01 Road, INTRODUCTION

This drawing is the property of FPCR Environment and Design Ltd and is issued on the condition it is not reproduced, retained or disclosed to any unauthorised person, either wholly or in part without written consent of FPCR Environment and Design Ltd.

THE SITE Ordnance Survey material - Crown Copyright. All rights reserved. Licence Number: 100019980 (Centremapslive.com) Introduction Gladman Developments Ltd have successfully invested in communities throughout Site Boundary the UK over the past 25 years, developing high quality and sustainable residential, commercial and industrial schemes. A process of public consultation is being undertaken by Gladman Developments Ltd. in order to present the emerging development proposals for Macclesfield Road, Congleton to the local community. We are proposing a residential development of up to 170 new homes, together with new open space and planting.

The purpose of this public consultation process is to outline the details of the draft scheme and seek comments from the local community which will be considered before the outline planning application is lodged with East Council.

Site Description The site is located to the north of Congleton, situated along Macclesfield Road. The site extends to 7.49 hectares and comprises 4 fields, three smaller fields to the east, and a larger field wrapping around the woodland at Cranberry Moss. The site slopes generally from a high point in the west to a low point in the north east. To the west of the site, woodland at Cranberry Moss and within the grounds of Eaton Cottage, combine to create a strong screen along this edge. To the north, woodland around an existing quarry wraps around the site. To the south, Macclesfield Road is relatively busy, with the A34 to the north west. New housing at Westlow Heath is under construction to the immediate west of the site. The long distance footpath follows Macclesfield Road (on the eastern side) as it passes the site. Planning Context The Local Plan Strategy was adopted in July 2017 and sets out the client overall planning strategy for development in the Borough, guiding development Site Location Plan Gladman Developments project until 2030. However, a number of saved policies from the Macclesfield Borough Macclesfield Road, Local Plan (MLP), Cheshire Waste Plan and Cheshire Minerals Plan will continue THE APPLICATION Congleton drawing title to apply until Part 2 of the Local Plan, namely the Site Allocations and Develop- fpcr SITE LOCATION

ment Policies DPD (SADPD) has been adopted. scale drawn issue date N NTS @ A3 CA / KMN October 2018 Application Type & Submission Date drawing / figure number rev

The Need for New Housing FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 f: 01509 674565 e: [email protected] w: www.fpcr.co.uk Figure 1 A masterplanning environmental assessment landscapeGladman design urban Developments design ecology architecture Ltd. arboriculture intends on submitting an outline application for up to 170 new DRAFT Every Council is required by the Government to boost significantly the supply of K:\8400\8426\LANDS\LVIA\8426 Figures [D].indd homes to Cheshire East Borough Council in the autumn / winter of 2018. This would establish the housing and to make planning decisions in light of a ‘presumption in favour of principle of development and determine the access arrangements. All other details would form sustainable development’. Approval of this scheme will make a significant contri- part of subsequent applications if planning approval is given. bution in addressing housing supply within the local authority. Suitability of the Site for Development? Development Proposals The proposed Congleton Link Road, once built, will run to the north of the site • Up to 170 new homes; linking to Macclesfield Road to the north east of the site via a roundabout. The • Proposed new access point via a new junction off Macclesfield Road and the proposed Bypass would sit in an elevated position to the site along an embankment. The site Congleton Link Road along the site’s eastern boundary; would lie within close proximity to the link road, serving as a logical continuation of the housing to the north west of the development. Congleton offers a wide range • Provision of new Public Open Space; of local services and facilities and the site is well connected to Macclesfield via • New footpath/ cycle links across the site improving connectivity to the wider footpath net- the Macclesfield Road (A536) with connections to the wider road network, linking work including the Dane Valley Way Long Distance Walking Route that runs along Mac- to Manchester and Birmingham via the M6. There are good rail connections from clesfield Road; Congleton Train Station to Manchester and Birmingham (via Stoke-on-Trent). • Retention and improvement of landscaping to enhance the site and its boundaries; and • Provision of attenuation basins and equipped areas of play. 02 Macclesfield Road, Congleton HISTORIC CONTEXT

