Moss Nook homes St Helens UPDATED layout, Harworth Estates, p planning docs

The third phase of Harworth Estates' Moss Nook development is up for approval. Credit: planning docs

Seal of approval expected for 295 St Helens homes

Phase three of the wider mixed-use Moss Nook development looks likely to progress as Harworth Estates continues with a masterplan to deliver 900 dwellings in total.

This 19.5-acre plot at the heart of the developer’s 95-acre site will deliver a mixture of two-, three-, and four-bed semi-detached, detached and mews-type properties as well as apartments at Watery Lane and Providence Avenue.

Reserved matters including access, layout, appearance, landscaping, and scale, will be decided when St Helens Council’s planning committee meets on Tuesday 16 April.

Of the 295 properties, 185 will be a mix of affordable or build to rent, with affordable rent, social rent, and shared ownership options to be available, according to the report to councillors tipping the development for approval.

The 185 tranche of homes will be owned and managed by Torus6 and delivered through Homes England funding, with the other 110 to be rented out at market rates. These will be owned by a ‘long-term institutional investor’ and an agent appointed to manage the scheme.

Harworth already has approval for the first two phases of the wider project. The first  258 homes and a spine road were completed at the end of 2022 in the first phase.

Permission was secured last year for the second phase, which covers a £3m sports facility on the 21-acre playing fields at Cromdale Grove Recreation Grounds.

The project team for this third phase features Turley, Baldwin Design, Watkin Jones, TPM, ADL, Wilde, Redmore Environmental, PDA Acoustic Consultants, and RSK.

To view the plans, search for reference number P/2023/0373/RES at St Helens Council’s planning portal.

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I don’t think I have ever sent a more boring residential layout. It looks like it was designed by a chat bot.

By Allergic to Squirrels

Not sure I agree with ‘Allergic…’. What I see is a permeable grid with vistas opening out into POS areas and a variety of built forms from structural main streets to nicely enclosed courtyards. Decent relatively high density reflecting the urban location of the site and the proximity of shops and public transport routes. Looks like it will be pleasantly walkable and legible whilst adding to and diversifying the local housing stock.


Would to agree with ‘YIMBY’ and this Phase 3 (of 5) needs to understood in the wider context of what is a challenging brownfield site, with the other phases including new sports facilities, POS, play areas, etc.

Also not sure the image show in the article is the latest proposal as the committee report refers to various design/layout changes, which are ongoing.

Actually pleasing to see brownfield sites being maximised by St Helens, and a BtR/Affordable mix here bringing variety to the development.

By Saint

    Hi Saint! You are right, we had an earlier layout as our main image. I’ve gone back through the planning documents and the one we have now is the amended site plan. – Julia

    By Julia Hatmaker

This is nice, but where are all these people going to shop, go to school, go to the doctors etc etc. Densely populating an area and not providing any improvement to services is surely just profiteering?

By Anonymous

Are they building any doctors surgery’s dentist and schools to accommodate the tenants

By Anonymous

All you see in st Helens is more housing estates it’s ridiculous how many local people will be getting them, not a lot probably. Can’t get to see a doctor etc all local roads are like motorways I bet most of st Helens councillor’s live out of the borough so don’t give a damn of local people

By Anonymous

They’re not building a school in this area because the birth rate is down nationwide anyway. Basically, there’s no point in building something that will more than likely be shut down a few years later.

By Anonymous

@April 12, 2024 at 4:28 am
By Anonymous

Whilst the national birthrate has indeed decreased, there are regional and local variations. I don’t know about St Helen’s but the North West Region was one of only two which recorded a rise in reception aged children between 2011 and 2021.

By Anonymous

There may be a decline in births but there’s definitely a rise in population. Where are the extra GP surgeries and hospital spaces. There’s already a 6 to 9 hour wait in AE and poor patients on trolled in corridors. I think St Helens and Knowsley should put a stop to planning permission across the boroughs before we all sink under the pressure

By Anonymous

It’s good to see new houses being built. But don’t you think we need some more bungalows for the elderly and disabled has there isn’t enough of them in St Helens.

By Sizzle

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