CHESHIRE WEST AND CHESTER
LOCAL PLAN (PART TWO) LAND ALLOCATIONS AND DETAILED POLICIES – CALL FOR SITES
WINNINGTON WORKS SITE REDEVELOPMENT PROJECT
June 2014
Unit 11 Well House Barns Chester Road Bretton Chester CH4 0DH
EXECUTIVE SUMMARY
This development plan representation has been prepared by Tata Chemicals Europe Limited (TCEL) with the assistance of AXIS PED Limited (AXIS), following informal discussions with representatives of Cheshire West and Chester Council (CW&CC) Planning Services, in respect to the CW&CC Local Plan (Part Two) Land Allocations and Detailed Policies – Call for Sites.
The Local Plan (Part Two) forms the second of a number of development plan documents which collectively will replace the historic Local Plans which exist across the borough. The Local Plan (Part Two) will build upon the Local Plan (Part One) Strategic Policies document which is currently due to be considered at independent examination in public later this month. The Local Plan (Part Two) will set out site- specific allocations and detailed policies, following on from the strategic framework set out in the Local Plan (Part One).
Many potential development sites have already been put forward for consideration within the Local Plan (Part Two), through CW&CC’s up-to-date Strategic Housing Land Availability Assessment (SHLAA) and Employment Land Study (ELS). In addition sites have also been submitted through consultation on the Local Plan (Part One) Strategic Policies and through a call for sites exercise undertaken as part of that process.
On the 1st May 2014 CW&CC published for consultation the Local Plan (Part Two) Land Allocations and Detailed Policies – Issues consultation and additional call for sites. The consultation runs for seven weeks from Thursday 1 May 2014 at 12pm to 19 June 2014 at 5pm.
This document forms supporting information to representations made by TCEL to both the Issues consultation and the additional call for sites, in respect of development proposals at the Winnington Works Site, Winnington, Northwich (See Figure 1).
The representation relates to the redevelopment of the site following the closure of much of the historical chemical works principally related to soda ash and calcium chloride production.
This representation has followed an initial period of evaluation and assessment into the potential development of the site as a multi-faceted strategic mixed-use residential and employment allocation. The assessment process has considered the
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viability, feasibility and planning acceptability of redeveloping the site. This process has resulted in the production of an initial masterplan for the site which represents a redeveloped site solution that accords with national and local policy objectives and will assist in delivering sustainable development across the former works. The redevelopment masterplan will continue to evolve as the Local Plan (Part Two) moves forward towards adoption and further site assessments are undertaken and stakeholder engagement is carried out.
The proposed allocation would seek to draw upon the recognised benefits within the locality by providing connectivity between the developing Winnington Urban Village to the south and Northwich Town Centre to the east. It would enable the remediation of large parts of the site, utilising existing synergy with the established uses both on and off-site and would help to provide the on-going investment necessary to upgrade and improve the existing sodium bicarbonate production facilities.
There is a clear and demonstrable need for the development which can be brought about through the allocation of the site, helping to deliver the Council’s development plan policies and strategies.
This document, in conjunction with the representations made to the Issues consultation, demonstrates how the allocation would help to meet the objectives of the Local Plan (Part One) Strategic Policies. It identifies the constraints which exist at the site and the measures which are being taken to mitigate them.
Taking all these factors into consideration, TCEL request that the site be included within the Councils Preferred Options in the Local Plan (Part Two) Land Allocations and Detailed Policies Development Plan Document.
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EXECUTIVE SUMMARY
CONTENTS
1.0 REPRESENTATIONS 2.0 THE SITE AND PROPOSALS 3.0 POLICY AND NEED 4.0 CONCLUSIONS 5.0 GLOSSARY
FIGURES
FIGURE 1 PROPSOED ALLOCATION (‘THE WINNINGTON WORKS SITE’) FIGURE 2 SITE AERIAL PHOTOGRAPH FIGURE 3 CURRENT SITE LAYOUT FIGURE 4 EXISTING SITE CONTEXT FIGURE 5a – 5c CURRENT MASTERPLAN REDEVELOPMENT OPTIONS (SUBJECT TO FURTHER DEVELOPMENT DURING CONSULTATION LED REDESIGN)
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1.0 REPRESENTATIONS – WINNINGTON WORKS
1.1 Introduction
1.1.1 This document has been prepared to support representations made on behalf of Tata Chemicals Europe Limited (TCEL) to Cheshire West and Chester Council (CW&CC) in respect of their consultation on the Local Plan (Part Two) Land Allocations and Detailed Policies – Call for Sites Development Plan Document (DPD).
1.1.2 The representations relate to the inclusion of the wholly owned TCEL site north of Winnington Lane (A533), Winnington, Northwich for mixed residential and employment land with space for public amenity (See Figures 1-4). The proposed allocation is referred to throughout this document as ‘The Winnington Works Site’.
1.1.3 TCEL (formerly Brunner Mond (UK) Limited) is a UK-based chemical company. Historically, the main process operations undertaken at the site were associated with the manufacture of sodium carbonate (soda ash) by the “Solvay ammonia-soda process”. In addition to this, the facilities at the site convert the primary intermediate, crude sodium bicarbonate, into saleable products including soda ash and refined sodium bicarbonate as well as the by-product calcium chloride. This soda ash manufacture has been subject to closure; however, the manufacture of sodium bicarbonate (Bicarb) remains operational. Ancillary processes include water treatment, chemical and fuel storage areas and administration / technical support. There is also a gas-powered Combined Heat and Power (CHP) plant at the site, which is proposed to continue to operate providing power and heat to the Bicarb plant at Winnington and also for the ‘sister’ site at Lostock to the east of Northwich. In Cheshire, chemical production has been undertaken at the Winnington Works Site in Northwich since the late nineteenth century.
1.1.4 High energy costs have seriously challenged the viability of soda ash production. This has caused TCEL to take the decision to close the soda ash and associated calcium chloride plants at Winnington in early 2014, in order to reconfigure the CHP plant and reduce these energy costs. TCEL has undertaken a process of restructuring in order to secure 250 direct jobs within its remaining businesses across Northwich (principally at Winnington and Lostock) part of which has resulted in the general improvement of
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production of sodium bicarbonate at Winnington and the continuation of its CHP plant. As a result of these financial pressures, there is a pressing need to maximise the asset value of sites which no longer provide sustainable chemical production. By generating capital through appropriate redevelopment, reinvestment will be possible in the core business and will ensure the longer-term viability of TCEL.
