Summary
The purpose of this topic paper is to provide background information for the Cheshire West and Chester (CWaC) Core Strategy. The topic paper relates to the Chester Area Partnership Board (APB) area. The APB areas have been used as a basis for the topic papers as monitoring information has been collected for these areas.
The Chester APB area includes the wards of Upton, Blacon, Hoole and Newton, City, Overleigh, Boughton Heath and Vicars Cross.
Chester APB covers the historic city centre and outside the city centre are several suburbs, including: Blacon, which contains the largest housing estate in Chester; Handbridge, situated on the South bank of the River Dee and as historic as the centre itself; and Hoole, a popular residential neighbourhood, of mainly Victorian architecture, situated close to the railway station. There are also the smaller rural settlements of Aldford, Dodleston, Pulford and Eccleston which are situated within the Green Belt.
National, regional and local context
The key reports, plans and policies relating to the Chester area are:
National Planning Policy Statements, available at www.communities.gov.uk North West of England Plan Regional Spatial Strategy to 2021 (September 2008) - particularly policies RDF1, RDF4 LDR1, LCR5, RT3, L4 and W6 Spatial Strategy for West Cheshire and North East Wales (2007) Chester District Local Plan (2006) and accompanying SPG/SPD's Chester Core Strategy Issues and Options (2008) Various adopted Development Briefs West Cheshire Growth Point - Programme of Development (2008) Chester: The future of an Historic City (1984)
Context and characteristics
Chester is the largest urban area in the Borough and has the largest concentration of retail, tourism and financial services. The historic city centre, originating as a Roman fortress some 2,000 years ago is designated as a conservation area and contains many listed buildings. The area abuts the national boundary of North Wales to the west and Chester’s special countryside setting is safeguarded by its tight Green Belt.
The town is a major regional shopping centre serving an extensive catchment area. Chester is also an internationally important tourist city located on the banks of the River Dee and notable for its historic walls, its Cathedral, amphitheatre and galleried rows. Chester Zoo and Chester Racecourse are other popular draws to the city as is the Shropshire Union Canal.
Chester is also an internationally important tourist city and a high proportion of jobs are linked to the tourism industry. The city also provides employment in other service sectors, notably finance, local government (Chester is the main administrative centre for CWaC Borough Council) and church administration. Chester Business Park on the outskirts of the city provides service sector employment where the main employer, Bank of America is based.
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 1 Chester currently has one named site of international nature conservation importance (The River Dee). This river is a Special Area for Conservation (SAC) and a site of Special Scientific Interest (SSSI).
There are also good road and rail communications within the surrounding area.
The Chester APB area has a population of 77,700 people and it is a predominantly urban area with a high population density. The population is forecast to increase 3% between 2006 and 2016. Chester City has a population of 59,080. One third of the total number of households in Chester were single person households, which is the highest proportion in CWaC.
Chester’s population has the most young residents; the area had a third of those aged 20-24 reflecting the fact that Chester City has a university. Chester APB has over a quarter of the 75+ age group in Cheshire West and Chester. People have different needs and aspirations throughout their lives and therefore ensuring that the needs of people in all areas are met is a key challenge in this area.
The areas population density in 2007 was 23.66 people per hectare, the highest in the authority. 9% of people reported being not in good health, which was the same percentage as in Chester West and Chester. Blacon and Overleigh Wards recorded Lower Super Output Areas(LSOA) ranked in the top 2% of the most deprived LSOAs in England. Nine LSOAs in Chester were in the top 20% most multiply deprived nationally. In general, those who live in areas of high deprivation suffer from poorer health.
Chester is an attractive place to live and house prices in Chester are higher than the national average. In 2006 the average property price was £186,616, based on 2110 house sales. The average price for transactions in England and Wales was £166,402.
91% of Chester’s industry was in the Service sector (Banking, Distribution, Public Administration, Other Services and Transport), compared to 86% across Cheshire West and Chester. Of all APBs, Chester had the highest number of workplaces in the banking, finance and insurance sector. The unemployment rate in Chester was 3.5%, similar to the rate in CWaC.
Chester city centre serves an extensive retail catchment area, including large parts of Cheshire, North Wales and Wirral. It is the third most important shopping centre in the North West behind the metropolitan cities of Manchester and Liverpool. As well as playing an important role in providing facilities and employment for local people, shopping has a key role in sustaining the unique historic fabric of the City and aiding the economy of the City through encouraging tourism.
In the Planning RSVP residents survey 2006 protecting Chester historic buildings were identified as being the most important issue for Chester. The Listed Buildings, locally listed buildings and conservation areas within Chester APB make a significant enhancement to the image of the area.
In the 2008 Place Survey, the issue rated the as the highest priority for improvement in Chester APB were road and pavement repairs, activities for teenagers, and traffic congestion.
The main area of flood risk in the Chester area is focused around Chester City centre, although well maintained flood defences protect the City to a 1 in 200 year standard. Further east, undeveloped land in the Sealand Basin is at risk of flooding and part of this area is designated as an official flood storage area by the Environment Agency (Strategic Flood Risk Assessment, 2008).
Chester has the highest crime rate in Cheshire West and Chester. From April 2008 to March 2009, there were 102 recorded crime incidents per 1,000 population.
2 Cheshire West and Chester Local Development Framework | Topic Paper - Chester The Chester APB area is surrounded by Green Belt.
