Sedgwick Associates Chartered Town Planners
24 Queensbrook, Spa Road, Bolton BL1 4AY. Tel 01204 522236 E-mail: [email protected]
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Planning Statement
In support of an application by Hollins Strategic Land LLP for outline planning permission for the erection of up to 70No. dwellings at land off Crewe Road, Alsager
June 2014 sa/ms/4458/PS CONTENTS
Section Page
1 Introduction 2
2 The Application Site and its Setting 3
3 Relevant Town Planning History 8
4 Planning Policies 9
5 Consultation 15
6 Evaluation 18
7 Conclusions 25
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1. INTRODUCTION
1.1. This Statement is written on behalf of Hollins Strategic Land LLP in support of an application for outline planning permission (all matters reserved other than access) for the erection of up to 70No. dwellings at land off Crewe Road, Alsager. Town planning considerations that are relevant to determining the application are reviewed and the statement identifies important considerations which support the proposals.
1.2. The Council has a shortage of deliverable housing land. The proposals would make a valuable contribution towards reducing the deficit in a sustainable manner. The proposals comply with the policies of NPPF as a whole and will result in economic, social and environmental benefits which are not significantly and demonstrably outweighed by any adverse impacts.
1.3. These benefits include, and are not limited to, significantly enhancing existing features of ecological interest and promoting biodiversity gain by pond and habitat creation with substantial landscaping; the creation of public open space (POS) that will provide opportunities for leisurely walks, responding directly to a recognised need in Alsager; and, providing development in a highly sustainable and accessible location, as recognised by the Inspector who examined the Congleton Local Plan.
1.4. The presumption in favour of sustainable development should therefore be applied and planning permission should be forthcoming.
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2. THE APPLICATION SITE AND ITS SETTING
2.1. The application site is predominantly greenfield land that is some 3.95ha in extent. The Alsager settlement zone line is north and east of the site which is within the open countryside, as shown on the below extract of the Local Plan (LP) proposals map.
Image 1
Settlement Zone Line Area at Risk from Flooding Employment commitment Recreation/Leisure/Community Use Allocation Royal Ordnance Factory Green Belt
2.2. Despite its open countryside allocation, the application site is very well contained on all sides and has the character of an underutilised greenfield site in the urban area. Image 2 better illustrates the actual level of containment.
Image 2
Miller Homes residential development
Application site Old Mill
Plough Inn and Wacky Warehouse Hall Farm Shop & Café
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2.3. Crewe Road forms the northern boundary with an unadopted access road forming the eastern boundary. The proposals map at image 1 does not show that a residential development is currently being constructed by Miller Homes to the immediate east of that access road, which itself adjoins the ‘Poppyfields’ residential development. An application by Hollins Strategic Land (no. 12/0893C) for the erection of up to 65No. dwellings was approved on 18 January 2013 and the subsequent reserved matters approval (no. 13/1210C) was issued for 65No. dwellings on 27 June 2013. The approved layout is appended to this Statement. As a result of the approved development, the application site does adjoin the existing settlement zone line on both the northern and eastern sides.
2.4. To the south of the Miller Homes development, a brook and its wooded banks form a natural boundary to the Alsager settlement zone. The brook and its wooded banks also form a natural southern boundary to the application site. Beyond the brook is further built development. The Old Mill public house and its car park lie to the immediate south of the brook, with the Hall Farm Shop and Café (which has recently expanded to the extent that it appears as the dominant use on the farmstead) also providing a built presence and containing the site.
2.5. The site’s western boundary is formed in part by a tree belt which branches off from the brook’s wooded banks, but is primarily dominated by the Wacky Warehouse children’s play facility, the Plough Inn public house and associated parking. Both are within the open countryside as allocated in the LP, but do in effect represent the termination of the Alsager settlement, or the urban edge, along the southern side of Crewe Road.
2.6. The Alsager Round Table makes use of the application site for bonfire night parties1. The remnants of the last bonfire are visible in photograph 1 overleaf. This, together with the access road which splits the site into two parcels, further acts to urbanise the character of the site and detach it from the open countryside.
1 Appendix 1: Round Table Bonfire sa/ms/4458/PS Sedgwick Associates 4
Photograph 1
2.7. All land east of the Plough Inn and Wacky Warehouse can be viewed as being within the urban area, particularly given the construction of the Miller Homes development and the expanded presence of the Hall Farm Shop and Café and the Old Mill.
