Cheshire East Local Plan. Gorstyhill Report. March 2016

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1 Cheshire East Local Plan Gorstyhill Report March 2016

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3 Cheshire East Local Plan Strategy: Site Selection Report Gorstyhill 1. Introduction 1.1 This Report documents the implementation of the Site Selection Methodology (SSM). This Report should be read alongside the SSM report (and its associated evidential documents, including the Urban Potential Assessment (UPA) [PS E039b], and Edge of Settlement Assessment (ESA) [PS E039b]), the Sustainability Appraisal (SA)/Habitats Regulations Assessment (HRA), and the Cheshire East Council Proposed Changes to the Local Plan Strategy (Consultation Draft) February The Gorstyhill site is a former golf course located about 6km to the south-east of Crewe and south of the village of Weston. The site is not adjacent to a settlement; however, it is a large, freestanding proposal being actively promoted in the Local Plan process. Therefore, it was considered appropriate to consider it in the site selection process, to ensure a comprehensive picture was produced of all reasonable alternative development proposals. 2. Sustainability Appraisal 2.1 The Gorstyhill site has been subject to a Sustainability Appraisal; the results of which can be found in the Cheshire East Local Plan Strategy: Sustainability (Integrated) Appraisal Addendum, and the detailed matrices contained in the SA of Alsager Site Options. Information on accessibility can be found in the Accessibility Assessments. 3. Neighbourhood Plan 3.1 Activity is underway with regards to a Neighbourhood Plan for Weston, which includes Gorstyhill in its Parish. 4. Site Assessed and Recommendation Site PSS1202: Gorstyhill (Representation Ref SUB 1134) Introduction 4.1 This Omission site is being actively promoted by one site promoter for 900 dwellings and mixed use. A planning application (14/5671N) has been submitted for the site for 900 dwellings, employment development, primary school, recreation facilities, supporting retail development, and landscaped open space to complement the new development and the existing Country Park. 4.2 The site selection findings are summarised in Table Gorstyhill 1 (Stage 5 Site Selection characteristics). 1

4 Site Selection Findings Summary of Key Points: Site PSS1202 Gorstyhill Traffic Light criteria Availability The site is being actively promoted in the LPS. Achievable Market attractiveness/economic viability Draft Core Strategy and CIL Viability Assessment says the site is in a part of the Borough considered to be broadly viable for residential development [BE 042]. An outline planning application (14/5671N) has been submitted for residential and mixed use. Suitable A mixture of mainly green and amber traffic lights. Those assessed as amber are considered to be matters that can be dealt with using appropriate mitigation measures. These are: o Landscape impact o Local highways o Strategic road network o Ecology o Tree Preservation Orders o Accessibility o HRA There are three red traffic lights, which are: o Impact on the character of the settlement and urban form o Brownfield/greenfield o Agricultural Land Classification Vision and Strategic Priorities criteria Meets 3 out of 5 of the Promoting Economic prosperity criteria; the site will provide employment, and is close to Crewe, where HS2 growth opportunities exist. Meets 3 out of 4 of the Creating Sustainable Communities criteria; the site is not located in nor adjoins a Principal Town or Key Service Centre. However, the planning application proposes mixed uses. The representation (SUB 1134) suggests that development of the site could be sustainable in itself. Meets 6 out of 9 of the Protecting and Enhancing Environmental Quality criteria; however, 1 of the criteria is not applicable (Green Belt boundary). The planning application proposes significant areas of new landscaped open space. Meets 3 out of 4 of the travel and transport criteria; the site could contribute to improved bus services, and to 2

