Land at Weston Crewe

The Co-operative Group Land at Weston Crewe

Vision Document

May 2013 Crewe

Location Plan

Weston Road M6 Basford East

A500 J16 Weston

Newcastle Road

Wychwood Park

Land Ownership

2 Introduction

Introduction • Provision of high quality new homes to meet need and This document has been prepared by Spawforths on behalf accommodate a variety of tenures and housetypes of the Co-operative Group. The document sets out a vision • Generation of New Homes Bonus for the south of Weston Village to assist in the delivery of • Increase in residents will increase expenditure within much needed housing and infrastructure. The document the locality providing support for local shops and takes account of the existing and emerging Local Plan services documents. • New employment opportunities • Increased GVA within the local economy Executive Summary • Improved public transport and sustainable transport This document establishes a Vision for the land to the south infrastructure. of Weston, Crewe, as part of the Local Plan preparation process. The objective of the document is to secure a The site ‘Land South of Weston, Crewe’ would assist in strategic allocation within the Local Plan. the delivery of much needed housing within Cheshire East whilst also creating construction and longer term The Vision for the site would ensure that the potential for employment opportunities within the local area. This site this strategic site is maximised to deliver benefi ts to the provides the opportunity for the Council to identify a local community as well as for the wider Cheshire area. Strategic Allocation, outside the Green Belt and Green Gap, addressing the need for housing and minimising the need Cheshire East Council are currently preparing a new for incursions in the Green Belt. The site is well related Local Plan which will be the new development plan for to Crewe which is identifi ed as the key area of focus for Cheshire East over the next 15 – 20 years and will identify residential and employment growth. development opportunities over the plan period. The Vision is of fundamental importance to the economic The Co-operative Group acknowledges the Council’s regeneration and development of Crewe. The scheme is requirement to identify new stand alone settlements, as consistent with the pro-growth agenda of the National supported by the NPPF, Para 52, but considers that there Planning Policy Framework and would go some way to are more suitable non-Green Belt and non-Green Gap address the identifi ed need for new homes within Cheshire development sites to the South East of Crewe, such as Land East. to the South of Weston, which are capable of meeting this identifi ed housing need whilst also enabling the delivery of Site Location key infrastructure. As such, we consider that these other The site lies 3 miles to the south east of Crewe, to the more suitable, sustainable, non-Green Gap and non-Green south of Weston Village. It is easily accessed from the A531 Belt sites should be assessed to accomodate this growth. Newcastle Road via the A500 and Junction 16 of the M6 motorway which is 4.3 miles away from the site. The site Land to the south of Weston along with other sustainable lies 13 miles to the north west of Stoke on Trent, sites located to the south east of Crewe are able to provide Wychwood Park lies to the south of the proposed site. fi nancial contributions towards the upgrading of the A500 The site is located within 1km (15minutes walking distance) strategic link. These improvements along with the recently of an allocated strategic employment site, Basford East anounced publicly funded improvements to Junction 16 of There are opportunities to create strong connections the M6 would have a signifi cant impact upon infrastructure in between the communities of Weston, Wychwood and this locality ensuring that Crewe’s excellent communication Basford East. links are enhanced. The Vision This vision will show that there are no constraints that would TThehe VVisionision iiss ttoo ccreatereate a ffullyully iintegrated,ntegrated, ssustainableustainable prevent the site from coming forward for development. ddevelopmentevelopment ooff a ccompactompact wwalkablealkable vvillageillage ooff 885050 ddwellings.wellings. The site is available now, and is both achievable and suitable TThehe ddevelopmentevelopment wwillill eenhancenhance ffacilitiesacilities fforor bbothoth WWestoneston aandnd for development. WWychwoodychwood PParkark bbyy ccreatingreating a ccriticalritical mmassass ooff ddevelopmentevelopment The site would also bring a range of signifi cant social, tthathat ccanan ssupportupport aadditionaldditional sshopshops aandnd sserviceservices wwhichhich wwillill economic and environmental benefi ts including: bbee eeaslilyaslily aaccessible.ccessible. IItt wwillill provideprovide hhousingousing cchoicehoice wwithith nnewew eeconomicconomic oopportunitiespportunities wwhilsthilst cconservingonserving eexistingxisting ggreenreen • Signifi cant job creation during both the construction iinfrastructurenfrastructure aandnd eenhancingnhancing oopportunitiespportunities fforor bbio-diversityio-diversity and operational phases of development

Weston Vision Document 3 1 2 3

4 5 6

7 8 9

4 Site Photographs

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7 9

8 11

11 12 13

Weston Vision Document 5 Extract from Crewe and Nantwich Replacement Local Plan (2005)

Crewe and Nantwich Replacement Local Plan (adopted, 2005) Within the Crewe and Nantwich Replacement Local Plan, the site currently lies within open countryside outside the settlement boundary of Weston. It is therefore not within land identiﬁ ed as Green Gap nor protected Green Belt. An area of Nature Conservation (Policy NE 8) is situated to the west of the site. A second area of Nature Conservation lies further north east of the site beyond Main Road. The Weston Conservation Area is also located to the north of the site, however it does not adjoin nor form part of the site.

The Crewe and Nantwich Replacement Local Plan was adopted in 2005. The NPPF indicates that Development Plans which have been adopted post-2004 should carry the full weight of their policies in relation to Section 38(6) of the 2004 Act (so long as there is only a “limited degree of confl ict” with the NPPF) and provided that they were adopted in accordance with the Planning and Compulsory Purchase Act 2004. Whilst the Crewe and Nantwich Replacement Local Plan was adopted on 17 February 2005, it was adopted under the 1990 Act rather than the 2004 Act. On this basis, the Crewe and Nantwich Local Plan falls within the terms of paragraph 215 of the NPPF and hence it does not benefi t from a position whereby full weight is afforded to it as identifi ed within the NPPF. The weight ascribed to relevant policies will therefore be dependent on their conformity with the NPPF.