1.1.5 Whilst it is currently proposed that sodium-bicarbonate production would continue at the site, along with the operation of the CHP plant, the closure of much of the Winnington operation has resulted in a significant percentage of the site being available for redevelopment. TCEL recognises the strategic importance of the site’s location, forming part of the gateway into Northwich from the west. As such, there is a desire to ensure that any development of the site is prepared sympathetically to the wider built and natural environment. At the same time, there is a need to ensure that the legacy of industrial development within the area is treated with compassion. This process is being undertaken whilst seeking to ensure that any proposal assists CW&CC in meeting their strategic development objectives for the borough.
1.1.6 This need to ensure an appropriate redevelopment strategy for the site has led to the introduction of a master planning process. The master planning process is being undertaken by a team of development-led consultants who are able to advise TCEL on all planning, design, environmental and market need constraints which may, in conjunction with operational issues, influence the development opportunities which are available at the site.
1.1.7 The masterplan will result in a site solution which can help deliver the sustainable development required by central and local Government. Sustainable development is defined within the National Planning Policy Framework (NPPF) which states that; “International and national bodies have set out broad principles of sustainable development. Resolution 42/187 of the United Nations General Assembly defined sustainable development as meeting the needs of the present without compromising the ability of future generations to meet their own needs.” The Ministerial foreword to the NPPF concludes that; “Sustainable development is about change for the better, and not only in our built environment…sustainable
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development is about positive growth – making economic, environmental and social progress for this and future generations.”
1.1.8 The masterplan process provides a design-led solution towards sustainable development which can then be introduced to the market place to ensure that it is delivered in an appropriate and timely manner.
1.1.9 In tandem with facilitating sustainable development across the Winnington Works site, the masterplan process also provides the supporting evidence to allow CW&CC to include the solution within its emerging development plan and, thereby, ensure that the planning process can facilitate the production of a ‘sound’ Local Plan.
1.1.10 This document represents the start of that process by providing the Council with a synopsis of the work undertaken thus far in designing a long-term solution for the site and the local community as a whole.
1.1.11 The masterplan would seek to provide up to 1200 residential units throughout the site and up to 21,646m2 of land available for purpose-built new B1, B2, B8 office / general industrial / storage or distribution uses.
1.1.12 There is recognition that historically the site has been a significant employer of the local skilled and semi-skilled work force. Accordingly there is a desire to maximise the amount of land available for future employment uses. However, any future allocation and development proposals which come forward must be conscious of the level of demand which will ensure the use being built and operated.
1.1.13 In order to determine the magnitude and type of land which could be safeguarded within the site for B1, B2 or B8 use, expert market analysts were engaged to provide an initial assessment of the sites potential for distribution, warehousing, light industry etc. This initial consideration was cognisant of better served locations in the Northwich area for such uses (e.g. Gadbrook Park). In addition, there exist a number of available allocations and units which serve the distribution / warehousing requirements within the wider central Cheshire area (e.g. Mid-Point 18 at Middlewich). Many of the established purpose built distribution estates have direct access to the motorway network which will be considered paramount to potential operators. As a result, the amount of land proposed
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for employment uses has been set at a level which is considered sustainable and deliverable in the future.
1.1.14 Three potential options have emerged from initial constraints and opportunities studies. Each option demonstrates an extensive use of the landholding for residential use, maximizing the use of land and aspects along the River Weaver frontage. Retaining key components such as Mond House for beneficial alternative uses, and making best use of the existing access and frontage onto Winnington Lane for neighbourhood uses in a location which will be at the heart of the combined Winnington Urban Village and Winnington Works sites. Each option is summarised below:
Option 1 Masterplan (Figure 5a)
Retention of the sodium bicarbonate facility in a reduced development of buildings and land in its current location.
Utilising the river frontage and northern sector of the site for residential development to form continuity with the Winnington Urban Village.
Creating opportunities for the regeneration of Mond House for residential care/hotel and leisure uses.
Considers potential benefits of district heating and electricity off take from the CHP plant to provide sustainable energy solutions.
Short term retention of the existing rail head and associated land in the short term to determine whether an interested party would come forward.
Creating a cluster of development around the current contemporary Tata offices on Winnington Lane for Neighbourhood facilities to support the emerging development. This may include offices, small retail and leisure uses. The cluster will represent the gateway to the commercial development of the site and is strategically placed at the heart of the combined Urban Village and Winnington works redevelopment.
The masterplan aims to create public permeability and access by the creation of landscaped footways and cycleways along the southern bank of the River Weaver. The consolidation of the Tata sodium
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bicarbonate facility creates the opportunity to consider the land currently used as a water pumping station (Zone H) for alternative marina basin uses.
Option 2 Masterplan (Figure 5b)
The primary variant from Option 1 is the acceptance that the existing rail head (Zone L) is no longer viable.
By introducing the change of use of this zone to residential, the opportunity exists to create a major amenity pedestrian, bridleway and cycleway which will link the Town Centre to the River Weaver and wider area making a positive impact on vehicular movements along Winnington Lane.
Option 3 Masterplan (Figure 5c)
The primary variant from Options 1 & 2 is the relocation of the TCEL’s sodium bicarbonate facility to a new bespoke development (Zone E) adjacent to the CHP plant and at the heart of the new industrial area.
This strategy brings significant benefits in the decommissioning of overhead pipework gantries and further removal of large elements of legacy industrial process plant and associated service yards.
This solution creates a high value unbroken linear development, landscape and biodiverse corridor along the southern bank of the River Weaver. A greatly improved amenity and quality of environment together with a significantly enhanced perception of Northwich from the Northern Gateway approaches and the Anderton Boat Lift.
The removal of legacy industrial development from the Northern Sector also allows the opportunity to fully segregate vehicular, cycle and pedestrian movements from the industrial commercial zones.
1.1.15 The final option has not yet been determined and will not be until further market assessment and operational constraints have been considered. This process will be informed and refined following stakeholder and public consultation exercises.
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1.1.16 The Winnington Works Site is described in Chapter 2.0 below (See Figure 2.0). It encompasses approximately 62 hectares of former and functional industrial production facilities located on the western edge of Northwich. Access is obtained from the south via the A533, Winnington Lane (via Solvay Road and a designated access point opposite Winnington Avenue). Vehicular access is also currently available for light traffic from Park Road to the east. To the north of the site is the River Weaver and Anderton Nature Park. Within the park is the Anderton Boat Lift which is a Scheduled Monument and discussed further in Chapter 3.0 below. The Boat Lift forms a prominent feature located on the western bank of the River Weaver directly opposite the Winnington Works Site. The north western corner of the site is separated from the main works by the Weaver tributary which forms what is known as Winnington Island. The eastern boundary of the site is formed by an existing rail siding, beyond which is Northwich Town Centre a further 1km southeast.
