Brooks Lane (Middlewich) Development Framework - Supplementary Planning Document

Cheshire East Local Plan

September 2020 All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown copyright Reserved. Licence No. AR152684.

Barton Willmore Tower 12 18/22 Bridge Street Spinningfields Manchester M3 3BZ

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Desk Top Publishing and Graphic Design by Barton Willmore This artwork was printed on paper using fibre sourced from sustainable plantation wood from suppliers who practice sustainable management of forests in line with strict international standards. Pulp used in its manufacture is also Elemental Chlorine Free (ECF).

Barton Willmore Copyright The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore. 1 INTRODUCTION 4

1.1. THE PURPOSE 4 1.2. THE STUDY 4 1.3 VISION 6 1.4. LOCAL PLANNING CONTEXT 8

2 ASSESSING THE CONTEXT 10

2.1. HISTORICAL CONTEXT 10 2.2. MIDDLEWICH STRUCTURE 12 2.3. CHANGING CONTEXT 18 2.4. SITE APPRAISAL 20

3 ENGAGEMENT-LED APPROACH 28

3.1 INVOLVEMENT 28

4 EVALUATION 30

4.1 OPPORTUNITIES AND CONSIDERATIONS 30

5 DESIGN AND DEVELOPMENT PARAMETERS 32

5.1 MASTERPLAN FRAMEWORK 32 5.2 DEVELOPMENT PARAMETERS AND DELIVERY 40 CONSIDERATIONS 5.3 LAYOUT AND APPEARANCE 42

6 CONCLUSION 60

6.1. SUMMARY AND PHASING 60 4 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

1 INTRODUCTION

This development framework is the result of a study undertaken by Barton Willmore on behalf of Cheshire East Council, to provide a strategy for the redevelopment of land at Brooks Lane, Middlewich (the Site). The strategy proposed has been underpinned by a detailed site and contextual assessment, alongside engagement with a range of groups, including people who own property and work on the Site, the Council and other relevant stakeholders.

1.1 PURPOSE 1.2 THE STUDY

The purpose of the framework is to The study has been underpinned by The redevelopment of the Site would unlock the Site’s regeneration benefits, an analysis of the Site and an be subject to land owners intentions whilst recognising that there are assessment of Middlewich and its and an acceptable relationship existing businesses that may wish to history. At an early stage, between housing and employment remain operating on the Site. workshop(s) were held with people uses being achieved on the Site. who own property and work on the The development of this framework is Site, to understand their views on Document Structure linked to the adopted Cheshire East redevelopment. Their feedback, and Council Local Plan Strategy the feedback of other stakeholders, The document is structured as follows: (2017), which has identified the Site as helped to inform the preparation of a preferred masterplan option. ‘Strategic Location LPS 43: Brooks » Part 1: Introduces the work and sets Lane, Middlewich’ and addresses the A draft version of the development the relevant planning context. expectation that its development will framework, which set out the be achieved through a masterplan-led preferred masterplan option » Part 2: Sets out a baseline analysis approach. (consulted on of Middlewich and the Site. as a draft Supplementary Planning It provides guidance to inform the Document), was the subject of public » Part 3: Summarises the engagement preparation of development proposals consultation from the 14 January process. for the Site, setting out key matters 2019 until the 25 February 2019. that proposals should address in order » Part 4: Presents an evaluation of to achieve high quality new A final draft of the Supplementary the site and details the development development that will significantly Planning Document was consulted parameters for future development. enhance the area and benefit the on between Wednesday 22 January Town as a whole. and Wednesday 04 March 2020. » Part 5: Details the masterplan The development framework should This engagement-led approach has framework and illustrative proposals be read alongside the policy directed the production of this report, to help inform future proposals. provisions set out in the Local Plan which sets out an analysis of the

Strategy, particularly policy LPS 43 Site and the local area, informed by » Part 6: Provides a summary of the (Brooks Lane) Strategic Location. engagement and consultation with report and a proposed phasing the local community and other strategy. relevant stakeholders. The development framework addresses the potential future redevelopment of the Site, both in the shorter and longer term. In the shorter- term, it envisages the delivery of c.200 units (as identified within Strategic Location LPS 43), whilst retaining a significant amount of employment uses on the Site. In the longer-term, this could see a greater proportion of the Site redeveloped over the next 15-20 years or more (outside of the period covered by the Local Plan). 5

Longer Term Opportunity

Brooks Lane

Road Beta

Shorter Term Opportunity

Figure.1 Illustrative Masterplan 6 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

1.3 THE VISION The Site provides an exciting opportunity to deliver an attractive mixed- use development comprising new homes, leisure, community facilities, a potential new train station and a Marina, The transformation from industrial uses to a new mixed-use community could regenerate the canal-side, enhance the vitality of the Town Centre and provide significant benefits to the Middlewich community. 7

Figure.2 Illustrative Birdseye Model 8 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

1.4 LOCAL PLANING POLICY CONTEXT 1.4.1. Cheshire East Local Plan Strategy (2017) The adopted Local Plan Strategy (2017) identifies the Site as ‘Strategic Location LPS 43: Brooks Lane, Middlewich’, with the potential to include:

»» The delivery of around 200 homes;

»» The delivery of leisure and community facilities to the north of the Site;

»» The provision of appropriate retail facilities to meet local needs;

»» The incorporation of Green Infrastructure (Green Corridor and Open Space including an equipped children’s play space);

»» The improvement of existing and provision of new pedestrian and cycle links to connect development to existing employment, residential areas, shops, schools health facilities, recreation and leisure opportunities and the town centre;

»» The potential provision of a Marina at the Trent and Mersey Canal; and

»» The provision of land for a new railway station including lineside infrastructure, access and forecourt parking. 9

Figure.3 Strategic Location LPS 43: Brooks Lane, Middlewich (the Site) 10 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

2 ASSESSING THE CONTEXT

The Development Framework has been informed by an understanding of the unique nature of Middlewich and the Site. Accordingly, this chapter explains the various contextual and site-specific elements that should influence and shape the future development of the Site.

