Borough Local Plan 1

Index of Policies

Index of Policies

Chapter 1 'Introduction'

Chapter 2 'General Strategy'

GS1 'Selection of Sites'

GS2 'New Development in the Borough'

GS3 'North Green Belt'

GS4 'Changes to the North Cheshire Green Belt'

GS5 'The Open Countryside'

GS6 'Change of Use/Conversion of Rural Buildings'

GS7 'Areas Affected by Former Underground Rock Salt Mining in '

GS8 'Proposals for new Development for Main Town Centre Uses'

GS9 'General Urban Design Principles for Development in Northwich Town Centre'

GS9A 'Barons Quay Development Area'

GS9B 'Weaver Shopping Centre Extension Development Area'

GS9C 'Land North of Leicester Street'

GS9D 'Northwich Market'

GS9E 'Marina Development Area'

GS9F 'County Council Offices Site'

GS9G 'Magistrates' Court Site'

GS9H 'British Waterways Site'

GS9I 'Lock Street Site'

GS9J 'Memorial Hall Site'

GS9K 'Land West of Old Road'

GS9L 'Land West of Queen Street'

GS9M 'Land adjacent to Victoria Bridge'

GS9N 'Northwich Vision Transportation Schemes'

GS9P 'Developer Contributions to Transport and Public Realm Improvements' 2 Vale Royal Borough Local Plan

Index of Policies

GS10 ' Gateway'

GS11 'Weaver Valley Regional Park Project'

Chapter 3 'Natural Environment'

NE1 'Protection of the Nature Conservation Resource'

NE2 'Designated Sites of International and National Nature Conservation Importance'

NE3 'Designated Sites of Local and Regional Nature Conservation and Geological Importance'

NE4 'Threatened and Priority Habitats'

NE5 'Endangered Species'

NE6 'Wildlife Corridors and Green Wedges'

NE7 'Protection and Enhancement of Landscape Features'

NE8 'Provision and Enhancement of Landscape in New Development'

NE9 'Trees and Woodland'

NE10 'Proposals for the Establishment of Areas of Multipurpose Woodland on Derelict and Under Used Land'

NE11 'Areas of Special County Value'

NE12 'Areas of Significant Local Environmental Value'

NE13 'River Corridors'

NE14 'Dane Valley'

NE15 'Protection of the Floodplain'

NE16 'Surface Water Run Off'

NE17 'Watercourses'

NE18 'Mersey Estuary Zone'

Chapter 4 'Built Environment'

BE1 'Safeguarding and Improving the Quality of the Environment'

BE2 'Sewerage Infrastructure'

BE3 'Water Supply'

BE4 'Planning Obligations'

BE5 'Historic Environment - Listed Buildings' Vale Royal Borough Local Plan 3

Index of Policies

BE6 'Alteration/Extensions to Listed Buildings'

BE7 'Changes of Use to Listed Buildings'

BE8 'Listed Buildings and Archaeology'

BE9 'Demolition Control of Listed Buildings'

BE10 'Historic Environment - Conservation Areas'

BE11 'Development of Sites Outside the Conservation Area'

BE12 'Northwich Conservation Area'

BE13 'Ancient Monuments/Archaeological Sites'

BE14 'Other Sites of Archaeological Importance'

BE15 'Historic Parks and Gardens'

BE16 'Advertisements and Signs'

BE17 'Advance Directional Advertisements'

BE18 'Telecommunications Development'

BE19 'Domestic Radio, Masts, Aerials and Satellite Dishes'

BE20 'Jodrell Bank'

BE21 'Renewable Energy'

BE22 'Locally Important Buildings'

BE23 'Conservation Area Appraisals'

Chapter 5 'Housing'

H1 'The Supply of Housing Land'

H2 'Housing Allocations'

H3 'Phasing'

H4 'Housing Development Hierarchy'

H5 'Windfall Sites'

H6 'Change of Use/Conversion'

H7 'Sub-division of Existing Dwellings into Self-contained Residential Units'

H8 'Extensions/Alterations to Dwellings'

H9 'Extensions to Dwellings that have been created through the Conversion of a Rural Building' 4 Vale Royal Borough Local Plan

Index of Policies

H10 'Rebuilding/Replacement Of Dwellings'

H11 'Extensions to Residential Curtilages in the Open Countryside and the Green Belt'

H12 'Density'

H13 'Mixed Communities'

H14 'Sites for Affordable Housing on Residential Developments'

H15 'Sites for Affordable Housing within the Settlement Policy Boundaries of , and Tier 1 Locations'

H16 'Sites for Affordable Housing in the Green Belt/Open Countryside'

H17 'Gypsy and Traveller Sites'

H18 'Transit Gypsy Sites'

H19 'Show Person's Sites'

Chapter 6 'Employment'

E1 'General Requirements for Employment Use'

E2 'Existing Non-Conforming Uses'

E3 'Redevelopment of Employment Land for Employment Purposes'

E4 'Redevelopment of Existing and Proposed Employment Land for Non-Employment Purposes'

E5 'Employment Land Allocations'

E6 'Lostock Triangle, '

E7 'Northwich and Winsford Town'

E8 'Villages of Anderton, Barnton, Cotebrook, Cuddington, , Eaton, Frodsham, Hartford, Helsby, Higher , , , Lostock Gralam, Lostock Green, Lower Marston, Lower Wincham, Marton/Whitegate, Moulton, , , Swan Green, , and '

E9 'Employment Uses in the Open Countryside outside the Green Belt'

E10 'Employment Uses in the Green Belt including Washed Over Green Belt Villages'

Chapter 7 'Recreation and Tourism'

RT1 'General Requirements for Recreation/Tourism Developments'

RT2 'Sports Facilities and Open Spaces'

RT3 'Recreation And Open Space In New Developments' Vale Royal Borough Local Plan 5

Index of Policies

RT4 'Existing Formal and Informal Open Spaces and Recreational Facilities'

RT5 'Allotments'

RT6 'Village Facilities'

RT7 'Tourist Accommodation within the towns of Northwich and Winsford and the villages of Anderton, Barnton, Cuddington, Davenham, Hartford, Lostock Gralam, Lower Marston, Lower Wincham, Moulton, Rudheath and Tarporley and the inset villages of Frodsham, Helsby, Higher Wincham and Weaverham.'

RT8 'Tourist Accommodation within the Open Countryside and the Green Belt'

RT9 'Chalet Type Development'

RT10 'The Use of Farmhouses for Bed and Breakfast Accommodation within the Greenbelt and Open Countryside'

RT11 'Extensions to Existing Facilities'

RT12 'Small Extensions to Existing Hotels, Guest Houses and Other Tourist Accommodation within the Green Belt and Open Countryside'

RT13 'Touring Recreational Caravan and Camping Sites'

RT14 'Static Recreational Caravan Sites'

RT15 'Golf Courses'

RT16 'Driving Ranges'

RT17 'Noisy Sports'

RT18 'Motor Sports'

RT19 'Tourist/Recreation Related Facilities'

RT20 'Mooring Facilities'

RT21 'The Weaver and Dane Valleys'

RT22 'The Winsford Flashes'

RT23 'The Whitegate Way'

RT24 ''

RT25 'Oulton Park Motor Racing Venue'

Chapter 8 'Transportation'

T1 'General Requirements'

T2 'Transportation Assessments' 6 Vale Royal Borough Local Plan

Index of Policies

T3 'Public Transport'

T4 'Railways'

T5 'Railway Stations'

T6 'Northwich – – Rail Line'

T7 'Safeguarded Rail Lines'

T8 'Pedestrians and Walking'

T9 'Cycling'

T10 'National Cycle Network'

T11 'Freight'

T12 'Development of Land Adjacent to the for Water Based Freight Facilities'

T13 'Car Parking'

T14 'Car Parking in Town and Village Centres'

T15 'Provision of Access for People with Disabilities'

T16 'Roadside Facilities'

T17 'Lorry parks'

T18 'General Highways Policies'

T19 'Appropriate Traffic Calming Measures'

T20 'Travel Plans'

Chapter 9 'Shopping and Town Centre Development'

STC1 'General Policy'

STC2 'Northwich Town Centre'

STC3 'Winsford Town Centre'

STC4 'Use Of Upper Floors '

STC5 'Design'

STC6 'Design - Installation of Shutters'

STC7 'Proposals For Key Town Centre Development In Edge-of-centre And Out-of-centre Locations'

STC8 'Defined Town And Large Village Centres'

STC9 'Defined Town And Large Village Centres' Vale Royal Borough Local Plan 7

Index of Policies

STC10 'Loss of Existing Ground and Upper Floor Residential Uses'

STC11 'Large Proposals In Large Village Centres '

STC12 'Local Centres In Winsford And Northwich '

STC13 'All Smaller Villages With Or Without Defined Policy Boundaries '

STC14 'All Smaller Villages With Or Without Defined Policy Boundaries '

STC15 'Changes of Use That Would Result in the Loss of a Public House or Other Service Serving a Rural Community'

STC16 'Farm shops'

Chapter 10 'Public Services'

PS1 'Public Service Development In The Open Countryside '

PS2 'Redundant Institutions In The Open Countryside/Green Belt '

PS3 'Child Care Facilities '

Chapter 11 'Pollution, Hazards and Contaminated Land'

P1 'Air Pollution'

P2 'New Development which is Sensitive to Air Pollution'

P3 'Noise Pollution'

P4 'Light Pollution'

P5 'Groundwater'

P6 'Hazardous Installations'

P7 'Development of a Non-Hazardous Nature in the Vicinity of Non-Hazardous Installations'

P8 'Contaminated And Derelict Land'

P9 'Aerodrome Safeguarding – John Lennon Airport'

Chapter 12 'Rural Enterprises'

RE1 'Agricultural Land'

RE2 'Where Development is Allowed Which Involves the Loss of Agricultural Land'

RE3 'New Agricultural Buildings'

RE4 'Proposals for New Buildings and Other Structures Associated with Livestock'

RE5 'Change Of Use Of Agricultural And Other Rural Buildings' 8 Vale Royal Borough Local Plan

Index of Policies

RE6 'Withdrawal Of Agricultural Permitted Development Rights Following A Change Of Use'

RE7 'Agricultural Workers’ Dwellings'

RE8 'Removal of an Agricultural or Forestry Occupancy Condition'

RE9 'Equestrian Development'

RE10 'Kennels And Catteries'

RE11 'Private Airstrips'

RE12 'Farm Diversification'

Chapter 13 'After Use of Mineral Workings'

MW1 'General Considerations'

MW2 'Consultation On County Matters'

MW3 'After Uses'

MW4 'Ancillary Development' Vale Royal Borough Local Plan

Contents

Contents

1 Introduction 10 2 General Strategy 13 3 Natural Environment 54 4 Built Environment 76 5 Housing 96 6 Employment 118 7 Recreation and Tourism 131 8 Transportation 152 9 Shopping and Town Centre Development 166 10 Public Services 181 11 Pollution, Hazards and Contaminated Land 184 12 Rural Enterprises 191 13 After Use of Mineral Workings 204

Appendices

1 Background Documents 208 2 Housing Land Supply (as at 31 August 2005) 213 3 Employment Land Supply and List of Commitments and Completions (as at 31 March 2005) 214 4 Scheduled Ancient Monuments in Vale Royal 215 5 National Register of Parks and Gardens of Special Historic Interest 219 6 Conservation Area Appraisals 221 7 Locally Important Buildings 226 8 Historic Orchards 271 Glossary 283 10 Vale Royal Borough Local Plan

1 Introduction

Chapter 1 Introduction

What is a Local Plan?

1.1 In Britain, the framework of land use is largely provided by the town and country planning system. Its purpose is to:

regulate the development and use of land in the public interest; balance the needs of development and conservation; secure the most efficient and appropriate use and development of land; contribute to the objective of ensuring that development and growth are sustainable.

1.2 Development Plans play a key role in achieving these aims. These comprise:

(i) Structure Plans in which County Councils set out key strategic policies for a County as a framework for local planning; and

(ii) Local Plans in which District Councils set out more detailed policies to guide development in their areas including proposals for specific sites.

1.3 Local Plans have a number of key functions:

to interpret strategic policies contained in the Structure Plan at a detailed local level; to provide policy guidelines for the consideration of planning applications; to provide a framework for co-ordinating development by public authorities; to give the public the opportunity to comment upon and become involved in the resolution of local planning issues.

What is the Vale Royal Borough Local Plan First Review Alteration

1.4 The Vale Royal Borough Local Plan First Review was adopted by the Council in June 2001. It sets out the Council’s policies for development and the use of land in the Borough between the period 1996 to 2006. The plan is written to reflect national, regional and strategic policies. It provides, along with the Cheshire Structure Plan, the statutory framework within which decisions on planning applications are made.

1.5 It is a legal requirement that all Local Authorities prepare a single Local Plan to provide complete and comprehensive coverage for its area. It is also vital that Local Plans are kept up-to-date and regularly reviewed totake account of changing circumstances.

1.6 Since the adoption of the Local Plan First Review there have been some significant changes in the Government’s planning policies and changes are now needed to the First Review to keep it in line with this new advice. The most dramatic change has been to national policies about planning for housing.

1.7 The Council decided to undertake an Alteration to the Plan rather than a full review. This means there are changes to key areas of the Plan where policies needed to be brought up-to-date such as the housing policies. Central to the changes to the housing policies is the need for an adequate provision to be made for new housing and for that provision to be focused where possible on previously developed land and through the conversion of existing buildings in sustainable locations.The Local Plan Alteration makes sufficient provision through allocations to meet the Borough’s housing requirement and there is therefore strict control over the release of non-allocated (‘windfall’) sites. Vale Royal Borough Local Plan 11

Introduction 1

1.8 As part of the Alteration the time period covered by the Plan is being rolled forward to 2016. It will then cover the same time span as the Cheshire 2016 Structure Plan Alteration prepared by .

1.9 Work on updating the Plan began in November 2002 when the Council published a Key Issues Paper for public consultation, setting out the main issues facing the Council and the community of Vale Royal in amending the First Review of the Local Plan. The Council received a wide range of views and these have been taken into account in drawing up revisions to policies. Proposed Alterations to the Adopted Plan were set out in the Vale Royal Borough Local Plan First Review Alteration: First Deposit which was placed on deposit between 28 January and 10 March 2004. The Borough Council received a large number of representations from a variety of organisations and individuals to a wide range of policies contained in the Plan during this period. The Council considered these representations and then produced the Vale Royal Borough Local Plan First Review Alteration: Redeposit which was subject to public consultation between 16 February 2005 and 30 March 2005. Again, this generated a large number of representations which the Council duly considered. A further consultation exercise was undertaken between 18 May 2005 and 29 June 2005 when a limited number of representations were received. The Local Plan First Review Alteration was then subject to a public inquiry between 13 September 2005 and 1 December 2005 when an independent Inspector considered all outstanding objections to the Plan. The Inspector’s Report of the Inquiry was received in April 2006 which contained the Inspector’s recommendations for amendments to the Plan as a result of the Inquiry. The Inspector’s Report was binding on the Authority and therefore the Council had to accept the Inspector’s recommendations contained in the Report. The Council made the amendments to the Plan that are set out in the Inspectors Report and the Vale Royal Borough Local Plan First Review Alteration was adopted on 16th June 2006.

Relationship to other plans and guidance

1.10 The Vale Royal Borough Local Plan First Review Alteration has been prepared taking account of a number of relevant statutory plans and guidance. These are detailed below.

The Cheshire 2016 Structure Plan Alteration

1.11 All Local Plans must conform to the provisions of the approved Structure Plan in operation at the time and to be certified as so doing by the County Council. The current Structure Plan was adopted in 2005. This Alteration to the Structure Plan sets the strategic land use policy framework up to 2016.

1.12 The Local Plan Alteration will refer to the policies of the Cheshire 2016 Structure Plan Alteration where they are relevant to the Vale Royal area.

Regional Planning Guidance for the North West

1.13 The Regional Planning Guidance for North West (RPG13) was published in March 2003. The main purpose of RPG is to provide a regional spatial strategy within which local authority development plans and local transport plans can be prepared. It provides the broad development framework for the Region, identifying the scale and distribution of housing development and the priorities for the environment, transport, infrastructure, economic development, agriculture, minerals and waste treatment and disposal. The overriding aim of RPG is to promote sustainable patterns of spatial development and physical change.

1.14 Economically, the emphasis is on making the Region more competitive and encouraging the sectors with the most potential for growth, securing an urban renaissance, and sustaining and reviving the Region’s rural communities and rural economy. 12 Vale Royal Borough Local Plan

1 Introduction

1.15 Socially, the areas containing the greatest concentrations of multiple-deprivation are the core areas of Greater and Merseyside conurbations as well as the inner parts of the Region’s other older industrial towns. These areas also contain most of the Region’s disused land and buildings. The aim is to positively manage and re-use this huge resource to achieve more sustainable patterns of development, higher levels of economic activity, and better quality housing, environment and local facilities.

1.16 Environmentally, the main aim is to ensure active management of the Region’s environmental and cultural assets, and to secure a better image for the Region and high environmental and design quality.

1.17 To help secure the above, RPG13 establishes a Spatial Development Framework for the distribution of development and for resources to achieve urban renaissance. The main focus for new development and urban renaissance resources will be the North West Metropolitan Area (NWDA), which consists primarily of the areas of Liverpool and Manchester and surrounding metropolitan areas. To the north and south of the NWDA, development will be concentrated in certain key towns and cities. For Vale Royal Northwich has been identified as one of these key towns.

The Cheshire Minerals Local Plan

1.18 The County Council is the Planning Authority for all mineral matters within the County and has produced a Minerals Local Plan which was adopted by the County Council in 1994.

1.19 The Plan identifies those areas within the County where development for mineral extraction will normally be allowed.

Cheshire Waste Disposal Local Plan

1.20 The County Council is responsible for deciding all planning applications for waste disposal activities in Cheshire. The Waste Disposal Local Plan was adopted by the Cheshire Council in 1999. The Plan has policies for the location of waste disposal facilities.

Jodrell Bank Radio Telescope Consultation Zone

1.21 Since 1973 the Borough Council has been required under a direction of the Secretary of State for the Environment, to consult the University of Manchester on certain applications within a 6 mile radius of the Lovell Radio Telescope at Jodrell Bank.

1.22 This direction has been taken into account in deciding allocations and developing appropriate policies for controlling development insofar as it affects the Plan Area. The policy of restricting development in the Consultation Zone is included within this Local Plan and the County Structure Plan.

Neighbouring Authorities

1.23 This Local Plan Alteration has also taken account of the plans of neighbouring authorities, where relevant, to ensure that there is no conflict between the policies of the relevant documents. Vale Royal Borough Local Plan 13

General Strategy 2

Chapter 2 General Strategy

Introduction

2.1 The strategy of the Local Plan sets out the broad framework to be used to guide development decisions in the Borough up until 2016. It provides the focus for the detailed polices and proposals in the Local Plan which themselves implement the strategy, whilst at the same time making sure that the Plan works towards a common set of aims and objectives. The aims and objectives upon which the Plan is based are derived from a number of sources. Most significantly they include the Council’s Corporate Plan and the Vale Royal Community Plan.

Vale Royal Borough Corporate Plan 2003-06

2.2 The Council’s vision is: “Vale Royal – A great place to be”

2.3 The Council’s mission is:

“To promote Vale Royal as a great place in which to live, work and visit by tackling disadvantage, aiming for total accessibility, encouraging economic growth and achieving high performance as an organisation by working in partnership.”

2.4 The Borough Council’s Corporate Plan 2003-2006 identifies the main focus of the Council. It sets out five key priorities for the Council and how it will achieve success in these areas, which in turn will enable us to meet our mission. The priorities are:

Performance management - working together to meet our targets and to continuously improve service delivery to a level that is recognised and approved by our customers; E-Government - working in partnership to achieve the Government’s national target to make all of our services available electronically by 2005; Organisational development - growing the organisation both individually and together to develop skills and build capacity for future continuous improvement; Regeneration – leading the community into a more cohesive and sustainable future; Putting Vale Royal on the Map – raising the profile and knowledge of the Authority through the work we do, to encourage inward investment.

2.5 The key priority that the Local Plan will most obviously contribute towards is Regeneration and this is a theme that runs throughout the Local Plan Alteration.

Vale Royal Community Plan 2002-2005

2.6 The Community Plan identifies local priorities and suggests actions to address them and shows how working together can improve our quality of life economically, environmentally and socially. The Plan has been prepared by the Vale Royal Community Forum which comprises a range of organisations with the shared objective of improving well-being in Vale Royal.

2.7 Its guiding principles are reflected in the Local Plan Alteration. Overall these are about creating ‘sustainable communities’. A sustainable community is described as one where:

Opportunities for culture, leisure and recreation are available People feel safe in their community Local needs are met locally Waste is minimised 14 Vale Royal Borough Local Plan

2 General Strategy

The community is involved in decision making People have opportunities for satisfying work People’s good health is protected Pollution is limited Everyone has access to good food, shelter and fuel Nature is valued and protected Places and objects combine beauty with utility People can acquire new skills, improve knowledge and gain information We do not sacrifice for short-term gains what future generations may value

2.8 The Community Plan lists 13 priorities and a series of actions to meet them. The priorities relate to economic, social and environmental well-being.

They are:

Driving the Economy:

Reduce unemployment amongst Vale Royal residents Diversify and support the rural economy Increase the wealth of the Borough by the attraction of investment into each of its towns as centres of habitation, commerce, service and recreation

Caring for the Community:

Improve community safety Improve equal opportunities and equal access Support local communities in finding local solutions Improve health and well-being Provide opportunities for lifelong learning and cultural activities Create better homes

Caring for the Environment:

Reduce waste and use of resources Create better environments for people to live in, work in and visit Reduce noise pollution and improve the quality of our air, land and water Getting about

2.9 The Council recognises that the Local Plan has an important role to play in meeting these priorities. All the priorities need to be supported by appropriate planning policies and this is one of the principal reasons for updating the Local Plan. A number of actions identified to meet community priorities are specifically related to land-use planning. In addition, the major objectives of the Local Plan (see below) are drawn directly from the Community Plan and the policy objectives have been reorganised and amended under these three themes.

Roles of the Local Plan

2.10 Before the strategy of the Local Plan is described it is important to set out the purpose of the polices and proposals.

These are as follows: Vale Royal Borough Local Plan 15

General Strategy 2

To create a vision of the future land use of the Borough. To protect the Borough’s natural and man made environment. To provide a working planning document for development control. To inform all those interested in Vale Royal what development proposals are likely in particular areas. To promote schemes that cannot be directly implemented through development control or Council spending e.g. building new roads or controlling pollution.

Local Plan Objectives

2.11 Consistent with the Community Plan, the objectives of the Local Plan are listed under the three themes of sustainable development - economic, social and environmental well-being. The Major Objectives are the same as those of the Community Plan and the Policy Objectives have been written to support community priorities.

2.12 Running through the three major objectives is the concept of acting in a way that does not sacrifice the quality of life of future generations for our short-term gains.

2.13 The concept of sustainable development is well defined within national planning policy and is the core principle underpinning planning. At the heart of sustainable development is the simple idea of ensuring a better quality of life for everyone, now and for future generations.

2.14 The underlying principles of sustainable development are economic, social and environmental well-being and these major themes have been incorporated within both the Council’s Community Plan and the Policy Objectives of this Local Plan Alteration. The Council has endeavoured to consider the inter-relationship between these major themes in the production of its policies and proposals. In particular, urban regeneration is seen as an important element of sustainable development within the Borough, to improve the well-being of communities, improve facilities, promote high quality and safe development and create new opportunities for the people living in those communities, whilst improving accessibility and reducing the need to travel, and also making efficient use of land and safeguarding natural resources. This approach is consistent with the objectives of sustainable development and national planning guidance.

Major Objective 1

To create a diverse economy in Vale Royal which attracts investment and enjoys the talents of all the community.

Policy Objectives

1. To allocate a range of sites for business uses, general industry, warehousing, leisure and tourism sites, to help widen the Borough’s economic base and develop its economy, and to meet the requirements of industry and commerce. 2. To improve the image of the Borough and existing employment areas for existing businesses and to attract new businesses. 3. To provide opportunities for new employment – generating activities in the rural areas of the Borough to support rural regeneration including appropriate farm diversification. 4. To allocate sites in locations suitable for high quality mixed development schemes. 5. To improve accessibility within Vale Royal and improve transport links between the Borough and surrounding areas. 6. To maintain and enhance the vitality and viability of town centres and defined village centres. 16 Vale Royal Borough Local Plan

2 General Strategy

7. To prevent the loss of existing and proposed employment sites in the Borough. 8. To ensure that opportunities are available within the Borough to enable the retention and where appropriate expansion of local companies. 9. To facilitate the delivery of the Northwich Regeneration Framework. 10. To facilitate regeneration in Winsford. 11. To support leisure, tourism and culture and promote Vale Royal as a tourist destination. 12. To promote the establishment of a Weaver Valley Regional Park. 13. To support the establishment and development of small and medium sized enterprises.

Major Objective 2

To create a vibrant community in Vale Royal which takes collective responsibility for including, empowering, engaging and valuing everyone.

Policy Objectives

1. To promote development that reduces risks to life and improves health. 2. To ensure that new development is located so as not to be subject to unacceptable pollution. 3. To promote the principles of ‘secured by design’ in all developments. 4. To ensure that centres of employment, town centres, recreational, tourism and cultural facilities are accessible to all sections of the community. 5. To improve access to town centres by all modes of transport. 6. To provide a range of accessible recreation facilities including open space. 7. To protect important existing and potential open spaces and amenity land from development. 8. To encourage the full use of existing recreational facilities. 9. To promote the Northwich Community Woodlands as part of the Mersey Forest and as an important recreational, leisure and cultural resource in Vale Royal, Cheshire and the North West. 10. To promote mixed residential communities by providing a range of housing types and sizes within developments. 11. To ensure that there is an adequate supply of housing land to meet the Borough’s housing requirements. 12. To ensure that there is an adequate supply of affordable housing for local people of the Borough. 13. To engage communities in planning policy decisions that affect them. 14. To maintain and improve the capacity and quality of community facilities and transportation infrastructure through seeking appropriate developer contributions as part of new development. 15. To maintain and enhance local services and facilities, particularly for rural communities.

Major Objective 3

To create a cleaner and more attractive living environment in Vale Royal where resources are used wisely, pollution is minimised and climate change is addressed.

Policy Objectives

1. To prioritise the use of previously-developed land and the conversion of existing buildings within the towns and larger villages in the Borough in meeting development needs rather than greenfield land, particularly where that land is currently derelict or underused. 2. To respond to the legacy of former industrial sites and mineral workings where dereliction and contamination are particular problems. 3. To protect the best and most versatile agricultural land. Vale Royal Borough Local Plan 17

General Strategy 2

4. To encourage energy efficient building design and site layouts through planning and design briefs for all major new developments. 5. To encourage the recycling of waste products and materials. 6. To encourage the provision of renewable energy schemes. 7. To protect the countryside for its own sake. 8. To protect and enhance the character of the countryside. 9. To sustain a long-term Green Belt boundary. 10. To protect the openness of the Green Belt 11. To guide new development to locations which make the best use of all transport modes. 12. To protect and improve our historic built environment including Listed Buildings and Scheduled Ancient Monuments. 13. To preserve and, where possible, enhance the character and appearance of Conservation Areas in the Borough. 14. To improve the condition/appearance of areas where neglect, poor design, dereliction and inappropriate land use create an unattractive environment. 15. To make sure that all new development contributes to the physical enhancement of Vale Royal by being of a high quality design, layout and landscaping, and being appropriate to its surroundings, particularly the major development sites. 16. To enhance biodiversity. 17. To ensure development is well designed and respects its context. 18. To establish a network of accessible greenspace throughout the Borough including within built-up areas and protect existing public rights of way. 19. To ensure that new industrial development does not create unacceptable pollution and reduces the level of pollution where possible. 20. To resist development that may cause land, air, water, noise or light pollution. 21. To encourage cycling as a transport mode and to provide safe routes for all cyclists. 22. To reduce reliance on the car by promoting walking, cycling and the use of public transport. 23. To protect sites/areas of significant ecological, archaeological, geological, historical and landscape value. 24. To avoid development in flood risk areas and promote the use of sustainable urban drainage systems. 25. To secure the designation of the Weaver Valley as a regional park project and implement initiatives and projects that support its aims.

The Local Plan Strategy

2.15 Essentially the Local Plan Strategy gives broad guidance on the location of development and the general requirements for development, and outlines those strategic constraints to development.

2.16 The Council’s main aim as interpreted by the strategy of the Local Plan is to ensure a continued balance between a development which will bring investment and new jobs into the area, improved facilities, a range of good quality housing, and the protection and enhancement of the area’s natural and built environment.

Future Development

2.17 In view of the Borough’s central location within the County, the Local Plan recognises that Vale Royal has a significant role to play in attracting new development into Cheshire. At the same time it is important that the amount of new development is appropriate to the size and character of individual settlements and does not harm the existing assets of the Borough. 18 Vale Royal Borough Local Plan

2 General Strategy

2.18 The strategy proposes that the majority of future development should continue to be concentrated in or on the edge of Northwich or in Winsford. In these towns where existing levels of investment in facilities are high, there is scope to use derelict and underused land and premises and there are opportunities to travel other than by using the private motor car.

2.19 Where new development takes place, the Local Plan aims to ensure that such development also brings local benefits such as improved infrastructure and facilities and the creation of new landscapes. New housing will be expected to contribute to meeting local needs.

2.20 Within the two towns, new development will be required to be in scale and character with the existing settlement pattern and take account of locally important environmental constraints.

2.21 Town centres will continue to play a central role in the provision of services and new shopping development and be a focus for public transport. Winsford Town Centre has recently seen major improvements. A Regeneration Framework for Northwich has also been approved to guide comprehensive proposals for the regeneration of the town centre following mine stabilisation. Out of town centre shopping development will be strictly controlled in line with Planning Policy Statement 6 ‘Planning for Town Centres’ and Policy STC7. New employment development will also principally be focused in Northwich and Winsford.

2.22 Outside these towns, the Local Plan will allow for new employment development including development that supports the rural economy. Because the Borough’s housing requirement can be met to 2016 very predominantly through three major land allocations within or on the edge of Northwich and within Winsford, new housing development within Frodsham, Helsby and Tarporley will be strictly controlled.

2.23 The development of a balanced and efficient transport system is also a crucial element to the strategy with an emphasis on measures to improve road safety, alleviate congestion, and promote the use of alternative transport modes to the motor car, particularly for journeys to work and into town centres.

2.24 It will also be the aim of the Plan to ensure that where appropriate new development provides opportunities to encourage journeys to be made other than by the motor car.

2.25 Where improvements to the road network are necessary and no feasible alternative to accommodating private car traffic is available, use will be made of joint public/private sector funding to carry out such improvements.

Development Considerations in Rural Areas

2.26 A significant part of the Borough is rural. The retention, protection and enhancement of the countryside is an important issue for the Local Plan in the future planning of the Borough.

2.27 The countryside is a valuable resource for agriculture, recreation, nature conservation and as a source of rural employment. In addition, it is also an important element in maintaining the character and separate identities of the Borough's towns and villages.

2.28 The Local Plan also re-affirms the Borough Council's commitment to maintaining the strategic aims of the North Cheshire Green Belt to restrict urban sprawl, safeguard the countryside, prevent the coalescence of towns and assist in urban regeneration both in Cheshire towns and in the conurbations. Vale Royal Borough Local Plan 19

General Strategy 2

2.29 The Plan area also contains a number of other designated areas which impose constraints to development including Areas of Special County Value for Landscape, high grade agricultural land and the Jodrell Bank Consultation Zone.

2.30 Development is also restrained in a number of villages because of environmental considerations, particularly where it is necessary to conserve their character, to avoid development encroaching into the countryside and to restrict the number of people living in such settlements when their employment is elsewhere.

2.31 Similarly within and between settlements there are Areas of Significant Local Environmental Value, which the Local Plan aims to protect from development to retain their open character, and retain the separate identities of individual settlements.

2.32 The Borough Council recognises the importance of the provision of affordable housing in rural areas and will work towards meeting these needs in partnership with Parish Councils.

Improving the Quality of the Environment

2.33 The Local Plan provides a framework for the protection and enhancement of both the built and natural environment throughout the Borough. Where new development is proposed the quality of the environment in particular should not be allowed to deteriorate; the development should benefit the area as a whole.

2.34 The policies of the Local Plan are designed to encourage and assist the enhancement of the environment through the conversion, improvement and re-development of land and buildings particularly the land within settlements, especially where it will result in the reuse of neglected, vacant or derelict land and buildings. This development will directly assist the regeneration of those areas and bring wider benefits from investment and improved infrastructure and in addition can reduce development pressure in the countryside.

Policy Approaches

2.35 The Policy approaches outline the scale and type of development the Local Plan envisages for the towns, villages and rural areas.

Northwich

2.36 Northwich is identified as a 'key town' within the region in Regional Planning Guidance for the North West. As such it is a strategic focus for new development and for regeneration resources. With its satellite villages it represents the largest centre of population and employment within the Borough. Northwich also serves a large rural catchment. The Council in partnership with the North West Development Agency, English Partnerships, Cheshire County Council and British Waterways has prepared a Regeneration Framework for the town. It follows the award of £32 million by English Partnerships on behalf of the Government under the Land Stabilisation Programme for the stabilisation of abandoned salt mines beneath the town centre. The Regeneration Framework provides a comprehensive land-use plan to reshape the town centre. It will strengthen its retail offer, transform it into an attractive tourist destination and introduce a new residential community into the heart of the town. An important focus of the Framework is to ensure that the design of new buildings and public spaces, including routes, are of a high quality. These will also need to integrate the rivers, a major environmental asset, into the townscape. A further, essential element of the Framework is the establishment of an integrated transport strategy to ensure new development is supported by an efficient transportation network. 20 Vale Royal Borough Local Plan

2 General Strategy

2.37 The town will continue to be a focal point for other large-scale development. There will be an emphasis on the re-use of previously developed land and buildings particularly where they are derelict or underused. The town is generally constrained by the North Cheshire Green Belt on its northern side and to the south the flood plain of the an Area of Significant Local Environmental Value, prohibits development. Within the urban areas important open spaces will be protected from development.

2.38 Given its key town status, the significant regeneration agenda for the town and that it has the largest concentration of housing, employment and other services/facilities in the Borough, Northwich will accommodate the majority of additional housing development requirements to 2016.

Winsford

2.39 Whilst not constrained by Green Belt the town of Winsford is surrounded by attractive countryside which includes in particular the River Weaver and the Flash.

2.40 New housing development will be focused on a single major site known as the Winford Gateway. This allocation will transform in a comprehensive way, a number of vacant , under-used and derelict sites. It will create an attractive 'gateway' development leading to the town centre and considerably improving the town's image.

Larger Villages

2.41 Outside the Northwich area, the expansion of Frodsham and the villages of Helsby and Weaverham are constrained by Green Belt policies and in the case of Tarporley by other rural restraint polices.

2.42 Whilst it is likely that some development will take place within the settlements on for example former industrial sites, it is important that local employment opportunities remain and are strengthened. Development pressure within such settlements should not be at the expense of open space.

The Rural Area

2.43 There will be provision for some small-scale new development and some small -scale expansion of existing businesses, in scale with the settlement and opportunities for existing businesses to adapt to changing circumstances.

2.44 The aim will be to encourage development which can help to meet demonstrated local housing needs and support the rural economy in a way which also protects the environment.

Selection of Sites

2.45 All of the sites which are allocated for development in the Local Plan have been identified following a systematic analysis and assessment of a large number of potential sites.

2.46 The Council undertook a site selection exercise for both housing and employment sites to help identify the most sustainable and deliverable sites for allocation in the Local Plan Alteration. These assessments identified a wide range of candidate sites from sources such as the National Land Use Database, the Vale Royal Urban Capacity Study, existing housing and employment land allocations, the Local Plan First Review Inspector's Report and requests from landowners or their agents for sites to be considered for allocation through the Local Plan process. All candidate sites were assessed against a number of criteria including sustainability criteria such as accessibility and the regeneration and social benefits which an allocation may bring, as well as developability criteria such as site access and the presence of constraints such as ground conditions and other planning constraints (e.g. Green Belt, flood Vale Royal Borough Local Plan 21

General Strategy 2 risk, etc). The best performing sites based on the site selection exercise were then included as allocations in the Local Plan Alteration.

2.47 Separate reports setting out the housing and employment site selection methodology have been prepared as background papers and accompany the Local Plan. These documents highlight in more detail the exercises which were undertaken and include a list of candidate sites which were considered and how they performed against the assessment criteria. These documents are available from the Council free of charge and on the Council's website.

Selection of Sites

GS1

Sufficient land will be provided to satisfy demand for new housing, employment and services arising in the Borough up to 2016 subject to the strategic policies set out in the Cheshire Structure Plan Alteration.

Reasons and Explanations i. Provisions for housing, employment and services in the period up to 2016 allows for the needs likely to arise within the Borough and also allows for modest growth through in-migration. ii. Within the Borough, development should continue to be concentrated where: levels of investment are high; there is scope for journeys to be made other than by private car; there is scope for environmental improvement; where there is the potential to use derelict and vacant land and re-use existing buildings and developed land that have become redundant and where the loss of natural resources is minimised. Such scope continues to be provided largely within or on the edge of Northwich and in Winsford. iii. For the purpose of calculating the policy requirements of the Structure Plan for the Local Plan, a base date of March 2004 has been used. In addition the housing and employment land requirements in the Local Plan now reflect the contents of the Cheshire 2016 Structure Plan Alteration.

New Development in the Borough

GS2

New development in the Borough will generally be concentrated in or on the edge of Northwich and in Winsford, including the larger villages of Anderton, Barnton, Cuddington, Davenham, Hartford, Lostock Gralam, Lower Marston, Lower Wincham, Moulton, Rudheath, Higher Wincham, and Weaverham. The other larger villages, Tarporley, Frodsham and Helsby are also suitable for further development.

Reasons and Explanations i. To conform with the strategic aims of the Cheshire Structure Plan Alteration to concentrate development in or on the edge of the towns of the County. 22 Vale Royal Borough Local Plan

2 General Strategy

ii. To maximise the use of existing infrastructure and services.

iii. To safeguard the rural areas and villages from a scale of development inappropriate to that location.

iv. To protect areas of high landscape quality.

v. To minimise the loss of valuable ecological resources.

vi. To provide access to services without the need to use the private car.

vii. Not all types of development will be appropriate in all settlements. Users of the Plan should refer to the policies contained in the relevant Chapter of the Plan to establish the Borough Council's approach to specific proposals.

Policy Derivation Cheshire Structure Plan Alteration (2016) Polices GEN1, IND1, HOU1

North Cheshire Green Belt

GS3

The North Cheshire Green Belt extends across the northern part of the Borough, its boundaries being defined on the Proposals Map.

Within the Green Belt planning permission will not be given except in very special circumstances, for the erection of new buildings unless it is for the following purposes:

i. Agriculture and forestry (ref Policies H4, RE3, RE4, RE7)

ii. Essential facilities for outdoor sport and recreation (ref Policies RT1, RT12, RT15-RT16, RE9, MW4) for cemeteries and for other uses of the land which preserve the openness of the Green Belt (ref Policy PS1) and which do not conflict with the purposes of including land within the Green Belt;

iii. Limited extension, alteration or replacement of existing dwellings (ref Policies H8, H9, H10, H11)

iv. Limited affordable housing for community needs (ref Policy H16)

v. Limited infilling or redevelopment of major existing developed sites (ref Policy E10 for existing employment sites and Policy PS2 for redundant institutional sites)

Proposals which involve a material change in the use of land or engineering and other operations as set out in the statutory definition of development will be allowed provided they maintain the openess of the Green Belt and do not conflict with the purposes of including land in the Green Belt. Vale Royal Borough Local Plan 23

General Strategy 2

Reasons and Explanations i. To conform with the Cheshire 2016 Structure Plan Alteration. ii. To check the unrestricted sprawl of large built-up areas as part of the North Cheshire Green Belt, the Green Belt boundaries shown on the Proposals Map perform the strategic roles of helping:

To prevent neighbouring towns from merging into one another; To preserve the setting and special character of historic towns; To assist in safeguarding the countryside from encroachment; To assist in urban regeneration, by encouraging the recycling of derelict and other urban land. iii. Openness in terms of this policy generally means freedom from built development. Any development which reduces the openness of the Green Belt as a whole will not be acceptable under the terms of the policy. iv. The boundaries have been drawn to enable a long term Green Belt boundary to be established so as to avoid short term amendments. v. The Borough Council is not identifying any areas of safeguarded land between the urban areas and the Green Belt since it is confident that there is sufficient land outside the Green Belt to accommodate foreseeable future development needs. vi. To conform with PPG2 "Green Belts"

Policy Derivation PPG2 - "Green Belts" Cheshire Structure Plan Alteration (2016) Policy GEN2

Changes to the North Cheshire Green Belt

GS4 (a)

The following changes to the North Cheshire Green Belt boundary are proposed and shown on the Proposals Map.

(a) Land at Anderton Concrete Works, New Road, Hough Lane, Anderton is excluded from the Green Belt.

Reasons and Explanations i. The Borough Council considers that in view of the developed nature of the site, this land should be excluded from the Green Belt. It is therefore unnecessary to keep this land permanently open. ii. The realigned Green Belt boundary is well defined, follows an existing hedge line which essentially defines the edge of the built up area. 24 Vale Royal Borough Local Plan

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iii. This amendment to the Green Belt boundary will not lead to the encroachment of development into the surrounding countryside.

iv. The site received planning consent for housing development in April 1996 as a Departure to the development Plan justified on the basis of exceptional circumstances, i.e. the removal of a non-conforming noisy industrial use. The site has now been developed fully.

GS4 (b)

Land comprising the Frodsham, Helsby and Lordship Marshes as shown on the Proposals Map is included within the North Cheshire Green Belt.

Reasons and Explanations

i. This land has been safeguarded as a possible future site for large scale industry of national importance since 1979 when the Secretary of State confirmed the area's potential in approving the Cheshire County Structure Plan. His view was that development should only be permitted in exceptional circumstances. The Cheshire Replacement Structure Plan (1992) retained a presumption against development except for agricultural purposes (EMP4). In addition all planning applications on the marshes were to be referred to the Secretary of State instead of being dealt with by the Borough Council.

ii. There is now increasing international recognition of the value of estuaries in nature conservation terms and the Mersey Estuary in particular which now has the status of a Ramsar site and special protection area. The Marshes lying within the Estuary zone and the Ramsar designation should not now be considered for large scale industry.

iii. In addition the Marshes represents a major open area between the heavy industrial sites at and and therefore perform the function of separating large built up areas. Their openness is essential to this function.

iv. The Manchester Ship Canal is an important strategic waterway that needs to be maintained by regular dredging to ensure that it remains navigable and for drainage purposes. The Borough Council recognises the importance of the canal deposit grounds located in the Frodsham, Helsby and Lordship Marshes to the continued maintenance works required to the Canal.

Table 2.1

GS4 (c)

Land at Dalgety, Wincham Lane, Lower Wincham be excluded from the Green Belt. Vale Royal Borough Local Plan 25

General Strategy 2

Reasons and Explanations i. A very substantial part of this site is occupied by a large and prominent industrial building. Physically, visually and functionally it now forms part of the large industrial complex to the south. ii. The site no longer contributes to the openness of the Green Belt and no longer performs a Green Belt function. iii. The form and bulk of the existing development on this site creates the exceptional circumstances necessary to change the Green Belt boundary.

GS4 (d)

Honeywell Plc, Novar/Brand Rex Site, Helsby be excluded from the Green Belt and be included within the settlement boundary of Helsby.

Reasons and Explanations i. The site is almost wholly occupied by a large industrial building. Physically, visually and functionally it now forms part of the industrial complex to the north. ii. The site no longer contributes to the openness of the Green Belt and fulfils none of the purposes for including land in the Green Belt. iii. Retention of the site within the Green Belt would be a clear anomaly and this provides the exceptional circumstances which justify the change to the Green Belt boundary.

Policy Derivation PPG2 - "Green Belts"

The Open Countryside

GS5

The character and appearance of the open countryside will be protected. Open countryside is defined as all parts of the Borough which lie outside of settlement policy boundaries but excluding the land in the North Cheshire Green Belt shown on the Proposals Map notwithstanding that there exist buildings singly and in groups within the open countryside. New buildings will not be allowed in the open countryside unless provided for through other policies of the Local Plan.

Reasons and Explanations i. It is the Strategic Policy of the Cheshire Structure Plan Alteration to limit development in the rural parts of the County and to direct most new development for housing, employment and commercial purposes to the towns of the County. 26 Vale Royal Borough Local Plan

2 General Strategy

ii. The Borough Local Plan provides for most forms of development to be accommodated within existing settlements. This does not mean that development of all land within towns and villages will be acceptable. Policies in this Local Plan for the protection of the character, environmental qualities and amenities of the towns and villages will be used to assess the suitability of development proposals for individual sites.

iii. The variety of form and character of towns and villages of Vale Royal means that some settlements will be capable of accommodating a wider range of development than others. The Polices of this Local Plan indicate the range of development which are appropriate to each of the towns and villages for which Settlement Policy Boundaries are identified. These policies apply within the areas as shown on the Proposals Map.

iv. The Settlement Policy Boundaries show the extent of the area in which the range of developments appropriate in a particular locality may be permitted within the aims of the Plan.

Policy Derivation Cheshire Structure Plan Alteration (2016) Policy GEN1 Vale Royal Borough Local Plan 27

General Strategy 2

Change of Use/Conversion of Rural Buildings

GS6

The re-use of rural buildings for employment, recreation, tourism or community purposes will be allowed when the following criteria can be met:

i. The proposal does not lead to unacceptable levels of traffic, a reduction in residential amenity or a detrimental impact on the built or natural environment.

ii. The applicant must show that the building to be converted is structurally sound and of permanent and substantial construction. Agricultural buildings built within 4 years of the proposed change of use are dealt with in RE5 with an additional policy, but should also meet the criteria in this policy.

iii. The applicant must show that the building can be brought back into use without complete or major reconstruction.

iv. Where relevant the applicant should provide details of any protected species, e.g. bats which presently inhabit the building.

v. The design of the conversion should not involve significant external change nor extension nor the construction of additional buildings and should respect the original style , bulk, design and form of the building and where possible should use local styles and materials or their equivalents to ensure the building is in keeping with the rural character of the area.

vi. Alterations to the curtilage of the building to provide car parking should use styles and finishes appropriate to the building being converted.

vii. The overall appearance of the building and its curtilage should not be detrimental to either the views into the site or the character and openness of the area. viii. In the case of buildings of architectural merit or historic interest, the conversion should, where appropriate, preserve the internal and external features of the building and its setting. Permitted development rights may be removed where it is considered that further alterations to a building of architectural merit or historic interest would be likely to have an unacceptable impact on it or its wider setting.

ix. The conversion does not lead to dispersal of activity on such a scale to prejudice town and village vitality.

The conversion or change of use of rural buildings to residential living accommodation will not be permitted except in the circumstances set out in Policy H6.

Reasons and Explanations i. The Government expresses a clear preference for the economic re-use of farm buildings (PPS7, PPG2, RPG13, Rural White Paper (2000)). This policy is applicable to all types of rural buildings that lie within the Open Countryside or Green Belt (including washed over villages). This includes, for example: agricultural buildings, schools, churches and village halls. 28 Vale Royal Borough Local Plan

2 General Strategy

ii. The re-use of rural buildings is one of the ways local planning authorities can assist rural diversification. Additionally, providing employment opportunities in rural areas can allow people to work locally and therefore reduce the need to travel.

iii. Residential conversions have a minimal beneficial economic impact for rural communities, while business conversion can offer local employment opportunities and help support the rural economy

iv. The focus of additional housing development should be directed to the principal built-up areas in the Borough. Government guidance states that buildings in the countryside, away from settlements should be strictly controlled. Agricultural buildings are also excluded from the definition of previously developed land. PPG3 states that priority should be given to using previously developed land.

v. Buildings of architectural merit or historic interest are those which are listed by the Secretary of State for National Heritage under Section 1 of the Town and Country Planning Act (1990).

vi. The conversion to residential use of Listed Buildings within Tier 3 and Tier 4 locations may be considered as a special case.

Policy Derivation PPG2 "Greenbelts" PPG3 "Housing" PPS7 "Sustainable Development in Rural Areas" PPG13 "Transport" RPG 13 "Regional Planning Guidance for the North West" DETR (2000) "Our Countryside: The Future - A Fair Deal for Rural " (Rural White Paper).

Areas Affected by Former Underground Rock Salt Mining in Northwich

GS7

New building development in the area known to have been affected by former underground rock salt mining as shown on the Proposals Map will not be allowed until evidence can be produced to show that the development can be undertaken, occupied and used in an appropriate manner without risk to people or property resulting from underground conditions.

Exceptions to this may be allowed in respect of both minor extensions to residential property, minor extensions to retail and other commercial property and other development where the developer is prepared to delay the development until after investigations have been carried out and it has been demonstrated to the satisfaction of the Borough Council that people and property would not be put at risk.

Reasons and Explanations

i. To ensure that new developments are not put at risk of subsidence because of underground conditions within the area to the north of Northwich. Vale Royal Borough Local Plan 29

General Strategy 2 ii. The Council has secured funding through the Land Stabilisation Programme managed by English Partnership for the stabilisation of abandoned salt mines beneath the town centre. It is anticipated that stabilisation works will be completed by 2007. Development will be permitted to be carried out in phases as individual mines are stabilised throughout this period. iii. The stabilisation works for the four town centre mines commenced in January 2005. Penny's Lane and Neumann's mine will be stabilised by Autumn 2005, Barons Quay by Autumn 2006 and Witton Bank by Autumn 2007.

Policy Derivation PPG14 - " Development on Unstable Land"

Proposals for new Development for Main Town Centre Uses

GS8

Prior to the completion of the mine stabilisation programme in Northwich town centre, proposals for new development for main town centre uses will not be permitted on sites outside the Northwich town centre policy boundary except where:

i. the proposed development could not be accommodated on existing town centre sites or on sites coming forward through the town centre mines stabilisation works; or,

ii. the proposal would comprise development which is specifically permitted by other policies and allocations of the Plan.

Reasons and Explanations i. The Council has secured funding through the Land Stabilisation Programme managed by English Partnerships for the stabilisation of abandoned salt mines beneath the town centre. It is anticipated that stabilisation works will be completed by 2007. The Northwich Regeneration Framework identifies significant opportunities to accommodate the full range of key town centre uses within Northwich Town Centre. If the Regeneration Framework is to succeed then it is imperative that these uses are not lost to sites outside the town centre. ii. The term 'main town centre uses' is defined in paragraph 1.8 of PPS6. iii. Following completion of the mine stabilisation programme in Northwich town centre, proposals will be assessed against the requirements of Policy STC7.

Policy Derivation PPS6 'Planning for Town Centres'

Northwich Vision

In March 2003, the Borough Council in partnership with the North West Development Agency, British Waterways, Cheshire County Council and English Partnerships commissioned the preparation of a comprehensive regeneration framework to guide the redevelopment of the town centre over the next 30 Vale Royal Borough Local Plan

2 General Strategy

15 to 20 years. This comprehensive regeneration will be facilitated by the stabilisation of abandoned salt mines which have, for a number of years, prevented new significant development from taking place (see policies GS7 and GS8). This moratorium on significant development has presented the Council with an opportunity to plan for new development in the town centre in a holistic way. The mine stabilisation works are being funded by a grant of £32 million through the Land Stabilisation Programme administered by English Partnerships. It is anticipated that the stabilisation works will be completed in 2007.

Following extensive consultation, the Northwich Vision was approved by the Borough Council as Interim Planning Guidance (Northwich Vision IPG) in February 2004. It gives guidance on the implementation of development, public realm and transportation projects throughout the town centre. The strategy seeks to expand and enhance the town centre's offer in terms of shopping, tourism and leisure. Significant new residential development is proposed along with employment development, particularly offices. It aims to build upon the town's key assets including the waterfront, its historic buildings and the natural setting of the town adjacent to the Northwich Community Woodlands. Underpinning the strategy is a focus on good urban design through new high quality buildings, spaces and routes.

The Northwich Vision IPG identifies the creation of two distinctive, but overlapping, town centre 'offers' which can be described in physical terms as town centre circuits. The first is a market town circuit based on an east-west axis (Witton Street/Watling Street). It incorporates all the functions of the market town: shopping, employment, civic and administrative services, community and cultural facilities. The second is the visitor destination circuit that incorporates the visitor and cultural attractions, the historic hub of the town. It harnesses the potential of waterside sites and is a focus for a range of leisure uses. These circuits overlap and intersect at the Bull Ring and confluence of the River Dane and the Weaver Navigation. The creation of these circuits provides an overarching rational for the encouragement of new development across a range of sites within the town centre.

There is extensive support for the Northwich Vision in regional, strategic and local policies. Northwich is identified as a 'key town' within the region through policy SD3 of Regional Planning Guidance for the North West and is therefore a focus for development and regeneration in Cheshire. Northwich lies at the heart of the Weaver Valley Regional Park which provides a wider strategic context for regeneration efforts in the town. The establishment of the Regional Park is supported in proposed changes to RPG13 and the Cheshire Structure Plan Alteration. The latter also explicitly supports the delivery of the Northwich Vision, both in its land-use and transportation aspects. Regeneration in the town will contribute to the strategic objective of regeneration as set out in the Regional Economic Strategy (2003). The emerging Sub-Regional Economic Strategy1 identifies the Northwich Vision as a regeneration focus. The implementation of the Northwich Vision is also a key priority in the Vale Royal Community Plan.

A number of the sites allocated as part of the Northwich Vision are in multiple ownerships and there will be a need for land assembly. The council will use its compulsory purchase powers to support this where necessary.

Retail and Leisure Need and Capacity

Planning Policy Statement 6: Planning for Town Centres reinforces the need for local planning authorities to take a proactive approach to planning for town centres. It indicates that assessments should be undertaken of the need for new retail and leisure floorspace. This should take into account both quantitative considerations, for example the forecasted additional expenditure likely to be available to support new development, and qualitative considerations, for example the need to provide a genuine choice of retail and leisure facilities which would be accessible to the whole community. Vale Royal Borough Local Plan 31

General Strategy 2

An assessment of the quantitative and qualitative need for retail development in Northwich was carried out for the Council by consultants White Young Green in 2005. The study involved 1167 household surveys to gain an understanding of shopping and leisure patterns. It also looked at the current vitality and viability of the town centre and assessed Northwich town centre's position in relation to key competing centres.

It found that Northwich showed signs of vitality and viability but noted that there are clear weaknesses in terms of the overall quality of the retail offer and the very limited evening economy. In the face of current proposals to improve other competing town centres it identified that without significant intervention through new development, Northwich would, in relative terms, decline.

The quantitative need for additional retail floorspace took into account three main factors. These were:

The forecasted increase in population to 2016. The anticipated increased expenditure on goods. Northwich's likely 'market share' taking into account the Northwich Vision proposals

It found that there is a need for additional shopping floorspace in Northwich for convenience and comparison goods. Convenience goods are those goods which are generally purchased on a daily or weekly basis such as food items. Comparison goods are those goods which are generally more costly and purchased less frequently such as clothes and electrical goods. There is a need for further convenience floorspace to accommodate an additional £25 million of expenditure growth. This equates to a medium sized foodstore. In terms of comparison goods, the study identified the need for between 350,000 and 430,000 square feet (gross) of new floorspace by 2016. This includes the floorspace needs for what are referred to as 'bulky' goods'.

The Study estimated that there would be significant growth in commercial leisure activities throughout the plan period. Such uses support the vitality and viability of town centres by enhancing the evening economy. Specifically, the Study identified a quantitative need for a new cinema complex to support the catchment area of Northwich.

The allocations for retail and leisure development contained in the Local Plan Alteration are expected to, together, deliver the forecasted need for new retail and leisure development in Northwich. As these opportunities come forward through the development control process the cumulative additional floorspace and facilities will be monitored. Proposals will be assessed in the context of the forecasted need for new retail and leisure development identified in the Study.

The Borough Council will undertake a review of its shopping and town centre development strategy to assess the scale of the facilities which are likely come forward in the light of the assessment of the quantitative and qualitative need for the different types of retail and leisure floorspace and an appraisal of allocated sites against sequential criteria.

The policies that follow aim to facilitate the delivery of key aspects of the Northwich Vision. The sites identified are those anticipated to come forward for development within the Plan period. Reference should also be made to other policies relevant to the town centre. These include policies H2, E5 and STC2. 32 Vale Royal Borough Local Plan

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General Urban Design Principles for Development in Northwich Town Centre

GS9

New development within Northwich town centre should reflect the following urban design principles:

1. Character - ensuring that Northwich town centre has its own identity, reinforced through new development. Development proposals should:

A. deliver high quality, contemporary architecture that responds to the existing townscape character in terms of the width, character, massing, proportions and rhythm of buildings and create continuity and enclosure;

B. reinforce a sense of place;

C. integrate with its surroundings through its form, use of materials and landscape elements;

D. create distinctiveness through high quality architecture and the detailing of buildings and the public realm;

E. orientate development, at every opportunity, to positively address the Weaver Navigation and River Dane and provide animation and activity along the waterfront;

F. enhance the setting of listed buildings; and

G. enhance the character and appearance of Northwich Conservation Area.

2. High quality public realm - ensuring the town centre has attractive and successful outdoor areas.

Development proposals should:

A. include new areas of attractive thriving public spaces;

B. ensure that there is versatility so that all people can use the spaces created;

C. ensure that the town centre is inclusive by being attractive to a wide range of users;

D. use high quality hard and soft landscaping detail to reinforce a sense of place and legibility;

E. apply a consistent style of street furniture and avoid clutter;

F. incorporate extensive public art;

G. make creative use of lighting to add drama to the night-time landscape, for example, by the illumination of landmark buildings whilst preventing excessive light glow;

H. identify clear management regimes to maintain the quality of the public realm; and

I. create spaces that optimise safety and the sense of safety. Vale Royal Borough Local Plan 33

General Strategy 2

3. Ease of movement - ensuring that the town centre is easy to get to and move through.

Development proposals should:

A. be well connected through a network of high quality routes and integrate with existing adjacent streets to provide pedestrian circuits;

B. provide, at every opportunity, riverside pedestrian and cycle access alongside the Weaver Navigation and River Dane;

C. give pedestrians priority to all shopping streets;

D. address the accessibility needs of everyone in the design of buildings, public spaces and routes, especially those with pushchairs, people with disabilities and the elderly;

E. make provision for all forms of movement with positive discrimination in favour of walking, cycling and public transport;

F. provide servicing arrangement for shops and other uses that do not conflict with shoppers and other town centre visitors;

G. provide appropriate car parking in an imaginative way that caters for different town centre users;

H. be designed to create perimeter blocks and a movement grid; and

I. incorporate routes for cyclists and provide cycle parking.

4. Legibility - ensuring the town centre has a clear image and is easily understood.

Development proposals should:

A. provide landmarks and gateways through the design, positioning and architectural detailing of buildings;

B. make extensive use of public art;

C. make use of levels to create interest in the streetscene; and

D. establish vistas and views aligned to landmarks within and outside individual sites.

5. Diversity and mix of uses - ensuring that development provides variety and choice in the town centre to create vitality and street life.