6 Planning

Cheshire East Local Plan 4. To develop three new settlements - to minimise the Cheshire East Council are currently preparing a new Local impact of building in the Green Belt and to protect the Plan which will be the new development plan for Cheshire individuality of towns and villages by the introduction of East over the next 15 – 20 years and will identify land ‘Strategic Open Gaps’ across the Borough. required to meet identifi ed needs over the plan period. 5. To establish a Housing Growth Policy - based around existing towns to meet local demand and ensure we meet The Draft Crewe Town Strategy Consultation document our fi ve year housing supply target of 7,000 new homes. recognised Crewe as the biggest priority within Cheshire 6. To make the best use of our natural resources - both East for signifi cant growth in housing and employment, minerals and energy to ensure that future generations can infrastructure, developing a more diversifi ed knowledge take full benefi ts that will accrue. economy, enhancing the attractiveness of Crewe, the development of underutilised sites including Basford East The document also identifi es proposed strategic and improving the town’s public image. This vision for development sites which are noted to be critical to the Crewe is supported in “All Change for Crewe” and draft delivery of the overall strategy. Local Development Framework Core Strategy documents which state that Crewe is a key focus for both employment Policy CS 2 `Settlement Hierarchy and Spatial Distribution and housing growth within the Authority Area. New Settlements` details three new settlements which are proposed in the Development Strategy; at Stowford “All Change for Crewe” is an ambitious strategy which aims (near Crewe Hall), Barthomley and Handforth East which to support Crewe’s economic development over the next together could accommodate in the region of 120 hectares 20 years. The strategy identifi es Crewe as the largest town of new employment land and 3,800 new homes along with in south Cheshire with a population of 83,000. The strategy new transport infrastructure, community facilities, open has fi ve aims to ensure delivery of key development projects space and new local centres. and initiatives to ensure sustainable economic development and growth of Crewe is achieved: Cheshire East Council set out the justifi cation for these • Unlocking development potential settlements on the basis that to accommodate growth in • Livability and local transport jobs and houses, new development is necessary and they • Quality image, perception and leadership want to ensure that “development takes place in areas that • A knowledge economy and a knowledgeable work- are well connected to existing urban areas, incorporate force green infrastructure and the latest building technology, • Connections and linkages generate a lower carbon footprint and less waste and enable healthy living”.

Development Strategy These three new settlements are set out in the The Council undertook a consultation on its Development Development Strategy in order “to provide jobs and homes Strategy between 15 January and 26 February 2013. This in a planned environment with good infrastructure, rather Development Strategy is based on providing jobs growth than increasing the amount of development that would whilst also ensuring that the character of Cheshire East is need to be located on the periphery of existing constrained retained. This has been developed around six key points: settlements.” The new settlements are intended to be “highly sustainable developments” that will be designed to 1. Jobs Growth - the generation of 20,000 jobs focused the highest environmental standards, acting as best practice around the M6 corridor and town centres. examples for future design and construction. They will 2. Infrastructure Improvements - the connectivity of embody development principles including: Cheshire East by improving road infrastructure by: • High quality amenities, including shops, schools and • Dualling the A500 to the west of Junction 16 sports facilities • Improving access at Junction 17 of the M6; • A network of green open spaces, parks and gardens • Providing a link road around Congleton; • Employment opportunities close at hand • Improving connections at Macclesﬁ eld via a South and • Renewable on-site energy production capable of sup- West Relief Road; plying heat and power to every home • Woodford-Poynton Relief Road; • User-friendly public transport systems, encouraging • SEMMS (Manchester Airport - A6 link road). people to use buses, cycles and footpaths 3. Establish a ‘Town Centre First’ policy - to revitalise and • Efﬁ cient recycling and waste management” encourage trade in all our market towns.

Weston Vision Document 7 Two of these proposed new settlements are located within the south of Crewe

Table 1 Village A :Crewe Hall / Stowford

Within the area identiﬁ ed at South East Crewe, a new sustainable settlement will be delivered including:

1 Phased delivery of around 1,000 new homes (at an average of 30 dwellings per hectare) within the plan period, with potential for some additional development after 2030;

2 Including ‘housing to meet local needs’, in line with Policy SC4 in the Emerging Policy Principles document;

3 A new mixed-use local centre comprising:

• 1,500 square metres of retail including a mix of shops to meet local needs; • 1 new primary school; • Community facility / place of worship; • Public house / take away / restaurant; • Sports and leisure facilities

4 Open space including sports pitches; Multi Use Games Area; outdoor gym; equipped children’s play space and facilities for teenagers;

5 Incorporation of Green Infrastructure, including:

• A signiﬁ cant depth of native woodland and other semi-natural habitat screening along the southern, eastern and northern boundaries to offset detrimental visual impact to the open countryside and the setting of Crewe Hall Registered Park and Garden, along with the creation of wildlife habitats, including those for protected species; • The retention, where possible, of important hedgerows and trees that have a cumulative screening impact on development and contribute to the habitat value of the site; • The creation of drainage ponds that have visual and habitat potential; • Allotments; • Community orchard;

6 Improvements to existing and provision of new pedestrian and cycle links to new and existing residential and employment areas, shops, schools and health facilities;

7 On site provision, or where appropriate, relevant contributions towards transport and highways, education, health, Green Infrastructure, open space and community facilities;

8 Contributions to improvements to existing and the provision of new public transport links to Crewe railway station, Crewe town centre and local villages; and

9 The development would be expected to contribute towards road infrastructure improvements in the area, including the Crewe Green Link Road, A500 link capacity improvements, A5020 Weston Road junction and Crewe Green Junction 16 of the M6.