2.1 HISTORICAL CONTEXT which included a Medieval Market a service to Manchester Oxford Road that forms the historic core of today’s and London Euston also operated on Middlewich dates back to the medieval Town Centre. By the early 20th weekdays. times. The Town’s heritage is heavily century, there were nine industrial influenced by salt production, the scale salt companies in Middlewich. There was a drastic reduction in the Industrial Revolution, and the canal number of train services serving network which underpinned its 2.1.2. Canal Network Middlewich Station during World growth. War II and the years that followed. The need to export the salt deposits of Eventually, the Station was closed as The maps opposite show the Middlewich efficiently and part of the Beeching British Railways expanding built development across economically was a driving force closure programme, and passenger the Town and on the Site through the behind the construction of the canals trains ceased to use the station by early 19th and 20th Century. The 1898 Map during the 18th century. The 1960. The Station buildings were is the oldest map to show development Industrial Revolution saw the subsequently demolished, and the on the Site, with the Mid-Cheshire expansion of the canal network in railway line, whilst still active, is only Works and the tramway being evident, Middlewich and today three canals used by freight trains today. Since 1898. The Town has witnessed converge in the Town; the Trent and several stages of predominately Mersey Canal; the Shropshire Union A strategic outline business case to re- residential growth, encompassing the Canal; and the Wardle Canal. open the line to passenger traffic has Site. The Present-day Map shows the been formally requested by Site situated between the railway and 2.1.3. Railway government. The Mid Cheshire and the canal, towards the edge of the Middlewich Rail Feasibility Study was settlement but also sitting close to the Railways were first introduced to the jointly commissioned by the Council historic core. Middlewich area in 1867. In 1868, the in-conjunction with Cheshire West 2.1.1. Salt Manufacture line provided a passenger service and and Chester Council and the Local became a vital mode of transport for Enterprise Partnership. The initial Production of salt has been a common the Town. Train services ran from findings of the study are available to thread throughout Middlewich’s Crewe via Sandbach to Middlewich view on the Cheshire and Warrington history. The Roman Army set up a and Northwich. By 1922, nine services Local Enterprise Partnership website settlement at Middlewich centered on a day operated between Crewe and salt production, Northwich, and 11

Figure.4 1899 Figure.5 1954 Figure.6 1969

Figure.7 Present-day 12 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

2.2 MIDDLEWICH STRUCTURE Throughout this section, an overview is provided of the structure and character of present-day Middlewich before identifying the changing context of the Town and providing an analysis of the Site. 2.2.1. Middlewich Today

The population of Middlewich was estimated at 14,100 people in mid-2018 Salt still plays an important role in the economy, with British Salt, the UK’s leading manufacturer of pure dried vacuum salt products, located within the Town. While the commercial use of the canals has reduced, they remain an important cultural asset and the leisure industry is a continued source of activity and investment, as is a renewed interest in the heritage value of the canal system. 13 14 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

Figure.8 Land Use Plan

Site Boundary Residential Employment Community / Commercial Retail / Services Food /Beverage Finance Education

2.2.2. Land Use The Town’s industrial and employment The proposed redevelopment of the uses have historically been focused Brooks Lane Site has the potential to The Town comprises a mix of residential, around the Trent and Mersey Canal and deliver new homes and bring significant commercial, industrial and community the railway line. The Site, which is regeneration benefits to the wider uses. contained to the west and east by the settlement and Town Centre. The Town Centre is located to the canal and railway respectively, north of the Site and comprises the is predominately industrial in nature but length of Wheelock Street, the does also include residential and Hightown and, to a lesser extent, Lewin community uses. Street. There are some smaller branch To the east of the Site, beyond the roads including Leadsmithy Street and railway line, lies a significant business Lady Anne Court. The Town Centre has park known as Midpoint 18 (MA6NITUDE) several local shops, a public house, which is planned for expansion within the cafes and restaurants. There are also Local Plan period. four supermarkets; Jacks, Lidl, a Tesco Express, and Morrisons. 15

Figure.9 Connectivity Plan

Site Boundary Railway Line Primary Road Secondary Road Residential/ Tertiary Road Eastern Bypass Extension (Approx Route) Bus Stop National Cycle Route PRoW

2.2.3. Connectivity Canal are limited to only two vehicle Middlewich is well served by national crossing points, including the Brooks cycle routes and PRoWs. This includes The plan above shows the street Lane Bridge which connects the Site with the Middlewich Waterside Trail which is a hierarchy of Middlewich. The A533, A530, the A533. Vehicle movement across the c.5km route connecting Town Wharf with and the A54 meet at the Town Centre railway is even more limited with only the Shropshire Union Canal. and the latter provides connectivity to one vehicle crossing point. The combined Junction 18 of the M6, which is within effect is traffic congestion within the 3.5km of the Site. Secondary roads Town Centre and particularly at the provide through routes that link with the junction of the A54 and A533. primary roads, beyond which is a network of tertiary roads and cul-de-sacs. The construction of the Middlewich Bypass, linking the A54 with the A533 to Permeability across the settlement is the south of the Town, will help alleviate dictated by the canal network and the congestion. The redevelopment of the railway line. Reasonable connections are Site will help reduce the number of heavy provided across the Shropshire Union vehicles crossing the railway into the Canal, with four vehicle bridges. However, Town Centre. connections across the Trent and Mersey 16 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

Figure.10 Landscape Plan

Site Boundary Playing Field / Play Space Sports Ground Site of Biological Importance Religious Ground Cemetery Woodland River Canal

2.2.4. Landscape on the settlements urban fringe. The Cledford Lane Lime Beds local wildlife site Site lies within a corridor of industrial (LWS)) which is located directly to the Middlewich is a generally flat and open infrastructure that runs between the south of the Site and contains lagoons landscape at the confluence of three A533, the Trent and Mersey Canal and and a diverse flora. The Canal is also an rivers, the Dane, the Croco and the the railway. Due to the relatively low important landscape feature and wildlife Wheelock. land-form and low vegetation cover, this corridor. Industry and salt production have industrial corridor is prominent from many views. Notable recreation and landscape assets impaired the Towns wider landscape shown on the plan above include but quality, which offers less aesthetic value The proposed redevelopment of the are not limited to: 1. Croxton Park; 2. and less mature vegetation cover then Site has the potential to provide new Middlewich Cemetery; 3. Fountain Fields elsewhere across Cheshire. landscape features, whilst also forging Park; 4. Bowling Green at Middlewich Whilst Middlewich’s rural hinterland is a green connections with nearby areas of Church; and 5. Cledford Lane Lime Beds. predominately agricultural landscape, landscape quality. This includes the there is marked influence of industry 17

Figure.11 Heritage Plan

Site Boundary Listed Building Conservation Area Scheduled Monument Roman Road

2.2.5. Heritage Middlewich has 40 Listed Buildings. There are also 3 Scheduled Monuments, including the Murgatroyd’s Brine Works which is located within the Site. There are 2 Conservation Areas in Middlewich; Middlewich Conservation Area which is focused around the historic core of the Town Centre, and The Trent and Mersey Canal and Wardle and Shropshire Union Canal Conservation Area which lies along the Site’s eastern most boundary. There is also a network of historic Roman roads that potentially remain below the ground and run through Middlewich and the Site. 18 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

