Cheshire East Local Plan

Site Selection Final Report: Wardle

July 2016 Contents

1 Introduction 1 2 Sustainability Appraisal 1 3 Neighbourhood Plan 2 4 Sites Assessed and Recommendation 2 Site PSS1203 2 5 Wardle Improvement Area Analysis and Conclusions 3 6 Overall Conclusion 4

Appendices Appendix 1: Map showing all sites considered in the Site Selection process 5 Appendix 2: Traffic Light Forms 7 Appendix 3: Vision and Strategic Priorities Form 13 Appendix 4: Summary of Infrastructure Providers and Statutory Consultee Comments 17 Cheshire East Local Plan Strategy: Site Selection Report Wardle

1. Introduction

1.1 The ‘Cheshire East Local Plan Strategy: Site Selection Report – Wardle’ was published as background evidence to the Cheshire East Local Plan Strategy Proposed Changes Version (LPS) consultation which took place from 4 March to 19 April 2016. The Report documented the implementation of the Site Selection Methodology (SSM) for Wardle.

1.2 This Report considers:

i) any additional information that has been submitted, in relation to the site that has already been considered using the SSM and whether such information means that the conclusions and recommendations, using the SSM should change;

ii) the responses, relating to sites, submitted to the public consultation in March/April 2016.

1.3 This Report supersedes the March 2016 Report; it makes it clear where circumstances have changed in relation to sites and makes recommendations accordingly, some of which may be different to those made in the March 2016 Report. If a recommendation is made that a site is no longer to be included in the LPS or that a new site is to be included in the LPS this will be made clear.

1.4 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 2016.

1.5 The Wardle Improvement Area is situated to the north west of the village of Wardle, less than 5 miles from Nantwich. The site is in open countryside and is part of what was once a former airfield, know as RAF Calverley. It is adjacent to three other employment sites; the North West Farmers complex, Wardle Industrial Estate and Green Lane Industrial Estate. It is a well established rural employment area on the A51.

1.6 An outline planning application has been submitted and approved on the site (including a Section 106 agreement). Planning approval has now been granted for the Erection of buildings comprising up to 135,000 sqm of use class B1(c), B2 and B8 uses including servicing arrangements, new infrastructure and pedestrian and cycle connections, as necessary.

2. Sustainability Appraisal

2.1 The Wardle Employment Improvement Area has been subject to a Sustainability Appraisal; the results of which can be found in the Cheshire

1 East Local Plan Strategy: Sustainability (Integrated) Appraisal Addendum (Volume 2)

3. Neighbourhood Plan

3.1 At the time of writing, Wardle have not indicated that they would like to produce a Neighbourhood Plan. Calveley Parish Council has produced a Neighbourhood Area Application Notice (Regulation 6) indicating their intention to produce a neighbourhood plan, in due course.

4. Site Assessed and Recommendation

Site PSS1203: Wardle Employment Improvement Area

4.1 This site is included in the LPS as improvement area where the appropriate redevelopment of the Wardle Employment Improvement Area will be supported. The Site Selection findings are summarised in Table Wardle Employment Improvement Area 1

Site Selection Summary of Key Points: Site PSS1203: Wardle Findings Employment Improvement Area

‘Traffic Light’ criteria

Availability  The site is being actively promoted in the LPS through representations received to the submission version of the LPS.  A planning application (13/2035N) has been approved on the site for employment uses comprising light industrial, general industrial and storage and distribution uses. The site has outline planning permission with a signed S.106 agreement in place.  Condition 2 of the outline planning permission (ref 13/2035N) note that the application for reserved matters to be made no later than the expiration from the date of the permission (which was the 24th June 2014). Condition 3 notes that development should be implemented within 15 years of the date of this outline permission or expiry of 5 years from the final approval of the last of the reserved matters.  Cheshire Green (the site owners) is in the process of engaging with the Cheshire and Warrington Local Enterprise Partnership over a loan to assist with securing initial infrastructure on the site.

Achievable – Market  Outline planning approval has now been granted for the attractiveness/economic Erection of buildings comprising up to 135,000 sqm of viability use class B1(c), B2 and B8 uses including servicing arrangements, new infrastructure and pedestrian and

2 cycle connections, as necessary.