5 Site Selection Findings Summary of Key Points: Site PSS1202 Gorstyhill the widening of the Barthomley Link Road. Infrastructure Providers/Statutory Consultees Consultation Responses (Stage 7) Consultation Responses The site has not been subject to this consultation, as it was not considered to be suitable for inclusion in the shortlist of sites for potential allocation in the Local Plan Strategy (LPS), in accordance with the Site Selection Methodology (SSM) (see below). Only 1.5% supported the proposal in the Possible Additional Sites consultation. Table Gorstyhill 1: Site Selection Findings: Site PSS1202: Gorstyhill Site PSS1202: Gorstyhill Analysis and Conclusions 4.3 When comparing this site with another site (PSS107 South Cheshire Growth Village) that could potentially be included in the LPS, it was considered that Gorstyhill did not perform as well. 4.4 The Traffic Light assessment of the site shows that it performs fairly well in relation to most of the criteria; the site is considered to be available, achievable, and viable. However, the site is in a remote location, and does not adjoin any built up frontages. Locationally the site is not considered to be sustainable as it fails to meet the minimum standard for a number of the services and facilities in the Assessment. However, there is potential for mitigation with the provision of services and facilities on site. 4.5 The Vision and Strategic Priorities assessment of this site shows that it performs fairly well in terms of delivering the vision and priorities of the LPS. In particular, it could provide employment land, and could provide a sustainable development. 4.6 The HRA identifies that development of the site could result in adverse impacts on Black Firs and Cranberry Moss SSSI; however, policies in the LPS can help to mitigate these impacts. 4.7 Overall, this site performs fairly well in the SSM; it is not a sustainably located site, but it is available, deliverable, and achievable. It could deliver a development of 900 dwellings and mixed use, which could provide a development that, is sustainable in itself. However, the site is considered to be in a remote location, where there is limited opportunity for walking, or cycling links to Crewe. 4.8 Stage 7 of the SSM involved input from infrastructure providers and statutory consultees. Taking the above into account and balancing the range of factors 3

6 considered in the SSM, summarised above, it was considered that this site should not be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation in the LPS. Stage 8: Recommendation re Site PSS1202: Gorstyhill Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site is not included as an allocated site within the LPS. 5. Overall Conclusion (Stage 8) 5.1 In conclusion, Gorstyhill (PSS1202) is not recommended for inclusion as an allocated site in the LPS. 4

7 Appendix 1: Site Map 5

8 Cheshire East Local Plan Strategy Site Selection Report: Sites Considered Gorstyhill PSS1202 PSS1202 This map should viewed alongside the Site Selection Report to which the site reference numbers relate. It shows the sites that have been considered for inclusion in the Local Plan Strategy. It does not indicate that areas of land will be identified for development km Crown copyright and database rights Ordnance Survey

9 Appendix 2: Traffic Light Form 7

10 Site Address and Ref No Gorstyhill/Wychwood Village Extension PSS1201 (Representation Ref SUB 1134) Site Potential: 900 dwellings and mixed use Overall Criteria Sub criteria Traffic Light Choice 1. Is the site G Available? 2. Is the site 2.1 Market G Achievable? attractivenesseconomic viability Commentary This site is being actively promoted and considered available. According to the Draft Core Strategy and CIL Viability Assessment [BE042] this site is located within an area of the Borough where residential development is considered to be broadly viable based on strategic level testing ( 1.11, p4). 2.2 Is the site achievable? G The site is within an attractive area where development is on-going at present in the form of the Wychwood Park and Wychwood Village developments. An outline planning application (14/5671N) has been submitted for the site for 900 dwellings, employment development, primary school, recreation facilities, supporting retail development, and landscaped open space to complement the new development and the existing Country Park. A decision is awaited. The representation is supported by a masterplan. Detailed studies prepared to support the planning application (14/5671N) include: Sustainability Statement, Statement of Community Involvement, Planning Statement, Environmental Statement, Design and Access Statement. The supporting information submitted by the site promoter suggests that the proposal is capable of early delivery. The site is in single ownership and the landowner, Haddon Property Developments Ltd, is promoting its development through the submitted application. The supporting information also states that no agreement exists with developers, although there is significant early developer interest. 8