8 Cheshire East Development Strategy

Table 2 Village B: (Area of Search) Barthomley

Within the area identiﬁ ed at South East Crewe a new sustainable settlement will be delivered including:

1 Phased delivery of around 1,000 new homes (at an average of 30 dwellings per hectare) within the plan period, with potential for some additional development after 2030;

2 Including ‘housing to meet local needs’, in line with Policy SC4 in the Emerging Policy Principles document;

3 A new mixed-use local centre comprising:

4 Open space including sports pitches; Multi Use Games Area; outdoor gym; equipped children’s play space and facilities for teenagers;

5 Incorporation of Green Infrastructure, including:

• The creation of wildlife habitats, including those for protected species: • The retention, where possible, of important hedgerows and trees that have a cumulative screening impact on development and contribute to the habitat value of the site; • The creation of drainage ponds that have visual and habitat potential; • Allotments; • Community orchard;

6 Improvements to existing and provision of new pedestrian and cycle links to new and existing residential and employment areas, shops, schools and health facilities;

7 On site provision, or where appropriate, relevant contributions towards transport and highways, education, health, Green Infrastructure, open space and community facilities;

8 Contributions to improvements to existing and the provision of new public transport links to Crewe railway station, (including the potential for a new rail halt), Crewe town centre and local villages; and

Weston Vision Document 9 Cheshire East Council Key Diagram

The Development Strategy was approved as recommended The Additional Sites Options consultation document by the Strategic Planning Committee on 6 December identifi es 27 possible strategic sites that developers and 2012 and therefore proceeded to the Cabinet Meeting on landowners consider suitable for development. Monday 10 December where the Development Strategy was confi rmed to be used as a material consideration for The site to which this Vision relates is identifi ed within Development Management purposes with immediate effect. the Cheshire East Local Plan Additional Sites Options consultation document as ‘Site V – Land South of Weston, Additional Sites Options Consultation Crewe’. The site is identifi ed as having capacity for From the consultation response to the Development approximately 850 homes and community infrastructure. Strategy, Cheshire East received proposals for a number of The site is some 31.61 hectares in extant and comprises of strategic sites as potential development options. Some of several fi elds. There is a group of buildings at the southern these sites were not previously the subject of a consultation end of the site. The fi elds are separated by belts of trees, process – either in the Town Strategies or the Development and part of a wider belt of trees falls within the western Strategy. Furthermore, other strategic sites have been boundary. The document also reports that to the north is proposed to the Council. To ensure that as many options Weston Village, to the west is Burrow Coppice woodland, are available to the Council as possible within this fi nal plan, whilst open countryside, a golf course and the Wychwood consultation on the Additional Sites Options runs from 3 Park residential development lies to the south. May 2013 to 30 May 2013. Following the Additional Sites Options consultation, the next stage of the Local Plan will be the Submission stage,

10 Planning

which is expected to be consulted upon in July/August 2013. A review of the overall supply of housing and housing The Examination in Public is to take place towards the end numbers will be completed following this to confi rm the of 2013, with adoption anticipated in 2014. latest position regarding 5 year supply. It is however clear that Cheshire East has had a persistent problem of under Housing Land Supply delivery of housing to meet 5 year land supply targets. It is The Council are currently undertaking “a call for sites”as also clear that the current position of a 7.15 year supply is part of their Strategic Housing Land Availability Assessment untested and relies upon sites which have not yet secured (SHLAA) annual update which closes on 21 May 2013 as planning permission. well as preparing an updated Strategic Housing Market Assessment (SHMA). National Planning Policy Framework (NPPF) and Planning for Growth) The NPPF (Para 47) requires Local Planning Authorities to National Planning Policy Framework (NPPF) published on 27 provide a continuous supply of housing for at least 15 years March 2012 sets a new national policy context for planning from the date of adoption of the development plan. This which establishes a “presumption in favour of sustainable includes fi ve years of deliverable sites with an additional development” to ensure that the development needs of 5% buffer (increasing to 20% buffer where persistent under an area are met through the planning system, rather than delivery is shown) and to identify a supply of deliverable hindered. The housing defi cit and a desire to signifi cantly sites for years 6 – 10 and years 11 – 15 where possible. increase the supply of new housing is a key element of the NPPF, alongside the signifi cance of the economic imperative The Council reports within the SHLAA update February for delivering new sustainable development. The NPPF sets 2013 (Base date 31 March 2012) a fi ve-year deliverable a context which strongly supports the development of this supply of land for housing. This is confi rmed as a 7.5 year site, particularly given the wider benefi ts to the area and housing supply (excluding buffer) and 7.15 year housing the Borough. land supply including a 5% buffer. The report identifi es that 9,771 deliverable dwellings are expected to come forward Paragraph 52 identifi es that the supply of new homes can within the next 1 – 5 year period. The SHLAA document sometimes be best achieved through planning for larger confi rms that “The SHLAA does not determine whether scale development, such as new settlements or extensions any site is acceptable for future housing development as that to existing villages and towns that follow the principles of will be determined through the Local Plan”. The Council Garden Cities. have not prepared an updated AMR or Five Year Housing Land supply Report to confi rm this position. Paragraph 82 states ‘The general extent of Green Belts across the country is already established. New Green Belts Cheshire East Council identifi ed in their Development should only be established in exceptional circumstances, for Strategy 2013 a number of potential development sites example when planning for larger scale development such around the town, which could provide employment and as new settlements or major urban extensions’. The land housing development to deliver the strategy. The retention to the South of Weston is not located within the Green Belt of the Green Gaps between the town and surrounding and therefore its development would not require incursion settlements were seen as a priority. The recently published into the Green Belt. Additional Sites Consultation document identifi es a series of potential sites and their potential capacity for new Similarly, the Planning for Growth message from Government homes. The Council have not however identifi ed which is very clear in that when questioning development and of these sites will come forward for development and as growth, the answer should be yes unless key sustainable such the overall housing delivery for each site has not principles are compromised which are set out in national been confi rmed. This will therefore impact on the overall policy. supply of housing as well as the overall housing numbers for Cheshire East. The updated SHLAA identifi es the delivery of 4,198 dwellings (gross) on Strategic Sites for years 1 – 5, 6,485 for years 6 – 10 and 4,050 for years 11 – 15. These numbers include sites which have not yet been identifi ed as preferred development sites within the Development Strategy.