2.3 CHANGING CONTEXT 2.3.1. Middlewich Eastern Bypass Cheshire East Council has an ambitious The Middlewich Eastern Bypass, to its ability to deliver significant investment strategy for Middlewich, running to the east of Middlewich, employment growth, whilst potentially aimed at boosting economic growth between Pochin Way and the Salt-Cellar helping to unlock the future and enhancing the vibrancy and Roundabout and Booth Lane (A533) now redevelopment of the Brooks Lane Site. attractiveness of the Town. The has planning permission and will reduce overarching objectives include the traffic congestion in the Town Centre provision of new housing, support for once constructed, and support the 2.3.4. Brooks Lane, (the Site) the Town Centre, new employment development potential of the Site, whilst The Brooks Lane Site comprises an opportunities, enhancement of the built also helping the wider settlement realise area of around 23ha of land that is and natural environment, and improved its full employment and housing growth largely used for employment purposes infrastructure, including road and rail. potential and includes under-used land. The To help Middlewich deliver these 2.3.2. Glebe Farm Site is c.0.5km to the south of the objectives, the Council has affirmed Town Centre and provides an exciting its commitment to securing several Glebe Farm is a large green field to opportunity to regenerate the canal- development proposals through the Local the south of Middlewich covering side whilst also enhancing the vitality Plan. This includes new employment approximately 17ha. It is expected that of the Town Centre. around 525 new homes will be delivered development at Midpoint 18 (MA6NITUDE), The Site is well related to the on this site, along with the provision of new housing at Glebe Farm and the existing urban area of Middlewich, pedestrian and cycle connections and completion of the Middlewich Eastern with excellent access to services enhanced green infrastructure. The site Bypass. In addition, the Brooks Lane Site and facilities in the Town Centre and will provide contributions to the delivery has been identified to deliver attractive includes the Trent and Mersey Canal of the Middlewich Eastern Bypass and mixed-use development comprising new and associated Conservation Area towards local facilities. homes, leisure and community facilities within its boundary. The Site’s central and a potential new train station. 2.3.3. Midpoint 18 position makes it an ideal location This offers an exciting opportunity for a new train station and a modern to regenerate the canal-side, whilst Midpoint 18 (MA6NITUDE) is a large mixed-use community. also enhancing the vitality of the Town strategic employment site with a total Centre. area of some 221.7ha. It comprises A detailed assessment of the Site is an area of existing employment provided throughout the following development of 100.7ha and an section. undeveloped area of 121ha. It is expected that up to 70ha of the undeveloped area will come forward within the plan period, with the remainder in reserve for employment purposes, when required. The site is strategically important due 19

Site Boundary Housing Sites Employment Area (Midpoint 18) Committed Sites Route of Middlewich Eastern By Pass (Approx. Route) Railway Line Broad location for the future provision of a Train Station.

Figure.12 Changing Context Plan 20 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

2.4 SITE APPRAISAL This section provides an assessment of the Site in relation to the following criteria:

»» Land use;

»» Heritage;

»» Access and Connectivity; and

»» Green Infrastructure. This assessment process has been fundamental in shaping the ideas for the Site. 21

A54 (Holmes Chapel Rd)

Brooks Lane

Road Beta

A533 (Booth Lane)

Trent & Mersey Canal 22 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

Figure.13 Land Use Site Analysis Plan

2.4.1. Land Use Existing commercial uses located within Site Boundary the Site include the Kings Lock Pub, the Land Ownership Boundary The plan above shows the boundaries of Boars Head Pub, the Kinderton House over 60 businesses on the Site. These Hotel, Kings Lock Chandlery and Unique Residential range from haulage and chemical Fitness Gym. Community/commercial Employment/ Industrial manufacturing to smaller scale local uses include Middlewich Community Community/ Commercial employers. Church, which is located at the centre of Commerical Several residential properties are the Site, Middlewich Masonic Hall at the located within the Site. This includes northern most edge of the Site, and the Food/ Beverage four semi-detached properties and eight Rainbow Day Nursery. terrace properties, located adjacent to the Canal in the south western area of the Site, three houses located towards the northern part of the Site and two properties accessed via Seabank Road. 23 24 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

Figure.14 Access and Connectivity Plan

2.4.2. Access & Connectivity The existing railway line runs along the Site Boundary eastern edge of the Site. Vehicle access into the Site is via the Primary Vehicle Access Brooks Lane and Kinderton Street The closest bus stops to the Site are Secondary Vehicle Access junction and via the Brooks Lane Bridge. located along the A533 with services Railway Line The latter provides a one-way crossing that run to Northwich, Congleton and point over the Trent and Mersey Canal. Winsford. Primary Road Secondary Road A third point of vehicle access enters The Site is within a 400m walking the Site adjacent to the Kings Lock Inn. distance of the Town Centre and an Tertiary Road However, existing land uses prevent existing PRoW connects the Site to Cul-de-Sac traffic moving through the Site from this the Town Centre and runs east Employment Access Road location. beyond the railway line. A second PRoW runs south from the Site PRoW Brooks Lane is the primary road towards the Cledford Lane Lime Beds Pedestrian / Cycle Path traversing the Site and connects with LWS. The canal tow path also provides Bus Stop Road Beta, which runs south of Brooks for a sustainable transport route. Lane and provides a connection to the southern part of the Site. 25

Figure.15 Landscape Analysis Plan

Features include a bowling green, semi- 2.4.3. Green and Blue Site Boundary Infrastructure natural green space, existing mature trees running adjacent to the Canal in Bowling Green The Trent and Mersey Canal runs along the south-western edge of the Site, Informal Green Space the western edge of the Site. The canal areas of green space and scrub planting Shrubland splits and forms Carillon Dock, a mooring along Brooks Lane, scrubland along point and dry dock. the edge of the railway and an area Hedgerows of scrubland located adjacent to the Trees The River Croco runs within the Site, culverted sections of the River Croco. following the Trent and Mersey Canal, River The Site also includes the occasional before running in a culvert towards the Canal mature tree and hedgerow. railway. This watercourse includes a Flood Zone 3 flood risk area within the Site; however, As documented, the Cledford Lane Lime Flood Zone 2 restoring the waters natural flow may Beds Local Wildlife Site sits adjacent to alleviate this issue. the southern boundary of the Site. Green infrastructure across the Site is limited due to its industrial nature. 26 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

Figure.16 Heritage Analysis Plan

is not currently accessible to visitors and can 2.4.4. Heritage Site Boundary only be accessed by private arrangement. Brunner Mond Middlewich War Memorial is Conservation Area a Grade II listed WWI memorial, erected in A historical Roman road is believed to run Listed Building 1921 and is located along Brooks Lane. through the Site adjacent to Road Beta. Scheduled Monument There are several Grade II listed Notable heritage features on Site, include Roman Road Location structures that form part of the Trent but are not limited to: and Mersey Canal including the King’s Lock, several listed mileposts and a 1. Brunner Mond Middlewich War bridge over the Trent and Mersey Canal. Memorial; and The Canal is also a Conservation Area. 2. Murgatroyd’s Brine Pump. Murgatroyd’s Brine Pump is a Scheduled Monument and is the last remaining part of Mugatroyd’s Salt Works, located within the central area of the Site. It 27

Murgatroyd’s Brine Pump Brunner Mond Middlewich War Memorial

Trent & Mersey Canal 28 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

3 ENGAGEMENT-LED APPROACH

This chapter provides a summary of the engagement process, including a summary of engagement with the people who own property, live and work on the Site, the Local Planning Authority, relevant stakeholders and the local community.