Key issues
The key issues are:
Improving standards of public highways and reducing traffic congestion. Reducing the level of crime, ensuring clean streets and access to health services. High population density – which means good access to services, but also increases pressure on services and facilities. Lack of activities for teenagers - leading to teenagers hanging around the streets was a big problem in local areas. Addressing high levels of crime – the recorded crime rate was 102 per 1,000 population, the highest proportion of any APB. Providing the appropriate level of affordable housing to meet local need. Chester is an attractive place to live house prices are higher than the national average. Addressing pockets of deprivation - Lache is the most multiply deprived area in the Borough. There are significant pockets of social and economic disadvantage in the areas of North and South Blacon where unemployment is high, household income is low, a high proportion of people claim benefits and educational achievement is low. Catering for an ageing population - as Chester has a high proportion of elderly people. A high proportion of jobs are linked to the tourism sector and a key issue will be maintaining the strength of the visitor economy and the cultural offer of the area. Maintaining and enhancing vitality and viability of City centre, and local centres. Balancing flood risk with the regeneration priorities for the area. Protecting the special character of Chester as an historic city. Protection / enhancement of Green Belt, natural, historic and built heritage, balanced with accommodating growth for future needs.
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 3 1 Introduction 5 2 National, regional and local context 6 3 Context and characteristics 10 4 Key issues 16 5 Definitions/glossary 22
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 1 Introduction
1.1 The purpose of this topic paper is to provide background information for the Cheshire West and Chester Core Strategy. The topic paper relates to the Chester Area Partnership Board (APB) area. The APB areas have been used as a basis for the topic papers as monitoring information has been collected for these areas.
1.2 The Chester APB area is shown on the map below. It includes the wards of Upton, Blacon, Hoole and Newton, City, Overleigh, Boughton Heath and Vicars Cross.
Map 1.1 Chester Area Partnership Boards Area
1.3 Chester APB covers the historic city centre and several surburbs outside the city centre, including: Blacon, which contains the largest housing estate in Chester: Handbridge, situated on the South bank of the River Dee and as historic as the centre itself: and Hoole, a popular residential neighbourhood, of mainly Victorian architecture, situated close to the railway station.
1.4 There are also the smaller rural settlements of Aldford, Dodleston, Pulford and Eccleston which are situated within the Green Belt.
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 5 2 National, regional and local context
2.1 The following documents contain planning policy, development and general information relevant to Chester.
National, regional and local context
2.2 Plans for the area should be underpinned by National Planning Policy Statements, available at www.communities.gov.uk.
The North West of England Plan Regional Spatial Strategy to 2021 (September 2008)
2.3 Policy RDF1 states that the towns and cities of the three city regions should be the third priority for growth and development, after the regional centres (Manchester and Liverpool) and the inner areas surrounding the regional centres. The policy also states that development should be focused in and around the centres of towns and cities and that emphasis should be placed on addressing regeneration, housing market renewal and restructuring.
2.4 Chester APB is within the Liverpool City Region and as such, Policy LCR1 Liverpool City Region Priorities is important. It states that sustainable growth local regeneration initiatives and development opportunities in the West Cheshire/North East Wales sub-region and the former Vale Royal district should be promoted. It also identifies that the role of the sub area and Chester in particular, as an important component of the Liverpool City Region economy should be maintained. Joint working should be promoted between authorities and agencies for its strategic planning and management.
2.5 Policy LCR5 relates to West Cheshire/North East Wales and states that plans and strategies should harness the potential of Chester for sustainable growth, and as a key sub-regional centre for employment leisure culture and tourism. They should also ensure development is compatible with the conservation and enhancement of the historic city and its setting. The need to improve quality of life and promote regeneration in West Chester is also mentioned.
2.6 It also states that links between areas of opportunity and areas of need should be enhanced, including transport corridors radiating out from Chester, in particular links to Ellesmere Port.
2.7 Policy L4 Regional Housing Provision – for West Chester states that the provision of sufficient new residential development should support the economy of Chester and regeneration of Ellesmere Port, ensuring that local and affordable needs can still be met.
2.8 Policy LCR5 highlights the need to harness the potential of Chester for sustainable growth and a key sub-regional centre for employment; to support the sustainable economic growth of Ellesmere Port.
2.9 Policy W6 Tourism and the Visitor Economy states that plans, strategies, proposals and schemes should seek to deliver improved economic growth and quality of life through sustainable tourism activity in the North West. They should focus on Chester as a heritage city of international renown where tourism is a significant component of the economy.
Spatial Strategy for West Cheshire and North East Wales (2007)
2.10 The policy framework development developed for Chester has been informed by the development of a non-statutory sub-regional spatial strategy covering West Cheshire and North East Wales.
6 Cheshire West and Chester Local Development Framework | Topic Paper - Chester 2.11 The Spatial Strategy supports the sustainable growth of the four strategic centres of Chester, Wrexham, the Deeside conurbation (in Flintshire) and Ellesmere Port. It also promotes the focus on the regeneration areas identified, namely those communities experiencing deprivation within Flintshire, Wrexham, Ellesmere Port and Chester.
2.12 The Spatial Strategy suggests the creation of new strategic mixed-use sites in the Chester-Ellesmere Port corridor in order to build on the growth momentum of Chester and pull investment to Ellesmere Port.
2.13 The resulting West Cheshire / North East Wales Sub-Regional Spatial Strategy (SRSS) was adopted in 2006. This supports the sustainable growth of the strategic centres of Chester, Ellesmere Port, Wrexham and Deeside.
2.14 Policy ECON2 relates to strategic sites - as Chester Business Park is almost fully developed, the provision of a new Business Park of comparable quality, size and location in Chester should be explored. The SRSS states that given the strategic importance of finding suitable land for a new business park in the longer term, even options in the Green Belt should be reviewed. An area to the south west of Chester is suggested under policy ENV4 (i). Mixed use sites should also be brought forward for development outside the Green Belt, particularly in the Chester to Ellesmere Port corridor.
