Land off Station Road, Delamere Proposals for New Residential Development Design and Access Statement February 2014 Prepared For Copyright and Non-Disclosure Notice Steve Melligan The contents and layout of this report are subject to copyright Strategic Land Manager owned by AMEC (©AMEC Environment & Infrastructure The Crown Estate UK Limited 2014) save to the extent that copyright has been legally 16 New Burlington Place assigned by us to another party or is used by AMEC under licence. London W1S 2HX To the extent that we own the copyright in this report, it may not be copied or used without our prior written agreement for any purpose other than the purpose indicated in this report. Prepared By AMEC E & I UK Ltd. The methodology (if any) contained in this report is provided to Gables House you in confi dence and must not be disclosed or copied to third Kenilworth Road parties without the prior written agreement of AMEC. Leamington Spa Disclosure of that information may constitute an actionable breach Warwickshire CV32 6JX of confi dence or may otherwise prejudice our commercial interests. Any third party who obtains access to this report by any means will, in any event, be subject to the Third Party Disclaimer set out below. Main Contributors Michael O’Connell Third-Party Disclaimer Any disclosure of this report to a third party is subject to this Issued By disclaimer. The report was prepared by AMEC at the instruction of, and for use by, our client named on the front of the report. It does not in any way constitute advice to any third party who is ...... able to access it by any means. AMEC excludes to the fullest extent Michael O’Connell lawfully permitted all liability whatsoever for any loss or damage howsoever arising from reliance on the contents of this report. We do not however exclude our liability (if any) for personal injury Approved by or death resulting from our negligence, for fraud or any other matter in relation to which we cannot legally exclude liability.
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Doc Reg No. 21695-rr099 Contents
Evaluation and Introduction The Landowner Site and Context Appraisal 1 2 and their Vision 3 4 Design Response Purpose and Scope The Landowner 6 Location 10 Biodiversity 23 Evaluation - of this Statement 2 Development Constraints Development Vision 7 Site Description 10 Historic Environment 25 and Opportunities 36 Development Proposals 3 Design Response 39 The Application Process 4 Surrounding Area 11 Flood Risk and Drainage 26 Design Response Structure of this Topography 13 Land Quality 27 Statement 4 - Site Access 40 Geology / Ground Condition Utilities 28 13 Noise 28 Transport and Site Access 14 Local Design Context: Accessibility to Facilities 18 Character and Building and Services Vernacular 29 Landscape and Visual Context 19 Planning Policy 31
5 Evolution of the Design and 7 A Sustainable Phasing and Summary and Design Process 6 Access Proposals Neighbourhood 8 Implementation 9 Conclusions Consultation with and Building for Life the Local Planning Masterplan Overview 54 Phasing Approach 74 Summary and Authority and Conclusions 76 Key Stakeholders 44 Land Uses and Amount 56 A Sustainable Implementation 74 Neighbourhood 72 Parish Councils 44 Development Form and Structure 60 Building for Life 72 Community Consultation 46 Development Scale 62 Key Issues Raised and Design Response 47 Appearance and Character 63 Landscape and Open Space Strategy 65 Access and Movement 68
1
Introduction 2INTRODUCTION
The structure and content of this DAS also accords with Introduction ‘Guidance on Information Requirements and Validation’ published by the Department for Communities and Local Government (March 2010) and guidance from the Commission on Architecture and the Built Environment Purpose and Scope of Statement (CABE) ‘Design and Access Statements: How to write, read and use them’ (reprinted 2007). This Design and Access Statement This Statement should be read in conjunction with other (DAS), which has been prepared documents which have been prepared and submitted by AMEC on behalf of The Crown to Cheshire West and Chester in support of the outline Estate, is submitted in support of planning application, including the Planning Statement (including Draft Heads of Terms), Statement of Community the outline planning application for Involvement and the following technical evidence: up to 180 dwellings and associated • Planning Application drawings; development (‘the Application’) on • Transport Assessment; land off Station Road, Delamere (the Application Site). • Travel Plan; • Landscape and Visual Assessment; The Statement explains what has infl uenced development This Statement has been prepared in accordance with the • Flood Risk Assessment; proposals for the Application Site and how the proposals requirements of: have evolved. Using chosen design principles and selected • Ecological Appraisal and Bat Survey; design parameters (governing the amount of development, • Article 4 of The Town and Country (Development Utilities Statement; its layout, scale, landscaping and appearance) the Management Procedure) (England) (Amendment) • Statement illustrates how the scheme might look once Order 2013; • Land Quality Assessment; constructed and how issues relating to access have been • Initial (Stage 1) Remedial Options Appraisal; addressed within the fi nal scheme design. • Article 4C of The Town and Country Planning (General Development Procedure) Order 1995 (as amended); • Heritage Statement; According to the National Planning Policy Framework and (DCLG, 2012): • Sustainability Statement; • Articles 62 (5) and 327A of The Town and Country • Employment Land Study “Good design is a key aspect of sustainable development, Planning Act 1990. is indivisible from good planning, and should contribute • Leisure and Tourism Market Assessment positively to making places better for people.” • Tree Survey; and The purpose of the Statement is therefore to explain the • Topographical Survey. design process behind the submitted scheme and to inform the subsequent Reserved Matters (‘detailed’) planning applications for the Site. I NTRODUCTION 3
Development Proposals Based upon the Ordnance Survey Map with the permission of the Controller Land reserved Residential Enhanced of Her Majesty’s Stationery Offi ce. Outline planning permission is sought for residential © Crown Copyright. AMEC UK Ltd. development. With the exception of vehicular access, all for potential new Main Street Tree Belt AL 100001776 access to Delamere other matters (e.g. details of appearance, landscaping, Golf Club Application site boundary layout and scale) are reserved and will be submitted at a later date as part of Reserved Matters applications, which will be evaluated against the design principles and Retirement Accommodation parameters set out in this Statement.
The development proposals comprise:
• Demolition of all existing vacant and redundant buildings on site;
• Site remediation works and ground remodelling; Proposed • Construction of up to 180 residential dwellings and new access Allotments associated car parking;
• Construction of a vehicular access off Station Road (B5152); Lanes and Shared Surfaces • Provision of areas of formal and informal green spaces open space including children’s play areas and allotments; Flood compensation • Retention of the wooded areas on the Site’s Enhanced areas peripheries, with new tree planting and structural Tree Belt landscaping; Former • Construction of new footpaths and their connection to hardstanding area adjoining networks; and replaced with new public open space / SUDs area • Provision of new and/or improved services, utilities and drainage infrastructure works (including sustainable surface water attenuation and control) and other Illustrative Masterplan 4INTRODUCTION
ancillary works. comment on development proposals for the Site. Structure of this Statement The Application Process The DAS is structured as follows: The design proposals for the Site have evolved into Section 6 - Design and Access Proposals the current proposals as a result of technical work and This section sets out the design proposals for the Section 1 - Introduction discussions with the local planning authority and statutory development in the form of an Illustrative Masterplan that This section outlines the Statement’s purpose, scope and consultees, plus dialogue with and feedback from Parish is underpinned by ‘parameter plans’ (covering use, mix structure. Councils, and the local community. and amount of development, character areas, scale and massing, landscape design, materials, appearance and The proposals set out in this outline planning application Section 2 -Vision access). are illustrative but aim to provide a structure for the key This section sets out the overarching vision for the future components of the scheme. development of the Site. Section 7 - A Sustainable Neighbourhood Following grant of outline consent, the chosen developers This section provides an overview of the key sustainability of the Site will submit ‘reserved matters’ applications for Section 3 - Site and Context Appraisal considerations that underpin the proposed Illustrative approval to the Local Planning Authority. These applications This section provides a description of the Site, its history Masterplan. will be more detailed in terms of appearance, layout and and current character, and appraises the Site in terms of its scale, and will provide further opportunity for the public to physical, social, economic and planning policy context. Section 8 - Phasing and Implementation This section outlines the proposed phasing of the Section 4 - Evaluation and Design Response development and the next steps to be taken in respect of This section evaluates information provided in Section 3 the planning process. and identifi es the opportunities and constraints that have informed the development proposals. The design Section 9 - Summary and Conclusions principles and concepts that have been applied to In this fi nal section, a brief summary of the DAS is presented particular aspects of the proposal are also explained. and the Statement is concluded.
Section 5 - Evolution of Design Proposals The appendix provides an overview of the key design and This section outlines the stakeholder and community access principles and an assessment of how the proposed consultation that has been undertaken in advance of, and development performs against ‘Building for Life’ criteria; the as part of, the planning application process. It identifi es industry standard that is endorsed by Government for well- issues raised in relation to the initial design proposals. designed homes and neighbourhoods. Where confl icting issues have arisen in terms of the Site’s design, an explanation is provided on how they have been resolved and, based the principles of good design and This Statement should be read alongside the contents of access, what decisions have been taken and why. the outline planning application pack. 2
The Landowner and their Vision 6VISION The Landowner The Delamere Estate Tarmac Lafarge, who are the minerals tenant on the Applicant’s Delamere Estate, has recently sought planning permission to merge the two main minerals extraction About The Crown Estate areas to provide one comprehensive operation and a restoration plan for the Crown Farm area. The former Marley On behalf of the nation, The Crown Estate manages a highly works, which has been vacant since 2006, does not form diverse £6 billion property portfolio across the UK. The part of Tarmac Lafarge’s plans and The Crown Estate is keen Crown Estate’s objectives, which are laid down by Parliament to see the derelict site brought back into positive use for under The Crown Estate Act 1961, include enhancing the the benefi t of the local area. value of the estate and the revenue it produces.
The Crown Estate’s objectives and responsibilities are Above: The Crown Estate works refl ected in its core values of commercialism, integrity and with local communities stewardship. The Application Site is part of The Crown on estate initiatives. Estate’s 250 ha Delamere Estate which lies upon the Delamere Sandsheet, a large fl at deposit of glacial sands Right: Award winning development on a Crown exploited mainly for construction purposes Estate site
Across the UK The Crown Estate develops and retains a long term interest in its property assets. Its involvement at Delamere is no diff erent. It has a long term commitment and shared ambition with Cheshire West and Chester Council and the local community to see the regeneration of the derelict former Marley tile works site and to help Delamere remain an attractive and sustainable place to live and work.
The Crown Estate is an environmentally and socially responsible landowner. It seeks to facilitate sustainable land based activities to enhance its Estate. V ISION 7 Development Vision
The Crown Estate’s vision for Land off Station Road, Delamere is to create a sustainable new residential development that will make best use of a large previously developed industrial site; a site that is allocated for development in the adopted and emerging Local Plan.
The development will off er a range of housing types, sizes and tenure, with the focus being family homes to help meet needs in the local area. Through high quality design which recognises that it is not just the design of individual buildings which is important, but the wider aspects - the relationship of buildings to each other and to the area around, the streets and the open spaces that make up the built environment - the development will help provide an environment that is enjoyable to live in.
By adhering to high quality design principles, both in terms of built development and landscaping, redevelopment of the Site will have a positive impact on the visual A quality open space framework will retain features of appearance of the area for local residents, tourists and landscape and ecological value, and provide a green visitors to Delamere Forest Park and will ensure that the network linking the new neighbourhood with the rest of scheme sensitively integrates with neighbouring land uses, Delamere and to the wider countryside north and east its landscape setting and benefi ts the openess of Green of the village. This will encourage walking and cycling Belt. and off er the opportunity for people to interact in the community. Building upon the area’s existing assets, the green network will provide character, an attractive environment and amenity and recreational space, whilst supporting biodiversity in the natural and semi-natural settings created. Above all, the development will provide a high quality environment for its residents and will engender a sense of community; a development for which The Crown Estate, but also the Parish and District Councils, can be proud. 8VISION 3
Site and Context Appraisal 10 S ITE AND CONTEXT APPRAISAL
Location The Site covers an area of 11.97 hectares (29.58 acres), the Site and majority of which comprises previously developed land The Site is located in a predominately rural area associated with the former tile works. A number of derelict Context Appraisal approximately 100m beyond the northern fringe of the buildings occupy the northern part of the Site including a village of Delamere, 10 km west of Northwich and 17 km series of warehouse/factory buildings of diff ering ages and east of Chester. The Site falls within Oakmere Parish. construction. The buildings are typically of steel or concrete This section provides a description frame with brick / concrete elevations with single pitch of the Application Site and its asbestos or profi le sheeted roofs. The largest single-storey Site Description warehouse unit is approximately 6 metres in height. In surroundings in terms of its physical, addition the Site contains other warehouse units social, economic, historic and The Site was formerly the home of Marley Tiles which (up to 9.5 metres in height), and the shell of a two storey character context. It sets out how commenced production in the 1950’s and has remained offi ce block (8 and 10 metres in height), which has been development opportunities and vacant since the factory ceased production in 2006. The completely gutted and a residential bungalow at the Site is irregularly shaped with access provided from a single northern boundary (recently demolished). Other ancillary constraints have had a key role in the entry point close to the junction of Station Road (B5152) buildings provide garage premises and a former canteen, development of the proposed scheme and Golf Club Road, an un-adopted road which also serves plus a number of disused tanks and a sub-station. In the Delamere Forest Golf Club. central and southern part of the Site is a very large expanse design as presented in sections 5 to 7. of fl ood lit concrete hard standing, historically used for external storage with no limitation on the height or extent of storage.