Suitable  Majority green with five assessed as amber traffic lights, which are considered to be matters that can be dealt with using appropriate mitigation measures. These are: o Landscape o Heritage assets o Ecology o Minerals There are two red traffic lights, which are: o Impact on the character of the settlement and urban form o Accessibility ‘Vision and Strategic  Meets 3 out of 5 of the ‘Promoting Economic prosperity’ Priorities’ criteria criteria; the site will provide employment, and has potential to support rural business  Meets 1 out of 4 of the ‘Creating Sustainable Communities’ criteria; the site is not located in nor adjoins a Principal Town or Key Service Centre.  Meets 4 out of 9 of the ‘Protecting and Enhancing Environmental Quality’ criteria; it avoids areas of flooding and is outside a AQMA with an opportunity to provide green infrastructure through the site  Meets 3 out of 4 of the travel and transport criteria; development having significant transport implications should be accompanied by a Transport Assessment and Travel Plan. Infrastructure  United utilities have requested further information Providers/Statutory regarding the phasing and delivery of the scheme Consultees  it should be noted that statutory consultees would have Consultation been consulted during the planning application on the Responses: site (13/2035N) and their comments considered and reflected in the approval and associated planning condition Consultation  The site did not form part of a Town Strategy Responses consultation.

Table Wardle Employment Improvement Area 1: Site Selection Findings: Site PSS1203: Wardle Employment Improvement Area

5. Wardle Improvement Area Analysis and Conclusions

5.1 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 and achievable within the Plan period.

3 5.2 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 would provide opportunities for rural businesses and provide opportunities for businesses to grow.

5.3 The HRA does not identify any issues of relevance to this site.

5.4 The SA Accessibility Assessment shows that the site fails to meet the minimum standard for a number of the services and facilities in the Assessment. The planning application includes a travel plan to support sustainable travel initiatives to and from the site.

5.5 Overall, this site performs fairly well in the SSM; it is not a sustainably located site but this could be mitigated through provisions included in the planning application such as a travel plan and improvements to cycle routes. The site is considered available, deliverable, and achievable within the Plan period. It could deliver employment land and support rural businesses and is well related to the Key Service Centre of Nantwich. The site has established itself as an important strategic employment site in the Borough.

5.6 Stage 8 of the SSM recommended that this site remains as an allocated site within the LPS, supporting employment development..

5.7 As a further element of Stage 8 of the SSM, the consultation responses received in relation to this site concern delivery of the site within the Plan period. These are addressed separately in the Wardle consultation proforma. The overall findings of the SSM in relation to this site therefore remain unchanged

Stage 9: Recommendation re Site PSS1203: Wardle Employment Improvement Area

Taking into account and balancing the range of factors considered in the Site Selection Methodology (SSM) and summarised above, it is recommended that this site remains as an Employment Improvement Area within the Local Plan Strategy (LPS).

6. Overall Conclusion

6.1 In conclusion, Wardle Employment Improvement Area (PSS1203) is recommended to remain as a proposed site to be allocated in the Local Plan Strategy.

4 Appendix 1: Map showing all sites considered in the Site Selection process

5 Cheshire East Local Plan Strategy Site Selection Report: Sites Considered Wardle Employment Improvement Area July 2016

PSS1203

0 0.25 0.5 This map should viewed alongside the Site Selection Report km to which the site reference numbers relate. ¯ It shows the sites that have been considered for inclusion in © Crown copyright and database rights 2016. Ordnance Survey 100049045 the Local Plan Strategy. It does not indicate that areas of land 6 will be identified for development. Appendix 2: Traffic Light Forms

7 Site Address and Local Wardle Employment Site Potential: Employment Improvement Area Plan Representation Improvement Area uses B1, B2 and B8 uses. Number PSS 1203. CS 28.

Overall Criteria Sub criteria Traffic Light Choice Commentary 1. Is the site G This site is being actively promoted and Available? considered available. An outline planning application has been approved on the site demonstrating the land owners intention to bring the site forward for development 2. Is the site 2.1 Market G A outline planning application Achievable? attractiveness- (13/2035N) has been approved on the economic viability site for employment uses comprising light industrial, general industrial and storage and distribution uses.

This application covers the whole of the Local Plan Strategy CS28 site. The planning application was approved with conditions (decision notice issued on the 24th June 2014) on the site (with a signed Section 106). A number of conditions have also started to be discharged on the site. The proposal associated with 13/2035N included demolition of any onsite building. Erection of buildings comprising up to 135,000 sqm of use class B1(c), B2 and B8 uses including servicing arrangements, new infrastructure and pedestrian and cycle connections, as necessary.

The planning application included a property market report which sought to demonstrate that the site has the potential to provide a steady supply of industrial employment land within an established location.

The landowner(s) of the site have indicated that they are willing for the site to be developed, as evidenced by the submission of planning application 13/2035N

Condition 2 of the outline planning permission (ref 13/2035N) note that the application for reserved matters to be made no later than the expiration from the date of the permission (which was the 24th June 2014). Condition 3

8 Site Address and Local Wardle Employment Site Potential: Employment Improvement Area Plan Representation Improvement Area uses B1, B2 and B8 uses. Number PSS 1203. CS 28.

notes that development should be implemented within 15 years of the date of this outline permission or expiry of 5 years from the final approval of the last of the reserved matters.

