SAMDev Preferred Options Draft February 2012

Key Centre: Market Drayton Community Hubs: Adderley Cheswardine Childs Ercall Hinstock Woore

1 SAMDev Preferred Options Draft February 2012 Community Clusters: Colehurst; Tyrley; Woodseaves (Sutton Lane); Woodseaves (Sydnall Lane) Marchamley; Peplow; Wollerton Moreton Say Site Allocations in the Countryside: Mineral site extension at Tern Hill

If your village is not included in the list of Community Hubs or Community Clusters above, then this means that your Parish Council has not advised us to date that it wishes the village to be identified as a location for new open market housing development. The village is therefore proposed to be ‘countryside’ for planning policy purposes, where new development is strictly controlled in accordance with national and local planning policies. New housing would only be permitted in exceptional circumstances in accordance with Policies CS5 and CS11 of the Council’s Core Strategy.

Infrastructure Information about the local infrastructure priorities, needs and aspirations for Market Drayton and surrounding villages is available from the latest version of the Market Drayton area ‘Place Plan’: http://www.shropshire.gov.uk/planningpolicy.nsf/open/085782F45E969C39802579 22004CC915 All these issues will need careful examination when development applications are considered and development proposals will need to be discussed with relevant infrastructure providers at the earliest opportunity to understand the constraints to development.

Key Centre: Market Drayton Market Drayton (population 11,100) sits on the northern side of the , on the A53 and within easy access of the Potteries, Stafford and . Like the other main towns in , it serves a sizeable hinterland as well as its own resident population.

2 SAMDev Preferred Options Draft February 2012

Market Drayton’s economy has traditionally been based on agriculture and related industries, and the town remains reliant on food processing via the presence of two major employers – Müllers and Palethorpes. Overall, Market Drayton supports a similar number of jobs as its resident workforce but there are significant levels of commuting both into and out of the town. The town is on the .

3 SAMDev Preferred Options Draft February 2012 Market Drayton Primary Shopping Area

Development Strategy Market Drayton Town Council has indicated that it would support the development of approximately 1,200 homes over the plan period (2006-2026). This would provide a similar level of growth as has been seen in the town over recent years. 540 homes have already been granted planning permission or have been built and there are significant opportunities for development of windfall sites within the existing town development boundary. Nevertheless, there will be a need to allocate greenfield land to accommodate approximately 400 new homes, if the target is to be met. The location of future development is constrained by the presence of the Tern Valley to the south which provides a valued amenity as well as areas of flood risk. To the north, Market Drayton is bounded by the town’s bypass. Key infrastructure constraints include the need for electricity upgrades to reinforce the supply. The Market Drayton Community Led Town Plan was published in 2011.

Housing The preferred area for future housing development is centrally located between the built up area of the town and the bypass. It lies between Rush Lane and Greenfields Lane and to the south of the A53 bypass. The area is considered to

4 SAMDev Preferred Options Draft February 2012 provide the most appropriate direction of future growth for the town in terms of its relationship to the built form of the town and proximity to services and facilities. Development of this area provides an opportunity for a co-ordinated scheme which will complement the currently developed area of town providing opportunities for cycle and pedestrian links between them. Access improvements at Rush Lane and Greenfields Lane will be required. A new access from the A53 should also be provided to serve this development.

Employment As the largest town in the northeast of the county, Market Drayton is an important centre for employment and a continued supply of employment land is required to support and enhance this role. 16 hectares of employment land is to be allocated to the east of the existing employment area at Sych Farm, together with an additional 8 hectares for dedicated users. This site is located close to the town’s A53 bypass and has good links to both the local and regional road network.

Town Centre In supporting the role of Market Drayton as a Principal Centre, and in line with evidence provided in the North Shropshire Retail Study 2008, it is proposed to define the extent of the Primary Shopping Area for the town. This is shown on the map above. The Preferred Options document does not propose to alter the extent of the wider town centre which can be viewed via the following link http://www.shropshire.gov.uk/planningpolicy.nsf/open/353B072111AABA7280257 922004CC8E9. The Proposals Map will define the extent of the town centre and Primary Shopping Area when finalised. Development proposals in these areas will need to satisfy policy requirements set out in Core Strategy policy CS15 and SAMDev policy MD12 when adopted.