Development proposals should: 34 Vale Royal Borough Local Plan

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A. have active ground floor uses facing streets and other areas of public realm;

B. incorporate a vertical mix of uses within buildings; and

C. address amenity issues, particularly where residential and leisure uses are located close to one another.

6. Sustainability - achieving a balance between the natural and built environment.

Development proposals should:

A. incorporate energy efficient design and the use of renewable energy;

B. take full account of flood risk issues in the town centre; and

C. optimise the re-use of materials in the construction process.

7. Adaptability - ensuring that the use of places and buildings can change over time.

Development proposals should:

A. plan new buildings in perimeter blocks that can accommodate a range of uses and design interior space so that it can be adapted to new uses over time.

8. Value - ensuring appropriate values can be attained from new development to sustain a mix of uses and development quality

Development proposals should:

A. demonstrate that they are economically viable and deliverable.

Reasons and Explanations

i. The planning system has an important role to play in creating good urban design. This is acknowledged in national and regional planning guidance.

ii. Good design will be essential in creating successful, sustainable development within Northwich Town Centre. It will ensure the creation of lively places with distinctive character; streets and public spaces that are safe, accessible, pleasant to use and human in scale; and places that inspire because of the imagination and sensitivity of their designers.

iii. The key principles set out in this policy should be followed in all developments that contribute towards the Northwich Vision regeneration strategy. In realising the opportunities that good urban design can bring, it must be addressed at an early stage in the development process. The early consideration of design issues provides the most successful way of achieving sustainable, integrated developments that respect their context within the town centre. This policy makes it clear to developers what will be expected of them. It is hoped that this approach will enable the Council to deal with applications efficiently. Vale Royal Borough Local Plan 35

General Strategy 2 iv. The townscape of Northwich town centre has been strongly influenced by salt extraction. The effects of mining subsidence led to the development of the distinctive timber-framed building construction. This method of building meant that buildings did not collapse and enabled them to be lifted in the case of subsidence. These buildings are particularly evident at the Bull Ring and along High Street and Witton Street. Approximately 150 timber framed buildings exist in Northwich today. The design of Town Bridge and Hayhurst Bridge on floating caissons was also in response to this subsidence threat. v. Northwich has suffered from poor quality development in more recent times. Most significantly many of the buildings constructed in the 1960s, particularly the police station, the magistrates court, the Memorial Hall and the County Council's offices contrasted with the traditional aesthetics and scale of the town. Consequently, these buildings are now seen to have contributed little, if anything, to the townscape of Northwich. With the Chesterway/Watling Street dual carriageway they form an inappropriate concrete girdle through the town centre inhibiting the integration of sites along the Weaver Navigation. vi. Further guidance on the application of these principles is included in the policies that follow relating to identified development opportunities. Applicants will be expected to demonstrate how these principles have been incorporated into development proposals.

Policy Derivation Northwich Vision IPG, February 2004 Urban Design Compendium, English Partnerships, 2000 Urban Design for Retail Environments, BCSC, 2002 By Design: Urban Design in the Planning System: Towards Better Practice, DETR and CABE, 2000 Regional Planning Guidance for the North West, Government Office for the North West, March 2003 36 Vale Royal Borough Local Plan

2 General Strategy

Barons Quay Development Area

GS9a

A comprehensive, retail-led, mixed-use regeneration scheme will be supported in principle within the defined Barons Quay Development Area (BQDA) shown on the Proposals Map.

The Council will support a substantial element of Class A1 comparison retail floorspace within this site. This retail area will be regarded as an extension to the primary shopping area once such development has taken place.

Other uses will be permitted within the BQDA including leisure, offices and residential that are complimentary to the retail offer. The scheme will include the development of a cultural centre adjacent to the Weaver Navigation.

Proposals anywhere in the town that are likely to prejudice the comprehensive development of the BQDA, or to harm the vitality and viability of the primary shopping area as extended by the development of the BQDA as proposed by this policy, will not be permitted.

Proposals for the BQDA should reflect the urban design principles in policy GS9 and, in addition:

1. Extend and compliment the existing high street shopping offer with an appropriate critical mass of comparison retail development to enable Northwich to achieve a step change in its town centre offer;

2. Create an open street scheme with strong retail circuits connecting back to Witton Street at its junction with Leicester Street and Tabley Street;

3. Orientate development to face the Weaver Navigation and provide activity along the waterfront;

4. Make strong physical connections and circuits between development within the site and the waterfront area;

5. Use the level changes both in terms of floorspace configuration and necessary linkages to create interest and vitality;

6. Give pedestrians priority along Weaver Way and all shopping streets;

7. Provide pedestrian and cycle access alongside the Weaver Navigation;

8. Provide a waterbus mooring facility adjacent to the cultural centre; and

9. Provide pedestrian and cycle links to the Northwich Community Woodlands.

Reasons and Explanations

i. The BQDA is the most important regeneration opportunity within Northwich town centre. In order to achieve the objectives identified in the Northwich Vision Regeneration Framework, the Council has identified a comprehensive, retail-led, mixed-use development in this area as the primary 'driver' to deliver the 'step change' necessary to strengthen and enhance Northwich's position as an Vale Royal Borough Local Plan 37

General Strategy 2

important market town and retail and visitor destination and securing its long term vitality and viability as a key town identified in Regional Planning Guidance. It is the most appropriate location to promote and focus a major development and strengthen the current retail offer centred on the junction of Leicester Street and Witton Street. It will also act as a catalyst for wider investment and improvements across the town centre. ii. There has been under provision of new retail development for several years as a result of land stability issues caused by the occurrence of abandoned mines beneath the town centre. The retail offer in the town has remained relatively static while significant new investment has been constrained (see policies GS7 and GS8). As a consequence there is, for example, a shortage of quality retail units of a size that meets modern retailer requirements. Because the expansion of retail floor space has been stifled Northwich has not been able to respond to the growth of other competing centres in terms of the breadth and scale of its retail offer. The regeneration of the town centre deliberately aims to reverse this and recapture a proportion of expenditure that would otherwise continue to leak to other centres. A beneficial consequence is that there is substantial outstanding demand from the retail sector for representation in the town centre. iii. There is a need to ensure proper integration of the BQDA scheme with the existing town centre. Accordingly, the BQDA incorporates adjacent sites to allow flexibility in the geographical extent of the proposals. Additional areas outside the area shown on the proposals map could be included if this would secure a more comprehensive and superior solution taking into account the issues of quality and integration. Reflecting the above aims, the policy seeks to secure the redevelopment and renewal of the BQDA as part of a single comprehensive scheme. iv. The BQDA offers the best opportunity to naturally extend and strengthen the existing primary shopping frontage. It is expected that retail development will be focussed on an extension to Leicester Street and Tabley Street. There is an opportunity to create new traditional, open shopping streets incorporating larger units to meet modern-day retailer requirements. It should compliment the existing town centre high street offer. The extended retail area could be underpinned by a new, large department store. The new shopping streets should be designed for pedestrians first and foremost and should present active ground floor frontages. They should create an interesting and stimulating retailing environment. Buildings should incorporate a vertical mix of uses, including residential units. Use should be made of changes in levels across the site to create variety and interest in the townscape. v. The remainder of the site is appropriate for a mix of uses to compliment the retail element of the scheme. These uses will include residential, office and leisure uses. vi. The scheme will include the development of a cultural centre adjacent to the Weaver Navigation. It will provide a focal point for cultural activity both during the day and into the evening. It could include a new library, theatre, salt museum, tourist information centre and ancillary uses such as a café/restaurant and administrative accommodation. The delivery of this project is being led by the Borough Council in partnership with other organisations. The development should be an exiting iconic structure and a landmark for the town when viewed from both the land and water. The design of the development should be sensitive to its prime waterfront location. A contemporary design solution is considered appropriate. The restoration and reuse of the Listed Moore and Brock warehouse building should be incorporated into the development. In addition, the relationship of the building with the Listed Town Bridge should also be given careful consideration, particularly in relation to views along the waterfront. 38 Vale Royal Borough Local Plan

2 General Strategy

vii. In terms of overall layout, the development should be laid out as outwardly facing blocks set within a grid of streets. It should be fully integrated with the remainder of the town centre. The objective should be to create circuits of pedestrian movement for shoppers and other visitors. To create interest and variety there should be choices of routes for pedestrians from one place to another. Strong linkages will need to be created with the Weaver Navigation waterfront and Cultural Centre. The aim should be to provide pedestrian and cyclist access alongside the full length of the watercourse where adjacent to the site. This will require the feasibility of a build-out boardwalk to be explored. Development should be orientated to face the Weaver Navigation. An innovative solution will be required to deal with the unsightly backs of High Street properties that currently face towards Weaver Way and the Navigation.

viii. The overall comprehensive development of the BQDA will provide an opportunity to create high quality architecture engendering civic pride for residents and a welcoming and exiting draw for visitors. The objective will be to ensure that the design of the scheme is innovative whilst respecting the historic character and features of the town. Complimentary to this, the scheme must deliver high quality public realm through new and enhanced linkages and the creation of new public spaces. Proposals should therefore include a comprehensive plan for hard and soft landscaping. There should be consistency in design approach towards signage and street furniture. There should be extensive investment in public art to reinforce distinctiveness and legibility. This should also be reinforced by the creation of vistas across as well as into and out of the site. Details of the future management and maintenance of the public realm should also accompany the proposals.

ix. The BQDA scheme must respect the town's historic assets. The site lies within and adjacent to Northwich Conservation Area. Proposals will be expected to enhance its character and appearance. There are two Listed Buildings within the site, Northwich Library on Witton Street and the Moore and Brock Warehouse situated adjacent to the Weaver Navigation.

x. The comprehensive BQDA redevelopment and renewal scheme should address all necessary transport issues including pedestrian priority, servicing, traffic calming, junction alterations, parking provision for cars and powered two wheelers, cycle routes/parking, taxi and any necessary road closure orders. Innovative and integrated transport solutions will be encouraged.

xi. Ancillary activities should be considered and planned for at the outset of the design process such as shopmobility and public toilet provision.

xii. The Borough Council will support land assembly for an approved comprehensive scheme through its compulsory purchase powers.

xiii. The BQDA redevelopment and renewal is the Council's first priority for retail led development expansion of the town centre. It will secure the future role of Northwich as a premier shopping destination in mid Cheshire and act as a catalyst for other regeneration and development within the town centre and across the town. Key to this is the scale of the development opportunity and the requirement for it to come forward in a comprehensive way. As a consequence any proposals that compromise this objective will be considered unacceptable.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005 Vale Royal Borough Local Plan 39

General Strategy 2

Weaver Shopping Centre Extension Development Area

GS9b

Following the implementation of the Barons Quay Development Area Scheme, a comprehensive retail-led regeneration scheme will be supported in principle within the defined Weaver Shopping Centre Development Area (WSCDA) shown on the Proposals Map.

The new retail area will be regarded as an extension to the primary shopping area once such development has taken place.

Other uses will be permitted on upper floors within the WSCDA including offices and residential. The comprehensive scheme will include the provision of a multi-storey car park for approximately 350 cars.

Proposals for the WSCDA should reflect the urban design principles in policy GS9 and extend and compliment the existing high street shopping offer with active ground floor uses fronting shopping streets (including Way).

Reasons and Explanations i. Following the expansion of the retail core within the Barons Quay Development Area, there is an opportunity to further extend and consolidate the town's retail area between Witton Street and Chester Way. It is envisaged that the development would not come forward until towards the end of the plan period. The site is in a prominent location adjacent to a key route through the town centre. It currently hosts buildings of poor architectural quality. Although the site is not affected by ground stability issues, it is imperative that the timing of the development does not compromise the delivery of retail development within the BQDA. ii. The scheme should provide ground floor retail development with upper storey accommodation being utilised for office, residential and ancillary uses. An anchor store should be included as part of the scheme. iii. A new multi-storey car park will be required as an integral part of the scheme to accommodate in the region of 350 cars. The elevational treatment of the car park is a critical issue in such a high profile location. A high quality architectural treatment will be required. iv. The development should be laid out as outwardly facing blocks set within a grid of streets. These should be knitted into existing adjacent streets so that the area is seamlessly integrated with the town's Primary Shopping Area. The new retail area will be regarded as an extension to the Primary Shopping Area once the development has been carried out. v. The comprehensive WSCDA redevelopment and renewal scheme should address all necessary transport issues including pedestrian priority, servicing, traffic calming, junction alterations, parking provision for cars and powered two wheelers, cycle routes/parking, taxi and any necessary road closure orders. Innovative and integrated transport solutions will be encouraged. vi. The objective will be to ensure that the design of the scheme is innovative whilst respecting the historic character and features of the town. Proposals should include a comprehensive plan for hard and soft landscaping. There should be consistency in design approach towards signage and 40 Vale Royal Borough Local Plan

2 General Strategy

street furniture. There should be investment in public art to reinforce distinctiveness and legibility. Details of the future management and maintenance of the public realm should also accompany the proposals.

vii. Additional areas outside the area shown on the proposals map could be included if this would secure a more comprehensive and superior solution taking into account the issues of quality and integration. This may be to create additional active frontages on the approaches to the site, particularly from Witton Street (Timber Lane and Crum Hill) and the Weaver Shopping Centre. The Borough Council will support land assembly for an approved comprehensive scheme through its compulsory purchase powers.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005

Land North of Leicester Street

GS9c

Following the implementation of the Barons Quay Development Area scheme, a bulky goods retail development will be supported on land north of Leicester Street as shown on the Proposals Map.

Proposals should reflect the urban design principles in Policy GS9.

Reasons and Explanations

i. Bulky goods retailing is considered appropriate in this location. It is envisaged that the development would come forward towards the end of the plan period so that it does not compromise new retail development within the Barons Quay Development Area.

ii. This is a high profile site that requires careful treatment through the design of new development. New buildings on this site should incorporate simple geometry, contain substantial glazing offering views into retail floorspace and utilise scale and proportions appropriate to its town centre location. The imposition of industrial 'sheds' onto the site without reference to the site's context will not be supported. Clear views should be retained through to the Northwich Community Woodlands.

iii. A very high quality landscaping will be required along the Leicester Street boundary of the site to provide a setting for the development and contribute to the creation of a tree lined 'boulevard' along Leicester Street. It will be essential to provide strong pedestrian and cycling links to the Barons Quay Development Area and the remainder of the Primary Retail Area.

iv. The entrance to the Northwich Community Woodlands should be incorporated into the development of the site. This should be in the form of a high quality and high profile gateway for pedestrians and cyclists.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 Vale Royal Borough Local Plan 41

General Strategy 2

Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005

Northwich Market

GS9d

The comprehensive redevelopment and remodelling of Northwich market and its adjacent car park to create a new covered public square will be supported.

Proposals should reflect the urban design principles in Policy GS9.

Reasons and Explanations i. The remodelling of the market provides an exiting architectural opportunity to create a new public square and iconic canopy to act as a landmark for Northwich and enhance Northwich Conservation Area. This location is a key arrival point for visitors by public transport and as such should be treated as a major gateway into the town. ii. The market square and canopy should be designed so that they can host a variety of activities, from a market to a place for public events and performances. iii. Any new buildings that form part of the comprehensive scheme should not detract from this new public space. They could accommodate retail and food and drink uses. iv. The quality of the public realm will be of vital importance. The selection of materials and design details should be selected to ensure that a robust, easily maintained and cleaned space is created.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 42 Vale Royal Borough Local Plan

2 General Strategy

Marina Development Area

GS9e

A comprehensive, regeneration scheme will be supported in principle within the defined Marina Development Area (MDA) shown on the Proposals Map for leisure and residential uses.

Proposals should reflect the urban design principles in Policy GS9 and, in addition:

1. Orientate development to positively address the Weaver Navigation and provide access and activity along the waterfront, particularly leisure and food and drink uses;

2. Give pedestrians priority in all areas of public realm within the site;

3. Provide pedestrian and cycle access alongside the Weaver Navigation;

4. Provide appropriate car parking in an imaginative way that caters for residential occupants on the site, visitors and town centre users;

5. Make provision for marina facilities on the Weaver Navigation.

Reasons and Explanations

i. The Northwich Vision identifies this site as a key leisure and visitor destination within the town centre, a focus for river-related activity and an opportunity to create new residential development.

ii. The development should include a mixture of commercial leisure facilities - including potentially cafes and bars, improved marina facilities including a chandlery, car parking and highest quality residential accommodation.

iii. The site lies at the confluence of the Weaver Navigation and the River Dane. It is a prominent riverside site that requires high quality buildings and spaces and provides an opportunity to introduce a landmark building.

iv. The provision of improved marina facilities must be addressed within any proposals. This may also need to address additional issues such as security, potential slipway provision and access, administration accommodation, customer service block and access. This will require discussion with British Waterways.

v. The residential element of the scheme provides the opportunity to create a high density and high quality waterside residential development promoting innovative design. The Northwich Vision indicates that taller residential blocks may be appropriate on the site to respond to the massing of an adjacent cinema building. Further residential accommodation, bars and restaurants are envisaged adjacent to the Weaver Navigation. Acoustic attenuation and management of leisure facilities will be required to ensure that issues of residential amenity are addressed. Vale Royal Borough Local Plan 43

General Strategy 2 vi. The Council may support the inclusion of the peninsula site to the north in the scheme for further leisure/food and drink uses. If it is included, consideration should be given to the provision of a footbridge link over the River Dane. vii. A waterside route for pedestrians and cyclists should be provided and servicing hours and locations should be controlled to ensure that a safe and attractive environment is maintained.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005

County Council Offices Site

GS9f

A comprehensive mixed-use development will be supported on the County Council Offices site, Watling Street as shown on the Proposals Map.

Acceptable uses within the site will include retail (facing Watling Street), food and drink and residential.

Proposals should reflect the urban design principles in Policy GS9 and, in addition:

1. Orientate development to face the River Dane and provide activity along the waterfront; and

2. Incorporate pedestrian and cycle access alongside the River Dane.

Reasons and Explanations i. The site offers the opportunity to provide an attractive waterside mixed-use development with active ground floor uses. A high quality design solution on this corner site is essential. The design solution should respond to the architectural character and style of the replacement Magistrates Court building opposite Chester Way. ii. Connections should be made to the River Dane and new development should address the riverside and bring activity to this area. iii. There may also be an opportunity to reduce the carriageway width of Watling Street as a result of the removal of general traffic (see policy GS9n). This could allow an increase in pavement width and flexibility in terms of the footprint and building line of the development on this site.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005 44 Vale Royal Borough Local Plan

2 General Strategy

Magistrates' Court Site

GS9g

The replacement of the magistrates court building will be supported within the site identified on the Proposals Map.

Proposals should reflect the urban design principles in Policy GS9. It should be a contemporary, high quality, landmark building in its detailing and materials, complimented by the creation of high quality public realm.

Reasons and Explanations

i. Cheshire County Council is currently developing proposals for a replacement Magistrates Court building on behalf of the Lord Chancellor's Office.

ii. The redevelopment offers the potential to create a landmark building on a key traffic route through the town centre.

iii. The development should allow for the retention of the waterside pedestrian route alongside the River Dane and ensure that vehicular access is maintained to the Memorial Hall pending the development of proposals for that site. The Northwich Vision IPG identifies the potential to realign Chester Way as it passes the site to emphasise it as a traffic route and Watling Street as a downgraded route with bus, pedestrian and cyclist priority.

iv. There are a number of security and servicing requirements that will need to be addressed in a way that is sensitive to its setting and does not prejudice the redevelopment of the adjacent Memorial Hall site. The siting and screening of access and car parking arrangements will require particular attention.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 Vale Royal Borough Local Plan 45

General Strategy 2

British Waterways Site

GS9h

The redevelopment of the British Waterways site as defined on the Proposals Maps for a residential led with complementary mixed use development (to potentially incorporate offices, leisure and hotel uses) will be supported.

Proposals should reflect the urban design principles in Policy GS9 and, in addition:

1. Enhance the architectural and historic merit of the setting of listed British Waterways offices and clock tower and their setting along with enhancing the character and appearance of Northwich Conservation Area;

2. Provide pedestrian and cycle access alongside the Weaver Navigation;

3. Provide mooring opportunities along the Weaver.

Reasons and Explanations i. The Northwich Vision IPG envisages that the Listed British Waterways offices will be converted into a high quality riverside hotel also entailing the construction of a new bedroom block connected to the existing building. Any extension to the Listed Building, taking account of the uses proposed, will require sympathetic design to ensure a suitable relationship to the Listed Building and its prominent waterside location. The height of the extension should be restricted to maintain the building's roof profile below the skyline. ii. There is an opportunity for high density, waterside, residential development to the southern part of the site. iii. Waterside routes should be provided along the full extent of the site adjacent to the Weaver Navigation. iv. The island in the middle of the Weaver should be considered as part of the public realm associated with the development. The island should be managed and maintained as open space associated with the residential development. v. As there is no vehicular access to the island, the footbridge will need to be maintained.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 46 Vale Royal Borough Local Plan

2 General Strategy

Lock Street Site

GS9i

A comprehensive mixed-use scheme involving residential development and a new public house will be supported on the Lock Street site as defined on the Proposals Maps.

Offices may also be acceptable on the site.

Proposals should reflect the urban design principles in Policy GS9 and, in addition:

1. Provide pedestrian and cycle access alongside the Weaver Navigation; and

2. Allow for the construction of a new link road and river crossing between Castle Street and Leicester Street (refer to Policy GS9n); and

3. The retention and conversion of existing timber framed buildings adjacent to town bridge.

Reasons and Explanations

i. The Lock Street site provides an opportunity to develop high quality, waterfront residential apartments with an active leisure component providing a high quality aspect to the Weaver Navigation, Weaver Way and Baron's Quay.

ii. The Northwich Vision identifies the need for a new link road and river crossing running between Castle Street and Leicester Street. Development on the site will need to take account of the detailed alignment and design of this route and bridge. The development will need careful design to ensure that there is an acceptable relationship between the road and residential development to protect amenity. This may require the orientation of habitable rooms on to the eastern elevation of the buildings.

iii. Two and three storey residential development is appropriate on this site.

iv. There are a number of older buildings that are of architectural merit adjacent to Town Bridge which should be retained and converted. If this is demonstrated not to be viable, the option of repositioning the buildings should be explored in preference to demolition.

v. The development will be to take account of flood risk issues and undercroft car parking associated with the residential development may need to be explored.

vi. Proposals from the site will not be approved by the Council until the detailed design and route of the link road and bridge has been completed and approved.

vii. The Borough Council will support land assembly for an approved comprehensive scheme through its compulsory purchase powers.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 Vale Royal Borough Local Plan 47

General Strategy 2

Memorial Hall Site

GS9j

Residential development will be supported on the Memorial Hall site as defined on the Proposals Maps.

Proposals should reflect the urban design principles in Policy GS9 and, in addition incorporate a landscaped route to the River Dane.

Reasons and Explanations i. The Memorial Hall adds little to the townscape of the town centre and, because of the nature of its construction, is an increasingly expensive building to maintain. It is reaching the end of its economic life. ii. It is envisaged in the Northwich Vision IPG that the Memorial Hall could be replaced with a new waterfront cultural centre on the Barons Quay Development Area which could also incorporate other civic and cultural facilities. There will be extensive consultation about the services and facilities that could be provided within the new cultural centre. This will include current users of the Memorial Hall. This consultation will help to shape the requirements for the new cultural centre. iii. There is an opportunity to redevelop the site with high quality residential development to enhance the townscape in this area. A landscaped route should be provided linking the waterside to Chester Way to link up with routes within an extended Primary Shopping Area to the north.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004

Land West of Old Warrington Road

GS9k

Residential development will be supported on land west of Old Warrington Road as defined on the Proposals Maps.

Proposals should reflect the urban design principles in Policy GS9 and, in addition, make provision for additional car parking for existing properties along Oak Street and Ash Street.

Reasons and Explanations i. The site provides an opportunity to provide a new residential neighbourhood adjacent to the town centre. 48 Vale Royal Borough Local Plan

2 General Strategy

ii. As with other developments in the town centre, proposals for this site will be subject to the requirements of other policies in the Plan, for example, relating, to affordable housing provision, open space provision, etc.

iii. High quality public realm should be integrated within the area. The residential streets should be designed, first and foremost, for pedestrians and cyclists.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004

Land West of Queen Street

GS9l

Residential development will be supported on land west of Queen Street as defined on the Proposals Maps.

Proposals should reflect the urban design principles in Policy GS9.

Reasons and Explanations

i. The site presents an opportunity for a contemporary, riverside residential development. It is currently host to a number of employment and other uses. Its redevelopment would secure an enhancement of this part of the river corridor to complement the development of the land opposite the Weaver Navigation for a hotel and further residential units. It is a prominent site, particularly from Hayhurst Bridge and Chester Way.

ii. There are a number of mature trees on the site. A detailed survey of the trees will be required, and the final design solution should consider how the best specimens would be retained and incorporated into the final scheme.

iii. The Borough Council will support land assembly for an approved comprehensive scheme through its compulsory purchase powers.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004

Land adjacent to Victoria Bridge

GS9m

A mixed-use residential and office development will be supported on land adjacent to Victoria Bridge as defined on the Proposals Maps.

Proposals should reflect the urban design principles in policy GS9 and, in addition, provide for pedestrian and cycle access alongside the River Dane. Vale Royal Borough Local Plan 49

General Strategy 2

Reasons and Explanations i. This is a prominent waterfront site that would benefit from comprehensive redevelopment proposals. The Northwich Vision IPG envisages a mixed-use development on this site comprising offices on the ground floor fronting onto Chester Way with residential above and facing the River Dane. It identifies the potential for three-storey development on the site, although this may need to be stepped down to respect the massing of adjacent buildings. Car parking could be provided to the rear of the frontage buildings accessed via an archway off Chester Way.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004

Northwich Vision Transportation Schemes

Policy GS9n

The transportation schemes listed below in connection with the regeneration of Northwich town centre will be supported. Indicative routes and areas required to carry out the schemes are shown on the Proposals Maps. Development proposals should allow for the construction of these infrastructure schemes. Development proposals that prejudice their implementation will not be allowed.

A. an increase in the size of the roundabout at Chester Way, New Warrington Road, Leicester Street, and Station Road by extending the existing junction in a northerly direction;

B. widening the carriageway of Leicester Street to 10 metres between Venables Road and the Chester Way roundabout;

C. removal of the roundabout at Leicester Street/Venables Road and its replacement by traffic signal control;

D. provision of a new single carriageway link between Leicester Street and Castle Street to include a new bridge crossing of the Weaver Navigation;

E. removal of the roundabout at the junction of Castle Street, Watling Street and Winnington Street and the closure of Winnington Street at this location to all but essential servicing traffic in a north westerly direction only;

F. the realignment of Chester Way at its junction with Watling Street to emphasise Chester Way as the route for general traffic thereby facilitating the closure of Watling Street and Town Bridge to general traffic and their prioritisation for buses, pedestrians and cyclists;

G. the re-opening of the by-passed and stopped-up part of Station Road to allow for a direct and priority bus route between Northwich railway station and Northwich town centre. 50 Vale Royal Borough Local Plan

2 General Strategy

Reasons and Explanations

i. A detailed transportation study was carried out as part of the preparation of the Northwich Vision IPG. The IPG brings together land-use proposals for the town centre and a series of supporting transportation measures. The aim is to ensure that the town centre is accessible to an increasing number of visitors by a choice of transport mode. The schemes listed in the policy are those which require the most significant land use changes and which need to be safeguarded from other development. The areas that they affect are shown indicatively on the Proposals Maps. Each of these schemes will be subject to detailed design and consultation prior to implementation.

ii. There are other proposed transportation measures that do not require safeguarding through a local plan policy. These include:

Urban traffic management and control (UTMC) involving linked signals, incident monitoring and management, variable message signing providing traffic information and route guidance, improved vulnerable road facilities and public transport priority Parking guidance and management featuring variable message signing to indicate car parking locations and availability of spaces CCTV for both traffic management and car park/pedestrian security Real time public transport information Upgrading of Northwich Station Efficiency improvements to Dial-a-Ride in Northwich Development of quality bus partnerships Improved taxi facilities Pedestrian priority throughout the town centre Cycle routes through the town centre Provision of high quality cycle stands within the town centre

iii. The importance of these transportation schemes for the successful and integrated regeneration of Northwich Town Centre is widely recognised and supported.

iv. The emerging Sub-Regional Economic Strategy2 identifies and supports the Northwich Vision and the transportation improvements necessary to ensure its success. Similarly, the County Structure Plan Alteration identifies the Northwich Vision as a priority transportation scheme in the County. This is also reflected in the County Council's Local Transport Plan.

v. Air quality issues will need to be carefully assessed in respect of transport proposals.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004 Vale Royal Borough Local Plan 51

General Strategy 2

Developer Contributions to Transport and Public Realm Improvements

GS9p

In respect of all development proposals that come forward within or adjacent to Northwich town centre, a financial contribution will be made through Section 106 of the Town and Country Planning Act 1990 for the provision of transport and public realm schemes.

The Council will, through negotiation, seek a contribution which will be equivalent to 5% of the development costs including land value. This requirement may be reduced where there are abnormal development costs, low values or other mitigating circumstances.

For development schemes that are in the vicinity of the town centre, a financial contribution will still be required but will be based on its transport impact.

Reasons and Explanations i. The Northwich Vision IPG sets out a wide range of development projects, and improvements to the public realm and infrastructure. Crucially, the framework identifies the requirement for investment in the town centre road infrastructure, and particularly the construction of a new link road and bridge crossing over the Weaver Navigation. ii. Development brought forward within, adjacent and in the vicinity of the town centre that, together, give rise to the need for these transport and public realm schemes will therefore be expected to make a contribution towards them. iii. It is estimated that the cost of these measures will be in the vicinity of £23 million. It is not expected that developer contributions will meet the full cost of their provision. The County Council's Local Transport Plan will therefore support and assist in resourcing transportation schemes. In addition, the Borough Council has considerable landholdings within the town centre from which capital receipts could be reinvested in infrastructure. iv. The transportation schemes are described in the preceding policy. The Northwich Vision IPG contains a public realm strategy which lists specific improvements throughout the town centre. The Council places great importance on the improvement of the public realm to create the right setting to stimulate investment in the town centre. The proposals overall seek to create a hierarchy of improvements. These comprise:

Implementing boulevard treatments to entrance routes Changing the character of key streets and increasing pedestrian priority Upgrading the streetscape in the retail core Creating exiting new public spaces and environments as the setting for new developments Completing a network of waterside footpaths and routes Enhancing smaller alleyways which provide a fine grained, permeable town centre Reinforcing connections between the town centre and the surrounding countryside Commissioning bespoke public art Features that reinforce the sense of place and identity of the town centre 52 Vale Royal Borough Local Plan

2 General Strategy

v. The council will produce SPD to provide guidance on developer contributions towards community facilities, open space, highways and similar works.

Policy Derivation Northwich Vision Interim Planning Guidance, 2004

Winsford Gateway

GS10

The Winsford Gateway site will be brought forward for residential-led development in accordance with a development brief.

The preparation of a development brief will be an inclusive process involving the local community and other stakeholders. The brief will contain requirements for transportation infrastructure and community facilites.

Reasons and Explanations

1. This site is a significant new allocation in the Local Plan. It should be brought forward for development only after the preparation of a development brief and in accordance with the phasing of residential development set out in Policy H3. The Council will ensure that local communities and other stakeholders are engaged in its preparation. The policy does not include the Winnington/Wallerscote Urban Village and Northwich Town Centre Sites. The first of these sites is already covered by an approved development brief. Northwich Town Centre is covered by Policy GS9.

i. A development brief is necessary to ensure that the site is planned in a comprehensive way and to ensure its contribution towards regeneration and the creation of sustainable communities is optimised.

ii. The Winsford Gateway is a cluster of sites around the old High Street. A residential-led regeneration scheme is envisaged. Much of the land is derelict or underused. It forms an important gateway into the town and the redevelopment of this area will compliment other regeneration initiatives including the Weaver Valley Regional Park project. The matters to be addressed through a development brief will include:

the provision of a range of open space and recreation facilities; contributions towards other community facilities; appropriate investigations into ground conditions; bus provision and routes for cyclists and pedestrians; the relocation of existing businesses which may be displaced through redevelopment; the provision of affordable housing on the site; urban design principles to deliver high quality buildings, spaces and routes; and flood risk issues. Vale Royal Borough Local Plan 53

General Strategy 2

Weaver Valley Regional Park Project

GS11

The Council will support the designation of the Weaver Valley as a regional park and the implementation of projects and initiatives in support of its aims.

Reasons and Explanations i. The concept of regional parks was introduced in the North West Development Agency's Regional Economic Strategy (1999) and was subsequently included within Regional Planning Guidance for the North West (2003). ii. It is anticipated that an updated policy will appear in draft revised Regional Planning Guidance early in 2004. iii. Regional parks are extensive areas connected by natural landscape and/or cultural heritage. The Borough Council is currently supporting Cheshire County Council and working alongside other local and regional partners in preparing a Vision Document for the Weaver Valley Regional Park project. It will describe its opportunities and a range of projects. The project will extend through the Borough, linking Frodsham, Northwich and Winsford, and further south into the adjoining Boroughs of and and . It is intended to submit the Vision Document to the North West Development Agency and North West Regional Assembly early in 2004. The Regional Park project will build on existing initiatives such as the Northwich Vision, Frodsham Forward, the Winsford Gateway, the Mersey Forest, the Weaver Valley Initiative, Northwich Community Woodlands and strategic land reclamation programmes. iv. The aims of the Weaver Valley Regional Park project will include:

supporting regeneration in and around Frodsham, Northwich and Winsford; reclaiming derelict and contaminated land; securing landscape and biodiversity enhancement including extending woodland cover; promoting sustainable recreation and tourism; protecting and enhancing our industrial and built heritage; improving and extending footpath, cycle and bridleway routes; and ensuring access for all through the provision of the necessary facilities for the disabled.

Policy Derivation Regional Economic Strategy Regional Planning Guidance for the North West (2003). 54 Vale Royal Borough Local Plan

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Chapter 3 Natural Environment

Introduction

3.1 This section of the Local Plan sets out the principles and policies that will be used to guide development in the interests of conservation of the natural environment.

3.2 A major objective of the Local Plan is to ensure effective conservation of the environment including the protection and enhancement of its natural heritage, while making adequate provision for development and economic growth. The aim is to pursue policies which make sure that development and conservation can be compatible.

3.3 The policies in this Local Plan advocate a sustainable approach to development recognising that environmental considerations need to be a key part of all decision making concerning land use.

3.4 The varied geology and past history of Vale Royal has endowed the Borough with a variety of habitats which support a great diversity of wildlife. These habitats can be threatened by development, pollution and certain types of agricultural practice.

3.5 Nature conservation is an important element in the Community Plan and the policies of the Local Plan reflect the objective of creating better environments through the conservation and enhancement of the natural landscape. In particular, the policies of the Natural Environment Chapter seek to support the following priorities identified by the community:

Conserve and enhance our natural and historic landscape Encourage environmental design features in new development

3.6 This objective is developed further through the Vale Royal Nature Conservation Strategy which was approved in December 2002. It contains more detailed policies on the conservation and creation of habitats, promotion and enhancement of landscape and the management of habitats. Tourism initiatives can also protect the natural environment, principally through the sensitive management of recreation and green tourism. The Strategy reflects the Council's support and involvement as a partner in a European Life ECOnet Project. The project, led by the County Council and which ran between September 1999 and September 2003, explored the best ways of creating ecological networks connecting areas of wildlife. It also explored the potential contribution of land use planning to their establishment.

3.7 In order to assist in the monitoring of the progress towards an enhanced natural environment the Borough has produced a Nature Conservation Audit and regularly commissions survey work. In addition in the Cheshire area the Pilot Local Records Centre holds a wide range of species and habitat based records. Vale Royal Borough Local Plan 55

Natural Environment 3

Protection of the Nature Conservation Resource

NE1

In determining planning applications for development and when considering its own development schemes the Council will take into full account the effect on wildlife, vegetation and geological/geomorphological features. The Council will require the following, where it is known or suspected that the site is important for nature conservation:

i. a site investigation to identify any features of nature conservation importance, including geological/geomorphological features;

ii. proposals for the protection and management of features of nature conservation importance identified for retention during and after development:

iii. proposals for compensating for any nature conservation features unavoidably damaged or destroyed during the development process:

And will negotiate with developers to secure an agreement to safeguard the nature conservation resource if the Council would otherwise have been minded to refuse permission, including measures of mitigation such as habitat creation or improvement on, or in the locality of the development site.

Such development proposals may require to be accompanied by an environmental assessment.

Reasons and Explanations i. Where it is known or suspected that a site is of nature conservation importance, the Council will expect development proposals to include a detailed appraisal of the nature conservation resource present and how it will be protected, enhanced within the site or replaced as appropriate on site or on another site. In considering applications for such development proposals, the Council will seek to ensure that there is no net loss of the nature conservation resource as a result of development. ii. The policy applies both to designated areas and other land where conservation value should be maintained. iii. Proposals for compensating provision are likely to only be appropriate for habitats of more recent origin where there might be a reasonable expectation of creating a habitat of equal value. iv. The Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 and DOE Circular 2/99 give guidance as to the circumstances when an Environmental Assessment is required for a particular development proposal. v. In considering applications the Borough will also have regard to the detailed policies of the Nature Conservation Strategy.

Policy Derivation PPS9 "Biodiversity and Geological Conservation" Vale Royal Nature Conservation Strategy 56 Vale Royal Borough Local Plan

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Designated Sites of International and National Nature Conservation Importance

NE2

Development proposals will not be allowed which would damage or destroy any of the following sites, shown on the Proposals Maps:

i. any site of international importance including Ramsar sites, existing or proposed candidate Special Protection Areas (SPAs), potential Special Areas of Conservation (SACs);

ii. any existing or proposed Site of Special Scientific Interest (SSSI) not included in (i) including the surrounding catchment of wetland SSSIs;

iii. Geological Conservation Review Sites (GCRS).

Reasons and Explanations

i. These sites are of particular recognised nature conservation importance at an international or national level and should be protected from harmful development proposals, as the conservation of such sites is vital to the preservation of wildlife heritage. As such it is essential that Local Planning Authorities should ensure that they have the Maximum amount of information on the site and the likely effects of development, before they reach any decision that could affect the site.

ii. Where a specific proposal would impinge directly or indirectly on any of these sites, it will be the applicant's responsibility to show that the value of the site would not be damaged, degraded or otherwise changed detrimentally by any works connected with the proposal. It should be noted that developments up to 500m from the boundary or within the catchment area of any of these could be considered to have an impact on the protected site. For certain developments this distance may be extended.

iii. This policy covers statutory and non-statutory designated sites as at May 1995. Any additional sites which may be identified after this date will also be protected by this policy as soon as they are proposed for designation.

Policy Derivation PPS9 - Biodiversity and Geological Conservation Cheshire 2016 Structure Plan Alteration Policy R1 Vale Royal Borough Local Plan 57

Natural Environment 3

Designated Sites of Local and Regional Nature Conservation and Geological Importance

NE3

Development which would either directly or indirectly damage or destroy the nature conservation value of any of the following sites, shown on the Proposals Map, will only be permitted where the importance of the development outweighs the value of the site, or, in appropriate cases, where a replacement habitat of similar environmental value can be provided on site or in the locality:

i. Local Nature Reserves

ii. Sites Of Biological Importance (SBIs) Grade A, B or C

iii. Regionally Important Geological Sites (RIGS).

Reasons and Explanations i. This policy covers non-statutory designated sites. Additional sites subsequently identified will be protected by the policy once proposed for designation. ii. These sites will also include significant national assets of local value which should be protected and nurtured especially in urban areas where they can contribute to the overall protection and provision of open space. iii. In very exceptional cases if there is a loss or damage to nature conservation features because of other overriding policy considerations, measures of mitigation, and where possible, the creation of new features/habitats will be required provided that there is no net loss of the conservation resource.

Policy Derivation PPS9 "Biodiversity and Geological Conservation" Cheshire 2016 Structure Plan Alteration R1

Threatened and Priority Habitats

NE4

Ponds, watercourses, important hedgerows, wetlands, ancient semi-natural woodlands, heathlands, mosslands and species-rich grasslands will be protected. Planning permission will not be granted for development that adversely affects them unless either:

a. the features will be protected from harm or recreated elsewhere; or

a. the importance of the development outweighs the value of the features.

The conservation and management of these threatened habitats will be encouraged. 58 Vale Royal Borough Local Plan

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Reasons and Explanations

i. The protection of a range of habitats ensures diversity in the local environment and will help protect Cheshire's landscape features.

ii. Wildlife conservation is just as important in areas not specifically designated in sustaining the abundance and diversity of the Borough's wildlife.

iii. Wetlands and ponds are especially important in providing wildlife habitats. Cheshire as a whole contains perhaps a quarter of the nation's stock of ponds and the Mersey Estuary provides wetland habitats of international importance.

iv. There may be limited occasions when these habitats can be recreated elsewhere but in general the developer should seek to retain them on site, and indicate to the Council how they will be protected.

v. Important hedgerows are those which form part of a wildlife corridor and/or link to woodlands or tree belts or wildlife features, define the edge of the built-up area, run alongside transport corridors, form significant features in the urban/rural landscape and are of historical landscape significance not covered by the Hedgerow Regulations.

vi. The Countdown Biodiversity Action Plan document for Cheshire sets out the priority species and habitats for the County and action plans for protecting and enhancing them.

Policy Derivation PPS9 "Biodiversity and Geological Conservation" Cheshire 2016 Structure Plan Alteration Policy R1

Endangered Species

NE5

Where a planning application for development is submitted and where the presence of the species of flora and fauna listed as protected by the law is known or suspected, the developer will need to provide full details as to the effect of the proposal on the species and its habitat. Where development is permitted, the Council will require the developer to take steps to secure the protection of such flora and fauna.

Development must minimise any adverse impact on priority species identified in the Cheshire Biodiversity Action Plans, which are not presently protected by law but are considered to be locally important.

Reasons and Explanations

i. The deliberate killing, injury or taking of or disturbance to protected species, destruction of places used by such species for shelter of protection is an offence under the Wildlife and Countryside Act 1981. Vale Royal Borough Local Plan 59

Natural Environment 3 ii. The presence of a protected species is a material consideration in deciding a planning application, which, if carried out, would be likely to result in harm to that species or its habitat. Suitable precautions can be required through conditions attached to planning consents to ensure that if development is permitted the species is safeguarded. iii. The protection and conservation of rare and endangered species will help maintain biodiversity in Vale Royal. iv. Examples of protected species include bats and great crested newts. v. The Countdown Biodiversity Action Plan document for Cheshire sets out the priority species and habitats for the County and action plans for protecting and enhancing them.

Policy Derivation PPS9 "Biodiversity and Geological Conservation"

Wildlife Corridors and Green Wedges

NE6

Development within or adjacent to wildlife corridors and green wedges as defined on the Proposals Maps will not be allowed if it destroys or seriously impairs their value for nature conservation, amenity, recreation, landscape, or other purposes, but will be allowed if it preserves or enhances their value through appropriate natural landscaping, provided there are no other objections to the proposals.

Reasons and Explanations i. Wildlife corridors link sites together and encourage the movement of plant and animal species so as to prevent species isolation. The policy aims to maintain a network of green spaces within the urban areas of the Borough and to link them to the countryside. These can include roadside verges and planting schemes, railway lines, canal and river corridors, other watercourses, footpath routes and old-field boundaries. Wildlife corridors are the most effective means of enhancing wildlife diversity within the Borough's built-up area. ii. Wildlife corridors can be damaged or rendered unviable by a reduction in their width or by complete severance. The reduction in size of green wedges can reduce their importance. iii. Corridors can be damaged or rendered unviable by a reduction in their width or by complete severance. The reduction in size of green wedges can reduce their importance. iv. Opportunities will also arise through development proposals to enhance or extend the network of wildlife corridors and green wedges. v. These areas can be of value for their existing or potential role as part of the Mersey Forest.

Policy Derivation PPS9 "Biodiversity and Geological Conservation" 60 Vale Royal Borough Local Plan

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Protection and Enhancement of Landscape Features

NE7

Proposals for development should recognise features of landscape quality such as walls, trees, hedgerows, streams, and ponds on, or in the immediate vicinity of, the site on which it is to take place. Wherever possible these features should be retained and incorporated into the layout or if they are to be unavoidably lost or damaged, they should be replaced elsewhere on site or off site provided the habitat can be successfully recreated. In the design and arrangement of buildings, structures, landscaping and other works, all proposals should maintain or improve the quality and variety of the landscape in which the development occurs.

Reasons and Explanations

i. Trees, hedgerows and other features are valuable in visual terms as well as for nature conservation, the retention and protection of such features is important in helping to retain the character of the locality and to enhance the visual quality of the new development and its setting.

ii. Reference should also be made to policy NE17.

iii. The Hedgerow Regulations (1997) set out criteria, which are used to determine whether a hedgerow is 'important' from an archaeological, historical, landscape or wildlife perspective. Hedgerow covered by the regulations cannot be removed without prior approval by the Borough Council. The Council should therefore be consulted where the removal of a hedgerow is proposed.

Policy Derivation PPG12 "Development Plans" PPS9 "Biodiversity and Geological Conservation" Vale Royal Borough Local Plan 61

Natural Environment 3

Provision and Enhancement of Landscape in New Development

NE8

In appropriate circumstances applications for new development should include a landscape scheme which aims to:

i. achieve an appropriate balance between the open space and built form of development in relation to the character of the surrounding area;

ii. enhance the quality of the layout, setting and design of the development;

iii. protect and manage valuable ecological and landscape features;

iv. provide effective screening to neighbouring uses where appropriate;

v. provide good quality landscape treatment to all site boundaries through the provision of planted landscape buffers using locally native species, particularly where the site abuts the edge of the built area, or a transport corridor;

vi. utilise plant species which are in sympathy with the character of existing vegetation in the general area and at the specific site;

vii. make satisfactory provision for maintenance and aftercare of new planting and retained trees, both during construction and once development is complete;

viii. reverse habitat fragmentation and species isolation by creating wildlife habitats, restoring degraded habitats or creating new effective wildlife corridors.

And meet where appropriate the requirements of Policy BE1 and Policies NE1, NE2 and NE3 as appropriate to the site.

Reasons and Explanations i. The Borough Council is committed to ensuring the provision of high quality landscaping as an integral feature of new development. Existing trees and other natural habitats are a valuable asset on any development site. They improve its appearance and help new buildings blend in with their surroundings. On large sites in particular tree planting can contribute to the development of the Mersey Forest. ii. Good landscaping will also contribute to the quality of the Borough's environment and the quality of life of its residents. It will also contribute to the enhancement of the Borough's nature conservation resource. iii. Tree survey and assessment at the design stage before any site works begin will assist in the correct choice of trees to be retained, treated or removed. Trees on development sites may easily be damaged during construction. Therefore the Borough Council, in assessing proposals for the 62 Vale Royal Borough Local Plan

3 Natural Environment

development of sites with trees and hedgerows, will seek to secure their protection and enhancement where at all possible.

iv. Land may be considered suitable for habitat creation or restoration because it is connected to a priority habitat or to a site known to support populations of one or more priority species, and there is potential for the site to make a significant contribution to reversing habitat fragmentation and species isolation. An agreed management plan will be required where an area is not to be adopted by the Council.

Policy Derivation PPG12 "Development Plans and Regional Planning Guidance" PPS9 "Biodiversity and Geological Conservation" Circular 36/78 "Trees and Woodlands" - Guide to Tree Preservation Orders 2000 The Mersey Forest Plan

Trees and Woodland

NE9

Development will not be allowed which would necessitate the felling of or would endanger trees, groups of trees, woodlands, trees protected by a tree preservation order, or identified as ancient woodlands or in a conservation area where these make a contribution to the character of a site or locality, or to nature conservation unless the removal of one or more trees would:

i. be in the interests of good arboricultural practice; or;

ii. the desirability of the proposed development outweighs the amenity value of the protected trees.

Where the Council permit the removal of one or more trees which make a contribution to the character of a site or locality it may require that new trees be planted of locally native species on or near the site.

Trees that are to be retained, as part of a development should be protected from damage during the course of that development.

Reasons and Explanations

i. The existing tree cover is a scarce resource and a valuable amenity of the Borough.

ii. Woodlands in particular are an important but declining feature of our countryside and must be conserved and maintained. Vale Royal Borough Local Plan 63

Natural Environment 3 iii. The Borough Council will consider the desirability of declaring Tree Preservation Orders. Where necessary, conditions will be imposed on planning consents to secure the protection of existing trees and reinforce selective replacement by the planting of new locally native trees to maintain and enhance the environment. iv. Where large, well-established trees are proposed to be removed as part of a development, the Council will expect replacements to be semi-mature specimens.

Policy Derivation PPG12 "Development Plans and Regional Planning Guidance"

Proposals for the Establishment of Areas of Multipurpose Woodland on Derelict and Under Used Land

NE10

Any proposals for the establishment of areas of mulitpurpose woodland on derelict and under used land across the whole of Vale Royal requiring planning permission and meeting the objectives of the Mersey Community Forest will be allowed provided that:

i. the tree planting relates to the surrounding environment;

ii. the planting of native species is encouraged, where appropriate;

iii. account will be taken of any existing nature conservation value of the site so as to avoid damage to that value

And there is no conflict with other policies of the Local Plan.

Furey Woodland, Northwich is allocated for multi-purpose woodland. Development which would prejudice the use of this area will not be allowed.

Reasons and Explanations i. A significant part of the Mersey Community Forest area lies within vale Royal. ii. New woodlands can provide a number of benefits to the Borough in the form of improvements to visual amenity, opportunities for informal recreation, education and can encourage the conservation of wildlife. It will also improve the local climate, reduce pollution and create a healthier environment. iii. Tree planting is also a valuable method of environmental improvement and a way of reclaiming derelict land. iv. Vale Royal Borough Council will continue to support the aims of the Mersey Forest, encouraging planting on private land and the development of a varied landscape. 64 Vale Royal Borough Local Plan

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v. Where new multipurpose woodland involves the provision of associated facilities such as car parking, toilets, the creation of a new access, recreational facilities such as changing rooms, these developments should not conflict with other policies in the Local Plan.

vi. Reference should also be made to policies BE15 - BE17.

Policy Derivation PPG2 "Green Belts" The Mersey Forest Plan

Areas of Special County Value

NE11

The Areas of Special County Value identified because of their high landscape quality are defined on the Proposals Maps and are described as:

Weaver Valley

Helsby and Frodsham Hills

Delamere/Utkinton

In designated Areas of Special County Value, because of their landscape quality, their archaeological, historic or nature conservation importance, development which preserves or enhances the character or features for which the ASCV has been designated will be allowed.

Reasons and Explanations

i. Areas of Special County Value are designated in Policy R2 of the Cheshire 2011 Replacement Structure Plan. Cheshire contains many areas of great importance because of their landscape quality or other features of value. They should be protected from unsuitable development. The Local Plan identifies the boundaries. Development proposals will, however, be examined against the full range of Structure and Local Plan policies.

ii. Proposals for development having a more than local impact within an Area of Special County Value may be required to be accompanied by an Environmental Impact Statement.

iii. PPS7 advises that this type of local landscape designation should only be maintained where it can be clearly shown that criteria based policies cannot provide the necessary protection. The council needs to ensure that the designations are based on a formal and robust assessment of the qualities of the landscape concerned. In order to provide an evidence base for such an assessment the council will produce a Landscape Character Assessment SPD. Until that process is completed, ASCV designations will be retained and their further retention will be decided in the light of the assessment results.

Policy Derivation PPG12 "Development Plans" Vale Royal Borough Local Plan 65

Natural Environment 3

Cheshire (2016) Structure Plan Alteration- Policy R2 Department of Environment Circular 15/88 replaced by 2/99 Environmental Impact Assessment

Areas of Significant Local Environmental Value

NE12

Areas of Significant Local Environment Value, as defined on the Proposals Map are areas having a special value to the Borough because of the contribution they make to the character of the district and the towns and villages within it.

Within these areas development will only be permitted where there is no unacceptable harm to the value of the area.

Reasons and Explanations i. Whilst the Areas of Special County Value are significant in the countrywide context, there are other areas in the Borough, which are of importance in a more local way. In order to maintain the attractiveness of the Borough, it is important that these should be recognised. ii. PPS7 advises that this type of local landscape designation should only be maintained where it can be clearly shown that criteria based policies cannot provide the necessary protection. The council needs to ensure that the designations are based on a formal and robust assessment of the qualities of the landscape concerned. In order to provide an evidence base for such an assessment the council will produce a Landscape Character Assessment SPD. Until that process is completed, ASLEV designations will be retained and their further retention will be decided in the light of the assessment results.

Policy Derivation PPG12 "Development Plans"

NE12 A

The following Areas of Significant Local Environmental Value are identified on the Proposals Map and are described as:

Reasons and Explanations i. Extensive Areas of Significant Local Environmental Value have been identified and are detailed in SPG5. Other areas need to be considered and may be included in subsequent modifications to the Plan 66 Vale Royal Borough Local Plan

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1. The Frodsham, Helsby and Lordship Marshes:

Reasons and Explanations

i. The marshes are of importance because they are the only significant open area between the heavy industry of Ellesmere Port and Halton. They provide a setting for the Frodsham and Helsby Hills and are an important landscape feature themselves and are of international importance to migrating and wintering birds and have considerable bird breeding interest.

ii. The Manchester Ship Canal is an important strategic waterway that needs to be maintained regularly to ensure that it remains navigable. The Borough Council recognise the importance of the canal deposit grounds located in the Frodsham, Helsby and Lordship Marshes to the continued maintenance works required to the Canal.

Reasons for Designation

i. Frodsham and Helsby are the nearest settlements in Vale Royal to the Marshes and the sharp contrast between the edge of the Sandstone Ridge and the low-lying marshes providing a setting for these settlements.

ii. Much of the land adjacent to the Mersey Estuary is 'urban' in nature and with the exception of Ince Bank, the Marshes provides a distinctive area of open land and offers relief from the heavy industry of surrounding Ellesmere Port and Halton. The Marshes are also important for nature conservation and are of international importance to migrating and wintering birds.

iii. As the marshes can be easily viewed from the Sandstone Ridge to the south, even a relatively small amount of development could have an adverse impact on the landscape due to the lack of trees and woodland and its essentially open character.

2. The Open Land Between The Following Villages:

Frodsham and Helsby; Northwich and Lostock Gralam; Northwich and Winnington; Hartford and Weaverham; Hartford and Cuddington; Hartford and Leftwich (Weaver Valley); Leftwich and Rudheath (Dane Valley); Davenham and Moulton; Davenham and Leftwich; Cuddington and Delamere Park; Cuddington and Weaverham; Davenham Village and Leftwich Grange (Kingsmead);and Winsford and Moulton Village. Vale Royal Borough Local Plan 67

Natural Environment 3

Reasons and Explanations i. It is important to keep the gaps between the villages in order to maintain the identity and integrity of the villages, and because these are attractive areas of countryside in their own right. Such areas are also important elements in the formation of the character of an area by giving relief to developed areas acting as environmental buffers, forming or allowing an important view. ii. These gaps may also be important as wildlife havens linking to wildlife corridors especially in the vicinity of urban areas, permitting the free passage of birds and animals between various areas. iii. The extent of these gaps is defined by the existence of strong physical features, such as roads, railways, built development and tree belts.

Reasons for Designation i. Certain areas of the countryside are under particular pressure from urban development, especially between existing settlements. ii. To maintain the identity and integrity of the settlements of the Borough it is important that "green gaps" are maintained between them. Where a gap is narrow or under pressure to be developed it is necessary to prevent development, which would be detrimental to their value as environmental buffers or an important view. iii. The Council is concerned to resist the continued outward expansion of the town as well as to avoid town cramming. This approach seeks to retain the individual identities of those larger villages, which could be construed to comprise Greater Northwich by preserving large or smaller gaps between Northwich and the larger villages and between the villages themselves.

Frodsham and Helsby i. The ASLEV is an important gap between the settlements of Frodsham and Helsby and provides the means by which this locally important landscape can be controlled.

Northwich and Lostock Gralam i. Lostock Gralam is a separate community to Northwich and it is important to maintain a gap between the two to maintain the identity of the settlements. ii. The gap is relatively small and even a small amount of development could result in the coalescence of Northwich and Lostock Gralam.

Northwich and Winnington i. The ASLEV provides a gap between Northwich and Winnington in order to prevent the settlements' coalescence. 68 Vale Royal Borough Local Plan

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Hartford and Cuddington

i. There is considerable pressure for development around both Hartford and Cuddington and there is a need to maintain the openness of the area in order to protect valuable countryside.

ii. Because of this openness the landscape is particularly sensitive to change and thus should be protected to safeguard this character.

Hartford and Weaverham

i. The ASLEV forms an important gap between Hartford and Weaverham and assists in preventing the coalescence of these settlements.

Hartford and Leftwich (Weaver Valley)

i. The ASLEV forms an important gap between the settlements of Hartford and Leftwich and the expanding Leftwich Grange (Kingsmead).

ii. The ASLEV plays an important role in maintaining the views across the River Weaver Valley.

iii. The area is under particular pressure for further housing development. The ASLEV prevents the erosion of this important gap and assists in the prevention of the coalescence of the settlements.

Leftwich and Rudheath (Dane Valley)

i. Development pressures within the ASLEV threaten the existence of the environmental buffer between Leftwich and Rudheath.

ii. The area is important as it provides vital open space and a recreational function along the River Dane.

Davenham and Moulton

i. Development in the past has lead to the villages of Davenham and Moulton almost coalescing. In order that the identity and integrity of the two villages are maintained it is essential that the gap between the settlements is protected.

ii. The land to the south of Davenham forms part of the very narrow gap between the southern extent of Davenham and the village of Moulton.

iii. This narrow gap is sensitive as from the edge of Moulton and the southern edge of Davenham is clearly visible. Vale Royal Borough Local Plan 69

Natural Environment 3

Davenham and Leftwich i. This ASLEV ensures that an environmental buffer remains between Davenham and the A556/Leftwich. ii. The construction of the Davenham By-pass has bisected the land and any further development would reduce its effectiveness as a green wedge.

Cuddington and Delamere Park i. This ASLEV provides a strategic gap between Cuddington and Delamere Park. It protects the identity of each settlement and prevents their coalescence.

Cuddington and Weaverham i. The topography of the landscape slopes down from Cuddington to Weaverham and offers views across the landscape that need to be protected by an ASLEV.

Davenham Village and Leftwich Grange (Kingsmead) i. The function of this ASLEV is to provide an environmental buffer between the development at Leftwich Grange and Davenham village.