1.1.17 To the south west is the former Wallerscote Industrial Works in areas known as Wallerscote Island and Wallerscote Mainland. Production of soda ash at the Wallerscote Industrial Works ceased in 1984 and the works were demolished between 1984 and 1986. The site was subsequently sold to the Winnington Urban Village Consortium (consisting of Taylor Woodrow Development, Morris Homes and Barratt Homes), following which the site was subject to a lengthy planning process of redevelopment for mixed residential and employment uses, culminating in an initial refusal on appeal, and subsequent grant of outline planning permission for a mixed ‘Winnington Urban Village’ in 2006. Reserved matters have largely been discharged and a number of the initial phases of development have commenced on site.
1.1.18 Beyond the Winnington Urban Village site is a large stabilised lagoon known as Wallerscote Limebeds. The lime beds are no longer operational and, following a process of controlled stabilisation, are subject to managed maintenance. The lime beds may present further opportunities for development in two key areas. Firstly, development of renewables, which would complement TCE’s energy business and further improve the sustainability of TCE’s manufacturing operations in Northwich. Secondly and perhaps concurrently, the land may provide the opportunity to introduce
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a significant leisure / recreational asset to the wider community which would complement both the development of the Winnington Urban Village and the potential redevelopment of the Winnington Works Site. The delivery of viable sustainable energy and leisure opportunities at the lime beds, in conjunction with Urban Village development and the Winnington Works Site would result in a complete and holistic regeneration of former heavy industrial land running along the Weaver corridor, from Weaverham in the west around Winnington as far as the railway sidings in the east.
1.1.19 The lime beds do not form part of this proposed allocation for mixed residential and employment purposes, and their potential remediation and redevelopment for leisure use are being investigated separately to the Local Plan process. Nevertheless, the masterplan process is considering options for this area which may, in part, be funded through the redevelopment of the Winnington Works Site.
1.1.20 North and north west of the Winnington Works Site are the villages of Anderton and Barnton separated by the River Weaver and Trent and Mersey Canal, while west of the Winnington Works Site is the village of Weaverham. Beyond Anderton, Barnton and Waeverham is open countryside with access to the M56 via the A553 and A49.
1.2 The Local Plan Process
1.2.1 The Cheshire West and Chester Local Plan will form part of the statutory development plan for the borough. The Plan is being prepared in two parts (Part One) Strategic Polices; and (Part Two) Land Allocations and Detailed Policies to which this submission forms part of the representation on behalf of TCEL.
1.2.2 The Local Plan (Part One) Strategic Policies provides the overall vision, strategic objectives, spatial strategy and strategic policies for the borough to 2030. This includes setting out the level and location of new housing and employment land as well as the identification of a number of strategic sites. Part One of the Local Plan and all supporting documents were submitted to the Secretary of State on 23rd December 2013 and will be subject to public hearings later this month. Following examination, the Local Plan (Part One) may be subject to modifications which could alter the scope and content of the Local Plan (Part Two).
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1.2.3 TCEL did not make representation on the Local Plan (Part One) Strategic Policies given that the statutory consultation with employees and the Company’s decision as to the future of the site had not been concluded.
1.2.4 The Local Plan (Part Two) Land Allocations and Detailed Policies will set out the non-strategic allocations and detailed policies, following on from the strategic framework set out in the Local Plan (Part One), and will need to ensure that it is consistent and compliant with previously adopted documents.
1.2.5 When adopted, both documents will constitute the statutory development plan for CW&CC and will replace all former Local Plans. The Local Plan (Part Two) will run to 2030 to align with the time horizon of the Local Plan (Part One).
1.2.6 This document is, in effect, sub-divided into three principal chapters, and should be read in conjunction with the representations set out in the Councils standard pro-forma, made on behalf of TCEL to the Local Plan (Part Two) Land Allocations and Detailed Policies – Call for Sites. Following on from this introduction, Chapter 2 sets out a brief résumé of the site and the proposed allocation which is being sought. Chapter 3 provides consideration of the site and proposed allocation against the policies contained within the Local Plan (Part One) Strategic Policies. The purpose of this exercise is to ensure that the proposed allocation can be supported by CW&CC without placing the Local Plan (Part Two) at risk of failure on the grounds of it not being ‘sound’. The document includes a number of concise conclusions and supporting figures.
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2.0 THE SITE AND PROPOSALS
2.1 The Site
2.1.1 The Winnington Works Site (the area the subject of this proposed allocation) is located on the north western edge of the town of Northwich. The site is approximately 62 hectares in total bounded by the River Weaver to the north and east. To the south of the site is the A533, Winnington Lane, which provides primary access for current site operations via a TCEL owned road known as Solvay Road. Access to the site is also obtained via a traffic signal-controlled junction opposite Winnington Avenue.
Wider Site Context
2.1.2 A section of land of approximately 8 hectares exists on the west of the main site with frontage onto the A533 and Solvay Road. This area is excluded from the proposed allocation and is not integral to the deliverability of the proposed redevelopment of the site. This area comprises a number of landholdings under numerous separate ownerships. Included within this parcel of land is Winnington Hall, a listed building referenced further in Chapter 3 below.
2.1.3 South of the site is the Winnington Park Recreation Club and Cricket Ground, beyond which is Winnington village leading into Northwich town centre. South east of the site are four settlement lagoons under separate ownership, which are excluded from the proposed allocation, beyond which is a large rail siding known as Oakleigh sidings. Historically, trains conveyed limestone from Derbyshire to the site for soda ash production for over sixty years ceasing in the late twentieth century. In 2004, a £28 million programme to stabilise mines under Northwich resulted in a mixture of pulverised fuel ash (PFA), cement and salt being injected into the salt voids. As part of the Northwich Mine Stabilisation Project, the Oakleigh sidings were upgraded and improved to allow the PFA to be imported by rail. The rail sidings are no longer used and now form part of this proposed allocation for mixed-use development. Whilst there is the scope for an industrial developer to come forward which would require the use of the sidings, in reality, it is unlikely that this opportunity will be realised. In this location, it is more likely that residential development would have greater chance of being
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delivered. The redevelopment options shown on Figures 5a – c represent solutions with both these possibilities materialising.
2.1.4 North of the site is the River Weaver, beyond which is the Anderton Nature Park which rises steeply away from the river with extensive views across the Winnington Works Site. The Nature Park forms part of the wider Northwich Woodland, an expansive area funded and managed through a public-funded initiative incorporating CW&CC, Natural England, The Mersey Forest and Cheshire Wildlife Trust. It is a large area of mixed open space and woodland, which was once largely derelict and now provides a rich and green environment with public access, recreation and tourism opportunities. The Anderton Boat Lift is located on the western periphery of the Anderton Nature Park, and is discussed further within Chapter 3 below.