3.1 INVOLVEMENT An analysis of UK based Engagement on this project has included: 3.1.1 Canal & River Trust Meeting canal boat marinas was » Project and technical team meetings Given the importance placed on the - held with representatives of the undertaken to understand delivery of a canal boat marina by the Council and Barton Willmore to Council and Town Council, a one- the preferred design provide clarity on policy and on-one meeting was held with the technical matters. and size requirements. Canal & River Trust. Representatives from the Canal & River Trust, in Precedent images and » Landowner and business 2018, provided advice on the most workshop(s) – held on the 11 April likely suitable location for the marina. dimensions are shown 2018 & Thursday 23 August 2018 opposite. to seek views on initial option(s) Following this meeting an regarding the future development investigation into canal boat marinas of the site. was undertaken, including an analysis of the size required to accommodate » Meetings with Middlewich Town up to 50 boats. Precedent images of Council – held on 11 April 2018 & UK based marinas are shown Thursday 23 August 2018 to seek opposite. views on initial option(s) development regarding the future development of the site.

» Canal & River Trust Meeting – one on one meeting regarding the marina proposals included in the development framework followed by a further investigation of site options.

» Formal consultation on the Brooks Lane Development Framework draft SPD which took place between 14 January 2019 until the 25 February 2019 » Formal consultation on the Brooks Lane Development Framework final draft SPD took place between Wednesday 22 January and Wednesday 04 March 2020 29

c.14 Berth Residential Marina in Edinburgh c.50 Berth Leisure Marina in Carnforth, Lancaster 30 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

4 EVALUATION

This chapter takes account of the assessment and engagement stages set out previously to provide a concise summary of the Site’s constraints and opportunities.

4.1 OPPORTUNITIES AND CONSIDERATIONS 4.1.1. Considerations 4.1.2. Opportunities

»» Multiple landownerships on the Site. » The restoration of the Grade II listed scheduled monument (Murgatroyd’s Brine Pump) and the »» The Books Lane and Kinderton Street provision of a visitor information centre. (A54) junction provides the primary means of vehicle access to the Site » Provision of new homes across the short-term phase, and will require improvements to subject to securing an acceptable relationship between support redevelopment. employment and residential uses.

»» The Brooks Lane Canal Bridge provides » Potential to deliver longer-term, more extensive, a one-way vehicle route from the Site redevelopment proposals, capable of delivering more to Booth Lane (A533). Improvements new homes and considerable canal-side enhancements and the potential signalization of the – subject to securing an acceptable relationship Bridge junction need to be explored to between employment and residential uses. support the redevelopment. » Potential provision of a canal boat marina in »» Existing residential properties on the consultation with the Canal & River Trust and subject Site. to separate consent procedure

»» Enabling of businesses which wish to » Potential new railway station and associated line-side remain operating on the Site. infrastructure.

»» The railway line running along the » Potential to provide new pedestrian/ cycle routes Site’s eastern boundary and its through the Site, including new canal-side footpaths. associated no- development » Opportunity to restore the culverted watercourse easement. »» Existing public rights of way (PRoW). running through the Site and potential to reduce any flood risk from the Site. »» Existing landscape features. »» Potential to intensify the community use of Middlewich »» Existing culverted watercourse and Community Church associated Flood Zone 2. »» Retention of the existing bowling green »» Potential land contamination. » Enhancements to the existing pedestrian subway »» Site levels adjacent to the Canal and connecting the Site with Midpoint 18. protection of the structural integrity of the canal both during and post »» Enhancement of Green and Blue Infrastructure across construction’ the Site. 31

Site Boundary Heritage Features Bowling Green Phase 1 Existing Trees (shorter PRoW term) Flood Zone Potential Land for Redevelopment (Shorter Term) Potential Land for Redevelopment (Longer Term) Retained Uses Potential Train Station Location Potential Marina Location Potential Canal Side Pedestrian/Cycle Route Potential Primary Vehicle Access Potential Secondary Vehicle Access Culvert Watercourse (to be restored) Potential Parkland Area Potential highway/ landscape enhancements to Brooks Lane and Road Beta Potential retained landscape/ new public open space Figure.17 Site Evaluation Plan 32 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5 DESIGN AND DEVELOPMENT PARAMETERS This Chapter details the Masterplan Framework and illustrative proposals to help inform future design proposals.

5.1 MASTERPLAN 5.1.1. Core elements of the Masterplan Framework FRAMEWORK 1 Highway enhancements to the Brooks Lane Canal Bridge. The Masterplan Framework, shown opposite, represents an amalgamation 2 Highway enhancement to the Brooks Lane and Kinderton Street Junction. of the engagement process and the considerations and opportunities set 3 Redevelopment of the Site in the shorter-term (Phase 1), subject to securing an out in the previous section. acceptable relationship between employment and residential uses.

4 Potential redevelopment of the wider Site in the longer-term, subject to securing The Masterplan Framework illustrates an acceptable relationship between employment and residential uses. the broad structure that future design stages should follow. The following 5 Opportunity to provide a train station. pages provide a description of the Masterplan Framework in terms of the 6 Potential delivery of a circa 20-berth canal boat marina (indicative location following layers: shown) alongside enhanced routes, connectivity and engagement with the canal.

»» Land Use; 7 Enhancements to the pedestrian subway.

»» Access and Movement; and 8 Potential provision of a Train Station Car Park to the east of the railway line and outside the Site boundary. This land is subject to an approved planning application »» Green and blue Infrastructure. for employment development. As such, further investigation would be required.