Winsford and Moulton i. The village of Moulton and the industrial town of Winsford are very different areas and should be kept separate to maintain their identity.

3. Sensitive Areas Within Villages/Towns

Frodsham:

Howey Lane Top Road/Manley Road

Helsby:

Chester Road/Vicarage Lane Road/Old Chester Road

Reasons and Explanations i. These are sensitive areas have been defined because they contribute significantly to the setting and character of the villages. Much of the character will be destroyed if unsympathetic development or redevelopment was permitted. Bellemont Road is now included within an Area of Special Country Value. ii. These areas should be afforded special recognition and protection. 70 Vale Royal Borough Local Plan

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Reasons for Designation

i. Frodsham and Helsby are important historic settlements at the base of the Sandstone Ridge. It is important that the character of these settlements is not lost and their identity is maintained.

ii. There are certain areas within these settlements that typify the village character and where development or redevelopment would be particularly detrimental to the setting of the village.

iii. In these areas it is necessary to provide additional protection over the current planning policy and therefore ASLEVs have been designated to protect the following features:

Howey Lane, Frodsham

i. The designation area is covered by many trees, upon which there are Tree Preservation Orders. The ASLEV is also adjacent to a Grade B SBI.

Top Road/Manley Road Frodsham

i. The area contains a number of roadside hedgerows and deciduous trees that are covered by Tree Preservation Orders.

Chester Road/Vicarage Lane, Helsby

i. The area is typified by an abundance of deciduous trees most of which are covered by Tree Preservation orders.

ii. The area has a particularly dense coverage of trees and a low density of residential properties that are set out in large grounds.

Alvanley Road/Old Chester Road, Helsby

i. The majority of the ASLEV is well wooded containing many Tree Preservation Orders. The area is also typified by large detached dwellings and the listed buildings of St Paul's Church and Alvanley Hall.

4. The Historic Orchards in the Parishes of and Kingsley as shown in Appendix 8

Reasons and Explanations

i. The number and variety of orchards within the Parishes of Acton Bridge and Kingsley make a significant contribution to the character of the settlement.

ii. The orchards range in size from a large number of trees in rows to small groups, often the remains of larger orchards. Vale Royal Borough Local Plan 71

Natural Environment 3 iii. Recently the number and variety of orchards in Cheshire have declined and the traditional crafts, wildlife havens and attractive landscapes have been lost. iv. These orchards should therefore be afforded the protection of an ASLEV designation to ensure their continued contribution to the character of the settlements.

River Corridors

NE13

In the Weaver Valley as defined by the Area of Special County Value for Landscape as shown on the Proposals Maps, developments which will harm the nature conservation, archaeological, recreation or landscape value of the valley will not be allowed.

Reasons and Explanations i. The River Weaver Valley is an important asset to the Borough of Vale Royal for landscape, recreational and nature conservation reasons. ii. As part of the Mersey Basin Campaign, the Weaver Valley Initiative, a partnership of public, private and voluntary sectors, has been set up to raise awareness of, and identify opportunities for developments as well as environmental improvements on the length of the River Weaver between Winsford and the Mersey Estuary. iii. The valley of the river is also an important area of open space linking Northwich and Winsford. iv. The Council will support proposals, which will result in the conservation and enhancement of the natural elements of the river environment, result in landscape improvements or which promote public access and water based or waterside recreation in the Weaver Valley. v. This policy is applied to the area of the Weaver Valley contained within the boundary of the Area of Special County Value for landscape.

Policy Derivation Weaver Valley Initiative Mersey Basin Campaign Cheshire (2016) Structure Plan Alteration- Policy R2 Environment Agency Guidance Notes on Development Plans

Dane Valley

NE14

In the Dane Valley as defined on the Proposals Maps developments which will harm the conservation, geomorphological, recreation, or landscape value of the valley will not be allowed. 72 Vale Royal Borough Local Plan

3 Natural Environment

Reasons and Explanations

i. Part of the Dane Valley is an Area of Significant Local Environmental Value (see Policy NE12)

ii. The River Dane is important in landscape and geomorphological terms and to safeguard its special features a corridor of protection is put forward in the Local Plan.

iii. This policy applies to the area of the Dane Valley that is contained within the boundaries of the River Dane Floodplain.

Policy Derivation Environment Agency Guidance Notes on Development Plans

Protection of the Floodplain

NE15

In areas at risk from flooding shown on the Proposals Map (see note (iii) of the associated reasons and explanations) proposals for new development, the intensification of existing development or land raising, developers/applicants must:

i. provide an assessment of whether the proposal is likely to be affected by flooding and whether it will increase flood risk elsewhere and of the measures proposed to deal with the effects and risks; and

ii. satisfy the Borough Council that any flood risk to the development or additional risk arising from the proposal will be successfully managed with the minimum environmental effect, to ensure that the site can be developed and occupied safely; and

iii. demonstrate that an alternative lower risk location is not available; and

iv. the proposal would not result in extensive and unaccptable culverting; and

v. implement sustainable drainage systems wherever possible (see NE16); and

vi. within and adjacent to Northwich town centre where there is a risk from flooding as shown on the Proposals Map (see note (iii) of the associated reasons and explanations) development/redevelopment should be built with floor levels at above +13.50m AOD.

Reasons and Explanations

i. New development and redevelopment can have significant implications for flood risk. Within the floodplain, new developments may be liable to flooding and may increase the risk of flooding in other areas by reducing the storage capacity of the floodplain and increasing surface water run off. Flooding can threaten human life, cause substantial damage to property and have a devastating impact on the wider environment.

ii. Where it is known that a floodplain is important for nature conservation value, the effects of any development on this value will be assessed. Vale Royal Borough Local Plan 73

Natural Environment 3 iii. Areas of floodplain are defined by the. Areas of flood risk are identified by the Environment Agency. Areas of floodplain and of flood risk may be reviewed by the Environment Agency in the light of changing circumstances. In order to keep the Local Plan up-to-date the Council will produce any up-dated maps as a technical support document to the Local Plan as and when they are made available. iv. Within and adjacent to Northwich Town Centre, the Environment Agency recommended that new development/redevelopment should be built with floors at or above +13.50 AOD. v. The Regeneration of Northwich is a key priority in the Vale Royal Community Plan. The Northwich Vision is a comprehensive 15-year regeneration strategy for Northwich Town Centre. As parts of the Town Centre are included in the Environment Agency's Areas at Risk from Flooding, it is important that the achievement of the regeneration aims contained in the Northwich Vision are weighed against criteria (i) and (ii) of Policy NE15 when proposals for development in these areas are assessed. vi. The Council recognises the Manchester Ship Canal Company's important role in maintaining the canal and will take full account of this when assessing proposals for specific works within the Frodsham, Helsby and Lordship Marshes.

Policy Derivation PPG 25 'Development and Flood Risk'

Surface Water Run Off

NE16

In areas of flood risk or where there is the potential for adverse impacts or significantly increased surface water run off developers will be expected to assess surface water drainage impacts.

Covering the costs of this and of attenuation measures is the responsibility of the developer.

Where the assessment indicates that the proposal would significantly increase surface water run off a sustainable urban drainage system (SUDS) must be incorporated in to the overall design.

Exceptions will only be allowed if it can be demonstrated that a SUDS would not be practicable.

Reasons and Explanations i. New developments often result in an increase in the rate and/or volume of surface water run off and this can result in adverse impacts. ii. The main objective of SUDS is to manage water on site by minimising run-off, slowing discharge rates and retaining water for treatment. For larger sites this can be achieved by using a series of porous surfaces, swales (broad open ditches), ponds and wetlands. SUDS have the added bonus in that attractive landscape features are created that can enhance biodiversity. Examples of how 74 Vale Royal Borough Local Plan

3 Natural Environment

water management can be achieved for small-scale proposals include the use of water butts and porous surfaces.

iii. Exceptions may be made where it can de demonstrated that the SUDS would be likely to cause either significant land or water pollution; or the size of the site or its ground condition would preclude the use of a SUDS; or the proposed SUDS could cause damage to adjacent buildings or sites. United Utilities will only adopted Sustainable Urban drainage Systems where the maintenance and legal issues in relation to the system are resolved.

Policy Derivation PPG 25 'Development and Flood Risk'

Watercourses

NE17

The Council in consultation with the Environment Agency, will seek to ensure that all works in, under, over or adjacent to watercourses are appropriately designed and implemented and that the likely impact of development proposals have been adequately assessed. Where a watercourse is to become part of a development site it will be necessary to retain an undeveloped buffer strip on either side of the watercourse which is physically and visibility linked to the watercourse.

Proposals should avoid the culverting of watercourses except where:

a. the benefits of culverting substantially outweigh the loss of open watercourses; or

b. the majority of the watercourse is already culverted; or

c. highways cross the watercourse, such crossing to be kept to minimum.

Reasons and Explanations

i. Uncontrolled works in the vicinity of watercourses can lead to an increased risk of flooding, erosion of beds and banks of watercourses; increased danger to the public; restricted access for maintenance and damage to the water environment and the associated river corridor.

ii. The Council, in consultation with the Environment Agency, will assess the environmental impact of such proposals on the water environment and will require mitigation measures to balance any adverse impacts. The integrity and continuity of existing watercourses will be protected within development proposals.

iii. The culverting of watercourses will not be allowed as this results in a break in the continuity of the river corridor and may also have serious implications for safety, maintenance and flooding. The granting of planning permission for works specified in the policy does not remove the need to obtain relevant statutory consents/licences from the Environment Agency. It is the policy of the Environment Agency to refuse culverting proposals.

Policy Derivation Vale Royal Borough Local Plan 75

Natural Environment 3

Environment Agency Guidance Notes for Development Plans

Mersey Estuary Zone

NE18

Within the Mersey Estuary Zone, as shown on the Proposals Map, development will only be allowed:

i. provided it does not adversely affect the open landscape, wildlife habitats and recreational opportunities of the area; or

ii. where there is a specific need for the development to be located in this area, that cannot be accommodated in developed areas of the coast or inland, where that need outweighs any harm that would be caused to the open landscape, wildlife habitats and recreational opportunities.

Reasons and Explanations i. PPG20 'Coastal Planning' advises that Development Plans should establish a coastal zone that sets out the planning framework for coastal planning and management. This policy sets the framework and defines an estuary zone for part of Vale Royal. It does not override other policies e.g. Green Belt. ii. The framework gives local planning policies a coastal context and allows an integrated approach for the planning and management of estuaries. iii. In the estuary zone, designated internationally important nature conservation sites are protected under Policy NE2. iv. The Borough Council has supported and participated in the Mersey Estuary Management Plan which is an advisory plan aiming to improve the strategic planning and management of the estuary. The conclusions are a material consideration in the determination of planning applications.

Policy Derivation PPG20 'Coastal Planning' 76 Vale Royal Borough Local Plan

4 Built Environment

Chapter 4 Built Environment

Introduction

4.1 The built environment of the Borough varies widely between its towns, villages and rural areas. In all these areas the achievement of high standards of design will be sought to improve, maintain or enhance the built fabric of the Borough.

4.2 With such distinct differences in the built environment throughout the Borough some of the policies will be more appropriate in some areas than in others. However, the principle behind them, that of achieving good quality design, will be consistently sought.

4.3 The Borough contains 27 Conservation Areas and over 700 Listed Buildings. In addition there are many other buildings of local interest and sites with known and potential archaeological interest together with over 40 Scheduled Ancient Monuments which have special character and identity. They are a finite and non-renewable resource and their future survival depends on how the buildings and land are used and managed, on appropriate maintenance and repair and on alterations which minimise the loss of historic fabric and on land uses which do not adversely affect other important historic sites. This section contains policies concerned with the preservation of buildings, structures and their settings which are important to the local environment.

4.4 The Borough Council will keep the designation of Conservation Areas under review and bring forward enhancement schemes as resources allow. Designated Conservation Areas as at June 2006 are shown on the Proposals Map.

4.5 The policies of the Local Plan are generally reflective of the relevant policies in the Cheshire 2016: Structure Plan Alteration.

4.6 The Built Environment Chapter also seeks to support the priorities identified by the community in the Community Plan, in particular :

Improve Community Safety in Vale Royal; and Create better environments for people to live in, work in and visit.

General Requirements For New Development

4.7 The Borough Council is committed to making sure that all development contributes to the physical enhancement of Vale Royal in that it should be of a high standard of design, layout and landscaping and appropriate to its surroundings.

4.8 This section also includes the key policies for the control of development which will be applied by the Borough Council to all development proposals in Vale Royal. Vale Royal Borough Local Plan 77

Built Environment 4

Safeguarding and Improving the Quality of the Environment

BE1

Proposals for all new development will be expected to achieve a high standard of design. To safeguard the quality of the existing built environment and, wherever possible improve and enhance the environment all development will be assessed against the following considerations; where they are relevant to the development: i. it should not have a significantly detrimental effect on the amenities of the people living nearby by reason of overshadowing, overlooking, visual impact, noise and disturbance, odour or in any other material way; ii. it should not harm the features or areas of particular historic, archaeological, nature conservation, geological, geomorphological or landscape value (ref policy NE1); iii. it should not generate sufficient traffic to cause nuisance or danger nor require any major improvement of the road network and parking provision at unacceptable public expense (ref policy T14). In addition a transportation assessment may be required (ref policy T2). iv. if utility services are required they should be available or capable of being provided at economic cost. v. it should not prejudice the long term planning of the area. vi. it should not prejudice the development of mineral resources. vii. it should not increase land, air, noise, light or water pollution to unacceptable levels and where possible should reduce levels. viii. it should not use the best and most versatile agricultural land unless there is no other suitable site for the particular purpose. ix. it should not adversely affect the operation of important recreational and tourist facilities. x. on sites which have previously been developed, new development proposals should make use of existing suitable building materials wherever possible for appropriate uses in order to re-use recyclable materials and reduce the amount of imported materials. xi. it should take full account of the characteristics of the development site, its relationship with its surroundings, and where appropriate views into, over and out of the site. This should be achieved through its siting, scales, layout, density, design and landscape treatment; xii. it should be compatible with the local character, and encourage local distinctiveness through use of building materials, architectural detailing, floorscape and boundary treatment (reference should be made to any relevant village design statement); xiii. there should be adequate provision for amenity and open space; xiv. it should create direct and integrated routes through the site which provide easy access to the existing street network, nearby facilities and public transport; 78 Vale Royal Borough Local Plan

4 Built Environment

xv. it should ensure that streets, spaces, pedestrian and cycle routes, and car parking areas are over looked by buildings to allow for natural surveillance and that the design and layout of buildings promote community safety and deter vandalism and crime;

xvi. it should incorporate adequate arrangements for access, servicing and in particular provision should be Made for safe vehicular access and egress arrangements and safe pedestrian access;

xvii. it should ensure that the needs of people with disabilities are considered (policy T15);

xviii. it should retain important trees, hedgerows and other valuable landscape features and take opportunities to enhance the wildlife potential of the site, wherever practicable;

xix. it should achieve the highest practicable degree of energy and water efficiency (ref policy NE16) through its building type, layout, orientation and locations;

xx. in large new developments, sufficient provision for the installation of telecommunications systems should be provided underground through the laying of adequate ducting to meet reasonably forseeable demands.

xxi. in new residential developments, it should help create mixed and inclusive communities which offer a choice of housing to meet the needs of those in the community (ref policy H13).

xxii. it should incorporate, where possible, on-site renewable energy production.

Reasons and Explanations

i. This policy summarises the key material considerations to be taken into account by the Borough Council when considering proposals for all new development and changes of use within the Borough. The criteria referred to are amplified and made more specific in other chapters of the Local Plan.

ii. It is important that the environment of the Borough is protected and wherever possible improved. The design of new development proposals should respect and enhance the character and setting of the surrounding area. Contemporary and individual expressions of design will be encouraged but it may also be appropriate for designs to respond to good examples in the nearby vicinity. Consideration should be particularly given to respecting and enhancing the established building line and scale, massing, vertical and horizontal rhythms and materials of neighbouring buildings.

iii. Successful places have a well-connected, visually interesting and varied network of streets and spaces. The needs of pedestrians and cyclists should be put first by creating direct routes that connect into the existing network. Streets and spaces should be well defined and wherever possible be overlooked by the front of buildings to create visual interest and to promote community safety by increasing the natural surveillance. Opportunities to minimise vandalism and increase public safety can often be achieved by close attention to the design and layout of new buildings and public spaces and the associated landscaping. Location, lighting and materials along with careful attention to detail can help reduce the potential for crime.

iv. Where appropriate the Council will seek the views of the Police Architectural Liaison Officer. Vale Royal Borough Local Plan 79

Built Environment 4 v. Public safety and security and provision for the needs of people with disabilities should be considered as an integral part of the initial design of development schemes, buildings and the external environment. vi. The Borough Council will refer to its Development Control Policy Guidelines and Supplementary Planning Guidance when considering applications for new development. These are listed in the Appendix as Background Documents.

Policy Derivation PPG1 "General Policy and Principles" PPG12 "Development Plans and Regional Planning Guidance" PPG8 "Telecommunications" Cheshire 2016 Structure Plan Alteration Policy GEN3 Cheshire County Council Housing Design Aid 1996 Circular 5/94 "Planning Out Crime"

Sewerage Infrastructure

BE2

New development will not be permitted unless foul sewers and sewage treatment works of adequate capacity and design are available or will be provided in time to service the development. Development proposals incorporating independent sewage treatment facilities will not be allowed if a connection to existing main sewerage is practicable.

Reasons and Explanations i. Many existing sewerage and treatment works require improving, extending or replacement. Unless additional infrastructure is provided, further demands placed on existing facilities may result in pollution of watercourses. Therefore development should only take place where existing infrastructure is adequate, or where new facilities will be provided to accommodate the new demand. ii. Sewage should whenever possible be disposed of via a recognised water treatment facility so as to reduce the possibility of environmental health nuisance and wastewater pollution.

Policy Derivation PPG12 "Development Plans and Regional Planning Guidance" PPG23 "Planning and Pollution Control" Circular 16/91 "Planning Obligations" Cheshire 2016 Structure Plan Alteration Policy ENV2 NRA Guidance 80 Vale Royal Borough Local Plan

4 Built Environment

Water Supply

BE3

Development will not be allowed if it increases the requirements for water unless adequate water resources either already exist or will be provided in time to serve the development and can do so without detriment to existing abstractions, to water quality, fisheries, amenity, nature conservation or to recreation.

Reasons and Explanations

i. The development of water resources for public water supply is becoming increasingly difficult in some areas, especially for developments which are major users of water.

ii. North West Water Ltd and the Environment Agency has a duty to ensure that providing water for new development does not have a detrimental impact on existing users, nature conservation or recreation.

Policy Derivation PPG1 "General Policy and Principles" PPG12 "Development Plans and Regional Planning Guidance" PPG9 " Nature Conservation" Circular 16/91 Planning Obligations / 05/2005 Planning Obligations Cheshire 2016 Structure Plan Alteration Policy GEN7

Planning Obligations

BE4

The Council will require developers to provide new or enhanced infrastructure and/or community facilities where the need for such provision arises directly from a development. Where necessary, the Council will seek planning obligations to achieve this provision. This may involve direct provision by developers on or off-site and/or the payment of commuted sums. Commuted sums may need to cover both capital and ongoing revenue aspects of infrastructure/facilities. Planning obligations may also be sought to safeguard nature conservation or archaeological interests.

Reasons and Explanations

i. This policy seeks to ensure that the impact of a particular development on local services and facilities is borne wholly or in part by the developer. Guidance in respect of developer contributions is available separately as supplementary planning guidance. It sets out the Council's detailed policy guidance in relation to the negotiation of planning obligations. Planning obligations will be sought from developers to make it binding on them to provide or contribute towards the reasonable cost of the physical infrastructure required by their developments (e.g. roads), and elements of social infrastructure (e.g. shops, school site, community facilities, open space) which will be needed by future residents. Vale Royal Borough Local Plan 81

Built Environment 4

Policy Derivation PPG12 "Development Plans" Circular 05/2005 Planning Obligations Cheshire 2016 Structure Plan Alteration Policy GEN3

Table 4.1

Historic Environment - Listed Buildings

BE5

Proposals for the development of land which result in decay, destruction or damage to buildings and structures of special architectural or historic interest or their settings including any curtilage buildings will not be allowed.

Reasons and Explanations i. The setting of a Listed Building is very often as important in the environment as the building itself. ii. The Council considers it vital to protect such buildings and their settings from unsympathetic and detrimental development.

Policy Derivation PPG15 "Planning and the Historic Environment" Cheshire 2016 Structure Plan Alteration GEN3

Alteration/Extensions to Listed Buildings

BE6

The alteration or extension of a listed building, including those within the curtilage of a listed building at the date of listing, will only be allowed if it is demonstrated that the proposal would not have a detrimental effect on the structure, character, scale, design, appearance or setting of the building.

Reasons and Explanations i. In considering applications for development involving Listed Buildings the Council will need to be satisfied that their special architectural or historic interest preserved. ii. This policy applies to both alterations and extensions and to the impact of any changes on the setting of the building. iii. The Borough Council will require that full details accompany such applications in order that the full effects of any proposal can be assessed.

Policy Derivation 82 Vale Royal Borough Local Plan

4 Built Environment

PPG15 "Planning and the Historic Environment" Cheshire 2016 Structure Plan Alteration Policy GEN3

Changes of Use to Listed Buildings

BE7

The Council will only permit changes of use of buildings of special architectural or historic interest from that for which they were originally designed or from their existing use, if:

i. the alternative use is necessary to ensure the long term preservation of the buildings; and

ii. the development proposed preserves the character (including the structural and external fabric and interior layout plan form and detailing where such matters are relevant to the listing of the building) of the building; and

iii. the proposed use does not adversely affect the environmental setting of the building; and

iv. the alternative use is a more appropriate use than the original or existing use.

Reasons and Explanations

i. The Borough Council will give consideration to permitting alternative uses for Listed Buildings if this is necessary to ensure the building's long-term survival. Changes of use can help to ensure the survival of buildings and contribute to sustainable development by ensuring that a stock of buildings is maintained.

ii. Any conversion should not entail altering the material, details or proportions of the building in such a way as to adversely affect the original features and character or its setting.

iii. The Borough Council will require that applicants provide adequate information to allow full assessment of the effects of any proposal.

iv. The Council will take full account of the desirability of securing long term economic uses within Listed Buildings. This Consideration will be balanced against the effect of any changes proposed uses would entail in the special architectural and historic interest of the building or area in question.

Policy Derivation PPG15 "Planning and the Historic Environment" Vale Royal Borough Local Plan 83

Built Environment 4

Listed Buildings and Archaeology

BE8

Where a listed building is also a scheduled ancient monument or it is known or suspected that either it has intrinsic archaeological interest or stands on grounds containing archaeological remains, the developer, in putting forward proposals for development, will be required to provide an appropriate assessment of the archaeological implications of the proposal to accompany the application. Adequate arrangements should be made by the develop and agreed by the Council to record any remains that would be lost as a result of planning consent.

Reasons and Explanations i. The policy recognises that some listed buildings and their settings may stand in grounds containing archaeological remains.

Policy Derivation PPG15 "Planning and the Historic Environment"

Demolition Control of Listed Buildings

BE9

Consent will not be granted for the total or partial demolition of any listed building, unless the Council is satisfied that every possible effort has been made to repair the building at reasonable cost, to continue the present use or find a suitable new viable use. Where a site lies within a conservation area further consideration must also be given to policy BE10.

Reasons and Explanations i. Government advice on Listed Buildings states that there should be a presumption in favour of their preservation unless a strong case can be made otherwise. ii. The Council where appropriate will require the developer to submit detailed structural, marketing and financial information to support proposals for the site, the existing building and the proposed development

Policy Derivation PPG15 "Planning and the Historic Environment" 84 Vale Royal Borough Local Plan

4 Built Environment

Historic Environment - Conservation Areas

BE10

Within designated conservation areas listed below, and as shown on the Proposals Map, and including any conservation areas that are subsequently designated or revised with effect from the date of such designations or revision, development should preserve or enhance the character or appearance of the conservation area.

Alvanley Bartington Green Cuddington Davenham Eaton Frodsham Frodsham (Castle Park Locality) Hartford Higher Whitley Kingsley Little Budworth Lower Whitley Marston (Lion Saltworks) Northwich (Town Centre) Onston Overton Tarporley Trent & Mersey Canal Weaverham (Church Street/High Street) Weaverham (West Road) Whitegate Winsford Over (St Chads)

Demolition of a building, which contributes to the character or appearance of the conservation area will not be allowed, unless it is incapable of repair at reasonable cost and is incapable of accommodating a viable alternative use. The Council may impose conditions to ensure that demolition should not take place until the contract for the works of redevelopment has, in accordance with approved plans, been let and is due to start.

Reasons and Explanations

i. The aim of the policy is not to prevent all new development but to protect conservation areas from unsympathetic development which would be contrary to the aim of preserving or enhancing the special architectural and historic merit of these areas, which make an important contribution to the atmosphere of towns and villages. Vale Royal Borough Local Plan 85

Built Environment 4 ii. The Borough Council will from time to time review existing designated conservation areas and their boundaries, and consider whether further designation of conservation areas is required. iii. The Borough Council will use its powers under relevant legislation to achieve sympathetic treatment where alterations or redevelopment are proposed in conservation areas and will seek to encourage action to protect areas from decay. iv. The Borough Council will seek to ensure that, as necessary, full details accompany planning applications in conservation areas in order that the full effects of any proposal can be assessed.

Policy Derivation PPG15 "Planning and the Historic Environment" Cheshire 2016 Structure Plan Alteration Policy R1

Development of Sites Outside the Conservation Area

BE11

Proposals for development on sites which lie outside the conservation area but which would affect its setting or views in or out of the area, will be allowed provided they preserve or enhance the character or appearance of the conservation area.

Reasons and Explanations i. To protect the setting of the Conservation Area from unsympathetic development or sites outside but materially affecting the character and appearance of the Conservation Area.

Policy Derivation PPG15 "Planning and the Historic Environment" 86 Vale Royal Borough Local Plan

4 Built Environment

Northwich Conservation Area

BE12

Within the Northwich conservation area, as currently defined on the Proposals Map, or that designated under any subsequent review, the demolition of any of the timber framed buildings which contain structural or building techniques which were designed to reduce the effects of subsidence will not be allowed.

Unless it can be shown that:

i. the building is not of intrinsic architectural or historic interest and that it makes no contribution to the townscape or character or appearance of the conservation area; and

ii. the building is incapable of repair at reasonable cost; and

iii. the building is incapable of continuing its present or most recent use or a viable new use; and

iv. a scheme of redevelopment is proposed which will preserve or enhance the character or appearance of the conservation area.

Reasons and Explanations

i. The timber-framed buildings in Northwich which were originally designed or adapted to deal with the problems of subsidence, in that they could be lifted or re-levelled, comprised of a range of building sizes, designs, details and uses. These buildings have become part of the distinctive local tradition of the town, despite having been substantially altered in some cases.

ii. Many of these buildings have intrinsic architectural and historic interest and make an important contribution to the character of the Northwich Conservation Area. In order to protect and enhance the character of the Conservation Area, it is essential to ensure that no timber-framed building of value should be removed unless it is totally unavoidable and that a fully representative range of these buildings is preserved. Developers must submit full structural, financial and marketing appraisals to justify their proposals. Where demolition is inevitable the site must be redeveloped with a building which enhances the Conservation Area. If a building is removed, every effort should be made to retain any features worthy of protection.

iii. The Borough Council will carry out a detailed investigation of timber-framed buildings in Northwich Conservation Area and will issue further guidance notes in due course.

Policy Derivation PPG15 "Planning and the Historic Environment" Vale Royal Borough Local Plan 87

Built Environment 4

Ancient Monuments/Archaeological Sites

BE13

Development proposals which would adversely affect scheduled ancient monuments and other nationally important archaeological sites and monuments or their settings will not be allowed.

Other Sites of Archaeological Importance

BE14

Development proposals which could affect local ancient monuments and sites of archaeological importance, including sites and areas of archaeological potential and those identified in the Cheshire Historic Towns Survey, will not be allowed unless it can be demonstrated, as part of the submitted planning application, that the particular site or monument will be satisfactorily preserved either in situ or where it is not feasible, by record.

Reasons and Explanations i. Archaeological sites are an important part of the cultural heritage of the nation. The most important are legally protected as scheduled ancient monuments. However, there are many other sites of sufficient local or regional significance to merit protection. The preservation of such sites in situ can often be achieved through careful design and layout. It is vital therefore that early consultation takes place between developers and the Council. ii. Where development proposals affect sites of known or suspected archaeological importance, the Council will require the applicant to submit a professional archaeological assessment or evaluation, prior to the determination of the planning application as the basis of assessing the extent and importance of the remains present and the effects of the development on the archaeological resource and to determine the need for any mitigation measures required as a result of the development. iii. Where preservation in situ is impossible, developers must ensure that a proper record of the site is made before development takes place. In this respect the Council will consider the use of planning conditions or legal agreements. iv. The Secretary of State for Culture, Media and Sport is responsible for identifying monuments of national importance while the County Council is responsible for identifying monuments that have local or regional importance. The County Council is responsible for keeping up to date records of all sites and monuments which are of local, regional and national importance or have archaeological potential. v. For the purpose of this policy archaeological sites include industrial archaeological sites and sites of archaeological potential including those identified in Cheshire Historic Towns Survey. vi. The Schedule of Ancient Monuments and Archaeological Areas is compiled by the Secretary of State for Culture, Media and Sport. A current list of scheduled ancient monuments is contained in Appendix 4. 88 Vale Royal Borough Local Plan

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Policy Derivation PPG16 "Archaeology and Planning" Cheshire 2016 Structure Plan Alteration Policy R1

Historic Parks and Gardens

BE15

In considering proposals which may affect those historic parks and gardens and their settings, identified on the proposals maps, or any that may subsequently be added to the national register of parks and gardens of special historic interest in england, the borough council will have regard to the following:

i. the need to preserve the character and appearance of such historic parks and gardens;

ii. the need to prevent sub-division of historic parks and gardens; and

iii. the need to conserve features of architectural, archaeological and historic interest;

iv. the need to record such features.

Reasons and Explanations

i. Historic parks and gardens are an important element of the Borough's heritage. Development proposals can affect the garden and its setting and buildings or associated features which make a significant contribution to its character.

ii. A list of these parks and gardens is included in Appendix 5.

iii. The Borough Council will produce a Supplementary Planning Document dealing with historic parks and gardens and this will include a list of parks and gardens of local importance.

Policy Derivation PPG15 "Planning and the Historic Environment" Vale Royal Borough Local Plan 89

Built Environment 4

Advertisements and Signs

BE16

In considering applications for advertisements and signs the Borough Council will have regard to the following:

i. the need to protect the character of the street scene and individual buildings from unnecessarily dominant displays. In particular signs above ground floor fascia level and on gable ends or flank walls will need to be carefully designed so as not to detract from the appearance of the building and the street scene.

ii. advertisements should not obscure important architectural features such as cornices, pilasters or mouldings.

iii. the size and number of signs currently in the vicinity.

iv. excessive illumination, particularly the use of open neon tubing or intermittent light sources and internal background illumination should be avoided.

v. signs should be discreet, and in particular the use of highly glossy materials or unnecessarily large lettering including symbols and logos or the use of large light backgrounds should be avoided.

vi. the effects on public safety, and on the use and operation of all forms of transport, including the safety of pedestrians.

Reasons and Explanations i. Control of advertisements is essential in order to balance the needs of advertisers to attract customers with the requirements to conserve and enhance the town and countryside and to avoid advertisements presenting a threat to public or highway safety. ii. Within Conservation Areas and where Listed Buildings are involved the quality of design will be particularly important (see also BE10). The Borough Council has designated Areas of Special Control for Advertisements. These will be subject to periodic review.

Policy Derivation PPG19 "Outdoor Advertisement Control" 90 Vale Royal Borough Local Plan

4 Built Environment

Advance Directional Advertisements

BE17

Applications for advance directional advertisements, will only be allowed provided:

i. the design and the appearance of the proposed advertisement are appropriate to its setting taking into account the local landscape character.

ii. the proposed sign will not be detrimental to public safety either through its siting or design.

iii. the advertisement does not result in a clutter of signs in the vicinity which would have adverse effect on its surroundings. In such an event the borough council may agree to other signs provided that are on one communal notice.

Reasons and Explanations

i. To prevent an uncontrolled proliferation of unnecessary advertising throughout the Borough and to ensure that such signing does not create a hazard or danger to people in the vicinity.

ii. A large part of the rural area of Vale Royal is an Area of Special Control where signs are only allowed where they are necessary for announcement or direction.

Policy Derivation PPG19 "Outdoor Advertisement Control" Policies for shop fronts and fascias are included in the shopping section as Policies STC3 and STC4

Telecommunications Development

BE18

Planning permission will be granted for telecommunication development where:

i. there are no more satisfactory alternative sites for telecommunications available; and

ii. there is no reasonable possibility of sharing of existing facilities; and

iii. in the case of radio masts, there is no reasonable possibility of erecting antennae on an existing building or structure;

iv. the proposed development is sited and designed so as to minimise its visual impact;

v. subject to there being no seriously detrimental impact upon the appearance and character of the buildings affected, the amenities of the occupiers of nearby properties or the character and appearance of the wider area and landscape. Vale Royal Borough Local Plan 91

Built Environment 4

Reasons and Explanations i. Planning Policy Guidance Note 8 sets out the Government's planning policy for telecommunications development. This policy reflects the Government's general policy on telecommunications, which is to facilitate the growth of new and existing systems. PPG8 also says that the Government is fully committed to environmental objectives. The policy allows decisions to be taken on planning applications which balances operational and technical requirements against any harm to the environment or residential amenity. In this respect, the Council will take into account whether the development is proposed by a 'Code Systems Operator' [i.e. a person who has been granted a license under Section 7 of the Telecommunications Act 1984 (power to license systems) which applies the telecommunications code to him in pursuance of Section 10 of the Act (the Telecommunication Code) in connection with the establishment or maintenance of a public telecommunications network.

Some parts of the Telecommunications Act 1984 have been replaced by the Telecommunications Act 2003 which will be referred to when considering planning applications for such development. ii. The Borough Council will refer to its Procedural Guidance on the Placement of Telecommunication Installations when considering applications for such development.

Policy Derivation PPG8 "Telecommunications" Cheshire 2016 Structure Plan Alteration Policy GEN3

Domestic Radio, Masts, Aerials and Satellite Dishes

BE19

Where planning permission is required for the erection of domestic masts, aerials and satellite dishes on residential properties, these will only be allowed where they are located unobtrusively on a wall of the dwelling that does not face a public highway or unobtrusively in rear gardens, and do not result in any unacceptable loss of amenity for any adjacent occupier.

Reasons and Explanations i. To minimise the impact of such development and to safeguard the amenities of adjacent residential occupiers.

Policy Derivation PPG8 "Telecommunications" 92 Vale Royal Borough Local Plan

4 Built Environment

Jodrell Bank

BE20

Within the Jodrell Bank radio telescope consultation zone, as defined on the Proposals Map, development which can be shown to impair the efficiency of the Jodrell Bank radio telescope will not be allowed.

Reasons and Explanations

i. The radio telescopes at Jodrell Bank are of international importance for Radio Astronomy. Their value depends upon being able to receive radio emissions from space with a minimum of interference from electrical equipment. Despite technological advances, protection from local sources of interference is still of utmost importance.

ii. The Town and Country (Jodrell Bank Radio Telescope) Direction 1973 requires the Local Planning Authority to consult with the University of Manchester before granting planning permission on any application for development (subject to the exceptions specified in the schedule).

Policy Derivation Cheshire 2016 Structure Plan Alteration Policy GEN5 Vale Royal Borough Local Plan 93

Built Environment 4

Renewable Energy

BE21

Renewable energy resources generally need to be harnessed at or near to the location in which they occur.

The wider benefits of renewable energy developments, whatever their scale, to the local and regional economy, local communities and the environment are material considerations which will be given significant weight in determining planning applications. The Council will support proposals for the generation of renewable energy having regard to the following key considerations:

i. the immediate and wider impact of the proposed development, including new buildings, structures, pipelines, overhead power lines and other associated development, on the landscape, public safety and the local environment;

ii. measures taken to minimise the visual effects of development;

iii. impact on internationally and nationally important sites of nature conservation interest;

iv. impact on internationally and nationally important sites, areas and buildings of historic or architectural interest;

v. impact on the openness of the Green Belt;

vi. impacts resulting from noise, odour and traffic.

On-site renewable energy capture and use should be incorporated into all appropriate new development.

In the case of larger scale developments applicants will be required to demonstrate how at least 10% of its predicted energy requirements will be derived from renewable energy capture and use on the site.

Reasons and Explanations i. Human induced climate change, caused primarily by emissions of carbon dioxide from the combustion of fossils fuels, is posing a significant risk to the world's environment. The Government's response to climate change includes the objective of meeting 10% of the UK's electricity requirements from renewable energy by 2010 and twice that by 2020. Regional and sub-regional targets are now included within changes to Regional Planning Guidance for the North West (RPG13). BY 2010, 8.5% of the electricity supplied to the North West should be from renewable sources (20% by 2020). ii. The Council acknowledges that larger scale renewable energy schemes, particularly involving wind turbines, can have a significant impact in areas that are generally covered by a more restrictive planning policies. The development itself, and its cumulative effect with other existing or committed development, will be taken into account by the Council when it assesses proposals. For such larger proposals, applicants will be expected to demonstrate how the particular site has been selected 94 Vale Royal Borough Local Plan

4 Built Environment

and supply details with applications of other locations considered and the reasons why they were discounted. This information may form part of an Environmental Assessment.

iii. Applicants should consider carefully the likely adverse impacts of any scheme and how these can be minimised. The Council will balance these impacts against any local benefits, such as local energy generation, and the wider environmental benefits of reducing our reliance on energy derived from fossil fuel.

iv. The use of renewable energy should be considered within all new development, from extensions to dwellings to larger schemes. The policy includes a requirement that 10% of the predicted energy requirements of major development is derived from on-site renewable energy capture and use. The term major development relates to the categories of development given in paragraph 7 of Article 8 of the Town and Country Planning (General Development Procedure Order) 1995. It includes:

sites for 10 or more dwellings or proposed residential development sites of 0.5 hectares or more where a number of dwellings is not known. New buildings providing a floorspace of 1000 square metres or more; and Development carried out on a site of 1 hectare or more.

Policy Derivation PPS22: Renewable Energy Regional Planning Guidance for the North West Cheshire 2016 Structure Plan Alteration

Locally Important Buildings

BE22

Individual buildings or groups of buildings, and structures of local architectural or historic interest and their settings will be conserved wherever possible from decay, destruction, damage or demolition. In considering proposals which may affect such locally important buildings and structures, the Borough Council will have regard to the following:

i. the need to retain buildings or structures which contribute to and enhance the local distinctiveness, local townscape or rural character (whichever is appropriate);

ii. the need to conserve interesting or unusual features or architectural detail, materials, construction or historic interest.

Reasons and Explanations

i. Locally important non-listed buildings help to sustain a sense of local distinctiveness which is an important characteristic of sense of place and identity of many communities. They can help maintain an ambience that is an important contribution to economic activity such as tourism.

ii. The list of locally important buildings and the criteria for the selection of buildings and structures for inclusion on the list is given in Appendix 7. Vale Royal Borough Local Plan 95

Built Environment 4

Policy Derivation PPG15 "Planning and the Historic Environment" Conservation Issues in Local Plans - joint publication by English Heritage, Countryside Commission and English Nature

Conservation Area Appraisals

BE23

The Borough Council will evaluate applications for development within and adjacent to the boundaries of designated conservation areas against those characteristics which are revealed in conservation area appraisals. Significant consideration will be given to ensuring that development proposals respect, maintain and compliment those aspects of the appraisal which define the local distinctiveness of the area, in particular these elements will include:

The prevailing townscape of the area; Dominant building styles, materials and details; Important spaces and landscape within the area; Views into and out of the conservation area: Unique characteristics of the area.

Reasons and Explanations i. To ensure that new development maintains the local distinctiveness of the existing Conservation Areas. ii. To reduce uncertainty for those considering investment or development in the area. iii. Conservation Area Appraisals will be undertaken as described in the Appendices to the Local Plan.

Policy Derivation PPG15 "Planning and the Historic Environment" Conservation Area Practice, English Heritage Conservation Area Appraisals, English Heritage Adopted Vale Royal Borough Local Plan First Review Alteration June 2006 96 Vale Royal Borough Local Plan

5 Housing

Chapter 5 Housing

Introduction

5.1 The Council is committed to achieving good housing for all its citizens.

5.2 Through its planning policies, the Council aims to make a major contribution towards meeting the housing requirements of the whole community and to provide a sufficient supply of suitable sites so that everyone has the opportunity of a decent home.

5.3 Planning Policy Guidance Note 3: Housing (March 2000) (PPG3) introduced some significant changes to the way that councils are expected to plan for new housing development. A key feature of PPG3 is that local planning authorities adopt a plan, monitor and manage approach towards meeting the housing requirements for their areas. Through the managed release of housing development opportunities the Council is expected to meet but not exceed the Borough's housing requirement identified in the County Structure Plan and to ensure that priority is given to the use of sustainably located previously-developed land and existing buildings in urban areas in meeting the requirement.

5.4 This policy is also reflected in Regional Planning Guidance for the North West (RPG13), now the Regional Spatial Strategy. A key objective of RPG13 is to secure an urban renaissance in the cities and towns of the North West. The first focus for this is the North West Metropolitan Area, particularly Manchester/Salford and Liverpool and their surrounding areas.

5.5 In coming to decisions about the location of further housing development in the Borough, the Council has taken account of the advice in paragraphs 30 and 31 of PPG3. These set out a search sequence for sites starting with previously-developed land and buildings within urban areas and also other criteria against which sites should be assessed. The ability of sites to secure regeneration has also strongly influenced the Plan's approach towards meeting the Borough's housing requirement. This supports priorities identified in the Vale Royal Community Plan. Bringing together national, regional and local policy priorities has resulted in the targeting of future housing development on sustainably located urban previously-developed sites that will best contribute towards regeneration in the Borough's towns.

5.6 In order to achieve these twin objectives it has been necessary to introduce policies to strictly limit the release of windfall housing sites. Subject to limited exceptions, such as affordable housing, new build windfall development is not permitted. Although this is not fully in accordance with paragraph 36 of PPG3, which advises that authorities should make allowances for all the different types of windfalls in their plan, the Council's approach is justified on the basis of local circumstances. In the context of plan, monitor and manage, having larger allowances for windfall development would unacceptably delay the implementation of key regeneration opportunities.

5.7 The Council's approach towards housing provision has also been informed by an urban housing capacity study, completed in July 2002. It identified a significant stock of sustainable brownfield development opportunities that could provide almost 7,000 dwellings up to 2016. This further illustrates the need to strictly control windfall development so that the allocated regeneration housing sites can come forward without undue delay.

5.8 The Council will continue to keep track of the rate at which new housing development is coming forward in the Borough. Every six months a Housing Land Monitor is published for the period ending 31 March and 30 September. This will inform the Council about the need to make adjustments to the timing of housing land release. If housing development, for example, does not take place as quickly as envisaged in the Plan to a point where the Borough's 2016 housing requirement will not be met, then there is provision for new-build windfall sites to be released. Vale Royal Borough Local Plan 97

Housing 5

5.9 A breakdown of how the Borough's housing requirement will be met is given in Appendix 2. The Local Plan Alteration reflects the requirement for 5,500 dwellings in Vale Royal between 2002 and 2016 set out in the Cheshire Structure Plan Alteration. Policy H3 shows how the release of sites is intended to be phased.

5.10 The proportion of new housing development that has taken place on previously-developed land has increased significantly over recent years since the Council has sought to prevent the release of further greenfield housing sites in response to PPG3. In 2001/02, 33% of new housing was on brownfield land; in 2003/04 this had increased to 68%. The completion of the Kingsmead development at Northwich, a major greenfield residential development granted outline planning permission in the early 1990s, may reduce this figure perhaps up to 2005/06. Beyond then, it is anticipated that figures averaging over 90% to 2011 and then 95% to 2016 can be achieved.

5.11 A Borough-wide Housing Needs Survey was completed in August 2002 and updated in August 2003 to provide information about how much and what type of housing is required to meet the needs of the people living in Vale Royal both now and in the future. The Survey identified an annual net requirement for 127 affordable dwellings. The Council will seek at least 30% affordable housing within suitable housing developments.

5.12 The policies of the Housing Chapter have been prepared in the light of the priorities set out in the Vale Royal Community Plan, namely:

creating better homes both high quality and affordable homes; increasing investment into each of the Borough's towns; and creating better environments for people to live in, work in and visit.

5.13 For the purpose of this chapter a hierarchy has been established which governs the scale of new housing development permitted in locations across the Borough. It is a four-tier hierarchy with Tier 1 representing the most sustainable locations in the Borough for new housing development through to Tier 4 constituting the least sustainable. The hierarchy is:

Tier 1 - The defined settlements of: Anderton, Barnton, Cuddington, Davenham, Hartford, Higher Wincham, Lostock Gralam, Lower Marston, Lower Wincham, Moulton, Northwich, Rudheath, Weaverham and Winsford.

Tier 2 - The defined settlements of: Frodsham, Helsby and Tarporley.

Tier 3 - The defined settlements of: , Cotebrook, , Delamere, Eaton, Kingsley, Lach Dennis, Little Budworth, Lostock Green Marton/Whitegate, Oakmere, Sutton Weaver, Swan Green, Utkinton.

Tier 4 - All other locations within the Green Belt and Open Countryside (including villages without a policy boundary).

The Supply of Housing Land

H1

Sufficient housing sites, including the re-use of previously-developed land and conversions of buildings, will be provided to accommodate a net addition to the Borough's housing stock of about 5500 dwellings between 2002 and 2016. 98 Vale Royal Borough Local Plan

5 Housing

Reasons and Explanations

i. To meet the housing requirement in the Borough as set out in the Cheshire 2016 Structure Plan Alteration. The Table in Appendix 2 shows how this requirement is proposed to be met.

ii. A Housing Land Position Statement has also been published alongside this Local Plan Alteration to explain how, in more detail, the Council is proposing to meet the requirement for 5500 dwellings in the Borough between 2002-2016.

iii. To enable the building industry to plan to meet these needs.

Policy Derivation PPG3"Housing" Cheshire 2016 Structure Plan Alteration Policy HOU1

Housing Allocations

H2

The locational strategy for the development of new housing in the Borough is to concentrate allocations within and on the edge of Northwich and within Winsford (Tier 1 locations)

The following sites are allocated for new housing development:

H2.1 Winnington/Wallerscote Urban Village (1200 dwellings)

H2.2 Winsford Gateway (80 dwellings)

H2.3 Barons Quay Development Area, Northwich Town Centre (220 dwellings) (GS9a)

H2.4 Marina Development Area, Northwich Town Centre (156 dwellings) (GS9e)

H2.5 County Council Office Site, Northwich Town Centre (20 dwellings) (GS9f)

H2.6 British Waterways Site, Northwich Town Centre (56 dwellings) (GS9h)

H2.7 Lock Street,Northwich Town Centre (128 dwellings) (GS9i)

H2.8 Memorial Hall, Northwich Town Centre (65 dwellings) (GS9j)

H2.9 West of Old Warrington Road, Northwich Town Centre (133 dwellings) (GS9k)

H2.10 Land west of Queen Street, Northwich Town Centre (171 dwellings) (GS9l)

H2.11 Land adjacent Victoria Bridge, Northwich Town Centre (20 dwellings) (GS9m).

Reasons and Explanations

i. The allocation of sites has been concentrated in or on the edge of Northwich and in Winsford to accord with the Plan's overall locational strategy set out in policy GS2. The 'edge of Northwich' means land within the defined policy boundaries of Hartford, Lostock Gralam, Lower Marston, Vale Royal Borough Local Plan 99

Housing 5

Higher Wincham, Lower Wincham, Rudheath, Anderton, Barnton, Davenham, Moulton, Cuddington and Weaverham. These Tier 1 locations are the most sustainable in transportation terms. They contain the most extensive range of services and facilities and offer the greatest opportunity to reduce the need to travel and reliance on the private car. The sites allocated will directly support regeneration priorities within the Borough. ii. The identification of sites/areas for housing development enables the Council to meet the requirement for housing in the Borough. iii. Northwich is identified as a key town in the Regional Planning Guidance for the North West (Policy SD3). Comprehensive regeneration proposals for Northwich town centre (the Northwich Vision) have been prepared and approved by the Council as Interim Planning Guidance (February 2004). The regeneration of Northwich town centre and the Winnington / Wallerscote Urban Village are mutually supportive. For example, the Urban Village development will enable the Council to secure a substantial financial contribution towards infrastructure essential to the delivery of the Northwich Vision. There are no other sites other than those in the town centre that offer comparable sustainability and regeneration benefits. The Northwich town centre allocations and the Urban Village allocation are therefore, considered to be sites of strategic significance that are fundamental to the delivery of the Council's regeneration priorities within the Vale Royal Community Plan. iv. The allocations listed above within and around Northwich town centre should be read in conjunction with the relevant policies listed under policies GS9 in the General Strategy chapter. v. The development of the Winsford Gateway site will form an important part of wider environmental improvements between the town centre and the River Weaver and along the waterway corridor as part of the Weaver Valley Regional Park. This will support social and economic regeneration through the Winsford Neighbourhood Renewal Strategy. vi. A development brief was approved by the Council for the Winnington / Wallerscote Urban Village in July 2001.

Policy Derivation PPG3"Housing" Cheshire 2016 Structure Plan Alteration Policy HOU1 100 Vale Royal Borough Local Plan

5 Housing

Phasing

H3

The indicative housing land supply and proposed phasing of allocated sites is set out in the table below. Conditions will be imposed in order to phase development in accordance with:

Supporting regeneration aims; The need to have regard to the annualised rate of 350 dwellings for phase 2 and phase 3.

If it is demonstrated that there is a requirement for the release of additional housing land in phase 2, the Council will first seek to meet this requirement by bringing forward other allocated sites. If this is not feasible or would be an inappropriate response to the circumstances which have led to the requirement, the Council will consider granting permission for windfall sites (subject to the criteria set out in policy H5).

Source Phase 1 Phase 2 Phase 3 Total 2002-2006 2006-2011 2011-2016

Completions (net of demolitions/losses) 1657 1657

Completions through commitments 355 631 986

Commitments subject to S106 205 205

Windfall urban conversions 20 200 200 420

Winnington / Wallerscote Urban Village 550 650 1200

Winsford Gateway 56 56

Barons Quay Development Area 100 120 220

Marina Development Area 100 56 156

Land West of Queen Street 100 100

British Waterways Site 56 56

Land Adjacent to Victoria Bridge 20 20

Lock Street 128 128

County Council Office Site 20 20

Memorial Hall Site 50 15 65

Land West of Old Warrington Road 133 133

Structure Plan requirement by phase 2000 1750 1750 5500

Housing supply by phase 2032 1968 1422 5422 Vale Royal Borough Local Plan 101

Housing 5

Reasons and Explanations i. The table uses information derived from the August 2005 Residential Land Availability Monitor. ii. To manage the release of development on allocated sites and to spread housing completions over the Plan period in accordance with Planning Guidance Note 3: Housing and Regional Planning Guidance for the North West. iii. Regard has been had to total supply figures indicated for each of the three phases and to the annualised rate of 350 dwellings for Phase 2 and Phase 3 which is set out in the Cheshire Structure Plan Alteration 2016. However, the table above shows that there is not a precise correlation. This is because of the benefits of bringing forward development that will support regeneration at the earliest opportunity iv. As a matter of urgency, the Council will produce guidance which will set out a methodology for regular monitoring and analysis of performance in the delivery of housing against the programme set out in the table together with circumstances which would trigger any necessary remedial actions should a shortfall be identified. The analysis will be based, in part, on the information contained in the Residential Land Availability Monitor which the Council undertakes every 6 months and also on other, more detailed, information itemised in the guidance. The analysis will enable the council to identify any divergence from the phased programme of housing delivery at an early stage, to establish the causes of divergence and to trigger appropriate remedial strategies which will restore the delivery of housing to programmed levels. The guidance will feed into the production of the forthcoming Development Plan Document entitled Borough Wide Housing Policies'.

Policy Derivation PPG3: Housing (March 2000) Cheshire 2016 Structure Plan Alteration Policy HOU1 Regional Planning Guidance for the North West (March 2003) 102 Vale Royal Borough Local Plan

5 Housing

Housing Development Hierarchy

H4

The categories of housing development permitted within locations across the Borough is set out below.

The categories of housing development are:

A. Allocations (see policy H2)

B. Conversions (see policy H6)

C. Subdivisions of dwellings (see policy H7)

D. Rebuilding and replacement (see policy H10)

E. Alterations and extensions (see policy H8)

F. Affordable housing including rural exception sites where appropriate (see policies H14, H15 and H16)

G. Agricultural workers dwellings (see policy RE7)

Locations within the Borough will fall within one of 4 tiers:

Tier 1 - The Defined Settlements Of: Anderton, Barnton, Cuddington, Davenham, Hartford, Higher Wincham, Lostock Gralam, Lower Marston, Lower Wincham, Moulton, Northwich, Rudheath, Weaverham And Winsford.

Tier 2 - Locations within the defined policy boundaries of Frodsham, Helsby, Tarporley

Tier 3 - Locations within the defined policy boundaries of Comberbach, Cotebrook, Crowton, Delamere, Eaton, Kingsley, Lach Dennis, Little Budworth, Lostock Green, Marton/Whitegate, Norley Oakmere, Sutton Weaver, Swan Green, Utkinton

Tier 4 - All other locations, namely Green Belt and Open Countryside (Including villages which have no defined policy boundary)

Only the following categories of development will be permitted:

Tier 1 - Locations: Categories A-G

Tier 2 - Locations: Categories B-G

Tier 3 - Locations: Categories C-G

Tier 4 - Locations: Categories D-G Vale Royal Borough Local Plan 103

Housing 5

Categories Tier 1 Tier 2 Tier 3 Tier 4

A √ x x x

B √ √ x x

C √ √ √ x

D √ √ √ √

E √ √ √ √

F √ √ √ √

G √ √ √ √

Reasons and Explanations i. The policy sets out a hierarchy of locations to govern the scale of new housing development. The hierarchy reflects the objective of concentrating development to locations where there are a range of services, employment and facilities and where there is a choice of means of transport in order to minimise the need to travel and reduce reliance on the private car.

Policy Derivation PPG3"Housing" Cheshire 2016 Structure Plan Alteration Policy HOU2

Windfall Sites

H5

Windfall development will only be permitted where:

a. it is specifically permitted by policy H4, or

b. analysis of housing supply data compiled in accordance with the council's supplementary planning document on the subject indicates either:

i. that the overall housing target of 5500 dwellings set out in policy H1 will not be met; or ii. that there is less than a 5-year housing supply.

The release of windfall sites will be managed in accordance with the criteria set out in the supplementary planning document. 104 Vale Royal Borough Local Plan

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Reasons and Explanations

i. Sufficient land has been identified through allocations, after making an allowance for conversions (see Appendix 2), to meet the Borough's housing requirement between 2002-2016. The policy therefore applies strict controls over the release of windfall sites. This is an essential component of the Council's approach towards the managed release of housing land. Focusing housing development on key regeneration sites represents positive, proactive planning which will best deliver sustainable communities within the Borough. Further explanation of the approach is given in the introduction to this Housing chapter.

ii. Policy H5 should be cross-referenced to Policy H3 which sets out the Council's policy towards the phasing of development on allocated sites.

iii. Paragraph 30 of Planning Policy Guidance Note No 3: Housing states that local planning authorities should limit the supply of housing land to that which is necessary to meet the housing requirements set as a result of the regional planning guidance and strategic planning processes.

iv. It is important to maintain an adequate and continuous supply of housing land and Policy H5 seeks to ensure that this will be the case. In implementing this policy, the Council will judge the need to release further windfall sites against the need to meet the housing requirement set out in Policy H1 and the availability of a 5 year supply of housing land. The council's methodology for undertaking this assessment and its approach to implementing any necessary remedial strategies will be set out in guidance and, eventually, a DPD.

v. Static Residential Caravan Sites will be treated in the same way as new housing development.

Policy Derivation PPS1" General Policies and Principles" PPG3 "Housing" PPG13 "Transport" Regional Planning Guidance for the North West (March 2003) Vale Royal Borough Local Plan 105

Housing 5

Change of Use/Conversion

H6

The change of use/conversion of a building to residential use in Tier 1 and Tier 2 locations will be permitted provided that:

i. the building is structurally sound and physically capable of such a use;

ii. the proposed use will not be detrimental to the character of the building or its setting;

iii. the proposed use will not be detrimental to the amenity of surrounding uses;

iv. the proposed development will make provision for adequate car parking and private amenity space.

The change of use/conversion of a building to residential use in Tier 3 and Tier 4 locations will not be permitted unless:

i. it forms a subordinate element to the conversion of a building for employment purposes as part of a live-work unit;

ii. it is for affordable housing within or on the edge of a village where there is a demonstrated local need (ref policy h16).

iii. it is for an agricultural worker, subject to policy re7.

iv. it is in association with a larger scale equine development, subject to policy re9.

This policy should be read in conjunction with policy E4 dealing with the loss of employment land and uses, policies STC8, STC12 and STC14 which deal with the loss of retail uses and STC15 which deals with the loss of public houses and similar facilities.

Reasons and Explanations i. The restoration or conversion of a building to residential use serves to increase the range of housing. ii. To prevent the conversion of a building which may not be suitable for residential use. iii. To ensure that converted buildings do not have a detrimental effect on the character of the area. iv. The Council may withdraw permitted development rights granted by development orders if there is clear evidence that the classes of development excluded would otherwise have serious adverse effects upon the amenity of the area. v. Substantial extensions should not be needed to provide things such as garages and outbuildings. vi. To ensure that a building's character is not lost due to incremental alterations. 106 Vale Royal Borough Local Plan

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vii. This policy does not include the conversion of shops to residential use within those areas outlined in Policy STC1 and all smaller villages and residential areas of towns and villages within settlement policy boundaries which are covered by policies STC8, STC12 and STC14, in the Shopping Chapter.

viii. The Borough Council, in considering proposals that involve the loss of employment land or employment generating uses or a retail use will assess the proposals against the following policies: E4 for the loss of employment land or uses or STC1, STC8, STC12, and STC14 for the loss of retail uses.

ix. In assessing development proposals, reference will be made to the Council's Standards and Supplementary Planning Guidance published separately.

x. Listed Buildings within Tier 3 and 4 locations may be considered as a special case within the terms of Policy BE7.