Weston Vision Document 11 372700 372800 372900 373000 373100 373200 373300 373400 373500 373600 352100 352100

Watercourses to be retained where possible and protected Hedgerows to be retained

352000 with buffer habitats where possible to maintain 352000 wildlife corridors 351900 351900

351800 A 351800

Pond to be retained if possible and enhanced for biodiversity Watercourse to be retained where possible and protected A with buffer habitats 351700 351700

351600 A 351600

Woodland habitat to be retained as wide as possible to maintain watercourse buffer strip and provide wildlife habiat and wildlife corridor 351500 351500 351400 351400

I I 351300 351300 351200 351200

0200100 m

Ecological372700 Opportunities372800 372900 and Constraints373000 373100 373200 373300 373400 373500 373600

Project Legend Weston, Crewe

Drawing 10 m buffer from watercourse A Arable Ecological Opportunities & Constraints Wildlife protection zone Broad-leaved plantation woodland Client The Co-Operative Phase 1 habitats: Broad-leaved semi-natural woodland Drawing Number Revision C114279-02 00 E Scattered scrub C114279-02 Building Scale @ A4 Date 1:5,000 May 2013 ! Scattered trees Dense scrub Approved By Drawn By KR SKS Dry ditch Hardstanding > Running water I Improved grassland Species-poor defunct hedgerow Standing water 12 Species-poor intact hedgerow Ta ll rud e ra l Triumph House, Birmingham Road, Allesley, Coventry CV5 9AZ VVVV Species-rich defunct hedgerow Private gardens T:01676 525880 F:01676 521400 E:[email protected] VVVV Species-rich intact hedgerow Site boundary This map is reproduced from the Ordance Survey material with the permission of Ordnance Survey on behalf of The Controller of Her Majesty's Stationary Office. © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution of civil proceedings. $ Licence Number: 100040519 Site Appraisal

Trafﬁ c and Transport. come forward in the short term without the need for major The site’s location, approximately one kilometre to the new infrastructure. south of the A500, gives excellent access to the strategic highway network which includes Junction 16 of the M6. Trees There are also excellent highway links to Crewe Town A high level arboricultural survey of the site undertaken in Centre. May 2013 concluded: “Generally, the constraints posed by existing vegetation are There is an on road cycle route (Regional Route 70) running deemed to be low, especially considering the size of the east west through Weston. The site is also on a good public proposed site. The large swathes of shelter belt planting transport route. The number 85 bus service utilises stops to the south and west of the site should be retained as a on Main Road and provides a connection to Crewe, Madely, cohesive boundary feature. The retention and improvement Keele University, Newcastle, Stoke and Hanley. It runs of a dense group of trees to the north of the site should once an hour Monday to Saturday and once every two be given consideration. Two individual Oak trees are also hours on Sundays and Bank Holidays. highlighted for retention”.

Site Access The other obvious constraint for the development of a Due to the size of the proposed development, it is envisaged street pattern is the hedgerow connecting a tree group to that two points of access will be required, which could form the north of Weston Hall with the cricket ground on Main a loop to enable bus penetration into the site. To enhance Road. The arborists have noted that this hedge is of low safety in the vicinity of the site access, it is envisaged that amenity value, it is therefore not necessary for it to be the speed limit on Main Road is reduced to 40mph. The retained in the masterplan. provision of a shared cycle/footway on the western side of Main Road would also enhance connectivity. The above Ecology proposals are considered to be feasible and deliverable, An Extended Phase 1 Habitat Survey and ecological desk subject to junction capacity assessments and detailed design study search was completed in May 2013. The resultant undertaken in consultation with Cheshire East Council. constraints plan is illustrated over.