SSiteite LLocationocation S ITE AND CONTEXT APPRAISAL 11
Existing Site - Land Use Budget Surrounding Area Feature Area (% of Total (ha) Site) Beyond the Site’s boundaries lies Golf Club Road immediately to the north, beyond which lies Delamere Forest Golf Club, Woodland/grass/scrub 50.8 6.1 a small number of isolated residential properties, a Victorian Hardstanding 40.8 4.9 brick built water pumping house, and an area of woodland Buildings 8.4 1.0 known as Relicks Moss. Golf Club Road is also a public footpath (Oakmere FP5). Total 100 12.0 Along its western boundary the Site abuts Station Road. Mature woodland dominates the Site’s peripheries. Beyond this extend a number of agricultural fi elds and A partially canalised drainage ditch and small watercourse extensive areas of woodland including Delamere Forest Park, (Fir Brook) are also present along the western, southern and a Forestry Commission recreational resource including visitor south eastern site boundaries. centre, plus other recreational facilities e.g. Go-Ape!
Delamere village is located approximately 100 metres from the southern boundary of the Site and extends further south along Station Road. To the north/northwest lies Delamere Station, a caravan and camping site and Delamere Forest and
visitor centre, plus other recreational facilities e.g. Go-Ape! To east and south-east of the Site lies a mosaic of woodland, scrub, mineral workings and lagoons and agricultural land that extend to the A556; within this area Lafarge Tarmac have recently secured planning consent for ‘Cheshire Sands’ a minerals scheme which will see quarrying over a 30 year period with a phased restoration plan.
The Tile Works when operational 12 S ITE AND CONTEXT APPRAISAL
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776
Site boundary
Residential
Golf course
Delamere Forest (Tourism / Recreation)
Delamere Forest visitor centre and car parking
Woodland
Public open space
Minerals quarrying
Agriculture
Camping and caravaning
Residential / Hobby Farm
Poly Tunnels (Nursery)
Waterbody
Surrounding Land Uses S ITE AND CONTEXT APPRAISAL 13
Topography Geology/ Ground Conditions
Overall the Application Site has a moderate slope from The British Geological Survey (BGS) mapping for the Site northwest to southeast, with elevations ranging from indicates that the Site is underlain by the Bollin Mudstone approximately 76m AOD near the access off Golf Club and Northwich Halite member (halite stone and mudstone). Road to 68m AOD in southern-most point of the Site. The Bollin mudstone underlies the higher northern strip There is however more localised changes in topography, of the Site, with the Northwich halite member underlying notably along the northern boundary of the Site where most of the Site – i.e. the broader, lower lying area of the there is a steep embankment with a level change of Site. The geology mapping also indicates that the low-lying approximately 10m at its steepest point from 81.3m to area of the Site may be overlaid with superfi cial deposits 71.3m AOD. There is also a marked change in levels along of peat, and the higher western and northern edges with the western boundary of about 6m from 77.3m to 71.3m deposits of glaciofl uvial sands and gravels. The Cranfi eld AOD adjacent to Station Road (in the centre of the block of University LANDIS soils database indicates that the soils on woodland) and then back up to 73m AOD on the west edge and around the Site are considered to be ‘freely draining of the previously developed part of the Site. A detailed very acid soils’. topographic survey has been undertaken of the Site and is submitted in support of the planning application. A Desk Study/Site Investigation and Development Constraints study undertaken by Wardell Armstrong The topography immediately adjoining the Site to Topographical Plan of the Site (2009) indicates that this mapped geology is correct (see the north, east and south gently undulates between paragraphs 3.4 to 3.7 therein), the report confi rms the layers 70-80metres AOD interspersed with a series of small of sandy superfi cial geology, but notes that layers of peat hills and gentle rises up to 85metres AOD. The distinct and clay are also present. sandstone ridge to the south west of the Site is a key landscape feature, rising dramatically (to the west of Station Road) to reach Eddisbury Hill (158metres AOD) and Pale Heights (176metres AOD). These changes in local topography result in the Site eff ectively lying within a shallow bowl. Left: Former Marley Tile offi ces
Application Site - internal access road View - former Marley offi ces towards Eddisbury Hall Industrial structures on northern part of Application Site 14 S ITE AND CONTEXT APPRAISAL
Transport and Site Access Site Access Pedestrian Network Vehicular access to the Site is taken from an unadopted Pedestrian access to the Site is currently taken via Golf Club The Road Network no-through road, Golf Club Road, which forms the minor Road, which has no designated footway. There is an existing arm of a priority junction with the B5152 Station Road, footpath linking the Site with Delamere village to the south; The Site is located to the east of B5152, Station Road. approximately 80m to the west of the entrance to the Site. the footpath is located on the eastern side of Station Road. This is the main road which runs through Delamere Golf Club Road also serves three private dwelling houses There is no footway present along the western side of the village. It is a two-way single lane road and links directly and Delamere Forest Golf Club to the east. carriageway in the immediate vicinity of the Site, but one is to a number of nearby ‘A’ classifi cation roads, including the available from Frith Avenue to the centre of the village. A556 and the A54 located within approximately 2.2km to The junction of Golf Club Road and the B5152 Station Road the south of the Site, and to the A56 near the settlement is located approximately 20m to the south of a priority To the north a footpath runs on the eastern side from Golf Club of Frodsham approximately 9km north of the Site; both ‘A’ junction on the opposite side which provides access via Road towards Hatchmere. However, the footpath only runs roads providing access to the regional network. Forest Farm Road to Delamere Railway Station and car park, to just beyond the rail overbridge. There is no corresponding Delamere Forest Park and Visitors’ Centres and Delamere footpath on the western side of the road where the Railway The speed limit along Station Road varies. Adjacent to the ‘Go-Ape’ Tree Top Adventure. Station is located. As a consequence, in order to move Application Site it subject to a speed limit of 60mph but between platforms, railway passengers currently have to walk reduces to 40 mph to the south as the road passes through In its current form the existing access arrangement for the across the railway bridge along the edge of the carriageway. the built-up area of Delamere. Similarly to the north of the Site has been used in the past by a signifi cant number of There is a gate ‘controlling’ pedestrian access from the Railway Site the speed limit reduces from 60 mph to 40 mph as the vehicles, including heavy goods vehicles (HGVs), associated Station on to the B5152 Station Road, with signs in place B5152 passes through the village of Hatchmere. with the former Marley Tile Works and the adjacent Lafarge warning pedestrians of the danger of fast moving traffi c. Tarmac minerals quarry; although currently inactive, Footways are also absent along the access road to the railway The 60 mph speed limit is not conducive with the levels of the latter is still an extant planning permission and is station and car park. pedestrian and vehicular movements associated with the accessed via the Tile Works site. Therefore, although the use of Delamere Railway Station, Delamere Forest existing access arrangements to the Site are probably CWaC has identifi ed a pedestrian improvement scheme which and other tourist attractions in the area and, as a result, for acceptable if redeveloped for certain employment uses, a involves switching the footway from the eastern side of Station a number of years various interest groups have lobbied the major residential-led redevelopment scheme provides an Road to the western side to provide safer access for rail users, Highway Authority to reduce the speed limit to 40 mph. opportunity to improve access to the Site rather than use particularly those that use the northern platform at the railway The Highway Authority are now supportive of the change the existing access which has restricted width and visibility. station. The proposal would necessitate the realignment of the and in response to a recent planning application made by B5152 Station Road across the railway bridge to maximise the the Forest Commission (for proposed improvements to available width of the footway on the western side (see page Delamere Forest visitor centre and new holiday cabins 16). To achieve this, the existing footpath on the eastern side (Ref. No: 13/02700/FUL), has called on the planning would have to be removed where it crosses the bridge. CWaC authority to require the applicant to formally seek a has set out the expectation that the Forestry Commission’s reduction in the speed limit on Station Road to 40mph development proposals for a new visitor centre to serve and for this requirement to be enforced by a Grampian Delamere Forest would need to deliver this pedestrian scheme. Condition. A resolution to grant planning permission for the In the event that The Forestry Commission’s application is Forestry Commission scheme was made by Cheshire West refused or not implemented, there is the potential to agree a and Chester in October 2013, but has since been called-in fi nancial contribution towards the scheme delivery through a for determination by the Secretary of State. S106 agreement. Please refer to the Planning Statement and Transport Assessment for further information. S ITE AND CONTEXT APPRAISAL 15
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776
Site boundary
Delamere C of E Primary Academy
Footpath To Manchester To Chester Existing footway along road
Delamere FP4 Chester to Manchester rail line
Delamere railway station Vehicular Oakmere FP5 Bus services 82, 82A, access to 82B & X82 the Site Bus stop
School bus service 41638 Frith Avenue School pick-up point 500m Station Road B5152 Bus turn-around
Shop / community store
Eddisbury Community centre / Hill post offi ce To Northwich 1000m Bowling green
500m catchment from Delamere Site access Pub/restaurant
Cafe 1500m To Chester
Chester Road A556 Transport and Site Access 16 S ITE AND CONTEXT APPRAISAL
Cycle Network
The National Cycle Network (NCN) Route 70 is located approximately 1.5km north of the development site, which routes along Ashton Road between Hatchmere and Manley. A NCN route is provided through Delamere Forest. This is an off -road traffi c free route only.
NCN Route 71 is located approximately 5km south of the development site.
There is no provision of cycle lanes in the vicinity of the Site. Public Rights of Way At present there are no public rights of way (PRoW) across the proposed development site itself, however, the Delamere area is well served for both local and long distance routes.
The closest public right of way is a footpath (Oakmere FP5) that runs through Delamere Forest along Golf Club Road (immediately north of the Site) and towards Oakmere village and the A556.
Within the wider area are a number of long distance trails (such as the Sandstone Trail, the Delamere Way and Baker Way) and a series of promoted walks that use a combination of permissive routes, roads and public rights of way (such as the Delamere Loop and the Mount Pleasant Circular Walk). Pedestrians can cross the B5152 Station Road, from Oakmere FP5 and join the Delamere FP4 footpath which runs along Forest Farm Road towards Delamere Forest Park and Visitors’ Centre, where leisure routes for pedestrians, cyclists and horse riders are accessible.
A short section of permissive path follows the existing north-eastern access track into the Site opposite the Delamere Forest Golf Club car park. The route traverses the eastern part of the Site and exits in the south east. Its route is fenced and controlled via a number of access gates.
CWaC - Delamere Station / Station Road footpath scheme proposals S ITE AND CONTEXT APPRAISAL 17
Public Transport
Rail services Delamere Railway Station is situated on the Mid-Cheshire railway line which links Chester to Manchester. There are regular daily services to Chester, a journey which take approximately 16 minutes and Northwich (14 mins). Services to Manchester Piccadilly take approximately 1 Bus services hour and 15 minutes and operate every ½ Bus service 48 operates between Frodsham and Northwich hr in the morning peak and hourly during and is accessible via bus stops located at the B5152 remainder of the day. Delamere Road/School Lane/B5152 Blakemere Lane/ The rail operator is Northern Rail. Ashton Road crossroads in Hatchmere (approximately 1.75km north of the Site). Monday to Saturday there are fi ve services per day from Hatchmere to both Frodsham and Northwich with an approximate journey time of 28 minutes and 15 minutes respectively.
There are advanced proposals to establish a new multi- Bus services 82, 82a, 82B and X82 operate between Chester user route linking Station Road, Delamere with Stoneyford and Northwich and are accessible via bus stops located in Lane, Oakmere providing off -road access for pedestrians, proximity of the B5152 Station Road/A556 Chester Road/ horseriders and cyclists. Part of the route would pass B5152 Abbey Lane crossroads and adjacent to the Abbey through the northern fringe of the Application Site adjacent Arms public house (approximately 1.75km south of the to Golf Club Road. It is proposed the relevant land will be Site). Bus service 82 is the most frequent service and off ers dedicated as bridleway under section 25 of the Highways at least an hourly daytime service between 09:00 and 18:00, Act 1980, and will be made available for public use Spring Monday to Friday. The approximate journeys times from 2014. In addition to this Tarmac Lafarge is, as part of the the Abbey Arms public house to Chester and Northwich are Cheshire Sands mineral scheme, seeking a diversion of the 30 minutes and 25 minutes respectively. footpath which runs along Farm Lane (FP5) so that it runs in a westerly direction, through the eastern fringe of the School bus services Application Site and connects with Golf Club Road. A dedicated school bus service (No. 41638) operates between Delamere and Tarporley High School. The service, Proposed redevelopment of the former Marley tiles works which is operated by GHA Coaches, has seating capacity for presents opportunities for new recreational links through 33 pupils and is provided for children who qualify for travel the development which can connect with the existing local assistance under current CWaC home to school/college PROW network. transport policy. The nearest bus stop for this service is located at Frith Avenue, approximately 450 metres to the south of the Site. 18 S ITE AND CONTEXT APPRAISAL
Accessibility to Facilities and Services
The village of Delamere off ers a range of local facilities including a shop, community centre / post offi ce, primary school and areas of formal and informal open space/recreation. The range of services and facilities are typical of rural settlement of its size and are supplemented by other facilities and services in the wider area including doctor’s surgery, shops, churches and public houses. As illustrated on the Local Facilities and Services plan many of these are within walking and cycling distance of the Application Site and /or by public transport.
Importantly future residents of the proposed housing development will undoubtedly use Delamere Community Centre the existing local facilities, an increase in patronage
which will not only help sustain but potentially also Based upon the Ordnance Survey Map with the permission of the Controller enhance off er locally for the benefi t of all residents. of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. Furthermore, as detailed in the Planning Statement, AL 100001776 redevelopment of the former tile works provides Site boundary opportunities to improve existing facilities at the community hall via off -site fi nancial contributions. Distance from site Train Stations (Delamere, Cuddington and Mouldsworth
School Shops/refreshments Pubs/restaurants Tourist/leisure - Delamere Forest Sports Facility - Golf club Libraries (Sandiway & Kelsall) Church Health Facility
PO Post Offi ce Community Centre
Convenience store, Local retail off er Delamere S ITE AND CONTEXT APPRAISAL 19
Landscape and Visual Context
Landscape
The majority of the Site is typical of many former industrial sites - dominated by hard standings, car parking, areas of bare-ground and access routes and a variety of built structures including derelict offi ces and warehouses; all considered to be of low value. Fir Brook watercourse The Site’s western and northern boundaries The existing built form is considered to be incongruous in the local settled landscape with built form large in scale and not representative of local vernacular. In addition, in their existing derelict state they are considered to be visual detractors within the local landscape.