Other Policy Issues The existing development boundary will be amended to include the proposed housing and employment sites and the Greenfields Sports area. No other amendments to the existing development boundary are proposed. There is a strong aspiration for the designation of land at Longslow House Farm as a sports and recreation facility for the town. This would secure the green aspect outside the A53 and allow the expansion of sports and recreation facilities in the area as well as helping to ease the current problems associated with congestion and access difficulties in the vicinity of the existing recreational area at Greenfields Lane. The Greenfields Lane site could then provide potential for some further residential development in the future. A link road between Stafford Street and Phoenix Bank is proposed. This will reduce traffic flows and associated congestion in the main town centre shopping area and also provide a redevelopment opportunity which will bring significant environmental and amenity improvements to the town. The Proposals Map for Market Drayton in the Final Plan will also identify existing major employment areas, linked to Policy Direction MD11. The development strategy for Market Drayton will also recognise the importance of safeguarding the landscape character and amenity value of the Tern Valley and

5 SAMDev Preferred Options Draft February 2012 the Shropshire Union Canal and the importance of the town’s Environmental Network and green spaces. It will also set out the planned approach to the improvement of the town’s infrastructure.

Housing: Sources Approx. No. Houses Town Council aspirations for housing 2006 – 2026 1200 Houses Built or Committed 2006-11 540 New Housing Required 660 Proposed Housing to be Allocated 400 Balance/windfall 260 Development boundary Yes Preferred Sites (see map): Approx Capacity MD030 (part): Land off Rush Lane (West) 4.03 ha. 110 Development will be part of a co-ordinated scheme and subject to access improvements, cycle and pedestrian links towards the town centre, the provision of open space and a landscaped buffer along the A53 bypass. MD030 (part): Land off Rush Lane (East): 9.48 ha. 214 Development will be part of a co-ordinated scheme and subject to access improvements including a new access off the A53, cycle and pedestrian links towards the town centre, provision of appropriate flood mitigation measures, provision of open space and a landscaped buffer along the A53 bypass. MD010 & MD028: Land between Croft Way and Greenfields 76 Lane: 3.62 ha. Development will be part of a co-ordinated scheme subject to access improvements at Greenfields Lane, footpath and cycle links through the site towards Greenfields Lane and the former railway towards the town centre and to the provision of open space within the site. Total 400

Employment Land: Approx. Land (Ha) Built or Committed 2006-09 8.5 New Employment Land Required 15.15 Proposed Employment Land to be Allocated 16 Preferred Sites (see map):

6 SAMDev Preferred Options Draft February 2012 Sych Farm (Phase 2): See Map. 16 Comprising two parcels of land with highway access that can be readily serviced through private investment with the potential for a full range of Class B uses and for waste management development and other environmental industries. Land north of Sych Farm (for dedicated users) 8

Community Hubs: Adderley

7 SAMDev Preferred Options Draft February 2012 Development Strategy Adderley Parish Council has indicated that it would like Adderley to be identified as a community hub to allow for a modest amount of housing development to take place in the village. There is some potential for limited infilling development within the existing development boundary and at this stage no further housing allocations are proposed. However the local community is undertaking an update to its Parish Plan and further priorities may come forward as a result of this work, which could be reflected in the SAMDev Plan if appropriate. Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 Approx. 25 Proposed Windfall 25 Development boundary Yes

8 SAMDev Preferred Options Draft February 2012 Cheswardine

Development Strategy Cheswardine Parish Council supports the inclusion of the village of Cheswardine as a community hub. It is proposed that provision for some new housing

9 SAMDev Preferred Options Draft February 2012 development would be appropriate to support this role. There is already a proposed housing site within the village development boundary at Cheswardine Farm which has capacity for 24 dwellings. It is suggested that New House Farm, to the south of the village, be allocated to provide a further opportunity for housing development. The existing farm buildings are redundant for agricultural purposes and the site could be redeveloped accommodating approximately 12 homes. The site is located opposite the village recreation ground. There is a Parish Plan for Cheswardine, published in 2006. Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 Approx 50 Proposed housing to be allocated 12 Balance/Windfall 35 Development boundary Yes Preferred Sites (see map) Approx. Capacity CHES001: New House Farm, 0.42 ha 12 Redevelopment of the site to provide approximately 10 homes.