Policy Derivation PPS7 "Sustainable Development in Rural Areas" Cheshire 2016 Structure Plan Alteration Policy HOU3 and GEN1 Outdoor Space Standards for New Dwellings, VRBC, 1996

Sub-division of Existing Dwellings into Self-contained Residential Units

H7

The sub division of existing dwellings for residential purposes will be allowed in Tier 1, 2 and 3 locations provided that:

i. the proposed development does not lead to significant alterations or additions which would adversely alter the appearance and character of the original building or surrounding area.

ii. the proposed development will not be detrimental to the amenity of adjoining/neighbouring and surrounding uses;

iii. the proposed development will make provision for adequate car parking and private amenity space

Reasons and Explanations

i. The needs of families change over time. It is sometimes necessary to sub-divide large properties into smaller units (for example, where two people have inherited a large family house).

ii. The sub division of a large building may be the only way to economically maintain it and therefore preserve it.

iii. To improve the supply of small dwellings, particularly in the rural villages.

iv. In assessing development proposals, reference will be made to the Council's Standards and Supplementary Planning Guidance published separately. Vale Royal Borough Local Plan 107

Housing 5 v. Development of such uses will be limited to the type of property capable of accommodating it adequately without detriment to its future occupation, neighbouring properties and the surrounding area in general. vi. The Borough Council may withdraw permitted development rights granted by development orders if there is clear evidence that the classes of development excluded would otherwise have serious adverse effects on the amenity of the area.

Policy Derivation PPG3 " Housing" Outdoor Space Standards for New Dwellings, VRBC, 1996

Extensions/Alterations to Dwellings

H8

Proposals which involve the alteration or extension of an exisitng dwelling will be determined in relation to the scale, size, design and materials of the existing property, adjoining properties and to the setting.

Within the Green Belt, proposals should not result in a disproportionate addition over and above the size of the original dwelling.

Reasons and Explanations i. The needs of families change over time. An extension to a property will often mean that residents can remain in a settlement without the need to move to more suitable accommodation. ii. The character of the original building should be maintained. iii. It is important that alterations and extensions harmonise with the existing building, particularly where they involve locally important features such as materials or detail of design. iv. Proposals should have respect for the existing building, surrounding properties and the rural environment. v. Proposals will be assessed in relation to the Borough Council's Supplementary Planning Guidance "Housing Extensions - A Design Guide." vi. 'Original dwelling' means the dwelling which existed on 1 July 1948 or the dwelling as originally built if this was later.

Policy Derivation PPS1 "Delivering Sustainable Development" PPG2 "Green Belts" PPG3 "Housing" Housing Extension - a Design Guide, VRBC,1996 108 Vale Royal Borough Local Plan

5 Housing

Extensions to Dwellings that have been created through the Conversion of a Rural Building

H9

Extensions to dwellings that have been created through the conversion of a rural building will be permitted where they are small scale and do not adversely affect the character of the existing building.

Proposals for new detached buildings within the curtilage will only be allowed where they would form part of an established group of buildings within a village and provided that they do not adversely affect the character of the existing building or its setting.

Reasons and Explanations

i. Proposals should have respect from the existing building and the rural environment.

ii. It is important that extensions harmonise with the existing building, and that its character is maintained.

iii. Substantial extensions should not be needed to provide garages, outbuildings etc.

iv. Proposals will be assessed in relation to the Borough 45¼ Code (see House Extension Design Guide, in the Supplementary Planning Guidance, available as a separate publication).

v. The term 'small-scale' will be assessed having regard to the scale and form of the existing building.

vi. The proposal should not conflict with policy BE6 or BE10, where relevant.

Policy Derivation PPS1 "Delivering Sustainable Development" PPG2" Green Belt" PPG3 "Housing" PPS7 "Sustainable Development in Rural Areas" Vale Royal Borough Local Plan 109

Housing 5

Rebuilding/Replacement Of Dwellings

H10

The rebuilding and replacement of existing dwellings within their curtilage on a one-for-one basis will be allowed provided all of the following criteria are met:

i. the development is appropriate to the form and character of its surroundings;

ii. the development makes adequate provision for car parking and private amentity space; and

In Tier 3 and 4 locations all the following criteria must also be met:

iii. the new dwelling is not materially larger than the existing dwelling taking into account any extension that has been permitted under policy H8 or any permitted development rights from which the original dwelling may benefit; and

iv. the new dwelling has no materially greater impact on the openness or character of the Green Belt or the character of the open countryside.

Reasons and Explanations i. To prevent the replacement of the existing dwellings with those which are harmful to the Green Belt or open countryside in terms of size scale, setting and design. ii. To preserve the openness of the Green Belt or open countryside. iii. In considering criteria (vi), account will also be taken of the likelihood of garages/outbuildings being proposed at a later stage following the initial application and their cumulative impact on the Green Belt and Open Countryside. iv. In assessing proposals against criterion (iii) the council may consider the imposition of a planning condition removing some classes of permitted development rights from the replacement building if the permitted development rights of the original building have been taken into account in establishing the permissible size of the replacement. v. This policy will not apply in circumstances where a dwelling has already been demolished.

Policy Derivation PPG2 "Greenbelts" PPG3 "Housing" Cheshire (2016) Structure Plan Alteration Policy GEN3 110 Vale Royal Borough Local Plan

5 Housing

Extensions to Residential Curtilages in the Open Countryside and the Green Belt

H11

Within the open countryside and the Green Belt proposals for the extension of residential curtilages will not be allowed.

Reasons and Explanations

i. To protect the open countryside and Green Belt from inappropriate development.

ii. The 'domestication' of land has an adverse effect on the character of these areas, particularly if repeated.

iii. To preserve the openness of the Green Belt.

Policy Derivation PPG2 "Green Belts" PPS7 "Sustainable Development in Rural Areas"

Density

H12

All developments should achieve a minimum net density of 30 dwellings per hectare. In highly accessible locations in close proximity to public transport nodes and town centres, net densities of at least 50 dwellings per hectare will be required.

These densities must be achieved in a way that is sympathetic to the character, appearance and form of surrounding development through the application of good design.

Reasons and Explanations

i. To ensure the efficient use of land.

ii. To ensure that higher densities are achieved in locations that are highly accessible by public transport or close to town centres.

iii. To ensure that new development is of a high design quality that respects its context.

Policy Derivation PPS1 "Delivering Sustainable Development" PPG3 "Housing" By Design. Urban Design in the Planning System: Towards Better Practice, DETR and CABE, 2000 Cheshire (2016) Structure Plan Alteration Policy GEN1 and GEN3 PPG13 "Transport" Vale Royal Borough Local Plan 111

Housing 5

Mixed Communities

H13

New residential development must provide a mix of types and sizes of property to meet the demonstrable needs of the community, including the elderly and those with special needs, which will contribute to the creation of a mixed and inclusive community.

Reasons and Explanations i. To help create mixed and inclusive communities which offer a choice of housing to meet the needs of all those in the community, including those with special needs. A special need covers a variety of categories. Included are the frail, elderly and vulnerable young people and children leaving care as well as a person with a physical disability, a learning disability, a mental health problem or a sensory disability. ii. In order to allow for the changing mobility needs of occupants, the council will encourage developers to construct dwellings to the 'Lifetime Homes' standards developed by the Joseph Rowntree Foundation Lifetime Homes Group. iii. The council will provide guidance to developers on what it considers would be an appropriate mix of dwelling size, type and affordability on development sites and conversion schemes. Developers are encouraged to discuss these matters at an early stage with the council in the light of the particular circumstances of the site and its surroundings.

Policy Derivation PPS1 "Delivering Sustainable Development" PPG3 "Housing" "Lifetime Homes" standards, the Joseph Rowntree Foundation Lifetime Homes Group

Affordable Housing

Introduction

"Affordable housing" is defined as that which is accessible to people whose income does not enable them to afford to buy or rent property suitable for their needs in the open housing market. It will be necessary to demonstrate that the housing will be genuinely available at an affordable price for the target group. Arrangements should be put in place to ensure that such properties remain affordable in perpetuity. Normally this would involve a registered social landlord. Such involvement would ensure that properties are not subject to right to buy legislation, are not capable of 'staircasing' to full ownership, do not become available on the open market, do not reach their true market value and remain affordable and within reach of those for whom they were intended in the long term. However, a variety of tenures may be acceptable provided that the properties remain affordable in perpetuity. Where affordable housing is provided but it is not under the control of a registered social landlord, the council will employ planning obligations to ensure that the properties are available as affordable housing in perpetuity.

The council will publish an Affordable Housing SPD which, amongst other things will define the term 'affordable' as it applies in this district and to guide the provision of affordable housing. 112 Vale Royal Borough Local Plan

5 Housing

Circular 06/98 advises that low-cost market housing and subsidised housing can provide affordable housing opportunities.

During early 2002 Fordham Research carried out a Housing Needs Survey on behalf of the Council. In August 2003 the Survey was updated in the context of changes that had occurred since; in particular changes in market prices/rents, income levels and supply of affordable housing. The Survey Update states that in Vale Royal there is a net need for 127 units per annum which, projected over a 5-year period, equates to around 635 affordable homes. It is considered appropriate to negotiate to seek that 30% of all new homes (on sites considered suitable as set out in Policy H2 should be affordable dwellings. It is anticipated that a further housing needs survey will be carried out in 2006.

The type and tenure of housing will be a matter of negotiation between the Borough Council and the developer.

When determining applications involving affordable housing the council will have regard to the latest Vale Royal Housing Needs Survey and the Housing Register. Where a requirement for an element of affordable housing is appropriate it should be provided as part of the development. However, in exceptional circumstances, the council and the developer may both agree that it would be preferable that a financial or other contribution should be made towards the provision of an element of affordable housing on another site in the district. Arrangements, usually in the form of an obligation under S106, will be put in place to ensure that the affordable dwellings are provided. Vale Royal Borough Local Plan 113

Housing 5

Sites for Affordable Housing on Residential Developments

H14

The Council will seek to negotiate for the provision of 30% affordable housing on all allocated sites as defined in policy H2.

In circumstances where windfall developments come forward in accordance with the provisions of policy H5, the Council will also seek to negotiate for the provision of 30% affordable housing on suitable sites as follows:

A. within the settlement policy boundaries of Tier 1 and Tier 2 locations (see policy H4), developments comprising 15 or more dwellings or residential sites of 0.5 ha or more irrespective of the number of dwellings; and,

B. within the settlement policy boundaries of Tier 3 and Tier 4 locations (see policy H4), developments comprising 1 or more dwellings.

In assessing site suitability and the appropriate number of affordable units/proportion of the site required for affordable housing, the Borough Council will make reference to:

a. the latest Vale Royal housing needs survey;

b. the prevailing housing market characteristics;

c. the economics of provision including the particular costs associated with development;

d. the effect on the realisation of other plan objectives;

e. the proximity of local services and facilities and access to public transport;

f. site character and ground conditions; and

g. the need to achieve a successful housing development.

Such schemes will only be permitted where it can be demonstrated that the properties will remain affordable in perpetuity.

Policy Derivation PPG3 "Housing" Cheshire 2016 Structure Plan Alteration Policy HOU3 Circular 6/98 Planning and Affordable Housing 114 Vale Royal Borough Local Plan

5 Housing

Sites for Affordable Housing within the Settlement Policy Boundaries of Frodsham, Helsby and Tier 1 Locations

H15

In order to meet local needs for affordable housing, the Borough Council may permit residential development to meet the local need within the settlement boundaries of Frodsham, Helsby and Tier 1 locations (see policy H4).

Such schemes will only be permitted where it can be demonstrated that the properties will remain affordable in perpetuity.

Reasons and Explanations

i. This policy applies in Tier 1 locations as defined in Policy H4 and to Frodsham and Helsby. The Local Plan alteration makes sufficient provision through allocations (see Policy H2) to meet the Borough's housing requirement and therefore strictly controls the release of non-allocated (windfall) sites. A significant exception is release of land for affordable housing where there is a proven need.

Policy Derivation PPG3 "Housing" Cheshire 2016 Structure Plan Alteration Policy HOU3

Sites for Affordable Housing in the Green Belt/Open Countryside

H16

In order to meet local needs for affordable housing, the Borough Council may exceptionally permit residential development to meet the local need within or immediately adjacent to the built-up part of Tarporley and Ter 3 and Tier 4 villages (see policy H4).

Such schemes will only be permitted where it can be demonstrated that the properties will remain affordable in perpetuity.

Reasons and Explanations

i. This policy applies to what are known as "exception sites" in PPG3.

ii. Evidence of a "demonstrated local need" should be shown through a local housing needs survey undertaken in partnership with the relevant parish council.

iii. To ensure that occupancy would be limited to local people with a genuine reason for wishing to remain in or return to the community, for example family ties and/or work, but without the means to provide any form of accommodation for themselves. For the purposes of this policy "local" is defined as meaning the parish in which the site is located or immediately adjoining parishes.

iv. Whilst a variety of tenures may be acceptable, cross subsidy as a means of implementation will not be acceptable in the Open Countryside or Green Belt.' Vale Royal Borough Local Plan 115

Housing 5

Policy Derivation PPG2 "Green Belts PPG3 "Housing" Cheshire 2016 Structure Plan Alteration Policy HOU3 Circular 6/98 "Planning and Affordable Housing"

Gypsy and Traveller Sites

H17

Introduction

In 2006 the government issued new guidance on planning for gypsy and traveller sites: Circular 01/2006. The council will prepare a Local Development Document to take into account the methodologies and approaches contained in the new guidance. In the meantime the council will retain the criteria-based Policies H17 and H18 in revised form as a guide to development but these policies need to be read in the context of the new national guidance when considering individual proposals.

Proposals for the provision of Gypsy sites will be allowed where the following criteria are met:

i. the site should have a reasonable access to shops, schools, medical facilities, public transport and other essential services;

ii. access to, and layout of, the site should be designed to prevent any demonstrably unacceptable effect on the visual amenity of the area;

iii. in cases where the site is located in the Green Belt, there are very special circumstances which outweigh the harm caused by the loss of openness and any other harm arising from the development;

iv. the development should not result in a demonstrably unacceptable loss of residential amenity to adjacent properties;

v. the fringe of the site should be extensively landscaped;

vi. the site should be suitable for Gypsies to carry on their regular trades;

vii. it should be demonstrated that there is sufficient need for a new site in a particular area;

viii. if public utility services are required they must be available and capable of accommodating the development proposed;

ix. proposals for built development will be considered in terms of their scale, design and materials used. 116 Vale Royal Borough Local Plan

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Reasons and Explanations

i. The Borough Council recognises that gypsies travel through the Borough, and will refer to the Gypsy Policy produced by Cheshire County Council when determining applications.

ii. To prevent the costly provision of additional services.

iii. The Borough Council will refer to the Department of the Environment, Transport and the Region's Gypsy Site Design Guide when considering applications for private sites.

iv. To ensure that the open character of the Green Belt is retained.

v. The site should not adversely affect the amenities of existing or proposed dwellings.

vi. The need for a new gypsy site can be demonstrated by the provision of information on the availability of alternative pitches and the existence of waiting lists for established sites.

vii. A gypsy site is already established on Rilshaw Lane, Winsford.

Policy Derivation Circular 01/2006 "Gypsy Sites and Planning" Circular 18/94 "Gypsy Sites policy and Unauthorised Camping" Cheshire 2016 Structure Plan Alteration

Transit Gypsy Sites

H18

Transit Gypsy sites must satisfy the requirements of policy H17 and, in addition they must be on primary routes through the Borough which correspond with the principle movement of Gypsies in transit.

Reasons and Explanations

i. The primary routes along which gypsies travel are identified in Cheshire County Council's Gypsy Policy.

Policy Derivation Circular 1/94 "Gypsy Sites and Planning" Circular 18/94 "Gypsy Sites Policy and Unauthorised Camping" Cheshire Replacement Structure Plan (2001) Policy H8 Vale Royal Borough Local Plan 117

Housing 5

Show Person's Sites

H19

Proposals for the development of land for Show Persons sites will be allowed subject to the following criteria:

(i) proposals should not conflict with policy H17 or with the relevant policies contained in the Built Environment and Natural Environment chapters;

(ii) the site should not be located in an Area of Special County Value or in the Green Belt;

(iii) the proposed site should be reasonably flat and have good vehicular access;

(iv) there should be good access to the main highway network;

(v) plans for the development of a site should identify where caravans and fairground equipment will be stored and the hours during which it will be tested. This should be agreed with the Borough Council.

Reasons and Explanations i. To protect the amenity of nearby residents. ii. The Borough Council consider that Areas of Special County Value should be protected. iii. To ensure that the open character of the Green Belt is retained. iv. To ensure that Show People have adequate and appropriate sites for residential accommodation and storage of their equipment. v. a showperson's site is already well established on land at Bradford Road, Winsford.

Policy Derivation Circular 22/91 "Travelling Show People" Adopted Vale Royal Borough Local Plan First Review Alteration June 2006 118 Vale Royal Borough Local Plan

6 Employment

Chapter 6 Employment

6.1 Vale Royal is in a highly accessible location. The M6 and the West Coast Main Line run through the Borough and it is close to Manchester and Liverpool John Lennon airports. Along with the benefits of its attractive setting in the Cheshire countryside, this means that the Borough has considerable potential to attract businesses.

6.2 The key consideration set out in Planning Policy Guidance Note 4: Industrial and Commercial Development and Small Firms (1992) (PPG4) is the need to reconcile the development needs of commerce and industry with the protection of the environment. In particular, planning authorities should:

be realistic in their assessment of the needs of business; aim to ensure that there is sufficient land available which is readily capable of development, is well served by infrastructure and makes optimum use of potential sites and premises in urban areas; ensure that there is a variety of sites to meet differing needs; recognise the benefits of mixed use developments, but consider carefully whether particular proposals for new development may be compatible with existing industrial and commercial activities.

6.3 Regional Planning Guidance (RPG) for the North West (March 2003) provides a regional strategy within which development plans should be prepared. It also informs and supports other strategies, in particular, it provides the longer term planning framework for the North West Development Agency’s (NWDA) Regional (Economic) Strategy (RES).

6.4 The overriding aim of RPG is to promote sustainable patterns of spatial development and physical change. Economically, the emphasis is on making the Region more competitive and this includes encouraging the sectors with the most potential for growth.

6.5 Besides national and regional considerations, this chapter seeks to support the community’s vision of “a diverse economy in Vale Royal which attracts investment and engages all the talents of the community”. In particular, the policies within this chapter aim to help meet the following priorities identified in the Community Plan:

Reduce unemployment amongst Vale Royal residents; Diversify and support the Rural Economy; Increase the wealth of the Borough by the attraction of investment into each of its towns as centres of habitation, commerce, service and recreation.

6.6 In addition, policies seek to support the following environmental priorities in the Community Plan:

Reduce waste and use of resources; Create better environments for people to live in, work in and visit; Reduce noise and light pollution and improve the quality of our air, land and water; and Getting about.

6.7 The Cheshire 2016: Structure Plan Alteration will set the strategic policy context up to 2016.

6.8 To ensure that the Local Plan Alteration takes account of the Structure Plan, and Regional Planning Guidance for the North West, the Local Plan Alteration covers the period to 2016. Vale Royal Borough Local Plan 119

Employment 6

6.9 As part of the Structure Plan Alteration, the requirement for a specific amount of land to be provided within each district for industrial and business development, set out in the approved Cheshire 2011 Structure Plan, has been deleted. Instead, the individual districts will need to assess their own future requirements to 2016.

6.10 The pro-rata Structure Plan requirement for the Plan Period 1996 to 2011 is 13.3 hectares per year. However, the average take-up of employment land to March 2004 has been 8.39ha per annum. Only in one year has the take-up of employment land been greater than 13.3ha. This was in 1997/98 when the development of Morrisons at Gadbrook increased the take-up to 27.51ha. The last three years of monitoring have shown a more consistent achievement of approximately 10ha per year. If the last three years are an indication of future take up rate it is considered realistic to calculate the Borough’s employment land requirement for the whole Plan Period (1996 to 2016) based on an average of these last three years. This would equate to a requirement of 203.2ha (10.16ha x 20 years). A detailed breakdown of employment land provision as at March 2004 is given in the box below.

6.11 In accordance with the principles of sustainable development and also recognising the needs of business, new employment developments will be encouraged in locations, which relate well to:

existing and proposed housing developments; transport infrastructure; areas of high unemployment; availability of deliverable sites. i.e. primarily around the Borough’s main urban areas of Northwich and Winsford.

Employment Land Supply (as at March 2004)

Sites allocated in the Local Plan: Not started without planning permission 100.89ha Not Started with Planning permission 14.78ha Under construction 0.98ha Windfalls

Under construction 7.65ha Not started with planning permission 20.12ha Completions 67.09ha Total Employment Land Supply 211.51ha

6.12 The Borough Council will undertake a review of its employment allocations in the light of the requirements of Policy IND1 of the Cheshire 2016 Structure Plan Alteration to ensure that the scale of allocations is commensurate with the need to provide for only local needs and to assess whether all ‘greenfield’ allocations are justified whilst meeting the requirement to provide a range of types and sizes of sites in a variety of locations. 120 Vale Royal Borough Local Plan

6 Employment

General Requirements for Employment Use

E1

All development for employment purposes should meet the following requirements:

i. it should not have a detrimental effect on the amenities of people who live nearby; ii. where appropriate, it should have adequate space for the manoeuvring and loading/unloading of vehicles within the site; iii. it should have adequate space within the site to accommodate satisfactorily all external storage. Outside storage areas should be screened from public view; iv. it should provide appropriate incidental open space and landscaping in accordance with policy ne8 and ne9; v. where development, because of its size, would be likely to have a significant impact on its surroundings the council will look to substantial tree planting as a means of assimilating that new development into its surroundings; vi. it should have access to public transport and wherever possible, should have access to the existing rail network; vii. the orientation and form of development has due regard to the promotion of energy efficiency.

Reasons and Explanations

i. The impact of new employment development (including extensions and the change of use of buildings or of land) must not be unacceptable in terms of its effect on nearby land uses, particularly on any adjoining residential areas. This applies equally to all new developments, from small businesses working from home to large new industrial estates. ii. The less neighbourly aspects of employment development, such as external storage, manoeuvring vehicles, employee car parking and noise nuisance, should be contained within the site. iii. Landscaping should not be overlooked, particularly in connection with proposals for extensions, redevelopment or changes of use. All development proposals, whatever their size, should improve the local environment, in proportion to the scale of the proposals. iv. Development on large sites should proportionately enhance the natural environment. Vale Royal seeks in particular to increase its woodland cover substantially over the next few decades. Large employment sites can make a significant contribution to this objective. The resulting improvement to the quality of the local environment will benefit everyone, including businesses, for whom a pleasant setting can be a competitive advantage. v. In cases where a site is known or suspected to be contaminated applicants will need to make particular reference to policy P6 which details the requirements for site investigations. vi. Reference should also be made to policy BE1 which lists considerations relevant to all developments. vii. In drawing up proposals for tree planting and landscaping, developers will need to take into account any constraints imposed by underground and overground services.

Policy Derivation The Mersey Forest Plan Cheshire 2016 Structure Plan Alteration Policy GEN3 Vale Royal Borough Local Plan 121

Employment 6

Existing Non-Conforming Uses

E2

Permission will be granted for proposals that relocate existing unneighbourly uses to established employment areas.

Reasons and Explanations i. Where the use of a piece of land or building is in conflict with the general character of the area, and causes amenity problems as a result, its relocation to a more suitable site will be encouraged. ii. In villages and rural areas in particular, there can be pressure to regard business activities as non-conforming uses. However, local employment opportunities are essential for a healthy community, particularly in villages. It is also the traditional nature of smaller settlements that a diversity of land uses co-exist in close proximity. Pressure to regard such uses as non-conforming will be strongly resisted.

Policy Derivation PPG4 “Industrial and Commercial Development and Small Firms”

Redevelopment of Employment Land for Employment Purposes

E3

The redevelopment of business, industrial or warehousing premises for employment purposes will be permitted provided that:

i. the redevelopment does not, compared with the existing use, materially worsen the impact on the environment of the site and its surroundings. Where the existing use has an unacceptable impact on the environment of the site and the surrounding area a new development will be expected to secure an overall improvement; and ii. the redevelopment is sensitive to adjoining land uses and built development and includes measures to mitigate any adverse effects of the development; and iii. the development complies with E1; and iv. redevelopment does not result in the loss of buildings which have a particular significance to a locality due to their historical or design value; and v. outside settlement boundaries redevelopments should not have any greater impact on the character of the countryside.

In the Green Belt, only sites identified in policy E10 may be redeveloped under this policy.

Reasons and Explanations i. Existing employment sites constitute an important resource for the economy in both urban and rural areas. However, older industrial and business premises often fall short of modern environmental standards, and can have inadequate highway access and parking/manoeuvring provision. It is therefore appropriate that when these sites are redeveloped they are brought up to today’s standards. 122 Vale Royal Borough Local Plan

6 Employment

ii. In areas of restraint, namely the open countryside and throughout the Green Belt, it would be inappropriate for redevelopment to result in a more intrusive employment use. To ensure the impact of redevelopment is acceptable, new buildings in these areas should generally match the “footprint” of the buildings they replace (excluding temporary buildings and areas of hard standing). iii. Employment development can be defined as development primarily involving one or several of the following business uses: office, light industry, general industry, special industry and storage and distribution. These correspond to Classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987.

Policy Derivation PPG2 “Green Belts” PPG4 “Industrial and Commercial Development and Small Firms” Cheshire 2016 Structure Plan Alteration Policy IND2

Redevelopment of Existing and Proposed Employment Land for Non-Employment Purposes

E4

Planning permission for residential development on existing or allocated business, industrial, or warehousing (b1, b2 and b8 or similar employment generating uses) sites or premises will not be allowed. Changes to other non-residential uses will only be allowed where reasonable attempts have been made to let or sell the premises in that location for employment uses, and no tenant/purchaser has been found.

Reason and Explanations

i. In some areas, considerable pressure exists for the conversion of employment sites to other land uses, such as housing. This is particularly the case in rural areas. However, the cumulative loss of employment sites will take its toll on the availability of local jobs, resulting in either higher local unemployment or increased commuting, both of which are contrary to the aims of this Local Plan. In addition, the Borough’s housing requirement can be met without the release of further windfall housing sites. ii. Older employment sites can often make a valuable contribution to maintaining a valid portfolio of employment land, particularly in the provision of low cost premises. For this reason they should not be lost if they can continue in any way to play a role in the local economy. iii. Employment development can be defined as corresponding to Classes B1 B2 and B8 of the Town and Country Planning (Use Classes) Order 1987. iv. In respect of uses other than housing the Council may permit the redevelopment of existing and proposed employment sites where it is demonstrated that a suitable tenant or purchaser cannot be found. The Council will normally require the developer to submit evidence of marketing of the site for employment use for at least 12 months. The Council will seek advice from internal and /or external consultants to ensure that the marketing which has been undertaken is realistic. In assessing other uses the Council will have regard to other policies e.g. Shopping and Town Centre Development policies.

Policy Derivation PPG4 “Industrial and Commercial Development and Small Firms” PPS6 “Planning for Town Centres” PPS7 “Sustainable Development in Rural Areas” PPG13 “Transport” Vale Royal Borough Local Plan 123

Employment 6

Employment Land Allocations

E5

The following sites, as identified on the Proposals Maps, are allocated for employment development. The sites are primarily intended to be developed in accordance with the specified use classes but other appropriate and complementary employment generating uses may be acceptable where these comply with other policies of the Local Plan.

Northwich

E5.1 Land at Griffiths Road Adjacent to Lostock Works (1.84ha): B2, B8

E5.2 Land at Lostock Works Railway Sidings (7.68ha): B2, B8

E5.3 Land at Lostock Works House (1.52ha): B2, B8

E5.4 Site of Engineering Works, Winnington Avenue (5.53ha): B1, B2, B8

E5.5 Winnington and Wallerscote Urban Village (5.3ha): B1

E5.6 Northwich Town Centre (2.20ha):

Barons Quay Development Area (to be developed in accordance with policy GS9a): B1 Weaver Shopping Centre Extension Development Area (to be developed in accordance with policy GS9b): B1 Lock Street Site (to be developed in accordance with policy GS9i): B1 Land adjacent to Victoria Bridge (to be developed in accordance with policy GS9m):B1

E5.7 Land to the South and West of Lostock Gralam Railway Station (up to 0.67ha): B1

E5.8 Land on Denton Drive Industrial Estate (0.22ha): B1, B2

E5.9 Redundant Depot, Griffiths Road, to be developed with reference to policy E3 (1.36ha): B2, B8

E5.10 Land off Middlewich Road (3.95ha): B1, B2, B8

Winsford

E5.11 Land at Church Street/Overway (0.28ha): B1

E5.12 Land to west and rear of Belle Public House, Middlewich Road (0.5ha): B1

E5.13 Land off Deakins Road, Wharton Green (3.05ha): B1, B2, B8

E5.14 Land west of Road One, South of Bostock Road (14.2ha): B1, B2, B8

E5.15 Land on Eastern Industrial Estate (6.66ha): B1, B2, B8

E5.16 Land on Woodford Park Industrial Estate (6.36ha): B1, B2, B8 Anderton

E5.17 Soot Hill, Anderton (1.97ha): B1, B2, B8 124 Vale Royal Borough Local Plan

6 Employment

E5.18 Land at Runcorn Road (0.95ha): B2 Lostock Gralam

E5.19 Land at Junction of A556 and Manchester Road (Lostock Triangle) to be developed with reference to policy E6 (17.12ha): B1

Helsby

E5.20 Land at BICC, Helsby to be redeveloped (8.75ha): A1, B1, B2

The following site had the benefit of planning permission as at 31 March 2004

E5.21 Land on Gadbrook Employment Site (11.40ha): B1

Reasons and Explanations

i. The allocation of sites has been concentrated in or on the edge of Northwich and in Winsford to accord with the Plan’s overall locational strategy set out in Policy GS2. The ‘edge of Northwich’ means land within the defined policy boundaries of Hartford, Lostock Gralam, Lower Marston, Higher Wincham, Lower Wincham, Rudheath, Anderton, Barnton, Davenham, Moulton, Cuddington and Weaverham. ii. The identification of sites/areas for employment development enables the Council to meet the requirement for employment in the Borough. iii. To encourage the re-use of previously developed land the majority of new allocations are ‘brownfield’ sites. However, consideration has also been given to other factors such as creating a balance between the Borough’s population to provide opportunities to reduce the need to travel, increasing employment opportunities within areas of high unemployment and meeting the needs of business through provision of a varied portfolio of sites. This means that greenfield sites are also included in the allocations. iv. The majority of land allocations are located within 400m of a regular bus route and/or 800m of a bus/train station to encourage travel to work by public transport. v. Proposals for developments at allocated sites must meet highway standards, as required by policy BE1 (iii) and BE1 (xvi). In particular highway improvements will be required at the following site: E5.18 Runcorn Road – Right-turn facility on A533 vi. Transportation Assessments will be required to be undertaken in accordance with Policy T1b in respect of the following sites: E5.19 Land at the junction of A556 and Manchester Road (Lostock Triangle) E5.20 Land at BICC, Helsby E5.21 Land on Gadbrook Employment Park E5.2 Land at Lostock Works Railway Sidings E5.12 Land to West and rear of Brighton Belle Public House E5.7 Land to the south and west of Lostock Gralam Railway Station Transportation Assessments may also be required where sites are in sensitive locations. vii. Where appropriate proposals should accord with Policy T20 Travel Plans. viii. The following allocations form part of larger mixed use sites: E5.6 Northwich Town Centre -Barons Quay Development Area -Weaver Shopping Centre Extension Development Area -Lock Street Site -Land adjacent to Victoria Bridge E5.5 Winnington/ Wallerscote Urban Village Vale Royal Borough Local Plan 125

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E5.20 Land at BICC Helsby These are covered by further policies in the General Strategy Chapter. ix. Acceptable use classes are specified beside the respective allocations to clarify the Local Planning Authority’s intentions and give greater certainty to developers and neighbouring land users. x. The B1, B2 and B8 use classes are defined in the Town and Country Planning (Use Classes) Order 1987 (as amended). In summary: B1 = Business uses including offices, research establishments and light industry (that can be carried out without detriment to the amenity of the area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit). B2 = General Industry. B8 = Storage (warehousing) or distribution. A1 = Shops (including hairdressing, dry cleaners, post offices, etc). A2 = Financial and professional services principally serving the public. D1 = Non-residential institutions such as health centres, nurseries, educational facilities, public halls, churches etc. D2 = Assembly and leisure uses.

Policy Derivation PPG4 “Industrial and Commercial Development and Small Firms” PPG12 “ Development Plans” PPG13 “Transport”

Lostock Triangle, Lostock Gralam

E6

Development of the land at the junction of the A556 and Manchester Road, allocated in policy E5.19 shall take place in accordance with the following development principles:

i. The height, massing and siting of buildings along the stubbs land frontage and that part of the Manchester Road frontage opposite residential properties should take account of the location, setting and relationship with existing nearby residential properties. Buildings on those frontages should be no more than two storeys in height; ii. A landscape buffer zone of at least 25 metres in depth be provided along the Stubbs Lane frontage and at least 20 metres in depths along that part of the Manchester Road frontage opposite residential properties. Elsewhere a substantial high quality landscaping belt should be provided, which should include extensive tree planting at the site’s north eastern apex; iii. The site will additionally contain generous landscaping and should be planted with suitable species to contribute to the community forest; iv. Existing ponds and hedges will be retained, protected and enhanced where possible in accordance with policy NE7. If they are unavoidably lost they should be replaced elsewhere on the site. A nature conservation management plan will be required; v. A cycle path and pedestrian network will be provided to which all buildings will be connected. Connections to the surrounding area will be provided where possible; vi. Transportation assessment will be required (ref policy T2). 126 Vale Royal Borough Local Plan

6 Employment

Reasons and Explanations

i. The site is required to meet the employment land requirement and is served by good road and public transport networks. ii. Sensitive site design is essential to minimise the loss of amenity to surrounding residential areas and to preserve existing environmental features. iii. The site lies within the Mersey Community Forest boundary; sensitive planting is required to fit into the overall aims of the Community Forest Plan. iv. A prominent site such as this should display the highest design standards. The requirements listed in this Policy should be read in conjunction with policy E1 and ‘Lostock Triangle, Lostock Gralam Development Brief – Supplementary Planning Guidance 8’. v. Before submitting planning applications for the development of the site, developers are advised to seek a ‘scoping opinion’ to establish the council’s or Secretary of State’s formal opinion on the information which should be supplied in any Environmental Statement required by the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999.

Policy Derivation PPG13 “Transport” Cheshire 2016 Structure Plan Alteration

Northwich and Winsford Town

E7

Within the settlement policy boundaries at Northwich and Winsford the following categories of development for employment purposes (excluding retail) will be allowed:

i. new development in buildings or on sites which are not identified on the Proposals Maps; ii. the expansion or relocation of firms to sites suitable for employment uses; iii. the change of use of a building for business purposes; iv. redevelopment of land previously in employment use in accordance with policy E3;

Where new development is proposed on a greenfield site it will need to be demonstrated that it cannot be located on an allocated site or on a site comprising previously developed land.

Reasons and Explanations

i. There are firms, which because of their size or site needs, cannot be located on land allocated for employment purposes in policy E5. ii. This policy includes the use of premises above shops for commercial and business purposes. However, it should be noted that the loss of ground floor shops to business or other purposes is restricted in the primary shopping areas of Northwich and Winsford (policy STC8). iii. “Windfall” sites that come forward for development under this Policy will contribute to the Borough’s total employment land requirements. iv. Where possible further employment development should utilise existing buildings or be located on previously developed land in accordance with Government policy in PPG1: ‘General Policy and Principles’ and Regional Planning Guidance. Evidence will be required to show that previously Vale Royal Borough Local Plan 127

Employment 6

developed sites located in sustainable locations and sites allocated in the Local Plan have been fully considered before proposing to develop on a greenfield site. v. Other appropriate and complementary employment generating uses may be acceptable provided that these remain ancillary to the main employment use.

Villages of Anderton, Barnton, Cotebrook, Cuddington, Davenham, Eaton, Frodsham, Hartford, Helsby, Higher Wincham, Lach Dennis, Little Budworth, Lostock Gralam, Lostock Green, Lower Marston, Lower Wincham, Marton/Whitegate, Moulton, Oakmere, Rudheath, Swan Green, Tarporley, Utkinton and Weaverham

E8

Within the settlement policy boundaries of Anderton, Barnton, Cotebrook, Cuddington, Davenham, Eaton, Frodsham, Hartford, Helsby, Higher Wincham, Lach Dennis, Little Budworth, Lostock Gralam, Lostock Green, Lower Marston, Lower Wincham, Marton/Whitegate, Moulton, Oakmere, Rudheath, Swan Green, Tarporley, Utkinton and Weaverham the following categories of employment development will be allowed:

i. new development appropriate to the scale and character of the village; ii. the expansion and relocation of firms to sites suitable for employment uses where this development is appropriate to the scale and character of the village; iii. the change of use of a building for business use; iv. redevelopment of land previously in employment use, in accordance with policy D3;

Provided that proposals accord with policies E1 and BE1.

Where new development is proposed on a greenfield site it will need to be demonstrated that it cannot be located on an allocated site or on a site comprising previously developed land.

Reasons and Explanations i. This policy applies to the settlements of Anderton, Barnton, Cotebrook, Cuddington, Davenham, Eaton, Frodsham, Hartford, Helsby, Higher Wincham, Lach Dennis, Little Budworth, Lostock Gralam, Lostock Green, Lower Marston, Lower Wincham, Marton/Whitegate, Moulton, Oakmere, Rudheath, Swan Green, Tarporley, Utkinton and Weaverham. ii. There is a need to provide some job opportunities in the outlying settlements and in the rural areas, to enable local residents to find work within easy travelling distance of their homes. iii. In judging what constitutes “small scale”, the Local Authority will consider the impact of the development on the locality. In particular, it will consider the impact of the quantity and type of traffic likely to be generated by the proposal, and the dominance of building(s) in the local scene. iv. The conversion of buildings of architectural or historic interest should not entail altering the details and proportions of a building in such a way as to adversely affect its original character. Guidance on what would be considered acceptable is given in Supplementary Planning Guidance 4 “Conversion of Traditional Rural Buildings: Design Guide”. v. Employment development can be defined as development primarily involving one or several of the following business uses: office, light industry, general industry, storage and distribution. These correspond to classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987. vi. Where possible further employment development should utilise existing buildings or be located on previously developed land in accordance with Government policy in PPS1: ‘Delivering Sustainable 128 Vale Royal Borough Local Plan

6 Employment

Development”. Evidence will be required to show that previously developed sites located in sustainable locations and sites allocated in the Local Plan have been fully considered before proposing to develop on a greenfield site.

Employment Uses in the Open Countryside outside the Green Belt

E9

In all parts of the Borough which lie outside of the settlement policy boundaries and outside the Green Belt, the following categories of development for employment will be allowed:

i. the change of use of a building for business use: ii. the small scale expansion of existing firms on existing employment sites in relation to the size of the existing building or the size of the developed part of the site; iii. redevelopment of land previously in employment use, in accordance with policy E3; iv. small scale new buildings in relation to farm diversification in accordance with policy RE12.

Provided that proposals:

a. complies with policy BE1; b. in the case of change of use the proposal complies with policy GS6.

Reasons and Explanations

i. A balance is sought between preserving the character of the countryside on the one hand, and encouraging diversification of the rural economy on the other. The latter is particularly important and in the light of recent changes in agriculture, with the need to provide alternative job opportunities for rural residents. ii. Existing agricultural buildings form an important resource for the rural economy. Many can be used for business purposes with minimal changes to the fabric of the building. The bulk of provision for rural employment can be met in this manner. iii. While the open character of the countryside is highly valued, it is not the Borough Council’s intention to create difficulties for successful firms who need to modernise or expand. Provided the development is not unacceptable in other respects, the redevelopment and expansion of existing firms is to be encouraged. iv. In judging what constitutes “small scale”, the Local Planning Authority will consider the impact of the development on the locality. In particular, it will consider the impact of the quantity and type of traffic likely to be generated by the proposal, and the dominance of building(s) in the local scene. v. Whilst an existing rural building may be suitable for small-scale light industrial or commercial use without undue detriment to the environment, expansion of that use may create significant problems because of its rural location. Therefore, an applicant may also be required to enter into a legal agreement, limiting the scale and type of activity operating from a redundant building. vi. Similarly, permitted development rights may be removed in order to control the intensity of employment use. vii. Employment development can be defined as development primarily involving one or several of the following business uses: office, light industry, general industry, storage and distribution. These correspond to classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987.

6.13 Policy Derivation Vale Royal Borough Local Plan 129

Employment 6

PPS7 “ Sustainable Development in Rural Areas” Cheshire 2016 Structure Plan Alteration Policies R2, GN2

Employment Uses in the Green Belt including Washed Over Green Belt Villages

E10

Within the Green Belt development for employment will not be allowed except for:

a. limited infilling or redevelopment at the following major developed employment sites, identified on the Proposals Map: E10.1 Weaver Park Industrial Estate, Sutton Weaver E10.2 Forresters Site, Mill Lane, Kingsley E10.3 Eden Vale Works, Bryn, Cuddington E10.4 Marley Tile Works, Delamere E10.5 Frodsham Electricity Sub Station E10.6 Crowton Mill, Ainsworth, Crowton

Provided that:

i. the proposals have no greater impact than the existing development on the openness of the Green Belt and the purpose of including land in it; ii. redevelopment would result in significant environmental improvement, contribute to the achievement of the objectives for the use of the land in the Green Belt and comply with policy E3; iii. the buildings do not exceed the height of the existing buildings; iv. limited infilling does not lead to a major increase in the developed proportion of the site and redevelopment does not occupy a larger area of the site than the existing buildings.

b. the change of use of an existing building (see policy GS6)

Reasons and Explanations i. New development is generally considered inappropriate in the Green Belt (Ref policy GS3). However, exceptions are made in the case of existing buildings, providing their conversion and re-use does not increase their impact on the Green Belt. ii. There is an historical legacy of industrial sites in the Green Belt. Many of these play a important role in providing local employment, and others have the potential to contribute to balanced, sustainable rural communities. It is important that provision is made for a working countryside, without prejudicing the purposes of Green Belt designation. Existing industrial sites are therefore given scope, through this Policy, to be able to adapt and change to meet modern business requirements. However, the extent to which they are able to do so is tightly controlled by this Policy and policies E3 and E4 and will only be permitted within the areas defined on the Proposals Map. iii. Quarries and mineral workings in the Green Belt are covered by the policies in the Cheshire Minerals Local Plan, available from Cheshire County Council. iv. Whilst a redundant building may be suitable for small-scale light industrial use without undue detriment being caused to the environment, expansion of that use may create significant problems 130 Vale Royal Borough Local Plan

6 Employment

because of its rural location. Therefore, an applicant may also be required to enter into a legal agreement limiting the scale and type of activity operating from a redundant building. v. Similarly, permitted development rights may be removed by means of a planning condition in order to control the intensity of the employment-use.

Policy Derivation PPG2 “Green Belts” PPS7 “Sustainable Development in Rural Areas” Vale Royal Borough Local Plan 131

Recreation and Tourism 7

Chapter 7 Recreation and Tourism

Introduction

7.1 Vale Royal is an area of Cheshire with beautiful countryside, pretty villages and a vast resource of tourist and recreation related facilities.

7.2 The planning policies included in this chapter deal with sports facilities; tourist accommodation; caravanning and camping; golf; war games; the tourism and recreation resources of the Borough and the protection of important areas of open space.

7.3 The future development of recreation and tourism activities in the Borough is important for the generation of employment and economic growth and to satisfy the needs of residents and visitors; therefore Vale Royal Borough Council aims to ensure the provision of suitable recreation, leisure and cultural facilities and services. The major objectives include:

the provision of open space and amenity land within housing development accessible to the community; the protection of important open spaces and amenity land from development; the promotion of Vale Royal as a tourist destination; the development of the full tourism potential of the Borough’s towns; the expansion of appropriate tourism activity in suitable areas of the countryside; to improve and expand the range of accommodation stock to meet the needs of visitors to the Borough; the promotion of the as a major heritage centre; the promotion of the Anderton Boat Lift as a leisure and tourism centre.

7.4 Vale Royal Borough Council would like to see tourism and recreation activities in the Borough grow and recognises the benefits of proximity to key national transport links such as the M6, the West Coast Railway Line and Manchester and Liverpool John Lennon airports, whilst at the same time promoting sustainable development and avoiding conflict with nature conservation interests.

7.5 The policies within this chapter will help to address the priorities the community has identified in the Community Plan. In particular:

Improve Health and Well-being - through improving access to leisure and recreation facilities; and Provide opportunities for Lifelong Learning and Cultural Activities ¬through enabling a range of activities for young people to be developed.

7.6 In addition to the policies included within this chapter, reference should also be made to the Cheshire 2016 Structure Plan Alteration. 132 Vale Royal Borough Local Plan

7 Recreation and Tourism

General Requirements for Recreation/Tourism Developments

RT1

New recreation/tourism developments or the expansion of existing developments will be allowed provided the Borough Council are satisfied that:

i. traffic flows liable to result can be accommodated without roadworks at public expense; ii. proposals will not have an unduly detrimental effect on the amenities of the people living nearby; iii. proposals will not result in a significant permanent loss of the best and most versatile agricultural land, nor disrupt viable agricultural holdings; iv. proposals will not conflict with policies for the Green Belt or open countryside; v. the siting of any new recreational facility, apart from where the activity is dependent on a special natural resource, should give priority to a location which is or could be accessible by public transport or by foot or bicycle, from its main catchment area; vi. proposals must not result in a significant increase in ambient noise levels, with reference to policy P3; vii. where development proposals include flood-lighting it should not be of a visually intrusive nature, particularly in rural areas; viii. proposals would not result in developments which are not appropriate to the existing form and character of a settlement; ix. in order to safeguard these considerations, the Borough Council will determine planning applications by reference to full scope of the policies of this local plan and in particular, those contained in the chapters on the Built Environment and the Natural Environment.

Reasons and Explanations

i. The Borough Council wishes to ensure that proposals for recreational uses are primarily an appropriate response to the leisure needs of the local population. However, facilities which are primarily aimed at tourists can also be used by, and therefore benefit, the local people. ii. Any recreational proposal, whether for local people or for visitors from outside the area, should not create additional traffic or environmental problems which would in turn require additional public expense to facilitate development. iii. The development of land for recreation/tourism facilities could, without proper planning control, detract from the physical quality and amenity of an area. iv. To protect the rural areas of the Borough from visually intrusive development. v. There is a general need to diversify the activities of the farming sector and of the rural economy. Additionally, there are increases in demand for the quantity and variety of outdoor recreational facilities. These factors will mean that some agricultural land will be the subject of development. The land which is best and most versatile for agriculture should, however, be safeguarded for agricultural use in the longer term. vi. New recreational facilities should be accessible to as many users as possible, whilst limiting the number of journeys by private transport to reach an area. Exceptions may have to be made for those activities which depend on a particular resource or set of conditions.

Policy Derivation PPS7 “Sustainable Development in Rural Areas PPG13 “Transport” Vale Royal Borough Local Plan 133

Recreation and Tourism 7

PPG17 “Planning for Open Space, Sport and Recreation” Cheshire 2016: Structure Plan Alteration TR1 and TR2

Sports Facilities and Open Spaces

RT2

Priority will be given to improving local sports facilities and open space provision in areas where current provision falls below the Borough Council’s requirements (with reference to the Borough Council’s open space survey, where appropriate) and where population characteristics will produce additional demand. In such areas especially, private investment will be encouraged.

In particular the following sites are allocated on the Proposals Map for recreational use:

RT2.01 Site of Former St.Luke’s School, Frodsham (for public open space) 0.16ha

RT2.01 Land at Chester Road/Heyeswood Land, Hartford (for public open space) 0.6ha;

RT2.03 Adjacent Proposed Social Services Day Centre, Firdale Road, Northwich (for public open space) 0.89ha

RT2.04 Lavender Drive, Rudheath (for equipped children’s playground) 0.12ha

RT2.05 Lakehouse Field, Weaverham (for further recreational facilities) 2.11ha

RT2.06 Off Buttermere Road, Winsford (for an equipped children’s playground) 0.05ha

RT2.07 Off Oakhouse Lane, Winsford (for junior football pitch) 0.56ha

RT2.08 Off Mount Pleasant Drive, Winsford (for a junior football pitch) 0.59ha

RT2.09 Off Ways Green, Winsford (for an informal kick-about area) 0.3ha

RT2.10 Land north of Wades Lane, Winsford (for further recreational facilities in association with the Grange sports complex) 7.65ha

RT2.11 Verdin Playing Field, Winsford (public open space) 6.08ha

RT2.12 The Former Helsby/ Railway Line (for footpath/recreation use)

RT2.13 Land east of Winnington Avenue, Northwich (public open space) 2.31ha

RT2.14 Off Manchester Road, Lostock Gralam

RT2.15 Off Main Road, Moulton

On large developments, the Borough Council will encourage the provision of woodland planting. When determining planning applications on such sites, regard will be made to the contribution made by the planting to the appearance of the development and to the quality of the local environment. 134 Vale Royal Borough Local Plan

7 Recreation and Tourism

Reasons and Explanations

i. The Borough Council has limited resources to provide new facilities. It is important to make it possible for private investment to play a positive role in improving the provision of recreational facilities. ii. The Borough Council will work with the Parish Councils, where appropriate, to overcome shortfalls in the provision of facilities required by local communities. iii. The Borough Council will have regard to currently accepted national or other standards in determining the requirements for recreational space and facilities. iv. The Borough Council has undertaken an Open Space Audit and Assessment in line with PPG17 which will be used to inform the implementation and future revisions to the policy on the provision of recreation, sport and open space. v. To assist in the achievement of the aims of the Mersey Community Forest Plan. vi. Reference should also be made to Policy T8 in the Transport chapter, regarding the recreational use of former railway lines.

7.7 Policy Derivation PPG17 “Planning for Open Space, Sport and Recreation” Cheshire 2016 Structure Plan Alteration Policy TR2

Recreation And Open Space In New Developments

RT3

Proposals for new residential development will be required to provide new or improved provision for recreation and open space where a need arises as a result of that development and where the capacity of existing facilities would be exceeded. Provision should be made in accordance with the following standards:

Residential development of 1 or more dwellings:

play space and informal amenity open space: 20 sq m per dwelling

(play space will only be required for developments which Include family dwellings)

formal recreation space: 40 sq m per dwelling

Where the provision of recreation and open space is not feasible within the site, a financial contribution will be sought from the developers through a Section 106 agreement to secure recreation and open space provision or the enhancement of existing facilities elsewhere. This provision or enhancement will be fairly and reasonably related in scale and kind to the development proposal and be in a location where it would be of direct benefit to the occupiers of the new development.

Reasons and Explanations

i. Developers will be required to make provision for recreation and open space associated with new housing normally as part of the scheme or alternatively where this is not feasible, through a financial contribution (by way of a Section 106 Agreement) towards new provision or to the improvement of existing provision elsewhere in the locality. The basis for any contribution is that there is an identified Vale Royal Borough Local Plan 135

Recreation and Tourism 7

impact arising from the development in the local and surrounding area, and that the contribution is a measure designed to mitigate that impact. ii. The Council has undertaken an Open Space Audit and Assessment in line with PPG17 which will be used to inform the implementation and future revisions to the policy on the provision of recreation, sport and open space. iii. In order to avoid conflict between users of open space and residents, it is important that the location, size, type and use of such space is taken into account from the first stages of layout design, especially where play areas with equipment are to be provided. Open space should be well integrated within the development and not simply identified over left-over or hard to develop areas (see also BE1). iv. Open space, particularly children’s play space, should be designed and located, to optimise passive surveillance from surrounding houses to minimise the incidence and fear of crime (see also BE1). v. Proposals will be assessed in relation to the Borough Council’s Supplementary Planning Guidance on Planning Gain. vi. Family dwellings do not include 1 bedroom dwellings or sheltered accommodation.

7.8 Policy Derivation PPG3 “Housing” PPG17 “Planning for Open Space, Sport and Recreation”

Existing Formal and Informal Open Spaces and Recreational Facilities

RT4

Existing formal and informal open spaces and recreational facilities shall be retained in recreational or amenity use. Exceptions will only be allowed where:

i. there is, now and likely to continue to be, a surplus of that type of open space in the area, compared with council standards, and there is no demand, now or likely in the foreseeable future, in the area for open space or recreational facilities that could be met by the use of the site; and ii. the loss of open space would not result in a material reduction in the quality of open space provision in the area; or iii. an equivalent and suitably located facility or improved existing facility which would satisfy the needs of the community, is provided without disrupting the availability of the service provided. The Council will seek to secure the terms of this policy through the imposition of planning conditions or, where this is not feasible, by negotiating a planning agreement under Section 106 of the Planning Act.

Reasons and Explanations i. Existing areas of recreational land and open space are an important resource which must be retained for the future benefit of the community. ii. The areas form a range of recreational functions and are accessible to all sectors of the community. iii. Some open spaces are an important feature of the town/village in which they are located; their retention will assist in the preservation of the area’s character. iv. The areas which this policy aims to protect include school playing fields, parks, informal and formal open space provision within housing areas and other formal sports provision (Formal and informal open space are defined in the Glossary). 136 Vale Royal Borough Local Plan

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v. The loss of recreational land, in housing estates, to garden land will be resisted because the Borough Council wishes to preserve amenity spaces and the access to them. vi. The Council has undertaken an Open Space Audit and Assessment in line with PPG17 which will be used to inform the implementation and future revisions to the policy on the provision of recreation, sport and open space.

7.9 Policy Derivation PPG3 “Housing “ PPG17 “Planning for Open Space, Sport and Recreation” Cheshire 2016 Structure Plan Alteration Policy TR1 and TR2

Allotments

RT5

Proposals for the development of allotment sites as identified on the Proposals Map will not be allowed. Exceptions will be made where the existing allotments can be adequately replaced nearby.

Reasons and Explanations

i. Allotments should be protected from redevelopment, wherever possible, due to their very important local value, fulfilling a unique amenity and recreation role. ii. Allotments make an important contribution to the character of the natural and built environment of an area. iii. If allotments become disused, they could continue to fulfil an amenity role by reverting to open space, where their visual and wildlife value would increase.

Policy Derivation PPG17 “Planning for Open Space, Sport and Recreation”

Village Facilities

RT6

Proposals for the development of village facilities, e.g. village halls, community centres and recreational clubs, where they serve to improve provision and satisfy the needs of local people will be allowed. Where possible, such facilities should be located within settlement policy boundaries.

Reasons and Explanations

i. To improve the range of services and facilities for local people. ii. To concentrate facilities near to centres of existing population. iii. To encourage people to travel to these facilities without using private transport.

7.10 Policy Derivation PPG13 “Transport” PPG17 “Planning for Open Space, Sport and Recreation” Cheshire 2016 Structure Plan Alteration: Policy TR2 Vale Royal Borough Local Plan 137

Recreation and Tourism 7

Tourist Accommodation within the towns of Northwich and Winsford and the villages of Anderton, Barnton, Cuddington, Davenham, Hartford, Lostock Gralam, Lower Marston, Lower Wincham, Moulton, Rudheath and Tarporley and the inset villages of Frodsham, Helsby, Higher Wincham and Weaverham.

RT7

within the settlement policy boundaries at Northwich, Winsford, Anderton, Barnton, Cuddington, Davenham, Harford, Lostock Gralam, Lower Marston, Lower Wincham, Moulton, Rudheath, Tarporley, Frodsham, Heslby, Higher Wincham and Weaverham proposals for new development or the change of use of an existing building for a hotel, guest house or other visitor accommodation will be allowed provided the proposed development:

i. does not require significant alteration to the building; ii. does not have an unduly detrimental effect on the amenities of the people living nearby; iii. does not conflict with the relevant policies contained in the Built Environment and Natural Environment chapters; iv. fits in with the surroundings, with regard to siting, scale, design, materials and landscaping; v. satisfies the Highway Authority’s requirements for access and parking.

Proposals for new build hotels and guest houses outside the policy boundaries of these settlements will not be allowed.

Reasons and Explanations i. To assist the provision of tourist accommodation to enable visitors to the area to stay longer. ii. To preserve the character of the individual buildings and the town or villages in which they are located. iii. To protect the amenity of nearby residents. iv. To ensure that any new development is of a good standard and design. v. In the interests of highway safety.

7.11 Policy Derivation PPG21 “Tourism” Cheshire 2016 Structure Plan Alteration: Policy TR1

Tourist Accommodation within the Open Countryside and the Green Belt

RT8

Within all parts of the Borough which lie within the Green Belt or open countryside proposals for new buildings for hotel accommodation will not be allowed.

Reasons and Explanations i. Isolated development often detracts from the appearance of the countryside and it is expensive to provide with services. ii. New development should be concentrated in the town and villages of the Borough. 138 Vale Royal Borough Local Plan

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iii. Much of the northern part of the Borough falls within the north Cheshire Green Belt, where development is carefully controlled. iv. Development such as this would not preserve the openness of the Green Belt and would conflict with purposes of including land within it.

7.12 Policy Derivation PPG2 “Green belts” PPG21 “Tourism” Cheshire 2016 : Structure Plan Alteration (2001) GEN2

Chalet Type Development

RT9

Chalet type development would amount to inappropriate development in the Green Belt and would only be permissible in cases where other material considerations amounted to very special circumstances sufficient to outweigh the harm to the Green Belt and any other harm arising from the development.

Within all parts of the Borough which lie within open countryside, proposals for chalet type development will be allowed provided that the following criteria are met:

i. the proposed site should have good accessibility via major roads and public transport; ii. the proposal is centred on a major natural resource; iii. the proposal does not involve the loss of the best and most versatile agricultural land; iv. the layout of the site should provide large open areas and landscaping buffers between the chalets and open areas and along the edges of the site; v. the location of the proposed development should be visually unobstructive; vi. the proposed development should display a high standard of design; vii. the proposal should give priority to using land identified for such development in policy RT19, where this is not possible the proposal should make use of under used/vacant land and where possible areas of derelict countryside; viii. a legal agreement would be entered into to ensure that an ecological site survey is carried out and that the chalets are used as holiday accommodation only, not as permanent residential accommodation; ix. proposals should incorporate the retention of existing features, such as trees, hedgerows and ponds.

Reasons and Explanations

i. To prevent areas of the Borough of high landscape/ecological value from inappropriate development. ii. To protect the rural areas of the Borough from visually intrusive development. iii. To protect the amenity of nearby residents. iv. To ensure that less pressure is placed on local services than would be the case with permanent accommodation. v. The provision of chalet type development would not preserve the openness of the Green Belt and would constitute inappropriate development.