2.15 Other SRSS policies of relevance are; ECON3 which relates to Special Employment Land Allocations, particularly for international headquarters, Government sponsored Research and Development and high value added business, financial and professional services. Policy R1 supports rural diversification.
Local
Chester District Local Plan (2006)
Chester District Supplementary Planning Documents
Supplementary Planning Guidance - Planning for Community Safety
Supplementary Planning Guidance – Managing the Supply of New Housing in Chester District July 2005
Supplementary Planning Document - House Extensions July 2006
Supplementary Planning Document - Advertisement and Banners - July 2006
Supplementary Planning Document - Re-use of Rural Buildings July 2007
Supplementary Planning Document - Design for Residential Development July 2007
Supplementary Planning Document - Affordable Housing July 2007
Supplementary Planning Document - Chester Station Gateway – Design Guide and Conservation Management Plan March 2008
Supplementary Planning Document - Sustainable Development SPD July 2008 i Note: This was debated at the RSS Examination - see para. 4.22
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 7 West Cheshire Growth Point – Programme of Development (2008)
2.16 In July 2008 it was announced by government that West Cheshire would be one of the 20 new Growth Points in England and one of six in the North West. Growth Points are part of the Government’s initiative to provide three million more new homes by 2020. The approval of growth point for West Cheshire comes with an expectation of delivering much higher level of housing growth than has been achieved in the past and the development of a high proportion of brownfield sites in sustainable locations and high levels of affordable housing.
8 Cheshire West and Chester Local Development Framework | Topic Paper - Chester Chester: The future of a Historic City (1994)
2.17 Development in Chester has been shaped by the innovative study Chester: The Future of an Historic City (1994). This study looked forward 30 years to beyond 2021, and examined how Chester City could grow within it’s environmental limits by identifying a number of potential sites in the City centre and at key locations, such as Saighton Camp and Wrexham Road, which could contribute to Chester’s future development.
Cheshire West and Chester Strategic Housing Market Assessment (2009)
Cheshire West and Chester Integrated Transport Strategy Baseline Report (2009)
Cheshire Local Transport Plan 2006-2011
Cheshire Replacement Minerals Local Plan (1999)
Chester Retail Study Review (2007)
Chester Biodiversity and Open Space Audit (2009)
Strategic Flood Risk Assessment (SFRA)
Report back on Consultation Chester District Core Strategy Issues and Options (September 2008)
Planning for Chester District RSVP (August 2006)
Development Briefs/Planning Briefs for– Gorse Stacks, Boughton Heath, Riverside, Railway Lands, Chester Castle (Inner Bailey) Old Port, Police Headquarters, Chester Riverside and Commonhall Street.
Blacon Vision and Action Plan
Employment Land Review (BE Group, October 2009)
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 9 3 Context and characteristics
Overview of the Area
Role and Function
3.1 Chester is the largest urban area in the Borough and has the largest concentration of retail, tourism and financial services. The historic city centre, originating as a Roman fortress some 2,000 years ago is designated as a conservation area, an Area of Archaeological Importance and contains many listed buildings. The area abuts the national boundary of North Wales to the west and Chester’s special countryside setting is safeguarded by its tight Green Belt.
3.2 Chester city centre is a major regional shopping centre serving an extensive catchment area, including large parts of Cheshire, North Wales and Wirral. It is the third most important shopping centre in the North West behind the metropolitan cities of Manchester and Liverpool.
3.3 Chester is also an internationally important tourist city and a high proportion of jobs are linked to the tourism industry. The city also provides employment in other service sectors, notably finance, local government (Chester is the main administrative centre for Cheshire West and Chester Authority) and church administration. Chester Business Park on the outskirts of the city provides service sector employment where the main employer, Bank of America is based.
3.4 Founded in 1839, the University of Chester is one of the oldest higher education institutions in the country.
3.5 Chester is a popular tourist destination due to its Roman heritage, its location on the banks of the River Dee and its attractive city centre notable for its historic walls (which are the most complete in Britain), its Cathedral, amphitheatre, museums, its range of shops, the galleried Rows and the Northgate Clock. Chester Zoo and Chester Racecourse are other popular draws to the city as is the Shropshire Union Canal which runs through Chester.
3.6 Chester currently has one named site of international nature conservation importance (The River Dee). This river is a Special Area for Conservation (SAC) and a site of Special Scientific Interest (SSSI).
3.7 There are also good road and rail communications within the surrounding area.
Key Facts and Figures
Housing Population
3.8 Chester Area Partnership Board (APB) had a population of 77,700 in 2007, which represents nearly one quarter (24%) of the population in CWaC (Cheshire County Council population estimates 2007). Chester City has a population of 59,080. One third of the total number of households in Chester were single person households the highest proportion in CWaC.
3.9 Chester’s population has the most young residents; the area had a third of those aged 20-24 reflecting the fact that Chester City has a university. Chester APB has over a quarter of the 75+ age group in Cheshire West and Chester.
3.10 Chester APB consists of 12 Parishes.
10 Cheshire West and Chester Local Development Framework | Topic Paper - Chester 3.11 The areas population density in 2007 was 23.66 people per hectare, the highest in the authority. The population of Chester is forecast to increase by 3% between 2006 and 2016 (Cheshire County Population Forecasts 2008).
Health
3.12 From the 2001 Census, 9% of people reported being not in good health, which was the same percentage as in CWaC. The Middle Super Output Area (MSOA) with the highest percentage was South Blacon (13%). Huntington and Boughton Heath had the lowest proportion of people not in good health.
