has returned to pre-COVID levels and is set to expand. Strategic Rail Freight Interchanges (SRFIs) like ILP North lower costs, integrate warehousing, and enable efficient road-to-rail transfers, making them essential for moving goods between the North West, UK ports, and inter-regional markets.

User needs
The logistics industry is largely road-based, but as operators aim to reduce carbon emissions, demand for rail freight is rising. ILP North is strategically located near major rail routes, trunk roads, and population centres, providing the infrastructure needed for efficient road and rail connectivity, along with storage and processing facilities.

Connectivity and economic growth
ILP North will create thousands of on-site jobs, with further roles in construction and the wider
local and regional supply chain. By enabling efficient, low-carbon freight transport to and from ports, it boosts UK productivity, competitiveness, and decarbonisation efforts.

Environmental benefits
Rail freight produces only 1% of UK greenhouse gas emissions and can remove up to 76 lorries from the roads for every freight train, resulting in 1.6 billion fewer HGV kilometres every year nationally.¹ ILP North supports the shift from road to rail, cutting congestion, reducing emissions, and aligning with the UK’s zero carbon ambitions.

The Development Consent Order (DCO) application will provide detailed evidence of the project’s critical role in meeting these national goals.

¹Source: Network Rail

ILP North represents a multi-million-pound investment that will deliver far-reaching economic benefits for the region, including:

Job Creation: Thousands of jobs will be created during construction of the project and the long-term operation of the site.

Supply Chain Growth: The project will stimulate additional employment opportunities across local and regional supply chains for manufacturers of parts and completed products as well as retailers and suppliers.

Sustainability Benefits: The project will facilitate a significant shift from road to rail freight into and out of the North West making a positive contribution to UK Net Zero targets.

Tritax Big Box is committed to maximising employment benefits and will develop a tailored Employment and Skills Strategy. This will ensure that the site supports a variety of employment opportunities, including apprenticeships, training, and career development for the local workforce.

It is anticipated that this project could deliver the following economic benefits:

• Up to 6,000 onsite jobs once operational
• Around 25% of these onsite jobs are likely to be in office based and managerial roles
• Circa. £175 million per annum Gross Value Added (GVA)

ILP 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 Big Box 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 DCO application is the process of obtaining consent for developments categorised as 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 ILP North, this will be the Secretary of State for Transport.

Further information about the DCO process can be found at: https://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.

The development of ILP North involves a rigorous Environmental Impact Assessment (EIA) process to evaluate the potential effects of the project on the environment. The findings of this assessment will be compiled into an Environmental Statement (ES), which will be submitted as part of the DCO application.

The EIA ensures that the project is designed and implemented with environmental protection at its core, identifying measures to avoid, mitigate, or compensate for any significant effects.

The EIA will assess the following categories to ensure a thorough evaluation of ILP North’s potential impacts:

• Socio-economic Impacts
• Geology, Soils, Land Contamination, and Groundwater
• Agricultural Land Quality
• Energy, Waste, and Climate Change
• Cultural Heritage
• Ecology and Biodiversity
• Landscape and Visual Impacts
• Surface Water and Flood Risk
• Noise and Vibration
• Air Quality
• Transport and Access
• Health and Well being

As part of the EIA process and as the design of the ILP 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 ILP 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 ILP North on surrounding sites of ecological importance.

ILP North has the potential to provide better public access to the Huskisson 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 (CEMP), 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 ILP 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.

To minimise impact on local roads, route management strategies will be implemented to ensure traffic uses suitable routes and is concentrated on the strategic road network.

The proposals will include parking for staff, visitors and operational vehicles and HGVs that is consistent with the relevant standards.

Overnight parking facilities will be provided, meeting the requirements for SRFI developments, including appropriate facilities for drivers.

The precise parking capacity will be determined as part of the DCO application and shared during statutory consultation.

Tritax Big Box is dedicated to delivering a well-connected, sustainable logistics park that integrates seamlessly into the Region’s transport infrastructure while minimising its environmental impact.

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 Big Box 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 Big Box 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 Big Box will be undertaking multiple phases of consultation with the local community and key stakeholders on the proposals for the ILP North project. Our non-statutory consultation is taking place from Monday 27 February – Friday 21 March 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.

We are hosting several events as part of our non-statutory consultation:

• Monday 10 February 2025 at Crownway Community Centre, Crown St, Newton-le-Willows, WA12 9DA, from 2.00pm to 7.00pm
• Thursday 13 February 2025 at Golborne Parkside Sports & Community Club, Rivington Ave, Golborne, WA3 3HG, from 2.00pm to 7.00pm
• Friday 28 February 2025 at Winwick Leisure Centre, Winwick, Warrington, WA2 8LQ, 2.00pm to 7.00pm
• Saturday 1 March 2025 at Newchurch Parish Hall, 7-9 Common Ln, Culcheth, Warrington, WA3 4EH , from 10am to 2pm

For those unable to attend one of the in-person events, we will be holding an online webinar on:

• Wednesday 5 March 2025 from 6.30pm to 8.00pm

Sign up for the webinar here

There are several ways to submit your feedback during the non-statutory consultation:

• Feedback forms: Available at in-person events and deposit locations or via the freepost address (Freepost ILP NORTH)
• Online: You can complete the feedback form here
• Phone: Call us on 01744 802043
• Email: Submit comments to ilpnorth@consultationonline.co.uk
• Post: Write to us at Freepost ILP NORTH (no stamp needed)

All responses must be submitted by 11:59pm on Friday 21 March 2025 .

The first phase of consultation will provide an opportunity to introduce Tritax Big Box 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 ILP 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 fulfill 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. By visiting the website, you can follow the latest project updates and announcements throughout the consultation and planning process.

You can click here to register for updates 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.

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.

Tritax Big Box's DCO process concerns only the ILP North site in the Newton-le-Willows area. ILP North represents a major economic opportunity for St Helens and the wider Liverpool City Region given the site’s existing Freeport designation, with potential to deliver significant long-term investment of c. £175 million per annum in Gross Value Added (GVA) and in creating up to 6,000 jobs onsite, following completion.