Policy Derivation Vale Royal Borough Local Plan 139

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PPG2 “Green Belts” PPG9 “Nature Conservation” PPG13 “Transport” PPG21 “Tourism” Cheshire 2016 Structure Plan Alteration Policy GEN2

The Use of Farmhouses for Bed and Breakfast Accommodation within the Greenbelt and Open Countryside

RT10

Within all parts of the Borough which lie within the Green Belt and the open countryside, proposals for the use of farmhouses for bed and breakfast accommodation will be allowed provided that:

i. the proposal would not result in the loss of a dwelling used as part of a working farm unit; ii. the farmhouse is capable of accommodating the use proposed without the need for extensions or changing the building’s character; iii. proposals must satisfy the Highway Authority’s requirements for access and parking.

Reasons and Explanations i. The introduction of some bed and breakfast accommodation may not require planning permission; this policy applies where it does. ii. To assist in the provision of a range of tourist accommodation to enable visitors to the area to stay longer, and to satisfy the demand for cheaper accommodation. iii. To ensure that the use of the building remains principally a farm house associated with a farm unit. iv. In the interest of highway safety. v. To preserve the character of the individual buildings, and the area in which they are located. vi. To support such development policies GS6 and RE12 provide for the conversion of other farm buildings to tourist accommodation.

Policy Derivation PPG2 “Green Belts” PPG21 “Tourism” Cheshire 2016 Structure Plan Alteration Policy TR2 & 3 140 Vale Royal Borough Local Plan

7 Recreation and Tourism

Extensions to Existing Facilities

RT11

In the towns and villages of the Borough listed in policies RT7 and RT9, the extension of existing hotel, guest house or other tourist accommodation will be allowed, provided that the following criteria are met:

i. the proposed development does not conflict with the relevant policies contained within the Built Environment and the Natural Environment chapters; ii. the proposed development is of an appropriate scale which does not dominate the existing building; iii. the proposed development blends in with its surroundings, in terms of scale, design, materials and landscaping; iv. consideration should be given to those users with mobility problems (ref policy T15); v. proposals must satisfy the Highway Authority’s requirements for access and parking.

Reasons and Explanations

i. Extensions of an appropriate scale can often ensure the future viability of such businesses. ii. Extensions can provide additional bedroom accommodation and attract tourists to an area. iii. Extensions can utilise a site to its full potential without resulting in a disproportionate increase in scale. iv. To ensure that extensions do not detract from a building’s setting.

Policy Derivation PPS7 “Sustainable Development in Rural Areas”” PPG21 “Tourism”

Small Extensions to Existing Hotels, Guest Houses and Other Tourist Accommodation within the Green Belt and Open Countryside

RT12

Within all parts of the Borough which lie within the Green Belt and the open countryside, small extensions to existing hotels, guest houses and other tourist accommodation will be allowed, provided that the following criteria are met:

i. the proposed development meets the criteria contained within policy RT11; ii. where a proposed extension would be to a converted rural building, the character of the original building must not be lost. Such a proposal should also be of an appropriate scale and not dominate the existing building. (ref policy GS6); iii. proposals must have no greater impact on the open nature of the open countryside of Green Belt than the existing development. Vale Royal Borough Local Plan 141

Recreation and Tourism 7

Reasons and Explanations i. To ensure that developments in rural areas do not detract from the building’s character and the setting. ii. To ensure that development is of a good standard and design. iii. To minimise visual impact and protect the amenity of nearby residents. iv. To preserve the openness of the open countryside and the Green Belt. v. A small extension is considered to be that which would result in disproportionate additions over and above the size of the original building.

Policy Derivation PPG2 “Green Belts” PPS7 “Sustainable Development in Rural Areas”” PPG21 “Tourism”

Touring Recreational Caravan and Camping Sites

RT13

Touring recreational caravan and camping sites may be allowed provided they satisfy the following criteria:

i. they are situated adjacent or close to the major routes through the Borough; ii. sites should not be visually intrusive and must satisfy the Borough Council with regard to access, layout and landscaping (including screening). In addition any permanent buildings required should be of a small scale and should blend into the surrounding landscape in terms of their siting, design and the materials used; iii. the site should not detract from the surrounding amenities of the area nor any nearby residential property; iv. the site should be capable of being connected to existing services; v. the site should provide appropriate facilities.

Reasons and Explanations i. To continue the environmental impact of recreational caravans to areas close to the major routes through the Borough, and to try to limit the numbers of cars with caravans which may travel on minor rural roads. ii. In the interests of highway safety and visual impact. iii. To protect the amenity of nearby residents. iv. To ensure that such developments do not lead to the need for extra public services. v. Additional to obtaining a planning permission any new caravan sites must be licensed under Part 1 of the Caravan Sites and development Act 1960. vi. Appropriate facilities can be defined as a utility block (toilets, showers and drinking water supply).

Policy Derivation PPG21 “Tourism” Cheshire 2016: Structure Plan Alteration Policy TR3 142 Vale Royal Borough Local Plan

7 Recreation and Tourism

Static Recreational Caravan Sites

RT14

Proposals for new sites or the extension of existing sites or the increase in density for static recreational caravans will not be allowed.

The extension of periods of occupation will be allowed provided that the sites remain unoccupied for the period 2 January to 28 February each year and that the extended occupation results in no unacceptable increase in nuisance to nearby residents.

Reasons and Explanations

i. A considerable number of static recreational caravan sites already exist within the Borough; it is not considered necessary to develop further sites or to extend the period of occupation of current sites. ii. To restrict further intensification of use of existing sites. iii. To protect the amenity of nearby residents. iv. Proposals for static caravan sites will be considered as the creation of permanent residences.

Policy Derivation PPG21 “Tourism” Vale Royal Borough Local Plan 143

Recreation and Tourism 7

Golf Courses

RT15

Proposals for the development of land for golf courses, will be allowed, provided that the following criteria are met:

i. any additional built development should be essential for the operation of the course. This may include a clubhouse and the maintenance building (which should be carefully designed regarding scale, design and materials used). Proposals for other buildings, in open countryside and green belt which are not essential to the operation of the golf course, such as hotels, conference centres, sorts halls, restaurants and residential holiday accommodation will not be allowed; ii. proposed buildings and car parking shall be provided in areas well screened from the adjacent countryside by existing or proposed landscaping. Car parking areas should also be appropriately surfaced, using for example grasscrete; iii. the proposed site should have good accessibility via major roads and public transport; iv. where public footpaths are present, they should be retained and incorporated within the layout of the golf course (this may involve diversion of footpaths but not for closure): v. a landscape and nature conservation management plan, setting out detailed proposals for land management should be approved by the borough council. This should include the provision of areas of ‘rough’ to provide wildlife opportunities and reduce the need for grassland management wherever possible; vi. proposals should incorporate, the retention of existing features such as isolated trees, small groups of trees, hedgerows, ponds and semi-natural or wildlife rich habitats. New native woodland planting should form approximately 15% of the course area, as part of the Mersey Community Forest plan programme, where relevant; vii. within the areas listed in policies NE2, NE3 and NE11, such development will not be allowed where there would be a damaging effect on wildlife habitats or important physical features or the overall character of the landscape; viii. development proposals should be sympathetic to the historic landscape character and features of the area (reference policy BE15); ix. where present, archaeological sites should be preserved. Where this is not possible, approval will only be given where provision is made for archaeological investigation and recording, the funding of which would be met by the developer; reference should also be made to policies BE13 and BE14; x. proposals will be encouraged in areas of derelict countryside and derelict/despoiled land which would result in a substantial improvement in the landscape. However proposals should not compromise the nature conservation value of a derelict site. xi. proposals should incorporate the retention of existing watercourses and should have no adverse impact on groundwater supplies through the effects of providing additional water features (ref. policy P5).

Reasons and Explanations i. Substantial earth movement; the creation of water features; the importation of materials such as hardcore or the loss of topsoil on high quality agricultural land could prevent it reverting back to agriculture if required, due to the potential damage to soil quality. 144 Vale Royal Borough Local Plan

7 Recreation and Tourism

ii. The scale of development of a golf course can have a significant impact on the landscape character, whilst built development can introduce an ‘urban feel’ into the countryside. iii. Proper management of a golf course will ensure the protection and enhancement of wildlife habitats. iv. Public access to the countryside can be improved by golf development. v. To protect areas of the Borough of high landscape/ecological value from inappropriate development. vi. To ensure that the openness of the Green Belt is preserved and that any development that takes place within it does not conflict with the purpose of including land within it. vii. Areas of derelict/despoiled land are often of great nature conservation value; it is important therefore that any proposals reflect this by providing for the retention/incorporation of features of importance within the golf course layout. viii. To avoid risk to the quantity/quality and availability of groundwater resources due to the effects of additional water features.

Policy Derivation PPG2 ” “Green Belts” PPG9 “Nature Conservation” PPG13 “Transportation” PPG16 “Archaeology and Planning “ PPGG17 “Planning for Open Space, Sport and Recreation” Cheshire 2016: Structure Plan Alteration Policy TR4 “ Golf Course Proposals in Historic Landscapes” English Heritage 1991 “Golf Course in the Countryside” Countryside Commission 1993 “On Course Conservation” Nature Conservancy Council 1990 Environment Agency Guidance Notes for Development Plans.

Driving Ranges

RT16

Proposals for the development of land for golf driving ranges will be allowed, providing that the following criteria are met:

i. the proposal does not conflict with policy RT15; ii. developments involving visual obtrusive fencing, in rural areas, will not be allowed; iii. due to the visually intrusive nature of floodlighting, developments within which it is included in rural areas will not be allowed; iv. proposals for new built development should be essential for the operation of the driving range and be of a small scale. Any proposals which include significant built development will not be allowed; v. proposals within the Green Belt must preserve its open character; vi. particular attention should be paid to landscape and nature conservation issues, specially in relation to clause (v) of policy RT15.

Reasons and Explanations

i. To protect the rural areas of the Borough from visually intrusive development. ii. To protect areas of the Borough of high landscape/ecological value from inappropriate development. iii. To preserve the openness of the Green Belt. iv. To protect the amenity of nearby residents. Vale Royal Borough Local Plan 145

Recreation and Tourism 7

Policy Derivation PPG2 “Green Belts” PPG9 “Nature Conservation” PPG13 “Transport” PPG16 “Archaeology and Planning” PPG17 “Planning for Open Space, Sport and Recreation” Cheshire 2016: Structure Plan Alteration Policy TR4 “Golf Course Proposals in Historic Landscapes” English Heritage 1991 “Golf Courses in the Countryside” Countryside Commission 1993 “On Course Conservation” Nature Conservancy Council 1990

Noisy Sports

RT17

Proposals for the permanent use of land for noisy sports will be allowed provided that they satisfy the following criteria:

i. proposed development will be assessed in respect of its noise impact on noise sensitive development or areas valued for their tranquillity. Account will be taken of all applicable statutory standards, british standards, and rules of governing bodies and other appropriate guides, with reference to the Council’s environmental services division; ii. that the proposal incorporates a scheme indicating noise mitigation measures to be incorporated at the site. This scheme will be reviewed at intervals to allow a progressive improvement of the noise environment as changes in technology and regulation take place. Conditions will also be imposed limiting the hours and/or days of use where appropriate; iii. in the case of gun sports, the proposed development would not result in excessive noise levels at the boundaries of noise sensitive development; iv. within the areas listed in policies NE2, NE3, NE11 and woodland areas of nature conservation value, such development will not be allowed where there would be a damaging effect on wildlife habitats or important physical features; v. that the proposal incorporates a plan to show how the site will be managed, to minimise the impact of activity on areas of wildlife importance and to ensure adequate woodland/countryside management; vi. the proposal should not disrupt or lead to the loss of public access such as footpaths, bridleways and cycle routes or place their users in any danger; vii. the proposal should not cause unacceptable traffic congestion, or generate traffic flows which would be harmful to the environment such as heavy traffic flows on a minor road through a village or rural area.

Reasons and Explanations i. (i) Provision of a management plan can help to identify areas of wildlife importance and ensure that they are protected from damage. ii. (ii) To protect the environmental character of the area. iii. (iii) To protect the amenity of nearby residents. 146 Vale Royal Borough Local Plan

7 Recreation and Tourism

iv. (iv) In the interests of highway safety. v. (v) Woodland of nature conservation value includes SSSIs, ancient semi-natural woodlands (the Borough Council and English Nature hold inventories of these), ASCVs and areas identified by the Borough Council for their importance to wildlife in a local context.

Policy Derivation PPG2 “Green Belts” PPG9 “Nature Conservation” PPG17 “Planning for Open Space, Sport and Recreation” PPG24 “Planning and Noise” Cheshire 2016: Structure Plan Alteration Policy TR2

Motor Sports

RT18

Proposals for the permanent use of land for motor sports will be allowed provided that they satisfy the following criteria;

i. within the areas listed in policies NE2, NE3, NE11 and woodland areas of nature conservation value such development will not be allowed where there would be damaging effects on wildlife habitats or important special features; ii. the site should be well screened from adjacent countryside by existing or proposed landscaping; iii. the proposed development should not be within 400m of a significant number of dwellings, noise sensitive development or areas valued for their tranquillity; iv. proposals for built development (such as changing room and toilets) and car parking areas should be of a small scale; involve minimal tree loss and be sympathetic, in terms of design and materials used, to the surrounding area; v. proposals within the Green Belt must preserve its open character; vi. proposals should not disrupt or lead to the loss of public access, such as footpaths, bridleways and cycle routes; vii. where the activity is likely to generate high noise levels, conditions would be attached to a planning application, limiting hours of use and controlling noise emissions during unsociable hours; viii. the development should not cause unacceptable traffic congestion or generate traffic flows which would be harmful to the environment, such as heavy traffic flows on a minor road through a village or rural area; ix. the development satisfies the Highway Authority’s access and parking requirements; x. that the proposal incorporates a plan to show how the site will be managed to minimise the impact of activity on areas of wildlife importance and to ensure adequate woodland/countryside management.

Reasons and Explanations

i. Motor sports can cause damage and disturbance to the countryside. ii. To protect the environmental character of the area. iii. To protect the amenity of nearby residents and to preserve the character of noise sensitive areas. iv. To protect areas of the Borough of high landscape/ecological value from inappropriate development. Vale Royal Borough Local Plan 147

Recreation and Tourism 7 v. To preserve the openness of the Green Belt. vi. Woodland of nature conservation value includes SSSIs, ancient semi-natural woodlands (the Borough Council and English Nature hold inventories of these); ASCVs, areas identified by the Borough Council for their importance to wildlife in a local context.

Policy Derivation PPG9 “Nature Conservation” PPG17 “Planning for Open Space, Sport and Recreation” PPG24 “Planning and Noise” Cheshire 2016: Structure Plan Alteration: TR2

Tourist/Recreation Related Facilities

RT19

The following sites are identified for tourist/recreation related facilities and are shown on the Proposals Map

RT19.1 The Lion Salt Works, Marston (1.94ha)

RT19.2 Fourways’ Quarry, Oakmere (92.20ha) (ref. policies RT11 and MW3)

RT19.3 Nunsmere, Sandiway (28.25ha) (ref. policies RT11 and MW3)

RT19.4 British Waterways Site, Northwich (1.26ha) (ref. policies GS11 and GS11h)

RT19.5 Marina Development Site, Northwich (1.98 ha) (ref: policies GS11 and GS11e).

Any proposals for these sites must:

i. not conflict with the relevant policies contained in the Built Environment chapter and the Natural Environment chapter; ii. satisfy the Highway Authority’s requirements for access and parking.

Reasons and Explanations i. To assist in the reopening of the Lion Salt Works as an important visitor attraction. ii. To ensure that any development is of a good standard and design. iii. In the interests of highway safety. iv. Public access to the river banks in Northwich and Winsford is an essential element of the River Weaver Valley Initiative and, in Northwich also, the Northwich Environmental Strategy. v. Fourways’ Quarry is identified for non-engine powered water sports (sailing, sailboarding, canoeing and fishing) and strictly ancillary development (water sports club with changing facilities and a fishing club) and timber chalets (the number and location to be agreed with the Borough Council) to be used only in conjunction with the recreational uses, not as permanent dwellings. Any proposal should be accompanied by an Ecological Management Plan for the site. vi. Nunsmere, Sandiway, is identified for water skiing use, along with the development of timber chalets (the number and location to be agreed with the Borough Council) to be used only in conjunction with the recreation uses, not as permanent dwellings. Any proposal should be accompanied by an Ecological Management Plan for the site. 148 Vale Royal Borough Local Plan

7 Recreation and Tourism

Policy Derivation PPG9 “Nature Conservation” PPG17 “Planning for Open Space, Sport and Recreation” PPG21 “Tourism” Cheshire 2016 Structure Plan Alteration Policy TR1 and Policy TR2

Mooring Facilities

RT20

Mooring facilities will be permitted as follows:

i. proposals for further development of the Cheshire canals to exploit their recreational potential for boating, cruising, walking, cycling or angling will be allowed in areas where canals are underused and not allowed where they are overused; ii. further linear moorings will not be allowed (exceptions may be made where the proposals are for the extension of linear or layby mooring facilities at existing locations where pressure from boat numbers is clearly demonstrated and the development would not result in the obstruction of the waterway for other users). Instead moorings will be allowed only at separate moorings basins for 50-100 boats and exceptionally for up to 200 boats, or alternatively at small scale transit mooring facilities for up to approximately 50 boats; iii. major boating centres for accommodating 200-250 boats must be spaced at intervals of about one day’s cruising; iv. proposals for the small scale expansion of existing marinas will be allowed; v. proposals for mooring facilities in the open countryside/Green Belt which include built development which is not considered to be necessary (such as a hotel, restaurant etc) will not be allowed.

Proposals must satisfy the general requirements for recreation/tourist development set out in policy RT1

Reasons and Explanation

i. The provision of mooring facilities alongside the canal should be encouraged, whilst avoiding boat traffic congestion and the uneconomic duplication of facilities. ii. Linear moorings can restrict the use of the canal for other activities. Mooring basins and transit facilities provide limited facilities for mooring without causing obstruction to the use of the canal. iii. Boating centres provide a wide range of facilities and services. These should be located sensibly in relation to each other and the need s of the travelling public on the canals. iv. Alternative uses of the canal towpaths for recreation, such as walking and cycling, will ensure that the canal routes continue to be used. v. The waterways in Vale Royal have a wide variety of mooring facilities available, however demand may result in pressure for the expansion of existing facilities and the creation of new ones. This policy aims to accommodate such demand, whilst not compromising the quality and attractiveness of the areas through which these waterways pass.

Policy Derivation PPG2 “Green Belts” PPG17 “Planning for Open Space, Sport and Recreation” Vale Royal Borough Local Plan 149

Recreation and Tourism 7

Cheshire 2016: Structure Plan Alteration Policies TR7 and TR2

The Weaver and Dane Valleys

RT21

Refer to policies NE16 and NE17 in the Natural Environment chapter.

All development proposals for land adjacent to the rivers Weaver and Dane should incorporate the following points:

i. safeguard existing access routes to the riverside and, where appropriate, establish additional access points; ii. provided for public access along the whole length of both banks of the rivers Weaver and Dane in Northwich. Proposals which are prejudicial to the achievement of the above will not be allowed.

Reasons and Explanations i. Improved access to the river valleys is important if they are to be used as a recreational facility for both water and non-water based activities. ii. Public access to the riverbanks in Northwich is an essential ingredient of the Northwich Environment Strategy. iii. Improving public access to the River Weaver is a key element of the Weaver River Valley Initiative.

Policy Derivation PPG17 “Planning for Open Space, Sport and Recreation” Cheshire 2016 Structure Plan Alteration TR1 and TR2

The Winsford Flashes

RT22

The Borough Council will resist any development proposals around the Winsford Flashes which conflict with their use as a recreational and amenity resource, especially in terms of public access.

Reasons and Explanations i. The Bottom Flash is a valuable recreation and amenity resource in the heart of Winsford, and continued efforts will be made to retain and enhance this feature as a recreational facility by improving access to it. ii. The recreational potential of the Flash is further enhanced through its connection to the River Weaver and the national canal network via a restored Anderton Lift.

7.13 Policy Derivation PPG17 “Planning for Open Space, Sport and Recreation” Cheshire 2016: Structure Plan Alteration Policy TR1 and TR2 150 Vale Royal Borough Local Plan

7 Recreation and Tourism

The Whitegate Way

RT23

Any development proposals for land between High Street and Roehurst Lane, Winsford, should make provision for an extension to the Whitegate Way, including a landscape scheme, from its junction with Bradford Road southwards to the High Street, Winsford as shown on the Proposals Map.

Reasons and Explanations

i. Such a proposal could make beneficial use of an area of derelict land, improve the environment and make a countryside recreation facility more accessible to the local population, specifically those on foot, bicycle and on horse.

Policy Derivation PPG17 “Planning for Open Space, Sport and Recreation”

Delamere Forest

RT24

Further low intensity recreational development proposals will be allowed within Delamere Forest, in an area identified on the Proposals Map, if it is clear that it would not result in unacceptable levels of congestion on roads and would not result in a deterioration of the local environment.

Reasons and Explanations

i. To protect the environment. This area already experiences considerable pressures from existing recreational uses. Development of any additional uses may result in long term damage to the environment. ii. In the interests of highway safety. iii. Low intensity recreation includes walking, cycling and horse riding.

7.14 Policy Derivation PPG17 “Planning for Open Space, Sport and Recreation” Cheshire 2016: Structure Plan Alteration - Policy TR2

The After-Use of Wet Mineral Workings for Water Sports

7.15 Refer to policies MW1 to MW4 in the After Use of Mineral Workings and Waste Disposal (Landfill) Sites chapter. Vale Royal Borough Local Plan 151

Recreation and Tourism 7

Oulton Park Motor Racing Venue

RT25

Proposals for new motor sports related development within Oulton Park racing venue, as defined on the Proposals Map, will be allowed provided that they satisfy the following criteria:

i. new built development should be ancillary to the use of the site for motor racing purposes; ii. new built development should be sited either in association with existing buildings on the site or in locations where its environmental impact would be reduced. Development should not detract from the character and appearance of the locality; iii. so far as is possible, proposals should retain existing trees on the site. Where built development would involve the loss of existing trees or would be visible from outside the site, proposals should be accompanied by a suitable landscaping scheme; iv. where proposals are likely to lead to an increase in the level or duration of noise, conditions would be attached to a planning permission, limiting hours of use and controlling noise emissions; v. proposals should not result in an unacceptable increase in levels of traffic congestion, any proposal resulting in increased traffic flow should be accompanied by details of the effects on the highway network, points of access and availability of on-site parking. A traffic impact assessment may be required.

Reasons and Explanations i. Oulton Park Motor racing Circuit is an important nation leisure and tourist attraction which has existed for over 50 years. It is unique to the area, and is the only RACMSA licensed motor racing facility in the County. It is important that the site is reserved for motor racing related uses, and that any new built development in the open countryside is necessary to the efficient operation of the racetrack. ii. To protect the environmental character of the area. iii. To protect the amenities of nearby residents, in particular the village of Little Budworth.

Policy Derivation PPG9 “Nature Conservation” PPG17 “Planning for Open Space, Sport and Recreation” PPG24 “Planning and Noise” 152 Vale Royal Borough Local Plan

8 Transportation

Chapter 8 Transportation

Introduction

8.1 8.1 The overall Local Plan strategy proposes that the majority of future development should continue to be concentrated in or on the edge of Northwich or in Winsford. The Plan seeks to provide for a choice between a range of transport modes in order that more sustainable forms of transport such as cycling, walking and public transport will become increasingly attractive and practical options. Through the concentration of development in Northwich and Winsford it is also hoped that in addition to more trips being possible by sustainable forms of transport, the length of trips by private car will be shorter. There is now a national consensus on the need to improve public transport and reduce dependence on the car. The Government seeks to achieve this through an integrated transport policy, embracing all modes of transport and land-use planning.

8.2 8.2 The Local Plan Review also outlines measures which seek to control certain private car journeys, existing car parking standards will be implemented in a different way and will be revised at a strategic level in the near future and it is likely that revised standards will be expressed in terms of a range of maximum and operational minimum standards for broad classes of development. The Borough Council will continue to manage the public off-street car parking in the town centres and will encourage, through appropriate management, the use of certain car parks for short-stay users rather than commuters. Where car parking standards cannot be met, commuted sums will be required from developers to help not only to provide parking at alternative locations but to also contribute to measures to provide public transport, walking and cycling.

8.3 8.3 The transportation objectives of the Local Plan are consistent with the objectives of the Local Transport Plan (LTP). The LTP is drawn up by the County Council, in partnership with others, and covers all forms of transport. It is designed to co-ordinate and improve local transport provision with the aim of providing real alternatives to travel by private car. The Borough Council is a key partner with Cheshire County Council in developing a strategy for capital spending in Vale Royal as part of the LTP. The LTP also contains a “supporting statement” by the Borough Council setting out how through its own service delivery the LTP will be effectively implemented. This focuses particularly on development control policies.

8.4 8.4 The policies of the Transportation Chapter have been prepared in the light of the priorities set out in the Vale Royal Community Plan, namely:

8.5 • Ensure that public and other transport links effectively allow Vale Royal people to get to places of work

8.6 • Reduce the need to travel

8.7 • Maintain and enhance existing transport infrastructure

8.8 • Provide travel choices Vale Royal Borough Local Plan 153

Transportation 8

General Requirements

T1

In considering proposals for new development the Borough Council will take into account the effect of the development on the transport infrastructure. The Council will have regard to:

i. the proposals contained in the Cheshire local transport plan; ii. the requirement to reduce the need to travel, especially by car; iii. the requirement to produce a transportation assessment (see policy T2); iv. the need to mitigate any adverse impacts upon local amenity, environment and highway safety; v. the safe and free flow of traffic on the trunk road network; vi. the need to ensure that the proposal is accessible by a variety of means of transport; vii. the need to minimise the effects of traffic generation; viii. the need to produce a travel plan (see policy T20).

Reasons and Explanations i. In certain areas even small developments could have a seriously detrimental effect on safety or the environment, this would particularly be the case in rural or residential areas. Accordingly it will be necessary to ensure that these developments are assessed and if necessary controlled. ii. The current Cheshire Local Transport Plan covers the period 2001 to 2006 and contains a number of proposals throughout Vale Royal for improvements to facilitate travel by sustainable transport modes. These improvements need to be considered as part of any new development that may affect these proposals. iii. PPG13 replaces Traffic Impact Assessments with Transportation Assessments (TAs). TAs should be produced for all major new developments or development in areas that are particularly sensitive to increased traffic generation. TAs should take account of accessibility to the proposal by all modes of transportation. (See Policy T2) iv. PPG13 also introduces the concept of travel plans and suggests that major generators of travel involving jobs, shopping, leisure and services should prepare and adopt such plans to manage their transport impact upon the environment. (See Policy T19) v. Access to the trunk road network, whether directly or indirectly, will be assessed on a graduated basis. Developers should refer to DTLR Circular 04/2001 ‘Control of Development Affecting Trunk Roads and Agreements with Developers under Section 278 of the Highways Act 1980’ which sets out Government policy, and the requirements of the Highways Agency, with respect to access to the trunk road network.

Policy Derivation PPG13 - “Transport” Cheshire Local Transport Plan 2001/02 to 2005/06 154 Vale Royal Borough Local Plan

8 Transportation

Transportation Assessments

T2

The Council will require transportation assessments to accompany any major proposal or any proposal which is located in a sensitive area for traffic generation. Transportation assessments should:

i. illustrate accessibility to the site by all modes of transport and the likely modal split of all journeys to and from the site; ii. give details of proposed measures to improve access by public transport, walking and cycling and to reduce the need for parking associated with the proposal; and, iii. give details of proposed measures to mitigate transport impacts on local amenity, the environment, highway safety and the trunk road network.’

Reasons and Explanations

i. PPG13 replaces Traffic Impact Assessments with Transportation Assessments (TA’s). TA’s should be produced for all major new developments or development in areas that are particularly sensitive to increased traffic generation. TA’s should take account of accessibility to the proposal by all modes of transportation. ii. TA’s should also assess how any adverse impacts of the proposal will be mitigated and how access to the site via sustainable modes of transport will be provided or improved. iii. Detailed guidance on the preparation of Transportation Assessments is being produced by the Department for Transport at present.

Policy Derivation PPG13 – “Transport”

Public Transport

T3

Public transport facilities will be improved wherever the opportunity arises. Major new development will only be allowed where:

i. it can be well served by public transport; or ii. it provides new facilities for public transport that retains, restores or improves services; or iii. it provides new or improved interchange facilities for public transport.

Reasons and Explanations

i. In order that new developments can be fully accessed by public transport facilities; ii. In order that public transport is given additional advantages within new developments which ensure its improved use; iii. In order to encourage the use of more sustainable modes of transport.

Policy Derivation Vale Royal Borough Local Plan 155

Transportation 8

PPG13 – ‘Transport’ Cheshire Local Transport Plan 2001/02 – 2005/06

Railways

T4

The Borough Council will support improvements to the railway network. New development will only be permitted at railway stations if it can meet all of the following criteria:

i. it does not lead to a reduction of station facilities for members of the public, especially people with disabilities; ii. it does not lead to a reduction in car parking spaces at the station; iii. it does not lead to the exclusion of members of the public from areas of the platform which could reduce the long term viability of the station and its services; iv. it does not prejudice the present or future use of the station for freight movement; v. it provides an improvement to station safety and security.

Reasons and Explanations i. The Borough Council supports the reuse of existing station buildings for appropriate purposes as long as the redevelopment does not prejudice the use of the station for passengers. ii. The reduction in parking facilities at certain stations could lead to a reduction of usage which would assist the justification for station closures. The Borough Council strongly wishes to encourage the use of more sustainable forms of transport such as rail. iii. Although at present the freight potential of the existing railways has not been fully explored due to a lack of market demand, this situation may change over time as congestion, fuel prices and taxation make rail freight a more attractive alternative.

Policy Derivation PPG13 – ‘Transport’ Cheshire Local Transport Plan 2001/02 – 2005/06 156 Vale Royal Borough Local Plan

8 Transportation

Railway Stations

T5

The Borough Council will specifically safeguard land from development as indicated on the Proposals Maps for the expansion and/or improvement of facilities especially improved access for people with disabilities at the following railway stations:

i. Winsford; ii. Hartford; iii. Northwich; iv. Greenbank; v. Frodsham; vi. Helsby; vii. Lostock Gralam; viii. Delamere; ix. Acton Bridge; x. Cuddington.

Reasons and Explanations

i. The Borough Council wishes to work with the train operating companies and Network Rail to provide the best possible facilities in order to encourage the use of more sustainable forms of transport. ii. In order to ensure that railway stations and their facilities are accessible to people with disabilities. iii. The Vale Royal Public Transport Liaison Committee monitors the provision of public transport services. It comprises representatives of Town, Parish, Borough and County Councils as well as bus and train users. It advises the County Council’s Transport Co¬ordination Service on local issues and originates ideas for new services. It also acts as a forum for local opinion when service cuts have to be considered.

Policy Derivation

PPG13 – ‘Transport’

Cheshire Structure Plan Alteration (Cheshire 2016)

Northwich – Middlewich – Sandbach Rail Line

T6

The Borough Council will safeguard the line of the Northwich – Middlewich – Sandbach railway within Vale Royal as shown on the Proposals Map from development which would prevent future use for passenger and/or rail freight services.

Reasons and Explanations

i. The Northwich/Sandbach Line is presently only used for freight services and as a diversionary route for passenger services while the main West Coast Main Line is undergoing engineering works. Vale Royal Borough Local Plan 157

Transportation 8

However, the route could be used to serve existing and new development at Gadbrook for passenger and freight. Accordingly, in order to meet this long term objective the Borough Council feel it is fully justified in ensuring the route is safeguarded in the long term.

Policy Derivation PPG13 ‘Transport’

Safeguarded Rail Lines

T7

The Borough Council will safeguard from development any railway line predominately used for non passenger services or not presently in use for rail services such as:

i. Helsby/Mouldsworth (part of the national cycle network); ii. railway link adjacent to New Warrington Road; development will only be permitted if it would not prejudice: iii. the future reopening of the line for rail services; iv. the use of the route of the line as a cycleway, footpath and/or bridleway; v. the use of route as a linear park; vi. the line’s role as a wildlife corridor.

Reasons and Explanations i. In order to ensure that rail corridors continue to be available for reuse for rail purposes in the future. ii. In order that rail corridors are not developed in a manner which will prevent them being used for sustainable transport or tourism. iii. Any development on or adjacent to these lines would need to take into account the presence of significant pipelines.

Policy Derivation PPG13 ‘ Transport’

Pedestrians and Walking

T8

The Borough Council will permit new developments if they include the following where they are currently lacking and their provision would be of benefit:

i. Safe and convenient pedestrian routes which provide direct links between the main buildings in the proposal and to the surrounding local area and facilities; ii. Signs to/from public transport facilities and local facilities such as shops; iii. Measures to ensure the safety of pedestrians such as pedestrian crossings, safety barriers, lighting and environmental traffic management. iv. Measures to protect and enhance existing public rights of way affected by the development. 158 Vale Royal Borough Local Plan

8 Transportation

Reasons and Explanations

i. Developers, when planning new developments, should ensure that footpaths and cycle ways are included as an integral part of the design. Various issues will need to be addressed when cycle ways and footpaths are segregated from the highway such as the need for good overlooking, well designed lighting schemes and landscaping. It is anticipated through good design many of the problems perceived to be associated with segregated footways and cycle ways can be overcome ii. Walking can play an important role in creating healthier lifestyles.

Policy Derivation PPG13 – ‘Transport’ Cheshire Local Transport Plan 2001/02 – 2005/06

Cycling

T9

In considering proposals for new development the Borough Council will seek, where appropriate, improvements to facilities for cyclists through:

i. the provision of, or a contribution towards, additional cycle routes to and from the surrounding area, and the provision of links between all major buildings within the proposal; ii. the provision of the required level of safe, secure and covered cycle parking based on the Council’s cycle parking standards; iii. the provision of adequate changing facilities, showers and lockers.

Reasons and Explanations

i. Cycling is a key component of transport policy and is seen as a sustainable alternative to the use of the car. In addition, the use of cycles promotes the health and well being of the community and can help to reduce traffic congestion and pollution. ii. The provision of safe, convenient, secure and covered cycle parking is a vital factor in encouraging the use of cycling as a mode of transport. It is essential that these facilities are provided at all major buildings and destinations and that they are linked with adequate changing, locker and shower facilities. iii. Major developments should provide direct and safe cycle routes to and from the surrounding area. This may include both on and off-road routes. iv. Cycling can play an important role in creating healthier lifestyles.

Policy Derivation PPG13 – ‘Transport’ Cheshire Local Transport Plan 2001/02 – 2005/06

National Cycle Network

T10

The Borough Council will safeguard a route indicated on the Proposals Map which is the proposed Vale Royal section of the national cycle network and includes the Weaver Valley Cycle Way. Vale Royal Borough Local Plan 159

Transportation 8

Reasons and Explanations i. The National Cycle Network has been given support at a national level through the funding from the Millennium fund for survey work. A route has been indicated on the Proposals Maps and some surveys were carried out, however, it is possible that more detailed survey work will indicate that the route may have a detrimental impact on sites of landscape or nature conservation value and it may be necessary in certain cases to vary from the indicated route for a variety of reasons such as safety. The detailed design of any section of the route will need to incorporate mitigation measures for nature conservation and traffic calming. ii. Long distance cycle routes can provide both a valuable leisure resource but also sections of the route allow for journeys to work and shop and it is a more sustainable form of transport.

Freight

T11

The Borough Council will not permit proposals for large scale warehousing and distribution facilities unless they meet all of the following criteria:

i. the site can be served by rail and/or commercial waterway; ii. the proposal would not lead to an unacceptable increase in traffic either in a sensitive residential or rural area following a transportation assessment; iii. the proposed development is well related to existing employment areas; iv. the proposed development is not within the Green Belt, SSSI, ASCV, ASLEV.

Reasons and Explanation i. The type of development to which this policy refers is proposals of approximately 10,000 square metres (100,000 square feet) upwards.

Development of Land Adjacent to the River Weaver for Water Based Freight Facilities

T12

The development of land adjacent to the River Weaver for water based freight facilities will be permitted within the policy boundaries of Winsford and Northwich provided that the proposal meets all the following criteria:

(i) the proposal does not conflict with the Borough Council’s aims for tourism and recreation;

(ii) the proposal does not detract from areas of acknowledged nature conservation and landscape importance.

Reasons and Explanations i. The use of heavy lorries to transport goods causes environmental problems in residential areas. Lorries cause vibration, noise and exhaust fumes and can also pose a safety hazard where they go through residential areas. It is necessary to look at alternative methods of moving heavy goods 160 Vale Royal Borough Local Plan

8 Transportation

for the future which may soon be more viable as proposed improvements to the West Coast Main Line and links to Europe are implemented. ii. The Weaver Navigation offers opportunities for water based freight, however, much of the Weaver Valley is an Area of Special County Value and according development should be confined to the areas adjoining the river within Northwich and Winsford Policy Boundaries.

Policy Derivation PPG13 – ‘Transport’

Car Parking

T13

Developments should provide car parking in accordance with the maximum car parking standards.

Levels less than the standards may be acceptable where:

i. the proposal is within the town centre policy boundary of Northwich or Winsford or the defined shopping area of Frodsham; or ii. the proposal is in an area that is highly accessible by public transport and by cycling; or iii. the proposal is within a short walking distance of an area of public car parking; or iv. the reduced level of provision would not lead to a reduction of residential amenity in the surrounding area, through more on street parking.

Where reduced levels of car parking are provided in accordance with the above criteria, contributions will be sought to either provide car parking off-site or contribute towards measures to facilitate access by public transport, walking or cycling.

The Borough Council may seek to reduce car parking provision on sites where a travel plan has been implemented.

Reasons and Explanations

i. Interim Parking Standards for Cheshire are referred to in the Structure Plan and are based on guidance in PPG13 and RPG13. The council will employ these as maximum standards in assessing development proposals. ii. In certain circumstances the standards will be relaxed where the site is accessible via sustainable modes of transport. iii. The revised parking standards are likely to be expressed in terms of non-operational standards and will also consider accessibility of development in terms of public transport and pedestrians/cyclists.

Policy Derivation PPG13 – ‘Transport’ Cheshire Local Transport Plan 2001/02 – 2005/06 Vale Royal Borough Local Plan 161

Transportation 8

Car Parking in Town and Village Centres

T14

The Council will seek to ensure an appropriate supply of attractive, convenient and safe parking for shoppers and other short-term parkers in town and village centres. Development which involves the loss of public parking which provides for shoppers and visitors in defined town and village centres will only be permitted if:

i. an appropriate level of replacement provision can be accommodated as part of the development; ii. an appropriate level of replacement provision can be made at a convenient location in proximity to the town or village centre.

Reasons and Explanations i. In order to ensure that adequate town centre parking exists for the needs of shoppers. ii. In order that local residents living close to the town centre do not suffer a loss of residential amenity. iii. In order that the economic viability of the town centre is maintained. iv. There is no specific definition of what constitutes a convenient location, as this will vary between centres. The greater level of attraction of the centre the longer the distance people will be willing to walk. However, as an indication of what may constitute an unacceptable distance, PPG6 states that people are unlikely to walk more than 200 metres to car parks located at adjacent town centre sites. In considering what constitutes a convenient location topography, major roads and directions of pedestrian routes and safety from car parks to town centre facilities along with the distance will be key considerations.

Provision of Access for People with Disabilities

T15

The Borough Council will negotiate with developers to ensure that the needs of people with disabilities are provided for within all new developments. Consideration for the disabled should be made in the following matters:

i. the use of surface materials; ii. the positioning of street furniture and landscaping; iii. the general layout of the development; iv. the design and locations of cash point facilities (ATM’s).

Reasons and Explanations i. In order that people with disabilities can move around new developments with the minimum amount of effort and in order that all areas are accessible. ii. The Policy relates to those areas not presently covered by other legislation, namely Part M of the Building Regulations.

Policy Derivation PPG13 – ‘Transport’ 162 Vale Royal Borough Local Plan

8 Transportation

Roadside Facilities

T16

New roadside facilities will be allowed provided they satisfy the following criteria:

i. they are situated adjacent to the major roads through the Borough, i.e. The A49, A54 and the A556 and are near a large village or town but they are not accessed from the M6 or M56 motorways. Access requirements for such proposals will need to meet the requirements of the Highways Authority; ii. in Green Belts, only rest areas providing toilets and picnic tables will be allowed, and only where alternative locations outside the green belt are not available. In areas designated as ASCV’s and ASLEV’s only rest areas providing toilets and picnic tables will be allowed only in locations not damaging to the local environment; iii. there is a proven need for the particular facility taking account of government advice, existing provision and commercial demand; iv. they satisfy access and parking requirements; v. the proposal does not have an unacceptable impact on the visual amenity of the surrounding area. The details of the development satisfy the Borough Council in respect of layout, signage, landscaping, scale of buildings, design and materials used, with specific regard to the character of the surrounding area; vi. they should cater for all users with the exception of heavy goods vehicles.

Reasons and Explanations

i. To confine the environmental impact of large roadside facilities which include parking, fuel, telephones, picnic areas, refreshments, limited shopping facilities and overnight accommodation intended only for breaks in journeys to areas close to the major routes through the Borough and to try to limit the number of cars travelling on rural roads. ii. To restrict development in areas where it would have a detrimental impact. iii. In the interest of highway safety and visual impact. iv. When assessing such proposals the Council will have regard to other policies within this Plan in particular Policy T1.

Policy Derivation PPG13 – ‘Transport’ Cheshire Structure Plan Alteration (Cheshire 2016) – Policy T10 Circular 4/88 Vale Royal Borough Local Plan 163

Transportation 8

Lorry parks

T17

Proposals for lorry parks which accommodate overnight stays will only be allowed if they meet the following criteria:

i. they are situated adjacent to the major roads through the Borough which are the A54, A556 and A49 but not directly accessed from the M6 or M56. Access for such proposals will need to meet the requirements of the Highways Authority; ii. the proposal does not have an unacceptable impact upon the visual amenity of the surrounding area and any impact should be reduced through the effective use of landscaping / screening and the sensitive use of signage; iii. the park should not be accessed through a residential area or have a detrimetnal effect on the amenity of a residential area; iv. the park should not be proposed on land which is designated Green Belt, SSSI, ASLEV or ASCV; v. any associated built development should be of an appropriate scale and the design, materials, signage should have regard to the amenity of the surrounding environment; vi. essential facilities must be provided for overnight stays for example toilets; vii. the surfacing and drainage arrangements should be suitable to protect watercourses and the natural environment from potentially harmful leaks or spills from lorries; viii. the development should incorporate basic safety features in order to address fires or leakages; ix. developments of this kind should, if at all possible, be well related to large employers and HGV users, as long as this does not conflict with any of the above criteria; x. where sites are proposed in the open countryside the development will be allowed provided it meets all of the criteria and is located on previously developed land.

Reasons and Explanations i. In order that such facilities are generally concentrated on industrial estates or close to companies that regularly use lorries. ii. In order that the impact of lorry parks on residential areas is minimised. iii. In order that lorries are concentrated onto roads that are already deemed suitable for HGV traffic. iv. Suitable drainage may include inceptors to prevent harmful substances damaging watercourses or wildlife.

Policy Derivation Circular 4/88

General Highways Policies

T18

The Borough Council will safeguard land from any other development on the road line indicated on the Proposals Map for the following scheme:

i. the A54 Winsford Railway Station to . 164 Vale Royal Borough Local Plan

8 Transportation

Reasons and Explanations

i. Land needs to be safeguarded in order that the long-term aims of the LTP, Local Plan and Structure Plan can be achieved. ii. If the land was not safeguarded from development, building could take place which may need to be the subject of compulsory purchase in the future and this would be unsatisfactory for all parties. iii. The road proposal put forward is to remove dangerous bends.

8.9 Policy Derivation Cheshire Structure Plan Alteration (2016)

Appropriate Traffic Calming Measures

T19

The Borough Council will require new developments to include appropriate traffic calming measures.

Reasons and Explanations

i. Measures of this kind should be designed with public transport providers, emergency vehicle operators and cyclists in mind and should take into consideration the latest Department of Transport advice and research with respect to design.

8.10 Policy Derivation PPG13 – ‘Transport’

Travel Plans

T20

The Council will require travel plans to be produced in support of proposals for new development that will generate significant levels of traffic. Travel plans must demonstrate how the development will:

i. (i) reduce single occupancy vehicle trips to the site; ii. (ii) increase travel to the site by sustainable modes of transport through improvements to public transport, walking and cycling; iii. (iii) reduce traffic impact and speeds through environmental traffic management; iv. (iv) improve road safety, particularly for pedestrians and cyclists.

Reasons and Explanations

i. Travel Plans should be submitted alongside planning applications that are likely to have significant transport implications including:

all major developments comprising jobs, shopping, leisure and services; smaller developments comprising jobs, shopping, leisure and services which would generate significant amounts of travel in, or near to, air quality management areas, and in other locations Vale Royal Borough Local Plan 165

Transportation 8

where there are local initiatives or targets set out in the development plan or local transport plan for the reduction of road traffic, or the promotion of public transport, walking and cycling; -new and expanded school facilities; -developments that are located in areas where there is an existing traffic generation problem. ii. Travel Plans should be worked up in consultation with the Borough Council and local transport providers. They should contain an assessment of the current situation, targets for modal shift and effective arrangements for monitoring the success of the travel plan.

Policy Derivation PPG13 – ‘Transport’ Cheshire Local Transport Plan 2001/02 – 2005/06 166 Vale Royal Borough Local Plan

9 Shopping and Town Centre Development

Chapter 9 Shopping and Town Centre Development

Introduction

9.1 The Local Plan outlines a strategy which seeks to concentrate new retail and other key town centre uses in appropriate defined town centres and smaller village and local centres. The concentration of key town centre uses within Northwich and Winsford town centres is aimed at ensuring that activities that attract a significant number of people are located together to minimise the need to travel. These locations also offer the best opportunity to reach these facilities by public transport, on foot or by bicycle, minimising reliance on the car and best ensuring they can be reached by people who do not have access to a car.

9.2 Northwich and Winsford are the largest town centres in the Borough. Northwich has both convenience (food predominantly) and comparison (non food) floorspace and draws people from the surrounding areas for both food and non food shopping. The Northwich Vision seeks to increase the draw of the town centre through the extension and diversification of its retail offer. It also seeks to establish a considerably enhanced leisure offer in the town creating a vibrant evening economy. These enhancements are proposed to be set within an improved environment in terms of quality new buildings, public spaces and routes. The Vision is also underpinned by an integrated transportation strategy. Winsford has more localised appeal and is predominantly a convenience centre. It is currently receiving considerable new investment including new retail floorspace by the leaseholders Modus. Below the two main centres in the hierarchy there are a wealth of smaller centres. The largest of this tier in the retail hierarchy is Frodsham. These centres such as Hartford, Helsby and Tarporley predominantly provide for convenience shopping needs on a daily and weekly basis but also provide for the evening economy with attractive restaurants and pubs. It should be noted that both Frodsham and Tarporley are historic centres, which also have an element of speciality and high quality retail such as ladies clothes and gifts. Finally, at a localised level, the smaller village and suburban areas of Winsford and Northwich have limited retail facilities, which seek to meet essential day to day needs and will generally be characterised by convenience only floorspace with, in some cases, small libraries and health facilities.

9.3 The policies in the Local Plan seek to ensure that all of the Borough’s retail centres, wherever they are in the retail hierarchy remain both vital and viable. The Borough Council recognises the need for innovation in retailing, but this should not be to the detriment of existing retail facilities’ vitality and viability. Vitality is a term which reflects how busy the town or large village centre is at different times of the day and in different parts of the shopping area. Viability reflects the ability of the centre to attract continuing investment so that it can be maintained, improved and changed to meet new needs. In order to allow for reinvestment, centres need to be making profits, in centres in decline, reinvestment will be low.

9.4 The vitality and viability of town centres can be enhanced through both the environmental improvement of town centres and the encouragement of a mixture of users such as leisure, residential and employment along with retailing which will encourage usage of town centres at all times of day and reduce the need to travel. The Local Plan sets out a strategy which aims to:

Maintain and enhance the vitality and viability of town centres across the Borough; Ensure Northwich town centre is regenerated in accordance with the Northwich Vision, strengthening it retail offer and adding diversity to the centre to create a vibrant and attractive leisure and tourist destination; Prevent edge of centre and out of centre retail development which would undermine town centre regeneration; Maintain local shopping facilities throughout the Borough. Vale Royal Borough Local Plan 167

Shopping and Town Centre Development 9

9.5 The delivery of the Northwich Vision is a key Corporate and Community priority for the Borough. The Shopping and Town Centre policies will also contribute towards other priorities in the Vale Royal Community Plan, in particular:

Reduce unemployment amongst Vale Royal residents; Increase the wealth of the Borough by the attraction of investment into each of its towns as centres of habitation, commerce, service and recreation; Improve equal opportunities and equal access; Create better environments for people to live in, work in and visit; and Getting about (reducing the need to travel and providing travel choices)

9.6 As a matter of urgency the Borough Council will undertake a review of its shopping and town centre development strategy in the light of the assessment of the quantitative and qualitative need for the different types of retail floorspace and an appraisal of allocated sites against sequential criteria.

General Policy

STC1

Proposals for the development of shopping uses (A1) in the defined shopping areas which are of a scale which reflects the shopping areas’ existing catchment and their position in the retail hierarchy will be allowed.

Proposals for leisure, commercial, public offices and entertainment facilities as appropriate will be encouraged in Northwich and Winsford town centres and in large village centres and local centres subject to policy STC8.

Town centres: Northwich Winsford

Large village centres: Frodsham Tarporley Hartford Weaverham Helsby

Local centres: Northwich: Station road Middlewich Road Chester Road, Castle

Winsford: High Street Delamere Street 168 Vale Royal Borough Local Plan

9 Shopping and Town Centre Development

Reasons and Explanations

i. The Proposals Map defines the town centre boundaries. Northwich is shown only with a boundary around its Primary Retail Area for the purposes of policy STC8. Development proposals within Northwich town centre will be assessed against the Northwich Vision. ii. The policy indicates the hierarchy of centres in Vale Royal, the list does not include the retail areas in small villages or individual or small groups of shops in residential areas. However, there are policies to cover shops not in defined centres at the end of the chapter.

iii. The policy differentiates between A1 and other uses. A1 uses include, as set out in the use classes order, Post Offices, shops, travel agents, hire agencies and hairdressers. These are considered to be the main anchor uses for retail areas. Whilst other uses such as financial services and food and drink uses are important to support the main retail uses, it is important that they do not begin to dominate the centres.

iv. To ensure that new development is concentrated in the existing retail areas which are generally more accessible by a range of transport modes.

v. To ensure that new shopping development is not totally out of scale with its surroundings which is likely to result in an adverse impact on the existing retail development, e.g. a large superstore in a local centre or in some village centres.

vi. The policy also provides for a range of activities to be accommodated in a number of different sized centres to accord with the provisions of PPS6.

Policy Derivation PPG13 – “Transport” PPS6 - “Planning for Town Centres”

Northwich Town Centre

STC2

In Northwich, the development of new shopping and other key town centre uses will be focused on the following sites which are shown on the proposals maps:

Barons Quay development area (see policy GS9A) Weaver shopping centre (see policy GS9B) Land north of Leicester Street (see policy GS9C) (bulky goods) Northwich market (see policy GS9D) Marina development area (see policy GS9E) County Council offices site (see policy GS9F) Vale Royal Borough Local Plan 169

Shopping and Town Centre Development 9

Reasons and Explanations i. The Northwich Vision is a fifteen-year regeneration framework for the town centre. The background to this regeneration framework is explained in the introduction to this chapter and the Reasons and Explanation accompanying policy GS9. Policy STC2 supports the objectives of this policy specific to shopping development and other key town centre uses. ii. An assessment of the quantitative and qualitative need for retail and leisure development in Northwich was carried out for the council by consultants White Young Green in 2005. This is referred to in the Introduction to Chapter 2: General Strategy iii. The Northwich Vision identifies two phases of retail development which will extend the current core retail area of the town. In addition an opportunity is shown for further ‘bulky goods’ type retail facilities to the north of Leicester Street. Not all of this development is anticipated to come forward within this Plan period. The development that is expected to come forward will exceed the additional capacity identified through the earlier Cheshire (2000) Retail Study. This is a deliberate approach. The Northwich Vision seeks to elevate the town in the retail hierarchy of centres across the County reflecting its role as a ‘key town’ with the region as set out in Regional Planning Guidance. It also reflects the scale and significance of regeneration efforts of the town consistent with the Vale Royal Community Plan. The Northwich Vision identifies opportunities for new leisure development which will considerably enhance the town as a leisure destination and establish a viable and vital evening economy. This is focused on waterfront locations, particularly the ‘Marina’ site situated between London Road and the River Weaver. iv. As a matter of urgency the Borough Council will undertake a review of its shopping and town centre development strategy in the light of an assessment of, amongst other things, the quantitative and qualitative need for the different types of retail floorspace and an appraisal of allocated sites against sequential criteria. v. This policy is not intended to frustrate the provision of further shopping facilities of an appropriate scale within Northwich’s local centres to meet local shopping needs.

Policy Derivation PPS6: ‘Planning for Town Centres’ Northwich Vision (2003) Cheshire (2000) Retail Study, Chestertons, 2001 Assessment of qualitative and quantitative need for retail and leisure development in Northwich. 2005 White Young Green.

Winsford Town Centre

STC 3

In Winsford, the development of new shopping and other key town centre uses will be focused within Winsford town centre as shown on the proposals maps. New shopping and key town centre uses that are proposed in out-of-centre or edge of centre locations will have to fulfil the requirements of policy STC7. 170 Vale Royal Borough Local Plan

9 Shopping and Town Centre Development

Reasons and Explanation

i. The Cheshire (2000) Retail Study identified that there was no capacity for further convenience food retail development to 2011. The town is served by a variety of foodstores and its qualitative provision for convenience goods retailing is good. Indeed, the Study identified that current convenience facilities in Winsford were under-trading against company benchmarks.

ii. n terms of comparison retailing the Study identified that there was the capacity for a further 1,712 sq. metres of floorspace (net). This capacity will be taken up through the implementation of a planning permission for further retail development granted to Modus, the leaseholder of the town centre in 2002 as part of a town centre-wide refurbishment and development programme.

iii. The town centre policy boundary has also been amended through this Local Plan Alteration to include Vale Royal Borough Council’s offices, a key town centre use and Winsford Sports Complex.

iv. This policy is not intended to frustrate the provision of further shopping facilities of an appropriate scale within Winsford’s local centres to meet local shopping needs.

Policy Derivation PPS6: ‘Planning for Town Centres’ Cheshire (2000) Retail Study, Chestertons, 2001

Use Of Upper Floors

STC4

In order to encourage vitality in town, village and local centres, the maintenance of the historic fabric, the best use of vacant floor space and a more sustainable form of land use, the Borough Council will permit the use of upper floors above shopping, financial services, food and drink uses and existing offices in the shopping areas as defined in STC1 to be used for residential purposes provided the following criteria can be met:

i. satisfactory separate access can be achieved; ii. conversion would not lead to changes in the building’s appearance which would be unacceptable in conservation terms; iii. some parking provision can be arranged at an appropriate level; iv. the accommodation would not be unduly affected by other existing town centre uses.

Reasons and Explanations

i. Introducing more residents into central areas provides caretakers for the town and local centres, which are predominantly, empty at night. The presence of residents can deter crime and also improve security for those coming into the town, village and local centres.

ii. Allowing people to live above shops enhances the vitality of the town, village and local centres but can also provide valuable additional income to retailers, which may help them to retain viable businesses. Vale Royal Borough Local Plan 171

Shopping and Town Centre Development 9 iii. Living above the shop allows the potential for sustainable living where most shops and services could be reached on foot and public transport routes should be in close proximity. iv. The conversion of upper floors can help to maintain and enhance the historic buildings in town and village centres.

Policy Derivation PPS6 – “Planning for Town Centres” PPS1 – “Delivering Sustainable Development” PPG3 – “Housing” PPG15 – “Planning and the Historical Environment”

Design

STC5

The Borough Council will require the highest standards of design, signage and advertising in new and refurbished premises, particularly in the conservation areas.

Reasons and Explanations i. To maintain and enhance the visual quality of the town centre, local centres and village centres. ii. To ensure the attractiveness and vitality of these centres is retained. iii. Retailers should have regard to the design guidance produced by the Borough Council with regard to its shop fronts in Northwich. iv. The Council is currently preparing a design strategy for Northwich, which will be approved as Supplementary Planning Guidance.

Policy Derivation PPS6 – “Planning for Town Centres” PPG15 – “Planning and the Historic Environment” VRBC – “Northwich Shop Front Design Guide” 172 Vale Royal Borough Local Plan

9 Shopping and Town Centre Development

Design - Installation of Shutters

STC6

The Borough Council will allow the installation of shutters on premises where they meet all of the following criteria:

i. the retailer has shown that there is a genuine need for improved security which cannot be met by the reinforcing of glass and stall risers; ii. the shutters used should allow light from the shop window to pass into the street; iii. the shutters should allow pedestrians to see the shop window display when the shop is closed; iv. the shutters should be housed within the shop front and should not need additional housing boxes; v. the shutters should be painted in an appropriate manner in order to minimise their impact on the street scene; and vi. the shutters do not harm the character or appearance of any conservation area.

Reasons and Explanations

i. Solid shutters have an adverse effect on the environment of town centres making them appear uninviting. In some circumstances perforated shutters can have a similar adverse effect.

ii. Shutters do not encourage vitality and viability especially in the evening when they block out light and stop window-shopping.

iii. Solid shutters are prone to vandalism themselves from graffiti.

Policy Derivation PPS6 – “Planning for Town Centres” PPG15 – “Planning and the Historic Environment” Circular 5/94 “Planning Out Crime” Vale Royal Borough Local Plan 173

Shopping and Town Centre Development 9

Proposals For Key Town Centre Development In Edge-of-centre And Out-of-centre Locations

STC7

Where new shopping and key town centre development is proposed in out-of-centre and edge-of-centre locations developers will be required to demonstrate that there is a need for the development and that they have followed a sequential approach towards the selection of the site and thoroughly assessed all town centre and edge of centre locations as necessary. In addition it must be demonstrated that:

i. the development does not undermine the plan strategy; ii. together with any recent completed developments and outstanding planning permissions, the proposal will not prejudice the vitality and viability of any centre defined in policy STC1 or outside the Borough; iii. the development will be accessible by a choice of means of transport and a significant proportion of visitors will be able to reach the site by public transport; iv. the development will be easily and safely accessible for pedestrians, cyclists and disabled people including those from the surrounding area; v. car and secure cycle parking will be provided. Car parking for edge of centre sites must be made available for all short stay town centre users; and vi. there will be a safe pedestrian link between edge of centre sites and the town centre.