Impact on the Wider Network The report noted that; “The study site is located within the Development at the Basford East and Basford West sites Meres and Mosses Nature Improvement Area (NIA). NIAs has been under consideration for a number of years and do not have a statutory designation, but Natural England as a result, a signifi cant amount of work has already been proposes that these areas will become much better places undertaken to assess the traffi c and transportation impacts for wildlife”. along the A500 corridor and the southern part of Crewe. This is largely the same network that will accommodate the The site is predominantly arable farmland with species-poor Weston site traffi c and therefore a review of the previous and species-rich hedgerows forming the fi eld boundaries and fi ndings indicates that the key challenges are: watercourses, scrub, tall ruderal, broad leaved woodland • Link capacity of the A500; and pond habitats also recorded. The most notable habitats • Capacity at key junctions in Crewe town centre; and are the semi-natural broad leaved woodland along the • Impact on the motorway network (particularly Basford Brook and the brook itself. Junction 16 The large arable areas of the site currently have minimal The adjacent development when taken cumulatively with ecological value. Retention and enhancement of the these proposals will bring the opportunity to deliver a boundary hedgerows as part of a masterplan design comprehensive approach to delivering highway mitigation would not only ensure maintenance of wildlife corridors works and infrastructure improvements. around and through the site, but would also provide a sense of maturity to residential development. Given the Initial analysis indicates that in comparison to other brook’s ecological value as a habitat and wildlife corridor, proposed new settlements, the site is not restricted by it is recommended that this feature together with other comprehensive planning or associated infrastructure watercourses and the existing woodland buffers strips be issues in terms of requiring links to the A500. The existing retained and enhanced. It is also recommended that the Newcastle Road/ A500 roundabout already provides a high pond be retained and, where possible, opportunities for quality link to the A500 which ensures that the site can additional pond creation be investigated.”

Weston Vision Document 13 The Site and Immediate Environs Should the site come forwards for development, as part The site can be described as open farmland comprising of a standard planning procedure, the ecologists have several fi elds, demarcated with a regular fi eld pattern defi ned recommended that “Further ecological survey works will by native maintained hedgerows. A number of power lines be needed to confi rm the ecological baseline of the site cross the site. The northern boundary is defi ned by fi eld with respect to protected and notable species and habitats. hedges, and the southeastern boundary by Main Road. Surveys should include a Hedgerow Regulations 1997 The western boundary is formed by a belt of deciduous assessment; and surveys for : breeding and wintering birds, woodland known locally as Burrow Coppice, and a part great crested newts, reptiles, badgers, bats, water vole, of the woodland falls within the site. Basford Beck fl ows otter and white-clawed crayfi sh”. within the coppice. A narrower woodland belt divides the western site area. The topography on site climbs from 58m Landscape AOD in the western woodland belt to 70m AOD at the southeastern edge, with undulation in the western area. A fi eld survey of the wider study area to inform a high level There are small ponds and a beck along the western site visual impact analysis was undertaken to locate key primary edge. There is a group of buildings, including a farm, at the (more sensitive) and secondary (less sensitive) visual southern end of the site. Weston Hall Cottages lies outwith receptors and determine the zone of theoretical visibility the site. for the site.

The Wider Landscape Initial analysis indicates that the majority of views into the site occur within a 200m offset of the site boundary. There The Cheshire East Landscape Character Assessment are potential longer distance views of the site from areas to characterises the wider area as being gently undulating in the south east and east which require further assessment. character (40-110m AOD), and one in which fi elds are as a standard procedure during the planning process to small-large in size and regular-irregular in pattern. This establish the extent of any mitigating measures, should refl ects the re-use and adaption of medieval and post- these be required. medieval fi elds in the modern period. The Assessment baseline informs us that: “This type is characterised by a medium scale landscape, with local variations dependent upon the presence of woodland and the condition of Agriculture the hedgerows. Local increases in vegetation are often A desk top and visual agricultural land survey was associated with larger brooks or minor watercourses. The undertaken for the site. This noted “The land is restricted better drained parts tend to favour arable farming. Many to an arable rotation because of the soil types. The majority areas appear to be well wooded, with an intact hedgerow of the site (70%) is classifi ed as Grade 3 and 4 under the system and frequent woodland blocks, some of a relatively MAFF Land Classifi cation map. A section (approximately large size compared to the rest of the county. There is a 30% )was classifi ed as Grade 2. The 1988 Agricultural Land great variety in the range of available views but these are Classifi cation Act (ALC) surveying methods saw many sites often limited in extent due to the lack of elevated vantage classifi ed as Grade 3 split into sub grades 3A and 3B. It points. Many views are partly blocked or fi ltered by high could be argued that the site is predominantly Grade 3B hedgerows or woodland.” based on the characteristics of the soil observed. It is free draining due to the very sandy texture, prone to drought This is a landscape of contrasts, and in places the relatively and essential nutrients are easily leached. The land clearly dense settlement pattern is very obvious. The area requires a high level of investment to maintain crop yields. is infl uenced by its close proximity to Crewe and its Government policy is to protect higher quality agricultural development, in particular the rapid expansion that it land (Grades 1,2 and 3A.)” underwent in the 20th century. Accordingly the nucleated settlements - including Haslington, Hough, Shavington, The majority of the land identifi ed as Grade 3 does not Weston and Wheelock - on the fringes of Crewe have also fi t the criteria for Grade 3A and therefore its loss to undergone modern growth. The landscape within which the development would have a small impact upon agriculture site lies has no protective designations in its own right, lying in the area. A propensity of good quality land exists in outwith the area designated as Green Gap in the Borough south Cheshire, therefore the loss of a comparatively small of Crewe and Nantwich Replacement Local Plan 2011. amount of Grade 2 land will be negligible.

14 Site Appraisal.

Utilities liaison with statutory undertakers with plant on and around the Weston Site revealed that the only utilities plant that may be regarded as constraints to development are the high voltage overhead transmission lines which cross the site. These would most likely be diverted into the highway network by the network, during the development of the site.

Electricity, gas, water, BT services and foul and surface water sewers are all available within the close vicinity of the site, and subject to network improvements to ensure sufﬁ cient capacities, they offer no obstruction to delivery of the development.