In contrast the peripheries of the Site contain large areas of mature woodland, individual tree cover (notable mature oak trees) and ditches. Woodland and tree cover is considered to be of local value and representative of the local character and its wooded feel.
Images from within the Site looking north 20 S ITE AND CONTEXT APPRAISAL
View into the Site from Station Road / broken tree belt Visual
The high presence of woodland on the Site’s peripheries, The Site is publicly accessible via a short section of Golf Club Road); and recreational users of Delemere Golf combined with the heavily wooded nature of the permissive footpath that traverses the eastern part of the Course. Such views are typically glimpsed and fi ltered surrounding landscape and variations in local topography, Site and aff ords a series of views across the developed part through the established woodland on the Site’s peripheries are highly infl uential in limiting the degree to which the of the Site. and are of derelict buildings and hard standings. Site and proposed development are visible. The Site does not have a strong visual relationship with the surrounding Views into the Site from the immediate surroundings It is only from small areas located within Delamere Forest area and as a consequence views are predominantly limited are largely restricted to short sections of local roads Park and Eddisbury Hill Park (elevated areas near Eddisbury to glimpsed and fi ltered views available to a small number (Station Road and Golf Club Road) and a public right of Hill) that clearer views of the northern parts of the Site of people located within the immediate surroundings. way (Oakmere FP5) found to the north of the Site; a small are available. From here it is the large scale buildings and number of residents (associated with Station Road and chimney stack that are within the view.
Images of the Site from beyond northern boundary adjacent to Golf Club Road S ITE AND CONTEXT APPRAISAL 21
Southwestern boundary viewed from within the Site
Summary
Overall the LVIA concludes that the landscape of the Site Whilst the removal of a small area of woodland is required form (in keeping with the local vernacular) interspersed is of low sensitivity and has capacity to accommodate the to necessitate access into the Site overall it is considered with open spaces and vegetation will deliver a landscape proposed development within a landscape framework that that the proposed development will have many benefi ts. in better condition than that currently occupying the Site retains and enhances the Site’s wooded peripheries. The removal of large scale derelict built form and hard and more congruent within the existing settled landscape, standings and their replacement with a fi ner grain of built and will represent a signifi cant improvement within the majority of views.
View towards the Site’s southwestern boundary from public open space off Station Road Delamere Forest Based upon the Ordnance Survey Map Caravan Touring Park with the permission of the Controller of Her Majesty’s Stationery Offi ce. Delamere Station © Crown Copyright. AMEC UK Ltd. AL 100001776
Site boundary
Long Delamere Existing buildings Ridge Golf Course Golf Link Residential dwellings Cottages North Eastern Access Hardstanding / bare earth into the Site Main Site Access Woodland / signifi cant Club House tree groups Lodge and Car Park House Individual trees Golf Club Road Delamere Forest Golf Club Ruderal vegetation
Hedgerows
Gaps in vegetation
Semi-improved grassland
Water body Stonybutts Farm (moss, mere, lagoon) and cottages Ditch
Golf course Coronation Farm Delamere Forest Park Station Road Public footpath (Oakmere FP5) Public open space with seating Permissive footpath
Long distance view of the Site from Eddisbury Hill
Local direct views
Local fi ltered views
Slope
71.50 Existing site levels
Northern part of the Site
Landscape Analysis Plan S ITE AND CONTEXT APPRAISAL 23
Biodiversity Detailed fi ndings of these surveys can be found in the Extended Phase 1 Habitat Survey that is included in the Overall habitats found on site are common and widespread outline planning application pack. As summary of the key in lowland England. Semi-natural habitats are localised fi ndings is set out below: in extent and therefore considered to be of no more than Bats: Common bat species have been recorded using local nature conservation value. The primary interest of the the Application Site for commuting and foraging; an habitats present lies in the potential to support individual/ undetermined species has also been identifi ed on site. low numbers of protected and/or notable species. Confi rmed/suspected bat roosts have been identifi ed As a major developed site opportunities also exist to within 4 buildings on-site, but are not considered to be increase biodiversity value. It is considered that no specifi c measures are required in ‘signifi cant’ or ‘important’ roosts (in the context of planning There are 4 statutory designated sites within 2km of respect of other non-statutory designated sites because policy guidance). For other structures (trees/buildings) the Application Site of national importance or greater. they are situated at distance (greater than 250m from the with bat roost potential, the Bat Appraisal report which However, it is considered that no specifi c measures are study area) and there are no pathways (e.g. connecting accompanies the Planning Application does not reveal required in respect of statutory designated sites because surface watercourses) across which eff ects could occur from roosts at present, but the potential exists for bats to still use they are situated at a distance (no closer than 1km from the development on such sites at that distance. these structures in the future. For such structures, where the study area) and there are no pathways (e.g. connecting features of moderate or high bat roosting potential are surface watercourses) across which eff ects could occur from Following the fi ndings and recommendations included present, the report recommends that prior to any works the development on such sites at that distance. within an Extended Phase 1 Habitat Survey of the further surveys are undertaken at the appropriate time Application Site undertaken by AMEC, a number of species of year. There are 6 non-statutory designated wildlife sites of surveys have been conducted as follows: county importance within 2km. Of these, one located Although an outline mitigation strategy is provided in the immediately adjacent to the study area (Marley Tile Works • Bat transect survey; report including exclusion of bats and staged demolition at the appropriate time of year (September/October), and lagoon LWS) may be aff ected by off -site deposition of • Reptile survey; site-derived pollutants during construction and trampling installation of new bat boxes, a mitigation licence from from increased public usage. Having regard to the LWS, a • Great Crested Newt survey; Natural England is required to ensure individual bats are number of mitigation measures are recommended which not harmed during demolition of buildings or felling of could be taken to reduce/ eliminate any negative impacts • Water vole survey and trees. arising from the proposed development on the LWS are set • Badger survey. There are no sites designated for bats within 2km. There out in the Ecology Appraisal report. are existing records of several commonly occurring and widespread bat species within approximately 500m to 1km of the Application Site. 24 S ITE AND CONTEXT APPRAISAL
Reptiles: A small population of grass snake and common lizard is present on-site. To protect reptiles from harm during development, it is recommended that reptiles are captured, translocated and continue to be excluded from the Application Site during development. It is proposed that the reptiles would be translocated to suitable habitat around the periphery of the Application Site.
GCN / Water Voles: No great crested newts or water voles were recorded. As such no specifi c recommendations were provided in relation to these species.
Badger: Historically there have been no records of badger on or adjacent to the Application Site. This is understandable given that the Site is dominated by hardstanding and other built development, therefore providing limited foraging habitat for badgers. The potential eff ect upon badgers in the wider area (during construction/post-development) has not been considered further as identifi ed setts are located more than 50m from the Application Site boundary and will not be directly or indirectly aff ected by the proposed development.
Redevelopment of the Site off ers an important Phase 1 opportunity to establish new habitat for fl ora and fauna Habitat Survey e.g. wetland habitat creation in conjunction with drainage management/SUDS schemes within the layout.
Based upon the Ordnance Survey Map Semi-improved Hedge intact with the permission of the Controller SI of Her Majesty’s Stationery Offi ce. neutral grassland © Crown Copyright. AMEC UK Ltd. Ditch AL 100001776 I Improved grassland Study area Other habitat Tall ruderal Broad-leaved semi- Building natural woodland Scattered scrub Bare ground Mixed woodland Scattered bracken Target note Coniferous woodland Broad-leaved tree
Coniferous plantation Coniferous tree S ITE AND CONTEXT APPRAISAL 25
Historic Environment Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. A Heritage Statement has been undertaken for the © Crown Copyright. AMEC UK Ltd. Site. This identifi es that there are no designated AL 100001776 heritage assets or fi nds within the Site boundary. Three Study area designated heritage assets, however, are located within 2km buff er 1km of the Site boundary. These assets comprise two scheduled monuments and one listed building, with the Scheduled monument main feature being an Iron Age Hillfort on Eddisbury Hill Listed building - Grade II to the south-west of the Site. This designated heritage asset occupies high ground above the proposed site Locally listed building and is a prominent feature of the local landscape. HER Entry - Point
The change to the setting of Eddisbury Hillfort, HER Entry - Area as a result of the proposed redevelopment of the former tiles works, is anticipated to make a positive HER Entry - Line contribution to the heritage signifi cance of the asset relative to the prevailing situation, with the removal of a negative element of the current setting. As a result of a combination of factors (including distance and intervening screening) the heritage signifi cance of other assets will not be aff ected by the proposed development.
Recorded Heritage Assets within 1km of the Study Area 26 S ITE AND CONTEXT APPRAISAL
Flood Risk and Drainage To minimise fl ood risk to the development, and also to ensure the development does not increase the risk of Examination of the Environment Agency’s online fl uvial fl ooding elsewhere, a surface water drainage strategy has fl ood map indicates that the Site is not included in the been prepared for the Site informed by a Drainage Impact Environment Agency’s mapped Flood Zone 2 and 3 extents. Assessment (DIA). Drainage for the proposed development The Agency’s fl ood mapping does not extend to sites such will include Sustainable Drainage Systems (SuDS), which as this one in the upper parts of catchments. However, will provide attenuation and treatment of the surface even though the Site is not shown on the map as at risk of water runoff from the impermeable area of the fl ooding this indicates a lack of fl ood mapping information development. This combined with an allowance for climate change provides considerable betterment over the rather than no fl uvial fl ood risk at the Site. Sections of Fir Brook current situation. A FRA has compared Site levels (based on a detailed site topographic survey) with modelled fl ood levels along the Fir Brook. This has indicated that currently some areas of the Site are in Flood Zones 2 and 3. Modelling indicates that conveyance along the Fir Brook is limited by the capacity of existing culverts which act like a throttle on the free fl ow of water and causes the Fir Brook to back up and spill onto low-lying areas of the Site during heavy rainfall events. This fl ooding is only to very shallow depths, bewteen 0.1m and 0.3m, metres and only during extreme events. In order to redevelop the Site area, detailed fl ood modelling has been carried out of potential solutions to remove and or repair existing culverts together with raising the Site and creating compensatory fl ood storage alongside adjacent sections of the Brook such that off -site fl ood risk is not increased. A working solution has been identifi ed and is presented in the accompanying FRA. Culverts along Fir Brook S ITE AND CONTEXT APPRAISAL 27
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776
Site boundary
FRA Appendix F photograph reference
Flow direction arrow
71.0m AOD contour (from topographic survey)
70.0m AOD contour (from topographic survey)
69.5m AOD contour (from topographic survey)
69.0m AOD contour (from topographic survey)
68.5m AOD contour (from topographic survey)
m AOD spot level (from topographic survey)
Boreholes
Hydraulic structure (culvert etc - see FRA Table 3.2)
Potential reduced fl ood zone extent (Best case scenario)
1% AEP fl ood extent 0.1% AEP fl ood extent Watercourse (Fir Brook) Flood storage areas Area requiring land raising to 69.1m AOD
The 1% AEP Flood Extent represents Flood Zone 3. The 0.1% AEP FloodExtent represents Flood Zone 2.
Raising the indicated land to 69.1m AOD, leads to fl ood water being displaced into the new fl ood storage areas (in orange). At present fl ooding on site is relatively shallow, whereas the storage areas will be deeper. Flood Zone 3 is only shown on site, as the extent in other areas is relatively limited - i.e. the river corridor within the area indicated as Flood Zone 2. Site Hydrological Features and Potential Flood Extents 28 S ITE AND CONTEXT APPRAISAL
Land Quality • Whether the possible contaminant linkages identifi ed pose a signifi cant risk. Land Quality issues are covered in detail in the Phase 1 Land • The extent of a landfi lled area located in the north Quality Assessment (LQA). of the Site and confi rmation of the nature of the infi ll A total of sixty one moderate to high contamination risks material have been identifi ed at the Site from a number of sources • Delineate the extent of the peat underlying the Site, and relating to several potential receptors. including proving its full thickness A previous intrusive investigation has identifi ed TPH and These further investigations will be undertaken in order to Industrial plant on-site ammoniacal nitrogen contamination in near surface soils inform the detailed design of the scheme in advance of the and within shallow groundwater. Asbestos is also present submission of Reserved Matters. within a number of buildings across the Site.
It is considered that currently a number of environmental liabilities are associated with the Site which requires further investigation and possibly remediation measures to render the Site suitable for redevelopment in a residential context. In addition, a substantial amount of peat underlies the Site which is unlikely to be a suitable founding medium and also presents a signifi cant compression/subsidence risk to future buildings in addition to being a potential source of ground gas generation.