11 Site Address and Ref No Gorstyhill/Wychwood Village Extension PSS1201 (Representation Ref SUB 1134) Site Potential: 900 dwellings and mixed use Overall Criteria Sub criteria Traffic Light Choice 3. Is the site suitable 3.1 Landscape impact A 3.2 Impact on the character of the settlement and urban form 3.3 Impact on Green Gap (N.B. Criteria is only used for the settlements of Crewe R Commentary It is anticipated that development could commence during late 2016/early Four phases are intended over 8 years; affordable housing will be delivered in the earlier phases. The site is highly visible from footpaths and surrounding roads. Footpaths cross the site. According to the comments made on the planning application (14/5671N) by CEC Landscape: the submitted Masterplan indicates that many of the existing mature former hedgerow trees within the site will be retained; since much of the landscape features within the site are relatively immature, it important that these mature trees are retained wherever possible. any potential landscape and visual impacts can be mitigated with appropriate design details and landscape proposals. This could be ensured through the reserved matters, appropriate conditions and the s106 agreement. Any site specific Policy would require appropriate Policy wording to ensure that any development conserves and enhances the landscape, such as that included in Policy SE 4 of the LPS. The site wraps around an existing village and country park but does not adjoin any built up frontages. and Nantwich) 3.4 Neighbouring uses G Agricultural, golf course, and Wychwood Village surround the site. N/A 9

12 Site Address and Ref No Gorstyhill/Wychwood Village Extension PSS1201 (Representation Ref SUB 1134) Site Potential: 900 dwellings and mixed use Overall Criteria Sub criteria Traffic Light Commentary Choice 3.5 Highways access G There is an existing access serving Wychwood Village from the A531. This is acceptable to serve the development in terms of capacity. 3.6 Local Highways A The access is to major roads, which require mitigation (see comments on 3.7) 3.7 Impact on Strategic Road Network A Mitigation package developed to upgrade surrounding network to accommodate traffic impact and implement sustainable measures; this is acceptable to Highway Authority, who are awaiting comments from applicants transport consultant (Jan 2016). 3.8 Heritage Assets G No known heritage assets on or adjacent to the site. 3.9 Flooding/drainage G The site is located in Flood Zone Ecology A The Environmental Statement submitted with the planning application identifies that there are a number of protected species on site, including Great Crested Newts. Mitigation has been proposed, for example moving any Great Crested Newts to the Gorstyhill Country Park extension. Major planted areas for the golf course are to be retained. The site is located within 200m of Basford Brook Local Wildlife Site. Any site specific Policy would require appropriate Policy wording to ensure that any development protects and enhances biodiversity, such as that included in Policy SE 3 of the LPS Tree Preservation Orders A Relatively small TPO region to part of the southern boundary. The Design and Access Statement accompanying the planning application states that mature existing trees will be retained and integrated. Any site specific Policy would require appropriate Policy wording to ensure that such trees would be incorporated into any development. 10

13 Site Address and Ref No Gorstyhill/Wychwood Village Extension PSS1201 (Representation Ref SUB 1134) Site Potential: 900 dwellings and mixed use Overall Criteria Sub criteria Traffic Light Commentary Choice 3.12 Air Quality G The site is not located in an Air Quality Management Area Minerals A On and adjacent to area of search for sand and gravel in the Cheshire Replacement Minerals Local Plan (1999) [BE 114]. The site is located within a Minerals Safeguarding Area for salt, and partially for sand and gravel (including partially in the 250m buffer zone) as outlined in the CgMs Minerals Sites and Assessment (2015) SA Accessibility Assessment Scoring 3.15 Outcome of HRA (stage 4 of methodology) A A The site significantly fails to meet the minimum standards for access to a number (10) of services and facilities identified in the Accessibility Assessment. There are, however, potential opportunities to mitigate this through the provision of services and facilities on site, as suggested in the submitted planning application (14/5671N). There is the potential for likely significant effects on Black Firs and Cranberry Bog SSSI (a component site of the Midland Meres and Mosses Phase 2 Ramsar) due to: changes in water levels and/or quality (the site is located approximately 300m northwest of the SSSI). increased recreational impacts (the site is located approximately 300m north-west of the SSSI) 3.16 Brownfield/Greenfield 3.17 Agricultural Land Classification R Policy wording has been suggested in the HRA to provide mitigation. The site is greenfield. R The majority of the site is Grade 3a, with some Grade Magic Post 1988 Agricultural Land Classification (England), Natural England 11