2.8. The application site benefits from being within an established community, a fact recognised by the Inspector that examined the LP. As shown in image 2 below, the eastern part of the site formed part of an allocation for housing in the 2000 deposit draft of the Local Plan (LP) First Review. Due to lower housing requirements at the time, the Inspector ultimately decided that the site was not needed but confirmed that it should be allocated as a ‘reserve site’ for housing because it was Alsager’s most sustainable greenfield site.
Image 3
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2.9. A number of key trip generators are easily accessible by foot/cycle as shown in table 1 and as recognised by the LPA in approving the Miller Homes development at outline stage. The site is in a highly sustainable location. Key Trip Optimum Local Service/ Distance Generator Walking/ Cycling Facility from site Distances
Shop selling food 500m Spar, Crewe Road 305m and fresh groceries
Post Box 500m Coronation Avenue 420m
Playground/ 500m Off Goldfinch Drive 400m Amenity Area (within Miller Homes development)
Post Office 1000m Alsager Post Office, 1610m Lawton Road
Bank/Cash Machine 1000m Spar, Crewe Road 305m
Pharmacy 1000m Co-op Pharmacy, 1630m Lawton Road
Primary School 1000m Cranberry Infant School 475m
Medical Centre 1000m Alsager Health Centre, 1810m Sandbach Road South
Leisure Facilities 1000m Alsager Leisure Centre, 940m Hassall Road
Community centre/ 1000m Alsager Community 1540m Meeting place Centre, Green Drive
Public House 1000m Plough Inn, Crewe 160m Road
Public Park or 1000m Off Goldfinch Drive 350m village green (within Miller Homes development)
Child Care Facility 1000m Blue Skies Day Nursery, 805m (nursery or crèche) Crewe Road
Bus Stop 500m Crewe Road 240m
Railway station 2000m Alsager Station 1900m
Table 1: Actual walking/cycling distance from centre of site to key trip generators
Rating Description Meets minimum standard Fails to meet minimum standard (less than 60% failure for amenities with a specified maximum distance of 500m and 50% failure for amenities for amenities with a maximum distance of 1000m or 2000m) sa/ms/4458/PS Sedgwick Associates 6
Significant failure to meet minimum standard (greater than 60% failure for amenities with a specified maximum distance of 500m and 50% failure for amenities for amenities with a maximum distance of 1000m or 2000m)
2.10. The four key trip generators that are further than the optimum distance are all within Alsager town centre. It is a straightforward and level walk from the site to the town centre via Crewe Road. There is also an alternative attractive route via the river walk within the Miller Homes development and the public footpaths that run along the southern boundary of the settlement zone. There are also bus stops along Crewe Road offering regular services to the town centre. The town centre is easily accessible.
2.11. The bus stops also offer services to the wider area and the train station completes an excellent public transport offer within easy walking distance of the application site.
Site summary 2.12. The above assessment of the application site and its setting has revealed that: • The application site is greenfield land that is allocated as open countryside in the LP; • The site is well contained on all sides:
o to the north is Crewe Road and existing residential development; o to the east, is the Miller Homes development which is under construction and adjoins the ‘Poppyfields’ development;
o To the south, the brook and its tree lined banks forms a natural boundary to the site, beyond which lies existing built development;
o To the west, the Wacky Warehouse, Plough Inn and associated parking form the termination of the Alsager settlement zone. • The site subsequently has the character of an underutilized greenfield land within the urban area; • The site is in a highly sustainable location, as recognised by the LP Inspector and the LPA in approving the adjoining Miller Homes development.
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3. RELEVANT TOWN PLANNING HISTORY
3.1. There is no relevant planning history for this site.
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4. PLANNING POLICIES
4.1. Planning policy is set out within the development plan, which comprises the Congleton Borough Local Plan (LP). Relevant national planning policy is established within the National Planning Policy Framework (NPPF).
Local Plan 4.2. The LP was reviewed on 27th January 2005 and contains policies and proposals for the area previously covered by Congleton Borough covering the period to 2011. In accordance with NPPF (para. 215), only due weight can be given to the LP policies according to their degree of consistency with NPPF (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given).