2.1.5 Beyond and adjacent to the Anderton Nature Park is Marbury Country Park, a former residence of the Smith-Barry family, now managed by CW&CC as a country park. The park is recognised for its Lime avenues, Arboretum and raised terraces, which provide views towards Budworth Mere. Many of the industrial buildings within the Winnington Works Site can be seen from areas of the park and the surrounding footpaths.
2.1.6 West of the Anderton Boat Lift and on the northern bank of the Weaver is a small industrial estate known as Cosgrove Business Park. It is occupied by a number of relatively low-level buildings and small independent operators and ‘start-up businesses’. North of the Weaver and the Trent-Mersey canal, and along the A533 is Barnton village. From here, the A533 heads west to the junction of the A49, and beyond is the M56 corridor.
The Winnington Works Site
2.1.7 The proposed allocation which makes up the Winnington Works Site is owned by Tata Chemicals Europe Limited (TCEL), one of Europe’s leading producers of soda ash (sometimes referred to as sodium carbonate), salt and sodium bicarbonate. The Tata Chemicals Group is the second largest producer of soda ash in world, and the only one with manufacturing and supply chain on four continents. The site forms one of a number of industrial salt-based chemical works owned and operated by the Group within central Cheshire (the other principal sites being located in Lostock, east Northwich and Middlewich).
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2.1.8 In 2005, Tata Chemicals, part of the Tata group, acquired the Brunner Mond Group. The original Brunner Mond Company was formed in 1873 when the Winnington Works were built, prior to becoming a founder Company of Imperial Chemical Industries (ICI) when it was formed in 1926.
2.1.9 The site is a large complex of industrial plant and buildings, the vast majority of which were formally decommissioned in early 2014, following company reorganisation and restructuring. As a result, most of the site comprises a mix of large redundant buildings in need of dismantling and reclamation, with the site requiring final remediation prior to redevelopment. There remain a number of principal components on site which will remain either within their current location and form (i.e. the CHP plant located within the eastern half of the site and the new office building known as Natrium House adjacent to the A533) or be subject to relocation, or remain in situ, but with aesthetic improvements in order to enhance the options for redevelopment (i.e. the sodium bicarbonate facility and water abstraction facility) (See Figure 2).
2.1.10 It is considered that the co-location of a modern, clean gas-fired CHP plant could provide additional opportunities and a significant attraction for parties interested in the site’s re-development. Residential units could benefit from cost-effective district heating provided by the CHP while the availability of steam and electricity generation on site which would benefit from associated Government incentives for energy efficient schemes, would be of significant interest for manufacturing businesses.
2.1.11 In addition to the industrial buildings and areas of former industrial operations, there exists a number of administrative, office and laboratory buildings, the principal of which is Mond House located centrally within the site.
2.1.12 Following company restructuring, and the closure of much of the historical operations on site, TCEL has begun the process of determining how the site can be redeveloped both to maximise its asset value and to bring forward a landmark legacy development for the betterment of the environment and the local community as a whole. This process has commenced with a masterplan process which has sought to identify the critical physical, operational and environmental constraints which exist in order to determine
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the most appropriate redevelopment opportunities and options. This process is on-going and will, ultimately, be the subject of focused local consultation exercises.
2.1.13 This representation is being sought in tandem with the continued development of the site-wide masterplan in order to ensure that the site is supported through the Local Plan Process.
2.2 The Proposed Allocation
2.2.1 This document has been prepared to support a representation made to the CW&CC Local Plan (Part Two) – Call for Sites. The allocation of the site for residential led mixed-use development is considered to accord with the Councils objectives and strategy set out within the Local Plan (Part One) which has been submitted to the Planning Inspectorate for Examination in Public, commencing in June 2014. It is considered that the allocation would help the Council deliver its identified needs and would accord entirely with the policies set out within their Local Development Framework Development Plan Documents.
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3.0 POLICY AND NEED
3.1 Background
3.1.1 Following restructuring and financial appraisal of operations in 2013, TCEL take the decision to close the majority of its chemical production operations at the Winnington Works Site in early 2014. This has resulted in a largely vacant site, albeit the majority of the redundant buildings and plant remain in place whilst redevelopment plans are subjected to the master planning process. This process remains relatively embryonic but has resulted in an initial site assessment and appraisal to determine what options represent the most feasible, economically viable and sustainable option from a planning perspective.
3.1.2 Failure to facilitate the redevelopment of the site for uses alternative to the historical chemical works would result in a large derelict site within a location which benefits from excellent connectivity to the public open spaces and tourism opportunities to the north and residential and commercial development to the south.
3.1.3 The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and how these are expected to be applied. At the heart of the NPPF is a presumption in favour of sustainable development. Sustainable development is about change for the better and the purpose of planning is to help achieve this. The allocation and subsequent redevelopment of the site for mixed residential / commercial development would help ensure positive growth, making economic, environmental and social progress for this and future generations entirely in accordance with the Government’s objectives.
3.2 Policy and Need
3.2.1 The Submission Version of the Local Plan (Part One) Strategic Policies provides the overall vision, strategic objectives, spatial strategy and strategic planning policies for the borough. The inclusion of land allocations and detailed policies will be identified through the Local Plan (Part Two) and will support the strategic objectives and policies set out in the Local Plan (Part One). As such, the policies and allocations that come forward through CW&CC preferred options in the Local Plan (Part Two) should be in
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accordance with, and assist in delivering the, strategic policies set out within the Local Plan (Part One).
3.2.2 The vision and strategic objectives of the Local Plan have been translated into the spatial strategy which aims to ensure the sustainable development of the borough through to 2030. It sets out the Council’s ambitions for growth and development and how this will be distributed across the borough. The key components of the strategy are meeting the future housing needs and supporting economic growth and, accordingly, the Local Plan (Part One) seeks to support a level of growth that is higher than that required to meet local needs.
3.2.3 Strategic Policy 5 (STRAT 5) relates specifically to Northwich. It confirms that the town will provide a key focus for development in the east of the borough. It states that:
“Provision will be made for in the region of 4,300 new dwellings and 30ha of additional land for business and industrial development.”
3.2.4 It confirms that key proposals that provide significant potential for the regeneration and reuse of previously developed land are: major housing led mixed-use development schemes at Winnington and Wincham Urban Villages; the retail-led regeneration of Northwich town centre and riverside through the delivery of Northwich Riverside projects, including, most importantly, the redevelopment of Barons Quay.