14 Appendix 3: Vision and Strategic Priorities Form 12

15 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES PSS1201 Gorstyhill/Wychwood Village Extension (Representation Ref SUB 1134) Promoting Economic Prosperity Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow Yes Would enhance the vitality, viability and accessibility of a town centre No Supports a major regeneration scheme in Crewe or Macclesfield town centre No Would directly benefit rural businesses Yes Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes Comments: The proposed use for the site is residential and mixed use, with a submitted planning application (14/5671N) including associated employment development (1.1 hectares) intended for small offices/businesses within Use Classes B1 and B8; potentially supporting the development of rural enterprise. Site is in close proximity to Crewe, where accessibility to improved rail links associated with HS2 are anticipated near the end of the Plan period. Creating Sustainable Communities Located within or adjoining a Principal Town or Key Service Centre No Would provide a Sustainable Village Yes Scope to provide or enhance conveniently located community services Yes Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes Comments: The submitted planning application (14/5671N) proposes housing, a new primary school, indoor and outdoor recreation facilities, and supporting retail development. The representation (SUB 1134) states that Gorstyhill lands are clearly capable in principle of accommodating a development that is sustainable in itself (insofar as the remaining available land area is sufficient to accommodate not only much needed affordable housing and market housing, but also additional facilities to meet its own needs and those of the existing core village of Wychwood); has a sustainable relationship with the Wychwood Village and with other small settlements and hamlets in the vicinity which currently suffer from a deficit of amenities and facilities; and has a sustainable relationship with Crewe, and in particular in terms of modal shift, the railway station on the southern side of Crewe ( 1.5). 13

16 Protecting and Enhancing Environmental Quality Capable of respecting the character and distinctiveness of the immediate locality Capable of maintaining and enhancing the character and separate identity of the settlement(s) No No Avoids land at risk from flooding Yes Would result in the remediation of contaminated land Potentially The site lies outside a notified area of high pollution Yes Capable of conserving and enhancing the natural and historic environment Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes Yes Would avoid the use of Green Belt land Yes Would help establish a clearly defined new Green Belt boundary that is likely to endure N/A Comments: The site wraps around an existing residential development and Country Park, set in the open countryside (named by the developers as Wychwood Village ), but does not adjoin any built up frontages. There would be an impact on the character of the locality with the loss of the golf course and its features. The submitted planning application (14/5671N) proposes that the Country Park will remain and will be expanded. The original design of the site was for a housing development, set in the open countryside, with a Country Park, and golf course. Mitigation measures will be required if there is an adverse impact on Midlands Meres and Mosses Phase 2 Ramsar (Black Firs and Cranberry Bog SSSI). The submitted planning application proposes significant areas of new landscaped open space. The site has a history of quarrying and therefore the land may be contaminated, according to the comments made on the planning application (14/5671N) by CEC Contaminated Land team. The site does not lie within a known notified area of high pollution. 14

17 Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities No Located conveniently close to existing sustainable modes of transport Yes Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes Yes Comments: The site significantly fails to meet the minimum standards for access to a number of the services and facilities identified in the Sustainability Appraisal Accessibility Assessment; however it does meet the majority of the minimum standards for access to transport facilities, i.e. bus stop and Public Rights of Way. The submitted planning application (14/5671N) suggests that the development is of such a size that it can improve the viability of the existing bus services and bring forward possible enhancements to those services, for example by diverting buses into the site. The Policy would require contributions to A500/A531/A5020 junction upgrade, upgrade at junction A5020/A532, contributions to future widening of the Barthomley Link Road between the A500/A531/A5020 and Junction 16 of the M6. Also the provision of a bus service for a 5 year period to the site. 15

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