Built Heritage A desk top survey of the site was undertaken to ascertain the likelihood of archaeological or built heritage constraints. It was noted that “the site of Weston Hall, formerly listed as Grade II* in 1967, is situated to the south of the site. The Hall burned down in 2005 and was de-listed in 2006”. Weston Conservation Area, containing a number of listed buildings, is situated in Weston village to the north of the site.

Reference to English Heritage’s Heritage Gateway website, which contains information from the Cheshire Historic Environment Record, shows no entries within the site boundary. There is no indication on the Tithe Map of 1846 or subsequent Ordnance Survey coverage that there is the potential for previously unknown archaeological remains to be present on site. Consequently, there do not appear to be any archaeological issues which would prevent the site from being allocated for development.

Conclusion Having appraised the site in terms of the main technical considerations, it would appear that all constraints can be mitigated to enable the site to be brought forwards.

The Consultant Team This technical appraisal of the site has been undertaken by a consultant team. Full copies of these reports can by obtained by contacting Spawforths (tel 01924 873873)

Weston Vision Document 15 Opportunities and Constraints

Cemetery Rd

Main Road

Weston Village Primary School

Basford Brook Main Road

A531 Newcastle Rd

A531 Opportunities and Constraints

Key Open Space The built form in Weston is CConservationonservation AArearea The majority of the site is currently predominantly two storey detached open arable fi elds and is generally or semi detached houses with a mix of gently sloping from the east down to detached bungalows. LListedisted BBuildingsuildings the tree belt which runs north south. There is a gentle ridge on the eastern Access and Movement side of the site with land sloping Main Road is a public Transport PPrimaryrimary SSchoolchool towards the adjacent tree belts. corridor with services running into Crewe. The site is currently bordered Due to the lack of trees, views from by two sets of bus stops, making the VVillageillage SStoretore aandnd the south east corner of the site are far bus service accessible to the majority PPostost OOfffi ccee reaching. Within and on the periphery of new residents within 400m waking of the site there are a number of well- distance. There are opportunities to established hedgerows and mature BBusus rrouteoute enhance the existing public transport trees and it is the intention to preserve infrastructure, bringing public these wherever practicable to do so. transport into the site. BBusus SStopstops On the eastern site boundary is Cemetery Road/ Main Road has been a well established tree belt which identifi ed by Cheshire East Council as encompasses Basford Brook, a having potential for an enhanced cycle EEnhancednhanced CCycleycle network of drainage channels and a route. This in turn connects into rrouteoute pond in the north western corner existing footpaths and Public rights of of the site. This area is designated way, making the site highly permeable FFootpathootpath as a Local Nature Reserve. A water to non car modes of transport. course runs north south separating There are opportunities to create new the two largest fi elds. Opportunities and enhanced links to the community PPotentialotential VVehicularehicular to reinforce these habitat areas will be of Wychwood Park to the south. AAccessccess enhanced through the masterplan.

EEnvironmentnvironment AAgencygency Weston itself has only two areas of FFloodlood ZZoneone 1 recreational open space. There are opportunities to provide new play PPondsonds spaces and informal recreational open space which will meet the needs of new as well as existing residents. LLocalocal NNatureature RRe-e- sserveerve Built Form Weston has a conservation area EExistingxisting TTreeree BBeltelt running along Main Road which forms the principle gateway to the village. There are six listed buildings including RRecreationalecreational GGreenreen individual cottages, Weston Hall, a SSpacepace Church and the White Lion Public House. Development of the site would have little impact on the setting RRecreationalecreational GGreenreen of the listed buildings as views of the SSpacepace site from these are restricted.

RRecreationalecreational GGreenreen There is a primary school to the north SSpacepace of the site and the village of Weston is served by a local store and post ofﬁ ce.

Weston Vision Document 17 Illustrative Vision Masterplan (not to scale)

Key PProposedroposed RResidentialesidential BBlockslocks

EExistingxisting RResidentialesidential ddwellingswellings

EExistingxisting TTreesrees

SSpacepace fforor wwildlifeildlife aandnd bbiodiversityiodiversity

PProposedroposed ttreesrees

PProposedroposed ccommu-ommu- nnityity oorchardrchard

IIndicativendicative llocationsocations fforor rrecreationalecreational oopenpen ggreenreen sspacepace

EExistingxisting ppondsonds

PProposedroposed SSUDsUDs

418

Illustrative Vision Masterplan Analysis

Green edge with allotments and orchard trees to existing hedgerow.

Central green space with SUDs, community garden and potential site for renewable energy centre

Community Orchard

20 The Vision

IIndicativendicative rresidentialesidential PProposedroposed AAllotmentsllotments IIndicativendicative SSUDsUDs bblockslocks llocationsocations

EExistingxisting ddwellingswellings PProposedroposed ssiteite fforor ccom-om- PProposedroposed TTreesrees mmunityunity iinfrastructurenfrastructure

EExistingxisting ffootpathsootpaths PProposedroposed aarearea fforor IIndicativendicative RRecrea-ecrea- mmixedixed uusese ddevelopmentevelopment ttionalional GGreenreen SSpacepace

PPotentialotential vvehicularehicular PProposedroposed ggreenreen ggate-ate- IIndicativendicative hhom-om- aaccessccess ppointsoints fforor wwaysays eezone/zone/ ssharedhared sspace.pace.