3.2.5 Winnington Urban Village lies to the south of the proposed allocation at the Winnington Works Site and is predominantly vacant, previously developed land with planning approval for 1,200 dwellings, commercial (B1, B2 and B8 uses) retail, leisure and community facilities, primary school, open space, landscaping and associated infrastructure. The Local Plan (Part One) confirms that the Winnington Urban Village offers a significant opportunity for the regeneration and urban renaissance of Northwich, to complement the objectives of the Northwich Riverside project, as well as remediation of a derelict and redundant site. The Northwich Riverside project is a Weaver Valley Partnership / Cheshire West and Chester led regeneration venture which incorporates a number of public / private funded initiatives throughout Northwich. The flagship project is the £80 million retail-led mixed-use Barons Quay development, which received planning permission in March
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2013, sited next to the River Weaver and covering over 8 hectares of central Northwich.
3.2.6 The Wincham Urban Village will contribute significantly to the regeneration of eastern Northwich through the provision of a mixed scheme including up to 950 dwellings, with sustainable links from the village centre through to the town centre.
3.2.7 The need for additional housing identified within the Local Plan (Part One) has been developed recognising that the NPPF states that plans should be aspirational but realistic and it is recognised that in recent years housing completions have been at a low level due to the wider economic climate. In recent months, the economic climate has improved and the delivery of housing has increased. The Plan seeks to significantly boost the supply of land for new housing, supporting a mix of housing land (greenfield and brownfield) in a variety of locations.
3.2.8 The spatial strategy confirms, however, that the city of Chester and towns of Ellesmere Port, Northwich and Winsford will be the main focus for development, as this will enable the best use of previously developed land, would allow the integration of homes, jobs, services and facilities and best meet the overarching principles set out within national policy.
3.2.9 This approach is manifest through Strategic Policy 1 (STRAT 1 – Sustainable Development) which states that the Local Plan seeks to enable development that improves and meets the economic, social and environmental objectives of the borough, in line with the presumption in favour of sustainable development. Policy STRAT 1 states that;
“Proposals that are in accordance with relevant policies in the Plan and support the following sustainable development principles will be approved without delay, unless material conditions indicate otherwise;
Provide for mixed-use developments which seek to provide access to homes, employment, retail, leisure, sport and other facilities, promoting healthy and inclusive communities whilst reducing the need for travel;
Locate new housing, wherever possible within 1 mile of existing or proposed local shops, community facilities and primary schools and be well connected to public transport;
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Protect, enhance and improve the natural and historic environment whilst enhancing and restoring degraded and despoiled land, seeking opportunities for habitat creation;
Encourage and prioritise the use and redevelopment of previously developed land and buildings in sustainable locations that are not of high environmental value;
Minimise the loss of greenfield land and high grade agricultural land.”
3.2.10 The review of the site, the proposed redevelopment options and assessment of other policies within the Local Plan (Part One) provided within this document clearly demonstrate how the proposed allocation of the Winnington Works Site would assist in meeting the objectives set out in STRAT 1. In short, the redevelopment would provide mixed-use development comprising housing, employment, leisure, open space and recreation uses located within walking distance of a ‘Tier One’ urban area. It would allow for the protection, enhancement and improvement of the local natural and historic environment. The area of the site available for redevelopment is former industrial previously developed land of limited environmental value and would negate the release of alternative greenfield land for urban related development.
3.2.11 As part of the process of initial environmental assessment, TCEL commissioned a geo-environmental and geotechnical constraints assessment in order to understand the likely level of contamination at the site due to historic operations. In parallel, high level assessments have been carried out in respect of the ecological significance of the site, landscape and visual impact of redevelopment and an initial assessment of the likely effects on the local highway network. All these assessments have been undertaken principally as a desk-top exercise and will help to inform the final development mix, design options and mitigation which may be necessary. As the Local Plan (Part Two) progresses towards adoption, further detailed assessment will be carried out to help inform the process of stakeholder and community engagement and to determine the final solution which will best deliver sustainable development.
3.2.12 The geo-environmental and geotechnical constraints assessment has been prepared using a desk-based study of available information including a
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review of existing site reports and site history, a site walkover and the development of a basic ground model used to identify potential constraints on development in relation to contamination, geotechnics and the environmental setting.
3.2.13 The site has been intensively developed through time, especially in the main chemical processing area. The potential for foundations and buried obstructions (some of which may well be significant in scale designed for large bearing capacity); to be present below ground is therefore likely to be high. These, in conjunction with known above and below-ground services will present geotechnical risk in terms of site clearance, diversion and grubbing out. However, none are considered to pose significant constraints on the redevelopment of the site. There are likely to be ground contaminants across the site, given the nature of historical operations. However, these are very unlikely to represent high concentrations of hazardous contaminants. The majority of contamination is anticipated to relate to alkaline conditions and ammonia, and would not represent a high risk to the site redevelopment. It should be noted that the nearby Winnington Urban Village land was similarly subject to historical industrial uses and has successfully been remediated and is being redeveloped. Accordingly, whilst the site is industrial in nature, the remediation of it is not considered to represent an issue which would constrain the proposed allocation. The redevelopment of the site would provide the opportunity to restore degraded and despoiled land in accordance with the objectives of STRAT 1.
3.2.14 Policy STRAT 2 sets out the approach towards strategic development proposals by setting a target for new dwellings and employment development throughout the borough, which is then sub-divided through subsequent policies. It confirms that the majority of new development should be located within or on the edge of Chester and the towns of Ellesmere Port, Northwich and Winsford.
3.2.15 The development requirement for the borough over the plan period (2010 – 2030) is identified as 22,000 new dwellings and 300 hectares of land for employment. From this Policy STRAT 5 allocates 4,300 new dwellings and 30 hectares of additional land for business and industrial development in Northwich. This apportionment is partly met by the urban villages at
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Winnington and Wincham. The remaining 2,100 new dwellings required must come forward either through allocations within the Local Plan (Part Two) or as windfall sites. The allocation of the Winnington Works Site for up to 1,200 new dwellings and up to 21,646m2 of new employment land industrial development would help meet the objectives of the Local Plan (Part One) whilst ensuring compliance with the other policies of it and the Government’s objectives for delivery of sustainable development.
3.2.16 The NPPF confirms that the presumption in favour of sustainable development should be seen as a golden thread running through both plan- making and decision-taking. For plan-making, this means positively seeking opportunities to meet the development needs of their area (as set out within the Local Plan (Part One)). It states that Local Plans should meet their development needs, with sufficient flexibility to adapt to rapid change, unless the adverse impacts of doing so would significantly and demonstrably outweigh the benefits, or specific policies in the Framework indicate development should be restricted.