The Masterplan Framework will be a 9 Area of retained/ enhanced employment use. material consideration in determining relevant planning applications across 10 Middlewich Community Church retained for commercial/ community use. the site. It is important that development proposals have 11 Potential residential development with ground floor retail adjacent to the Town centre. appropriate regard to the masterplan proposals when read alongside 12 Enhancements to Murgatroyd’s Brine Works. relevant policies in the Local Plan, particularly LPS 43 (Brooks Lane, 13 Reinstate culvert watercourse. Middlewich) in the Local Plan Strategy. 33

2 11

7 4 4

13 8 5

Site Boundary 9 Brooks Lane Beta Road Existing Uses to be Retained 1 Residential (Phase 1) Residential (longer term) 3 Residential and/or Train Station Area (longer term) Retained/Enhanced Employment (longer term) Phase 1 Community Church/Community or commercial Use (shorter Residential with Retail/ Commercial Ground Floor term) Potential Train Station Car Park Enhanced Murgatroyd’s Brine Works & POS Potential Location for a New Train Station 6 Retained Bowling Green Indicative Canal Boat Marina Area (c.20 Berths) Existing Watercourse (River Croco) Restored Watercourse (River Croco) Brooks Lane Canal Bridge Enhancements Brooks Lane & Kinderton Street Junction Phase 1 Access Retained / Enhanced PRoW Enhancement to Pedestrian Access along Lock Enhancement to Pedestrian Subway Proposed Buffer Planting/ Acoustic Mitigation Figure.18 Masterplan Framework 34 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.1.2. Use Amount and Density Parameter Affordable Housing Middlewich Community Church Residential The development should provide Shorter Term: Approximately 6.2ha affordable homes including those It is envisaged that the Middlewich of land has been identified to deliver available for a mixture of tenures. In Community Church site and bowling residential development in the line with policy SC5 (affordable green would be retained for shorter- term, subject to securing an homes) in the Local Plan Strategy. community use. acceptable relationship between employment and residential uses. Train Station Commercial Uses This land can provide c.200 dwellings which addresses the Local Plan Land has been identified as having the An area of land, adjacent to the Town Strategy LPS 43 requirements. The potential to accommodate a new train Centre and extending to 0.2ha, has average net development density of station. Whilst the exact position of been provided for residential 200 dwellings is approximately 40 the train station will be subject to a development and commercial uses dph. Densities higher than 40dph further technical and feasibility i.e. community or town centre uses. may also be considered. assessment, the following design requirements should be considered; Additional small-scale leisure or Longer Term: There may be the commercial uses could be provided potential to achieve additional adjacent to the marina e.g. a local residential development in the » Platform length and its café. However, this would be subject longer-term on other parts of the site relationship with the culvert to a further assessment to ensure over the next 20 years or more watercourse and pedestrian subway provision does not detract from the (beyond the Plan period), subject to crossing the railway line; vitality and viability of the Town securing an acceptable relationship Centre in line with policy EG 5 between employment and residential » Connectivity with the Town (promoting a town centre first uses. Centre and Midpoint 18; approach to retail and commerce) in the Local Plan Strategy. Canal Boat Marina » Relationship with Murgatroyd’s Brine Works and the potential to Employment An approximate location has been combine train station infrastructure identified for the provision of a circa with a visitor information center; and An area of land extending to c7.7ha 20 berth canal boat marina, subject to has been provided for retained/ feasibility / viability and the separate » The provision of line-side enhanced for employment provision. consent procedure with the Canal & infrastructure, including a bus stop, River Trust. taxi rank, drop-off point, car parking Murgatroyd’s Brine Works. and cycle parking facilities Housing Mix Murgatroyd’s Brine Works should be To provide a balanced community, the Train Station Car Park sympathetically restored with development should provide a wide enhanced public access (including the variety and mix of new homes, An approximate area of land, potential provision of a visitor comprising apartments, older person extending to some 0.6ha, has been information centre). Public space, housing and a range of family house indicated to accommodate a car park green infrastructure and new types and sizes in line with policy SC4 for the train station. The land is landscaping should be provided (residential mix) of the Local Plan located outside the Site boundary and adjacent to the Brine Works. This will Strategy. is affected by an approved planning improve the setting of the Monument application for employment whilst helping to separate retained development. As such, further employment uses and new investigation would be required. development. 35

Phase 1 (shorter term)

Site Boundary Canal Existing Uses to be Retained Shorter-Term Residential Use (Phase 1) Longer-Term Residential Use Boundary with Road Beta to include a Longer-Term Residential Use or Train Station Area suitable landscape buffer and acoustic mitigation (detail subject to further Longer-Term Residential with Retail/ Commercial Ground Floor technical assessment(s)). Retained/ Enhanced Employment Area Enhanced Murgatroyd’s Brine Works and Public Space Potential Train Station Potential Train Station Car Park Area Middlewich Community Church/Community/Commercial Use Bowling Green to be Retained Figure.19 Land Use Plan Indicative Canal Boat Marina Area 36 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.1.3. Access Parameter Train Station Access Residential Car Parking

Vehicle Access The train station should be dual Car parking provision should be aspect with connections to the Site provided in accordance with the Local The future redevelopment of the Site and Midpoint 18. Plan Strategy Parking Standards and should include highways the Cheshire East Design Guide. The enhancements to the Brooks Lane / The provision of line-side general approach should be to provide Kinderton Street junction. infrastructure, including a bus stop, streets which are attractive and taxi rank, drop-off point and car functional places for pedestrians, The future redevelopment of the Site parking should be provided on the cyclists and cars. . should be supported by highways Site and, potentially, Midpoint 18 Public Rights of Way enhancements and the potential signalisation of the Brooks Lane Street Hierarchy Existing public rights of way should be Canal Bridge. The proposed development should retained and where possible include a hierarchy of street types accommodated in new areas of public In line with policy CO4 (Travel designed in accordance with the open space. . Proposed developments Plans and Transport Assessments) of Cheshire East Design Guide. should present an opportunity to the Local Plan Strategy – all ‘major’ deliver and improve sustainable development proposals on the site Pedestrian and Cycle Access transport initiatives. There are, under should be accompanied by a the Council’s statutory Rights of Way Pedestrian access to the Site should be transport assessment including Improvement Plan, aspirations for the : parking and access arrangements provided from improvement of Public Footpaths into and out of the Site. Nos. 19 and 21 for use by both » ; Brooks Lane Canal Bridge pedestrians and cyclists. Brooks Lane » Brooks Lane/ Kinderton Road Railway Crossings Brooks Lane should accommodate junction; both employment and residential vehicle traffic. » The two locks crossing the Canal, Development proposals that could subject to enhancements to support result in a material increase in the Road Beta user safety; volume, or a material change in the character of traffic using a level In the longer-term, the aspiration is » The canal bridge located adjacent crossing over the railway, should be that Road Beta should to the Kings Lock Pub; and supported by an assessment of the accommodate employment traffic impact on railway level crossings in only. Emergency residential vehicle » The subway crossing the railway consultation with Network Rail. traffic could also be permitted. line Active Design Phase 1 Vehicle Access Each of these pedestrian connection points should be enhanced to improve The future development of the site Residential vehicle access to the user safety. should be supported by active design shorter- term development principles (advocated by Sport opportunity (Phase 1) should Permeability England), to support physical activity ultimately be provided from Brooks and healthy and sustainable Lane as opposed to Road Beta. The proposed development should communities Notwithstanding, a residential access include a permeable network of routes from Road Beta may also be to provide easy access throughout the necessary in the shorter-term to Site. serve Phase 1. The aim will be to eventually change this to solely an emergency access into residential development.