The Vision • ssecondaryecondary hhighwayighway nnetworksetworks wwhichhich ccouldould iincludenclude TThehe VVisionision iiss ttoo ccreatereate a ffullyully iintegrated,ntegrated, ssustainableustainable ssharedhared sspacespaces aandnd hhomeome zzonesones ddevelopmentevelopment ooff a ccompactompact wwalkablealkable vvillageillage ooff 885050 ddwellings.wellings. • nnewew ppedestrianedestrian aandnd ccycleycle llinksinks TThehe ddevelopmentevelopment wwillill eenhancenhance ffacilitiesacilities fforor bbothoth WWestoneston aandnd WWychwoodychwood PParkark bbyy ccreatingreating a ccriticalritical mmassass ooff ddevelopmentevelopment SSetet ttoo tthehe ssouthouth ooff WWestoneston aandnd wwithinithin 1155 mminutesinutes wwalkingalking tthathat ccanan ssupportupport aadditionaldditional sshopshops aandnd sserviceservices wwhichhich wwillill ddistanceistance ooff tthehe sstrategictrategic eemploymentmployment ssitesites ooff BBasfordasford EEastast bbee eeasilyasily aaccessible.ccessible. IItt wwillill pproviderovide hhousingousing cchoicehoice wwithith nnewew aandnd WWest,est, tthishis nnewew vvillageillage hhasas tthehe ppotentialotential ttoo bbenchmarkenchmark eeconomicconomic oopportunitiespportunities wwhilsthilst cconservingonserving eexistingxisting ggreenreen ffutureuture ssustainableustainable lliving.iving. iinfrastructurenfrastructure aandnd eenhancingnhancing oopportunitiespportunities fforor bbiodiversity.iodiversity.

TThehe uurbanrban bblockslocks wwillill bbee llaidaid ooutut ttoo mmaximiseaximise tthehe nnumberumber ooff pplotslots oorientedriented wwithinithin 3300 ddegreesegrees ooff ddueue ssouth,outh, ttoo mmaximiseaximise oopportunitiespportunities fforor ppassiveassive ssolarolar ggain.ain.

TThehe vvillageillage iiss ccentredentred oonn a nnewew vvillageillage ggreenreen wwithith a ssiteite ffor:or: • a ssingleingle fformorm eentryntry pprimaryrimary sschoolchool Table 3 :Indicative Development Schedule • a mmixedixed uusese rretail/etail/ rruralural wworkshoporkshop aarearea • ccommunityommunity hhealthealth pprovisionrovision Gross Site Area 33.55 Hectares • rrenewableenewable eenergynergy ccentreentre • rrecyclingecycling • oopenpen sspacepace fforor ffestivals/estivals/ ccelebrations/elebrations/ mmarketsarkets Proposed area for residential 25.75 Hectares development TThehe ggreenreen iinfrastructurenfrastructure fforor tthehe ssiteite wwillill ccomprise:omprise: • A ccentralentral vvillageillage ggreenreen iincludingncluding ccommunityommunity ggardensardens aandnd Proposed average housing 33 dwellings per sspacepace fforor ffoodood pproductionroduction aandnd a ﬁ rere pitpit forfor ccelebrations.elebrations. density hectare • FFormalormal aandnd iinformalnformal ggreenreen sspacepace iincludingncluding eequippedquipped pplaylay sspacepace Total Number of dwellings 850 • AAnn aallotmentllotment bbufferuffer ttoo tthehe hhedgerowedgerow ttoo tthehe nnorthernorthern bboundaryoundary aandnd tthehe wwesternestern bboundaryoundary wwithith tthehe ttreeree bbelt.elt. • CCommunityommunity oorchardsrchards pplantedlanted ttoo eenhancenhance oopportunitiespportunities Indicative Site Area for poten- 1.2 hectares fforor bbiodiversityiodiversity iinn sspeciespecies ppooroor hhedgerows.edgerows. tial community infrastructure • GGreenreen llinksinks toto eenhancenhance oopportunitiespportunities fforor bbiodiversityiodiversity aandnd wwildlifeildlife • SSUDsUDs ddrainagerainage Area for retained trees, and 6.6 hectares TThehe mmovementovement nnetworksetworks ccouldould iinclude;nclude; green infrastructure including • A pprimaryrimary hhighwayighway lloopoop wwhichhich ccouldould eenablenable bbusus SUDs ppenetrationenetration iintonto tthehe ssiteite