Index of Multiple Deprivation
3.13 The Index of Multiple Deprivation (IMD) provides a wealth of information on deprivation affecting local communities. The main deprivation score is derived from seven domains: Income; Employment; Health and Disability; Education; Skills and Training; Barriers to Housing and Services; Living Environment Deprivation; and Crime. The Index of Multiple Deprivation uses Lower Super Output Areas (LSOA), small geographical areas that nestle within council wards.
3.14 Blacon and Overleigh Wards recorded Lower Super Output Areas (LSOA) ranked in the top 2% of the most deprived LSOAs in England. Nine LSOAs in Chester were in the top 20% most multiply deprived nationally. In general, those who live in areas of high deprivation suffer from poor health.
3.15 South Blacon ranked highest for the domain of Employment and Crime, North Blacon for Barriers to Housing and Services and Lache Park for Income and Health Deprivation and Disability (Indices of Deprivation 2007, DCLC).
3.16 The Lache Estate, (forming part of new Chester West and Chester Overleigh Ward) dates back to 1914. It is an area of predominantly social housing, located on low lying land south of the River Dee and close to the Welsh Border. Blacon is a larger community of some 16,000 people, physically separated from Chester and predominantly residential in character, with a split of half private and half social housing, and relatively few shops and facilities.
Ethnicity
3.17 In 2001, 98% of people said they were either White British or Other White (including White Irish), which was similar to Cheshire West and Chester (98%) (Census 2001).
Households
3.18 From the Census, in 2001 there were 33,600 households in Chester. 15% of people lived alone and of those, 48% were pensioners. Single person households formed 33% of the total number of households. This was the highest proportion of all Area Partnership Boards in CWaC. North Blacon (MSOA) has the highest proportion of lone parents with dependent children at 15%.
Housing Stock
3.19 The largest sector of housing in Chester APB were in Council Tax A to C (below the average band D) in 2007.
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 11 3.20 According to the 2001 census, 40% of people in Chester lived in semi-detached houses (39% for Cheshire West and Chester) and 11% lived in a flat, maisonette or apartment (compared to 6% for Chester West and Chester). 69% of households were owned, compared to 75% for Cheshire West and Chester 18% of households were social rented. The highest percentage of social rented housing was in North Blacon (42%). There is a strong demand for housing, with property prices in the area being relatively high. The average property price was £186,616, based on 2110 house sales. The average price for transactions in England and Wales was £166,402 (Annual Monitoring Report 2008/09 Chester City Council).
Employment and Economy
3.21 91% of Chester’s industry is in the Service sector (Banking, Distribution, Public Administration, Other Services and Transport), compared to 86% across CWaC. Of all APBs, Chester had the highest number of workplaces in banking finance and insurance sector.
3.22 The proportion of people employed in agriculture, forestry, fishing, construction, energy and water in Chester and Cheshire West and Chester are relatively similar. However, Chester has a lower percentage of people employed in manufacturing (3.87%) compared to the Cheshire average of 14%.
3.23 The unemployment rate in Chester was 3.5% similar to the rate in CWaC. 5% of unemployed has been out of work for over a year. 29% of unemployed people were under 25 years old. 31% of the population had Managerial and Professional roles; 30% had never worked were long term unemployed or were otherwise unclassified, 15% had intermediate, supervisory or technical roles, and 19% were in semi-routine and routine jobs. 5% were self-employed or worked on their own account,(Department for Work and Pensions (DWP).
Qualifications
3.24 From the 2001 Census, in Chester APB, 27% of 16-74 year olds were qualified to degree level or above. 25% had no qualifications at all. North Blacon had the highest proportion of people aged 16-74 with no qualifications (40%).
Retail and Town Centres
3.25 Chester city centre is a major regional shopping centre serving an extensive catchment area, including large parts of Cheshire, North Wales and Wirral. It is the third most important shopping centre in the North West behind the metropolitan cities of Manchester and Liverpool.
3.26 As well as playing an important role in providing facilities and employment for local people, shopping has a key role in sustaining the unique historic fabric of the City, and aiding the economy of the City through encouraging tourism.
3.27 Chester has considerable provision of both comparison and convenience retailing in out of town stores. The main concentration of out of town retailing is in the Sealand Road area, to the west of the City. Within Chester’s urban area there are a range of local centres of different sizes and functions. These local centres play an important role in reducing the need to travel by car to shop and also provide facilities for all sectors of the community close to their homes.
3.28 There are existing planning commitments for retail, office and leisure development at Northgate and Gorse Stacks in Chester city centre, however, no development has started on these sites.
12 Cheshire West and Chester Local Development Framework | Topic Paper - Chester 3.29 The Chester Retail Study Review (2007) highlights that the Northgate scheme in the city centre will accommodate all the forecast growth in comparison goods expenditure up to its expected opening. This scheme will regenerate what is currently a secondary retail area, and extend the Primary Shopping Streets as envisaged in PPS6. However the economic downturn has stalled the Northgate redevelopment and is likely to have a significant effect on the vitality and viability of the city centre. Major retailers such as Woolworths, Pier and Zavvi are no longer trading and vacancy rate have increased since the completion of the Chester Retail Study 2007 (please refer to Retail Topic Paper).
Travel and Transport
3.30 Chester can be accessed from the north and south via a number of road, rail and air links.
3.31 Chester is serviced by a frequent (hourly) direct service to London. Rail Services also connect Chester to Merseyside, Crewe, the North Wales coast, Wrexham and the Marches, and two routes to Manchester via Warrington and via the Mid Cheshire Line. Chester is by far the busiest station in CWaC and accounts for 63% of all average station footfall within the the Borough. The second busiest station is Hooton which accounts for 8.6% of footfall.