Whilst a number of potential pollutant linkages have been identifi ed, the LQA reports that it is unlikely that these are suffi ciently signifi cant in terms of preventing the Site from being developed for a residential end use. However, the Assessment recommends, amongst other things, that further intrusive investigations are undertaken at the Site in order to provide information to determine:
Large industrial structures within the Site S ITE AND CONTEXT APPRAISAL 29
Utilities and underground BT copper cables within the Site Noise boundary. Virgin Media do not have any fi bre optic cables within the area. BT Openreach has confi rmed A Utilities Statement has been prepared in support of this Having regard to proposed wet extraction operations that the Site can be connected to superfast broadband outline planning application. This identifi es the existing on the adjacent Cheshire Sands mineral site, AMEC has under a Fibre to the Premises (FTTP) pilot scheme. utilities that are located on the Site and any physical undertaken a high level noise assessment looking at constraints that they may pose for development. The • Foul Water Drainage. A combined 225mm sewer representative noise values predicted from a similar process Statement also establishes if there is any capacity in the is located in Station Road which can serve the and its potential impact on the amenity of future residents local network to accommodate the future requirements Site. Oakmere Wastewater Treatment Works, which on the Application Site. serves Delamere village, is, however, currently at full arising from the development of the Site. capacity. United Utilities have informed AMEC that Based on a minimum separation distance between the Based on an initial assessment of information obtained the Treatments Works is scheduled to be upgraded, closest property on the Application Site and the lake shore but until these upgrading works have taken place from all key utility suppliers in the area, there are existing on the Cheshire Sands site of approximately 215m, the (anticipated 2016) proposed residential development utilities on and/or close to the Site which can serve the free fi eld calculated noise level is 49 dB LAeq, 1h at the at the Application Site cannot be occupied. proposed development. Where new services are needed new houses. This meets the WHO Guidelines for external or an upgrade/reinforcement required they have been At present neither the Site or Delamere village is served noise levels, particularly when adjusted for the diff erent identifi ed in the Statement. by mains gas. However, there is a National Grid low assessment time periods, ie if 49 dB LAeq, 1h occurred over • Electricity. A connection can be made to the pressure main located approximately 900m north of the the entire 12 hours working day, this would equate to a existing HV network located in the Golf Club Road. Site boundary and a Fulcrum medium pressure main in LAeq, 16h of 47-48 dB. It is expected that the existing networks on site are the Chester Road located approximately 2km south of the removed as part of any site clearance works. Site boundary. A connection can be made to the Fulcrum Although it is not usual to look at internal noise levels when medium pressure main, which the operator has confi rmed assessing mineral extraction sites, assuming a maximum • Water Supply. A connection can be made to the facade attenuation for an open window of 15 dB(A), it existing 250mm ductile iron main located in Stoney has the capacity to serve both the Site and the rest of is estimated that the internal noise level of the nearest Lane . There are also water mains located in Station the village. dwellings on Site would likely to be in the region of 34dB Road and Golf Club Road but these do not have The only existing service which has a direct impact on the suffi cient capacity to serve the Site. LAeq, 1h (assuming this occurred every hour for a full 12 illustrative masterplan, is the Vyrnwy to Liverpool aqueduct hour day this would approximate to 32-33 dB LAeq, 16h • Telecoms. There are above ground BT copper cables (water trunk main) crossing the western side of the Site. over a 16 hour day). This level is below the internal noise located along the alignment of the Golf Club Road Under a conveyance agreement with United Utilities, The criterion of 35 dB LAeq, 16h from BS8233:1999. Crown Estate is required to Utility Utility Provider Apparatus Existing Upgrade Not a maintain an easement of 5m Obviously, as the dredging moves further away from the present in or capacity of/ or new physical near the Site OK infrastructure constraint from the outside edge of Application Site the noise levels from this operation will possible on site the mains. In addition, any reduce, for example, dredging on the far side of the lake Electricity SP Energy Networks road crossings must be at would produce free fi eld noise levels in the region of 38-39 Gas National Grid and × N/A an angle of no less than 50 dB LAeq, 1h at the closest properties on the Site. Fulcrum Pipelines Ltd degrees and will also need to Water Supply United Utilities × undertake protection works Noise pollution from adjacent mineral operations Telecoms BT Openreach and × N/A prior to any construction is therefore not considered a constraint to future Virgin Media works taking place. development at the former Marley works site. Storm Water United Utilities Foul Water United Utilities × 30 S ITE AND CONTEXT APPRAISAL
Local Design Context: Built Form, Character and Building Vernacular
In order to establish local references to infl uence design proposals for Application Site, a character assessment of buildings and urban form in the surrounding area been undertaken.
In Mid Cheshire, while there are a number of larger villages, the settlement pattern is predominantly dispersed defi ned by standalone farmsteads and houses, clusters of houses and historic hamlets.
The settlement of Delamere is located 100metres to the south of the Site. The village is small scale and linear in terms of its form (ribbon development), with most properties located on the western side of Station Road (B5152). This settlement predominantly comprises 20th Century residential properties that are largely associated with the inter-war period with some later infi ll.
Other nearby settlements include Oakmere village that extends along the A556 Chester Road (1.5km to the south of the Site) and Hatchmere also located off the B5152 (1km to the north of the Site). S ITE AND CONTEXT APPRAISAL 31
In terms of the architectural character of Delamere and its building vernacular, the main points are:
• Buildings are principally arranged in linear blocks and set back from the street.
• Buildings are a mix of one and two storey, and detached or semi-detached.
• The dominant building material is red brick, with some dwellings white washed or rendered (mostly white), some built in sandstone and others having mock timber detailing.
• Roofi ng materials are a mix of slate, red or brown clay tiles. Red brick chimneys.
• Dormer windows are a feature of some properties, with some of these having the dormer window breaking the roof line.
• Limited application of architectural detailing e.g. Delamere village also includes a large percentage of contrasting brick banding/string courses or key stones. prefabricated static caravan (park homes) located off • Property boundaries are defi ned by hedgerows, brick Eddisbury Hill road. walls and some timber fencing. The nature of the existing surrounding development • Window frames are principally wooden and are fl ush means that there is no dominant local building vernacular to the building, rather than recessed. to signifi cantly infl uenced proposed development on the Application Site. Instead there are basic architectural • Mix of low and steep pitched roofs. character and design cues which inform the scale and form of development presented later in this Statement. 32 S ITE AND CONTEXT APPRAISAL
Planning Policy With regard to the last of the Core Principles noted above, the NPPF (paragraph 35) specifi cally states that The application proposals have been developed within the opportunities for the use of sustainable transport modes framework formed by national and local planning policy should be exploited, with developments located and and guidance. A detailed assessment of the proposed designed where practical to (amongst other things) give development against the National Planning Policy priority to pedestrian and cycle movements; have access to Framework (NPPF) and the local policy context is set out in high quality public transport facilities; and create safe and the Planning Statement that accompanies this application. secure layouts which minimise confl icts between traffi c and An overview of relevant policies is set out below, focusing cyclists or pedestrians, avoiding street clutter and where on those elements of policy and guidance that specifi cally appropriate establishing home zones. infl uence design and access issues. The Framework states that, where practical, key facilities such as primary schools and local shops should be within National Planning Policy Framework walking distance of most properties (paragraph 38).
The National Planning Policy Framework (NPPF) sets out the undertaken responsibly. In short, the planning system must A section of the NPPF (section 7) is devoted to design Government’s planning policies for England and how these play an active role in guiding development to sustainable considerations and makes it clear that the Government are expected to be applied. It is a material consideration in solutions. attaches great importance to high quality design of planning decisions. the built environment, and it considers this aspect to In relation to sustainable design, of the 12 core principles be indivisible from good planning. According to the The core tenet of the NPPF is the presumption in favour of included in the NPPF at paragraph 17, the following are Framework: sustainable development (paragraph 14). The presumption seen as being particularly relevant to this DAS: in favour of sustainable development is applicable to It is important to plan positively for the achievement of high these proposals for the reasons set out in the supporting • Planning should always seek to secure high quality quality and inclusive design for all development, including Planning Statement. design and a good standard of amenity for all existing individual buildings, public and private spaces and wider area and future occupants of land and buildings; development schemes (paragraph 57). The NPPF sets out the three ‘pillars’ for the planning system in order for it to deliver sustainable development: • Planning should promote the vitality of urban areas and take account of the diff erent roles and character of • Planning for prosperity (an economic role); areas;
• Planning for people (a social role); and • Planning should support the transition to a low carbon future in a changing climate, including encouraging • Planning for places (an environmental role). the use of renewable resources; and
It is considered that these three components should be • Planning should maximise the use of public transport, pursued in an integrated way, looking for solutions which walking and cycling. deliver multiple goals. According to the Government, there is no contradiction between increased levels of development and protecting and enhancing the environment, as long as development is planned and S ITE AND CONTEXT APPRAISAL 33
Developments should: When determining planning applications, great weight National Design and Access Guidance should be given to outstanding or innovative design • Function well and add to the overall quality of the area, which will help to raise standards generally. Conversely, National design and access guidance that has been taken not just for the short term but over the lifetime of the permission should be refused for poor design that fails to into account during the design process includes: development; take the opportunities available for improving the character Design and Access Statements - How to write, read and use and quality of an area (paragraphs 63-64). • Establish a strong sense of place, using streetscapes them (CABE, 2007 - reprint); and buildings to create attractive and comfortable Permission should not be refused for buildings simply The Urban Design Compendium 1 - Urban Design Principles places to live, work and visit; because of concerns about incompatibility with the existing (UDC2 - 2nd edition) (HCA 2007); • Optimise the potential of the Site to accommodate townscape if those concerns have been mitigated by good development, create and sustain an appropriate mix of design. This has the caveat of “unless the concern relates The Urban Design Compendium 2 - Delivering Quality uses (including incorporation of green and other public to a designated heritage asset and the impact would Places (UDC2) (HCA 2007); space as part of developments) and support local cause material harm to the asset or its setting which is not Manual for Streets (DoT, 2007); and facilities and transport networks; outweighed by other benefi ts” (paragraph 65). Safer Places - The Planning System and Crime Prevention • Respond to local character and history, and refl ect the Planning policies and decisions should aim to achieve (ODPM and Home Offi ce, 2004). identity of local surroundings and materials, while not places which promote safe and accessible developments, preventing or discouraging appropriate innovation; containing clear and legible pedestrian routes, and high quality public space, which encourages the active and • Create safe and accessible environments where crime continual use of public areas (paragraph 69). and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and In determining planning applications, planning authorities should expect new development to take account of • Be visually attractive as a result of good architecture landform, layout, building orientation, massing and and appropriate landscaping. landscaping to minimise energy consumption (paragraph 96). Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they As is illustrated in the remainder of this DAS, proposals for should not stifl e innovation, originality or initiative. Local Land off Station Road have regard to and respond to the distinctiveness, however, should be promoted or reinforced design considerations for new development as articulated (paragraph 60). in the NPPF to create a high quality residential scheme for Delamere which off ers an attractive and safe place to live, Although visual appearance is important, securing high with the ingredients to engender a stronge sense of place. quality and inclusive design goes beyond aesthetic considerations (paragraph 61). 34 S ITE AND CONTEXT APPRAISAL
The Development Plan Vale Royal Local Plan - selected ‘saved’ policies Cheshire West and Chester Local Plan The emerging Local Plan for Cheshire West and Chester Planning law requires that applications for planning Policy Ref. Summary Purpose is being prepared in two parts. Once adopted Part One permission must be determined in accordance with the (Strategic Policies) will provide the overall vision, strategic development plan unless material considerations indicate Policy GS3 ‘North Planning permission will not be Cheshire Green Belt’ given in the green belt except in objectives, spatial strategy and strategic planning policies otherwise. very special circumstances for the erection of new buildings unless for the borough from 2010 to 2030. Part One will be the Following revocation of the Regional Strategy for the it is for certain purposes. Includes starting point when considering applications and will be North West by parliamentary order on 20th May 2013, the limited infi lling or redevelopment supported by Part Two (Land Allocations and Detailed of major existing developed sites ‘development plan’ for the Application Site includes only (making reference to policy E10 for Policies Document) which will feature more detailed ‘saved’ policies in the Vale Royal Local Plan (adopted 2006). employment sites) policies and site allocations. Ultimately the two parts of the new borough-wide Local Plan will replace the existing Policy E4 The policy states that planning ‘Redevelopment of permission for residential Local Plans for Chester, Ellesmere Port and Neston, and Vale Adopted Local Plan Existing and Proposed development will not be permitted Royal. It will also replace the Minerals and Waste Local Plans Employment Land on existing or allocated business, produced by the former Cheshire County Council. Of ‘saved’ policies in the Vale Royal Local Plan the most for Non Employment industrial or warehousing site or Purposes’ premises will not be allowed. directly relevant to the Site are summarised in the table to The Council submitted Part One of the Local Plan for the right. Policy E10 ‘Employment Sets out that within the green belt Examination in December 2013, with adoption of the Plan uses in the green belt development for employment will scheduled for late summer 2014. Part Two is scheduled to In the Planning Statement we explain the robust approach including washed over only be allowed at certain locations taken to illustrate how the development proposals for the green belt villages’ including the Former Marley be adopted in early 2016. Site do not confl ict with Green Belt policy when considered Tile Works, eff ectively allocating the Site as a major developed The Spatial Strategy section in Part One sets out the level against provisions in the NPPF which, amongst other things employment site in the green belt. and location of new development in the Borough. In the sets out that limited infi lling or the partial or complete region of 22,000 new dwellings and 300 hectares of land redevelopment of all brownfi eld land (excluding temporary With specifi c regard to those policies which seek to ensure for employment development are provided for with the buildings) can be considered appropriate in the Green Belt good quality development is delivered within the Borough, main focus of new development being Chester, Ellesmere where there is no greater impact on openness. regard has been given to the following development Port, Northwich and Winsford. However, under the Spatial control policies: Policy NE7 (Protection and enhancement Strategy 4,200 dwellings and around 10 hectares of As illustrated in the following section of this Statement of landscape features); NE8 (Provision and Enhancement of and in the supporting LVIA, whilst there will be an increase employment land are identifi ed for within the Rural Area of Landscape in New Development); Policy BE1 (Safeguarding which 2,300 dwellings are to be directed to Ten “Key Service in built form, overall the removal of large scale buildings and improving the quality of the built environment); Policy and their replacement with a fi ner grain of built form Centres” with the remaining requirement (1,900dw) to be H12 (Density); Policy RT3 (Recreation and Open Space in found in the wider rural area. (in keeping with the local vernacular and using muted New Development); Policy T8 (Pedestrians and Walking); materials and roofl ines) interspersed with open space and Policy T9 (Cycling); Policy T13 (Car Parking); and Policy T15 According to Strategic Policy STRAT 1 (Sustainable vegetation is considered to be an improvement in existing (Provision of Access for People with Disabilities). Development) development proposals need to be in views of the Site and will have a benefi cial impact on the accordance with relevant policies in the Plan and support openness of the Green Belt. listed sustainable development principles, unless material considerations indicate otherwise. Eight principles are listed including the following: S ITE AND CONTEXT APPRAISAL 35
• Locating new housing, wherever possible within 1.6km Oakmere Planning Framework (1 mile) of existing or proposed local shops, community facilities and primary schools and be well connected to Although the Application Site is located just beyond the public transport. northern fringe of Delamere village and is well related to • Encouraging and prioritising the use and Delamere Station, the Site lies within Oakmere Parish. redevelopment of previously developed land and In June 2012, Oakmere Parish Council published a buildings in sustainable locations that are not of high environmental value. community-led Planning Framework a document prepared in the spirit of neighbourhood planning to balance localism • Minimising the loss of greenfi eld land and high grade and growth, and aimed at providing a robust planning and agricultural land. design framework to inform planning decisions on new Part One the Borough Council also states that existing development within the parish. local plan policies relating to ‘Major Developed Sites’ will The main body of this document covers potential proposals be reviewed through Part Two of the Local Plan and other and direction of change in the Parish. The redevelopment development control policies. potential of the former Marley tiles site is specifi cally Having regard to the Site’s strategic location adjacent to recognised. Delamere Forest and the train station, the Framework suggests an opportunity for new recreational and tourism uses for Oakmere as part of a comprehensive mixed use Oakmere Community-led Planning Framework – Former Marley Tiles Site (extract) scheme including residential. Notwithstanding what the ultimately land use would be on the Site, the document Design considerations Potential contributions / mitigation measures states that main messages from local people is that any new development must be appropriate to the area and of high Achieving an appropriate mix of uses on the Site, with the non- High quality useable open space to be provided on site and quality. residential uses included. eg. Retirement- accommodation with accessible to the wider community. extra care and recreational facilities. In Section 7, Implementation of the Planning & Design Framework, the Framework sets out a number of specifi c Achieving an appropriate development form, whilst respecting Aff ordable housing, in line with the development plan should local character landscape. be sought on all sites. This should be indistinguishable from the design considerations for the future redevelopment of the market housing and provide a mix of sizes to meet an identifi ed former Marley tiles works site. These design considerations, local need. together with potential areas for fi nancial contribution / High quality and safe pedestrian connections are needed to knit Potential highways contributions required to achieve acceptable mitigation measures are reproduced in the table opposite. the development into the local area and for access to Delamere access and connections beyond the Site. Station. In the remainder of this Statement we demonstrate how Acceptable access onto Station Road must be achieved. development proposals for the Application Site have responded to this Framework, plus local and national High quality open space provided on site, including play, planning policy and guidance focused specifi cally on community recreation and potentially allotments. design and access issues. 36 S ITE AND CONTEXT APPRAISAL 4
Evaluation and Design Response 36 E VALUATION AND DESIGN RESPONSE Evaluation and Design Response
Evaluation - Development Constraints and Opportunities A number of key design opportunities and constraints have been identifi ed from the Site context analysis, and are illustrated on the plan opposite and summarised below. Individually and collectively these design opportunities and constraints have been carefully evaluated as part of the development of a draft illustrative masterplan for the Site (refer to section 5).