4.3. Following analysis of the LP, the following policies are considered relevant to this application: • PS3 Settlement Hierarchy; • PS4 Towns; • PS8 Open Countryside; • GR1 New Development; • GR2 Design; • GR3 Design; • GR4 Landscaping; • GR5 Landscape Character; • GR6 Amenity and Health; • GR9 Accessibility, Servicing and Parking Provision; • GR10; • GR13 Public Transport Measures; • GR14 Cycling Measures; • GR15 Pedestrian Measures; • GR17 Car Parking; • GR18 Traffic Generation; • GR19 Infrastructure; sa/ms/4458/PS Sedgwick Associates 9
• GR20 Public Utilities; • GR21 Flood Prevention; • GR22 Open Space Provision; • GR23 Provision of Services and Facilities; • NR1 Trees and Woodlands; • NR3 Habitats; • NR5 Improve and enhance nature conservation; • NR8 Agricultural Land; • H1 Provision of New Housing Development; • H2 Provision of new housing development; • H6 Residential Development in the Open Countryside and the Green Belt; and, • H13 Affordable and Low-cost Housing.
Supplementary Planning Documents/Guidance 4.4. The following SPDs/SPGs are considered relevant to the application: • SPD No. 4: Sustainable Development; • SPD No. 6: Affordable Housing and Mixed Communities; • SPD No. 14: Trees and Development; • Alsager Town Centre SPD; and, • Interim Policy Note: Public Open Space Provision for New Residential Development (updating SPG1 Provision of Public Open Space in New Residential Developments).
Emerging Local Plan 4.5. Local Plan Strategy Submission Version (March 2014) – the LP is at submission version with the examination anticipated to take place in September 2014.
4.6. The document provides an overview of Alsager as a key service centre with the following points considered to be of relevance to the application: • It is stated that the town centre “has about 100 retail units” (para. 2.48); sa/ms/4458/PS Sedgwick Associates 10
• The town is served by “several bus routes that provide access to Crewe, Hanley, Kidsgrove, Nantwich and Sandbach” (para. 2.50); and, • The railway station “provides links to Crewe and Stoke-on-Trent, Derby, Lichfield and on to Northampton, Milton Keynes and London Euston”
4.7. It is considered that the following policies are relevant to the application: • MP 1: Presumption in favour of sustainable development; • PG 1: Overall development strategy; • PG 2: Settlement hierarchy; • PG 5: Open countryside; • PG 6: Spatial distribution of development; • SD 1: Sustainable development in Cheshire East; • SD 2: Sustainable development principles; • IN 1: Infrastructure; • IN 2: Developer contributions; • SC 3: Health and well-being; • SC 4: Residential mix; • SC 5: Affordable homes; • SE 1: Design; • SE 2: Efficient use of land; • SE 3: Biodiversity and geodiversity; • SE 4: The landscape; • SE 5: Trees, woodland and hedgerows; • SE 6: Green infrastructure; • SE 9: Energy efficient development; • SE 12: Pollution, land contamination and land instability; • SE 13: Flood risk and water management; • CO 1: Sustainable travel and transport; • CO 2: Enabling business growth through transport infrastructure; • CO 3: Digital connections; • CO 4: Travel plans and transport assessments; • Strategic Location SL 5: White Moss Quarry, Alsager; sa/ms/4458/PS Sedgwick Associates 11
• Site CS 12: Twyfords and Cardway, Alsager; • Site CS 13: Former Manchester Metropolitan University Campus, Alsager; • Site CS 14: Radway Green Brownfield, Alsager; • Site CS 15: Radway Green Extension, Alsager
4.8. Para. 15.180 of the document states that “Alsager has been identified as one of the Key Service Centres for Cheshire East, and as such the vitality and growth of this town contributes to the prosperity of the Borough as a whole”. Figure 15.18 provides the Alsager Town Map, which is extracted below.
4.9. The Miller homes development is identified as a committed strategic site. Land to the south east of the application, off Hall Drive, is also identified as a strategic site, but one where permission has been granted subject to a s106 agreement being signed. sa/ms/4458/PS Sedgwick Associates 12
Other Local Documents 4.10. Alsager Town Strategy (August 2012) – this forms part of the evidence base of the emerging LP and it is considered that the following objectives are relevant to this application: • Objective 1: Creating Sustainable Communities; • Objective 4: Infrastructure and Services; • Objective 5: Connectivity; • Objective 6: Village Character.