Reasons and Explanations i. The strategy of the Plan reflects advice in PPS6 and requires that uses which attract large numbers of people are sited in locations where access by a choice of means of transport, not only by car, is easy and convenient. Concentrating such uses will allow multi-purpose trips reducing the need to travel and will also reinforce the vitality and viability of town centres. The sequential approach set out in the policy requires site options to be considered in the following order – allocated town centre sites, edge of centre sites, local centre sites (if appropriate) and finally out of centre sites. ii. ‘Other key town centre uses’ include commercial and public offices, entertainment, leisure and other such uses. iii. What constitutes an edge of centre location will be determined by what is an easy walking distance. This will vary between uses and depend upon local topography including barriers to pedestrians such as major roads or car parks and the attractiveness of the route to the town centre. PPS6 advises that this distance in relation to shopping is likely to be up to 200-300 metres from the primary retailing area. For other key town centre uses this distance may be greater, for example, offices which, it is advised is likely to be up to around 500 metres from a public transport interchange. iv. When assessing all other site options, particularly those within town centres, developers/retailers will need to be flexible about the format, design and scale of the development and consider the use of multiple sites. v. To be genuinely accessible by public transport it will need to be sufficiently frequent, reliable, convenient and come directly passed or into the development from a wide catchment area.

Policy Derivation 174 Vale Royal Borough Local Plan

9 Shopping and Town Centre Development

PPS6 – “Planning for Town Centres” PPG13 – “Transport” Cheshire 2016: Structure Plan Alteration - Policy TCR2 Assessment of qualitative and quantitative need for retail and leisure development in Northwich. 2005 White Young Green.

Defined Town And Large Village Centres

STC8

Within the Northwich primary shopping area, Winsford town centre and the large village centres as defined in policy STC1, the loss of A1 uses will be resisted.

Changes of use to A2 and A3 uses will be permitted where all the following criteria can be met:

i. the vitality and viability of the centre or that particular part of the centre would not be adversely affected;

ii. there would not be an excessive concentration of non-A1 uses in any shop frontage;

iii. within defined large village centres (except Frodsham), it is evidenced that the property has been properly marketed (normally for at least a 12 month period) at a reasonable price/rent and no tenant/purchaser has been found; and

iv. the use would not be detrimental to the amenity of neighbouring occupiers by reason of fumes, noise or parking.

Reasons and Explanations

i. The shopping offered in town centres underpins their vitality and viability and it is therefore important that this remains the dominant use. For the purposes of this policy, as a guideline, the proportion of shop frontages in Class A1 use should not fall below: • 80% in Northwich Primary Retail Area; • 60% in the defined Winsford Town Centre boundary and in the defined Main Shopping Area of Frodsham Periodic surveys will be undertaken to monitor changes in the balance of shop front usage within these centres.

ii. For the purposes of criteria (ii) there will be an excessive concentration of non-A1 uses where there is a row of more than two such uses within a shop frontage.

iii. In order to obtain accurate information on recent rental values and prices the Borough Council may seek the views of an independent valuer to verify the price/rental values.

Policy Derivation PPS6 – “Planning for Town Centres” Cheshire (2000) Retail Study, Chestertons 2001 Assessment of qualitative and quantitative need for retail and leisure development in Northwich. 2005 White Young Green. Vale Royal Borough Local Plan 175

Shopping and Town Centre Development 9

Defined Town And Large Village Centres

STC9

Within the Northwich primary shopping area, Winsford town centre and the large village centres as defined in policy STC1, the loss of existing A2 and A3 units will be resisted.

In large villages changes of use from A2 and A3 to small scale public offices and facilities such as branch libraries and Council area offices and other small scale leisure uses will be allowed.

The exception to the above will be if the change results in the loss of a public house which provides a vital community facility.

Reasons and Explanations i. In order to ensure that the diversity of uses is retained in town and village centres. ii. In order to ensure that facilities such as banks which provide an essential service in towns and villages which is complimentary to the shopping function of the centre are not lost and replaced by residential and office development. iii. Within the General Development Order changes of use from A2 to A1 are permitted development and changes of use from A3 to A1 and A2 are also permitted development. The policy is not intended to prevent changes from Class A2 uses to Class A3 uses subject to amenity considerations. iv. A2 and A3 uses are necessary in Town Centres as they are complimentary to the main shopping uses and many people combine shopping trips with trips to banks in particular. This was identified strongly in the countywide retail study.

Policy Derivation PPS6 “Planning for Town Centres” PPG13 – “Transport”

Loss of Existing Ground and Upper Floor Residential Uses

STC10

Within the Northwich primary shopping area, Winsford town centre, the local centres in Northwich and Winsford and the large village centres as defined in policy STC1, the loss of existing ground and upper floor residential uses will not be allowed except where it is evidenced that the property has been properly marketed for residential use (normally for at least a 12 month period) at a reasonable price/rent and that no purchaser/tenant has been found;

Reasons and Explanations i. In order that existing residential uses are not displaced from the town and village centres, where they assist vitality in the evening and contribute to the feeling of safety and security. 176 Vale Royal Borough Local Plan

9 Shopping and Town Centre Development

ii. To encourage the opportunity for a mix of uses which would reduce the need to travel to enable travel by more sustainable modes.

iii. Residential uses in towns and village centres give the centres their character

Policy Derivation PPS6 “Planning for Town Centres” PPG13 – “Transport”

Large Proposals In Large Village Centres

STC11

Retail warehousing and superstore proposals will generally not be appropriate in the large village and local centres and will not be allowed adjacent or outside of the village centres. Supermarket proposals will only be allowed in the defined large village centres or, after an assessment of all site options within the defined centre, on the edge of centre, if the proposal meets the following criteria:

i. it is demonstrated that there is a clearly defined need for the proposal;

ii. the proposal is of an appropriate size for the existing catchment of the village centre;

iii. the proposal would not use land allocated for other purposes or result in the loss of employment land or public car parking;

iv. the proposal would not compromise the existing character, diversity or vitality or viability of the existing shopping area;

v. the proposal would not affect the amenity of the local residents by virtue of noise, traffic generation or noise or light pollution.

Reasons and Explanations

i. In order to ensure larger proposals go to centres higher in the retail hierarchy such as the town centres of Winsford and Northwich.

ii. In order to maintain the character, vitality and viability of the smaller centres and to ensure valuable open space or employment land is not used for large retail proposals.

Policy Derivation PPS6 – “Planning for Town Centres” Vale Royal Borough Local Plan 177

Shopping and Town Centre Development 9

Local Centres In Winsford And Northwich

STC12

The Borough Council will resist the loss of ground floor class A1, A2 and A3 uses in the defined local centres. However, changes of use to residential, public facilities and public offices and community facilities of an appropriate smaller scale will be permitted in such centres where the following criteria can be met:

i. it is evidenced that the property has been properly marketed for class A1, A2 and A3 uses (normally for at least a 12 month period) at a reasonable price/rent and that no tenant/purchaser has been found; and

ii. where the change would not be detrimental to the vitality and viability for the local centre and would not lead to a loss of a basic facility or service; and

iii. where the change of use would not by virtue of noise, traffic/parked cars or fumes be detrimental to residential amenity.

Reasons and Explanations i. The locations of the local centres are predominantly within residential areas and accordingly as the centres are more prone to long-term vacancies, it may be necessary to allow some flexibility in the future use of vacant units. ii. Local centres are highly accessible and they provide for the needs of people with limited mobility such as the elderly and accordingly whilst there is a need for flexibility in certain cases, these changes should not compromise the usefulness of the local shopping.

Policy Derivation PPS6 “Planning for Town Centres” 178 Vale Royal Borough Local Plan

9 Shopping and Town Centre Development

All Smaller Villages With Or Without Defined Policy Boundaries

STC13

In the areas listed above proposals for the change of use of exising buildings into individual shops will be allowed if they meet all of the following criteria:

i. the proposals include arrangements where necessary for access and car parking.

ii. the proposal is not detrimental to the vitality and viability of the existing village or local centre.

iii. the level of traffic generated should not be detrimental to the area.

iv. the proposal should not be detrimental to residential amenity or the character of the area.

v. the proposal should reduce the need to travel.

vi. the proposal should be of an appropriate scale for its location and catchment and of an appropriate design with appropriate signage and shopfront.

Reasons and Explanations

i. In order to ensure that there is the scope for an appropriate level of shopping provision in small villages and residential areas. Generally this provision will be for basic goods such as newspapers, food and facilities such as post offices.

ii. To ensure that proposals are of an appropriate scale which does not have a detrimental impact on its residential setting and does not draw people in from outside the local area.

All Smaller Villages With Or Without Defined Policy Boundaries

STC14

The loss of existing village shops (A1 uses) will be strongly resisted. Changes of use to non-A1 uses will not be allowed except in the following circumstances:

Changes to A2 and A3 will be permitted only where all the following criteria have been met:

1. (i) the premises have been properly marketed for a period of at least 18 months at a reasonable price/rent and no purchaser/tenant has been found;

2. (ii) the proposal does not lead to the loss of a shop which is the only source of basic foodstuff or a facility such as a post office;

3. (iii) any proposed class A3 use does not lead to a loss of residential amenity by reason of fumes and noise and does not lead to parking problems. Vale Royal Borough Local Plan 179

Shopping and Town Centre Development 9

Reasons and Explanations i. In order to ensure that villages retain their shopping facilities the powers of the Borough Council do not extend to giving financial assistance to village shops through the reduction of rates, as business rates are not under the control of local authorities. However through its planning control powers it can control changes of use. ii. To ensure that basic goods can be purchased without the need to travel long distances. iii. The policy draws a distinction between A1 basic food and non-food facilities and those A1 uses which are not. Given the great social importance of village shops and the benefits arising from them in reducing the need to travel for basic goods, this distinction is justified. The policy applies a more restrictive approach to basic food and non-food facilities. Basic food and non-food facilities include grocers, butchers, bakers, newsagents (including confectioners), shops selling goods to meet daily or weekly convenience needs, and post offices. iv. This policy relates to all tier 3 and tier 4 locations as set out in Policy H5

Changes of Use That Would Result in the Loss of a Public House or Other Service Serving a Rural Community

STC15

A change of use which would result in the loss of a public house or other service which is the only such facility serving a rural community and which is demonstrated to be of material importance to that local community will be resisted.

Reasons and Explanations i. In some villages public houses are the only source of local supplies for residents and provide a community facility. ii. This policy relates to all Tier 3 and Tier 4 locations as set out in Policy H5 180 Vale Royal Borough Local Plan

9 Shopping and Town Centre Development

Farm shops

STC16

Farm shops selling goods which are not produced on the particular holding (i.e. ancillary sales) will be allowed where all of the following criteria are met:

i. there is no convenient village shop meeting the daily convenience shopping needs of the local community;

ii. the imported goods sold are those which meet only the daily convenience shopping needs of the local community;

iii. the shop does not generate excessive travel; and

iv. the development would not give rise to highway dangers and must include adequate access and car parking arrangements.

Reasons and Explanations

i. The Council recognise that, in the absence of convenient village shops, farm shops can provide an important local service and can also contribute to the diversification of the rural economy. Where there is no local need there will be no proper justification for permitting non-ancillary sales from farm units.

ii. The scale of farm shops and the goods they sell will be limited to ensure that their function is clearly to meet local shopping needs. It is implicit that they will need to be close to the community they are intended to serve. This will also ensure that the need to travel is minimised.

iii. This policy is not intended to prevent shops that form an ancillary part of a larger diversified enterprise which is a visitor attraction in its own right. Vale Royal Borough Local Plan 181

Public Services 10

Chapter 10 Public Services

Introduction

10.1 Public service providers include a variety of bodies, in both private and public ownership, who carry out functions of a public character under statutory powers. They include the provision of facilities such as gas, water and electricity supplies. The Borough Council supports improvements to existing public services. A key priority of the Community Plan is to create better environments for people to live in, work in and visit. As the population of the Borough increases and there is pressure for further development, there will be a need for new and improved public services, which meet the needs of the Borough’s communities.

10.2 This chapter provides guidance about how proposals for new public service development will be dealt with by the Borough Council. Sites which have already been identified for future public service development are shown on the proposals map. The policies also deal with potential future proposals for the re¬use of redundant public service buildings, such as hospitals and schools. These policies aim to ensure that the needs of the population of Vale Royal Borough are satisfied, in terms of public service provision and that, where redundant public service buildings exist, the buildings or sites are brought into an appropriate alternative use.

Public Service Development In The Open Countryside

PS1

Proposals for public service development within the open countryside, areas of special county value or areas of significant local environmental value will be allowed, provided it can be shown that they are essential to the needs of the local community and providing it does not conflict with the relevant policies contained in the general strategy, built environment and natural environment chapters in particular.

Reasons and Explanations i. Statutory undertakers include private and public bodies, who carry out functions of a public nature, such as water supply, education and road, rail and water transport. ii. The Borough Council recognises that it may be necessary for statutory undertakers to carry out certain kinds of development in order to maintain and improve the provision of services. iii. Every effort should be made to minimise the impact of such development on the existing rural environment. iv. A development within the Open Countryside, Area of Special County Value/Significant Local Environmental Value to be carried out by a statutory undertaker will be allowed where it is a limited development which will form part of and be essential to the provision and improvement of public services and utilities. Where uses such as hospitals, electricity generating plant and substations, gas distribution substations, water and sewage treatment installations and public transport and related facilities are already established on sites within these special areas, this would not inhibit the continuation, improvement or reasonable extension of the use. However, where a proposal is made to locate within Areas of Significant Local Environmental or Special County Value an entirely new development, or a significant addition to or consolidation of an existing facility the Council will 182 Vale Royal Borough Local Plan

10 Public Services

require the various public bodies concerned to show compelling reasons why a site outside these areas was not considered by them to be acceptable; and development of this kind will not be allowed, where no such compelling reason appears to exist.

v. Proposals for the redevelopment or change of use of such public buildings and facilities for purposes unconnected with operational requirements will continue to be assessed on their merits. This means that development considered inappropriate in these special areas will not be allowed.

vi. Although there is a general presumption against inappropriate development in the Green Belt the Council will consider whether very special circumstances exist in relation to public service development in the Green Belt that justifies an exception to the Policy.

Policy Derivation PPG 12 - “Development Plans” Cheshire 2016 Structure Plan Alteration

Redundant Institutions In The Open Countryside/Green Belt

PS2

Crossley Hospital (east), Manley, as shown on the proposals map, is identified as a redundant major institutional site in the Green Belt. The Borough Council will support the viable conversion and re-use of the existing buildings on the site provided that the works comply with the following criteria:

i. the proposal should have no greater impact on the purposes of including land in the Green Belt than the existing development; ii. the proposal should not exceed the height of the existing buildings; iii. infilling proposals should not lead to a major increase in the developed proportion of the site and redevelopment proposals should not occupy a larger area of the site than the existing buildings unless this would achieve a reduction in height which would benefit visual amenity; and, iv. redevelopment proposals should contribute to the achievement of the objectives for the use of land in Green Belts.

Any infilling or redevelopment proposals will need to be assessed against other plan policies (particularly, in the case of residential infilling or redevelopment, policy H6) and should also comply with the criteria (i) – (iv) set out above

Reasons and Explanations

i. The Policy aims to make the best use of existing resources at Crossley Hospital (East) whilst maintaining the open character of this area. As the site lies in the Green Belt any proposals for the re-use of the site should be in accordance with advice in PPG2 ‘Green Belts’.

ii. Crossley Hospital (East) lies in the Green Belt. Therefore the re-use of this site should provide for environmental improvements without reducing the openness of the Green Belt. Vale Royal Borough Local Plan 183

Public Services 10 iii. In calculating the relevant floor area of existing buildings, the aggregate ground floor area of the existing buildings (the ‘footprint’) which excludes temporary buildings, open spaces with direct external access between the wings of a building and areas of hardstanding will be used. iv. Crossley Hospital (East) includes a number of Listed Buildings and therefore reference should be made to the relevant policies in the Built Environment chapter.

Policy Derivation PPG2 - “Green Belts” Cheshire 2016 Structure Plan Alteration

Child Care Facilities

PS3

The Council will permit proposals for the development of land, or change of use of an existing building, to provide a new child care facility, provided that it meets all of the following criteria:

i. the site is accessible by public transport and has good connections to the surrounding area by foot and cycle; ii. the location of the proposed site ensures that the noise and disturbance, likely to result from the operation of a day nursery, would not be detrimental to the amenities of nearby occupiers; iii. the development proposal should include adequate car parking provision (see car parking standards) and this should not be detrimental to the character or appearance of the area; iv. outdoor play space adjoining the premises should be provided. The play area should be safe, secure, screened, enclosed and physically separated from any drive, parking areas or roads; v. the proposal should provide for the safe dropping off and picking up of children.

Reasons and Explanations i. Child care facilities for pre-school children includes different types of provision such as child-minding, play groups, day nurseries and crèches. This policy relates to those facilities which require planning permission. ii. To ensure that there is not a detrimental effect on an area through the noise, appearance, or the level of traffic generated and that the character of residential areas is maintained. iii. To ensure that the development is accessible by sustainable modes of transport. iv. To ensure that the development meets the needs of the users. v. It should be noted that, when the proposed location is within a residential area, the consent, if granted, may be subject to conditions such as those which limit the hours of operation.

Policy Derivation The National Standards For Under 8s Day Care And Childminding (Office For Standards In Education) 184 Vale Royal Borough Local Plan

11 Pollution, Hazards and Contaminated Land

Chapter 11 Pollution, Hazards and Contaminated Land

Introduction

11.1 A key priority of the Community Plan is to reduce noise pollution and improve the quality of air, land and water. This reflects both the legacy of past industries (in particular the legacy of salt mining and of the chemical industry) and the fact that certain types of development have the potential to cause pollution unless rigorously controlled. Pollution and perceptions about it affect quality of life and can be a major factor in investment decisions and thereby affect an area’s prosperity.

11.2 In certain parts of Vale Royal, the presence of statutorily recognised hazardous installations introduces particular problems. These plants and their future development are important sources of local employment, but their very existence can have a blighting effect on certain kinds of development in the vicinity. Other parts of Vale Royal are important for natural resources and require protection.

11.3 An extensive legacy of historic land uses introduces challenges for environmental improvement and regeneration. The Local Plan encourages the development of “brownfield” sites but will ensure that proposals provide for appropriate site investigation and require remediation measures where necessary. The Council is responsible for air quality management and has a contaminated land inspection strategy. Overall the policies in this section address the assessment of different types of pollution; protect key natural resources and both safeguard and provide for improvement of the wider environment, human health and the quality of life.

Air Pollution

P1

New development which has the potential to adversely impact on air quality, particularly where emissions to air could give rise to, or contribute to, a breach of national air quality standards and objectives, will not be allowed. Developments which are potentially polluting should be accompanied by a detailed air quality assessment. This includes directly polluting activities as well as any development that may give rise to pollution through traffic generation.

Reasons and Explanations

i. To protect public health, the environment and to safeguard amenity.

ii. Air pollution can damage both the natural and built environment in addition to its potentially harmful effects on local residents. Whilst controls on air quality lie outside the scope of land use planning, the Local Plan can make a contribution towards reducing pollution by preventing development likely to increase unacceptable emissions into the air and in its approach to the integration of land use and transportation in minimising unnecessary road vehicle use.

iii. In determining the acceptability of a proposed development the Borough Council will have regard to current legal standards and guidance in particular PPS23 “Planning and Pollution Control” and PPG24 “Planning and Noise”. Where these are not available, account will be taken of relevant public health and environmental criteria, local circumstances and the level by which the emitted pollution exceeds normal background levels. Vale Royal Borough Local Plan 185

Pollution, Hazards and Contaminated Land 11

Policy Derivation PPS23 “Planning and Pollution Control” PPG24 - "Planning and Noise" Cheshire (2016) Structure Plan Alteration Policy GEN7

New Development which is Sensitive to Air Pollution

P2

New development which is sensitive to air pollution will not be permitted in areas where the existing levels of pollutants exceed the national air quality standards and objectives or have the potential to cause unacceptable nuisance to the proposed occupiers.

Reasons and Explanations i. To prevent creation of situations where uses which are incompatible are located close together and to avoid uses which are not appropriate to environmentally sensitive areas. ii. The Borough Council will have regard to current environmental standards, guidelines and advice to assess the effect on development such as contained in PPS23 “Planning and Pollution Control”.

Policy Derivation PPS23 “Planning and Pollution Control” Cheshire (2016) Structure Plan Alteration Policy GEN7

Noise Pollution

P3

The council will not permit development:

i. which will cause an unacceptable increase in the background noise level for the area. ii. which is sensitive to noise and which is proposed near to existing railways or new roads forming part of the primary route network or other existing sources of significant noise unless the developer is able to demonstrate that planning obligations and conditions relating to noise attenuation and noise insulation will mitigate the effects of noise. iii. developers will be expected to provide information on noise levels where a sensitive development is located near an existing or potential noise source. This will include a noise assessment.

Reasons and Explanations i. Nuisance from noise in all its forms is the most common source of complaint, particularly road traffic noise from major roads or where noisy industrial uses are located near housing. Railway noise complaints are received, but to a lesser extent. 186 Vale Royal Borough Local Plan

11 Pollution, Hazards and Contaminated Land

ii. This policy is intended to avoid the creation of new noise by controlling the amount of noise arising from a new noise source and making sure that new noise sensitive developments such as housing, hospitals and schools are not located near existing noise sources or where such developments are allowed that any mitigation measures required are put in place as part of the development.

iii. For housing development near roads and railways, the Council may require mitigation measures between the edge of the carriageway or railway line and dwellings in order to reduce vibration and noise problems.

iv. In determining whether a proposed noisy development is acceptable, the Borough Council will have regard to “Planning Noise Guidelines” (CCC), and PPG24 “Planning and Noise” and any other relevant legal standards or guidance.

v. Under normal circumstances developers will be expected to provide the noise assessment with the application.

Policy Derivation PPG24 “Planning and Noise” Cheshire (2016) Structure Plan Alteration Policy GEN7 Planning Noise Guidelines Cheshire County Council

Light Pollution

P4

Where a development requires the provision of external lighting, details of the scheme should be submitted as part of the planning application. There will also be a requirement to demonstrate to the council that the scheme proposed is the minimum needed for security and working purposes and that it minimises potential pollution from glare and spillage particularly to:

i. residential and commercial areas; ii. areas of nature conservation interest; iii. areas of special county value and areas of significant local environmental value and other open areas; iv. to drivers using nearby highways.

Reasons and Explanations

i. Outdoor lighting can cause intensive and unnecessary pollution of the countryside. Poorly designed or badly aimed lights are responsible for ‘sky glow’ and can affect the amenity of surrounding areas.

ii. Applicants will need to demonstrate that lighting is needed in the interests of public safety, for security reasons or is an essential requirement of the use proposed.

iii. Carefully designed lighting can enhance the appearance of some buildings. The internal lighting of premises in town centres can promote vitality and viability especially in the evening by encouraging window shopping.

iv. Other relevant policies include RT1, RT16 and STC7. Vale Royal Borough Local Plan 187

Pollution, Hazards and Contaminated Land 11

Policy Derivation PPS6 “Planning for Town Centres” PPG17 “Planning for Open Space, Sport and Recreation”

Groundwater

P5

Developments will not be allowed which pose an unacceptable risk to groundwater resources in terms of their quantity, quality or the ecological features they support.

Reasons and Explanations i. Groundwater resources are a vital source of water for public supply, industry and agriculture, as well as sustaining the base flows of rivers. Planning Policy Guidance Note 12: Development Plans (Dec 1999) acknowledges the importance of protecting this resource. ii. The Borough contains a number of areas designated as Source Protection Zones. These include public water boreholes at Eddisbury, Organsdale, Delamere, Five Crosses, Foxhill, Helsby, Newton Hollow, Manley Quarry, Eaton, Sandyford and Cotebrook. There is also the Nitrate Vulnerable Zone in the Delamere-Willington-Utkinton region as designated by DEFRA. The Source Protection Zone 1 designation, as defined in the Environment Agency’s Policy and Practice for the Protection of Groundwater, means that certain developments are unlikely to be acceptable. iii. With regard to ecological impacts on groundwater – see policy NE2.

Policy Derivation PPG12 “Development Plans” National Rivers Authority Guidance Notes for Development Plans PPS23 “Planning and Pollution Control” Cheshire (2016) Structure Plan Alteration Policy GEN7

Hazardous Installations

P6

Development which may be potentially hazardous to life or health will not be allowed if it:

i. increases the risk to human health to an unacceptable level; or ii. involves more of the public being exposed to an unacceptable level of risk. iii. would restrict the type of development which could take place on surrounding land/property following environmental risk assessment requirements.

Reasons and Explanations i. To avoid increasing the risks to human life and health to an unacceptable level and to protect the environment. 188 Vale Royal Borough Local Plan

11 Pollution, Hazards and Contaminated Land

ii. The advice of the Health and Safety Executive and the Environment Agency will be sought on such planning applications where appropriate.

iii. Where the proposed hazardous development is likely to affect the public in an adjacent district or where it is likely to affect a County Council establishment, the appropriate Borough Council and County Council will be consulted.

Policy Derivation Cheshire (2016) Structure Plan Alteration Policy GEN7

Development of a Non-Hazardous Nature in the Vicinity of Non-Hazardous Installations

P7

Development of a non-hazardous nature in the vicinity of hazardous installations will not be allowed if it would involve more of the public being exposed to an unacceptable level of risk in either:

i. areas already subject to significant risk levels; or ii. areas where it is known that future risk levels are certain to increase as a result of hazardous development.

Reasons and Explanations

i. To avoid increasing the risk to life and health to an unacceptable level.

ii. The advice of the Health and Safety Executive and the Environment Agency will be sought on applications which are located within prescribed consultation distances of hazardous developments which include high pressure pipelines.

iii. In determining the acceptability of a proposed development the Borough Council will have regard to the current legislation, standards and guidance available including: The Control of Major Accident Hazards Regulations 1984, the Housing and Planning Act 1986, the Planning (Hazardous Substances) Act 1990 and DoE Circular 11/92 “Planning Controls for Hazardous Substances”. The Council will also require the submission of an overall risk assessment in considering development proposals within a designated hazard site.

Policy Derivation Cheshire (2016) Structure Plan Alteration Policy GEN7 Vale Royal Borough Local Plan 189

Pollution, Hazards and Contaminated Land 11

Contaminated And Derelict Land

P8

Before determining planning applications for sites which are known or strongly suspected to be adversely affected by contamination (including by landfill gas) or to be sources of contamination, the borough council will require the developer to carry out a site investigation where appropriate to:

i. assess the nature, extent and significance of the contamination; and ii. identify specific remedial measures to deal with any hazard, to safeguard future development, neighbouring uses and other sensitive receptors.

Planning permission will only be granted on such sites provided that all other relevant policies of the local plan are satisfied and that any specific remedial measures required to deal with hazards are incorporated within the development, subject to the satisfaction of the Borough Council who will attach conditions to this effect.

Reasons and Explanation i. To protect public health, the environment and property. This policy applies to sites including former landfills or developments proposed within 250m of current and former landfills. It will also apply to development adjacent to other contaminated sites were there is a significant chance that contamination may have migrated. ii. In appropriate cases the advice of Vale Royal’s Environmental Protection Service, consultants, the Health and Safety Executive, Environment Agency etc., will be sought when considering the acceptability of development proposals. iii. To reflect the advice contained in Planning Policy Statement 23 “Planning and Pollution Control” which clearly places the responsibility of assessing whether a site is contaminated upon the developer. iv. The Council will have regard to existing sources of information including the work done to update and supplement Cheshire County Council’s “Potentially Contaminated Land Survey” 1987 and the National Land Use Database and will provide information and advice to developers. v. Under the "suitable for use" approach, risks should be assessed, and remediation requirements set, on the basis of both the current use and circumstances of the land and its proposed new use (DETR Circular 02/2000)

Policy Derivation DOE Circular 21/87 “Development of Contaminated Land” National Rivers Authority Guidance Notes for Development Plans PPS23 “Planning and Pollution Control” DETR Circular 02/2000 “Contaminated Land” 190 Vale Royal Borough Local Plan

11 Pollution, Hazards and Contaminated Land

Aerodrome Safeguarding – Liverpool John Lennon Airport

P9

Officially safeguarded areas have been established for Liverpool John Lennon Airport. The outer limits of these are shown on the proposals map. Within these areas certain planning applications will be the subject of consultation with the aerodrome operator.

Reasons and Explanations

i. Liverpool John Lennon Airport is officially safeguarded to ensure that its operation and development is not inhibited by new development. Within the safeguarded areas there may be restrictions on the height or design of buildings or on development which may create a bird hazard. The designation of safeguarded areas is neither the responsibility nor the proposal of the Borough Council. Vale Royal Borough Local Plan 191

Rural Enterprises 12

Chapter 12 Rural Enterprises

Introduction

12.1 Natural resources are particularly evident in the countryside, and it is very important that they are wisely stewarded in order that we do not deprive future generations of resources we currently enjoy. Elements worthy of protection include naturally occurring good quality soils and the appearance and character of the landscape. Without protection these valued features can easily be lost through gradual small changes. The policies in this and other chapters such as the Natural Environment chapter seek to ensure the countryside we currently enjoy is not degraded over time. However, there is a need to recognise that the countryside is not a museum but needs to support a rural economy and rural employment.

12.2 In recent years changes in agriculture have meant that the rural economy is no longer heavily reliant upon agriculture but has diversified. Agricultural diversification and alternative rural enterprises will play an increasingly important role in the future and, accordingly, it is important that existing sites and disused buildings are used to provide employment opportunities in rural areas and are not lost to residential uses. The provision of rural employment can also contribute to the reduction in the need to travel whilst the location of inappropriate uses which generate large amounts of traffic will generally not be permitted as it leads to unsustainable forms of development.

12.3 Means must be found to accommodate new businesses in rural areas without this jeopardising the character and attractiveness of the open countryside. The Local Plan seeks to achieve positive development for rural areas by ensuring that there is a net gain from the development of businesses in rural areas and there are no significant losses in terms of the character and attractiveness of the open countryside.

Agricultural Land

RE1

The use of the best and most versatile agricultural land (grades 1, 2 and 3a) for any form of development which results in the loss of such land to agricultural use will not be allowed except where it is evidenced that the following criteria can be met:

i. alternative land on previously developed sites and on land within boundaries of existing developed areas is genuinely not available; ii. that there is an overriding need for the development and it meets the objectives of the local plan particularly those in relation to sustainable development and travel; iii. lands of grades 3b, 4 and 5 is not available or has a statutory designation relating to landscape, wildlife, historic interest or archaeology which would outweigh the agricultural grading;

Even where developers are able to satisfy all of the above criteria they will be directed towards sites graded 3a and required to provide evidence that all such sites have been considered.

Reasons and Explanations i. Good quality agricultural land is relatively limited in this country and, once lost cannot be replaced. Furthermore, the current agricultural surpluses are historically a new phenomenon. It cannot be assumed that they will continue over the longer term. Therefore the best and most versatile 192 Vale Royal Borough Local Plan

12 Rural Enterprises

agricultural land is a nationally important resource for the longer term and should in general be protected from irreversible development.

ii. The best and most versatile land will be regarded as Grade 1, 2 and 3a in the Ministry of Agricultural, Fisheries and Food’s Agricultural Land Classification.

iii. Although the protection of our agriculture resource is important, there are occasions when this factor is outweighed by other considerations. In recognition of this fact, the policy does allow exceptions, but only in cases where all alternative options have been open to consideration, and when full public consultation (in the form of the Local Plan process) has taken place.

Policy Derivation PPS 7 ‘Sustainable Development in Rural Areas’ Cheshire Structure Plan Alteration (Cheshire 2016) Policy GEN1.

Where Development is Allowed Which Involves the Loss of Agricultural Land

RE 2

Where development is allowed which involves the loss of agricultural land, the council may impose phasing conditions so that the minimum amount of land, consistent with the nature of the development, is taken out of agricultural use at any one time, eg allowing grazing to continue on land allocated for industrial/housing development until development is ready to commence.

Reasons and Explanations

i. To protect the appearance of the countryside and areas on the urban fringe, agricultural land with planning permission for development should be properly maintained until development is commenced. In time between the grant of planning permission and its implementation, the land must not become an eyesore by falling into a disused state.

New Agricultural Buildings

RE 3

New agricultural buildings should:

i. be sited and designed so that they do not unduly detract from the amenity of people living nearby; ii. use materials, colours and designs which minimise the visual impact on surroundings; iii. be of an appropriate appearance and internal layout for the agricultural purpose intended for the building and should not exceed these requirements; iv. where appropriate use both exisitng and soft landscaping and tree planting to screen the building; v. wherever possible be located close to an existing group of buildings. Vale Royal Borough Local Plan 193

Rural Enterprises 12

Reasons and Explanations i. The Borough Council will wish to protect the appearance of the countryside by the exercise of reasonable control over the siting and design of agricultural buildings.

Policy Derivation PPS1 ‘Delivering Sustainable Development’ PPG12”Development Plans and Regional Planning Guidance” Cheshire Structure Plan Alteration (Cheshire 2016) Policy GEN1, GEN2 Cheshire County Council Farm Buildings – a design Guide 1972

Proposals for New Buildings and Other Structures Associated with Livestock

RE4

Proposals for new buildings and other structures associated with livestock that are not permitted under any development order will only be allowed where they satisfy the following criteria:

i. they should not unduly detract from the amenity enjoyed by the occupiers of existing or proposed buildings described in the town and country planning general permitted development order 1995 as “protected buildings” by reason of smell, noise, dust, visual intrusion or the attraction of traffic. ii. they should provide details of the arrangements for the disposal or other treatment of manure and other wastes, and satisfy the borough council that agricultural wastes can be managed without detriment to amenity or to the environment.

Reasons and Explanations i. Some buildings to be used for the accommodation of livestock will require planning permission from the Borough Council. The Borough Council recognises that such buildings will be necessary to the role of agriculture as an important and developing industry in the local economy. However, protection must also be given to the amenity of those people living in or otherwise using buildings close to existing or proposed livestock buildings. ii. “Protected Buildings” are permanent dwellings and other buildings occupied by people within 400 metres of the proposed livestock unit, excluding buildings within the agricultural unit and dwellings on other agricultural units. (A full definition is contained in the General Permitted Development Order 1995). iii. The amenity enjoyed by people living in or otherwise using the countryside should not be unreasonably diminished by practice of storage, treatment, transport or disposal of agricultural wastes. iv. The incidence of local environmental pollution caused by storage, treatment, transport or disposal of agricultural wastes must be minimised. v. MAFF and the Environment Agency will be requested to provide general advice or information as appropriate in order to assist the Borough Council’s consideration of planning applications, the Council will take on expert advice where appropriate and necessary. 194 Vale Royal Borough Local Plan

12 Rural Enterprises

Policy Derivation PPS 7 ‘Sustainable Development in Rural Areas’ PPS 23 ‘Planning and Pollution Control’

Change Of Use Of Agricultural And Other Rural Buildings

RE5

Applications for the change of use of agricultural buildings (including stables) made within 4 years of the completion of the building as either part of permitted development or following a planning consent will need to be accompanied by the following:

i. evidence of the original intended use for the building if erected under permitted development; ii. evidence that the building was used for a substantial part of the preceding period for the intended agricultural purpose; iii. evidence that the change of use will not generate the need for a replacement structure; iv. any proposal for a change of use should also meet the criteria in policy GS6.

Reasons and Explanations

i. PPS7 makes it clear that the Local Authorities should, if they consider farm buildings are being built with the intention of early conversion, investigate the history of the building to establish whether it was ever actually used for agricultural reasons. PPG2 also states that applications made for the reuse within four years of agricultural buildings erected under the GDO should be carefully examined.

ii. There have been cases within Vale Royal where permitted development rights have been used to erect buildings which have then been converted to other uses, this has often necessitated further replacement structures which can detract from the open aspect or character of the Green Belt or Open Countryside. This policy seeks to ensure that permitted development is not used to allow development, which would not generally be acceptable in such areas.

iii. Agricultural buildings if allowed to proliferate can lead to a detrimental impact on the Green Belt and if a number of these are then converted this can lead to development of an inappropriate scale in areas which are only accessible by private transport. Development of this land is not sustainable and PPG13 makes it clear that isolated development including residential development should be avoided.

iv. The new uses proposed may put pressure on the countryside which were not anticipated when the original building was given consent in terms of visual impact, nature conservation and traffic generation.

Policy Derivation PPS 7 ‘Sustainable Development in Rural Areas’ PPG2”Green Belts” PPG13 “Transport” Vale Royal Borough Local Plan 195

Rural Enterprises 12

Withdrawal Of Agricultural Permitted Development Rights Following A Change Of Use

RE6

The Borough Council will consider whether or not it would be appropriate to consider the removal of permitted development rights in any of the following cases:

i. where several applications for a change of use have taken place at the agricultural holding or unit within four years of their completion under permitted development rights or in certain circumstances following planning consent. ii. where this has led to further buildings being erected as replacements under permitted development rights and this could be considered to have led to a proliferation of buildings, which is affecting the open character of the green belt and open countryside. iii. where changes of use of groups or individual agricultural buildings have cumulatively led to a change in character of the countryside and have led to an increase in traffic generation. iv. where buildings previously erected under permitted rights have never been used for the agricultural use to which the permitted development rights relate.

Reasons and Explanations i. When the proliferation of farm buildings could have a seriously detrimental effect on the openness of the countryside it is then appropriate to consider whether it is necessary to attach a condition withdrawing permitted development rights with respect to an agricultural unit or holding. The Borough Council will only consider such a step where such conditions fairly and reasonably relate to the proposed development. ii. Within the permitted development system there is a requirement for the Borough Council to be notified of the proposal and whilst the authority cannot challenge the principal of development, matters such as siting and design can be discussed.

Policy and Derivation PPG2 ‘Green Belts’ PPS 7 ‘Sustainable Development in Rural Areas’ 196 Vale Royal Borough Local Plan

12 Rural Enterprises

Agricultural Workers’ Dwellings

RE7

The development of an agricultural workers dwelling will only be allowed in form of a permanent dwelling if the following criteria can be met:

i. there is a clearly established existing functional need for one or more workers; ii. the need relates to full-time workers not part-time equivalents; iii. the unit and agricultural activity concerned have been established for at least three years and have been profitable for at least one of these and have a clear prospect of remaining financially sound; iv. the functional need cannot be met by another dwelling on the unit or other accommodation in the area; v. the dwelling should be appropriately located and wherever possible should be sited within, or designed in relation to a nearby group of dwellings or farm complex; vi. the dwelling should be of a size commensurate with the established functional requirement. Dwellings that are unusually large in relation to the agricultural needs of the unit, or unusually expensive to construct in relation to the income it can sustain in the long-term, will not be permitted. It is the requirements of the enterprise, rather than those of the owner or occupier, that are relevant in determining the size of dwelling that is appropriate to a particular holding. vii. in appropriate circumstances permissions for such dwellings will be subject to conditions removing permitted development rights in order to ensure that such properties are not extended beyond what is required for agricultural purposes. Planning obligations (see section 106 agreement) will be used where appropriate to tie a new dwelling to adjacent farm buildings or to the agricultural land of the unit to prevent sale of any element separately without further application to the borough council. viii. the permission will be granted subject to a condition ensuring the dwelling is occupied only by a person solely or mainly working in the locality in agriculture or in forestry or a widow or widower of such a person, and to any resident dependants. Occupancy conditions may also be imposed on existing dwellings on the agricultural unit which are under the control of the applicant and need to be used in connection with the farm. ix. where a proposal is unable to meet (iii) of the criteria consideration will be given to a temporary form of accommodation provided that all other criteria can be met and: x. there is clear evidence that the enterprise in existence or proposed has been planned on a sound financial basis and that clear evidence of a firm intention and ability to develop the enterprise concerned is provided by the applicant.

Reasons and Explanations

i. PPS7 makes it clear that an agricultural or forestry workers dwellings should serve the requirements of the agricultural enterprise and should not therefore just be a reflection of desires of the potential occupants or owners. Many agricultural workers dwellings have been built at a scale out of proportion with the needs and income of the agricultural unit. PPS7 makes it clear ”Dwellings which are Vale Royal Borough Local Plan 197

Rural Enterprises 12

unusually large in relation to the income it can sustain in the long term, should not normally be permitted”. ii. In determining applications which may be permitted as an exception to general policy, the Borough Council will normally require the applicant to provide detailed information about the farm holding or woodland enterprise. This will normally take the form of an agricultural questionnaire, which the Borough Council will send to the applicant to complete. In addition, an independent appraisal of the farm holdings by a suitably qualified agricultural surveyor will usually be required.

Policy Derivation PPS 7 ‘Sustainable Development in Rural Areas.

Removal of an Agricultural or Forestry Occupancy Condition

RE8

The removal of an agricultural or forestry occupancy condition will only be permitted in exceptional circumstances where all the following criteria are met:

i. the applicant can provide evidence that there is no continuing need for the dwelling for someone solely, mainly or last working in agriculture or forestry in the area; and ii. the property has been marketed fully to the relevant working community in the area of the holding at a price, which reflects the restrictions imposed by the occupancy condition. Evidence will be required that the local farming/forestry community have been contacted and made aware of the property’s availability. It will be the thorough nature of any marketing of such a dwelling in association with the length of time marketed which will be key considerations; iii. there has been no interest shown by a potential purchaser who would have a realistic prospect of complying with the occupancy conditions.

Reason and Explanations i. To clarify the circumstances in which an exceptional case can justify the removal of an agricultural or forestry occupancy condition. ii. To indicate the evidence that should be provided to indicate that there is a lack of demand for the property as a dwelling for someone who has worked solely, mainly or last in agriculture and forestry in the area. It is expected that the time period for marketing will be at least two years but this should reflect the situation at the time of the application.

Policy Derivation PPS 7 ‘Sustainable Development in Rural Areas’ 198 Vale Royal Borough Local Plan

12 Rural Enterprises

Equestrian Development

RE9

Equine development in the open countryside and green belt will be allowed where all the following criteria can be met:

i. the proposed development would not amount to inappropriate development in the green belt and would not, either by itself or cumulatively, be detrimental to the character of the landscape or visual amenity due to its scale, design, siting or the materials used. ii. the proposal should not be detrimental to any site of acknowledged landscape, historical, archaeological or nature conservation value. Where significant development of agricultural land is unavoidable, the council will seek to use land of poorer quality in preference to the best and most versatile agricultural land except where this would be inconsistent with other sustainability considerations. iii. the proposed development should not be detrimental to the amenity of neighbouring uses; iv. the applicant indicates the location of all elements associated with the proposed equine development and where necessary includes these within the application. In the case of a larger scale equine development associated elements will include grazing land, gallops and menages. Applicants may be requested to provide an assessment of the effect of their proposal on erosion, on the vegetation on land to be used and on rights of way. Where jumps are required as part of the development conditions may be required to secure their removal when not in use; v. except where the applicant can demonstrate that all equine grazing and exercise requirements can be fully accommodated on suitable land which is closely associated with the proposed development and is in the applicant’s control, the proposal should be located near an existing or proposed bridleway or other suitable right of way or permissive route, or should provide permissive routes which provide connections into the existing network; vi. the proposal should meet the necessary standards for visibility, parking and access including the provision of areas for unloading and loading of horses and staff access on to the highway for both horses and vehicles. Equine development should not give rise to unacceptable nuisance, danger or increases in vehicle movements; vii. proposals for small-scale equine development for private recreational or commercial use (outside residential curtilages) should be constructed of temporary materials, such as timber. Conditions will be attached to such permissions requiring that stables are removed on the cessation of their usage. viii. all proposals for equestrian development, should, where possible utilise existing rural buildings. In the green belt, where this is proved to be not possible, only small scale new equestrian development will be permitted. Larger scale development will only be permitted in the green belt where development utilises existing rural buildings. ix. in both the open countryside and the green belt larger scale equine development will only be permitted where all on site supervision needs can be met from an existing permanent dwelling currently located on the application site. Exceptionally the conversion of an existing rural building for residential purposes for on-site supervision will be allowed where a functional and financial need is demonstrated. In such circumstances regard will be had to the criteria in policy gs6 when determining applications. Vale Royal Borough Local Plan 199

Rural Enterprises 12

Reasons and Explanations i. Whilst equine development is appropriate in the rural areas the policy seeks to ensure that such development is not detrimental to either the openness in the Green Belt or the character of the landscape. ii. Small-scale new stables are an appropriate use in the Green Belt. In terms of this policy, small-scale is considered to be 55 sq. metres floor area of stables and tack or storerooms totalling 15 sq. metres. These figures are based on the standards recommended by the British Horse Society. All ancillary facilities, such as toilets and kitchen areas should be included within this total. Stables within domestic curtilages (which is usually defined as a small area attached to a dwelling, containing domestic outbuildings and the garden and/or yard) are usually allowed under the General Development Order 1995, where they provide for the private residential use only of the dwelling’s inhabitants. iii. Commercial equine development will usually be of a larger scale but occasionally there will be larger private recreational proposals. If such developments require new stable development particular care will be needed in order that this development is not detrimental to its surroundings. Only small-scale new stable developments will be appropriate in the Green Belt and accordingly the majority of the development should be accommodated in existing buildings. The Borough Council’s view of what would constitute small scale is set out in (ii) of the reasons and explanations. In the Open Countryside larger scale development may be possible if the development proposal can satisfy all the relevant criteria of the policy. Any development should be of an appropriate scale, which the Borough Council considers to be no more than 165 sq. metres of new stables and 50 sq. metres of storage and tack rooms in total. Again this figure is based on the standards of the British Horse Society and would accommodate approximately 12-15 horses. Further advice about the detailed design of stables can be obtained from the British Horse Society or the Countryside Agency document “Horses in the Countryside”. iv. In addition to the requirements for the accommodation of horses it is also necessary to consider the welfare, comfort and safety of the horses and the effect that they may have on the surrounding land if they overgraze it. In assessing whether sufficient land is available for grazing the Borough Council will be guided by the advice of the British Horse Society, National Farmers Union and the Countryside Agency and that one acre (0.5 hectares) grazing land per horse plus additional exercising area is required to prevent overgrazing. Applicants may be asked for their assessment of how the proposed development would affect erosion and vegetation. Guidance on pasture management is also available from the Countryside Agency in their guide ‘Horses in the Countryside’ and the report ‘Horse Pasture Management Study’. The Borough Council may take into account up-to-date advice on equine health and welfare as it becomes available. v. Buildings and ancillary features must not be prominent in, or detrimental to the rural scene. When assessing a proposal, the Borough Council will take account of the density of existing similar developments in the vicinity and the cumulative impact of existing and proposed developments on the landscape character of the open countryside and the visual amenity and openness of the Green Belt. vi. PPS7 recognises that there may be instances where special justification exists for a new isolated dwelling associated with rural based enterprises which may include large scale equine developments. In these special circumstances the Borough Council will assess the proposal using the same criteria as those set out in Policy RE7. 200 Vale Royal Borough Local Plan

12 Rural Enterprises

Policy Derivation PPS 7 ‘Sustainable Development in Rural Areas’ PPG2 “Greenbelts” The British Horse Society “Minimum Standards for Livery Yards and Trekking Centres” Countryside Agency “Horses in the Countryside”

Kennels And Catteries

RE10

Proposals for catteries and kennels should meet the following criteria:

i. the proposals should meet the requirements of be1 with regard particularly to adequate access and parking and should not be detrimental to neighbouring uses; ii. the proposal should be located in existing buildings (in the green belt) or within or adjacent to an existing complex of buildings (open countryside). New development in the open countryside should be of a small scale; iii. proposals should not detract from the appearance and character of the countryside and be sensitively designed in relation to their setting and should include landscaping and screening where appropriate.

Reasons and Explanations

i. New development is inappropriate in the Green Belt, although the reuse of existing buildings is acceptable. Policy RE5 relates to the conversion and reuse of existing buildings and should be referred to in such cases. ii. Kennels are often located in the countryside in order to avoid causing noise nuisance to adjoining properties. Kennels and catteries are not, however, considered to be specifically rural land uses. They can be accommodated in urban areas, particularly catteries, but it is recognised that it can be difficult to find suitable premises, especially as on-site residence is normally required. Correspondingly, the Borough Council accepts that rural locations can meet a need for premises that would be difficult (but not impossible) to locate in towns. iii. The amenity of neighbouring properties will be protected by the requirements of policy BE1. iv. The character of the countryside should be protected. Development should therefore be suitably designed and screened to be unobtrusive in its surroundings. It should not take the form of isolated development. v. Kennels and catteries are controlled by the Animal Boarding Establishment Act 1963, which requires all boarding accommodation to be licensed. The Borough Council is the local licensing authority, and exercises this duty through the Community Services Directorate.

Policy Derivation PPG2 “Green Belts” PPS 7 ‘Sustainable Development in Rural Areas’ Vale Royal Borough Local Plan 201

Rural Enterprises 12

Private Airstrips

RE11

The use of land as private airstrips will be allowed in areas more than one mile from the settlement policy boundaries of Northwich, Winsford, Barnton, Cuddington, Davenham, Hartford, Lostock Gralam, Moulton, Rudheath, Tarporley, Frodsham, Helsby, Higher Wincham and Weaverham only if the development:

i. does not spoil the quiet attractiveness of the countryside, nor has a detrimental effect on agriculture or designated ecological sites as defined in policy NE2 and NE3; ii. does not generate sufficient air traffic to cause a nuisance or danger to nearby residents; iii. does not require any new buildings. Any necessary ancillary storage required for the enterprise only should utilise existing buildings. Any necessary conditions will be used to ensure such is only for the airstrip.

Reasons and Explanations i. Airstrips in Vale Royal Borough should not have a detrimental effect on the character of the countryside or on residential amenity. It is envisaged that any airstrips permitted under this policy will be small in scale, for use by private light aircraft only. ii. The Civil Aviation Authority will be consulted on applications for private airfields to give technical advice and to prevent any conflict with air traffic control at existing airports. 202 Vale Royal Borough Local Plan

12 Rural Enterprises

Farm Diversification

RE12

Development associated with the diversification of an existing agricultural holding will be allowed where the following criteria can be met:

i. the proposal should retain existing employment on the site and where possible lead to the creation of new employment; ii. applicants will be encouraged to produce farm plans which will outline the present farms profile, present and proposed activities, and its environmental and amenity effects; iii. any proposal and any subsequent expansion should utilise existing buildings on the holding. The borough council will require applicants to provide clear evidence that changes of use proposed in agricultural buildings under 4 years old erected under permitted development were genuinely used for agricultural purposes. iv. where it can be shown that no suitable buildings are available, any proposals for new buildings shall be subject to the policies controlling development in the green belt and open countryside. Any new buildings should be small in scale, relate to existing development and should have no adverse effect on the character, amenity, appearance and landscape quality of the area or on any wildlife habitats; v. the proposed use would not create an unacceptable impact on the highway network and there is a satisfactory means of vehicular access and parking arrangements. A transport assessment will be required in sensitive locations; vi. the borough council will, where necessary, attach conditions to permissions for rural diversification which control the expansion of the enterprise beyond an acceptable level and also to control the nature of the enterprise. Applications for expansion should be of a small scale and the cumulative effect of the expansion along with the existing development will be considered; vii. proposals should be appropriately landscaped to reduce visual intrusion and where possible should lead to environmental improvements.

Reasons and explanation

i. Diversification schemes should preferably help to support, rather than replace, farming activities on the rest of the farm. This policy however does not rule out, in principle, wholesale diversification out of agriculture. All schemes should also stimulate new economic activity and support the use of farming practices that are sensitive to the environment. Some examples of possible types of development are: • Farm based food processing and packing (e.g. ice cream, yoghurt, smoked meats) • Farm sports (e.g. riding stables, fishing) • Farm workshops (e.g. offices, agricultural repairs) • Farm shops (pick your own fruit, sales of own produce) • Tourist accommodation (e.g. Bed and Breakfast, self catering) Possible sources of further information are: • Farm Diversification in the North West: A guide to planning, by North West Development Agency (2003) • A Farmer’s Guide to the Planning System, by the Office of the Deputy Prime Minister (2001) • Planning for Rural Diversification, by Department of Environment (now Office of the Deputy Prime Minister) (1995) Vale Royal Borough Local Plan 203

Rural Enterprises 12 ii. Farmers who do diversify will be encouraged to produce farm plans, which outline the changes they wish to make. This should demonstrate the connection between on-going farming activities and any benefits of diversification. The structure of a farm plan might include: • Basic farm profile (e.g. area, type, history, existing buildings, wildlife, soil type) • Details of current activities (business type, employees) • Need for diversification (problems, history, future options) • Proposals (change of use of land, buildings, new buildings, parking) • Implications of the proposal (for the environment, rural economy, agricultural use of land, economic implications) iii. Whilst changes of use of redundant farm buildings to employment uses will be encouraged, such changes of use will not be granted where the cumulative effect of the expansion of the proposal would lead to an unacceptable intensification which would mean that the new diversified enterprise would no longer satisfy the criteria of the policy. iv. Where diversification proposals involve new tourist facilities consideration should be given to links with existing and proposed Greenways.

Policy Derivation PPS 7 ‘Sustainable Development in Rural Areas’ Farm Diversification in the North West: A Guide to Planning 204 Vale Royal Borough Local Plan

13 After Use of Mineral Workings

Chapter 13 After Use of Mineral Workings

Introduction

13.1 Mineral Extraction and Waste Disposal are matters for which the County Council is the Local Planning Authority. These operations are controlled by policies contained in the Cheshire Minerals Local Plan and the Cheshire Waste Disposal Plan.

13.2 The Borough Council supports the policies in the County Minerals Local Plan which seek to ensure that, where technically and economically feasible, mineral workings are returned to a condition fit for agriculture, forestry or nature conservation as appropriate.

13.3 The Borough Council similarly supports the policies in the County Waste Local Plan which seek to ensure a high standard of landscaping and after care of landfill sites.

13.4 If former mineral workings and landfill sites are used for purposes other than agriculture, forestry, or nature conservation , then the Borough Council will be responsible for planning controls over these uses. The Borough Council will exercise that jurisdiction in two ways:

i. By recommending to the County Council, landscaping and after care conditions on permissions to extract minerals or deposit waste. ii. In determining applications for development after the cessation of extraction or tipping.

13.5 The following policies relate to after-uses of mineral extraction and landfill sites. Surface mineral workings in Vale Royal are most generally sand workings, many of which result in the creation of lagoons of various sizes, for which there are demands for water based recreation.

13.6 In many cases sites will be capable of accommodating a variety of uses. Successful operation of combined uses will be as dependent on good management of the site as on the preparation of a restoration scheme or the planned provision of facilities. Careful planning and management will, however maximise the opportunity for sites to develop as sites of nature conservation interest whilst at the same time accommodating active or passive leisure activities.

General Considerations

MW 1

Applications for planning permission for new uses at the sites of former mineral workins and landfill sites will be determined having regard in principal, to noise, nature conservation, amenity, highway and access considerations, visual impact, air quality and water pollution.

Reasons and Explanations

i. The Borough Council is the Local Planning Authority responsible for the control of uses of land at mineral extraction and waste disposal sites after the cessation of those operations.

ii. Many exhausted, current and future sites are located within rural areas and the Borough Council wishes to ensure that in the long term ,use of such sites is compatible with the rural scene.

Policy Derivation Vale Royal Borough Local Plan 205

After Use of Mineral Workings 13

Cheshire 2016 Structure Plan Alteration Policies R7, R8 and R9

Consultation On County Matters

MW2

When consulted in respect of mineral or waste disposal applications, the borough council will encourage the county council to apply to any planning permission it may give, conditions which will enable sites ultimately to be used for such uses for which a demand and acceptability can be reasonably be anticipated.

Reasons and Explanations i. When an application for planning permission to extract minerals or dispose of waste is made, the County Council consults the Borough Council in respect of the use and of conditions which may be applied to a permission given. The Borough Council wishes to assist the County Council to prepare for the long term use of sites. ii. The Borough Council recognises that the demand for a variety of types of recreational activity at former mineral sites is increasing but would not wish to accommodate these demands in a way which results in unreasonable detriment to amenities enjoyed by residents, other users of, or visitors to the Borough.

Policy Derivation MPG1 Minerals and Planning Guidance Note 1, “ General Considerations” 206 Vale Royal Borough Local Plan

13 After Use of Mineral Workings

After Uses

MW3

Planning permission for recreation uses of restored mineral and waste disposal sites will be restricted to low-intensity land-based activities, non-engine powered water sports and nature conservation. Exceptions will only be permitted at the following sites or where it can be demonstrated that there would be no unacceptable nuisance by way of noise or other disturbance to nearby residents, nor any unacceptable damage to the natural environment:

(a) Fourways Quarry, Oakmere,

Where development will take place in accordance with the following principles:

i. the site be used for non-engine powered water sports; ii. the ancillary development that will be allowed is: a water sports club with changing facilities; a fishing club and timber chalets, the number and location of which is to be agreed with the borough council; iii. chalets are only to be used in conjunction with the recreational uses, not as permanent dwellings (ref policy RT11); iv. the proposals satisfy the criteria in policies RT11 and RT22.

(b) Nunsmere, Sandiway,

Where development will take place in accordance with the following principles:

i. the ancillary development that will be allowed is: a harbour; changing facilities and timber chalets, the number and location to be agreed with the borough council; ii. the chalets are only to be used in conjunction with the recreational uses, not as permanent dwellings (ref policy RT11); iii. the proposals satisfy the criteria in policies RT11 and RT22.

Reasons and Explanations

i. Low intensity uses include activities such as fishing and walking. This is to minimise environmental damage and to avoid disturbance to nearby residents. ii. Non-engine powered water sports include activities such as sailing, canoeing and windsurfing. iii. “Recreational uses” refer only to the use of land. It does not include the erection of holiday homes, tourist accommodation or other substantial building development. However, development ancillary to the permitted recreational use (e.g. clubhouses, boat storage, jetties, launching ramps etc.) will normally be permitted as provided by policy MW4. iv. At Fourways Quarry, Oakmere, only non-engine powered water sports will be allowed to preserve the nature conservation value of the site. The site should include undisturbed areas of water edge and boundary, areas of open grassland/heath, planted with native species, to support existing butterfly and invertebrate colonies. v. At Nunsmere the site is already used for both non-engine and engine powered water sports for up to 50 designatees and their guests. Development on this site should keep the same level of provision with associated ancillary development of a harbour, changing facilities and timber chalets.

Policy Derivation Vale Royal Borough Local Plan 207

After Use of Mineral Workings 13

PPG 17 “Sport and Recreation”

Ancillary Development

MW4

Proposals for development ancillary to the recreational use of land or water areas will be permitted where they satisfy all of the following criteria:

i. the proposals are of a small scale in the context of the overall site and will be unobtrusive; ii. they display a high standard of design; iii. they are directly related and subordinate to the primary recreational use; iv. the borough council is satisfied and facilities are needed for the participants in the recreational activities; v. the borough council is satisfied that the facilities must be sited in close proximity to the primary recreational use.

Ancillary development does not include any form of residential or permanent retail development.