3.32 A comprehensive road and rail network exists linking Chester to Manchester and Liverpool in the north, North Wales to the west and the Midlands to the south. Within the district, the A41, A51 and A55 radiate from the city providing vital access to the rural areas in the north and south of the district.
3.33 Traffic congestion is already a problem on the strategic network including:
The A55 / A483 around Chester; A41 south of Chester; A540 from Chester to Two Mills.
3.34 Chester attracts 9,354 more in-commuters daily than leave the Chester area to work elsewhere
There is peak hour congestion on the inner ring-road and key radial routes such as the A51; problems worsen, particularly in the run up to Christmas or when seasonal events occur such as Chester Races or Bank Holidays at Chester Zoo; The peripheral business parks generate congestion at peak times particularly on the A483 in the vicinity of Chester Business Park; Congestion problems also occur when accidents lead to the closure of the A55: and Maintaining the historic city core also reduces the potential capacity within the City centre.
3.35 A successful policy intervention has been the Park and Ride strategy for Chester. There are four Park and Ride sites around the Chester area, providing a total of 3170 parking spaces. Park and Ride car parks are located at Upton (Chester Zoo), Sealand Road, Wrexham Road and Boughton Heath. The city's park and ride service is the fourth largest in the country, carrying over one million passengers per year.
3.36 Walking and cycling represent very important modes of travel at the local level. It is recognised that there is considerable scope to increase the number of short and medium length trips on foot or by bike. Chester was designated as one of England’s Cycle Demonstration Towns in 2008 and is developing a programme of measures to promote increased levels of cycling within the City and the immediate surrounding area.
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 13 3.37 In addition, Chester and Northwich have secured funding from Sustrans as part of the Connect 2 initiative. In Chester there are proposals for a new bridge across the River Dee to link Handbridge to Huntingdon. (See Travel and Transport Topic Paper and Cheshire West and Chester Integrated Transport Strategy Baseline Report April 2009).
3.38 From the Place Survey 63% of Chester APB respondents were satisfied with local bus services. This was the highest proportion of all APBs in Cheshire West and Chester.
3.39 The were 598 reported injury collisions on Chester's road network in 2004 resulting in a total of 837 casualties. There were 14 fatalities on Chester roads in 2004, an increase from 8 in 2003. There were 106 serious casualties in 2004, an increase from 93 in 2003. (Cheshire West and Chester Integrated Transport Strategy Baseline Report 2009.
Rail
3.40 The area is also well served by rail transport with Chester being a key hub of rail services serving Crewe and beyond to London, Manchester and North Wales to Holyhead (including a 2 hour service to London). Ellesmere Port lines link the area to Wirral and Liverpool and give access to Liverpool John Lennon International Airport.
Cycling and Walking
3.41 Walking and cycling represent very important modes of travel at local level. Chester was designated as one of England’s cycling demonstration towns in 2008, and as such has access to significant financial resources to promote cycling in the city and the potentially the immediate surrounding area. Cycle Chester is a programme of works encompassing both soft and hard measures that will deliver dramatic improvements for Chester’s Green Infrastructure.
Minerals and Waste
3.42 There are currently no permitted minerals sites and no areas identified in the Cheshire Replacement Minerals Local Plan 1999 as Area of Search or Preferred Areas for future mineral extraction. There is one Preferred Site identified in the Cheshire Replacement Waste Local Plan 2007 for waste management facilities at Bumpers Lane, which is also identified in the Chester District Local Plan for B2 and B8 uses.
14 Cheshire West and Chester Local Development Framework | Topic Paper - Chester Water
3.43 It is essential to sustainable growth that both the water supply and the treatment of sewerage have sufficient capacity to deal with the new growth.
3.44 The main area of flood risk in the Chester area is focused around Chester City centre, although well maintained flood defences protect the City to a 1 in 200 year standard. Further east, undeveloped land in the Sealand Basin is at risk of flooding and part of this area is designated as an official flood storage area by the Environment Agency (Strategic Flood Risk Assessment, 2008).
Climate Change
3.45 In 2006 Chester had lower average consumption for domestic electricity and gas than Cheshire West and Chester but higher consumption of Economy 7 domestic electricity than England and Wales using 19% more. It had the lowest average consumption of ordinary domestic electricity of all the APBs. Chester used gas for 80% of its domestic energy supply, compared to 78% in England and Wales (Department for Business, Enterprise and Regulatory Reform).
Crime
3.46 Chester has the highest crime rate in Cheshire West and Chester. From April 2008 to March 2009, there were 102 recorded crime incidents per 1,000 population. Crimes counted include violent crime, theft, drug related offences, fraud and criminal damage (Management Information Unit, Cheshire Constabulary).
Education and skills
3.47 Chester has centres of education at Chester University, West Cheshire College and Chester Law School. The University of Chester offers a wide range of undergraduate and post graduate courses, and a site has already been allocated to cater for the expansion of the educational facilities at the University. West Cheshire College is a leading vocational college with three main campuses located in Chester, Ellesmere Port and Capenhurst, offering a flexible approach to tuition and work-based skills development. The College is currently engaged in a £70 million programme to provide two new high-quality campuses in Chester and Ellesmere Port to improve vocational opportunities for young people and adult skills (Cheshire Growth Point Programme of Development).
3.48 The Council has been reviewing education provision across Cheshire West and Chester as part of its Transforming Learning Communities programme.