4.11. The application site forms part of Area H, which was a mixed use development option that 63% of respondents were in support of during consultation on the Draft Strategy. It was discounted as a mixed use development option but the Miller Homes development that is under construction was approved subsequent to that.
4.12. Strategic Housing Land Availability Assessment (February 2013, base date 31st March 2012) – this identifies a deliverable housing land supply of 7.15 years but is out-dated. The eastern portion of the site is identified as being not currently developable; it is considered suitable with a policy change and achievable but its availability was considered marginal/uncertain. The western portion of the site is not considered in the SHLAA.
4.13. Five Year Housing Land Supply Position Statement (Base Date 31st December 2013) – states that the Council has a deliverable supply of 5.95 years when applying the 5% buffer and 5.21 years when applying the 20% buffer.
4.14. Strategic Housing Market Assessment 2013 Update (September 2013) – this identifies an annual net shortfall of 1,401 affordable dwellings across Cheshire East. Table 4.14 of the document also states that there is an annual affordable housing requirement of 54 for Alsager.
4.15. Alsager Snapshot Report – the Open Space and Countryside section of this document provides a useful overview for the application: sa/ms/4458/PS Sedgwick Associates 13
The tributaries of the River Wheelock and River Wear are natural boundaries to the town to the north and south. [para. 2.40]
Due to the ageing population within Alsager there may also be a need to give greater consideration to the types of open space provided. This could be an increased need for opportunities for older people to sit down or for areas for leisurely walks or it may be that there is an increased demand for allotments within the area. [para. 2.44]
National Planning Policy 4.16. National Planning Policy Framework (NPPF) (March 2012) – para. 14 provides a presumption in favour of sustainable development “which should be seen as a golden thread running through both plan-making and decision-taking”. The following parts of NPPF are considered relevant to this application: • Part 1: Building a strong, competitive economy; • Part 2: Ensuring the vitality of town centre; • Part 4: Promoting sustainable transport; • Part 6: Delivering a wide choice of high quality homes; • Part 7: Requiring good design; • Part 8: Promoting healthy communities; • Part 10: Meeting the challenge of climate change, flooding and coastal change; • Part 11: conserving and enhancing the natural environment; • Determining applications; • Planning conditions and obligations; • Annex 1: Implementation.
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5. CONSULTATION
5.1. Professional consultations have been undertaken to identify issues that need to be resolved or mitigated in the development proposals.
Agricultural Land Classification 5.2. This confirms that 3ha of the site is Grade 3a Best or Most Versatile (BMV) Land and that 1.3ha of the site is not BMV land.
Extended Phase 1 Habitat Report 5.3. Great crested newt Core Terrestrial Habitats and the Valley Brook corridor have been identified as the site’s most important ecological resources. A row of mature ivy-clad trees also provide potential opportunities for roosting bats and this habitat will be retained and enhanced. Significant habitat creation will also be implemented as part of a great crested newt mitigation strategy and this will also benefit a range of other species (specifically, invertebrates, bats and birds). Finally, residential developments provide the opportunity to incorporate sufficient habitats so that overall development will have a positive impact on the sites biodiversity. This in line with the National Planning Policy Framework (NPPF).
Great Crested Newt Mitigation Strategy 5.4. Due to the presence of great crested newts, the development proposals are reasonably likely to contravene existing wildlife legislation (Habitat Regulations, 2010). As such, it would be necessary to apply for a Natural England (NE) European Protected Species Licence (EPSL) for great crested newts once planning permission has been granted.
5.5. No ponds will be lost or damaged as part of these proposals. The main impact of development on great crested newts will be the potential to kill or injure newts during construction activities and post-development disturbance (i.e. increase human population and related disturbance). The development proposals include the retention of all core/immediate terrestrial habitats (with the exception of footpaths). However, there will be a permanent loss sa/ms/4458/PS Sedgwick Associates 15
of intermediate terrestrial habitat.
5.6. A comprehensive mitigation strategy is proposed and it is concluded that it is reasonable to assume that a NE licence will be granted.
Flood Risk Assessment 5.7. This confirms that the majority of the site is within Flood Zone 1 but that a small area alongside the Brook is within Flood Zones 2/3. Detailed modelling has been undertaken to establish the extent of Flood Zones 2/3. No residential development should be built within the Zones 2/3 but amenity space is an appropriate use.
Hedgerow Assessment 5.8. This concludes that the loss of hedgerow associated with the proposed access to the site from Crewe Road can be compensated for by means of new native species hedgerows incorporated into the final landscape scheme.