3.2.17 The quantum of housing and employment need within Northwich has been objectively set out within the Local Plan (Part One). In order to ensure that the inclusion of the allocation of the Winnington Works Site within the Local Plan (Part Two) would not conflict with the policies of the NPPF or the objectives of the Local Plan (Part One), a review of the proposed allocation’s compliance has been undertaken. This provides CW&CC with the assurance that its allocation would meet with the Government’s presumption in favour of sustainable development.
3.2.18 The NPPF confirms that when a local planning authority submits a plan for examination it should be “sound”, in that it is; ‘positively prepared’, insofar as it is based upon a strategy which seeks to meet development and infrastructure requirements; ‘justified’, in that it is the most appropriate strategy when considered against the reasonable alternatives; ‘effective’, in that it is deliverable; and ‘consistent with national policy’, in that it can enable the delivery of sustainable development.
3.2.19 As part of the assessment of the proposed allocation’s compliance with the policies of the NPPF and the Local Plan (Part One), consideration has also
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been given to the effect, or otherwise, of its inclusion in delivering a “sound” plan.
3.2.20 The Local Plan (Part One) has been prepared to reflect the three dimensions to sustainable development, as set out within the NPPF. Following the broad Spatial Strategy policies, it provides policies sub- divided into those which are delivering an economic role; social role and environmental role.
3.2.21 Those policies which perform the economic role aim to enhance economic growth, supporting existing businesses and creating job opportunities across a range of sectors (ECON 1) and seek to enhance existing tourism assets which benefit the local economy (ECON 3). TCEL has had to curtail its capital spending below the level it needs to sustain its operational activities at Winnington. Essential projects, delivering safety and environmental improvements, have continued but a number of business improvement projects, as well as projects to improve the external appearance of the site cannot be pursued until the Company’s cash flow improves. Consequently, there is a pressing need to maximise land value in order to reinvest in those elements of the core business at the Winnington Works Site, Lostock Works and elsewhere in central Cheshire. Failure to facilitate redevelopment of the Winnington Works would result in a partially derelict site and a local eyesore. The appropriate redevelopment of the site through a cost-effective sustainable solution would benefit the local community by improving the quality of the local environment, whilst meeting the objectives of the local plan process and generating funds to reinvest in the core business. This is paramount to TCEL’s core objective and those of local and national Government. The redevelopment of the Winnington Works Site would assist in helping to meet the economic policies by allowing TCEL to sustain economic growth within those sectors in which they can remain competitive.
3.2.22 The allocation and subsequent re-development of the site would enable the aesthetic improvement of the local area, especially when viewed from strategically important visitor attractions to the north at Anderton, thereby enhancing the tourist opportunities sought through Policy ECON 3.
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3.2.23 Those policies of relevance which help perform the social role aim to support a strong and vibrant community by providing the supply of housing required to meet the needs of present and future generations. Policies SOC1 and SOC3 seek to ensure that affordable housing is delivered as part of new residential development, and that an appropriate mix of housing types, tenures and sizes are provided to support mixed and balanced sustainable communities. The allocation and subsequent redevelopment of the site for residential led mixed-use development would provide the opportunity to deliver an appropriate diverse mix and size of units, along with significant affordable housing provision in accordance with the objectives of the plan’s social objective policies.
3.2.24 Those policies of relevance which help perform the environmental role aim to ensure that development opportunities protect and enhance the natural, built and historic environment. Policy ENV1 seeks to reduce flood risk through a sequential approach to determine the suitability of land for development. The aim is to steer development to areas with the lowest probability of flooding. A small part of the proposed allocation, adjacent to the River Weaver and including Winnington Island, lies within Flood Zone 2 (medium probability: between 1 in 100 and 1 in 1000 annual probability of river flooding). A very small area directly adjacent to the river bank itself is within Flood Zone 3a (high probability: 1 in 100 or greater annual probability of river flooding, albeit not within the functional floodplain). Policy ENV1 follows the approach adopted in national policy where LPAs are required to adopt a risk-based approach to development in areas at risk of flooding, and to apply a “Sequential Test” to such areas.
3.2.25 The West Cheshire Strategic Flood Risk Assessment (SFRA) was undertaken in June 2008 to inform the emerging Local Development Documents and to help assess any future allocations. The SFRA places the Winnington area and central Northwich as a high risk area from flooding, but acknowledges that the Winnington Urban Village has been given outline planning permission and that as detailed phases come forward, flood risk should continue to be an issue for consideration. In 2011 CW&CC was designated a Lead Local Flood Authority. This introduced a number of duties on the Council, with the principal aim of managing flood risk from local sources.
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3.2.26 A Preliminary Flood Risk Assessment (PFRA) undertaken in November 2011 provides an overview of the flood risk from local sources and forms the basis and the way forward for developing the Council’s Local Flood Risk Management Strategy (LFRMS). Northwich has been identified through the SFRA as an area at risk of flooding and part of a wider regeneration programme. Accordingly, an Area Flood Risk Assessment (AFRA) was prepared in 2009 which provides a strategic and holistic approach to managing flood risk for the Northwich Vision development (in central Northwich) and applies the Sequential Test to sites within Northwich. The Winnington area is beyond the limit of the AFRA. However, in March 2014 the Environment Agency (EA) published a policy paper entitled “Northwich flood risk management scheme” which sets out how they will reduce flood risk in Northwich. It confirms that the EA and CW&CC have secured funding from a special growth fund to construct a sustainable flood risk management scheme in Northwich in order to encourage economic growth. The proposed flood defences are currently being designed and will help facilitate both the development identified as part of the Northwich Vision and that within Winnington.
3.2.27 It should be noted that only a very small element of the proposed allocation lies within Flood Zone 3a and the masterplan for the site will be developed in such a way as to ensure that no built development would come forward within these areas. Nevertheless, it is appropriate to include it entirely within the proposed allocation given that it would allow the opportunity to develop public open space provision as part of a package of holistic sustainable development at the site.
3.2.28 The CW&CC Draft Strategic Housing Land Availability Assessment 2013 (SHLAA) was prepared to demonstrate a sufficient supply of potential sites suitable for residential development to meet housing requirements, and is part of the mechanism through which the Council will identify a deliverable and developable supply of sites. It forms part of the evidence base to the Local Plan (Part One). The sites assessed within the SHLAA came forward through a number of mechanisms, principally those sites with planning permission, those which were identified as vacant, brownfield land or those identified through an initial ‘Call for Sites’ undertaken in 2013. Due to the fact that the Winnington Works Site was a fully functional chemical works as
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recently as in early 2014, the site could not be promoted by TCEL in the initial ‘Call for Sites’ and could not therefore be assessed and picked up within the SHLAA. That circumstance has now changed, and the site represents an opportunity for master-planned redevelopment providing clear betterment for the area as a whole.