HISTORIC MAPS There is no written record of a settlement at Congleton prior to its mention in the Domesday Book of 1086 as Cogeltone at which time it was a hamlet with a Norman manor house. Over the centuries its importance as a settlement grew and was given a charter in 1272 and the right to hold weekly markets and fairs in 1282, growing from then on into a busy market town. Although Congleton suffered damage from flooding in 1451, it recovered and a grammar school was built by the 16th century. During the 16-17th centuries the town was known for bear baiting, consequently becoming known as beartown. St Peter’s church was built in 1742 and a silk mill was built in 1752, becoming an important industry in the town under John Clayton. The market town grew rapidly during the 19th century with a population of over 10,000. The silk industry grew during the 19th century, suffering decline during the latter part of the 19th century. Improvements to amenities occurred during the 19th century with the emergence of gas lighting, railway, the town hall and cottage hospital (now replaced by War Memorial Hospital), Congleton Park and the waterworks. These improvements continued into the 20th century including the opening of the sewage works, building of council houses, and the provision of a swimming pool, library, leisure centre and theatre in 1986. During the 20th century, population grew rapidly amounting to approximately 22,000 by the 1971 consensus, with a current population estimated at around 29,000.

The mapping period illustrated below spans 121 years from 1897 to present day. The road layout including Macclesfield Road and Congleton Road, as well as the network of lanes, has remained essentially unaltered, as has the field pattern and extent of vegetation cover. However, by 1953-1954 woodland associated with Eaton Hall (currently the quarry site) reduced markedly to incorporate larger agricultural fields to the eastern edge of the woodland within which the site sits. Settlement growth is sporadic over much of the mapping period including isolated farmhouses and pockets of development concentrated around crossroads. Settlement at Buglawton and at the cross roads between Giantswood, Manchester Road and Macclesfield Road is evident from the earliest mapping period as are remnants of disused silk mills along the , Eaton Hall and Christ Church in Eaton.

By 2002, the settlement appears to have expanded dramatically along the major road corridors, with a marked increase in settlement at Buglawton and Eaton, including light industry. The River Dane and remains unaltered during the mapping period, the course of the former denoted by a dense vegetation belt.

Site Details: Site Details: Site Details:

Client Ref: 38429 Client Ref: 38429 Report Ref: CMAPS-CM-715141-38429-250518 Report Ref: CMAPS-CM-715141-38429-250518 Client Ref: 38429 Grid Ref: 386428, 364960 Grid Ref: 386428, 364960 Report Ref: CMAPS-CM-715141-38429-250518 Grid Ref: 386428, 364960 Map Name: County Series Map Name: County Series N N Map Name: County Series Map date: N Map date: 1897 1910-1911 W E W E Map date: 1938 Scale: Scale: 1:10,560 1:10,560 W E Scale: S 1:10,560 Printed at: S Printed at: 1:10,560 1:10,560 S Printed at: 1:10,560

Produced by Produced by Groundsure Insights Groundsure Insights Produced by www.groundsure.com www.groundsure.com Groundsure Insights www.groundsure.com Supplied by: Supplied by: www.centremapslive.com www.centremapslive.com Supplied by: [email protected] [email protected] www.centremapslive.com [email protected] © Crown copyright and database rights 2018 Ordnance Survey 100035207 © Crown copyright and database rights 2018 Ordnance Survey 100035207 Production date: © Crown copyright and database rights 2018 Ordnance Survey 100035207 Production date: 25 May 2018 25 May 2018 Production date: 25 May 2018 Map legend available at: Map legend available at: www.groundsure.com/sites/default/files/groundsure_legend.pdf www.groundsure.com/sites/default/files/groundsure_legend.pdf Map legend available at: 1897 1910-1911 1938 www.groundsure.com/sites/default/files/groundsure_legend.pdf

Site Details:

Client Ref: 38429 Report Ref: CMAPS-CM-715141-38429-250518 Grid Ref: 386428, 364960

Map Name: Provisional N Map date: 1953-1954 W E Scale: 1:10,560

S Printed at: 1:10,560

Produced by Groundsure Insights www.groundsure.com

Supplied by: www.centremapslive.com [email protected] © Crown copyright and database rights 2018 Ordnance Survey 100035207 Production date: 25 May 2018

Map legend available at: 1953-1954 www.groundsure.com/sites/default/files/groundsure_legend.pdf2002 2018 03 Macclesfield Road, Congleton EXISTING LOCAL CHARACTER