Of the few constraints that have been identifi ed, none would prevent development. In fact, a number of these ‘constraints’ have been overcome by incorporating them into the development scheme as positive features.
The Former Marley Tile Works when operational E VALUATION AND DESIGN RESPONSE 37
Key Constraints Key Opportunities
• Green Belt policy • To assist CWaC in meeting the housing needs for the • To provide high quality informal open space and play Borough, including aff ordable housing and support space for new and existing residents of Delamere. • Extent of previously developed land sustainable economic development through jobs in • To help support and enhance existing local rural • Existing site access via Golf Club Road the construction industry services, and to ensure that in the future a greater • Traffi c speeds on Station Road • To remove derelict industrial and offi ce buildings percentage of pupils attending Delamere Academy considered incongruous is a rural area, and so are drawn from within the local catchment area and • Site topography with a broad change in levels across provide benefi ts to the visual amenity of existing so provide sustainable transport benefi ts, including the Site of approximately 8 meters, but with more residents and visitors to the area, including patrons increased opportunities for ride-sharing. localised level changes close to the Site’s northern of Delamere Forest whose visitor centre access is and western boundaries. • To establish a signifi cant green infrastructure located opposite the Site. network through-out the Site and so bring amenity, • Presence of Fir Brook and evidence of fl ood risk on • To strengthen the landscape framework of the Site recreational, biodiversity and sustainability benefi ts southern part of the Site and provide screening for sensitive receptors, and for new residents and wider community. • Presence of trees within the Site, including within protect the Green Belt. • To achieve a signifi cant reduction in the area of the area proposed for new site access • To make eff ective use of land by reusing land that impermeable surfaces and control surface water • Presence of utilities crossing parts of site, including has been previously developed (brownfi eld land). run-off so that discharge rates are less than existing; a trunk water main which cannot be removed or measures which will have a positive impact on • To contribute to conserving and enhancing the relocated For Main Rivers, the Environment Agency reducing fl ood risk off -site. natural environment by remediating and developing typically requires an 8 to 10m easement along a site of lesser environmental value than greenfi eld • To open up some of the culverted sections of Fir watercourses. Given that the two watercourses sites in the Borough Brook and to make this an integral feature of any (Fir Brook and tributary) are Ordinary watercourses, a future development at this location. More specifi cally, minimum of a 5m easement is recommended. • To provide high quality housing in a sustainable signifi cant scope exists for enhancing the variety of This will allow for future access for maintenance rural location close to facilities and services, aquatic habitat types present by modifying the profi le purposes (vegetation clearance etc). including school bus services and Delamere Station of the drainage channel along the south-western enabling access to local schools and to commuter • Evidence of bats using the Application Site for boundary and creating new wetland features as destinations such as Northwich and Chester, as well commuting and foraging, together with confi rmed/ integral feature of a SuDS. as Manchester. suspected bat roosts within some of the existing • Potential to help deliver a proposed Muti-User PROW buildings • To bring forward a new site access which will help along the northern edge of the Site adjacent to Golf improve existing highway safety conditions by • Evidence of a small population of grass snake and Club Road. slowing traffi c on Station Road to the benefi t of all common lizard on-site road users, including visitors to Delamere Forest • Presence of a number of large derelict former factory and those using Delamere Station. Important safety buildings and offi ces, plus a large expanse benefi ts also to pedestrians accessing these facilities of concrete hardstanding and those using the Public Right of Way which cross Station Road at this location. • Ground conditions and potential contamination • Proximity to a sensitive local tourism asset, namely Delamere Forest. 38 E VALUATION AND DESIGN RESPONSE
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776 Site boundary Existing residential developments Constraints Derelict site clean-up costs Water body (moss, mere, lagoon) Watercourse Local highway safety issues Existing access Permissive footpath Safeguarding tourism asset/amenity Site topography Steep banking Limit tall structures Local and distant views Local fi ltered views Noise - future mineral workings Area prone to shallow fl ooding Trunk water main easement
Opportunities Derelict site - remediate Woodland / signifi cant tree groups Strengthen boundary planting New public open space and play areas New green infrastructure CWAC proposed improvements to pedestrian access at Delamere Station New site access and traffi c calming Convenient access to Delamere Station Constraints and Direct access to PRoW network Pedestrian access to local social Opportunities and community facilities Move area out of fl ood risk E VALUATION AND DESIGN RESPONSE 39
Design Response Responding to Flood Risk Responding to the Scale and Character and Drainage Considerations of Surrounding Areas In response to the Site context, and the key design opportunities and constraints summarised above, the Currently there is fl ood risk to part of the Site, the most Proposed residential development must be of a density, following core design principles have informed the scheme signifi cant source being fl uvial fl ood risk adjacent to Fir scale and character that respects the Site’s rural location design and underpin the development parameters that are Brook. In response, it is proposed that part of the Site is and maintains the amenity of local residents, tourists and presented in sections 5 and 6 of this Statement. raised and that compensatory fl ood storage is provided. other visitors to the area. A comprehensive SuDS network is also prepared as an Residential blocks must be broken up by areas of Responding to Topography integral component of the scheme to limit the amount of formal and informal open space to help ensure that the and Green Belt Considerations surface water draining from the proposed development development does not look suburban in character. and therefore minimise the risk of fl ooding. These Through a combination of removing large industrial measures will store and slowly release water back to local The north, north-eastern part of the Site must be no more buildings and structures, working with the existing watercourses, matching existing natural greenfi eld runoff than 2 storey to reduce visual impact. topography and by introducing new landscape planting in patterns. These ponds will be situated outside of Flood In developing the illustrative masterplan, consideration and around the Site, new development of an appropriate Zone 3. must be given to the proximity of new development scale / height can improve the openness of the Green Belt to the regionally important Delamere Forest tourist at this location. Redevelopment also off ers the potential to Ground profi ling and the setting of minimum fi nished fl oor and visitor attraction which is principally accessed off create public open spaces on previously developed land. levels will ensure protection from overland fl ow in excess of the capacity of the drainage system and to prevent surface Station Road opposite the Application Site. This means ponding. A proposed ‘green corridor’ along the Fir Brook that only a limited amount of residential development and the drainage ditch will enable future maintenance should be located close to the western / south-western access (please refer to the Flood Risk Assessment and boundary facing Station Road, and that a new access must Drainage Impact Assessment for further information). be sympathetically designed and landscaped avoiding housing development directly within the Site line of Station Road. 40 E VALUATION AND DESIGN RESPONSE
Incorporating Green Infrastructure Creating a Safe and Convenient Access Establishing a Focal Point to the Development and Existing Landscape Features, and and Movement Network and Harnessing Solar Gain to Maximise Protecting and Enhancing Site Ecology Energy Effi ciency A new main site access should be established directly off Green infrastructure should permeate through the new Station Road which can optimise safety benefi ts for all Where practical, having regard to site topography and development and form links with the wider surroundings. highways users, and designed to create a sense of arrival other development considerations, buildings should be This infrastructure should comprise native woodland when entering the Site. orientated to face south to maximise energy effi ciency planting; informal areas of open space and dedicated play through solar gain. provision for children, together with new surface water The internal movement network should designed to SuDS features and fl ood alleviation areas which should be encourage lower speeds and provide routes which are Opportunities to establish focal points within the sensitively landscaped. convenient, safe, and legible for users, and which prioritise development, which can serve to aid community non-car modes of transport for local movement whilst still interaction, should be pursued. Where possible as much of the existing trees on site allowing appropriate access by the car. must be retained and enhanced as they form a key part of the character of the Delamere area and help screen Safe and convenient pedestrian and cycle access to development. Delamere Station should be provided from the Site.
Ecological areas of value within the Application Site, in Opportunities to support and enhance school bus services, particular woodland areas, and the watercourses, should which operate within the area, should be positively be safeguarded and enhanced. Green spaces focused on addressed e.g. new bus shelter, pick-up and bus nature conservation should also be incorporated. turnaround area. In line with adopted standards suffi cient car parking spaces should be provided and sensitively designed to ensure, where possible, they are integral to the streetscape and are safe. E VALUATION AND DESIGN RESPONSE 41
Responding to Service Infrastructure Protecting Existing and Proposed Public Constraints Rights of Way
The scheme design should respond to physical constraints Existing and proposed Public Rights of Way routes associated with safeguarding utility easements required for should be safeguarded and opportunites to connect new maintenance access, and health and safety considerations. footpaths to these routes pursued. 42 E VALUATION AND DESIGN RESPONSE
Design Response - Site Access 3. Roundabout (Application Site Only) To achieve a suitable vehicular access off Station Road to Given existing access conditions outlined in section 3 serve the Site, under Option 3 a roundabout is proposed. (and in the supporting Transport Assessment), The Crown It is considered that the provision of a roundabout will Estate recognises the opportunity to deliver a new access provide a safe and deliverable access solution to the Site and help secure highway safety benefi ts in the vicinity of whilst, at the same time, off ering an important opportunity the Site. Detailed discussions have therefore been held to deliver safety enhancements on Station Road by slowing with the highway authority over the form and location of traffi c without the need for a reduction in the existing a new vehicular access off the B5152 Station Road. Three speed limit. For these reasons it has advantages over access options have been considered, before concluding alternative ‘right-turn’/priority options, and is the option that the roundabout option off ered the most appropriate favoured by the Highway Authority and has been carried solution - they are: forward as the chosen access option for the Site. It is recognised that, in comparison a priority junction, 1. Priority Junction (Application Site Only) a roundabout at this location will have more of an Under this option it was proposed that the existing access ‘urbanising’ eff ect. Nevertheless, a roundabout off ers a to the Golf Club be maintained and that a new priority number of important safety advantages and, in addition to junction access be constructed to serve the Application the Highway Authority, is widely favoured by many local Site. The advantage of this access solution would be to stakeholders keen to see highway safety improvement remove new development traffi c from an existing sub- to this part of Station Road. Furthermore, as is explained standard access, namely Golf Club Road. On account of 2. Priority Junction in more detail in the following section, through use of visibility splay requirements, to be implemented this option (Application Site and Delamere Forest Golf Club) appropriate materials and landscaping treatment, a would, however, require the existing speed limit on Station This option is essentially the same as Option 1 but the Golf roundabout can be sensitively designed so that its visual Road to be reduced from 60 mph to 40 mph. Club access would feed into the new access with Golf Club impact is limited. Road being ‘stopped-up’ but still maintained as a PRoW. It For further information on the technical rational for was envisaged that the benefi ts of this access option would the roundabout access, please refer to the supporting be improved safety for all motor vehicle users and also for Transport Assessment. those using the PRoW and crossing Station Road at the existing Golf Club Road junction. Like Option 1, however, this option was also dependent on a reduction of the existing speed limit on Station Road to 40 mph. In addition, Golf Club Road is not an adopted public highway but a private road with no public access rights over it. Therefore, to be implemented this option would also need the support of all those who have right of access across Golf Club Road, and in particular the members of the Golf Club.