Childs Ercall

10 SAMDev Preferred Options Draft February 2012 Development Strategy There has been a significant amount of development in Childs Ercall over recent years, relative to the size of the village. While the Parish Council are content to see limited development and infilling, they do not wish to see further major development as there is concern about the effect of increased traffic on the country lanes in and out of the village. It is proposed that no new housing allocations are made and that the existing development boundary be retained so as to allow for some limited infilling only. The large open area within the centre of the village should remain undeveloped as this contributes to Childs Ercall’s attractive rural character. A Parish Plan for Childs Ercall is expected to be completed in 2012.

Housing: Approx. No. Houses Town/Parish Council aspirations for housing 2010 – 2026 10 Proposed Windfall 10 Development boundary Yes

11 SAMDev Preferred Options Draft February 2012 Hinstock

Development Strategy The village of Hinstock has a good range of facilities and a vibrant local community. The Parish Council has indicated that it wishes to see some growth but it is important that this needs to have regard to Hinstock’s existing character. There is a Parish Plan for Hinstock, published in 2011.

12 SAMDev Preferred Options Draft February 2012 Two sites are proposed to be allocated for housing development: land to the West of Manor Farm Drive for the development of approximately 8 bungalows and land at Bearcroft for up to 30 family homes. The land at Bearcroft should also be used to extend the existing recreation area which it adjoins, to include sports pavilion, bowling green and additional amenity area. The Parish Council would also like to see 15 affordable homes developed in the Marsh Lane area of the village. A specific site has not been identified at this stage in the SAMDev consultation document, but the homes are included within the proposed windfall allowance. Housing: Approx. No Houses Town/Parish Council aspirations for housing 2010 – 2026 50-100 Proposed housing to be allocated 38 Balance/Windfall 25 Development boundary Yes Preferred Sites (see map) Approx. Capacity HIN002: Land West of Manor Farm Drive, 0.56 ha 8 For the development of approximately 8 bungalows. HIN009: Land at Bearcroft , 2.25 ha 30 For the development of up to 30 family homes incorporating an extension to the existing recreation area, including a sports pavilion, bowling green and additional amenity area.

13 SAMDev Preferred Options Draft February 2012 Hodnet

Development Strategy Hodnet is a large village with an attractive historic core. It has a good range of facilities and the Parish Council has indicated a wish to maintain its existing social and economic infrastructure and would support provision of limited housing development in character with the village to meet the needs of local young families and an ageing population. A Parish Plan for Hodnet was published in 2009. Four sites are currently allocated for housing development in the village. The Preferred Options Draft Plan proposes that these allocations are taken forward into the new SAMDev Plan. No changes are proposed to the existing development boundary.

14 SAMDev Preferred Options Draft February 2012 Housing: Approx. No. Houses Town/Parish Council aspirations for housing 2010 – 2026 50 - 100 Proposed housing to be allocated 62 Balance/Windfall 15 Development boundary Yes Preferred Sites (see map) Approx. Capacity HOD001: Divisional Surveyors Sub Depot, Old Auction Yard, 12 0.38 ha Development of approximately 12 homes. HOD009: Rear of Street, 0.46 ha 10 Development of approximately 10 homes to be served by a new access off Station Road, subject to the provision of a village green fronting Station Road, the enhancement of the public footpath (no. 6) which runs along the back of existing properties and the provision of a footway between the new road junction at Station Road and Shrewsbury Street. HOD010: Land off Station Road, 1.11 ha 30 Development of approximately 30 dwellings at low density to be served by a new access off Station Road, subject to the provision of a village green fronting Station Road, the enhancement of the public footpath (no. 6) which runs along the back of existing properties and the provision of a footway between the new road junction at Station Road and Shrewsbury Street. Sustainable drainage techniques should be used for the disposal of surface water from the site and any discharge of surface water to any water course should be limited by on site storage if necessary. HOD011: Shrewsbury Street Farm, 0.29 ha 10 Development of approximately 10 terraced homes.