Phase 1 Geo-environmental Site Assessment 5.9. There are no significant constraints on the development of the site. A detailed Phase II Investigation should be undertaken to confirm the findings of the initial conceptual model.
Transport Assessment 5.10. This concludes as follows: • The development will not have a severe impact on the safe and efficient operation of the surrounding highway network; • The proposals will be of benefit to existing residents by introducing a site frontage footway along the southern side of Crewe Road, connecting the existing development to the east, including the Miller Homes development, to the Plough Inn and Wacky Warehouse; • There are a range of facilities within walking distance; • The whole of Alsager is within cycling distance and Crewe Road is cycle friendly; sa/ms/4458/PS Sedgwick Associates 16
• The nearby bus stops are located on the routes of frequent services which run to Alsager, Nantwich, Sandbach and Crewe town centres; • Monday – Friday, Alsager railway station offers hourly each-way services by East Midlands between Crewe and Derby and by London Midland between Crewe and London Euston; • Bus services connect the site to the railway station facilitating the potential for multi-modal sustainable travel; • No highway or transport reasons exist which would prevent the approval of the application.
Travel Plan Framework 5.11. The Framework sets out measures that will reduce car use, promote and facilitate walking, cycling and the use of public transport and identifies that the site’s close proximity to neighbourhood facilities will reduce the need to travel. It is concluded that the implementation of the Travel Plan will effectively encourage travel by sustainable modes of transport.
Tree Survey 5.12. This assesses the tree retention value of each tree on the application site. It is confirmed that the site can be developed without the loss of the one tree that is within the high quality and value retention category (Category A). The majority of trees/groups of trees are of low (Category C) or moderate (Category B) quality and value.
Utilities Statement 5.13. This confirms that the site can be adequately serviced by BT services, gas, electricity, water and foul sewer.
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6. EVALUATION
6.1. The site is greenfield land that is on the edge of the current settlement zone boundary for Alsager and is identified as open countryside in the Congleton Local Plan (LP). The proposals are not provided for by current LP policies and it is acknowledged that the residential development of the site would conflict with the intentions of the LP regarding the location of new housing development. However, other material considerations do indicate that the residential development of the site is appropriate and that planning permission can be forthcoming.
6.2. The National Planning Policy Framework (NPPF) requires that LPAs identify a supply of specific deliverable sites sufficient to provide five years worth of housing, plus a 20% buffer where the Council has a record of persistent under-delivery of housing, as Cheshire East Council (CEC) does.
6.3. The ‘Five Year Housing Land Supply Position Statement’ (base date 31st December 2013) stated that CEC has a deliverable land supply of 5.95 years when applying the 5% buffer and 5.21 years when applying the 20% buffer. However, CECs supply was examined at a recent appeal (reference 2196044) where the LPA contended that there was a 5.86 years supply and the appellant considered 3.45 years to be more accurate. The appeal decision (dated 11 April 2014) comprehensively confirmed that CEC “has not demonstrated a five year supply of deliverable housing sites” (para. 27).
6.4. The Council’s poor housing land supply situation renders the related LP policies out of date and the presumption in favour of sustainable development in the Framework applies (paragraphs 14 and 49). This was also confirmed in the decision on appeal 2196044. The application proposals should therefore be granted permission unless: • Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework as a whole; or,
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• Specific policies in this Framework indicate development should be restricted.
6.5. There are no specific policies in NPPF which indicate that development of the site should be restricted. The site is not protected under the Birds and Habitats Directives; it is not designated as a SSSI; it is not designated as Green Belt, Local Green Space, an AONB, Heritage Coast, or part of a National Park; it is not a designated heritage asset, or in a location at risk of flooding or coastal erosion.
6.6. It is anticipated that the LPA/local residents may consider the loss of Open Countryside land as an adverse impact. However, as demonstrated in section 2 of this Statement, the site is well contained on all sides: • to the north is Crewe Road and existing residential development; • to the east, the Miller homes development is under construction; • To the south, the river2 and its wooded banks forms a natural boundary to the site, beyond which lies existing built development; • To the west, the Wacky Warehouse, the Plough Inn and the associated parking area form the termination of the Alsager settlement zone and the urban edge.
6.7. This level of containment, together with the access road which splits the site in two and the bonfire remnants, results in the site having the character of a underutilised greenfield site in the urban area.