A construction vehicle access to Phase 1 should be provided from Road Beta. 37

Phase 1 (shorter term) Site Boundary Canal Phase 1 Residential Development Brooks Lane Beta Road Enhanced Brooks Lane Canal Bridge Enhanced Brooks Lane & Kinderton Street Junction Vehicle Access to Phase 1 Retained / Enhanced PRoW New Pedestrian / Cycle Route Enhancements to Pedestrian Subway Pedestrian Access along Canal Lock Potential Dual Frontage Train Station Location Potential Train Station Parking Area Figure.20 Access Plan 38 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.1.4. Green and Blue Existing Landscape Features Trent and Mersey Canal Infrastructure Parameter Existing landscape features of value, Future development of the Site should Landscape Enhancements to Brooks including hedgerows and trees should be include environmental enhancements and Lane and Road Beta retained and incorporated into a green improved public access to the Trent and infrastructure network. Mersey Canal. In line with policy SE 4 (the landscape) in the Local Plan Strategy The Drainage Landscape Framework redevelopment of the Site should The future redevelopment of the Site The proposed development should provide include new landscape planting and will be expected to provide a Sustainable a connected network of landscaped environmental enhancements along urban Drainage Strategy (SuDS) in line streets and open spaces of varying sizes, Brooks Lane and Road Beta. This will with policy SE 13 (flood risk and water to cater for a range of uses. improve the appearance of the street- management) in the Local Plan Strategy. scene and help soften the relationship between new residential development Detailed design processes need Canal-side Park and retained employment uses. to consider water drainage. The development of the Site will be expected The proposed development should include Road Beta Buffer Planting to follow National Planning Guidance a canal-side park; separating new and provide evidence of thorough development from retained canal-based Buffer planting and land-forming employment uses including the existing should be provided between Phase 1 and investigation of the surface water hierarchy and incorporate Sustainable dry dock (the extent of the park is shown Road Beta. This will help to separate indicatively on the plan opposite). residential development provided Drainage methods, where possible. within Phase 1 from the retained/ The Canal may be able to receive surface Pedestrian & Cycle Connections enhanced employment area. The aim water, in certain circumstances and The proposed development should provide of which will be to secure the amenity subject to a commercial agreement with of future residents whilst supporting pedestrian and cycle connections across the Canal & River Trust. the continuation of existing business the Site to link up proposed green operations. Ecology infrastructure and connect with the surrounding pedestrian and cycle Culvert Watercourse The proposed development should network. conserve and enhance any ecological The culvert watercourse running assets identified on the Site in line River Croco and Sanderson Brook through the Site should be restored and with policy SE 3 (biodiversity and improvements should be made to the A permit is required from the geodiversity) in the Local Plan Strategy. Environment Agency for any proposed flow of the watercourse to remove any New development should be designed flood risk from the Site in line with policy works or structures in 8 meters of the to provide ecological enhancements. River Croco and Sanderson’s Brook. It is SE 13 (flood risk and water management) Consideration should be given to the in the Local Plan Strategy. standard and recommended practice to impact on the Cledford Lane Lime Beds seek the inclusion of green infrastructure Parkland Local Wildlife Site to the south of the along the watercourse. Site. An area of parkland should be provided to accommodate the restored Retained Bowling Green. watercourse, an existing PRoW and The bowling green should be retained Murgatroyd’s Brine Works (the extent of and provided for community use. the parkland area on the plan opposite is shown indicatively). 39

Phase 1 (shorter term)

Site Boundary Canal Pedestrian Access along Canal Lock Buffer Landscape Planting Retention and Enhancement to Existing Landscape Restored Watercourse Potential Parkland Retained Bowling Green Incidental POS (indicative location) Canal-Side Park New Tree Planting New/Enhanced Pedestrian & Cycle Route c.20 berth marina Figure.21 Green Infrastructure Plan 40 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.2. DEVELOPMENT existing industrial and transport » Applications should also be PARAMETERS AND noise sources and allow Brooks Lane supported by an archaeological desk- DELIVERY Industrial Estate business operators based assessment, as a minimum, to CONSIDERATIONS to continue work activities without consider the presence of archaeological risk of significant complaint from deposits on the Site. A key purpose of the SPD is to future residential neighbours. establish the overarching planning » Reference should also be made to the and design framework for the delivery heritage impact assessment prepared by » Air Quality assessment - to of the Site. The framework should be the Council to support the sites allocation consider the impacts on air quality of taken into account by those parties in the Local Plan Strategy. any future proposal and establish wishing to bring forward adequate mitigation measures, such 3. I development proposals on the site. as electronic car charging points, n line with SE1 (design) in the Local Plan Strategy and the Cheshire East This framework should be read where necessary. Contact should be Design Guide - Site specific coding alongside relevant policies in the made with the Council’s Local Plan Strategy, particularly LPS environmental health team regarding and masterplanning should be 43 (Brooks Lane, Middlewich). Those the scope of this assessment utilised to manage the delivery of parties wishing to promote design quality across the Site. development schemes are advised to contact the Council at an early stage » Construction Management Plan 4. In respect of policies IN1 to, amongst other things, agree the – to consider matters such as opening (infrastructure) and IN2 supporting information that should hours, noise, dust, piling and delivery (development contributions) in the be submitted with their planning requirements Local Plan Strategy - the Cheshire applications. East Community Infrastructure Levy was implemented in March 2019. » Contaminated land and geotechnical Planning applications should be The whole of the Brooks Lane, accompanied by appropriate studies assessments – to consider historical Middlewich Site is within Zone 1 and reports including, for example, uses on the Site. This should include (£0 per sqm) for residential uses. design and access statements, consideration of impacts of additional Section 106 agreements will be used, transport assessments, environmental surface water, for example through where appropriate, to secure statements, flood risk assessments the marina infrastructure across the Site. It will and drainage strategies The and reinstatement of culverted also be used to secure long term use, development framework also watercourse, on the Site. This may maintenance and management of identifies a number of key additional include ongoing monitoring / infrastructure across the planning considerations that require maintenance obligations that should site. Policy LPS 43 (Brooks Lane, further assessment and potential be built into viability assessments on Middlewich) in the Local Plan mitigation, including: the site. Strategy notes the likely need for 1. In line with policy SE 12 contributions towards highways, 2. In line with SE 7 (the historic (pollution, land contamination education and health infrastructure and land instability) in the Local environment) in the Local Plan which will be considered on a case by Plan Strategy, the Council will Strategy, development should case basis. expect the following respond positively to the considerations to be addressed in heritage assets on the Site 5. In line with policy SE 13 'Flood Risk any future planning application including: and Water Management' all on the Site: development should manage surface » The Scheduled Monument water effectively, follow the » Noise – The introduction of (Murgatroyd's Bring Works) hierarchy of drainage options for potential noise sensitive residential surface water, where possible, and » Listed Buildings. properties is required to be adequately not unnecessarily prejudice access to assessed through a noise impact » The Trent and Mersey Canal and its sustainable drainage infrastructure assessment in order to ensure across the site. adequate protection for future noise Conservation Area. sensitive occupiers from 41 42 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

Longer Term Opportunity

Shorter Term Opportunity

5.3. LAYOUT AND Key components of the Illustrative Masterplan: APPEARANCE 1 Middlewich Community Church retained and intensified for community. This section provides guidance on how the layout and the appearance of the 2 Retained and enhanced employment area. proposed development could be 3 progressed at the more detailed design Provision of c.200 new homes (c.40dph) across the shorter-term phase to meet the Local Plan requirement, subject to securing an acceptable relationship between stages. employment and residential uses.