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 15 4 Key issues
4.1 In the Place Survey 2008, 86% of people surveyed said they were satisfied with where they lived. Although Chester suffers from fewer problems than other parts of Cheshire West and Chester, there are still issues that need to be addressed.
4.2 A wide range of consultation and analysis has been undertaken by other departments within Cheshire West and Chester Council along with partnership organisations, to help identify the major issues and priorities. These issues include:
Improving standards of public highways and reducing traffic congestion. Reducing the level of crime, ensuring clean streets and access to health services. High population density – which means good access to services, but also increases pressure on services and facilities. Lack of activities for teenagers - leading to teenagers hanging around the streets was a big problem in local areas. Addressing high levels of crime – the recorded crime rate was 102 per 1,000 population the highest proportion of any APB. Providing the appropriate level of affordable housing to meet local need. Chester is an attractive place to live and house prices in Chester are higher than the national average. Addressing pockets of deprivation - Lache is the most multiply deprived area in Cheshire West and Chester. There are significant pockets of social and economic disadvantage in the areas of North and South Blacon where unemployment is high, household income is low, a high proportion of people claim benefits and educational achievement is low. Catering for an ageing population - Chester has a high proportion of elderly people. A high proportion of jobs are linked to the tourism sector and a key issue will be maintaining the strength of the visitor economy and the cultural offer of the area. Maintaining and enhancing vitality and viability of City centre, and local centres. Balancing flood risk with the regeneration priorities for the area. Protecting the special character of Chester as an historic city. Protection / enhancement of Green Belt, natural, historic and built heritage, balanced with accommodating growth for future needs.
Reducing Car Dependency
4.3 Chester APB had the lowest proportion of people travelling to work by car and the highest proportion satisfied with local bus services. The main priority for residents in relation to transport was improving standards of public highways and reducing traffic congestion. Additional development and growth in Chester would put higher demand on the existing infrastructure.
4.4 A successful policy intervention has been the Park and Ride strategy for Chester. There are four Park and Ride sites around the Chester area, providing a total of 3170 parking spaces. Park and Ride car parks are located at Upton (Chester Zoo), Sealand Road, Wrexham Road and Boughton Heath. The city's park and ride service is the fourth largest in the country, carrying over one million passengers per year. There may be scope to increase this provision in the future.
4.5 A key issue for Chester is that the urban area of the city extends into Wales. CWaC is a Growth Point area, with the emphasis on sustainable housing and employment growth. Chester could have potential for accommodating further growth which would put a higher demand on existing infrastructure. As part of the evidence base an, Intergrated Transport Strategy for Cheshire West and Chester is
16 Cheshire West and Chester Local Development Framework | Topic Paper - Chester currently in progress. All potential transport solutions will be explored in more detail through the Local Transport Plan and Infrastructure Plan.
Community Wellbeing
4.6 Crime and disorder and anti-social behaviour issues continue to dominate local concerns. Disorder and damage-related crimes tend to be committed disproportionately in particular locations such as town centres. Chester has the highest level of recorded crime of any APB in Cheshire West and Chester, largely as a consequence of its extensive retail and night time economies. When planning for development here, and in other similar locations, the Core Strategy needs to take account of the impact of allowing concentrations of certain types of uses, such as drinking establishments, on crime.
4.7 Designs which minimise the opportunities for crimes in all locations and all types of development should be maintained.
4.8 Adequate cultural, sport and activities are also essential to the quality of life for Chester residents and visitors to the City. This is linked into the tourist business which is essential to Chester’s economic success.
4.9 The provision of facilities for active sport and informal recreation are important towards encouraging healthier lifestyles. Increased walking and cycling can contribute towards reducing air pollution caused by traffic. Open space, recreation and the promotion of sustainable forms of transport are considered in their respective topic papers.
Addressing deprivation and maximising regeneration opportunities
4.10 In relation to addressing regeneration issues an area to the north and east of the city centre is currently designated as an Action Area in the Chester District Local Plan. Within this area a number of sites have either already been granted planning permission, are allocated for a preferred mix of uses or have been identified in various development briefs and not yet developed.
4.11 The North East Urban Action Area comprises brownfield sites that are located within the city centre in highly sustainable locations that are all easily accessible by sustainable modes of transport. The objective throughout the Action Area is to bring redundant, underused or environmentally degraded sites back into productive use for the environmental, social and economic benefit of the city. While much has already been achieved within the area, particularly along the Boughton Canal Corridor, there are remaining sites that offer potential with the right support and infrastructure in place.
4.12 Chester Renaissance is responsible for leading Chester’s major development projects and city centre enhancement - an ambitious £1.5 billion programme of new developments to ensure Chester’s position as a ‘must-see European destination by 2015’ and a key component of the future economic success of Cheshire West and Chester. Key Renaissance Projects include the Northgate Development, regeneration of the Railway lands area, Chester Station Gateway and redevelopment of Delamere Street area and public realm improvements.
BDP consultants have been commissioned by CWaC through Chester Renaissance, with partners including the North West Regional Development Agency and English Heritage, to prepare three linked studies: A Conservation Management Plan, Spatial Vision and Implementation Plan for the Cathedral Quarter working in close partnership with the Cathedral Chapter, the Cathedral Fabrics Commission for England and the Church Commissioners. The plan will look at the future of
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 17 the area around the Cathedral which contains many of Chester's finest buildings and open spaces yet is significantly under-used by residents and visitors. It is anticipated that this will eventually be brought forward for consultation as a development brief. A Chester Castle Area Spatial Vision to inform decisions on the future usage of the Castle, its grounds and associated buildings, the parade ground and Little Roodee. The vision will suggest ideas to open up one of Chester’s most prominent landmark areas to much wider use. A Rows Management Plan, incorporating a Conservation Management Plan, to identify ways to help make the Rows better used and preserved into the future. The Plan has links to the city centre health checks.