6.8. The adoption of the emerging LP Strategy is not expected until December 2014 at the earliest and as confirmed in the decision on appeal 2196044 “the timetable for the Site Allocations and Development Policies document is longer, with adoption not anticipated before 2016” (para. 8). The emerging LP must therefore only attract limited weight. Furthermore, the proposals would not be sufficiently large to trigger prematurity issues or to prejudice the outcome of the emerging LP process.
2 Identified as the southern boundary to the town in the Alsager Snapshot Report sa/ms/4458/PS Sedgwick Associates 19
6.9. The loss of land that is urban greenfield in character and the non-prejudicial effect on the emerging LP does not significantly and demonstrably outweigh the numerous benefits of the proposed development. These benefits are outlined below against the relevant parts of NPPF, also demonstrating that the proposals represent sustainable development when assessed against NPPF as a whole.
Building a strong, competitive economy and ensuring the vitality of town centres 6.10. Part 1 of NPPF relates to the government’s commitment to securing economic growth with part 2 promoting competitive town centres. The proposals will result in jobs within the construction industry. Additionally, future occupiers of the proposed development will provide valuable business for existing local services and facilities, potentially helping to secure their retention and encouraging the growth of Alsager town centre.
6.11. Para. 15.180 of the emerging LP states that “Alsager has been identified as one of the Key Service Centres for Cheshire East, and as such the vitality and growth of this town contributes to the prosperity of the Borough as a whole”. Significant weight should be afforded to support the application will give towards securing economic growth.
Promoting sustainable transport 6.12. It has been demonstrated that the proposals will not result in severe impacts on the highway network and as such, in compliance with para. 32 of NPPF, the application should not be refused on highways grounds.
6.13. Additionally, it has been confirmed that the application site is located where the need to travel will be minimised and the use of sustainable transport modes can be maximised: • the Transport Assessment demonstrates that the site is accessible to a range of services by foot, cycle and public transport; • Table 1 of this Statement demonstrates that the majority of key trip generators are within optimum walking/cycling distances and those that sa/ms/4458/PS Sedgwick Associates 20
are not, are within the town centre which is within walking/cycling distance and can also be easily accessed by public transport; • the LPAs Committee Report on application 12/0893C confirmed that “all of the services and amenities listed [in the north West Development Agency toolkit] are accommodated within Alsager and are accessible to the proposed development on foot” (page 90); • the Inspector’s Report on the Congleton LP confirmed that the site formed part of the most sustainable greenfield site in Alsager; • the emerging LP confirms that Alsager:
o is a Key Service Centre and that it “has about 100 retail units” (para. 2.48)
o will accommodate employment growth at Radway Green; o is served by “several bus routes that provide access to Crewe, Hanley, Kidsgrove, Nantwich and Sandbach” (para. 2.50); and,
o is served by a railway station which “provides links to Crewe and Stoke-on-Trent, Derby, Lichfield and on to Northampton, Milton Keynes and London Euston” (para. 2.50). • the SHLAA considers the site to be sustainable.
6.14. It should also be noted that the illustrative layout provides for excellent permeability: • Pedestrian access will be provided onto Crewe Road; • a brook walk will link up with the public footpaths east and west of the site which lead to the Old Mill and the Hall Farm Shop and Café; • the proposed brook walk will also link up with the brook walk approved as part of the HSL scheme, now under construction by Miller Homes, which provides easy access to the formal play provision off Goldfinch Drive and connections with an alternative route to the town centre; and, • there is potential for a direct access from the development to the Wacky Warehouse/Plough Inn site, and this would also shorten walking distances to the facilities west of the site, including the Spar convenience store.
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6.15. Significant weight should be given to the accessibility of the proposed development.
Delivering a wide choice of quality homes 6.16. Para. 47 of NPPF requires that LPAs “boost significantly the supply of housing”. The submission of this application demonstrates a commitment to bring forward development on the site. It is anticipated that the entire development can come forward in the next 5 years, particularly given the lack of constraints as shown in section 5 of this Statement. The (up to) 70No. dwellings proposed will make a valuable contribution towards reducing the housing supply deficit. The provision of market housing should be given significant weight in accordance with NPPF.