5.3.1. Illustrative Masterplan 4 Provision of a circa 20-berth Marina alongside enhanced routes, connectivity and engagement with the canal. The purpose of the Illustrative 5 Masterplan is to demonstrate how Provision of a new railway station drop off point within the site and potential car parking to the east of the railway line. the Masterplan Framework can be combined with best practice urban 6 Restoration of Murgatroyd’s Brine Works and potential provision of visitor design standards and the Cheshire East information centre. Design Guide to provide a varied and attractive development comprising of 7 New pedestrian/ cycle routes through the Site, including new canal-side footpaths . both residential and employment uses, alongside community infrastructure and a rich green infrastructure 8 Retention of existing landscape features and provision of new landscape and public framework. Alternative approaches to spaces. the Illustrative Masterplan may be considered provided they offer suitable 9 Buffer planting along Brooks Lane and Road Beta. design justification and pay due regard 10 Retail and community facilities close to the Town Centre. to the underlining Masterplan Framework. 11 Restored watercourse. 43

Longer Term Opportunity

11 5

Shorter Term Opportunity

3 9

Figure.22 Illustrative Masterplan 44 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.3.2. Urban Form Principles Canal Boat Marina Key Buildings

The Illustrative Masterplan has a Residential development overlooking Key buildings have been used to distinctive urban form and structure, the marina comprises a continuous emphasise spaces and routes strongly influenced by the Site’s building line with buildings varying in throughout the Site and assist with context, proposed infrastructure such height, from 2 storey to 3 storey. A legibility. as the train station, and the marina, range of parking typologies are Key Spaces and best practice urban design provided, alongside street trees and a principles. The urban form principles shared public realm. A sequence of spaces should be provided throughout the development are described through this section. The Marina and its immediate to provide variation in character, context should cater to the needs of promote traffic calming, and assist boat users, future residents and Brooks Lane Frontage with legible movement for pedestrians visitors. Early engagement with the and cyclists. In general, new residential Canal & River Trust should take Corner Elevations development should be orientated to place. The provision of a Marina will be subject to a separate consent avoid directly facing Brooks Lane. Generally, corner elevations should procedure with the Canal & River This approach, alongside the have windows, avoiding long sections Trust. Conflict between these users provision of new landscape features, of blank walls. will help soften the impact of should be minimised through careful employment traffic on future design, including: Signposting residential properties. Gables that » Positioning the marina to maximise front onto Brooks Lane should be Clear signposting and directions will its physical and visual animated with windows and be required at key locations across the connections with the Canal. architectural details. Site. Heritage led approach Where new residential development is » Provision of an adequate separation orientated to overlook Brooks Lane, between the marina and Where possible, regeneration should additional landscape features and residential development focus on the historic waterside and public open space should be provided look to maximise that opportunity, » Integration of tree planting to filter whilst fully integrating and views and help maintain amenity. supporting the working character of Train Station Arrival the site. Green and blue Canal Frontage infrastructure can be used to help An area of parkland accommodating reinforce the areas distinctive sense larger blocks of 3 storey residential New housing positioned adjacent to of place. Green Infrastructure and development has been illustrated the Canal comprises a range of house public realm can create a high quality adjacent to the proposed train types with building heights ranging green infrastructure framework to station. The use of scale, massing and from 2-3 storey providing an active help characterise different parts of landscape should help accentuate this frontage, connectivity and the site. area as an important gateway to engagement with the canal corridor, Middlewich. where possible. Further masterplanning and design coding, in line with this development Dry-dock Interface framework, could help ensure there is a strong interface with the Canal Residential development has been set- and associated mixed use. Future back from the dry-dock and the detailed masterplanning should also proposed buildings have been make reference to the heritage impact orientated to avoid directly assessment prepared for the site overlooking the business operations. (dated 19 September 2014). 45

Longer Term Opportunity

Shorter Term Opportunity

Train Station Arrival Area / Parkland Canal Boat Marina Area Canal Boat Marina Frontage Canal Frontage Brooks Lane Frontage Key Building Key Space Figure.23 Urban Form Principles 46 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.3.3. Street Hierarchy

The principles for the design of streets set out over the following pages have been prepared to be in accordance with ‘Manual for Streets’ and the Cheshire East Design Guide. The streets create a legible and permeable network and the identity of the street types will assist in developing a sense of place as well as enhancing legibility.

In preparing the Illustrative Masterplan, the following design principles have been applied and these should be reflected in any proposed schemes on the Site: Primary Street » The creation of a grid of connected streets to facilitate a ‘walkable neighbourhood’ where cycling is also encouraged.

» A network of quiet shared streets will be provided.

» The design of streets will be integrated with the character area they are within and the built form enclosing them. It may be appropriate for the character of streets to change along their length.

» Measures such as shared surfaces, changes in surface materials, horizontal alignment, lighting and the design of the street should be used as appropriate to encourage slow Shared Street speeds. Street Types

The development has five types of street hierarchy as follows:

» Brooks Lane and Road Beta;

» Primary Residential Street;

» Secondary/ Shared Residential Street; and

» Private Drive.

The location of each street type is shown on the plan opposite (figure 24) and an indicative cross section on each street type is shown on the Private Drive following page (see figures 25-28). 47

Longer Term Opportunity

Shorter Term Opportunity

Brook Lane/ Road Beta Primary Residential Street Secondary/ Shared Residential Street Private Drive Figure.24 Street Hierarchy 48 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

Figure.25 Brooks Lane/ Road Beta

Figure.26 Primary Street 49

Figure.27 Shared Street

Figure.28 Private Drive 50 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.3.4. Character Areas The purpose of this section is to provide an illustration and description of the different character areas that could be provided across the proposed development.