3.2.29 The SHLAA identifies sufficient suitable sites within the Northwich Wards to the meet the requirement set out in STRAT 5. However, and with respect to the assessment of whether a site is suitable for housing or mixed use development, the SHLAA only excludes those sites located within Flood Zone 3b (functional flood plain). The proposed allocation provides the opportunity to redevelop a derelict brownfield site largely contained within Flood Zone 1, but with a small percentage of the site within Flood Zone 2 (and an even smaller percentage within Flood Zone 3a), and therefore satisfies the inclusion criteria within the SHLAA. But for the timing of the production of the SHLAA, and that of the closure of much of the historical operations, it is reasonable to conclude that the Winnington Works Site would have been included within the available, deliverable and suitable site list.
3.2.30 As the Local Plan (Part Two) moves towards adoption, it is reasonable to assume that CW&CC will look to update their SFRA given changes in localised circumstances identified above. The inclusion of the proposed allocation within the Local Plan (Part Two) would provide a deliverable, available and suitable site which would help the Council meet the objectives contained within the Local Plan (Part One).
3.2.31 Policies ENV2, ENV3 and ENV4 seek to protect and enhance the local landscape and biodiversity through the creation of high quality multi- functional infrastructure. Policy ENV2 seeks to ensure that, in accordance with the objectives of the NPPF, development should take full account of the characteristics of the development site, its relationship with its surroundings and where appropriate views into, over and out of the site. This should recognise and incorporate features of landscape quality into the design.
3.2.32 The policy states that the Local Plan will protect and, wherever possible, enhance landscape character and local distinctiveness. The redevelopment of the Winnington Works Site as a residential-led mixed-use site would
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provide opportunities for the creation of new areas of Local Green Space, which would accord with the aspirations of ENV2. Policy ENV3 encourages the creation, enhancement, protection and management of a network of multi-functional Green Infrastructure. The existing site is generally not publically accessible and past land uses have left the site devoid of much vegetation. As such, the creation of a new masterplan provides the opportunity to enhance not only the site but its surrounding areas through improved visual amenity and the creation of new Green Infrastructure, at the same time as creating an attractive environment for a new community. The masterplan is likely to include a hierarchy of public space of different scales and functions, connected to one another by physical links with linear vegetation elements such as hedgerows or avenue trees.
3.2.33 Of particular note at this site are an extensive river frontage and the potential for physical and/or visual linkages across the River Weaver into the Anderton Nature Park, and a wider network of public open spaces further to the west and north. Such linkages could provide opportunities for improved connections to existing tourism assets and, potentially, new ‘honeypot’ elements could be introduced at the Winnington Works Site to extend the tourism ‘offer’. Appropriately planned and designed open space would also play a role as Green Infrastructure, fulfilling multiple environmental functions including management of rainwater through Sustainable Drainage Systems (SuDS), improvement of air quality, provision of habitats and enhanced biodiversity and providing recreation for people, thus contributing to a healthier community.
3.2.34 Policy ENV 4 seeks to safeguard and enhance biodiversity, ensuring that there will be no net loss of natural habitats. The Winnington Works Site is not in close proximity to any statutory designated conservation sites, and currently includes extensive areas of bare ground and industrial structures. It has limited value for wildlife in its current state, aside from the potential of a limited number of structures to support bat roosts. There is potential to develop the site in a manner which can provide positive ecological benefits, taking advantage of its position on the River Weaver and the opportunity this provides to link with sites of local conservation importance in the wider Northwich area. Any protected species issues which may arise can be
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addressed in a manner that conforms to the Habitats Regulations and maintains their favourable conservation status in the wider area.
3.2.35 Policy ENV 5 aims to protect the borough’s unique and significant heritage assets through the protection and identification of designated and non- designated heritage assets. Within the Winnington Works Site itself there are two registered Listed Buildings. Both were listed in August 1986 and comprise a statue of Ludwig Mond and Sir John Brunner located in front of Mond House within the centre of the site. The Local Plan Policy seeks to safeguard or enhance designated and non-designated heritage assets. In redeveloping the site, the statues could be retained in their current location, moved elsewhere on site to form a historical feature or moved off-site, subject to appropriate listing, and in accordance with the objectives of the Local Plan Policy.
3.2.36 A number of other listed buildings are located in relative close proximity to the proposed allocation. Winnington Hall is a Grade I listed building located to the southwest of the proposed allocation and comprises a former country house built in the late 16th Century. The building was previously owned by Brunner Mond and is now divided into a number of small offices. The structure is well screened from the proposed allocation by its grounds, and the redevelopment of the Winnington Works Site would provide the opportunity to improve its general setting and enhance the vistas towards the listed structure. To the north west of the site is the Winnington Turn Bridge, a Grade II listed swing bridge carrying the A533 road over the Weaver Navigation. It is in cast steel, with walkway and brick control cabin. The bridge is the main link from the site over the River and to the west. Work is currently being undertaken as part of the masterplan process to determine the highway and access improvement works necessary to ensure the redevelopment of the site is acceptable in planning terms. Irrespective of the highway works which may be necessary, the redevelopment of the site would not adversely affect the setting of the listed structure.
3.2.37 The most notable heritage asset in proximity to the site is the Anderton Boat Lift, to the north west, which is a registered Scheduled Monument. The monument includes the Boat Lift and its associated basins and aqueduct, the meter building, two toll houses, the buried remains of the original engine house together with an assortment of features used to transport and store
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salt and other goods between the River Weaver Navigation and the Trent and Mersey Canal. It is located on the northern bank of the Weaver Navigation with views directly towards the Winnington Works Site.
3.2.38 English Heritage provides a detailed citation of the monument and an assessment of its importance (NH Ref. 34991). The citation confirms that during their relatively brief lifespan of construction and heavy usage canals became the most important method of industrial transportation and provided a major contribution to the rise of the Industrial Revolution in England. The surviving remnants of the early industrial waterways transport network are particularly important both by virtue of their rarity and what they represent. The Anderton Boat Lift is the world’s first commercially successful boat lift and it displays a rare and unusual mix of Victorian and Edwardian engineering innovation and expertise.
