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Sedgwick Associates Chartered Town Planners 24 Queensbrook, Spa Road, Bolton BL1 4AY. Tel 01204 522236 E-mail: [email protected] . 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 sa/ms/4458/PS Sedgwick Associates 1 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. sa/ms/4458/PS Sedgwick Associates 2 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 sa/ms/4458/PS Sedgwick Associates 3 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 sa/ms/4458/PS Sedgwick Associates 5 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. sa/ms/4458/PS Sedgwick Associates 7 3. RELEVANT TOWN PLANNING HISTORY 3.1. There is no relevant planning history for this site. sa/ms/4458/PS Sedgwick Associates 8 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).
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