4.13 Chester Roman Amphitheatre is a unique development opportunity to make the most of the newly learnt story of what was Britain’s most important Roman amphitheatre. Chester Rows are uniquely vulnerable, both because of small cumulative changes, or large scale catastrophes such as fire. Work is underway to identify and realise new developments in and around the city centre that will increased its attractiveness to visitors. (See Design and Heritage Topic Paper)
4.14 Chester has had significant success in bringing forward development on many city centre regeneration sites. The areas Growth Point proposals will provide a valuable opportunity to consolidate development within the City centre sites, whilst also looking for wider regeneration opportunities within West Cheshire as Chester still has issues around deprivation. Evidence shows that Blacon and Overleigh wards are ranked in the 2% most deprived in England.
4.15 A number of sites have been identified in the Blacon Vision and Action Plan and emerging Blacon Gateways Study, which are part of a wider social, physical and community regeneration for Blacon instigated by the Blacon Neighbourhood Management Pathfinder programme 2002-2009. The Growth Point initiative will allow us to build on the regeneration work already underway in these communities. For example, the Blacon Vision and Action Plan sets out a long term strategy for the regeneration of the area and identifies a number of key projects, including the redevelopment of Blacon Parade. The Plan sets out a long-term strategy for the regeneration of the area and identifies a number of key projects, and Growth Point funds would allow the comprehensive redevelopment of this area, providing new homes, shops and community facilities.
4.16 The Council has a commitment to supporting the regeneration of deprived communities and bringing brownfield/underused sites back into use. These regeneration projects may be managed and delivered through other partners. However, the planning system has a role in supporting these regeneration initiatives and where possible, identifying sites to be developed for alternative uses.
4.17 Within CWaC regeneration priority areas have been identified as Chester Renaissance, Weaver Valley, Ellesmere Port and the Rural area. An important issue will be the way in which the Core Strategy can support these regeneration initiatives. There may be opportunities to link deprived areas to new housing and employment development. It will be important to consider the links between job opportunities, relevant education and training initiatives and the up-skilling of the local workforce (This issue is also considered under the Employment Topic Paper).
Vitality and Viability of the City Centre
4.18 Chester is a sub regional shopping centre and it should continue to be the focus for retail, tourism, leisure and other town centre uses. It is important to recognise increasing competition, both from within the retail sector and from major developments outside the APB area. Failure to respond to such pressures could potentially impact on the vitality and viability of the centre. The issue is how
18 Cheshire West and Chester Local Development Framework | Topic Paper - Chester to accommodate future demand for comparison shopping to secure the future vitality and viability of the town centre. (This issue is considered under the Retail Topic Paper).
Balancing flood risk with the regeneration priorities for the area.
4.19 It is essential to sustainable growth that both the water supply and the treatment of sewerage have sufficient capacity to deal with the new growth. The main area of flood risk in the Chester area is focused around Chester City centre, although well maintained flood defences protect the City to a 1 in 200 year standard. Further east, undeveloped land in the Sealand Basin is at risk of flooding and part of this area is designated as an official flood storage area by the Environment Agency (Strategic Flood Risk Assessment, 2008). A key issue will be how the Core Strategy will tackle the issue regarding the pressure for development and regeneration within areas at risk of flooding. (This issue is considered under the Water Topic Paper).
Improving access to services and employment
4.20 The City has been successful in developing Chester Business Park as a high quality prestigious business location, which has now been completed.
4.21 Saighton Camp is a site that has been identified for development in the previous Chester Local Plan and whilst currently unallocated, it has significant potential to accommodate new growth and development. (This issue is considered under the Strategic Sites Topic Paper).
4.22 The Employment land Review (October 2009) identifies the following local issues for Chester:
Need further feasibility work on the Bumpers Lane allocation. Identified shortfall of employment land (approx 65ha). Focus should be city centre sites ('Chester Central' Strategic Regional Site) in the short to medium term. Towards the end of the plan period there may be a need for an additional business park/industrial development.
4.23 During the Core Strategy timeframe, there may be a need for alternative sites to be identified for business development in the areas where there is a potential shortfall of land. The Employment Land Review suggests that in the longer term there may be a requirement for a new business park in Chester, although the preference in the short term would be to develop more central, sustainably located sites. Any proposals for a new business park would need to be considered in the context of RSS policies and have clear evidence of need/demand for additional employment development. This may require a review of Green Belt around Chester and exceptional circumstances would need to be demonstrated to justify the release of green belt in line with PPG2. (This issue is also considered under the Employment Topic Paper ).
4.24 The NWDA has identified Chester Central as a strategic regional site. The emphasis in this location would be to attract high value users in line with the ERDF programme. Sites should be clustered around sustainable transport nodes (i.e. Chester Railway station). The Chester Rail Gateway Study (GVA Grimley 2009) has explored potential options for delivering the strategic regional site in central Chester. The findings propose a new business district for Chester and two potential locations are considered. Through Chester Renaissance, further assessment of potential sites is taking place and a masterplan will be developed to consider future deliverability. A key issue for the Core Strategy will be to consider how the role of Chester Central can be supported through the planning system.
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 19 The extent to which 'Central Chester' meets the criteria in RSS policy W2 will need to be tested through the LDF.