Priority Junction (Application Site) Roundabout (Application Site) 5
4
9
3 6 9 6 5
5 1 2 4 6
6 7 8 Evolution of the Design Process 44 E VOLUTION OF THE DESIGN PROCESS
Meetings have been held with Delamere Parish Council and Although there is a strong demand for leisure uses in Evolution of the Oakmere Parish Council, and with Ward Councillors to seek Delamere Forest, based on market evidence the commercial their views on the emerging proposals. An escorted site opportunities for the Marley Tile site are considered Design Process visit for Ward and Parish Councillors was also undertaken in very limited even as part of a mixed-use scheme as advance of the fi rst public consultation event presented under Option 4 (please refer to supporting Leisure & Tourism Market Assessment, June 2011, Colliers This section summarises the process International UK PLC). For this reason leisure uses were of stakeholder consultation that has Parish Councils ruled out due to a lack of market demand for anything which is appropriate for the Site or is fi nancially viable. been undertaken and describes how Both Delamere PC and Oakmere PC were fi rst formally Leisure uses would also generate traffi c at times in the week the development proposals have briefed on The Crown Estate’s intentions to redevelop the when other leisure attractions are already busy and, as a evolved in response to the comments former Marley tile works in May 2012. At these briefi ngs result, would likely have a negative impact on the other key drivers for redevelopment of the Site were explained attractions and on the amenity of local residents. received. to Members and, based on the fi ndings of a baseline appraisal of the Site and early discussions with offi cers at With regards employment uses on the Site, Parish Council Cheshire West and Chester, initial redevelopment options Members were informed that: Consultation with the presented. The options were based on three main land • Since 2007 there had been a lack of interest shown by uses: employment, residential and leisure. Local Planning Authority the market for employment uses and Key Stakeholders • Due to the dilapidated nature of the buildings, would not expect any future interest in re-use for high The Crown Estate has promoted the Site for development Land Use Option Description end users but instead potential for low grade B2, B8 for a number of years through the local planning process, Employment 1 Re-use and retain existing and has had meetings with planning policy offi cers buildings for employment employment and Sui-Generis users such as external at Cheshire West and Chester Council regarding the comprising B8, B2, B1 and storage, car breakers. However, low rents with short potentially Sui-Generis uses. development potential of the Site. lease terms likely which would not result in any Employment 2 Redevelop for employment investment or environmental improvements for the comprising B8, B2 and B1 uses. More recently, as part of the development of specifi c Site proposals for site, detailed discussions a have been held Residential Led 3 Redevelop for residential with relevant offi cers at the Council, including planners, including a possible • Low grade employment uses would also reintroduce landscape offi cers, fl ood risk and drainage specialists, residential care home and HGVs to the area. live - work units and / or rural environmental health, housing and education offi cers. workspace. Notwithstanding the above, having regard to the Council’s Discussions have also taken place with statutory bodies and Land Use Option Abandoned own evidence base on the demand for employment space other relevant organisations including the Environment Mixed Use 4 Redevelop for a mixed use in rural areas, it was suggested at the time that as part incorporating single family of a residential-led scheme there might be demand for Agency, utility providers, Tarmac Lafarge, the Forestry residential, care home, hotel Commission and Delamere Forest Golf Club. / conference accommodation approximately 1.5 acres (0.6 hectares) of rural workspace/ and live - work units and /or business premises on part of the Site. Some employment rural workspace. space was therefore presented, along with residential, as an emerging preferred option. E VOLUTION OF THE DESIGN PROCESS 45
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776
Site Boundary (10.59ha)
Residential (5.39 ha) (30dph = 162 dwellings
Commercial (0.53 ha) (1760m² Buildings Footprint)
Public Open Space and SUDS (0.73 ha)
Existing Watercourse
Indicative Buildings
Enhanced Buff er
Landscape Buff er/ Woodland
Main Residential Street
Secondary Residential Streets
Existing Trees
New Trees
Contours
Development Option August 2011 46 E VOLUTION OF THE DESIGN PROCESS
Following these briefi ngs further technical work was Community Consultation undertaken and redevelopment proposals refi ned in advance of engaging with the wider local community. Two pre-application public exhibition events were held at The principle change was a decision not to include a Delamere Community Centre: dedicated area for rural workspace/business premises. This decision was taken for two reasons: uncertainty • The fi rst was held on Friday 8th August 2013 (4pm until over market demand and also concerns over the impact 8pm), with exhibition materials remaining on display an employment use of this kind would have on adjacent for residents to view and comment on during Friday residential development. With regards to the latter various 9th and Saturday 10th August. The primary purpose of options on where employment uses could be located on this exhibition was for the public to learn more about site were investigated but due to the physical shape of the the context within which initial redevelopment for the Site and the location of the proposed site access, a view was Site had been prepared, and to encourage the public reached that there was no discrete area in which to locate to share their views and formally provide feedback on workspace/business premises without a negative impact on initial redevelopment proposals, namely a residential the amenity of new residents adjacent either as a result of scheme for up to 180 dwellings. visual impact or employment traffi c/trade vehicles. • A second consultation exhibition was held on A residential scheme has therefore been pursued which November 22nd from 3.00pm to 7.00pm and on not only helps meet the pressing need for housing in Saturday 23rd from 9.00am to 1.00pm. At this the district, including aff ordable housing, but also makes exhibition detailed proposals for the Site were eff ective use of a brownfi eld site. presented; proposals which were partly informed by the feedback received at the fi rst consultation event.
A fl yer inviting local residents to the consultation events was distributed to approximately 500 homes in the Delamere and Oakmere area one week prior to the exhibition. Local elected representatives from Oakmere and Delamere Parish Council and Chester and Cheshire West ward councillors all received personal written invitations to the consultation events. The events were also promoted in the local newspaper, the Northwich Guardian through an advert and editorial.
Over the two events a total of 196 people viewed the exhibition material. E VOLUTION OF THE DESIGN PROCESS 47
Key Issues Raised by the Local Community and Design Response
A range of views were expressed at the consultation events and through completion of feedback forms, letters, emails and phone calls to the project team.
The top three issues raised by respondents following the fi rst exhibition were:
• Ensuring facilities and infrastructure can cope, e.g. schools and roads;
• Respecting the landscape setting and minimising impact on the Green Belt; and
• Providing a safe access.
While 84% of respondents supported the re-use of brownfi eld land as way of helping reduce development on greenfi elds elsewhere in the District, the most important potential local benefi ts of redevelopment of the former Marley tile works were identifi ed as:
• Improving pedestrian safety and traffi c calming around the station;
• Cleaning up a derelict site and bringing it back in to benefi cial use; and
• Supporting local services, schools and facilities.
Framework Concept Plan, August 2013 48 E VOLUTION OF THE DESIGN PROCESS
A number of concern and questions were also raised by the Theme / issue raised Design response in Draft Illustrative Masterplan community in response to the initial framework masterplan proposals for the Site, the most frequent suggestions were Homes for elderly people A dedicated area for 15 retirement dwellings (including 4 bungalows) was incorporated in to the scheme arranged around a communal ‘green’ and with convenient access to a that: community garden/allotments.
• Traffi c and access needed to be looked at in more Need to reduce speeding on This was one of the main issues raised at the initial consultation. Our original proposals detail; Station Road included proposals for a roundabout access solution to reduce speeds near the station. We stayed with this option as the roundabout design meets highways standards and will help The local gas supply, broadband and sewage control traffi c speeds by forcing vehicles to slow as they approach the junction (especially • heading north) and negotiate the central island. infrastructure needed improvement; and Footpaths are required to facilities on The access design includes new footways to connect to local facilities and a fi nancial • Specifi c provision should be made on site for Station Road contribution is proposed to fund better pedestrian connections around Delamere Station. older people, leisure/employment uses should be Protecting the landscape, green belt and The design solution for the Site’s redevelopment has been informed by a wide range considered, as should aff ordability of the homes. wildlife of technical studies, including ecological studies and protected species surveys, plus the fi ndings and recommendations following detailed landscape and visual impact Both Delamere and Oakmere Parish Council also responded assessments. As a result the scheme achieves a number of benefi ts which meets with local interests, they include: formally to the fi rst consultation event with similar comments as the wider local community. In addition, Removal of areas of hard standing and derelict industrial buildings however, the Parish Council’s raised concerns regarding Reduced visual impact by restricting buildings to no more than 2.5 storeys and no more the scale of the scheme, the need to provide adequate than 2 storeys in the north eastern corner of the Site. facilities and recreational space, the impact of the increased amount of traffi c on the Abbey Arms junction, the need Retention and enhancement of most of the existing trees and the creation of new areas of habitat and wetland with woodland walks. for community integration and improvements to the Community Centre. Recreation / open space The Draft Illustrative Masterplan has been designed for a range of open space typologies, including both formal and informal play areas. The overall open space provision on site AMEC used the feedback received from the local exceeds local adopted standards and will provide a valuable resource for new and existing residents of Delamere. community at the fi rst consultation event to inform a Draft Illustrative Masterplan for the Site. Of those key issues Volume of traffi c and impact in the area About 130 vehicles would be generated in each peak hour. This traffi c has been modelled raised, and for which there is a design response, a summary and at the Abbey Arms Junction with other local traffi c growth to 2023. Results demonstrate that existing roads and junctions in the area will be able to cope with the number of homes proposed. is provided in the table right.
In deciding what changes should be made to the initial scheme we also carefully considered what development best meets the needs of the area having regard to market demands and the likely costs of cleaning-up the Site and making it ready for development. The outcome is that residential re-use for up to 180 homes remains the most appropriate option for this brownfi eld site. E VOLUTION OF THE DESIGN PROCESS 49
The Draft Illustrative Masterplan consulted on at the second public exhibition event provided for the following: Based upon the Ordnance Survey Map 4 with the permission of the Controller of Her Majesty’s Stationery Offi ce. Up to 165 terraced, semi-detached and detached © Crown Copyright. AMEC UK Ltd. 1 AL 100001776 homes up to 30% of which will be aff ordable Site boundary 2 Up to 15 homes specifi cally for older people, including bungalows, arranged around a communal ‘green’ and community garden/allotments area 9
3 New roundabout to provide safe access and help slow traffi c on Station Road 3 6 4 Contributions towards improved pedestrian facilities around the Site and Delamere Station, together with 9 speed reduction measures on Station Road 6 5 5 A high quality design with opportunities for creating a sense of place within the new development 5 1 2 6 Tree belts and screening to be retained and reinforced 4 6 7 Open space, play areas and informal sports pitch for older children
8 New woodland walks and wetland areas which form part of a proposed Sustainable Drainage System (SUDS) and fl ood compensation strategy 6 7 9 Room for the proposed multi-user route protected 8
Illustrative Masterplan November 2013 50 E VOLUTION OF THE DESIGN PROCESS
Whilst there were some concerns raised around the impact of proposed residential development on traffi c and infrastructure, the number of feedback responses reduced signifi cantly from 63 at the initial consultation to 20 at the second consultation. A number of supportive comments were made for the scheme and there was only one outright objection to the proposals.
The majority of issues raised at the second event have been addressed through the technical information supporting the application. Of the few comments received which pertained to design issues, the most signifi cant concerned the proposed location of retirement accommodation. Some respondents suggested that this type of accommodation would be better located close to facilities on Station Road e.g. Delamere Station.
The proposed location of the retirement accommodation has been carefully considered and purposely located away from the Site access where the impact on the amenity of residents from car movements will be the greatest. The chosen location also off ers ease of access to the existing PROW network, as well as the planned open space on site, including a designated area for allotments. For these reasons, and the fact that Delamere Station is within convenient walking distance from any part of the Site, no changes have been made to the Illustrative Masterplan following the second consultation event.
For more detailed information, please refer to the separate Statement of Community Consultation (SCC) which supports The Crown Estate’s planning application.