SITE AND LANDSCAPE

Hedgerow along Site Existing vegetation along Undulating landform eastern boundary with Existing vegetation along Site & Setting site boundary within site Macclesfield Road Existing Field Gate site boundary Macclesfield Road The site comprises four agricultural field parcels, enclosed by mature vegetation. The site generally slopes from a high point in the west to a low point in the north east. The site is substantially screened to the west by woodland at Cranberry Moss and that associated with Eaton Cottage. Similarly, woodland around an existing quarry encloses the site to the north. Macclesfield Road bounds the site to the east along which runs the Dane Valley Way. Moss Road runs along a section of the site’s western boundary and the A34 is located within close proximity to the north west of the site. New housing at Westlow Heath VIEWPOINT 1: View west across the site from the Dane Valley Way which runs parallel with Macclesfield Road adjacent is under construction to the immediate west of the site. to the site’s eastern boundary. Hedgerow along site’s western boundary with Vegetation associated Site Existing field Radio Mast on Edge of the Peak Vegetation within Visual Environment Moss Lane with edge of quarry gate Sutton Common District National Park Cranberry Moss The site is enclosed to the west by woodland at Cranberry Moss as well as that associated with Eaton Cottage. Woodland associated with the existing quarry wraps around the site enclosing it from views to the north. There are views from the site towards busy road corridors within close proximity to the site, namely Macclesfield Road which runs along the site’s eastern boundary and the A34 located to the north west of the site. Moss Road is a quieter lane which runs adjacent to the site’s western boundary. New Housing at Westlow Heath is under VIEWPOINT 2: View north east across the site from Moss Lane as it passes adjacent to the existing field gate along the construction and lies to the west of the site. There are a number of site’s western boundary. long distance views to the north and east of the site. From the north Approximate Site Location Quarry to north of site western part of the site, there are filtered views towards the distinctive ridgeline located within the National Park, to the east of Congleton. The radio mast at Sutton Common forms a distinctive landmark located approximately 7km to the north-east. From the centre of the site there are wide views towards Bosley Cloud, located approximately 4km to the south east. The proposed Congleton Link Road will form a strong defensible boundary to the north of the site and will create a new logical eastern extension to Congleton.

VIEWPOINT 3: View looking north-west from Bosley Cloud from along the Way & . Local Building Styles The town contains a wide variety of building types, ages and materials. Below and left: Examples of modern and traditional built form and materials typically used within the surrounding area. The The local vernacular is therefore characterised by a mixture of styles proposals will seek to reflect the existing built character so as to create an appropriate and sympathetic development in keeping with the character of the site and its context. and uses both modern and traditional building materials. These are considered in more detail by Cheshire East Design Guide SPD, adopted 2nd May 2017 Volumes 1 & 2. External walls are typically brick and render with localised areas of stone. Timber is used selectively for decoration and stone often appears on higher status buildings. There are a number of surviving medieval timber framed buildings in Sandbach, Congleton and surrounding villages. Slate is the predominant material for roofing. Typical boundary treatments include brick walls, railings and hedging. Rubble stone walling can be seen in Macclesfield and Congleton and surrounding villages. New housing within Westlow Heath Development on Homestead Drive off Terraced housing on Macclesfield Road, Eaton. Manchester Road, Congleton.

Cottage on Manchester Road, Congleton. Modern housing at Galloway Green off Macclesfield Road, Congleton. Semi detached brick and slate housing on Manchester Road, Congleton. Bungalows on Manchester Road , Congleton. 04 Macclesfield Road, Congleton SITE ANALYSIS

LOCAL SERVICES AND FACILITIES

The site is in a sustainable location with good access to the town centre, local services and facilities. These include a number of shops, supermarkets, restaurants and cafes, a leisure centre and library, places of worship and healthcare centres. Community facilities such as Congleton leisure centre, library, in addition to attractions such as the town’s museum and historic bath house, ensure that there are plenty of opportunities for leisure and entertainment. Congleton Park and Astbury Mere Country Park provide outdoor recreational space and facilities. A primary and secondary school are also located within 1km of the site.

The plan and key below show a range of existing local services and facilities that are located within 400m, 800m and 2km of the site.

Key

Site Boundary

400 metre distance offset from site

800 metre distance offset from site

2km distance offset from site

Bus Stops

Train Station

Place of Worship

1 Primary Schools

2 Secondary Schools

Post Office & Convenience Store

Police Station

Hospital/ Health Care Facility

Historical / Tourist Attraction

Shops / Retail

1 Eateries / Cafes / Pubs

2 Bed and Breakfast

Community and Leisure Facilities

1 Fire Station

Entertainments / Cinema

1 N

1

1 1 05 Macclesfield Road, Congleton SITE ANALYSIS

KEY CONSIDERATIONS The assessment of the site and its surroundings has identified a number of features which should be protected, retained and enhanced as part of the development proposals for the site. These considerations provide the opportunities and constraints for development and have been used to inform the preparation of the Framework Plan.