Reasons and Explanations i. The Borough council wishes to ensure that any necessary ancillary development does not have an unacceptable impact. In particular, the attractions of the recreational resource should not be diminished by the insensitive design of car parking areas, the erection of unattractive buildings or the imposition of visually obtrusive structures. The impact of ancillary development should be kept to a minimum, especially in the open countryside. ii. Ancillary development should be for the use of participants of the recreational activity, whether this is a formal activity(e.g. watersports) or informal recreation(e.g. walking and quiet enjoyment of the countryside). Examples include car parking, toilets, changing rooms, storage facilities, and other incidental development whose sole purpose is to provide facilities that contribute to the primary recreational use. Ancillary development should not in itself attract additional car journeys to the countryside by non-participants. iii. Permanent residential development will not be considered ancillary to recreational uses in open countryside. However small-scale temporary/ infrequent retailing (e.g. ice-cream stands) that is directly associated with the recreational use may be considered an ancillary development, provided it is unlikely to attract customers who are not participants in the recreational activities at the site. Associated retail development would normally be strictly limited by planning conditions with respect to the range of goods for sale, opening hours, signage from the road and future expansion. iv. Cafes and bars open to the general public will not be considered ancillary development.

Policy Derivation PPG13”Transport” Cheshire 2016 Structure Plan Alteration Policy GEN1 208 Vale Royal Borough Local Plan

1 Background Documents

Appendix 1 Background Documents

Background Documents

1. Vale Royal Borough Local Plan First Review Alteration

i. “The Descriptions of the Designated Conservation Areas in Vale Royal”, October 1995

ii. Sustainability Appraisal of the Alteration to the Local Plan First Review

iii. March 2004 Vale Royal Residential Land Availability Monitor

iv. Vale Royal Borough Council Local Plan First Review Alteration - Housing Land Position Statement (2004)

v. Vale Royal Borough Council Local Plan First Review Alteration - Housing Site Selection Paper (2004)

vi. Vale Royal Borough Council Local Plan First Review Alteration - Employment Site Selection Paper (2004)

vii. March 2004 Vale Royal Employment Land Availability Monitor

2. Legislation and Government Advice

(i) Planning and Policy Guidance Notes/Statements

PPS1 Delivering Sustainable Development (February 2005)

PPG2 Green Belts (February 1997)

PPG3 Housing (March 2000)

PPG4 Industrial and Commercial Development and Small Firms (November 1992)

PPG5 Simplified Planning Zones (November 1992)

PPS6 Planning for Town Centres (March 2005)

PPS7 Sustainable Development in Rural Areas (August 2004)

PPG8 Telecommunications (August 2001)

PPG9 Nature Conservation (October 1994)

PPS11 Regional Spatial Strategies (September 2004)

PPG12 Development Plans (December 1999)

PPS12 Local Development Frameworks (September 2004)

PPG13 Transport (March 1994)

PPG15 Planning and the Historic Environment (September 1994) Vale Royal Borough Local Plan 209

Background Documents 1

PPG16 Archaeology and Planning (November 1990)

PPG17 Planning for Open Space, Sport and Recreation (July 2002)

PPG19 Outdoor Advertisement Control (March 1992)

PPG20 Coastal Planning (September 1992)

PPG21 Tourism (November 1992)

PPS22 Renewable Energy (August 2004)

PPS23 Planning and Pollution Control (November 2004)

PPG24 Planning and Noise (September 1994)

PPG25 Development and Flood Risk (July 2001)

(ii) Government Circulars and Other Guidance

DOE Circular 36/78 Trees and Forestry

DOE Circular 8/87 Historic Buildings and Conservation Areas: Policy And Procedures

DOE Circular 21/87 Development of Contaminated land

DOE Circular 2/99 Environmental Impact Assessment

DOE Circular 1/97 Planning Obligations

DOE Circular 22/91 Travelling Showpeople

DOE Circular 30/92 Development and Flood Risk

DOE Circular 1/94 Gypsy Sites and Planning

DOE Circular 5/94 Planning Out Crime

DOE Circular 18/94 Gypsy Sites Policy and Unauthorised Camping

DETR Circular 6/98 Planning and Affordable Housing

DOT Circular Roads 4/88 The Control of Development on Trunk Roads

Town and Country Planning (Use Classes) Order 1987

Town and Country Planning (General Permitted Development) Order 1995

Regional Planning Guidance for : (March 2003)

3. Development Plans

Cheshire 2016 Structure Plan Alteration Cheshire County Council

Waste Disposal Local Plan Cheshire County Council 1986 210 Vale Royal Borough Local Plan

1 Background Documents

Minerals Local Plan Cheshire County Council 1999

Mersey Community Forest Plan The Mersey Forest Team 1994

Vale Royal Borough Adopted Local Plan Vale Royal Borough Council 2001

4. Other Planning Guidance

(a) Masterplans

Northwich Vision Interim Planning Guidance Vale Royal Borough Council (adopted February 2004)

(b) Development Briefs

Development Brief for land north of Main Street, Vale Royal Borough Council 1982 Frodsham

Development Brief for land north of Witton Street Vale Royal Borough Council 1984

Development Brief for land adjacent to Station Road, Vale Royal Borough Council 1987 Winsford

Development Brief for land at Leftwich Grange/Leftwich Vale Royal Borough Council 1993 Farm, Davenham/Northwich

Lostock Triangle, Lostock Gralam Vale Royal Borough Council 2000

Planning Brief for Winnington / Wallerscote Urban Village Vale Royal Borough Council 2001

Development Brief for former BICC site, "Mere's Edge", Vale Royal Borough Council 2002 Helsby

(c) Design Guides

Trees in Cheshire Cheshire County Council 1972

Northwich Conservation Area: Policy for New Vale Royal Borough Council Developments, Shopfronts and Advertisements

House Extensions - A Design Guide Vale Royal Borough Council 1995

Gypsy Site Design Guide Department of the Environment 1979

Conversion of Traditional Rural Buildings: Design Vale Royal Borough Council 1996 Guide

(d) Development Control Policies

Hazardous Installations in Cheshire Cheshire County Council 1984

Gypsy Policy Cheshire County Council 1981 Vale Royal Borough Local Plan 211

Background Documents 1

Planning Committee Reports P107/92/93 P145/88/89 Vale Royal Borough Council Tandem Development

Planning Committee Reports Policy 138/83 Development Vale Royal Borough Council in The Crescent

(e) Planning Standards

Road Access and Visibility Splays Vale Royal District Council 1976

Outdoor Space Standards for New Dwellings Vale Royal Borough Council 1996

Public Recreation Space Provision in New Housing Vale Royal Borough Council 1996 Developments

Design Bulletin 32: Residential Roads and Footpaths DOE/DOT, 1977

Places, Streets and Movement: A Companion Bulletin DETR, Guide to Design, 1998 32: Residential Roads And Footpaths

Noise Guidelines Cheshire County Council 1980

Housing: Roads (Second Edition) Cheshire County Council 1988

Parking Standards Cheshire County Council (1990) – Revised Edition

(f) General Documents

Barn Owls on Site – A Guide to Development And The Barn Owl Trust, 1995 Planners

Cheshire Road Safety Plan Cheshire County Council -Annual

Countryside Recreation Strategy Vale Royal Borough Council 1989

County-wide Retail Study Cheshire Herring Baker Harris, 1995

Cheshire 2000 Retail Study Chesterton 2001

Derelict Land Reclamation Study Vale Royal Borough Council, 1990

Town Centre Health Checks Vale Royal Borough Council 2003

Employment Land Development Opportunities Vale Royal Borough Council – bi-annual

Employment Land Study Vale Royal Borough Council 2003

Sustainability Appraisal Vale Royal Borough Council (1st stage completed 2003)

Golf Courses in the Countryside Nature Conservancy Council 1990

Housing Investment Programme Vale Royal Borough Council -Annual 212 Vale Royal Borough Local Plan

1 Background Documents

Housing Land Availability Documents Vale Royal Borough Council - bi-annual

Housing Needs Survey Vale Royal Borough Council 2003

Into Wild Country Sport Council, 1994

Local Transport Plan Cheshire County Council 1999

National Rivers Authority Guidance Nature Conservancy Council 1990

On Course Conservation

Paintball Games in Woodlands; A Guide to Good English Nature, 1993 Environmental Practice

Recreation and Tourism Strategy Vale Royal Borough Council 1990

The Requirement and Supply of Housing Land Vale Royal Borough Council – bi-annual

Urban Housing Capacity Study Vale Royal Borough Council 2002

Vital and Viable Town Centres “Meeting the Urban and Economic Development Group 1994 Challenge” (for Department of the Environment)

Weaver River Valley Initiative Mersey Basin Campaign, 1994

Retail Land Development Opportunities Vale Royal Borough Council March 2004

Tarporley Village Design Statement Vale Royal Borough Council Vale Royal Borough Local Plan 213

Housing Land Supply (as at 31 August 2005) 2

Appendix 2 Housing Land Supply (as at 31 August 2005)

Housing Land Supply

2002-2016 (as at 31 August 2005)

Table 2.1

Housing Requirement

Structure Plan Requirement 5,500

Housing Supply

Completions (net of demolitions / losses) 1657

Completions through commitments 986

Commitments subject to S106 205

Allocations 2154

Windfall urban conversions 420

Total Supply 5422

Undersupply 78 214 Vale Royal Borough Local Plan 3 Employment Land Supply and List of Commitments and Completions (as at 31 March 2005) Appendix 3 Employment Land Supply and List of Commitments and Completions (as at 31 March 2005)

Employment Land Supply (31 March 2005)

Table 3.1

EMPLOYMENT LAND SUPPLY (As at 31 March 2005)

Land Allocated in Policy E5 Area in hectares

Northwich Winsford Helsby TOTAL

Commitments (sites with 25.97 15.88 1.68 43.53 planning consents at March 2004)

Allocations rolled forward from 23.87 29.29 7.07 60.23 the Adopted Vale Royal Borough Local Plan First Review (1)

New Allocations 24.74 0.78 0 25.52

Completions 43.45 23.64 0 67.09

Totals 118.03 69.59 8.75 196.37

NOTES: (1) Existing allocations not previously included as commitments Vale Royal Borough Local Plan 215

Scheduled Ancient Monuments in Vale Royal 4

Appendix 4 Scheduled Ancient Monuments in Vale Royal

Scheduled Ancient Monuments in Vale Royal Borough

Parish Monument Monument Name Grid Ref. No.

ALLOSTOCK 13491 Hulme Hall moated site SJ72467240

ALVANLEY 25711 The Maiden's Cross, wayside cross 520m SSW of SJ51437356 Four Lanes Ends

ANDERTON 34991 Anderton Boat Lift, aqueduct, basins, meter SJ64737524 WITH building, toll houses and buried remains of salt MARBURY chutes, inclined planes, the east basin and dockside features

ASTON 13515 Middleton moated monastic grange, eight SJ55597703 fishponds and connecting channels SJ55727703

SJ55737716

SJ55807703

ASHTON 30381 Dovecote at the site of Aston Old Hall 40m E of SJ55317803

Gamekeepers Cottage

BYLEY 13441 Drakelow Hall moated site, fishponds and moated SJ70437012 enclosure

DELAMERE 23616 Bowl barrow 30m SW of Fishpool Lane Farm SJ56596708

DELAMERE 23617 Bowl barrow 300m WSW of Fishpool Lane Farm SJ56336703

DELAMERE 23644 Bowl barrow 70m E of Fishpool Lane Farm SJ56696709

DELAMERE 23650 Bowl barrow 120m SE of Fishpool Lane Farm SJ 5671 6702

DELAMERE 23651 Bowl barrow 140m SE of Fishpool Lane Farm SJ 5671 6698

DELAMERE 25691 Kelsborrow promontory fort on Castle Hill 300m SJ 5316 6752 SW of Castle Hill Farm

DELAMERE 25692 Eddisbury hillfort East of Old Pale Farm SJ 5534 6933

FRODSHAM 25694 Hillfort on Woodhouse Hill 500m W of Mickledale SJ 5107 7573 216 Vale Royal Borough Local Plan

4 Scheduled Ancient Monuments in Vale Royal

Parish Monument Monument Name Grid Ref. No.

GREAT 13496 Belmont moated site and Fishpond SJ 6572 7843 BUDWORTH

HELSBY 25689 Promontory fort on Helsby Hill 250m NW of SJ 4927 7539 Harmers Lake Farm

KINGSLEY 13461 Hall moated site, Kingsley SJ 5404 7553

KINGSLEY 22595 Castle Cob Motte SJ 5338 7341

KINGSLEY 25693 Bradley promontory fort above Beechbrook 50m SJ 5394 7679 S of Beechmill House

LACH DENNIS 34989 World War II defences of the former airfield of RAF SJ 7248 6982 Cranage Also 5 other references in Congleton

LITTLE 23638 Darley Hall moated site SJ 6072 6425 BUDWORTH

LITTLE 25696 The Longstone, a part of a cross shaft on SJ 5892 6768 BUDWORTH Longstone Lane at the junction with Shay’s Lane. (also in )

LITTLE 25698 Cross base on south side of Longstone Lane 100m SJ 5854 6783 BUDWORTH WNW of the entrance to Cobden Farm (also in Whitegate and Marton)

MANLEY 25714 Roman Camp on Birch Hill 200m north west of SJ 5249 Birchdale Farm 7388

MANLEY 33880 Glassworking remains in Glazier’s Hollow, 330m SJ 5322 7240 south of Kingswood Cottage

MARSTON 34985 Lion Salt Works and remains of part of the Alliance SJ 6710 7547 Salt Works SJ 6706 7553

MOULTON 22596 Bowl barrow 160m NE of Moultonbank Farm SJ 6534 6940

NORLEY 33888 Heavy Anti-aircraft Battery at Norley 365m SE of SJ 5712 7182 Finger Post Farm Vale Royal Borough Local Plan 217

Scheduled Ancient Monuments in Vale Royal 4

Parish Monument Monument Name Grid Ref. No.

OAKMERE Ches 30 Roman road, Thieves Moss, Delamere Forest SJ 563 692

OAKMERE 13453 Motte and bailey 360m N of Harthill Bank SJ 5672 7186

OAKMERE 22594 Gallowsclough Cob bowl barrow SJ 5700 7134

OAKMERE 25688 Oakmere Promontory Fort on the E bank of SJ 5760 6783 Oakmere 300m north west of Corner Farm

OAKMERE 25697 The Headless Cross on Tarporley Road 230m NW SJ 5824 6777 of Greenlands

RUSHTON 13460 Moated site and fishponds 500m SE of Eaton SJ 5790 6311

SPROSTON 13492 Kinderton Hall moated site, two annexes, five SJ 7080 6702 (also Middlewich fishponds garden and prospect mound. in Congleton BC)

SUTTON 33857 Heavy Anti-aircraft gunsite, 400m west of Sutton SJ 5491 7935 Fields Farm

TARPORLEY 30371 Cross base and shaft in St. Helen’s Churchyard SJ 5535 6251

UTKINTON 23705 High Billinge bowl barrow SJ 5546 6621

WHITEGATE 13519 Marton moated monastic grange, three fishponds, SJ 6227 6754 AND MARTON connecting channels and base of stone cross SJ 6233 6767 SJ 6244 6764

WHITEGATE 25696 The Longstone, a part of a cross shaft on SJ 5892 6768 AND MARTON Longstone Lane at the junction with Shay’s Lane (also in Little Budworth)

WHITEGATE 25698 Cross base on south side of Longstone Lane 100m SJ 5854 6783 AND MARTON WNW of the entrance to Cobden Farm (also in Little Budworth)

WHITEGATE 30398 Vale Royal SJ 6385 6985 AND MARTON

WHITLEY 23615 Bowl barrow 120m east of Village Lane SJ 6171 7936

WINSFORD 13495 Bostock Hall moated site SJ 6778 6733

WINSFORD 25700 Cross base at Salterswall on the road junction SJ 6273 6700 150m WNW of Westholme Farm 218 Vale Royal Borough Local Plan

4 Scheduled Ancient Monuments in Vale Royal

Parish Monument Monument Name Grid Ref. No.

WINSFORD 25706 Standing cross in the Churchyard of St. Chad’s SJ 6501 6506 Church, Over, 10m from the south wall of the chancel. Vale Royal Borough Local Plan 219

National Register of Parks and Gardens of Special Historic Interest 5

Appendix 5 National Register of Parks and Gardens of Special Historic Interest

Castle Park, Frodsham

Registered Grade II. Designed by Edward Kemp for Joseph Stubbs, under the name of Park Place, and noted in his book “How to Lay Out a Small Garden”. Private residence with courtyards, stables and farm buildings. Water courses and features based on natural springs. American Garden. Wooden embankments and open parkland.

Historic Parks and Gardens of Local Significance with potential to be added to the National Register (Manchester Metropolitan University)

Aston Hall

Humphrey Repton involved. Former country house (demolished) parkland remains, includes a number of Grade II Listed buildings including a derelict Listed dovecote, also scheduled as an ancient monument.

Oulton Park

John Webb and William Emes involved. Former country house, now demolished. Includes lake, relict formal garden, Grade II listed monument and Lodges with gates and folly, now motor racing circuit.

Belmont Hall

Grounds of Grade I country house now a private school. Parkland with small lake, formal lawns and kitchen garden walls. Some recent ponds and copse planting.

Bostock Hall

Grounds of Grade II* country house includes listed wall garden (now containing a housing development), stables (now converted to residential use) and boathouse, lake and formal gardens. Parkland and approaches, including listed estate farm complex, (now converted to residential use).

Cogshall Hall

Early 19th Century country house in Georgian style (Grade II*), with lodges and associated parkland landscape.

Darnhall

Monastic site. Medieval landscape. Includes listed stables, mill and mill house.

Davenham Hall

Country house (Grade II*) parkland.

Manley Knoll

Quarry garden, Edwardian formal gardens. 220 Vale Royal Borough Local Plan

5 National Register of Parks and Gardens of Special Historic Interest

Marbury Hall

Country park based on former country house now demolished.

Mersey View, Frodsham

Pleasure ground (Victorian) with little remaining. Site redevelopment, but publicly owned memorial field adjacent includes wildflower meadow.

Petty Pool Park

Former country house now demolished with extensive peripheral woodlands.

Portal House Gardens

Early 20th Centrury garden in Elizabethan style by Walter Tower. Topiary and sunken garden. Links to former quarry and parkland, now included in a golf course.

Vale Royal House

Grounds of Grade II* country house (now converted to golf club house and residential use) based on Cistercian Abbey (scheduled monument). Includes canal. Estate now subdivided. Victorian/Edwardian gardens adjacent.

Verdin Park, Northwich

Formerly private (former residence listd and now part of adjacent hospital) presented to town. Victorian with statues. Listed gates relocated from Bostock Hall Park.

Winnington Hall

Country house (Grade I) with local gardens. Once a private school. Now within industrial complex. Nearby sports ground (Victorian) with large pavilion.

This list is still being researched and expanded. Vale Royal Borough Local Plan 221

Conservation Area Appraisals 6

Appendix 6 Conservation Area Appraisals

A guide to the process of defining the Special Architectural or Historic Interest, Character and Appearance of the Conservation Areas within Vale Royal

Background

Introduced by the Civic Amenities Act of 1967, Conservation Areas are now an accepted part of Town and Country Planning legislation and practice. Local Planning Authorities are required to identify “areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance”. Conservation areas are many and varied. There were more than 9,000 in England by mid 1996.

With the experience of time, the need to manage these areas has been recognised, if their special interest, character and appearance are to be retained. The first task in this process is to define and analyse the special characteristics that justified the designation of the conservation area. This is achieved by carrying out Conservation Area Appraisals.

The character of an area depends upon its historic background, the architectural quality and interest of its buildings, their materials and detailing, the way they relate to each other, the line of the highway, the quality of the landscape, trees and open spaces and a variety of unique features.

The Conservation Area Appraisal will provide a description of the elements that contribute to and define the character of the conservation area. However it will only be a snapshot in time. There may be important character variations according to the time of day, day of the week or time of the year. It will not always be possible to identify and record these within the constraints of preparing the appraisals. The omission of any particular building, feature or space should not be taken to imply that it is of no interest.

Conservation is not the same as preservation. The designation of a conservation area does not mean that everything will be preserved, or that there will be an end to new development. In many cases, the right sort of development may enhance an area, and will be encouraged.

The Conservation Area Appraisal will provide a basis for development plan policies and development control decisions, both within and adjacent to the Conservation Area boundary. Subsequently the appraisal will provide the basis of proposals for the preservation or enhancement of the area, including the identification of development opportunities.

Although most existing conservation areas have detailed descriptions, few have the kind of character definition and analysis that is now recognised as essential. It is proposed to survey, record and analyse all of the existing conservation areas within Vale Royal. Proposals for further conservation area designations will be subject to the same process prior to formal designation.

An important part of the appraisal process, will be to involve the local community. It is recognised that these studies are only valid if their content is understood and accepted by those people who are most closely affected by the designation of the conservation area. As a result, a public consultation exercise will take place, providing the opportunity for contributions to the study and comments on the analysis and proposals.

Following extensive research into the practice of producing Conservation Area Appraisals, Vale Royal Borough Council has developed its own approach to the subject. A list of criteria has been adopted to cover those elements which have been deemed to be most likely to contribute to the special character 222 Vale Royal Borough Local Plan

6 Conservation Area Appraisals

of the conservation areas within the Borough. This enables the analysis to be undertaken consistently both within and between conservation areas.

The framework for conducting the appraisals programme and the checklist of criteria for the studies is set out in the remainder of this leaflet. A schedule of the designated and potential conservation areas is also attached.

This methodology has been identified as an example of ‘Good Practice’ by the Royal Town Planning Institute.

Framework

Appraisal Programme

1. Appraisal framework formulated. 2. Consultation with relevant Parish Councils/Civic Bodies on draft criteria. 3. Consideration of comments and re-drafting of criteria. 4. Appraisals programme developed

The Borough’s conservation areas were divided into a number of types. A representative was selected from each type as a first example. The remaining conservation areas have been prioritised to give precedence to those conservation areas where the potential for alteration or development is perceived to be greatest. If an immediate threat becomes known, the relevant conservation area will receive a priority appraisal. Larger conservation areas will be sub-divided into smaller parts, especially where areas of significantly different character can be easily defined.

5. The current programme is attached as a schedule.

Appraisal Process For Each Conservation Area

1. Survey and desk top research. 2. Compile draft document, including any urgent boundary reviews. 3. Consultation exercise to include contacting the Town/ Parish Council, public meeting and exhibition and publicity through the media. 4. Consideration of comments and re-draft. 5. Adopt by Council. 6. Publish document.

Future Programmes

These will be determined by an ongoing review of all the appraisals and could include:

A review of conservation area boundaries. Proposals for preservation or enhancement. Potential new designations.

These will be evaluated against the prevailing characteristics of existing conservation areas as revealed in the appraisals. Any proposed designations will be subject to consultation, including publishing proposals in the local paper and holding a public meeting and exhibition. Vale Royal Borough Local Plan 223

Conservation Area Appraisals 6

Appraisal Criteria

The following list outlines some of the criteria to be used in the appraisal of the Borough’s conservation areas. The list is not exhaustive and the criteria applicable to any given area will depend entirely upon the nature of the area being studied.

History i. Historic evolution of the settlement. ii. Origins and development of the settlement. iii. Topographic elements that have influenced the settlement form. iv. Influence of current or previous land uses on the area.

Archaeological significance and potential of the area

Including identification of any scheduled ancient monuments and industrial archaeology.

Townscape

Form and structure of the settlement. i. Boundary of the conservation area. ii. Views within, into and out of the area. iii. The importance of spaces within the conservation area. iv. Enclosure within the settlement. v. Urban form. vi. Road pattern.

Buildings i. Age profile. ii. Dominant architectural styles and types. iii. Building materials – texture and colours. iv. Key buildings – listed and unlisted. v. Interesting and unusual details.

Street scene i. Street furniture, wirescape, water pumps/troughs. ii. Shop fronts, advertisements. iii. Landmarks and focal points with historic connection or visual interest. iv. Floorscape – materials, colour and texture.

Landscape

Landscape setting Green spaces, trees, hedges Water features.

Others

Negative factors. Elements which detract from the special character of the area.

Neutral areas 224 Vale Royal Borough Local Plan

6 Conservation Area Appraisals

i. i. Areas which neither enhance nor detract from the character or appearance of the area. ii. ii. Areas and opportunities for development and/or enhancement.

Ambience/Uniqueness

i. i. Sounds and smells. ii. ii. Vitality and vibrance of the area. iii. iii. Historical associations with unusual crafts, famous people and events. iv. iv. Other characteristics which make the area unique. v.

Table 6.1

VALE ROYAL BOROUGH COUNCIL

CONSERVATION AREAS unofficial priorities and dates at 10/10/03

DATES APPRAISALS AREA

Name Designated Revised Priorities>>>> File (E=Extended) (A=Adopted) P'ty Hectares Ref (R=Reduced) (P=Programmed)

Alvanley 08/04/76 P 2005 8 8.67 16

Bartington 12/10/78 P 2007 15 2.04 20

Bostock 08/04/76 E 24/04/03 A 24/04/2003 110.70 12

Cuddington 23/06/77 P 2005 9 4.67 22

Davenham 12/02/74 E 24/04/80 P 2007 14 37.47 6

Eaton 09/10/75 P 2006 13 31.4 9

Frodsham(Castle 09/10/2003 A 09/10/2003 10.46 36 Park Locality)

Frodsham (Town) 25/07/73 E 17/11/77 P 2003 1 33.83 3

Great Budworth 04/12/69 E 16/04/81 P 2007 16 24.15 2 & 16/06/88

Hartford 12/02/74 P 2004 2 10.81 7

Higher Whitley 09/10/75 P 2008 18 17.13 13

Kingsley 18/11/76 P 2008 17 12.23 17

Little Budworth 09/10/75 A 25/01/2001 34.96 10

Lower Peover o/all 22/12/81 P 2005* 10 (4.69) 1.52 19 (Vale Royal Part) (3.17) ( Part) Vale Royal Borough Local Plan 225

Conservation Area Appraisals 6

Lower Whitley 23/06/77 P 2008 19 2.67 18

Marston (Lion Salt 05/04/79 P 2004* 6 10.96 23 Works)

Northwich (Town 09/10/75 P 2004 (Part) P 3 11 76.98 Centre) 2006 (Part)

Onston 27/07/78 P 2008 20 5.36 21

Overton 08/04/76 P 2004 5 11.46 15

Sandiway 20/02/92 P 2005 7 21.24 29

St Chads 11/10/79 E 06/12/90 P 2006 12 42.46 24

Tarporley 21/01/72 E 10/12/87 P 2004 4 91.79 1

Trent & Mersey 15/06/2000 A 15/06/2000 130.66 30 Canal

Weaverham 12/02/74 E 16/04/81 A 20/12/2001 10.15 5

West Road 16/04/81 A 20/12/2001 4.39 28 Weaverham

Whitegate 12/02/74 R 22/10/98 A 22/10/1998 3.7 4

Total 751.88

*subject to additional external resources

POTENTIAL CONSERVATION AREAS

Table 6.2

Aston P 2009 priority 25

Darnhall P 2009 priority 27

Hatchmere, Norley P 2009 priority 26

Kingsley Green P 2008 priority 22

Rushton P 2009 priority 24

Solvay Road, Northwich P 2008 priority 23 226 Vale Royal Borough Local Plan

7 Locally Important Buildings

Appendix 7 Locally Important Buildings

Locally Important Buildings

Criterion A

Unlisted timber framed buildings in Vale Royal which contain structural or building techniques which were designed to reduce the effects of subsidence.

Northwich

1/3 High Street (Cheshire Building Society)

5/7 High Street (Britannia Building Society)

9 High Street (Swetenhams)

13 High Street (VACANT -former estate agents)

15/17 High Street (Lanis Wine Bar) not original - including rear extension

19 High Street Terracota fronted - front bay only (HSBC)

21/23 High Street Two-storey semi-detached shops (Meller Braggins)

2/2a High Street (Dixons)

4/6 High Street (Frank R Marshall)

10 High Street (Beresford Adams)

16/18 High Street (Nat West Bank) including false work rear extension

20/22 High Street (DeSouza’s) excluding single-storey flat roof extension

36/38 High Street (VACANT - former Lloyds TSB)

40 High Street (Barber Shop)

44/46 High Street Terracotta fronted (Beehive)

48 High Street (Coulby & Conduct Estate Agents)

50 High Street (Hollinshead)

52 High Street (Alliance and Leicester)

54/56 High Street (Nationwide)

58/60/62 High Street Terracotta fronted including parallel extension bay to rear

64 High Street (Going Places)

68 High Street Terracotta fronted (Sarnies) Vale Royal Borough Local Plan 227

Locally Important Buildings 7

5 Witton Street (Lunn Poly)

9 Witton Street Two storey including rear single-storey extension (Temptations)

11 Witton Street (Choice-soft furnishings)

13 Witton Street (Red Cross Shop)

17 Witton Street (Focus 10)

29 Witton Street (Timpsons)

41/45 Witton Street Facade only (Boots)

51/53 Witton Street (Burtons)

57/59 Witton Street Front bay only (Dixons and Superdrug)

75/79 Witton Street (Cheshire Army & Navy Stores, Second to None, Pace)

81/83 Witton Street (Bridgfords) and (Charlie’s)

85 Witton Street (VACANT - former Calculus)

87 Witton Street Front bay only (All Planned Travel)

99 Witton Street (Sumner-Photographer)

101/103 Witton Street Two-storey semi-detached shops (Cheshire Gap, Phase 1)

105/107 Witton Street Two-storey semi-detached shops (Swinton, Bed Shop)

109/111 Witton Street Two-storey semi-detached shops (Dry Cleaners, Art Shop)

115/117 Witton Street Two-storey semi-detached shops (Heath Insurance, Moorland)

119 Witton Street (Rosebank Sports)

121/123 Witton Street Two-storey semi-detached shops (Prontaprint, ChipBox)

139 Witton Street Two-storey excluding false work and extension (Dentist)

157 (rear) Witton Street Rear extension only (Roebuck Inn)

2/4 Witton Street Front bay only (Bratts Store)

6 Witton Street (Bratts Mans Shop)

8 Witton Street (Cooksons) 228 Vale Royal Borough Local Plan

7 Locally Important Buildings

10 Witton Street Front bay only (Bratts Kitchenware Store)

14/16 Witton Street Facade only (Dorothy Perkins)

24 Witton Street Front bay only (Clinton Cards)

26/28 Witton Street Front bay only (Woolworth)

46 Witton Street Single-storey shop front bay only (Select Seconds)

46A Witton Street Two-storey with two-storey rear extension (VACANT)

48/50 Witton Street Two-storey semi-detached shops (Crafty Stitches, Handifone)

56/58 Witton Street Two-storey shop and rear extension (Webbs Butchers)

60/62 Witton Street Three-storey including extension range to rear (Ethel Austin)

64 Witton Street Including single-storey extension to rear (Ethel Austin)

66 (rear) Witton Street Single-storey rear extension only (Firthfields Pets)

76 (rear) Witton Street Single-storey rear extension only (Level 1)

78/80 Witton Street Two-storey semi-detached shops (Windows Northwich Chronicle)

82 Witton Street Two-storey with flying first floor over passage (Cafe D)

84/86 Witton Street Single-storey semi-detached shops (Newsagents, Photographers)

88 Witton Street Single-storey detached shop (Barbers)

90/92 Witton Street Single-storey semi-detached shops (Paper Factory, Flower Shop)

96/100/102 Witton Street Two-storey semi-detached shops / restaurant over

104 Witton Street Front bay only (Jolleys Pharmacy)

108 Witton Street Front bay only (Wilsons)

112/114 Witton Street (Channel 40)

116/118 Witton Street (Quartz Hair) and (Nasima Balti Take Away)

120 Witton Street (Birtwistle Butchers) excluding rear extension

122 Witton Street (Witton Chimes pub) excluding small rear extension Vale Royal Borough Local Plan 229

Locally Important Buildings 7

- Witton Street Adjacent to Barbers Garage

- Tabley Street Single-storey - corner of Albion Road (The Curiosity Shop)

- St Pauls Place (The Samaritans)

6 Crown Street (Tandy)

1/3 Crown Street (The Old Crown)

1 Market Street (Cobwebs)

3/5 Market Street (Christopher & Co, VACANT -former Lloyds TSB)

7 Market Street (Newtons Amusements)

- Timber Lane (George Lightfoot Weddings & Funeral Parlour)

- off Meadow Street To rear 110 Witton Street - single-storey cycle shed

Bungalow Sheath Street Single-storey office (Taxi Office) off Old Warrington Two-storey - no sill beam (In Barbers Car Sales Yard Rd by ATS)

- Hadfield Street Single-storey to rear of 59 Station Road (Home Comforts)

34/36 Station Road Single-storey semi-detached shops (Connies, Martial Arts)

40 Station Road Single-storey - mock timbering over original (Just Hair)

33/35 Station Road Single-storey - no sill beam (Domestic Discounts)

4 Dane Street (Reed and Rains)

6/8/10 Dane Street (CRS Consultants, Locksmiths)

3 Dane Street (Johnno’s Barbers)

5/7 Dane Street (Butcher and Barlow Solicitors) off Dane Street (Part of Weaver Court) (reception unit)

- Watling Street (Northwich Fireplace Centre and dwelling to rear)

- Watling Street (Bullocks Accountants)

164 London Road (Bowling Green Pub)

234/240 London Road First floor timber framed - quasi-semi housing block

15 London Road Bridge House

23 London Road Single-storey (Stone Masons) 230 Vale Royal Borough Local Plan

7 Locally Important Buildings

39 London Road Single Storey (Volunteer Pub)

195/201 London Road First floor timber framed - quasi-semi housing block

203/207 London Road First floor timber framed - tri-semi housing block

209/215 London Road First floor timber framed - quasi-semi housing block

off Drillfield Road (dwelling?) at rear of Volunteer

- Drillfield Road Former St Pauls Church (now pharmacy)

18 Chesterway (Mid-Cheshire Damp and Timber Treatment)

44 Chesterway

46/48 Chesterway

3 Chesterway Former CCC HighwaysOffices

41 Chesterway Timber framed at first floor

55 Chesterway Single-storey dwelling

57 Chesterway Single-storey dwelling

off Weaver Way (former Moore & Brooks Office) (VRBC Highways)

off Weaver Way (former Moore & Brooks Warehouse) at rear of office

2 Castle Street First floor timber framed (Moss & Hazlehurst solicitors)

4/6 Castle Street Two-storey with first floor flying extension (Pine Shop)

25 Castle Street Single-storey shop (J and K Lighting)

27/29 Castle Street Two-storey semi-detached shops (Cameras, Dentist)

31 Castle Street Single-storey shop (St Luke’s Hospice Shop)

2/6 Winnington Street Offices

12/14 Winnington Street First and second floor timber framed - Offices (MDA)

18 Winnington Street Timber framed first floor to first bay (Gingerbread centre)

20 Winnington Street Office (Chambers Fletcher Partnership)

22 Winnington Street Office front bay only (Robert Gleave and Others)

26 Winnington Street Dwelling (Spring Bank)

13/15 Winnington Street Offices

17/19 Winnington Street Offices (Meller Braggins) Vale Royal Borough Local Plan 231

Locally Important Buildings 7

Victoria Winnington Street Hospital - timber framed element only Infirmary off Winnington Lane (Winnington Lodge) excluding false work front extension off Winnington Lane Struan

Winnington off Park Road Timber framed mainly at first floor (Pavillion structure Park only, Separate hall building adjacent to Park Road) Recreation Club

- Lock Street Workshops fronting River Weaver (ex MANWEB)

- Lock Street Workshops fronting River Weaver (ex MANWEB) off Lock Street Single-storey extentions to rear of 2/6 Winnington Street

- Manchester Road Single storey timber framed above brick plinth (Tex Kimp) (former Primary School at junction with Bridge Street)

Wincham

- Church Street Single storey timber framed above brick plinth (former Primary School)

Barnton

- Runcorn Road Timber framed first floor above brick ground floor excluding extension to south west - (VACANT former Red Lion Inn)

Winsford

2 Church Street (Taxis)

42/44 High Street (VACANT former Pimlotts)

Halcyon Rilshaw Lane

21 Market Place (The Arc)

- Wharton Road (Red Lion)

1 Wharton Road (Fishing Tackle Shop) 232 Vale Royal Borough Local Plan

7 Locally Important Buildings

Criterion B

Buildings Designed By

Parish & Address Description

Cuddington

Delamere Cottage, Chester Road. Originally pair of cottages. 1892.

Forest Hey, Norley Rd, Sandiway. Red brick with slate roof. Turret roofs at corners. Brick mullions. Originally also included stables and cottage.

Sandiway Manor, Norley Rd (south side)* Elizabethan/Jacobean style remodelled farmhouse. Brick with pedimented gables. Sandstone mullions and transoms. Douglas family home.

26, Weaverham Road, Sandiway. (former 1875. Diaper pattern red brick and white render infill to The Little School). gables. Red tile roof. Extended and converted to residential.

Frodsham

Dunsdale, Carriage Drive, 1876. Victorian mansion in vernacular revival

Netherton* style with timber features, and stables.

(former Five Crosses Infant Small C19 Victorian former school in red brick

School)* Manley Road, red brick with red tile roof.

Five Lanes End, Overton

Union Church, Bridge Lane Red brick. Former Baptist Church. 1886/7 enlarged 1912/5. (north side)

Great Budworth

Shippon at Budworth Heath Red brick, 1870.

Farmhouse

Northwich

The Council House, Church Road Former Masters House, Witton Grammar School, 1874/8.

Victoria House, Church Road, Former Witton Grammar School, 1869.

Oakmere Vale Royal Borough Local Plan 233

Locally Important Buildings 7

Parish & Address Description

Front Lodge, Chester Road Former lodge to Oakmere Hall, much extended. Sandstone. Slate roof.

Mushroom Cottage, by Oakmere Hall, off Single storey hexagonal cottage. Yellow brick. Red tile Forest Road. roof. Central chimney.

Overdale, off Tarporley Road. Brick and slate with sandstone mullions and transoms. Including range of outbuildings

The Grange, Chester Road Former lodge to Oakmere Hall, much extended. Sandstone. Slate roof.

Weaverham

St Mary’s Church Church yard wall 1880/1.

Wimboldsley

Weaver Bank Farm * c.1869

N.B. Properties also referred to in Pevsner identified by * 234 Vale Royal Borough Local Plan

7 Locally Important Buildings

Criterion C

Buildings formerly listed at Grade III which are no longer on the statutory list.

Parish Address

ACTON BRIDGE Acton Lodge, Cliff Road.

ALLOSTOCK Hollies Farm, Boothbed Lane.

ALVANLEY Bowling Alley Farmhouse, Commonside.

BYLEY Brownhayes Farm, Drakelow Lane.

Crosslanes Farmhouse, Byley Road.

Higher Farm, Byley Lane.

CROWTON Ainsworth House, Ainsworth Lane.

Crowton Hall, Bent Lane.

CUDDINGTON Outbuildings, Model Cottage, Chester Road, Sandiway.

DELAMERE Harewood Hill, Quarry Lane.

Pear Tree House, Chapel Lane.

The Boot Inn & Cottages, Boothsdale off Willington Road.

Sandiford Lodge, Forest Road, near Cotebrook.

The Old Pale Farmouse, Stoney Lane.

DARNHALL The Court House, Swanlow Lane.

FRODSHAM Brow Farmhouse,Top Lane.

former Stables & Barn, Bradley Hall Farmhouse, Bradley Ln

Millstone House, 43 Main Street.

HARTFORD

HELSBY former Stables, Rake House, Rake Lane.

LITTLE BUDWORTH Fox and Barrel, Forest Road, Foxbank, near Cotebrook.

LITTLE LEIGH Leigh Arms, Warrington Road.

MANLEY Lower Hall Farmhouse, Sugar Lane.

OAKMERE Massey’s Lodge, Tarporley Road.

RUSHTON Brownhill Cottage, Brownhills Road.

1 and 2 Lion Cottages, Winterford Lane. Vale Royal Borough Local Plan 235

Locally Important Buildings 7

Parish Address

Park Gates Farm Cottage, Rushton.

Poolhead, Oulton Mill Lane.

Rock Cottage, Eaton Lane.

SPROSTON Curtishulme Farm, off Bradwell Lane.

Daisybank Farmhouse and Barns, Road.

Knightshulme Farmhouse, off Bradwell Lane.

Parme Farmhouse, Jones’s Lane.

Pool Farm Cottage, Cledford Lane

SUTTON Hilltop, Chester Road, Sutton Weaver.

Village Farm, Chester Road, Sutton Weaver.

TARPORLEY Crown Hotel, High Street

Deansfield, off Forest Road.

Road Street Farmhouse, Road Street.

UTKINTON Alvanley Arms, Tarporley Road, Cotebrook.

Rose Cottage, Utkinton Lane.

Rowley Cottage, Quarry Bank.

WEAVERHAM 20 High Street

Barn 30m. north of Hodge Lane Farmhouse, Hodge Lane.

Stable block and outbuildings west of Merebrow.

WHITLEY Birch and Bottle, Birch Tree Lane.

Crimwellpool Farmhouse, Tarporley Road.

Factor’s House, Goosebrook Lane.

Greenhills Farm, Greenhill.

Grove House, Lower Whitley.

Pebbledash Cottage, Street Lane, Lower Whitley.

Town Pit Farmhouse, Higher Whitley.

Village Farmhouse, Street Lane, Lower Whitley.

WINSFORD Catsclough, off Grange Lane.

Church House Farm, St. Chads, Over. 236 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Address

Coach House and Stabling, Wharton Hall, Wharton Road.

Oldfields Farm, Swanlow Lane.

Rilshaw, Rilshaw Road, Clive.

School House, 96 Delamere Street.

N.B. This list may not be comprehensive. Vale Royal Borough Local Plan 237

Locally Important Buildings 7

Criterion D

Buildings noted in Pevsner’s “The Buildings of England - Cheshire"

Table 7.1

Parish & Address Description

ANDERTON

Gate piers off Marbury Lane At site of entrance to former Marbury Hall.

FRODSHAM

Erindale House, Carriage Drive, Netherton 1910/11 by R T Beckett. Large Victorian/Edwardian house with outbuildings.

Eversley House, Large Victorian house c.1892. By William Owen.

off Kingsley Road (west side). Mock tudor ornamentation. Converted into flats with added wing.

Foxhill (Diocesan Conference Centre), Large Victorian brick with modern Road additions by Design Group Partnership.

Trinity Methodist Church, Main Street. 1873 by C O Ellison. Late C13 style. A managed ruin with remaining tower. New church premises to rear of old.

GREAT BUDWORTH

Dene House Former Arley dower house. 1879. Brick by Kirby.

KINGSLEY

Newton Hall, Kingsley Road. Large brick built house by William Owen c.1892. Italianate.

LOSTOCK GRALAM

St John the Evangelist Church 1844/5. Victorianised especially by the added spire. Station Rd/School Ln junction.

NORTHWICH

St Luke’s Church, Winnington Lane (north Dull brick by Pearson. C13 style built 1896/7. Projected side). south tower not built.

Art College, London Road, Leftwich. 1897 by Joseph Crawley. Red brick and terracotta with figures and small scene in relief. Angle cupola. Former Technical School.

Sir John Deane’s College, off The Crescent, Former Grammar School. Rebuilt 1908. Symmetrical Leftwich. front. Brick with stone dressings. Large mullioned and transomed windows. Cupola. 238 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish & Address Description

Police Headquarters, off Chester Way. 1966/8 by County Architect and Biggins Sargent Partnership. Best modern building in Northwich says Pevsner. Concrete framed and panelled.

Congregational Church, Castle Street Large, brick. 1882 by Maxwell & Tuke.

RUSHTON

Church of St Thomas, Royal Lane, Eaton. 1896. Brick. Small.

TARPORLEY

Chester Lodge, Forest Road. In the style of Portal.

Cobblers Cross Cottage, Cobblers Cross Mock half timbered with white render panels. Lane.

Oakstone Lodge, Cobblers Cross Lane. Rendered brick with timber framing. Said to be a wing of Portal (1905) demolished and rebuilt 1955.

The Old Rectory, off High Street. Early C19 chequered brick, contains c.1700 staircase from Utkinton Hall.

WINSFORD Civic Hall and Shopping Precinct off Dene 1963/9 by Noel Tweddell. Both are fair examples of their ChristDrive. Church, Wharton. Intime small says red Pevsner stone.. 1843 or 1849.

N.B. The following references are still being investigated.

FRODSHAM

Behind Rock House, High Street Good recent house by Robin Clayton says Pevsner.

HARTFORD

In the grounds of Forest Hill House Good recent house by Robin Clayton says Pevsner.

NORTHWICH

Lodges at .

TARPORLEY

High Street, (East side). Minor Georgian brick houses interrupted by Methodist Chapel now demolished. Vale Royal Borough Local Plan 239

Locally Important Buildings 7

Criterion E

Buildings included in the Vale Royal Borough Council Historic Buildings Survey 1977-79

The attached list has been drawn from the above survey which included over 2,000 buildings. Many of those properties are now listed buildings and some are included on the lists of other criterion.

Some selection has already been undertaken. It is recognised that a further degree of selection is desirable so that only the best examples are included on this list. However current levels of resources do not allow that degree of refinement to be made.

The list appears in a different format from the other lists because it has been extracted from a database.

Parish Building & Address

Acton Bridge The Hazel Pear, Station Hill

Acton Bridge Lower Green, Pikenhall Lane

Acton Bridge Maypole Inn, Hilltop Road

Acton Bridge Orchard Cottage, Hilltop Road

Acton Bridge Rose Cottage, Station Hill

Acton Bridge Woodlands, Station Road

Allostock Axons Smithy Farm, Wash Lane

Allostock Bradshaw Brook Barns & Bridges

Allostock Bradshaw House, Middlewich Road

Allostock Clive Cottages and the Schoolhouse, London Road

Allostock Chapel House Farm, Chapel Lane

Allostock Chestnut House Farm

Allostock Clive House, off London Road

Allostock Cross Lanes Farm & barn

Allostock Drakelow House, Middlewich Road

Allostock Drovers Arms, London Road

Allostock Fullers Gate & Barn

Allostock Highfield Farm, Holmes Chapel Road

Allostock The Hollies House & Barn, Booth Bed Lane

Allostock Newplatt Farm, Newplatt Lane

Allostock Old Bridge Farm, London Road 240 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Allostock Old Mill Farm, Townfield Lane

Allostock Three Greyhounds, Homes Chapel Road

Allostock Quince Cottage, Brick Bank Lane

Allostock Cedar Bank (former Woodland House Farm),

Holmes Chapel Road

Allostock Cedar Bank, Holmes Chapel Road

Alvanley Bank Farmhouse & Barn, Manley Road

Alvanley Former Chapel, Towers Lane

Alvanley Cliff Farm, Commonside

Alvanley (New) Commonside Farm, Commonside

Alvanley Cottage, 4 Frodsham Road

Alvanley Cottages (Derelict), Helsby Road

Alvanley Crab Tree Farm, Manley Road

Alvanley Dugdale’s House, Frodsham Road

Alvanley Greengate Farm, Towers Lane

Alvanley The Hollies, Frodsham Road

Alvanley Paddock Hill, Helsby Road

Alvanley Peck Mill Farm, Towers Lane

Alvanley Reading Room, Manley Road

Alvanley Rock Farm, The Rock

Alvanley Rose Cottage, Manley Road

Alvanley Totternhoe, Manley Road

Alvanley Vicarage, Commonside

Alvanley Wheelwright’s, Frodsham Road

Alvanley White Cottage, Manley Road

Alvanley White Lion, Manley Road

Anderton Bridge Farm, New Road

Anderton Cottages adjacent to Manor Farm Vale Royal Borough Local Plan 241

Locally Important Buildings 7

Parish Building & Address

Antrobus Post Office, Road

Antrobus Holly Tree Farm, Knutsford Road

Antrobus Village School, School Lane

Antrobus Wheatsheaf Inn, Northwich Road

Antrobus House, Well Lane, Frandley Brow

Antrobus Cottages 1 & 2, Sandiway Lane

Antrobus Fox Farm, Northwich Road

Antrobus Frandley Farm, Northwich Road

Antrobus Foxley Brook Cottage, Gibb Hill

Antrobus Senna Green Farm, Senna Lane

Antrobus Frandley Brow Farm, Sandiway Lane

Antrobus Well Farm, Well Lane

Antrobus New House Farm & Outbuildings, Well Lane

Antrobus Thellow Heath Farm, Northwich Road

Antrobus Fields Farm, off Northwich Road

Antrobus Fields Farm outbuildings

Antrobus Potternell Farm, Brow Lane

Antrobus Firtree Farmhouse, Keepers Lane

Antrobus Shawbrook, Keepers Lane

Antrobus Hazel Bank, Reedgate Lane

Antrobus Fairbank Farm, Whitley Reed

Antrobus Reedgate Cottage, Reedgate Lane

Antrobus Reedgate Farm, Reedgate Lane

Antrobus Chapel House, Caldwells Gate Lane

Antrobus Park Farm, Caldwells Gate Lane

Antrobus Peelhall Farm, Reed Lane

Antrobus Modle Cottage, Hollins Lane

Antrobus Hollins Farm, Hollins Lane

Antrobus Flash Farm, Flash Lane 242 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Antrobus Nook House, Nook Lane

Antrobus Poplars, Barbers Lane (outbuilding)

Antrobus Old Pole Farm, Knutsford Road

Antrobus Foxley Brow Farm, School Lane

Antrobus Frandley House, Northwich Road

Antrobus Willow Cottage, Northwich Road

Antrobus Foggs Farm Buildings, Foggs Lane

Antrobus The Old Pump House, Reed Lane

Antrobus Antrobus Hall, Knutsford Road

Antrobus Kiln Farm, Well Lane

Aston-by-Sutton Spenders Cottage, Spenders Lane

Aston-by-Sutton School House, Aston Lane

Aston-by-Sutton Smithy Cottages, Aston Lane

Aston-by-Sutton Parkside Farm

Aston-by-Sutton Aston Heath Cottage, Aston Lane

Aston-by-Sutton Birdswood Farm, Aston Lane

Aston-by-Sutton Aston Heath Farm, Aston Lane

Aston-by-Sutton Outbuildings, Aston Lodge

Aston-by-Sutton Middleton Grange, nr Parkside Farm

Barnton Stoneheys Farm, Stoneheyes Lane

Barnton 2,4,6 & 8 Leigh’s Brow, Runcorn Road

Barnton Grange Farm, Runcorn Road

Bostock No. 10 & 12 Middlewich Road

Bostock No 14 & 16 Middlewich Road

Bostock Well at front of nos..14 & 16 Middlewich Road

Bostock Nos..6 & 8 Middlewich Road

Bostock Peckmill Farmhouse, Middlewich Road

Bostock Bostock Grange Farm, Middlewich Road

Bostock 17/19, Bostock Green Vale Royal Borough Local Plan 243

Locally Important Buildings 7

Parish Building & Address

Bostock 2, Bostock Green

Bostock 1, Bostock Green

Bostock Bostock Green Farm

Bostock 16/18, Bostock Green

Bostock 6, Bostock Green

Bostock 5, Bostock Green

Bostock 7, Bostock Green

Bostock 9, Bostock Green

Bostock 20/22, Bostock Green

Bostock Bostock Social Club, Bostock Green

Bostock Brook House, Brick Kiln Lane

Bostock Barns, Brook House Farm, Brick Kiln Lane

Bostock Jack Lane Farm, Jack Lane

Bostock Willow House, Jack Lane

Bostock Addashaw Farm, Jack Lane

Bostock Middle Lodge, Middlewich Road

Bostock Bostock Farm, Jack Lane

Bostock Home Farm, Bostock Road

Byley Church House, Moss Lane

Byley The Rectory, Moss Lane

Byley Lily Farm, Lily Lane

Byley Byley Hill Farm, Byley Lane

Byley Yewtree Farm, Yatehouse Lane

Byley King St Farm, King Street

Byley Ravenscroft Hall Farm, King Street

Byley Ravenscroft Hall Lodge, King Street

Byley Ravenscroft Cottages, King Street

Byley Dairy House Farm, Croxton Lane

Byley Croxton Hall Farm, Croxton Lane 244 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Byley Stublach Cottage

Byley Earnshaw House

Byley Stublach Farm

Byley Smithy, Puddinglake

Byley Brookside Cottage, Puddinglake

Byley Stublach Grange Farm

Byley Stublach Dairy

Byley Drakelowgorse Farm, Yatehouse Lane

Byley Drakelow Hall off Yatehouse Lane

Byley Crosslanes Farmhouse, Drakelow Lane

Comberbach Marbury Home Farm Barn, Marbury Road

Comberbach Nos... 1, 2 & 3 The Moss, Marbury Road

Comberbach Hanthorn Cottage, Warrington Road

Comberbach Elm Cottage, Warrington Road

Comberbach The Spinner and Bergamot, Warrington Road

Comberbach Avenue Farm, The Avenue

Comberbach The Drum and Monkey, The Avenue

Comberbach Senna Lane Farmhouse, Senna Lane

Comberbach Wesleyan Church, Senna Lane

Comberbach Brook Farm, Cogshall Lane

Comberbach “Old School House”, Marbury Road

Comberbach Chapel Houses, Warrington Road

Comberbach Hough Lane Farm, Hough Lane

Comberbach Yewtree Farmhouse

Crowton Camomile Farm, off Finger Post Lane

Crowton Bratts Bank Cottage, Moss Lane

Crowton Clemley Cottage, Bratts Bank

Crowton Beechwood Farm, Dutton Lane Vale Royal Borough Local Plan 245

Locally Important Buildings 7

Parish Building & Address

Crowton Ruloe Farm, Bag Lane

Crowton Ruloe Cottage, Bag Lane

Crowton Holly Cottage, Bag Lane

Crowton Barncroft Farm, Onston Lane

Crowton Crowton Mill, Ainsworth Lane

Crowton Hare & Hounds, Kingsley Road

Crowton Marsh Platt Cottages, Marsh Lane

Crowton Hilltop Farm, Ainsworth Lane

Crowton Thorntree Farm, Ainsworth Lane

Crowton Higher Heyes, Ball Lane

Cuddington Sandiway Lodge, Bale Fords Lane

Cuddington Blue Cap House, Kennel Lane

Cuddington Stud Grooms Cottage, Kennel Lane

Cuddington Cottages, Cheshire Kennels

Cuddington Brook House, Bag Lane

Cuddington Bryn Smithy, Cuddington Lane

Cuddington Jubilee Cottages, Bag Lane

Cuddington Pinfold Cottages, Cuddington Lane

Cuddington Chapel Bank Cottages, Mill Lane

Cuddington The Mount, Cuddington Lane

Cuddington Cuddington Hall, Cuddington Lane

Cuddington Poplar Cottages, Cuddington Lane

Cuddington Poplar Farm, Cuddington Lane

Cuddington Top Farm Cottage, Cuddington Lane

Cuddington Gardener’s Cottage, Woods Lane

Cuddington Home (Wood) Farm, Woods Lane

Cuddington “Merle Wood”, Mill Lane

Cuddington Cuddington Grange, Norley Road

Cuddington Kennel Cottage, Kennel Lane 246 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Cuddington Bryn Farm, Warrington Road

Cuddington The White Barn, Warrington Road

Cuddington Cuddington Cottage, Norley Road

Cuddington Manor Farm, Cuddington Lane

Cuddington Ashbank, Weaverham Road

Cuddington Holly Chase, Norley Road

Cuddington White Lodge, Norley Road

Cuddington Willow Tree & Willow Brook Cottages, Waste Lane

Cuddington Golden Nook Farm, Fore Street Road

Cuddington Beechfield, Forest Road

Cuddington Little Fold, Norley Road

Cuddington Blue Cap Hotel, Chester Road

Cuddington Stables, Lowther Lodge, Forest Road

Cuddington Cottages, 2-8 Warrington Road

Cuddington Estate Cottages, Cuddington Lane

Cuddington Cuddington Grange Lodge 2 stables, Norley Road

Cuddington Watermill Farm, off Norley Road

Cuddington Stonyford Cottage, Stoneyford Brook

Cuddington Hansomes House, Kennel Lane

Cuddington White Lodge Mews, Norley Road

Cuddington Cartledge, 60 Norley Road

Cuddington Tooler’s Stone, Hunt’s Lane

Cuddington Field House, Smithy Lane

Cuddington Cuddington Bank Cottage, Cuddington Lane

Cuddington Bryn Chapel Cottage, Forest Road

Cuddington Blakemere Stables, Chester Road

Cuddington Ivy Cottage, off School Lane

Cuddington Bryn Cottage, Forest Road

Darnhall Hill Top Farm, off Swanlow Lane Vale Royal Borough Local Plan 247

Locally Important Buildings 7

Parish Building & Address

Darnhall Swanlow Farm, Swanlow Lane

Darnhall Weaver Dairy Farm

Darnhall Beech House, off Darnhall School Lane

Darnhall School Green Farm

Darnhall The Lodge, Wettenhall Lane

Darnhall Rose Cottage, Darnhall Lane

Darnhall Stockerlane Farm

Darnhall Primrose Hill, Swanlow Lane

Darnhall Weaver Cottage, Swanlow Lane

Darnhall Knobb’s Farm, Darnhall School Lane

Darnhall Field Farmhouse, Stocker Lane

Davenham 463 London Road - Stable Block

Davenham Abbotsbury, Church Street

Davenham Davenham Players, 59 Church Street

Davenham 53/55 Church Street

Davenham Building adjacent to Verger’s House, Church St

Davenham 47 Church Street

Davenham 43 Church Street

Davenham 33/35 Church Street

Davenham Grove House, 31 Church Street

Davenham 27 & 29 Church Street

Davenham 1, 3, & 5 Church Street

Davenham Laburnum Cottage, Church Street

Davenham 455 London Road

Davenham 423 London Road

Davenham 482/484 London Road

Davenham 7 Green Lane

Davenham Yew Tree Farm, Green Lane

Davenham Coach House Cottage, Green Lane 248 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Davenham Methodist Chapel, Hartford Road

Davenham Leftwich Hayes, London Road

Davenham 104 Hartford Road

Davenham 137-141 Hartford Road

Davenham Gladstone Cottage & Woodview Cottage, London Rd

Davenham 436-440 London Road

Davenham Dower House, 618 London Road

Davenham 526-8 London Road

Davenham 21 & 23 Jack Lane

Davenham 513 London Road

Davenham 90 Hartford Road

Davenham Mere Heath House, London Road

Davenham 587 London Road

Davenham 560-562 London Road

Davenham Dairy Farm

Davenham 514-516 London Road

Davenham Eaton Hall Farm, Eaton Lane

Davenham Park Cottage

Davenham Farmhouse, Sherlact Lane

Davenham Brook Farm

Davenham Whatcroft Hall Lodges

Davenham Shipbrook Hill, Davenham Road

Delamere Seven Lows Farm, Fishpool Lane

Delamere Fishpool Farm, off Middlewich Road

Delamere Rectory Farm & Barn Range, off Chester Road

Delamere Delamere Station, Station Road

Delamere Barn & Delamere Farmhouse, Waste Lane

Delamere Sandstone House, Waste Lane

Delamere Forest House, Primrose Hill Vale Royal Borough Local Plan 249

Locally Important Buildings 7

Parish Building & Address

Delamere Primrose Hill Cottage, Primrose Hill Wood

Delamere Summer Bank Farm & Barn, Chapel Lane

Delamere Lilac Cottage, Gooseberry Lane

Delamere Cottage, Stoney Lane

Delamere Delamere Presbyterian Chapel, Willington Lane

Delamere Forest Farm House, corner of Grey’s Gate & Yeld Lane

Delamere Pleasant View, Quarry Lane

Delamere Edisbury Lodge Cottage, Blacklake Forest

Delamere Eddisbury Hill Farm (Barns), Stoney Lane

Delamere The Old Rectory, Chester Lane

Delamere Organsdale Cottages, Chester Road

Delamere Organsdale Cottage, Chester Road

Delamere Organsdale Cottage, Chester Road

Delamere Fishpool Lane Farm, Fishpool Lane

Delamere Fox & Barrel, Fox Hill

Delamere Cottages, Fox Hill

Delamere Foxhill Farm, Tarporley Road

Delamere Sandy Brow, Tarporley Road

Delamere Linmer Cottage, Linmer Moss

Delamere Wood Cottage, end of Gooseberry Lane

Delamere Smithy Cottage, Gooseberry Lane

Delamere Ivy Cottage, Gooseberry Lane

Delamere Laburnum and Rose Cottages, Gooseberry Lane

Delamere Rock Cottage & Bird’s Rock Cottage, Chapel Lane

Delamere Chapel House, Chapel Lane

Delamere Memorial Cottages, Chapel Lane

Delamere House on Willington Corner, opp Post Office

Delamere The Hob, Willington Road

Delamere Pear Tree Cottage, Willington Road 250 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Delamere 2 Cottages opp end Booth’s Dale, Willington Road

Delamere Woodgate Cottage,

Dutton Union Bank Farm, Northwich Road

Dutton Hill Farm,Northwich Road

Dutton Dutton Hollow Farmhouse, off Northwich Road

Dutton Cottage, Lodge Lane

Dutton Dutton Park Farm, off Lodge Lane

Dutton Island Farmhouse, off Lodge Lane

Dutton Cottages opp Chapel, Warrington Road

Dutton Outbuildings, Bartington Hall

Dutton White House, Warrington Road

Dutton Nook Farm, off Marsh Lane

Dutton Lightwood Farm, Marsh Lane

Frodsham C of E Primary School, School Lane Overton

Frodsham Cholmondeley Arms, 12 Church Street

Frodsham 8 Church Street

Frodsham Warehouse to rear of 6 Church Street

Frodsham 3 Church Street

Frodsham 100 Main Street

Frodsham Outbuildings, Queen’s Head, 94 Main Street

Frodsham 88 Main Street

Frodsham 84A Main Street

Frodsham Barn, 78A Main Street

Frodsham Conservative Club, 74 Main Street

Frodsham 70 & 72 Main Street

Frodsham 68 Main Street

Frodsham Drill Hall, Main Street

Frodsham 42 Main Street

Frodsham 2 & 4 Fountain Lane Vale Royal Borough Local Plan 251

Locally Important Buildings 7

Parish Building & Address

Frodsham 26 & 28 Main Street

Frodsham 20 Main Street

Frodsham 14 Main Street

Frodsham Bourne Methodist Chapel, Main Street

Frodsham Millbank Cottage, Main Street

Frodsham Millbank, Main Street

Frodsham Cheshire Cheese, 29 Main Street

Frodsham 31 & 33 Main Street

Frodsham 1-13 Marsh Lane, off Main Road

Frodsham Moreton Terrace, Marsh Lane

Frodsham 75 & 77 Main Street

Frodsham 91-99 Main Street

Frodsham 27 High Street

Frodsham National Westminster, 117 Main Street

Frodsham 119, Main Street

Frodsham 119A & 121 Main Street

Frodsham 123 Main Street

Frodsham 9 High Street

Frodsham Red Lion, 17 High Street

Frodsham Former Police H.Q., High Street

Frodsham 1 Ship Street

Frodsham 1849 Hall behind former Police H.Q.