6.17. Part 6 of NPPF also requires opportunities for home ownership to be widened and affordable housing to be provided. There is an identified and very significant shortage of affordable housing across Cheshire East; the SHMA identifies an annual net shortfall of 1,401 affordable dwellings. Furthermore, the SHMA also states that there is an annual affordable housing requirement of 54 for Alsager alone.
6.18. The proposed development will result in the provision of (up to) 21No. affordable homes which will be a valuable contribution to the Council’s housing need. Again, this should be given significant weight in accordance with NPPF, particularly “in the context of a historic poor delivery of affordable homes” (para. 38, appeal 2196044).
Promoting good design and healthy communities 6.19. Part 7 of NPPF requires good design and part 8 promotes healthy communities through, among other things, promoting opportunities for meetings between members of the community and providing safe and accessible developments. The submitted Design and Access Statement demonstrates that the anticipated design approach would ensure compliance at Reserved Matters stage.
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6.20. Part 8 also stresses that “access to high quality open spaces … can make an important contribution to the health and well-being of communities” (para. 73). The application proposals include the provision of high quality open spaces, including a village green, 1.4ha of amenity greenspace and the valley brook walk. The provision of a brook walk that links up with the existing footpath network and the brook walk to be provided as part of the Miller Homes development also responds positively to the Alsager Snaphsot Report; it identifies “an increased need for opportunities for older people to sit down or for areas for leisurely walks”. The proposals do therefore have the potential to make a positive contribution to the health and well-being of existing local residents as well as future occupiers of the development.
Meeting the challenge of climate change and flooding 6.21. Part 10 of NPPF states that planning must play a key role in meeting the challenge of climate change and flooding. The submitted Flood Risk Assessment demonstrates that the site is located primarily within Flood Zone 1 with a low probability of flooding and will not increase the risk of flooding elsewhere. No dwellings are proposed within the part of the site that lies within Flood Zones 2/3.
6.22. The Design and Access Statement demonstrates that the layout can take account of the existing mature landscaping to provide shelter and reduce exposure and loss of energy from buildings. The orientation of the dwellings can also be considered to maximise the solar gain to reduce the demand on other energy sources and ensure that habitable rooms will be located near the south side. It is also proposed that the dwellings achieve the appropriate Level of the Code for Sustainable Homes through current building regulations, thereby making a valuable contribution towards the reduction of greenhouse gases.
Conserving and enhancing the natural environment 6.23. NPPF states that “where significant development of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality” (para. 112). Whilst the loss of some BMV sa/ms/4458/PS Sedgwick Associates 23
land would be harmful in land resource terms, in this instance the development of c. 3ha of BMV land is not considered significant, particularly given the serious shortage in housing land, the fact that the site is not presently used for agricultural purposes and that much of Cheshire is acknowledged o fall into the BMV category. Furthermore c. 1.3ha of the site is not BMV land.
6.24. The submitted Ecological Survey and Assessment demonstrates that the development of the site would have no significant adverse effect on designated sites, important habitats or protected species. Opportunities to enhance the existing features of ecological interest and seek biodiversity gain by habitat creation and landscaping have been identified and recommended.
6.25. The site makes a substantial contribution, in land terms and in mitigation strategy, to enhance the ecology of the site. Ponds are proposed on both land parcels, improving connectivity for GCN habitat and significantly improving the terrestrial habitat. Significant tree planting is proposed in the eastern parcel which, together with the new tree planting throughout the site and the enhanced hedgerow planting, will comprehensively mitigate against any habitat loss whilst improving the biodiversity of the site in the future. Of course, the new habitat will be managed whereas the existing habitat is not and the land could return to agricultural use which would reduce biodiversity.
Summary 6.26. As the proposals comply with the policies of NPPF as a whole, it is evident that they represent sustainable development. The proposals will result in the aforementioned economic, social and environmental benefits which are not significantly and demonstrably outweighed by the loss of land that has the character of underutilised urban greenfield land.
6.27. The presumption in favour of sustainable development should therefore be applied and planning permission should be forthcoming.
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7. CONCLUSIONS
7.1. From the town planning assessment set out above the following conclusions are drawn: • The LPA has a significant and serious shortage of deliverable housing land; • In the absence of the required housing land supply, housing supply related policies are deemed out of date and an application should be considered against para. 14 of NPPF. • the loss of land that has the character of a disused urban greenfield site and is in a very sustainable location, together with the non-prejudicial effect on the emerging LP does not significantly and demonstrably outweigh the numerous benefits of the proposed development: Building a strong, competitive economy and ensuring the vitality of town centres
o the proposals will result in jobs within the construction industry. o future occupiers of the proposed development will provide valuable business for existing local services and facilities; and,
o the vitality and growth of Alsager contributes to the prosperity of the Borough as a whole.