N Woodland to edge of Quarry EXISTING AGRICULTURAL LAND

+120m

Macclesfield Road Indicative route of the Dane Valley Way Congleton Link Road Consented Scheme

+115m

Ecological Area

EXISTING

+110m AGRICULTURAL LAND +110m

Cranberry Moss

Consented Residential Scheme for up to 242 new homes at Moss Farm Under Construction [Application Ref: 14/4452C]

Eaton Macclesfield Road Moss Cottage Dane Valley Way Cottage

River Dane

Havannah Ln EXISTING AGRICULTURAL LAND

Existing Public Existing Roads Contours Site Boundary Rights of Way +110m Low Point of site

Existing Water Features Services & Utilities * Potential location for Existing development Local Views attenuation basin

Existing Access Points Potential vehicular Existing vegetation Long Views * High Point of site access point 06 Macclesfield Road, Congleton FRAMEWORK PLAN

WOODLAND TO EDGE N OF QUARRY VIEWPOINT PROPOSED SEATING AREA BUFFER PLANTING TO PROVIDE

SCREENING FROM EXISTING AGRICULTURAL LINK ROAD LAND PROPOSED PONDS

PROPOSED PLAY & SUDS WITHIN AREAS OF POS

Macclesfield Road INDICATIVE ROUTE OF THE CONGLETON LINK ROAD Dane Valley LDWR CONSENTED SCHEME

ECOLOGICAL AREA

RETAINED TREES

ACCESS TO SITE OFF LINK ROAD OPPORTUNITIES FOR HABITAT CREATION & LINKS THROUGH SITE Moss Lane

CRANBERRY MOSS EXISTING AGRICULTURAL LAND

ECOLOGICAL BUFFER

RETAINED TREES WITHIN POS CONSENTED RESIDENTIAL SCHEME FOR UP TO 242 NEW HOMES AT MOSS FARM UNDER CONSTRUCTION [APPLICATION

EATON Macclesfield Road MOSS COTTAGE COTTAGE Dane Valley LDWR

R. Dane

Havannah Ln DESIGN PRINCIPLES The assessment of the site and its setting has helped to inform the preparation of a Development Framework for the site. A number of design principles have influenced the development proposals for the site. These principles include:

1. Respecting local character and to retain and enhance views, including views from footpaths 5. Establishing a legible environment, with a choice of interconnecting attractive streets and and road corridors in close proximity to the site and from adjacent housing; pedestrian routes which provide excellent connectivity across the site into both Congleton and the surrounding countryside; 2. Delivering a high quality “place” which is sustainable, safe, and attractive; 6. Proposed attenuation ponds will be located to take advantage of the natural contours of the site 3. Providing a mix of housing - approximately 170 new dwellings, offering 2-5 bedroom and the areas surrounding them, to be managed for biodiversity benefits; properties, comprising a range of house types from linked townhouses to detached properties which can respond to local housing need; 7. Ensuring well designed pedestrian links with surrounding settlements;

4. Ensuring well designed development which respects the setting and appearance of Congleton 8. Providing an integrated network of public open spaces, including formal and informal play and adjacent buildings; provision and amenity space. 07 Macclesfield Road, Congleton HAVE YOUR SAY

HAVE YOUR SAY Your comments and suggestions will be taken into account when formulating the final planning application submission. All comments and feedback will be provided to the Local Planning Authority as part of the planning application.

Once a planning application has been submitted you will also be able to make further representations to Cheshire East Council who will take these into account before making their decisions on the planning application.

You can keep up to date on progress using our dedicated website which provides further information and includes an online feedback form for making comments:

Thank you for taking time to view our proposals.

Comments can be sent via:

You can respond by email: www.your-views.co.uk/Congleton How do I comment?

You can respond by email: PROPOSED RESIDENTIAL DEVELOPMENT ON LAND NORTH OF CONGLETMACCLESFIELDON [email protected] ROAD, (using Congleton as the subject line) PUBLIC CONSULTATION

You can respond by post:

Your Views - Congleton Gladman Developments Ltd. Gladman House Alexandria Way Congleton CW12 1LB

Gladman consider all correspondence received and our response to the issues raised will be set out in a Statement of Community Involvement (SCI). As part of a planning application, Gladman submit to the Local Planning Authority a complete copy of all correspondence received (including any details such as your name, address and email where you have provided them). This ensures all your comments are available to the Council during the consideration of an application and shows who we have consulted. As the SCI forms part of the formal application documents, the Council may publish it online, subject to their own Data Protection policies. Should the application be the subject of an appeal, the same information will be forwarded to the Planning Inspectorate. If further consultation is carried out as part of the planning process, Gladman may use your details to make you aware of this and to ask for your views, but will not use this information for any other purpose.