The site owners are in the process of applying for a loan from the Local Enterprise Partnership to forward fund infrastructure delivery on the site. 2.2 Is the site G Detailed studies and reports were achievable? submitted in support of the approved outline planning application (13/2035N), including: Design and Access Statement, Property Market report, Environmental Statement, Indicative Masterplan, Building Scale Parameters Plan, Land Use Parameters Plan.

The proposed development will see an extension to an already well established employment area. 3. Is the site 3.1 Landscape A The site will be visible from the passing suitable impact A51 and canal, as well as several Public Rights of Way that cross the site. However, the proposed development will be viewed in context with the existing large buildings on the adjacent site.

Any specific site Policy would require appropriate Policy wording to require appropriate mitigation to deal with potential landscape impacts, such as that included in Policy CS28 of the LPS.

Policy CS 28 requires the provision of Green Infrastructure to include a landscaped screening to reduce the visual impact of any development. This is further reinforced by condition 8 of permission 13/2035N requires the submission of a scheme detailing the perimeter planting of the site. This is to be submitted at the first reserved matters stage.

9 Site Address and Local Wardle Employment Site Potential: Employment Improvement Area Plan Representation Improvement Area uses B1, B2 and B8 uses. Number PSS 1203. CS 28.

3.2 Impact on the R Development is adjacent to existing character of the commercial/industrial development settlement and however it is still detached from any urban form nearby settlement or built up area.

Condition 8, as stated above, will help to mitigate any potential impact. 3.3 Impact on G The site is not within the Green Gap. Green Gap (N.B Criteria only used for the settlements of Crewe and Nantwich) 3.4 Neighbouring G The neighbouring uses are industrial uses and agricultural.

3.5 Highways G Existing access on to the site. This will access be improved as part of the approved development New roundabout access on the A51 Nantwich Road approved to serve the development. 3.6 Local A Improvements to access and Highways pedestrians on A51. The approved site plan shows a new roundabout to access the site in place of the existing T junction.

Condition 14 of permission 12/2035N requires a detailed scheme for the resurfacing and improvement of the access of the canal tow path that runs adjacent to the site.

The Section 106 agreement attached to permission 12/2035N secures a contribution to address issues of highway safety, amenity and reduction in severance in the villages of Wardle, Barbridge, Calveley and Alpraham by providing matrix signs and a pedestrian crossing.

3.7 Impact on A Impact on the strategic road network Strategic Road and a number of S106 contributions Network have been agreed for mitigation at the following junctions, Alvaston Roundabout, Peacock Roundabout, Burford Crossroads and Reaseheath

10 Site Address and Local Wardle Employment Site Potential: Employment Improvement Area Plan Representation Improvement Area uses B1, B2 and B8 uses. Number PSS 1203. CS 28.

Roundabout. It also includes a travel plan 3.8 Heritage A Site is home to a former RAF airfield, Assets several structures from this period remain. However, most are in a poor state of repair. Never the less a desk based archaeological assessment will be required for this site, as set out in point (j) of Policy CS28, along with appropriate recording of any buildings on the site prior to demolition (point e) and archaeological mitigation (Point g). Further to this, archaeological mitigation will also be required to include top soil examination to investigate possible Roman artefacts. Condition 12 of permission 12/2035N requires the submission of a programme of archaeological mitigation in accordance with the submitted written scheme of investigation.

Condition 13 of the approved 12/2035N requires the submission of a suitable entrance feature to relate to the site’s previous historic use as an R.A.F Airfield. 3.9 G There are no significant flooding issues Flooding/drainage on the site.

3.10 Ecology A The approved outline application includes ecological buffer zones/habitat creation between the proposed built development and the passing canal. A Habitat Creation and Management Plan will be required to be submitted with any future reserved matters application.

Several protected species have been recorded on the site such as Great Crested Newts and Barn Owls.

Conditions 18, 19 and 20 of permission 13/2035N require the submission of a mitigation statement in respect of Barn Owls, a phased habitat management plan and details of features to be used

11 Site Address and Local Wardle Employment Site Potential: Employment Improvement Area Plan Representation Improvement Area uses B1, B2 and B8 uses. Number PSS 1203. CS 28.

by breeding birds.

Condition 29 requires a scheme for the provision and management of a buffer zone alongside the canal; this is in line with Policy CS 28. 3.11 Tree G There are no Tree Preservation Orders Preservation on the site. Orders 3.12 Air Quality G The site is not in an Air Quality Management Area. 3.13 Minerals A Area of search for salt.