Promoting sustainable transport
o the majority of key trip generators are within optimum walking/cycling distances and those that are not are within the town centre which is easily accessible;
o the LPA has previously acknowledged the sustainable location of the site by approving application 12/0893C;
o the LP Inspector identified the eastern part of the site as forming part of the most sustainable greenfield site in Alsager;
o Alsager has excellent public transport links; o the proposals will provide excellent permeability to the surrounding area; and,
o the proposals will not result in severe impacts on the highway network.
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Delivering a wide choice of quality homes
o the 70No. dwellings proposed will make a valuable contribution towards reducing the significant and serious housing supply deficit;
o it is anticipated that all 70No. dwellings can be delivered in the next five years;
o the proposals will result in the provision of (up to) 21No. affordable homes which will make a valuable contribution to the borough-wide housing need and that of alsager.
Promoting good design and healthy communities
o The submitted Design and Access Statement demonstrates that the anticipated design approach would ensure good design;
o The proposals include the provision of high quality open spaces which have the potential to make a positive contribution to the health and well-being of existing local residents as well as future occupiers of the development.
Meeting the challenge of climate change and flooding
o the site is primarily located within Flood Zone 1 with a low probability of flooding and its development will not increase the risk of flooding elsewhere;
o no dwellings will be erected within Flood Zones 2/3; o the layout can take account of climate change by providing shelter from the sun during summer months and orientating dwellings to maximise solar gain during winter months; and,
o the dwellings will achieve the appropriate Level of the Code for Sustainable Homes, in line with building regulations requriements.
Conserving and enhancing the natural environment
o the development of c. 3ha of BMV land is not considered significant, particularly given the serious shortage in housing land and c. 1.3ha of the site is not BMV land; and,
o Significant opportunities to enhance the existing features of ecological interest and seek biodiversity gain by pond and habitat creation with sa/ms/4458/PS Sedgwick Associates 26
substantial landscaping will be taken. The enhanced on-site biodiversity will be managed, safeguarding its future in perpetuity.
7.2. The proposals comply with the policies of NPPF as a whole and it is evident that they represent sustainable development. The proposals will result in economic, social and environmental benefits which are not significantly and demonstrably outweighed by any adverse impacts. The presumption in favour of sustainable development should therefore be applied and planning permission should be forthcoming.
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Appendix 1 Round Table Bonfire
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Events - Alsager Round Table 603 Page 1 of 1
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Bonfire 2011 Video Alsager Round Table Bonfire November 2nd 2013, The Plough, Crewe Road, Alsager
The 2013 Alsager Charity Bonfire organised by Alsager Round Table will be held in the fields adjacent to The Plough Public House, Crewe Road, Alsager on Saturday November 2nd. Fun starts at 6pm. Fireworks, Bonfire, Food and Fair! The firework display is designed and operated by a professional firework company - one of the best displays in South Cheshire.
Official Ticket Outlets Open Now!
Family £15 on the gate – (£12 in advance from local shops) Under 16's £3 (£2 in advance from local shops) Adults £5 (£4 in advance from local shops)
Lakeside Fish Bar, Shady Grove Stores, Fryers News Agents, Bands, Alsager Post Office, Rode Heath Village Stores, The Plough Inn.
Come and join us for a fantastic night of fun. •Gates open 6pm •Bonfire 6.30pm •Fireworks 7pm •Fairground open 6pm until 9pm (Additional Charges Apply)
Cheshire Police and St Johns Ambulance will be at the event to help us ensure if passes of safely.
For more information contact email our Bonfire Organiser, Rob Hill: [email protected] Car Parking at The Plough is reserved for disabled badge holders and emergency service vehicles only. Please leave your car at home.
Fun Starts at 6pm, Bonfire lit at 6.30pm, Fireworks 7pm. Family £15 on the gate - (£12 in advance from local shops) Under 16's £3 (£2 in advance from local shops) Adults £5 (£4 in advance from local shops).If you haven't been before, check out last years fantastic fireworks display on YouTube.
http://alsagerroundtable.org.uk/4.html 14/05/2014