4.25 The Council has a commitment to supporting the regeneration of deprived communities and bringing brownfield/underused sites back into use. These regeneration projects may be managed and delivered through other partners. However, the planning system has a role in supporting these regeneration initiatives and where possible, identifying sites to be developed for alternative uses.
4.26 Within CWaC regeneration priority areas have been identified as Chester Renaissance, Weaver Valley, Ellesmere Port and the Rural area. An important issue will be the way in which the Core Strategy can support these regeneration initiatives. There may be opportunities to link deprived areas to new housing and employment development. It will be important to consider the links between job opportunities, relevant education and training initiatives and the up-skilling of the local workforce (This issue is also considered under the Employment Topic Paper).
Enhancing facilities for young and old people
4.27 Chester has over a third of the population of 20-24 year olds and 3 in 10 of those aged 25-34 in CWaC. Chester APB has over a quarter of the 75+ age group in Cheshire West and Chester.
4.28 Chester has some of the highest proportions of younger people in the Borough and some of the highest proportion of older people. People have different needs and aspirations throughout their lives and therefore ensuring that the needs of people in all areas are met is a key challenge in this area.
Providing for the housing needs of the population, including affordable housing
4.29 Chester is an attractive place to live and house prices in Chester are higher than the national average. In 2006 the average property price was £186,616. 18% of households were occupied social rented accommodation. Current affordable housing delivery rates had fallen well short of need identified in existing surveys. In the Planning RSVP residents survey 2006 the majority of residents felt that the urban area would benefit from additional housing. Large houses and apartments were considered to be the least beneficial types of development for Chester.
4.30 Chester’s population has the most young residents; the area had a third of those aged 20-24 reflecting the fact that Chester City has a university. Concentrations of Houses in Multiple Occupation (HMOs) is a particular issue in parts of Chester, where there are large numbers of students living close to the University. (These issues and the location of new development are considered in the Housing Topic Paper).
Green Belt
4.31 The Chester APB area is surrounded by Green Belt and many areas have further existing designations protecting their special characteristics.
4.32 Green Belt is land that is protected from being built on, with the aim of maintaining open countryside and limiting the spread of development into it. Policies on Green Belt land do, however, allow for limited development in certain circumstances, other development outside these limited categories is strictly controlled and where permitted has to be justified by `very special circumstances’. Currently, the Regional Spatial Strategy policy (Policy RDF4) does not allow any strategic changes to the boundary of the Green Belt before 2011 and after 2011 there is a presumption against substantial strategic change. RSS also states that the Regional Planning Body. Together local authorities and
20 Cheshire West and Chester Local Development Framework | Topic Paper - Chester other partners, should investigate the need for any Green Belt change. However there is provision to identify non strategic boundary changes which can be considered through the Core Strategy. There are no proposals to change the boundary at present, although this issue may need to be looked at, and informed by the emerging evidence base e.g. the Strategic Housing Land Availability Assessment.
Chester Zoo
4.33 Proposals are emerging at Chester Zoo under the working title of `Natural Vision’ which would involve extending the footprint of the Zoo into the Green Belt and the remodelling of the existing zoological gardens. The Zoo is proposing a £225m investment based on a 15 year masterplan. Over this period the emerging proposals will provide for a new hotel, entrance complex, education centre and conservation college, new access road and extended public transport and car parking. The first phase includes a rainforest biodome integrating rare animals and tropical plants in a unique visitor experience called "Heart of Africa". The Zoo is proposing to submit planning application to the Council in Autumn 2009. Chester Zoo has been located at Upton for 80 years and employs 500 people. It is identified in the North West Regional Tourism Strategy as a 'Signature Project' and part of the 'attack brand for Cheshire West and Chester, identifying its important role in the regional economy.
Protecting the special character of Chester as an historic city
4.34 The built environment and heritage of Chester is one of the reasons for its appeal. In the Planning RSVP residents survey 2006 protecting Chester historic buildings were identified as being the most important issue for Chester. The Listed Buildings, locally listed buildings and conservation areas within Chester APB make a significant enhancement to the image of the area and should be preserved and enhanced. The improvement and quality of the public realm is also a key issue. New development can, and should have a positive impact on the character of the existing environment. The Core Strategy needs to recognise the historic environment and secure high quality design which reflects local distinctiveness. (These issues are considered under the Design and Heritage Topic Paper).
Cheshire West and Chester Local Development Framework | Topic Paper - Chester 21 5 Definitions/glossary
Affordable Housing - Affordable homes encompasses the range of both subsidised and market housing specifically designed for those unable to compete in the housing market.
Green Belt - A defined area of land, largely rural in character, which is adjacent to the main urban areas and which is protected from development by permanent and severe restrictions on building. The emphasis is on restricting the sprawl of urban areas, preventing the coalescence of neighbouring towns and preserving the individual character of settlements, although a green belt may also provide suitable locations for recreational development.
Chester Renaissance - The Chester Renaissance programme of new development and city centre improvements will make Chester a must-see European city by 2015.The Renaissance will ensure the city is a wonderful place for people to live in, visit and an outstanding setting for business.
Strategic Flood Risk Assessment - A study looking at the potential flood risk areas across West Cheshire.
Strategic Housing Land Assessment - Strategic Housing Land Availability Assessments are a key component of the evidence base to support the delivery of sufficient land for housing to meet the community’s need for more homes. These assessments are required by national planning policy,set out in Planning Policy Statement 3: Housing (PPS3).
The North East Urban Action Area - Comprises brownfield sites that are located within the City Centre in highly sustainable locations that are all easily accessible by sustainable modes of transport.
22 Cheshire West and Chester Local Development Framework | Topic Paper - Chester