Shorter Term Opportunity

Shorter Term Opportunity 51

Longer Term Opportunity

Town Centre Gateway Train Station Gateway Canal Side Village Marina Village Figure.29 Character Areas 52 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.3.5. Town Centre Gateway Village The following characteristics define the Landscape character area: An acceptable relationship between »» Informal planting along Brooks Lane between employment and new residential Layout and Built Form including buffer planting. uses will need to be achieved and »» Existing residential development is »» Scattered tree planting to property demonstrated. retained. frontages and public open space. The Town Centre Gateway has the Native hedgerow planting to front »» Provision of a 3 storey apartment opportunity to provide a gateway to of properties. Tree and hedgerow block with ground floor commercial the Site from Middlewich Town Centre. species palettes to be native / uses at the Brooks Lane and The Brooks Lane junction with Kinderton informal in character. Kinderton Street junction. Street will potentially be defined by a »» Provision of a landscape 3-story residential apartment block »» A range of family homes. space adjacent to the Canal, with ground floor commercial space. A accommodating the existing range of house types should be provided »» Heights ranging from 2-3 storeys. watercourse. throughout the character area, and »» Larger family homes adjacent to the could include a high proportion of family Canal. »» Incidental open spaces provided homes. Development overlooking the throughout. Canal could comprise larger family »» Higher densities and 3 story homes, with a subtle variation in building apartment blocks to define an area heights. The parkland that sits to the of urban parkland. south of the character area is illustrated as being defined by 3 story apartment »» Development softened by areas of blocks. parkland and planting. »» Residential development has been orientated so gables of new dwellings facing Brooks Lane. 53 54 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.3.6. Train Station Village The following characteristics define the character area: Should an acceptable relationship be achieved between employment and Layout and Built Form residential uses »» Train station as the defining feature. The Train Station Gateway has the »» Provision of higher density potential to provide an important residential development. gateway to the Site and Middlewich Town Centre. The train station will be a »» 3 storey apartment blocks to defining feature and the provision of 3 provide a sense of arrival adjacent story residential development will help to the railway. signify a sense of arrival. An area of urban parkland surrounding the 3 storey »» 2.5 storey town houses overlooking development and accommodating the Murgatroyd’s Brine Pump restored watercourse and Murgatroyd’s Landscape Brine Pump, could help to create an attractive and welcoming gateway to »» Parkland area to accommodate new Middlewich. planting, restored watercourse, Murgatroyd’s Brine Pump, short stay car park, bus stop and taxi rank, pedestrian and cycle links and children’s play.

»» Landscape enhancements adjacent to the Canal.

»» Enhancements and improvements to pedestrian and cycle connections across two locks to improve user safety. 55 56 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.3.7. Canal-side Village The following characteristics define the Landscape character area: The Canal-side Village will provide an »» Planting along Brooks Lane. area of mixed residential development Layout and Built Form »» Buffer planting and land-forming, comprising a range of house types. The »» Medium density family homes. along the eastern edge of the character area will also feature existing Character Area, to provide residential development and Middlewich »» Streets to provide improved separation between new residential Community Church. The interface connections to the Canal. development and the retained/ between new residential development, enhanced employment. retained canal-side businesses and »» Middlewich Community Church intensified for community use. retained employment uses to the east »» Scattered tree planting to property are key structural elements underpinning »» Continuous frontages. frontages and public open space. the design of the Illustrative Masterplan. Native hedgerow planting to front »» Development set-back from the of properties. Tree and hedgerow working dry-dock. species palettes to be native / informal in character. »» Variation in building heights, ranging from 2 storey to 3 storey. »» Provision of parkland to separate the dry-dock from new residential »» Formal parking provided adjacent development. to Brooks Lane. »» Incidental open spaces provided »» Retention of Brunner Mond throughout. Middlewich War Memorial. 57 58 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

5.3.8. Marina Village The following characteristics define the Landscape the character area: The character of the Marina Village will »» High-quality public realm adjacent be heavily influenced by the provision of Layout and Built Form to the marina. a new circa 20-berth canal boat marina. »» circa 20-berth marina. »» Buffer planting and land-forming, New development positioned immediately along the eastern edge of the adjacent to the marina will comprise a » Ensure adequate boat access Character Area, to provide range of house types including 2.5 storey arrangements are provided for the separation between new residential town houses and 3 storey apartment marina (to be agreed with the development and the retained/ blocks. The marina will become an Canal & River Trust). enhanced employment. important focal point for the redeveloped » Residential dwellings to be provided Site and a destination for Middlewich. Its » »» Retention of existing landscape importance will be emphasised through with parking in accordance with the features, including mature trees the provision of a high-quality public Local Plan. between the marina and the canal. realm and landscaping, alongside the »» Marina to provide the focus with potential for the occasional commercial »» Scattered tree planting to property higher densities and variation in use i.e. a small café with outdoor seating. frontages and public open space. scale. The marina is positioned with its longest Native hedgerow planting to front edge adjacent to the Canal as this will »» Residential development orientated of properties. Tree and hedgerow ensure maximum physical and visual to avoid directly overlooking the dry species palettes to be native / connectivity with the waterway, which dock informal in character. will be favoured by canal boat users. The amenity standards for both canal boat »» Provision of a car parking for canal users and the residents of new housing users. will be protected through the provision of »» Residential streets designed in adequate separation distances and well accordance with the Cheshire East considered landscape design. Design guide and to provide a range of housetypes

»» Development density at c.40dph.

»» Variation in scale from 2-3 story. 59 60 MIDDLEWICH CANAL SIDE : DEVELOPMENT FRAMEWORK

6 CONCLUSION

6.1. SUMMARY AND PHASING

This document sets out a planning and The redevelopment of the Site needs design framework to guide, in to be considered alongside the wish additional detail, the redevelopment of for existing businesses to remain the Brooks Lane Site in line with policy operating in the area. This reality may LPS 43. It shows the rigorous design see part of the Site redeveloped in the process based on Assessment, shorter-term to deliver new homes in Consultation, Evaluation and Design accordance with the Local Plan has been carried out. The design Strategy requirements process has been strongly informed by (circa 200 dwellings), whilst the rest of the businesses wishing to remain the Site remains in employment use. operating on the Site. However, a more significant regeneration proposal could see more Summary of Proposal of the Site coming forward for redevelopment in the longer-term » Provision of c.200+ homes in the extending beyond 2030, the end of the shorter term (Phase 1) to meet current Local Plan period. the Local Plan requirements. The plan opposite shows a potential » Redevelopment of the wider site in phasing strategy for the Site. Phase 1 the longer term, with the shows an area of the Site that could potential to deliver a further deliver homes in the shorter-term, c.250+ new homes, comprising a meeting the Local Plan requirements. range of house types, including We could perhaps then see family homes, starter homes and development moving clock-wise older persons accommodation. around the Site, over the course of the next 15-20 or more years, with businesses remaining in operation » Potential provision of a train station, during this period. including line-side infrastructure.

» Potential Provision of a c.20 boat marimarina.

» Provision of commercial uses close to the Town centre.

» Highways enhancements.

» Environmental enhancements and the provision of public open space. 61

Longer Term Opportunity

Shorter Term Opportunity

Phase 1 Development Area (shorter-term) Phase 2-4 Development Area (longer-term) Figure.30 Shorter-Term and Longer-Term Plan Cheshire East Council Email: [email protected] www.cheshireeast.gov.uk/localplan Tel: 01270 685893