Copy of exhibition material from the second consultation event (November 2013) E VOLUTION OF THE DESIGN PROCESS 51
Key Issues Raised by the LPA and Design Response
In response to the Draft Illustrative Masterplan, comments of open space were similarly not progressed as it would were received from relevant offi cers at Cheshire West and result in too many small areas which would be diffi cult Chester Council. Constructive comments were received and expensive to maintain, but would also not be large from the Case Offi cer who highlighted how the scheme enough to accommodate certain typologies of play space layout could be amended before submission so that it was which have minimum area standards. It was considerations more ‘landscape driven’ and, as a result, responds more such as these, together with the access solution and positively to the local environment. Other comments with site topography, which had originally informed design a design focus concerned internal highway layout and proposals for the Site. As a consequence, a scheme design parking issues. not too dissimilar to the Draft Illustrative Masterplan was discussed and agreed with the Case Offi cer. In response, the Draft Illustrative Masterplan was revisited and options prepared to see how ‘fi ngers’ of new woodland The Final Illustrative Masterplan now shows more woodland could best be incorporated in to the Site, and the spine throughout out the Site but also penetrating into the road realigned. centre. This new woodland physically and visually links with woodland blocks which exist on and beyond the Site’s A number of high-level alternative layout options were boundaries (please refer to Section 6 for more details). considered. Not surprisingly those options which Some shallow bends have been incorporated into the spine incorporated the largest amount of open space/strategic road which, together with proposed new tree planting landscaping resulted in a corresponding reduction in and surface road treatment, should have a positive impact the number of dwellings on site and negative impact on on the street scene and provide visual cues to help slow fi nancial viability. The same options also resulted in a vehicle speeds. The end product is a high quality scheme scheme which was signifi cantly diff erent to what had been which is sensitive to its rural location, integrates with the consulted and positively received by the local community. surrounding woodland landscape and provides a positive As a consequence, these options were not progressed. change over the Site’s existing status as a derelict former industrial site which is visually intrusive Those options which proposed a fragmenting of areas and incongruous in the landscape. 52 E VOLUTION OF THE DESIGN PROCESS 6
Design and Access Proposals 54 D ESIGN AND ACCESS PROPOSALS
Masterplan Overview • Creates a legible environmentally and commercially Design and sustainable urban environment with its own sense of The masterplan has evolved through a design process identity, which is appropriate in form and scale to its Access Proposals informed by extensive site survey, environmental appraisal location and the local housing market; and public/ stakeholder consultation, and in response to • Respects existing site features and includes adopted and emerging policies covering design issues. enhancement measures where opportunities have This section describes and illustrates In summary a robust and iterative design process has been been identifi ed e.g. Fir Brook; and the development proposals for employed which has resulted in a high quality scheme the Application Site, including design that: • Has a benefi cial impact on the openness of the Green Belt, and on the amenity of local residents, • Creates a sensitive interface between the proposed details of land uses and amount of tourists and visitors to the area, in comparison to new development and adjacent land uses; development, scale parameters, the Site in its existing state as a derelict former access and appearance. The potential • Creates an environmentally sustainable development industrial factory. layout of the proposed development which manages surface water and creates bio diverse environs and linkages through the Site via an extensive (including buildings, routes and open Green and Blue Infrastructure network; spaces) is shown as an illustrative • Creates an attractive and vibrant residential masterplan, but it would be possible neighbourhood which encourages social interaction within the defi ned principles and and more active lifestyles through provision of local parameters for detailed design amenities, open spaces and recreational facilities; proposals to be brought forward that • Creates an access and movement network, which is diff er slightly from this. convenient and safe; D ESIGN AND ACCESS PROPOSALS 55
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. Land reserved Residential Enhanced © Crown Copyright. AMEC UK Ltd. for potential new Main Street Tree Belt AL 100001776 access to Delamere Golf Club Application site boundary
Retirement Accommodation
Proposed new access Allotments
Lanes and Shared Surfaces
Flood compensation areas Enhanced Tree Belt
Former hardstanding area replaced with new public open space / SUDs area
Illustrative Masterplan 56 D ESIGN AND ACCESS PROPOSALS
Land Uses and Amount Residential The illustrative mix of dwelling types is approximately: The illustrative masterplan proposes up to 180 new homes. The land uses proposed are in response to a number of Dwelling type Total dwelling mix factors: market evidence which suggests that there is no The overall site area is 11.97 Ha (29.58 acres) with the Number % requirement for this site to be retained for employment land use being split between developable residential 4.72 2 bed house 26 14 uses; the fact that the Site has been identifi ed in the Ha (11.66 acres), Public Open Space 1.53 Ha (3.78 acres), 2 bed bungalow 4 2 Council’s Strategic Housing Land Availability Assessment retained / enhanced woodland and site access 5.54 Ha (SHLAA) as suitable for residential development (up to 202 (13.69 acres), and areas for fl ood compensation 0.87 Ha 3 bed house 63 35 dwellings); and the economics associated with cleaning-up (2.15 acres). The gross residential density is therefore 15 4 bed house 49 27 a large derelict former industrial site. Further justifi cation dwellings per hectare or 29 dwellings per hectare net, for residential development at this location is the inherent which is deemed appropriate having regard to the Site’s 5 or more bed house 38 21 sustainability credentials of the Site being within walking rural location, other recent residential developments in Total 180 100 and cycling distance of community facilities within the area and the need to make eff ective use of previously Delamere village and public transport services at Delamere developed land. Station. This illustrative mix has been informed by viability and The design of the proposed dwellings will be established market advice from Carter Jonas, and through discussions at the detailed design stage to refl ect the character of the with the housing offi cer at CWaC. However, the mix may local area and respond to neighbouring built development, change at reserved matters stage, depending on the market woodland, and site topography. The residential mix and demand at the time. should be 2, 3, 4 and 5 bedroom houses with all of the 5 bed houses being detached, 4 bed houses being either detached or semi detached, and 3 and 2 bed houses being semi detached or short terraces. Within this mix of dwellings it is proposed that 15 dwellings will be dedicated for those over 55 years i.e. retirement accommodation and will include bungalows which should be either detached or semi detached. D ESIGN AND ACCESS PROPOSALS 57
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776
Application site boundary
Residential development Area (4.72ha)
Public open space (1.11ha)
Allotments (0.06ha)
Retained/enhanced woodland and site access (5.54ha)
Flood attenuation (0.87ha)
SUDS area (0.36ha)
Land Uses 58 D ESIGN AND ACCESS PROPOSALS
Open Space POS Typology Space requirement Dwellings Area requirement (sq/m) Area requirement Proposed (sq/m) (Ha) for 180 provision (Ha) A total of 6.65 ha of open space is provided for, which dwellings equates to approximately 55% of the total Site area. Of this total approximately 1.53 ha of public open space Amenity & 12.5 180 2,250.00 0.23 1.04* play space occupies over a quarter of the previously developed part of the Site (5.9 ha). Formal 20 180 3,600.00 0.36 0.43 play space The level of open space provision exceeds the Council’s standards for rural areas as presented in Vale Royal’s Subtotal 5,850.00 0.59 1.47 adopted SPD No. 3 (September 2007). Allotments 0.06
Table below provides a breakdown of the proposed open Total 1.53 space provision on site against the various typologies contained within the Council’s SPD. * Includes 0.36 ha of SUDs dry balancing area D ESIGN AND ACCESS PROPOSALS 59
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776
Application site boundary
Natural and semi-natural green space
Amenity greenspace
LAP (Local Area for Play)
LEAP (Locally Equipped Area for Play)
Informal kick-about area
Allotments
Proposed fl ood compensation feature
Existing watercourse
LEAP straight line distance 240m radius
LAP straight line distance 60m radius
Public Open Space 60 D ESIGN AND ACCESS PROPOSALS
Development Form and Structure The strategic masterplan shows how the various land the development. The strategic masterplan also identifi es uses are intended to work together to create a vibrant the location of the vehicular accesses into the Site and an The proposed development form and structure for the Site and integrated scheme. The location and form of the indicative structure for the internal street network. is landscape driven. Development blocks are broken-up main public open space areas are focal points of the The illustrative masterplan interprets the strategic and/or punctuated with new woodland planting. On the development, as is its relationship with key development masterplan to show how the resultant development may edges of the Site new woodland planting is also introduced frontages. Buildings which, through either their height look if the design parameters set in this DAS were applied so that, as part of an over-arching landscape framework, and/ or use of materials in construction (including render), to guide detailed development proposals at reserved development sensitively integrates with its surroundings. are identifi ed as landmarks to add variety to the streen scene and help people visually orientate themselves within matters stage. The development structure also responds principally to both the Site’s irregular shape and the proposed location of the new vehicular access. Having regard to these two Based upon the Ordnance Survey Map with the permission of the Controller factors, the road network within the Site hangs off a central of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. spine road which runs from west to east working with AL 100001776 the existing topography. Proposed new development Application boundary also works with the existing topography by limiting development to bungalows and only 2 storey dwellings on Major gateway some of the higher parts of the Site , thereby ensuring that Minor gateway new development does not have a greater impact on the Green fi ngers/wedges openness of the Green Belt than the existing development. Green spine Areas of open space are dispersed within the Site to Key frontages provide amenity benefi ts for as many of the new residents as possible, but not dispersed too much that the quality Future recreation links of the open spaces are compromised and/or that some 100m/200m are not large enough to support the recreational needs of (2 minutes walking) children of diff erent age groups. The form and structure of Visually sensitive area the open space areas has also been designed to maximise Neighbourhood focus opportunities for Sustainable Urban Drainage, and to create new areas of habitat for fl ora and fauna. Existing major routes Proposed new pedestrian access/ crossing Delamere Station Retain/enhance Woodland edges Open-up watercourses Urban Design Framework D ESIGN AND ACCESS PROPOSALS 61
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776
Application site boundary
Public open space
Retained/enhanced woodland
Residential development parcels
New cycleway/footpaths
Building frontages
Key building frontages
Landmark buildings
Allotments
Play areas
Trees
Flood compensation area
Fir Brook
Strategic Masterplan 62 D ESIGN AND ACCESS PROPOSALS
Development Scale Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. Having regard to the sensitivity of the Site in terms of its © Crown Copyright. AMEC UK Ltd. Green Belt status, the fi ndings of the LVIA has shown that AL 100001776 by working with the Site’s topography, and enhancing Application boundary woodland screening, the Site can accommodate up to two 1 Storey and a half storey dwellings without having a negative visual impact. Up to 2 Storey
The dwellings should have a variety of ridge heights which Up to 2.5 Storey will create character within the development. The heights will vary depending on dwelling footprint and roof pitch, matters to be agreed at reserved matters stage, but they are likely to be up to a maximum of 8.5m high to the ridge line, and between 5m and 6m up to the eaves. It is anticipated that dwellings will be predominantly detached and semi-detached, with some short terraces, although this will depend on the mix of house sizes agreed at reserved matters stage.
A range of wide and narrow fronted dwellings will be suitable to create variety in appearance and help defi ne the streetscape. Wide fronted properties will generally be detached houses with building frontages of between 8 – 12m, with a depth of between 5 – 7m. Narrow fronted buildings will be terraced and semi-detached houses. Typically a pair of semi-detached houses will be between 8 – 12m in width and 8 – 10m in depth. Terraces will generally be short terraces, but could be up to a maximum of 6 houses with each house being 4-5m wide
The scale of the proposed development, in terms of building heights and spaces is very much planned with the pedestrian in mind.
Scale D ESIGN AND ACCESS PROPOSALS 63
Appearance and Character Boundary Treatments Boundary treatments will be defi ned through the use of The proposed appearance and fi nishes will be approved fencing, walls and hedgerows (within a spatial hierarchy by the Local Planning Authority at the reserved matters/ defi ned through a design code at the detailed design detailed design stage to create a coordinated residential stage). As depicted in the Illustrative Masterplan the development. The exterior building fi nishes may be boundaries will also relate to adjoining properties and either traditional or contemporary but must have high land uses to create a cohesive place, strengthening and aesthetic quality with the overall material palette taking defi nining each of the proposed character areas. visual cues from the architectural vernacular of residential development in the local area. Boundary treatments will be natural with heights and details of boundaries appropriate to their location. The use of high boundary treatments to public areas will be minimised to ensure an attractive public realm and to maintain a sense of safety and security. The use of brick walls enclosing back gardens, where visible from the public realm, should be encouraged.
All boundary treatments within a street should be an integrated palette of materials and fi nishes. Building Materials and Colours
Varied elevation treatments, roof fi nishes, and facade openings work alongside staggered street frontages to create diversity and character. This compliments the existing area while also creating unity through a cohesive material palette.