15 SAMDev Preferred Options Draft February 2012 Woore

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Development Strategy Woore Parish Council has indicated that it wishes to see the Woore, Irelands Cross and Pipe Gate areas of the Parish identified as one community hub. Woore is the largest of the 3 areas and most of the local facilities are based here. However, all three settlements have close social and physical links. The Parish Council wants the SAMDev Plan to recognise these links whilst retaining the existing development separation between Woore, Irelands Cross and Pipe Gate. It is proposed that whilst some infilling development on suitable sites within the settlements may be appropriate, the open land between the three areas should remain undeveloped. It is not proposed to make further housing allocations as there is a large housing site with planning permission for 50 homes at Candle Lane, Woore and residential development of 25 homes is currently taking place on the Former Phoenix Works site at Pipe Gate. It is estimated that a further 15 dwellings may be built on infill plots over the Plan Period. There is a Parish Plan for Woore, published in 2006. Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 50-100 Proposed Windfall 90 Development Boundary No

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Community Clusters:

Colehurst, Tyrley, Woodseaves (Sutton Lane), Woodseaves (Sydnall Lane)

Development Strategy The Parish Council wishes to see some limited development in the Parish and a community cluster comprising Colehurst, Tyrley, Woodseaves (Sutton Lane) and Woodseaves (Sydnall Lane) has been proposed. No development boundaries are to be identified but any development would need to be limited to small infill plots, having regard to the character and scale of the existing villages. Two separate areas in the village of Woodseaves are identified, at Sutton Lane and Sydnall Lane, to avoid potential ribbon development taking place along the A529.

Housing: Approx. No. Houses Parish Council aspirations for housing 2010 – 2026 10-15 Proposed windfall 10-15 Development Boundary No

18 SAMDev Preferred Options Draft February 2012 Marchamley, Peplow and Wollerton

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Wollerton

21 SAMDev Preferred Options Draft February 2012 Peplow

Development Strategy Hodnet Parish Council has proposed Marchamley, Peplow and Wollerton as a community cluster to allow for some limited development. The Hodnet Parish Plan (2009) includes Marchamley, Peplow and Wollerton. Development boundaries are already identified for Marchamley and Wollerton and no changes are proposed. The Parish Council wish to see a development boundary identified at Peplow in the SAMDev Plan. The village of Peplow has a scattered pattern of development and, if all of the existing developed area were to be included within a development boundary, this would potentially lead to a large scale of development inappropriate to the rural character of the area. It is considered that a development boundary should be included around only part of the settlement, perhaps the A442 crossroads. Following consideration of any consultation responses, it is proposed that a development boundary be identified around part of the village in consultation with the Parish Council. This would be similar to the approach taken in Wollerton where only part of the village is included within the development boundary so as to avoid the possibility of the village being overwhelmed by an inappropriate scale of development.

Housing: Approx. No Houses Town/Parish Council aspirations for housing 2006 – 2026 10-25 Proposed Windfall 15 Development boundaries Yes

22 SAMDev Preferred Options Draft February 2012 Moreton Say

23 SAMDev Preferred Options Draft February 2012 Development Strategy Moreton Say Parish Council wishes to see the village of Moreton Say identified as part of a community cluster, to allow for some limited development. There are potential opportunities for infilling within the existing development boundary so it is not proposed to allocate additional sites for housing development. At the present time, there are no other villages included within the community cluster. Moreton Say Parish Plan was published in 2009.

Housing: Approx. No. Houses Town/Parish Council aspirations for housing 2006 – 2026 10-50 Proposed Windfall Allowance 10 Development boundary Yes

24 SAMDev Preferred Options Draft February 2012 Site Allocations in the Countryside: Minerals In addition to housing and employment land, the SAMDev Plan needs to identify preferred site allocations for sand and gravel working. Further information about the need for new mineral working is provided in Policy Direction MD 5: Sites for Sand and Gravel Working; In the Market Drayton Place Plan area, one allocation is proposed to provide an extension to existing mineral working at Tern Hill.

25 SAMDev Preferred Options Draft February 2012 Preferred Sites: Approx. Productive Capacity mt (million tonnes) Tern Hill Quarry M19 (42.38 Ha) See Map: 2.0 This site is an extension to the existing adjacent quarry. The site benefits from being generally well screened and would have a direct access to the strategic route network. Careful attention will be needed to protect the amenity of local residents and to improve the existing access to the site.

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