3.14 SA R The majority of the accessibility Accessibility assessment criteria are red. The Assessment planning application included a travel plan and other sustainable transport measures such as contributions to a bus service and improvements to cycle connectivity.

3.15 Outcome of G No likely significant effects on any HRA (stage 4 of European site. methodology) 3.16 Brownfield / A Much of the site is greenfield; however Greenfield there are elements of previously developed land given the site’s former use as a RAF airfield. 3.17 Agricultural A Grade 3 [1] Land Classification [1] Geographical Information Systems – Agricultural Land Classification, Natural England dataset (accessed 26/11/15)

12 Appendix 3: Vision and Strategic Priorities Forms

13 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES

Wardle Employment Improvement Area PSS 1203, Site CS 28 in the LPS

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:

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.

The approved application (13/2035N) comprised the erection of up to 135,000 square metres of B1c (light industrial), B2 (general industrial) and B8 (storage and distribution) use classes. This will be made up of individual buildings across the site rather than one huge building. As the site is in a rural location then it has the potential to provide direct or ‘grow on’ space for rural businesses.

Creating Sustainable Communities

 Located within or adjoining a Principal Town or Key Service Centre No  Would provide a Sustainable Village No  Scope to provide or enhance conveniently located community services No  Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes

14 Comments:

Policy CS 28 states that proposed development will provide a pedestrian crossing across the A51 to serve the village of Alpraham.

Condition 14 of permission 12/2035N requires a detailed scheme for the resurfacing and improvement of the access of the canal tow path that runs adjacent to the site.

The Section 106 agreement attached to permission 13/2035N secures a contribution to address issues of highway safety, amenity and reduction in severance in the villages of Wardle, Barbridge, Calveley and Alpraham by providing matrix signs and a pedestrian crossing. The Section 106 includes a travel plan and various contributions towards sustainable transport modes.

Protecting and Enhancing Environmental Quality

 Capable of respecting the character and distinctiveness of the immediate locality No

 Capable of maintaining and enhancing the character and separate identity of the settlement(s) No

 Avoids land at risk from flooding Yes  Would result in the remediation of contaminated land Potential  The site lies outside a notified area of high pollution Yes  Capable of conserving and enhancing the natural and historic environment No

 Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace 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:

Site is home to a former RAF airfield, several structures from this period remain. However, most are in a poor state of repair. Never the less a desk based archaeological assessment will be required for this site, as set out in point (j) of Policy CS28, along with appropriate recording of any buildings on the site prior to demolition (point e) and archaeological mitigation (Point g). Further to this, archaeological mitigation will also be required to include top soil examination to investigate possible Roman artefacts. Condition 12 of permission 13/2035N requires the submission of a programme of archaeological mitigation in accordance with the submitted written scheme of investigation.

15 Condition 13 of the approved 13/2035N requires the submission of a suitable entrance feature to relate to the site’s previous historic use as an R.A.F airfield.

Any development will include a 5 metre wide green buffer zone between the site and the canal to create a gradient of habitats (points 3.i and h of Policy CS28).

It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

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 Yes

 Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes

Comments:

The site fails to meet the minimum criteria for access to services and facilities. Policy CS 28 would include:

 Development should be supported by an appropriate Travel Plan including measures to monitor it.  Improvements/contributions to the canal tow path to allow for easier pedestrian and cycle links to the site.  Improved access to the/from the A51  Provision of on site electric vehicle infrastructure

The approved application, 13/2035N, includes conditions or requires contributions to meet the above. For example, contributions to provide a pedestrian crossing across the A51 and improvements to the existing canal tow path.

16 Appendix 4: Summary of Infrastructure Providers and Statutory Consultee Comments

17 Consultee Site CS 28 Wardle Employment Improvement Area.

N.B it should be noted that statutory consultees would have been consulted during the planning application on the site (13/2035N) and their comments considered and reflected in the approval and associated planning conditions.

CEC Education Primary: N/A – no housing proposed

Secondary: N/A – no housing proposed

Historic England Nothing to add to comments made in response to LPS Submission Version

CEC Flood Risk N/A

Electricity North West No further comments

Environment Agency No further comments

Natural England No site specific comments

Network Rail No site specific comments

NHS No site specific comments

United Utilities More information is required as to the type of employment uses proposed. Whilst it is anticipated this will fall into Use Classes B1, B2 and B8, we need to understand whether they could be water and/or wastewater intensive. The rural location of Wardle means we may need to deliver investment works in line with this development, however this is only a high-level view. Options and timescales for this are unknown at this stage.

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