Although exact materials and colours will be confi rmed during reserved matters stages, we propose that the materials used should be:
• Predominantly Red brick with rendered facades to buildings in key locations. • Grey and red roof tiles. • Sustainable and locally sourced wherever possible. Details for window and door heads and cills should also be carefully considered to create variety and quality without appearing pastiche. 64 D ESIGN AND ACCESS PROPOSALS
The Public Realm and Streetscape Lighting
The primary route is gate-posted at the Site entrance and Lighting should be located to minimise clutter and at other junctions with dwellings designed to create a materials and fi ttings should be robust, minimise impact on distinctive feature and focal point. Residential properties resources and refl ect the design qualities of the diff erent are proposed to be set back from the highway, with some character areas. buildings orientated diff erently to add visual variety to the streetscape. Lighting levels will be designed to create a secure environment and increase the perception of safety for The curvature of the primary and secondary routes creates users. However, given the extent of the natural areas and varied vistas, which in turn lead to tertiary shared surfaces wildlife corridors surrounding the proposed development that are enclosed to create semi-private areas. The primary areas, lighting will need to be carefully designed to route also includes a number of areas of open space along minimise light pollution (reducing glare and spillage) and its course intended to include new tree planting as part of its impact on adjacent areas including Delamere Forest (an an overarching landscape (Green Infrastructure) framework. informal ‘dark sky’ area) and nature conservation interests, whilst also maintaining community safety. The scheme plot and dwelling layouts have been designed to create generous public and private space and compliment a simple road hierarchy ensuring legibility and Waste Management ease of movement. Homes will be provided with adequate internal and The external hard surface materials have been designed to external space for waste and recycling containers, and also allow pedestrians and vehicles to easily identify highway provided with composting facilities within back gardens. priority. Details of materials will be confi rmed at reserved matters stage. D ESIGN AND ACCESS PROPOSALS 65
Landscape and Protect and Enhance Existing Landscape Features and Protect and Enhance the Local Rural Character Local Wooded Character The local wooded and enclosed character of the Site and Open Space Strategy The masterplan has been developed to retain and protect surrounding landscape has been protected and enhanced the existing valued landscape features that existing on the through the retention of the Site’s wooded peripheries within The Landscape Framework Site including tree cover and ditches (including Fir Brook). the landscape framework. A tree survey has been undertaken in accordance with The woodland that dominates the edges of the Site have The landscape for the Site is formed by a network of green BS5837:2012, which has identifi ed the quality of woodland been extended into the Site to create small pockets of spaces and corridors necessary to provide for drainage, and trees through categorisation (A, B, C and U. All A, B housing set within a rich landscape fabric that refl ects local wildlife habitat and places to exercise, roam and play. and category trees are considered to have merit and the landscape character. The housing and road layout has been The character and quality of the existing landscape majority of these have been retained within the landscape designed to promote a green gateway into the Site and has been instrumental in shaping the masterplan. The framework. There are no Tree Preservation Order’s on site. green vistas with green spaces, woodland and tree cover landscape strategy has taken best advantage of the intrinsic incorporated along main road corridors and at junctions. Tree cover is primarily located on the Site’s peripheries and positive characteristics and features contained within the will be retained and managed to promote ongoing good New development will be designed to respect the intrinsic Site, and informed the overall scheme design to ensure that health. New planting, using locally native species, will be character of the local built environment i.e. village scale once developed the Site responds appropriately to the local introduced to fi ll small gaps in woodland on the southern development (with associated village scale green spaces such landscape and visual context and has a positive relationship edges and reinforce and enhance the woodland understory as the village green and the green retreat) that embraces with its surroundings. and edges. the local vernacular and uses muted materials and roofl ines These proposals are illustrated on the Landscape where visible from Eddisbury Hill or any surrounding area. Access proposals have necessitated the removal of a small Masterplan and Public Open Space Plan. part of woodland located on the western edge of the Site. Access proposals will be carefully designed to avoid the The key objectives and design features of the landscape Alternative locations for access have been dismissed on perceived suburbanisation of roads within the countryside. framework are described below. highway grounds. The proposed access road has been The new roundabout and access road design shall seek to use aligned to minimise the loss of valued tree cover in this materials suitable for its rural location (i.e. for surfacing, kerbs, area and design methods (including the avoidance of tree signage), minimise the use of signage and ensure appropriate root protection areas through implementation of hard soft edge treatment to the western edges of the Site and collars and steepening of roadside embankments) is also new road i.e. use of timber post and rail fencing or native proposed. Whilst this will minimise tree loss and retain the hedgerow to provide continuity with adjacent features. majority of the western wooded belt, the loss of mature trees (notably oaks) within this area is inevitable. To help compensate for these losses the scheme proposes to plant locally native tree species within the Sites landscape framework. 66 D ESIGN AND ACCESS PROPOSALS
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776
Application site boundary
1 Retain and enhance existing woodland
2 Wooded green spaces
Green gateway and 3 green vistas
4 Village green
5 Green retreat
6 Allotments
7 Public footpath (Oakmere FP5) on Golf Club Road
8 Footpath connection to Oakmere FP5 footpath
9 Permissive footpath
10 Cheshire Sands Quarry
11 Fir Brook
12 Ditch
13 Children’s play area
14 Informal kick-about area
15 Surface water SUDs feature
16 Flood compensation feature
Landscape Framework D ESIGN AND ACCESS PROPOSALS 67
Protect and Enhance Connections to Surrounding Attenuation and Flood Compensation Ponds Recreational Areas and Routes The illustrative masterplan has been designed to ensure The Site is located immediately adjacent to the public that there is suffi cient space on Site for SUDs attenuation footpath (Oakmere PF5) that runs along Golf Club Road and ponds. The proposed SUDs area shown in the south eastern the Cheshire Sands quarry site to the east of the Site. The corner of the Site will attenuate water to greenfi eld rates existing permissive public footpath that traverses the Site prior to discharge to the local watercourse, Fir Brook. connects into the adjacent Cheshire Sands quarry site. In the south eastern corner and also east of the Site fl ood The masterplan proposes two points of access onto public compensation features are proposed. footpath (Oakmere FP5) and will incorporate the existing permissive footpath into the landscape framework maintain Having regard to the fi ndings of the FRA, it is proposed that Create Network of Public Open Spaces the lower lying southern part of the Site is raised between connectivity to the Cheshire Sands quarry site. These and Green Infrastructure will enable connections into the wider network of paths 0.5 and 1 metre, with compensatory fl ood storage created The landscape framework for the Site is founded on the alongside adjacent sections of the Brook such that off -site including Delamere Forest Park to the west and Oakmere to creation of a network of high quality multifunctional green the east. fl ood risk is not increased. A working solution has been infrastructure. identifi ed and is presented in the accompanying FRA.
Protect and Promote Biodiversity Existing mature woodland, individual trees, ditches The masterplan has been developed with a view to (including Fir Brook) and existing public footpath within Management retaining and enhancing much of the biodiversity on site. the Site create a valuable existing framework for green The scheme proposes to install bat boxes and relocate the infrastructure within the Site. The masterplan has been All of the public open spaces are envisaged as being existing small population of grass snake and common lizard informed by and responded to these existing features managed and maintained by either a management to the green spaces on the Sites’ peripheries. to establish a wider network of green spaces that are company or the Parish Council should they wish to adopt necessary to provide fresh air, drainage, wildlife habitat and the space. This would include the play areas and amenity Redevelopment of the Site off ers an important opportunity places to exercise, roam and play. open spaces. As the designated SUDs Approving Body to establish new habitat for fl ora and fauna through (SAB) for any new drainage system in the Borough, once wetland habitat creation associated with the fl ood New green spaces and green corridors are proposed approved it is understood that CWaC will adopt and alleviation ponds in conjunction with the enhancement of throughout the Site that will contain new tree cover, public maintain the SUDs on site and fl ood compensation areas. the Sites existing ditches and Fir Brook (i.e. re-profi ling for open spaces, footpaths, surface water Sustainable Urban habitat creation). Drainage features and fl ood compensation features. There is potential to extend the footpath network into and around the Site’s green edges and wooded peripheries.
Footpaths, fl ood alleviation ponds and woodland proposal have been designed to complement the Cheshire Sands restoration proposals on the eastern boundary of the Site. 68 D ESIGN AND ACCESS PROPOSALS
Access and Movement Inclusive Access The detailed design of the proposed development and its The Access and Movement strategy for the Site has been associated new transport infrastructure will be undertaken informed though an iterative design process, having regard in accordance with the requirements of the Disability to development opportunities and constraints and in Discrimination Act. Detailed designs should be prepared in response to the fi ndings of the Transport Assessment (TA) accordance with current good practice as embodied within and through liaison with the Highway Authority. Refer to the DfT’s “Inclusive Mobility” document. This approach will the TA for further information. help to ensure that the proposed development is a fully inclusive facility that meets the needs of all users, including Site Access, Circulation and Servicing Public Transport those with disabilities or temporary mobility impairments. The requirement to design for disabled people should The proposed vehicular and main pedestrian access into Existing public transport provision is well established with permeate all aspects of the design process and include not the Site is located off the B5152 Station Road on the north Delamere Station located within walking distance of the only access to, and movement within the Site, but also the western boundary of the Site. A roundabout junction is Site. To further enhance connectivity to public transport a interface between the development and the surrounding proposed in order to act as a traffi c calming measure on new footpath is proposed north of the Site along Station road network. Station Road. This access serves the proposed dwellings Road, and a new pedestrian crossing located north of directly and forms the only vehicular access into the Site; Golf Club Road and south of the rail overbridge. the existing access off Golf Club Road will be closed. Parking
The internal road layout has been designed for three Pedestrians Residential parking is primarily in-curtilage parking spaces situations: primary and secondary circulation has been designed to reduce the visual impact and prevent cars A network of footpaths is proposed throughout the Site designed dominating the street scene. In situations where garages which links with the adjoining footpaths on Station Road to encourage lower vehicular speed and segregate are proposed, they have been located, in the main, behind and local Public Rights of Way. The footpath network also pedestrian use, whereas tertiary roads have been designed the building line to enhance the primary elevations. Parking provides easy access to dedicated area of open space within as shared surfaces to reduce vehicular speed and integrate courts have been kept to a minimum and serve a maximum the Site and to the proposed school bus stop adjacent to pedestrian use. of 12 dwellings on the eastern edge of the scheme. the entrance, as well as to Delamere Station to the north. The primary street will be designed for 30mph, with the secondary streets and shared surfaced residential streets designed for 20mph following ‘home zone’ design principles.
All junctions, and the internal road network that they serve have been designed to accommodate emergency and service/refuse vehicles as well as private vehicles, whilst ensuring that roads do not dominate the development. D ESIGN AND ACCESS PROPOSALS 69
Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776
Application site boundary
Primary street
Secondary residential street
Tertiary lanes / drives Golf Club Road (home zones)
B5152 (Station Road)
Unadopted road (Golf Club Road)
B5152 Station Road
Proposed Internal Street Hierarchy 70 D ESIGN AND ACCESS PROPOSALS 7
A Sustainable Neighbourhood and Building for Life 72 A S USTAINABLE NEIGHBOURHOOD AND BUILDING FOR LIFE
Achieving high quality in urban design will help provide A Sustainable an environment that is enjoyable to live in. This recognises that it is not just the design of individual buildings that is Neighbourhood important, but the wider aspects too, i.e. the relationship of buildings to each other, to the area around the streets, and and Building for Life to the open spaces that make up the built environment.
The design and layout of the scheme and the ultimate For any new development to be development proposals for the Site will be governed by considered sustainable it should over-arching design principles, refl ecting the Council’s The following considerations are therefore central to the aspirations for high quality development and the minimise as far as possible its impact illustrative masterplan for the Site. achievement of best practice. upon the environment. • The development has been planned to ensure safe and Ecological mitigation measures have been identifi ed and convenient pedestrian access to Delamere Station to incorporated into the scheme as part of the landscape and encourage the use of public transport other than the drainage proposals. private car to access the main centres of employment and retail in the area. Building for Life • Reducing energy use and maximising energy effi ciency are key considerations. The illustrative masterplan An assessment of how the proposed development refl ects the principles of passive solar design and the performs against ‘Building for Life’ criteria, the industry new houses will align with the government’s ever standard for well designed homes and neighbourhoods is tightening effi ciency standards (enshrined in building included in Appendix A. This tool was developed by the regulations). Commission for Architecture and the Built Environment (CABE), with partners the Home Builders Federation, the In terms of sustainable construction, the developer(s) will Civic Trust and Design for Homes. be required to prepare a site waste management plan, which sets out the design measures incorporated to reduce construction waste, including the use of recycled materials in order to reduce the level of construction waste to landfi ll.
In addition, each building will allow for adequate internal and external space for bins and recycling boxes, linked to the latest standards that CWaC may have at the time of construction. 8
Phasing and Implementation 74 P HASING AND IMPLEMENTATION Phasing and Phasing Approach Given the size and location of the Site, it is likely that it will Implementation be developed in three phases with land closest to Station Road being developed fi rst. The small area proposed for retirement accommodation to the north-east corner of the This section outlines the proposed Site and housing , to be accessed from York Road would be Based upon the Ordnance Survey Map phasing of the development and the with the permission of the Controller developed last. of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. next steps to be taken in respect of AL 100001776 It is assumed that the development would commence in the planning process. Application boundary Mid-2016, with completion Mid-2020, a period of around (11.97ha) 4 years. This is based on the construction and sale of between three and four dwellings per month, but this rate Phase 1 could change subject to local housing market conditions. Phase 2 Assuming up to 180 dwellings, one developer and a start Phase 1/2 date mid 2016, the anticipated build out rate would broadly Phase 3 be as follows: • 2016 = 20 units
• 2017 = 40 units
• 2018 = 50 units
• 2019 = 40 units
• 2020 = 30 units
Implementation
Once planning permission is issued, The Crown Estate will work with the chosen developer to deliver a high quality scheme in line with The Crown Estate’s strong commitment to design quality in a way that responds to the local context and has regard to the Site’s sensitive position within the North Cheshire Green Belt and in close proximity to Phasing Delamere Forest. 9
Summary and Conclusions 76 S UMMARY AND CONCLUSIONS Summary and In summary, the proposed development: • Removes large derelict industrial and offi ce • Off ers an important opportunity to help support Conclusions buildings with resultant benefi ts to the openness and enhance existing local rural services through of the Green Belt and the visual amenity for local increased patronage; residents, tourists and other visitors to the area, • Achieve a signifi cant reduction in the area of namely those using Delamere Forest; The illustrative masterplan, which is impermeable surfaces and controls surface water presented in this Design and Access • Makes eff ective use of previously developed land, run-off so that discharge rates are less than existing; Statement, has been prepared and contributes to conserving and enhancing measures which will have a positive impact on the natural environment by remediating and reducing fl ood risk off -site; having regard to the context of the developing a site of lesser environmental value • Ensures that all components e.g. buildings, than greenfi eld sites in the Borough; Site and the identifi ed development landscapes, access routes, parking and open space opportunities and constraints. It • Establishes a signifi cant green infrastructure/ are well related to each other, to provides a safe and open space network through-out the Site, attractive environment; and has developed through an iterative bringing amenity, recreational, biodiversity and • Safeguards land to deliver a proposed Multi-user sustainability benefi ts for new residents and wider process following feedback from PROW linking Station Road, Delamere with community; offi cers at Cheshire West and Chester Stoneyford Lane, Oakmere providing off -road • Provides high quality housing in a sustainable rural access for pedestrians, horseriders and cyclists. Council, Ward Councillors and location close to facilities and services, including members of Delamere and Oakmere school bus services and Delamere Station enabling access to local schools and to commuter Parish Councils, together with other destinations such as Northwich and Chester, as key stakeholders and the general well as Manchester; public following public consultation • Brings forward a new site access which will help events held in August and improve existing highway safety conditions by slowing traffi c on Station Road to the benefi t of all November 2013. road users, including visitors to Delamere Forest, those using Delamere Station and those using the local Public Right of Way network which crosses Station Road at this location;
The masterplan is illustrative only and is therefore intended The proposals for the former Marley tiles site ensure that a to demonstrate how the Site could be developed to create high quality new residential development can be delivered, a sustainable new residential development. assisting the LPA in meeting its fi ve year land supply requirements on a site already identifi ed as suitable for housing in the Council’s SHLAA, whilst also making eff ective use of a major previously developed (brownfi eld) site. S UMMARY AND CONCLUSIONS 77
Existing Site Final Illustrative Masterplan