3.2.39 Views from the Anderton Boat Lift towards the proposed allocation are uninterrupted and extensive. The development of the Winnington Works Site has, historically, had little regard to the aesthetics of it from beyond and within its boundary, being a functional and operational chemical works developed over a hundred years which helped to form the industrial backbone of England. As such, the present views from the Boat Lift are principally of the ‘wet-side’ operation, beyond which are other elements of the industrial operations. The redevelopment masterplan would not directly affect the Anderton Boat Lift Scheduled Monument, and the listing citation focuses solely on the architectural and historical importance of the structure itself. However, the site’s redevelopment would provide a significant opportunity to dramatically alter and improve the views from the Boat Lift, opening up the skyline and vastly improve the general landscape. Furthermore, it would offer, for the first time, public access opportunities to view the Boat Lift from a prime position, enhancing public enjoyment of the heritage asset. The historical heritage and role that the Winnington Works Site played in the industrial growth of England during the 20th Century cannot be understated and, as such, the masterplan will seek to retain a number of industrial features within its design as a legacy to the past.
3.2.40 Policy ENV6 attaches importance to the design and quality of the built environment by promoting sustainable, high quality design and construction which respects local character and a sense of place through appropriate
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layout and design. The redevelopment of the site is being driven by a team of design-led architects and planners which will work with the Local Authority, Stakeholders, Town Council and Local Community to ensure that the final design meets with local expectations and high quality ‘best practice’ design techniques.
3.2.41 Consideration of transport and accessibility is provided through Local Plan (Part One) Policy STRAT10. The policy requires development to demonstrate that additional traffic can be accommodated safely and satisfactorily, and that opportunities to improve public transport links and connectivity are taken wherever possible.
3.2.42 The Winnington Works Site is well located in respect of sustainable transport links within the centre of Northwich, via its proximity to the A533 Winnington Lane corridor. Existing public transport connections already offer a good level of service to the main town centre, from which Northwich is well served by public transport to a range of destinations across the region including Manchester, Liverpool and Chester. In addition, and as identified within the CW&CC Local Plan (Part One), Northwich benefits from excellent transport links and proximity to the strategic trunk road network, including the M6 and M56.
3.2.43 The Winnington Works Site offers opportunities to contribute to the established sustainable transport links of the area through the formation of pedestrian and cycle-friendly infrastructure within the site, as well as enhancing existing pedestrian, cycle and bus infrastructure along the A533 Winnington Lane corridor. In addition, it is envisaged that the future development of the site would be brought forward with full consideration of the traffic-related effects upon the Northwich area. Key to this process would be the inclusion of the potential development parcel within the existing area-wide transport model developed on behalf of CW&CC – an approach already successfully adopted in respect of other such strategic redevelopment sites within the area. This approach should suitably identify the full nature and extent of any transport-related infrastructure opportunities within Northwich that could be delivered as part of the Winnington Works Site redevelopment.
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3.2.44 Whilst transport issues both within and to the north of Northwich may represent a concern, in terms of forthcoming development opportunities, the delivery of the Winnington Urban Village scheme to the west of the A533 Winnington Lane corridor clearly illustrates that the successful redevelopment of large existing brownfield land parcels can be delivered economically in this area, in such a way that associated transport impacts are minimised, whilst infrastructure improvement opportunities are maximised. As a large brownfield land parcel, The Winnington Works Site could be redeveloped to provide up to 1,200 new homes and additional land for B1, B2 and B8 employment opportunities, and this would undoubtedly generate additional traffic on the local highway network. However, this new trip generation should be seen against the levels of traffic that would, historically, have been generated by the site which will no longer be experienced due to the closure of the majority of site operations. Moreover, the introduction of high quality new and enhanced sustainable transport opportunities would assist in ensuring that the development could be accommodated in line with the principal objectives of the Local Plan (Part 1) Strategic Policy STRAT10.
3.2.45 Policy STRAT 11 confirms that CW&CC supports investment in new infrastructure; be that at a strategic or local level. It adopts a positive approach towards the provision of new infrastructure facilities and services which may be required to deal with planned future growth. To assist with the delivery of infrastructure improvements CW&CC aims to ensure that new development provides for the infrastructure, facilities, amenities and other planning benefits which are necessary to support and serve it, and mitigate any direct loss to the local area as a result of it.
3.2.46 The specific infrastructure requirements which may be necessary to support or mitigate the proposed redevelopment of the Winnington Works Site will be unknown until such time as the design-led options have been finalised. This process will be informed through further environmental assessment and through the master planning process. The redevelopment of the site, and the provisions contained within the planning process, will provide the Council with the opportunity to identify any specific infrastructure needs as a direct consequence of it. This will be undertaken in accordance with the
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Council’s policies, national statutory frameworks and any supplementary guidance.
3.2.47 As explained, the proposed redevelopment of the Winnington Works Site is currently the subject of a master planning process which will ensure the acceptability of the project from a development plan perspective and that there are no material considerations which would outweigh the policy presumption in favour. However, the assessment of the relevant policies contained within the Local Plan (Part One) clearly and demonstrably confirms that the inclusion of the proposed allocation would accord with the objectives of the policies and would provide the opportunity to bring forward sustainable development as sought through both national and local policy.
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4.0 CONCLUSIONS
4.1 This Document
4.1.1 This document has been prepared to support a representation made on behalf of TCEL to the CW&CC Local Plan (Part Two) – Call for Sites.
4.1.2 The representation requests the inclusion of the Winnington Works Site as a preferred site for residential led mixed-use redevelopment. The allocation would assist in the subsequent process of obtaining planning permission for the site’s redevelopment, following a further period of consultation and re- design to ensure that the final solution brings forward the most sustainable development opportunities possible.
4.1.3 The opportunity to redevelop the site has emerged following internal company restructuring and reorganisation which has resulted in the closure of much of the chemical processing operations historically undertaken. The current redevelopment options seeks to maximise the land available for employment use in order to mitigate a reduction in employment at the Company following its reorganisation as a result of high energy costs. Given the location of the site, and the alternative land available elsewhere within central Cheshire for employment / distribution warehousing, the quantum of the site put aside for new employment opportunities has been set at a level which it is considered could realistically be developed.
4.1.4 The inclusion of the site within the Local Plan (Part Two) for residential-led mixed-use development is considered to accord with the policy objectives set out by Government and within the Local Plan (Part One). As such, its inclusion within the Local Plan (Part Two) as a site-specific allocation would ensure that the emerging plan is ‘sound’.
4.1.5 In light of the above, it is formally proposed that the Winnington Works Site be included within the Council’s preferred options, which will be subject to further consultation as the plan progresses towards adoption.
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