Frodsham Trinity House, High Street

Frodsham Rock Cottage, 52 High Street

Frodsham George Inn, 25 High Street

Frodsham 37 High Street

Frodsham The Cottage, Albert Row, off High Street

Frodsham Rock House, 48 High Street

Frodsham 40 High Street 252 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Frodsham 28, 30, & 32 High Street

Frodsham 50 High Street

Frodsham The Knoll, High Street

Frodsham 1 & 1A Bridge Lane

Frodsham East Bank, Bridge Lane

Frodsham East Bank Cottage, Bridge Lane

Frodsham 78 High Street

Frodsham 26 Ship Street

Frodsham 28 & 30 Ship Street

Frodsham Roebuck House, Church Road

Frodsham Pin Mill Brow House, Howey Lane

Frodsham Netherdale, Carriage Drive

Frodsham Netherton Farm, Netherton

Frodsham Netherton Hall, Netherton

Frodsham Pear Tree Farm, Hawthorne Road

Frodsham Marsh Green Cottages, Marsh Lane

Frodsham National School, Church Lane

Frodsham Kydd’s Wine Bar, Church Street

Frodsham Drover’s Arms, Church Street

Frodsham Rose Cottage, Ship Street

Frodsham Hatley Farm, Dig Lane

Frodsham Aubrey House, Bellemonte Road

Frodsham Rose Ville, Hillside Road

Frodsham “High Lea”, Vicarage Lane

Frodsham West View, Vicarage Lane

Frodsham Overton Hall, Vicarage Lane

Frodsham 68, Dober’s Lane

Frodsham Such Pit Farm, Kingsley Road

Frodsham 101 Kingsley Road Vale Royal Borough Local Plan 253

Locally Important Buildings 7

Parish Building & Address

Frodsham Hill Top Farm, Top Road

Frodsham 19-25 Top Road

Frodsham 11 & 13 Top Road

Frodsham 36 & 38 Kingsley Road

Frodsham 24, Top Road

Frodsham Beech Mill Cottage, Bradley

Frodsham Dingle Cottage, Bradley Lane

Frodsham Hill House, Bradley

Frodsham Dingle Farm, Bradley

Frodsham Beaconhurst, Netherton

Frodsham Woodhouse Farm, Woodhouse’s

Frodsham Shepherd’s Cottage, Manley Road

Frodsham Foxhill Farm, The Ridgeway

Frodsham Riley Bank, Manley Road

Frodsham Heathcliffe, off Manley Road

Frodsham Mickledale Farm, Manley Road

Frodsham Mersey View Farm, Bellemonte Road

Frodsham Top Mill Cottages, Bradley

Frodsham Castle Park

Frodsham Bradley Orchard, Bradley

Frodsham Brockton, Church Road

Great Budworth 3 Budworth Lane

Great Budworth Brownslow Lodge, Budworth Lane

Great Budworth Brownslow Cottage, Budworth Lane

Great Budworth Brownslow House, Budworth Lane

Great Budworth 48 Church Street

Great Budworth Byre Cottage, Church Street

Great Budworth Barn to rear of Byre Cottage

Great Budworth School House, School Lane 254 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Great Budworth 52 High Street

Great Budworth 53 High Street

Great Budworth White Hart House, High Street

Great Budworth 19 High Street (to rear of Saracens Head)

Great Budworth The Village Post Office, High Street

Great Budworth Bakery Cottage, High Street

Great Budworth Tithe Barn, High Street

Great Budworth Wych Wood, High Street

Great Budworth 11 & 10 High Street

Great Budworth Hawthorn Cottage, 62 High Street

Great Budworth 18 High Street

Great Budworth Belmont Cottage, Northwich Road

Great Budworth Brownslow Farm, Northwich Road

Great Budworth Old School House, Belmont Road

Great Budworth Rose Cottage, Knutsford Road

Great Budworth Belmont Dairy Farm, Knutsford Road

Great Budworth Farm Buildings, Budworth Heath Farm

Great Budworth Terraced cottages, Heath Lane

Great Budworth Westage Lane Cottages

Great Budworth Coach House, off Northwich Road

Great Budworth The Old Barn, Northwich Road

Great Budworth Sandycroft, Cock Lane

Great Budworth Southbank House, Southbank

Great Budworth Westgate, Westgate Lane

Hartford Hartford Hall Cottage, School Lane

Hartford The Hollies, School Lane

Hartford Green Villas, no. 13

Hartford The Coachman, Chester Road

Hartford Farmhouse, Chester Road Vale Royal Borough Local Plan 255

Locally Important Buildings 7

Parish Building & Address

Hartford Sunday School, Bradburn Lane

Hartford Beeches Lodge, Chester Road

Hartford Hartford House, School Lane

Hartford The Red Lion, Chester Road

Hartford Manor Cottage, 201 Chester Road

Hartford Sandiway House, Littledale Lane

Hartford Bothy Cottages, Sandiway House

Hartford Sandiway Lodge Cottage

Hartford Sandiway Cottage

Hartford Heyswood Stables

Hartford Forest Hill

Hartford Weaverham Grange, Beach Road

Hartford Brown Heath Farm, Hodge Lane

Hartford Littledales Cottages, Littledales Lane

Hartford Caretakers Cottage, Littledales Lane

Helsby Old Station, off Chester Road

Helsby 115-119 Robin Hood Lane

Helsby Hill Cliff Cottage, The Rock

Helsby Ravenscar, Alvanley Road

Helsby 1, 2, 3, & 4 Rake Lane

Helsby Undermount, 216 Chester Road

Helsby Undermount Mews, off Rake Lane

Helsby Middle House, 263 Chester Road

Helsby Helsby House, 248 Chester Road

Helsby Beach House, 289 Chester Road

Helsby The Old Hall, Chester Road

Helsby The Vicarage, Vicarage Lane

Helsby Holly Villa, 293 Chester Road

Helsby Horse & Jockey, 301 Chester Road 256 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Helsby Cottage Row, 268-274 Chester Road

Helsby School House, 303 Chester Road

Helsby Station Cottages, Station Avenue

Helsby Undercliffe, Chester Road

Helsby 138, Chester Road

Helsby Hunter House, 31 Old Chester Road

Helsby Fir Bank, 91 Old Chester Road

Helsby Teuthill Farm, Tarvin Road

Helsby Cottage, Tarvin Road

Helsby The Cottage, High Street

Helsby Firs Farm, Hill Road

Kingsley The Firs, Newton Hollow

Kingsley Bank House, Newton

Kingsley Waterloo

Kingsley Castle Hill Farm Barn, Castle Hill

Kingsley Vicarage, St John’s Church, Hollow Lane

Kingsley Brookside Cottages, Brook Side

Kingsley Hurst Farmhouse

Kingsley Hawthorn Cottage, Dark Lane

Kingsley Depmore Farm, Depmore Lane

Kingsley Castle Hill Cottage, Norley Road

Kingsley Rose Cottage, Norley Road

Kingsley Scotland’s Lane Cottages, Mill Lane

Kingsley Brook House, Mill Lane

Kingsley Taw House, Ball Lane

Kingsley Hall of the Hay, off Mill Lane

Kingsley Mill Lane Farmhouse, Mill Lane

Kingsley Mill House & Water Mill

Kingsley Springfield House, Mill Lane Vale Royal Borough Local Plan 257

Locally Important Buildings 7

Parish Building & Address

Kingsley Green Bank Croft, Mill Lane

Kingsley St John’s School, Mill Lane

Kingsley Pike Nook Cottage, Pike Lane

Kingsley Peel Hall, off Kingsley Road

Kingsley Bradley Cottage, Bradley

Kingsley Westbrook Farmhouse, Hollow Lane

Kingsley Red Bull Public House

Lach Dennis Asbrook Farm, Pennys Lane

Lach Dennis Heath Farm, Pennys Lane

Lach Dennis Melvin Holme, Pennys Lane

Lach Dennis Drakelow Farm, off King Street

Lach Dennis Newall Farm

Lach Dennis Barn, Marsh Farm

Lach Dennis Fir Trees Farm

Lach Dennis Oldhall Farm

Lach Dennis Heath Farm

Lach Dennis Birches Hall Barn

Lach Dennis Hulse House

Little Budworth Mill, Mill Lane

Little Budworth Estate Cottage, Church View

Little Budworth Lower Farm, Well Lane

Little Budworth Stable, Lower Farm, Well Lane

Little Budworth Red Lion, Vicarage Lane

Little Budworth Cottage to the right of Rose Cottage, Vicarage Ln

Little Budworth Church Room, Vicarage Lane

Little Budworth Estate Cottages, Vicarage Lane

Little Budworth Park Farmhouse, Vicarage Lane

Little Budworth The Old School, Rushton Lane

Little Budworth School House, Rushton Lane 258 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Little Budworth Barn at farm S of smithy, Rushton Lane

Little Budworth Stabling, Oultonlowe Farm

Little Budworth Oultonlowe Cottage

Little Budworth Bank House, Oultonlowe

Little Budworth Outbuilding Bank House, Oultonlowe

Little Budworth Barn, Bank House, Oultonlowe

Little Budworth Ash House

Little Budworth Fennywood Farm

Little Budworth Ivy Cottage, Beech Lane

Little Budworth Pool Bank, Beech Lane

Little Budworth Hill Farm & outbuildings, nr Oulton Park

Little Budworth Darley Hall Barn

Little Budworth Oulton Cottage, Darley Hall Lane

Little Budworth Home Farm Barn & Outbuildings

Little Budworth Egerton Arms, off Vicarage Lane

Little Budworth The Old Parsonage, Vicarage Lane

Little Budworth Post Office, Vicarage Lane

Little Budworth Stables, Vicarage Lane

Little Budworth The Nook, Vicarage Lane

Little Budworth Church Cottages, Vicarage Lane

Little Budworth Outbuildings, Park Farm, Vicarage Lane

Little Budworth Ash House Cottages

Little Budworth Lower Farm Outbuildings, Darley Hall Road

Little Budworth North View Farm, Chester Road

Little Budworth Corn Hill Farm, Chester Lane

Little Budworth Shrewsbury Arms, Chester Road

Little Budworth Barn at Akesmere Place, Chester Road

Little Budworth Wood Cottage, Longstone Lane

Little Budworth Cabbage Cottage, off Tarporley Road Vale Royal Borough Local Plan 259

Locally Important Buildings 7

Parish Building & Address

Little Budworth Moss Hall House, Beech Road

Little Budworth Well Cottage, Beech Road

Little Budworth Forest House & Barn, Beech Road

Little Budworth The White Hall, White Hall Lane

Little Budworth Gardeners Cottage, The White Hall, White Hall Lane

Little Budworth Riding Stables, White Hall, White Hall Lane

Little Budworth White Hall Farm, Whitehall Lane

Little Budworth Old Hall Farm, off Mill Lane

Little Budworth Cowsheds, Old Hall Farm

Little Budworth Mill, Old Hall Farm

Little Budworth Grange Farm

Little Budworth Brook House Farm & Shippon

Little Budworth Brook Farm, Chester Road

Little Budworth Sunny Bank Farm, Whitehall Lane

Little Budworth The Hollies, Tarporley Road

Little Leigh Valley Farm, Willowgreen Lane

Little Leigh Willow Green, Smithy Lane

Little Leigh Smithy Cottage, Smithy Lane

Little Leigh Wheelwright Cottage, Runcorn Road

Little Leigh Baptist Church, Shutley Lane

Little Leigh Crumley Heath, Cogshall Lane

Little Leigh Barn, Shutley Farm, Runcorn Road

Little Leigh Leigh Hall, Church Road

Little Leigh School, Church Road

Little Leigh School House Cottages, Church Lane

Little Leigh Church Place, Leigh Lane

Little Leigh The Horns, Acton Bridge

Lostock Gralam Robin Hood Cottage, 15 Birches Lane

Lostock Gralam Poplar Grove, Birches Lane 260 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Lostock Gralam Grove Cottage, Birches Lane

Lostock Gralam Castlecroft, 83 Birches Lane

Lostock Gralam 73 Birches Lane

Lostock Gralam Moss Lane Farmhouse, Moss Lane

Lostock Gralam Highfield Farmhouse, 264 Manchester Road

Manley Birch-Hill House, Newton Hollow

Manley Claim Farm Outbuildings, Birch Hill

Manley Claim Farmhouse, Birch Hill

Manley Ravelstone, Manley Road

Manley Rose Mount, Manley Common

Manley Toll House, New Pale Road

Manley New Pale Farm, New Pale Road

Manley Outbuildings, New Pale Farm, New Pale Road

Manley Manley Common Farm, New Pale Road

Manley Barn at Farmhouse, Simmond’s Hill, Manley Road

Manley Farmhouse, Simmond’s Hill, Manley Road

Manley Spiders Well, Simmond’s Hill, Manley Road

Manley Cottages, Manley Knoll, Manley Road

Manley Stone House, New Pale Road

Manley Sunnybank Farm, Manley Knoll, Manley Road

Manley Manley Knoll, Manley Road

Manley Plum Tree Farm, School Lane

Manley Peacock Cottage, Sugar Lane

Manley Sugar Lane Cottage, Sugar Lane

Manley Bay Tree, Station Road

Manley Moss Farm, Moss Lane

Manley Barn & shippon at Moss Farm, Moss Lane

Manley Fox Arms, Stable Lane

Manley Rookery Farmhouse, Well Lane Vale Royal Borough Local Plan 261

Locally Important Buildings 7

Parish Building & Address

Manley Low Farm, Manley Lane

Manley Low House Barn, Manley Lane

Manley Railway House, off Manley Lane

Manley Manor Farm Barns, Manley Lane

Manley The Grange, Manley Quarry, Manley Lane

Manley Quarry Cottages, Manley Quarry

Manley Masons Works, rear of Rock House, The Quarry

Manley Kingswood Cottage, Delamere Forest

Manley Houndslough Farm, Delamere Road

Manley Bank Cottage, New Pale Road

Manley Manley Old Hall, off Sugar Lane

Manley Outbuildings, Manley Old Hall, Sugar Lane

Manley Stables, Manley Old Hall

Manley Four Lanes End Cottage, Dark Ark Lane

Manley Rangeway Bank Farm, Dark Ark Lane

Manley Outbuildings, Rangeway Farm

Manley Garden Cottage, to rear of Manley Hall

Manley Manley Hall

Manley Manley Hall Outbuilding

Manley Acorn Cottage, Ashfelt Lane

Manley Cherry Tree Farm, New Pale Road, Birch Hill

Manley Kingswood House, New Pale Road

Manley Cliff View, New Pale Road

Manley Crossley Hospital, New Pale Road

Manley Carnlea, Manley Common

Manley House to rear of Toll House, New Pale Road

Manley St John’s, Manley Road

Manley School, Manley Road

Manley Cherry Tree Farm, School Lane, Buckoak 262 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Manley Meadow Bank, Buckoak

Manley Fernbank Farm, Sugar Lane

Manley Lodge, Sugar Lane

Manley Post Office, Manley Lane

Marbury Marbury Hall

Marston 41 Ollershaw Lane

Marston 9 Ollershaw Lane

Marston The Salt Barge, Ollershaw Lane

Marston 10 The Avenue, off Ollershaw Lane

Marston 9-13 Marston Lane

Marston The Old Rectory, Ollershaw Lane

Marston Field Farm, Marston Lane

Marston School, Ollershaw Lane

Marston Church Hall, Ollershaw Lane

Moulton Methodist Chapel, Main Road

Moulton Primitive Methodist Chapel

Moulton United Reform Church, Chapel Lane

Nether Peover The Vicarage, The Cobbles Nether Peover Acorn Cottage, Hulme Lane Nether Peover Orchard Farmhouse, Cheadle Lane Nether Peover Cottage, Foxcovert Lane Norley South Bank, Finger Post Lane Norley Tigers Head, Hambletts Hollow Norley Post Office, Post Office Lane Norley Town Farm, Town Farm Lane Norley Norley Hall Cottage, Town Farm Lane Norley Town Lane Farm, Town Farm Lane Norley Home Farm, Norley Lane Norley The Vicarage, Norley Road Norley Woodlands, Yearsley Lane Norley Leigh Cottage, Keeper’s Lane Norley Hamlets Cottages, Hamlets Hollow Norley Home Farm Cottage, Norley Lane Norley Wob Cottages, Norley Lane Norley The Paddocks, Town Farm Lane Norley Darley Cottage, Norley Lane Norley Greenslade Farm, Norley Road Norley The Rookery, Norley Road Norley Fern Cottages, Post Office Lane Norley Sandycroft Farm, Crabmill Lane Norley Brown Moss Farm, Norley Road Norley Greenslade Cottage, Norley Road Norley Beech House, Beech Lane Norley Flaxmere House, Post Office Lane Vale Royal Borough Local Plan 263

Locally Important Buildings 7

Parish Building & Address

Norley Hatchmere Farm, Delamere Road Norley Forestgate Farm, Delamere Road Norley Low Farm, Sandy Brow Norley Sandy Brow, Post Office Lane Norley Hillcrest, Post Office Lane Norley Smithy Bank Farm, High Street Norley Finger Post Farm, Finger Post Lane Norley Cottages, opposite Finger Post Farm Norley Wheelwrights Shop, Post Office Lane Norley Woodfield Hotel, Blakemore Lane Northwich Lodge Cottage, Victoria Infirmary, Winnington St Northwich Moss Cottage, off Moss Road, Winnington Northwich Moss Cliff, 118 Chester Road, Greenbank Northwich The Spinney, Beech Road, Greenbank Northwich Rose Bank, Chester Road, Hartford Bank Northwich 90, Chester Road, Castle Northwich 67, Chester Road, Castle Northwich The Locomotive, Manchester Road Northwich The Lion and Railway, Station Road Northwich 70 and 72 Station Road Northwich 1 and 2 Manor Road Northwich Northwich Station, Manchester Road Northwich Victoria Road School, Victoria Road Northwich 52-54 Station Road Northwich 83 London Road, Northwich Northwich 2 & 4 Crown Street, Northwich Northwich The Roebuck Inn, 159/161 Witton Street Northwich Waverley Cottage, off London Road, Leftwich Northwich Stonecroft, 291 London Road, Leftwich Northwich The Elms, 289 London Road, Leftwich Northwich 287 London Road, Leftwich Northwich 234-240 London Road, Leftwich Northwich 3 Dobell’s Road, Leftwich Northwich former primary school, Manchester Road Northwich Wincham Mill, Manchester Road Northwich Brunamond Offices, off Manchester Road Northwich Riversdale, off The Crescent, London Rd, Leftwich Northwich Bowling Green Inn, London Road, Leftwich Northwich 6 Dyer Terrace, Winnington Northwich 7 Dyer Terrace, Winnington Oakmere Delamere Lodge, Chester Road Oakmere Fox Covert Lodge, Stonyford Lane Oakmere Forest House, Gallowsclough Lane Oakmere Gallowsclough Fm & outbuildings, Gallowsclough Ln Oakmere 1-6 Oakmere Cottages, Chester Road Oakmere Forest Gate, Forest Road Oakmere Old Post Office, Chester Road Oakmere Dairy House Farm, Chester Road Oakmere Quarry Fm, Firs Fm & Whitehouse Fm, Chester Rd Oakmere Maddock Lodge, Tarporley Rd Oakmere Forest Edge, Tarporley Road Oakmere Cherry Orchard Farm, Abbey Lane Oakmere Waste Farm, Bowyer’s Waste, off Chester Rd Oakmere Abbotsfield, Abbey Lane Oakmere Crabtree Green, Stonyford Road Rudheath Broken Cross Farm, Farm Road Rudheath Broken Cross Inn, Middlewich Rd Rudheath Broken Cross smithy, Middlewich Rd Rudheath Little Grebe Cottage, Davenham Rd Rushton Royal Farm and outbuildings, Edgewell Lane Rushton Royal Lodge, Royal Lane, Eaton Rushton Sapling Cottage, Sapling Lane, Eaton Rushton Vine Cottage, Sapling Lane, Eaton Rushton The Post Office, No.4 Lower Lane, Eaton Rushton No.6, Lower Lane, Eaton 264 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Rushton Beech House, Lower Lane, Eaton Rushton Eaton Farm, Lower Lane, Eaton Rushton Philo House, Hall Lane Rushton Oxheys Cottages, Hall Lane Rushton Brook House Rushton Yew Tree Farm, Eaton Lane, Eaton Rushton Oxheys Farm Rushton Hill House Farm, Hall Lane Rushton Boot House, Hall Lane Rushton Towns Green Rushton Park House Farm, Rushton Rushton Holly Bank Farm, Moss Hall Lane Rushton Red Beech Farm, Rushton Rushton The Fernery, Hermits Cave, Cobblers Cross Rushton Former Weslyan Chapel, Eaton Lane Sproston Parkside House, Holmes Chapel Road Sproston Garage House, Holmes Chapel Road Sproston Manor Farm, Holmes Chapel Road Sproston Dairy House Farm, Holmes Chapel Road Sproston Cinder Hill, Poolford Lane Sproston Broad Lane Farm and barn, Broad Lane Sproston Parkside Farmhouse, off Brereton Lane Sproston Sproston Hall, Brereton Lane Sproston Dock Bank Farm, Brereton Lane Sproston Pool Farm Cottage, Cledford Lane Stanthorne Greenheys, Northwich Road Stanthorne Bostock House, Middlewich Road Stanthorne Sherrif House, Nantwich Road Stanthorne Dairy House Farm, off Clivegreen Lane Stanthorne Wallange Farm, Coalpit Lane Stanthorne Leahead Cottages, Nantwich Road Sutton Aston Arms, Mill Lane, off Chester Road Sutton Outbuildings, Village Farm, Chester Road Sutton Holly Cottages, Chester Road, Sutton Weaver Sutton A56 Swing-bridge over River Weaver Sutton Sutton Lodge Farm, Chester Road, Sutton Weaver Sutton Former Railway Station, Halton Station Road Tarporley Foresters Arms, High Street Tarporley No. 2 and 4 Church Walk Tarporley No. 40 and 42 High Street Tarporley 2 Park Road, off High Street Tarporley Richmond Manse, Park Road Tarporley Tarporley C of E School, Park Road Tarporley 57 High Street Tarporley 55 High Street Tarporley 51 High Street Tarporley No. 4,6,8 and 10 High Street Tarporley No.12 and 14 High Street Tarporley 13 High Street Tarporley No.26 and 28 High Street Tarporley 13 Bowmere Road Tarporley Holly Grove, Bowmere Road Tarporley Orchard Cottage, Bowmere Road Tarporley No.15 to 25 Eaton Road Tarporley North Lodge to Arden Hall, Cobblers Cross Lane Tarporley Garden Cottage, Cobblers Cross Lane Tarporley No.3 to 13 Forest Road Tarporley Cobblers Cross House, Cobblers Cross Lane Tarporley Ash Hill House, Road Street Tarporley Arden Hall Lodge, Cobblers Cross Lane Tarporley Quarry Cottage, Square Tarporley No.3 to 15 Burton Square Tarporley No.70 and 72 High Street Tarporley No.101 and 103 High Street Tarporley Forest House, Forest Road Tarporley Birch Heath Farm, Birch Heath Road Vale Royal Borough Local Plan 265

Locally Important Buildings 7

Parish Building & Address

Tarporley Redhill Farm, Birch Heath Road Tarporley No.3 to 13 Birch Heath Road Utkinton Wood Lane Farm, Wood Lane Utkinton Yew Tree Farm, Fishersgreen Lane Utkinton Fishersgreen Cottages, Fishersgreen Lane Utkinton Ridge Hill Farm, Ridge Hill Utkinton Shaw House, Wood Lane Utkinton Bank House Farm, Utkinton Lane Utkinton Utkinton House, Utkinton Lane Utkinton Church Cottage, Stable Lane Utkinton Sidebottom Farm, Stable Lane Utkinton Rose Cottage, Stable Lane Utkinton Forest Farm Utkinton Lime Tree cottage, Tarporley Road Utkinton Eaton Hill Farm, Tarporley Road Utkinton Lime Tree Farm, Tarporley Road Utkinton Monarchy Hall, Tirley Lane, Utkinton Utkinton Luddington Hill Farm, Tarporley Road Utkinton Mosley Brook Cottage, Utkinton Lane Utkinton Glebe Cottage, Utkinton Lane Utkinton The Smithy, Wood Lane Utkinton Hall Lane Cottages, Hall Lane Utkinton The Hollins Farm, Hollins Lane Utkinton Hollins Hill Farm Utkinton Bumblebee Hall, Northgate Weaverham Moss Farm, Littledale Lane Weaverham Blue Cap Cottages, off Chester Road Weaverham Stable Cottage, Blue Cap, off Chester Road Weaverham Brook Farm, Hodge Lane Weaverham Gorstage Green Farm, Hodge Lane Weaverham Gorstage Lane House, Gorstage Lane Weaverham Handford Brook, Gorstage Lane Weaverham East Lodge, to former Grange Hospital Weaverham West Lodge, to former Grange Hospital Weaverham 23 Little Grange, West Road Weaverham The Laurels, West Road Weaverham Hanging Gate, West Road Weaverham Mere House Farm, Station Road Weaverham Mere Bank, Sandy Lane Weaverham The Limes, 50 High Street Weaverham The Walnuts, 48 High Street Weaverham Old Town Farm, 44 High Street Weaverham 21 Forest Street Weaverham Weaverham Wood Farm Whitegate & Marton Shaws Farm, Shays Lane Whitegate & Marton Spring Farm, Shays Lane Whitegate & Marton Clay Lane Farm, Clay Lane Whitegate & Marton Marton Green Villa Whitegate & Marton Marton Green Farm, off Clay Lane Whitegate & Marton Marton Villa, off Clay Lane Whitegate & Marton Springfields, off Clay Lane Whitegate & Marton Common Farm, off Clay Lane Whitegate & Marton Totties Hall Farm, off Coach Road Whitegate & Marton Nova Scotia House Whitegate & Marton Chestnut Tree Cottage, corner of Sandy Lane Whitegate & Marton Dairy Farm, Sandy Lane Whitegate & Marton Holly Bank Farm, Sandy Lane Whitegate & Marton Keepers Cottage, Sandy Lane Whitegate & Marton Daleford Manor, Daleford Lane Whitegate & Marton The Swallows, Daleford Lane Whitegate & Marton Hill Top Cottages, Daleford Lane Whitegate & Marton Daleford Farm, Daleford Lane Whitegate & Marton Beech Tree Farm, Whiitegate Road Whitegate & Marton Elm Tree, Daleford Lane Whitegate & Marton The Beeches, junction Cinder Hill & Daleford Lane Whitegate & Marton Whitegate Station House 266 Vale Royal Borough Local Plan

7 Locally Important Buildings

Parish Building & Address

Whitegate & Marton The Hollies, Sandy Lane Whitegate & Marton Vale View, Sandy Lane Whitegate & Marton Beechfield, Whitegate Road Whitegate & Marton The Plough Inn, Beauty Bank Whitegate & Marton Cassia Grange, Whitegate Whitegate & Marton Stable Cottage, Whitegate Whitegate & Marton Barn, Cassia Green Farm, Cassia Green Whitegate & Marton Cassia Cottage & Pear Tree Cottage, Cassia Green Whitegate & Marton No 2 Cassia Green & No 1 Bramley Cottage Whitegate & Marton Marton Sands, Daleford Lane Whitegate & Marton Railway View, Whitegate Road Whitegate & Marton Marton Cottage, Whitegate Road Whitegate & Marton Hill Top Farm, Beauty Bank Whitegate & Marton Haresclough, Beauty Bank Whitegate & Marton Chester Lane Farm, Chester Lane Whitegate & Marton Chapel House, Chester Lane Brook Whitegate & Marton Stone Cottage, Chester Lane Brook Whitegate & Marton cottages nos. 2-14 Chester Lane Brook Whitegate & Marton Nos1 & 3 Chester Road Whitegate & Marton Marton Lodge, Chester Road Whitegate & Marton The Haven, Daleford Manor, Daleford Lane Whitegate & Marton The Haven (former stables) off Daleford Lane Whitegate & Marton Nunsmere, off Tarporley Road Whitegate & Marton The Stables, Nunsmere Whitegate & Marton Stable Cottage, Moss Estate Whitegate & Marton Abbots Moss Cottage, Abbots Moss Estate Whitegate & Marton Marton Hall Farm, Whitegate Road Whitegate & Marton Chaise Farm, Clay Lane Whitegate & Marton Holly Arch Cottage, Sandy Lane Whitegate & Marton Chapel, Beauty Bank Whitegate & Marton Abbots Moss Lodge, Tarporley Road Whitegate & Marton Earnslow Grange, Whitegate Road Whitegate & Marton Estate Cottages, Whitegate Road Whitegate & Marton Heyesmere Whitegate & Marton Moss Cottage, Foxwist Green Whitegate & Marton Swallows Nest, Foxwist Lane Whitegate & Marton Foxwist, Foxwist Green Whitegate & Marton Foxwist Barn, Foxwist Green Whitegate & Marton Barn, Red House, Cinder Hill Whitegate & Marton Petty Pool Farm Whitegate & Marton The Mews, former stabling to south of Church Whitegate & Marton The Old Smithy, Whitegate Village Whitegate & Marton Woodend Cottage, Grange Lane Whitegate & Marton School, Whitegate Village Whitegate & Marton New Park, Whitegate Road Whitegate & Marton Abbots Barn, Whitegate Whitegate & Marton Abbots Walk, Whitegate Whitley Rosebank, Higher Whitley Whitley Spring View Cottage, Tarporley Road Whitley Church Hall, Street Lane, Lower Whitley Whitley Barn at Brookhouse Farm Whitley Grimstitch Hall, Grimstitch Lane Whitley Chapel House Farm, Pill Moss Lane Wimboldsley Hall and Barns, Nantwich Road Wimboldsley 12 Acres Farmhouse, off Nantwich Road Wimboldsley Verdin Estate Cottages, Nantwich Road Winsford Methodist Chapel, Clivegreen Lane, Clive Green Winsford Clive Hall Farm, Clive Lane, Clive Winsford Blakeden Farm, Blakeden Lane Winsford Manor Farm, 524 Swanlow Lane Winsford 357 Swanlow Lane Winsford Gale Green Winsford 98 Weaver Street Winsford New Bridge, over the River Weaver at Meadowbank Winsford No.17,19 and 21 Delamere Street Winsford 47 Delamere Street Vale Royal Borough Local Plan 267

Locally Important Buildings 7

Parish Building & Address

Winsford No.53 and 55 Delamere Street Winsford No.46 and 48 Delamere Street Winsford No.181 to 185 Delamere Street Winsford Adam Shaw Cottage, Wharton Green Winsford School House, School Lane, Wharton Winsford 86 Wharton Road Winsford Westholme Farm, Chester Road, Salterswell Winsford Methodist Church, Chester Road, Littler Winsford Darnhall Cottage, Darnhall School Lane Winsford The Hollies, Darnhall School Lane 268 Vale Royal Borough Local Plan

7 Locally Important Buildings

Criterion F

Non-Listed Red K6 Telephone Kiosks

Parish Position

ALVANLEY

Frodsham Road In grass verge at junction with Church Way.

ASTON

Aston Lane (north side) timber At back of pavement enclosed on two sides by fence opposite junction with private drive to Aston Lodge.

CUDDINGTON

Norley Road In road verge outside parade of shops.

DELAMERE

Station Road In grass verge at junction with Frith Avenue.

FRODSHAM

Bellemonte Rd, Overton At back of pavement against wall between No.8 and The Bulls Head opposite the junction with Hillside Rd.

Main Street (north side) In pavement at back of kerb adjacent to listed K6 kiosk outside No.101.

Main Street (south side) In pavement adjacent to wall of No.52.

off Chester Road, Netherton In grass verge at junction between Chester Rd (A56) and Howey Lane.

off Vicarage Lane, Overton In grass verge at the junction between Vicarage Lane (B5152) and Bradley Lane.

Ship Street In grass verge in line with boundary between Nos.84 and 86.

HELSBY

Chester Road At back of pavement outside No.201.

KINGSLEY

Hollow Lane (north side) At back of pavement outside the Telephone Exchange.

Middle Lane At back of footpath outside The Kingsley Centre opposite to No.5.

LACH DENNIS

Holmes Chapel Road In rear grass verge at back of pavement against railings to Church of All Saints. Vale Royal Borough Local Plan 269

Locally Important Buildings 7

Parish Position

LITTLE BUDWORTH

Vicarage Lane In grass verge at junction with Booth Avenue.

MANLEY

Dark Arc Lane In grass verge opposite Fourlanes Farm.

NETHER PEOVER

Hulme Lane Close to junction with Crown Lane in rear grass verge at back of pavement against fence.

NORLEY

Post Office Lane Behind the footpath close to the wall of Fairview, formerly The Old Post Office.

Hatchmere In grass verge at junction of Blakemere Lane with School Lane.

NORTHWICH

Witton Street (south side) At back of pavement against wall of former Head Post Office now The Penny Black public house.

RUSHTON

Eaton At north end of The Green off Beech Lane.

UTKINTON

Tarporley Rd Cotebrook In access road (lay-by) off the A49 outside property known as Bali-hai.

WHITEGATE AND MARTON

Cinder Hill Adjacent to the wall of the new post office.

N.B. There may be other non-listed red K6 telephone kiosks in the Borough that have not yet been located which will be added to the list upon identification. 270 Vale Royal Borough Local Plan

7 Locally Important Buildings

Criterion G

Buildings suggested to the Department of National Heritage for “spot listing” which have not been included on the statutory list.

Parish Address

BARNTON 22 and 24 Church Road.

COMBERBACH Cogshall Lodge, Cogshall Lane.

Mulberry House, Warrington Road.

LITTLE BUDWORTH The Cottage, Shop Lane.

MARSTON Crystal Cottage, off Ollershaw Lane.

NORTHWICH 41 Chester Way.

174 Chester Road, Greenbank.

32 High Street.

OAKMERE Cherry Orchard Farmhouse, Abbey Lane.

Forest Gate Lodge, Forest Road.

WEAVERHAM Ceret Cottage, 42 Northwich Road.

Tudor Cottage, 1 West Road.

N.B. This list may not be comprehensive. Vale Royal Borough Local Plan 271

Historic Orchards 8

Appendix 8 Historic Orchards

The boundaries of the orchards in the parishes of Acton Bridge and Kingsley are identified on the following maps.

Historic Orchards in Acton Bridge Area - Overview Map 272 Vale Royal Borough Local Plan

8 Historic Orchards

Historic Orchards in Acton Bridge Area - Map 1 Vale Royal Borough Local Plan 273

Historic Orchards 8

Historic Orchards in Acton Bridge Area - Map 2 274 Vale Royal Borough Local Plan

8 Historic Orchards

Historic Orchards in Acton Bridge Area - Map 3 Vale Royal Borough Local Plan 275

Historic Orchards 8

Picture 8.1 Historic Orchards in the Kingsley Area - Overview Map 276 Vale Royal Borough Local Plan

8 Historic Orchards

Historic Orchards in Kingsley Area - Map 1 Vale Royal Borough Local Plan 277

Historic Orchards 8

Historic Orchards in Kingsley Area - Map 2 278 Vale Royal Borough Local Plan

8 Historic Orchards

Historic Orchards in Kingsley Area - Map 3 Vale Royal Borough Local Plan 279

Historic Orchards 8

Historic Orchards in Kingsley Area - Map 4 280 Vale Royal Borough Local Plan

8 Historic Orchards

Historic Orchards in Kingsley Area - Map 5 Vale Royal Borough Local Plan 281

Historic Orchards 8

Historic Orchards in Kingsley Area - Map 6 282 Vale Royal Borough Local Plan

8 Historic Orchards

Historic Orchards in Kingsley Area - Map 7 Vale Royal Borough Local Plan 283

Glossary

Glossary

This glossary gives definitions of terms which appear in this document which may not be readily understood. It also includes other terms which are frequently used by the Local Planning Authority.

They are considered in alphabetical order:

Advertisements

As defined by the Town and Country Planning Act 1990 “any word, letter, model, sign, placard, board, notice, device or representation, whether illuminated or not in the nature of, and employed wholly or partly for the purposes of advertisement, announcement or direction, and (without prejudice to the previous provisions of this definition) includes any hoardings or similar structure used, or adopted for use, for the display of advertisements”.

Affordable Housing

Housing accessible to people whose incomes are insufficient to enable them afford adequate housing, locally, on the open market. Includes rented or shared ownership housing provided by housing associations or Local Authorities and low cost homes for sale at discount.

Agriculture

Includes “horticulture, fruit growing, seed growing, dairy farming, the breeding and keeping of livestock (including any creature kept for the production of food, wool, skins or fur or for the purposes of its use in the farming land), the use as grazing land, meadow land, osier land, market gardens and nursery grounds and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes”. Town and Country Planning Act 1990. Section 336.

Agricultural Land Classification

Agricultural land classification maps are produced by the Ministry of Agriculture primarily for planning purposes. Land is graded according to the degree to which its physical characteristics impose long-term limitations on agricultural use.

Agricultural Permitted Development Rights

Certain types of development associated with agriculture, detailed in the General Development Order (GDO) are exempted from the requirement to obtain planning permission. These are known as “permitted development”.

Agricultural Worker’s Dwelling

A dwelling for use by an agricultural worker to enable him/her to live in the immediate vicinity of their place of work.

Allocated Land

Land which is defined in the Local Plan as being acceptable in principle for development for a particular purpose and which is not already in use for that purpose. The development of all such sites will be dependent on planning permission being obtained. 284 Vale Royal Borough Local Plan

Glossary

Allotments

An area of open land, usually in one ownership but divided up into separate plots, which are then rented by individuals. These people usually grow flowers, fruit and vegetables for their own consumption. Allotments are also sometimes referred to as “leisure gardens”.

Archaeological Evaluation

Research comprising a minimum of professional archaeological assessment and/or investigation needed to determine the extent and importance of archaeological remains whilst causing the minimum of damage to archaeological strata. May be limited to documentary research only.

Areas of Special County Value (ASCV’s)

Areas in the Country which are particularly important because of the quality of their landscape, ecology, archaeology or history, and which merit protection from development. ASCV’s are listed in Policy R2 of the Cheshire 2016 Structure Plan Alteration.

Areas of Significant Local Environmental Value

There are other similar areas, more important in a local context. These should also be protected to maintain the attractiveness of the Borough and prevent the merging of settlements.

Brownfield Site

Land which is or was occupied by a permanent structure and associated fixed-surface infrastructure. The definition includes:

The curtilage of the development Defense buildings and land used for mineral extraction and waste disposal where provision for restoration has not been made through development control procedures

The definition excludes:

Where the remains of any structure or activity have blended into the landscape. Land and buildings that are currently used for agriculture or forestry purposes Land in built-up areas that has not been developed but which may contain certain urban features

Business Park

Site with a high standard of development and landscaping, low density of development and accommodating a mixture of business uses (light industry, offices, research and development) storage and distribution.

Business Use

This is defined in Class B1 of the Town and Country Planning (Use Classes) Order 1987 (S11987 No 764) and includes use as an office other than a use within Class A2 (financial and professional services), for research and developments of products or processes or for any industrial processes being a use which can be carried out in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit. Vale Royal Borough Local Plan 285

Glossary

Caravan Sites

A static caravan site is a site which is occupied by caravans positioned there for some specific period or for the whole year. These sites can be for either recreational or residential purposes. The pitches are normally rented from a site owner.

A transit caravan site is a site which acts as a stopping point on or near a through route where mobile caravans can stay overnight. These sites are normally for recreational purposes only.

Committed Sites

Land which has an approved or past planning permission, an existing allocation, or which is presently under construction.

Conservation Areas

Areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Such areas are designated by Local Planning Authorities under the Town and Country Planning Acts.

Contaminated Land

Land which is polluted by noxious or toxic substances.

Controlled Brine Pumping

Controlled brine pumping involved the extraction of salt in solution by pumping and the formation of stable underground cavities at depth.

Derelict Land

Land so damaged by industrial or other development that it is incapable of beneficial use without treatment (Circular 68/65 MHLG).

This includes disused soil heaps, worked-out mineral excavations, abandoned industrial installations and land damaged by mining subsidence. It excludes land derelict from natural causes, land still in use and land with a planning permission containing conditions requiring after-treatment.

Development

Defined in Section 55 of the Town and Country Planning Act 1990 as:

“The carrying out of building, engineering, mining or other operations in, or, over or under land, or the making of any material change in the use of any buildings or other land”.

Development Brief

A document, approved by the Council, relating to specific site setting out principles on how a site should be developed for a particular use or uses. The document also acts as the basis for the consideration of any planning applications which may subsequently be submitted in respect of the site. 286 Vale Royal Borough Local Plan

Glossary

Economic Development Service

Vale Royal Borough Council offers an Economic Development Service to industrialists who wish to locate in Vale Royal. The service includes: preparation of full or sketch schemes to the client’s instructions; supervision of the contact during the execution of the work and financial assistance. Further information about this service can be obtained from The Economic Development Officer, Wyvern House, The Drumber, Winsford, Cheshire CW7 1AH (Tel: 01606 867525).

Employment Areas

Areas which are intended to cater for employment uses including general and light industry, offices and other commercial services and wholesale warehousing.

Employment Sector

Primary: Those industries involved in the production of basic materials, e.g. agriculture, forestry, mining and quarrying.

Manufacturing: Those industries involved in the processing of raw materials to produce goods, e.g. Food Processing, Engineering, Textiles, Printing.

Services: Those industries providing a service, e.g. Transport, Wholesale and Retail Distribution, Public Administration.

Environmental Improvement

Landscaping and other measures taken to improve the appearance and character of an area.

Farm Shops

An ancillary retail use on an existing agricultural holding using existing buildings on the holding and selling farm produce (fresh fruit, vegetables and dairy produce) of which at least 75% should originate from the holding.

General Permitted Development Order

Sets out those categories of development which may be carried out without the need to apply for planning permission i.e. ‘permitted development’. The Local Authority can seek to make a legal direction requiring planning permission to be obtained for development that would normally be permitted by the Order. Such a direction is known as an Article Four direction.

Greenfield Site

Land on which no development has previously taken place unless:

The previous development is for agricultural or forestry purpose The remains of any structure or activity have blended into the landscape.

Green Belt

Area of land, largely rural in character, which is adjacent to the main urban areas and which is protected from development by permanent and severe restrictions on building. The emphasis is on restricting the sprawl of urban centers, preventing the coalescence of neighbouring towns and preserving the individual Vale Royal Borough Local Plan 287

Glossary character of settlements, although Green Belts may also provide suitable locations for recreational development and act as a buffer between the most rural countryside and the pressure of growing towns.

Greenways

Multi-recreational routes

Gypsies

Persons of nomadic habit of life, whatever their race or origin. (This does not include members of a group or organized travelling show people or circus people).

Hazardous Industry

An industry or related installation which because of the nature of its process or the raw materials used present a potential threat to the safety of employees or the general public. It will have been certified a hazard by the Health and Safety Executive.

Health and Safety Executive

A body set up under the 1974 Health and Safety at Work Act, responsible for safeguarding the health, safety and welfare of workers and the public, as well as providing an advisory service to local planning authorities on hazards and risk assessment.

Highways Agency

An executive agency of the Department for Transport responsible for the management and maintenance of the motorway and trunk road network in England.

Housing Land Supply

The number of additional dwellings becoming available, either under construction or on land with planning permissions, or allocated within a Local Plan.

Housing Needs

as defined in Government guidance (Local Housing Needs Assessment: A Guide to Good Practice, July 2000) refers to households lacking their own housing or living in housing which is inadequate or unsuitable, who are unlikely to be able to meet their needs in the housing market without some assistance.

Infrastructure

When referring to a particular site it is the system of communications and services, i.e. water supply, electricity, gas, drainage required before new development can begin. When referring to a wider area the term includes the provision of more general services such as schools, shops and public transport.

In-migration

People moving into Vale Royal to live from outside the Borough.

Inset Villages

Villages enclosed by, but not ‘washed over’ by a Green Belt. The policies which apply within these villages are not necessarily as restrictive as those which apply to the surrounding Green Belt. 288 Vale Royal Borough Local Plan

Glossary

Washed-Over Village

A village wholly contained within the Green Belt within which Green belt policies apply.

Intensive Livestock Units

Units (buildings and associated works) for which specific planning permission is required, in which pigs, poultry or cattle are raised permanently indoors and also those in which they are housed indoors for only part of the time if a slurry system is to be adopted.

The definition is provided solely to assist in the interpretation and operation of the policy and should not be used for any other purpose, e.g. Determination of whether or not the proposal requires planning permission.

Joint Use

Purpose-built centres provided as part of schools or colleges, designed for use by both pupils and members of the public.

Listed Building

A building included in a list compiled by the Secretary of State for Culture, Media and Sport as being of special architectural or historic interest.

Local Needs

Referring to housing, means homes required for those who live in an area (and require separate accommodation), work in an area, or have longstanding links with an area. (See also Housing Needs Definition)

Local Plan

Any plan proposed or adopted by a Local Planning Authority for part or all of the area of a Structure Plan. A Local Plan may be adopted in advance of the approval of the relevant Structure Plan. Most Local Plans are prepared by District Councils and are detailed plans for land use, transport or environmental matters. They have four main functions:

a. to interpret and apply the broad strategy set out in the Structure Plan;

b. to provide a detailed basis for development control;

c. to provide a basis for coordinating new development;

d. to bring local and detailed planning issues before the public.

The County Council may also prepare Local Plans, dealing with one or more, but not all planning matters in a Structure Plan area, or in part of a Structure Plan area. Examples are Subject Plans for a Green Belt, Minerals or Waste Disposal. Vale Royal Borough Local Plan 289

Glossary

Low Cost Housing

New housing available to those who would otherwise not have access to it. There will be a form of discounted sale price, or will be for rent or in shared ownership, usually provided by a Local Housing Authority or Housing Association with a subsidy from either the Local Authority or Housing Corporation.

Mersey Basin Estuary Zone

The Estuary Zone extends from Woolston Eyes upstream of Warrington to several miles offshore into Liverpool bay (to the jurisdiction of the maritime authorities), including the dredging deposit grounds in Liverpool Bay. The Mersey Estuary Zone overlaps with the Dee Estuary Strategy Zone to the west and the Ribble Estuary Zone to the north. The Estuary Zone also includes land related to or influenced by the water.

Mersey Community Forest

The Mersey Forest is one of 12 community forests being established throughout England. The proposed community forests will cover large areas on the edge of the towns and cities, filtering into urban areas where possible to create well-wooded landscapes. The Mersey Community Forest is an initiative being funded and coordinated by the nine Local Authorities in the Mersey Basin area in partnership with the Countryside Commission and Forestry Commission. A Forest Plan has been produced in consultation with landowners, farmers and local communities which sets out a plan of action to implement the Mersey Forest.

Monitoring

Continuous survey aimed at discovering and measuring significant deviations from a plan of its underlying assumptions.

Natural Brine Pumping

Natural brine pumping involves the pumping of ground water which has been in contact with salt beds and so contains salt in solution. Because natural brine pumping accelerates solution it can cause subsidence.

Nature Conservation

The planning and management of wildlife and habitats so as to secure their wide use and continuity of supply while maintaining and enhancing their quality, value and diversity.

Non-Conforming Use

The use of a piece of land or buildings which is considered not to be appropriate because of the existing, general character/use of the area.

Office

Office now falls within Classes A2 and B1 in Class 2 of the Town and Country Planning (Use Classes) Order 1987 (S1 1987 No 764) and includes a bank and premises occupied by an estate agent, building society or professional services and other offices for research and development, studios and laboratories. 290 Vale Royal Borough Local Plan

Glossary

Open Countryside

The rural area outside the settlement policy boundaries for towns and villages shown on the Proposals Map.

Open Space

Formal: This comprises a variety of uses including playing fields, bowling greens, golf courses, cricket pitches, tennis courts, equipped children’s play areas, parks etc.

Informal: These are areas which fulfill a recreational/amenity function but which do not have a specific use, hence the term ‘informal’ open space. They include areas of open space within housing estates which can be used for informal children’s play, kick about areas, dog walking areas etc. All of these areas may be in either private or public ownership.

Ownership Constraint

Where the ownership of a site prevents or delays its development. Examples are where the site is in several different ownerships or where the owner is unwilling to sell or develop the site, or part of the site.

Pedestrianisation

The prohibition of traffic from a part of the highway network and the change of its use to that solely by pedestrians. Partially pedestrianised areas may accommodate service vehicles or even buses.

Permitted Development

Specific various classes of development which may be undertaken upon land without the permission of the local planning authority or the Secretary of State. There are 33 ‘parts’, each part may itself include a number of classes of development, for example:

Part 3: Changes Of Use.

Part 6: Agricultural Buildings and Operations.

Part 32: Schools, Colleges, Universities and Hospitals.

The full list of parts can be obtained by reference to the Town and Country Planning General Permitted Development Order (1995).

Phasing

The gradual release of land over a period of time to avoid over-provision.

Planning Policy Guidance Note (PPG)

A note issued by the Department of the Environment which is the Government statement of planning policy on a particular subject. Guidance notes are material considerations which must be taken into account in preparing development plans and determining planning applications. Vale Royal Borough Local Plan 291

Glossary

Planning Policy Statement (PPS)

A reviewed note issued by the Office of the Deputy Prime Minister which is the Government statement of planning policy on a particular subject. These guidance notes are material considerations which must be taken into account in preparing development plans / LDF’s (Local Development Frameworks) and determining planning applications.

Policy Boundary

The boundary of an area or settlement within which specific land use policies apply.

Primary Shopping Area

The main area of continuous retail frontage in each town centre with a predominance of shops trading in durable goods and where changes of use on shopping frontages from retail to non-retail uses will be strictly controlled.

Private Residential Homes

Fall within use class C2 of the use classes order 1987 (as amended). Small residential care homes or nursing homes have paid staff who do not live with the residents as a single household, therefore they fall within this use class regardless of size.

Ramsar Sites

Areas of wetland which are of international importance and have been identified by English Nature and designated by the Secretary of State. All listed Ramsar sites are also Sites of Special Scientific Interest.

Reclamation

The treatment of derelict land to bring it into a condition suitable for development. This work can include the removal of unwanted buildings and works and usually involves landscape improvements.

Redevelopment

Development that takes place after the demolition of existing buildings.

Retail Warehouse

A large single storey store (from 1,000 sq m upwards, but usually about 2,000 sq m) selling non food household goods such as carpets and also DIY goods, which generally cater for car borne customers.

Scheduled Ancient Monument

Sites judged by criteria to be of national importance. Many ancient monuments are of regional or local importance. The Council should strive to secure the preservation of all important archaeological remains, whether scheduled or not scheduled. English Heritage are currently undertaking a “Monument Protection Programme” which aims to increase the number of sites particularly of the industrial periods. 292 Vale Royal Borough Local Plan

Glossary

Serviced Land

Land on or under which the great majority of services required for its probable development have already been provided. Services include sewers, water and power supplies. If a road, sewerage or other system of services has been designed to allow for the ultimate development of a piece of land, but no services have been provided on or under that land, it is not regarded as serviced land.

Short-live Materials

Timber, asbestos, corrugated iron and felt tiles for roofing when used as building materials.

Show People

Not included within the definition of gypsies, show people are self-employed and travel the country holding fairs, mainly during the summer months.

Sites and Monument Record

A database which aims to record all archaeological sites and find spots within Cheshire. This record is maintained by Cheshire County Council.

Sites of Biological Importance

Identified as important sites for wildlife in the County. Sites are graded A, B or C according to (i) planning criteria, (ii) habitat types and their rarity and (iii) species diversity and their rarity and are of County, district or local importance respectively.

Sites of Special Scientific Interest

An area of land identified and designated by English Nature as being of special national interest by reason of any of its flora, fauna or geological or physiographical features.

Social Housing

Housing for rent by people on low incomes.

Staircasing

The attainment of, or incremental progression towards, full ownership by the occupier of a dwelling initially occupied under the terms of a shared equity scheme.

Structure Plan

Structure Plans are plans prepared by the County Planning Authority. The Structure Plan provides a strategic framework for Local Plans and Development Control. It sets out:

a. policies and proposals for the scale of provision to be made in the plan area as a whole;

b. the general location of major individual developments likely to have a significant effect on the area; and

c. the areas in which development is to be restrained. Vale Royal Borough Local Plan 293

Glossary

In so doing, it takes account of national and regional policies as they affect the physical and environmental planning of the area concerned. It does not deal with individual properties or show the precise boundaries of areas where particular policies are to apply.

Structure Planting

Usually new planting in advance of development to be incorporated into or form the basis of a landscaping scheme for any future development.

Supermarket

Single level self service store selling mainly food with a trading floorspace less than 2,500 sq m.

Superstore

A single level self service store selling mainly food with a trading area of usually more than 2,500 sq m trading floorspace.

Sustainable Development

Development that meets the needs of the present without compromising the ability of future generations to meet their needs.

Traffic Calming

Physical measures which slow down traffic to make areas safer to pedestrians and cyclists.

Traffic Management

The promotion of the more efficient movement of traffic and appropriate use of street systems by rearranging the flows, controlling the intersections and regulating the times and places for parking by means of traffic orders. Traffic management can give priority to different forms of transport, such as buses, or to pedestrians.

Tree Preservation Order (TPO)

An Order made by the Local Planning Authority to prohibit the felling, lopping or willful destruction of a single tree, group of trees or a substantial woodland specified in the Order without the prior consent of the Local Planning Authority.

Trunk Road

Major roads for which the Department of Transport is the Highway Authority and for which construction and maintenance are funded by Central Government.

Underused Land

Land which is not used for any productive purpose for long periods of time. 294 Vale Royal Borough Local Plan

Glossary

Use Classes Order

The Town and Country Planning (Use Classes) Order 1987 (S.1. 1987 No 764) specifies eighteen use classes. Generally where a change of use of buildings or land falls within the same use class, then development is not involved. A material change of use from one Class to another involves development and will normally require planning permission.

Village

A group of houses in a predominantly rural area with some services (such as a shop, post office or public house) and where there exists a sense of community.

Warehousing

A building used primarily for the storage of goods.

Warehousing – Wholesale

A building in which goods are stored prior to their distribution and sale elsewhere. Sales which take place on such premises must be ancillary to the use of the building as a warehouse. In this context, ‘wholesale’ is taken to mean selling, generally in bulk to retailers, manufacturers, professional builders and the like.

Warehouse Club

An out of town business specializing in bulk sales of reduced priced goods. Access to the premises may be limited to certain businesses and organizations.

Wildlife Corridor

A tract of land following a common feature (e.g. river, valley, road) designated for its local ecological value in the Borough, in order to conserve the natural habitats and the wildlife they support.

Windfall Sites

Windfall sites are those which have not been specifically identified as available in the local plan process. They comprise previously developed sites that have unexpectedly become available. These could include, for example, large sites such as might result from a factory closure or very small changes to the built environment, such as residential conversion.