Weston Vision Document 21 ““AllAll ChangeChange fforor CCrewe”,rewe”, tthehe ddraftraft LLocalocal DDevelopmentevelopment ssafeguardafeguard ggreenbeltreenbelt ppurposesurposes iinn tthehe llocality,ocality, bbyy ddeliveringelivering FFrameworkramework CCoreore SStrategy,trategy, DDraftraft CCrewerewe TTownown SStrategytrategy aandnd ddevelopmentevelopment tthathat wwouldould nnotot mmergeerge nneighbouringeighbouring ttowns,owns, DDevelopmentevelopment SStrategytrategy aallll iidentifydentify CCrewerewe aass tthehe kkeyey aarearea fforor ccreatereate uunrestrictednrestricted ssprawlprawl nnoror eencroachmentncroachment ooff tthehe ggrowthrowth wwithinithin CheshireCheshire EEastast ttoo ssupportupport aadditionaldditional hhousingousing ccountrysideountryside bbyy rretainingetaining tthehe llargearge aareasreas ooff oopenpen ccountrysideountryside aandnd eemployment,mployment, eenhancenhance iinfrastructurenfrastructure aandnd ddevelopevelop a ffromrom tthehe eeastast ooff CCrewerewe uupp ttoo tthehe MM66 ccorridor.orridor. TThesehese aareasreas mmoreore ddiversiiversifi eedd kknowledgenowledge eeconomyconomy ttoo eenhancenhance tthehe aarere pprotectedrotected bbyy GGreenreen BBeltelt oorr GGreenreen GGapap sstatustatus aandnd aass aattractivenessttractiveness ooff CCrewe.rewe. ssuchuch sshouldhould bbee rretained.etained. FFarms,arms, ssmallmall hhamlets,amlets, rroadsoads aandnd rrailwayailway llinesines areare nnotot cconsideredonsidered ttoo fformorm uurbanrban ffeatureseatures CCheshireheshire EEastast CCouncilouncil iidentidentifi eedd iinn ttheirheir DDevelopmentevelopment wwithinithin thethe openopen countrysidecountryside aandnd tthishis ssigniignifi ccantant aarearea ooff SStrategytrategy 22013013 a nnumberumber ooff ppotentialotential ddevelopmentevelopment ssitesites oopenpen ccountrysideountryside sshouldhould bbee pprotectedrotected aandnd iitsts GGreenreen BBeltelt aaroundround tthehe ttownown wwhichhich ccouldould pproviderovide eemploymentmployment aandnd sstatustatus rretained.etained. hhousingousing ddevelopmentevelopment ttoo ddelivereliver tthishis sstrategy.trategy. TThehe rretentionetention ooff tthehe GGreenreen GGapsaps bbetweenetween tthehe ttownown aandnd ssurroundingurrounding TThehe CCo-operativeo-operative GGrouproup ddoo nnotot cconsideronsider tthathat eexceptionalxceptional ssettlementsettlements wwereere sseeneen aass a ppriority.riority. ccircumstancesircumstances hhaveave bbeeneen ddemonstratedemonstrated iinn rrelationelation ttoo vvillageillage A aandnd BB.. IInn aaddition,ddition, tthehe fi vvee ppurposesurposes ooff GGreenreen BBeltelt aass TTwowo ooff tthehe ppotentialotential ddevelopmentevelopment ssitesites wwereere iidentidentifi eedd i inn ddetailedetailed iinn NNPPFPPF PParaara 8800 wwillill nnotot bbee ppreservedreserved iiff tthesehese ssitesites tthehe DDevelopmentevelopment SStrategytrategy wwereere pproposedroposed aass nnewew vvillages,illages, aarere ddeveloped.eveloped. ttoo tthehe ssouthouth eeastast ooff CCrewerewe aandnd ttoo tthehe nnorthorth ooff tthehe AA500500 llinkink road.road. ``VillageVillage AÀ` isis locatedlocated wwithinithin thethe GreenGreen GapGap whilstwhilst TThishis vvisionision ddocumentocument sshowshows tthathat ttherehere aarere nnonon GGreenreen BBeltelt ``VillageVillage B`sB`s isis locatedlocated withinwithin thethe GreenGreen Belt.Belt. TheseThese villagesvillages aandnd GGreenreen GGapap ssitesites tthathat ccanan aaccommodateccommodate tthehe nnecessaryecessary pproposeropose aaroundround 22000000 nnewew hhomesomes iinn aadditionddition ttoo eemploymentmployment llevelevel ofof ggrowthrowth rrequiredequired ttoo ddelivereliver tthehe hhousingousing nneedseeds ooff tthehe aandnd ccommunityommunity ffacilities.acilities. BBoroughorough aandnd tthereforeherefore eensurensure ccomplianceompliance wwithith pparagrapharagraph 4477 ooff tthehe NNPPF.PPF. TThehe pproposedroposed nnewew ssettlementsettlements aatt VVillageillage A TThehe DDevelopmentevelopment SStrategytrategy ssetsets ooutut tthathat tthesehese nnewew aandnd VVillageillage B aarere nnotedoted wwithinithin tthehe DDevelopmentevelopment SStrategytrategy tto;o; ssettlementsettlements wwillill benebenefi t tthehe BBoroughorough iinn ttermserms oof:f: • PProviderovide sstrongtrong aaccessccess ttoo sserviceservices aandnd eemploymentmployment • Making a signifi cant contribution to meeting the need oopportunitiespportunities llocatedocated iinn CCrewe,rewe, AAlsagerlsager aandnd tthehe PPot-ot- for additional housing in the Borough tterieseries • Providing improved local infrastructure and commu- • MMeeteet a ssigniignifi ccantant pproportionroportion ooff tthehe eemploymentmployment aandnd nity facilities including shops, schools, health facilities hhousingousing nneedseeds ooff CCrewerewe • Reducing pressure to identify strategic sites on the • CComplementomplement tthehe pproposedroposed ddevelopmentevelopment ttoo tthehe ssouthouth edge of the Borough’s towns particularly Crewe, Mac- eeastast ooff CCrewerewe aatt BBasfordasford clesfi eld, Wilmslow and Poynton; and • PProviderovide tthehe ffundingunding ttoo ssupportupport tthehe ddeliveryelivery ooff iinfra-nfra- • Achieving a high quality of design including signifi cant sstructuretructure iimprovementsmprovements rrequiredequired ttoo uunderpinnderpin tthehe open spaces, landscaping and building design. eeconomicconomic ggrowthrowth ooff tthehe CCrewerewe aarea,rea, iinn pparticulararticular iimprovementsmprovements ttoo tthehe AA500500 aandnd JJunctionunction 1166 ooff tthehe MM66 TThehe CCo-operativeo-operative GGrouproup aacknowledgescknowledges tthehe CCouncil’souncil’s MMotorwayotorway aandnd rrequirementequirement toto iidentifydentify nnewew sstandtand aalonelone ssettlements,ettlements, aass • MMaximiseaximise oopportunitiespportunities fforor bbeneenefi ccialial ddevelopment,evelopment, ssupportedupported bbyy tthehe NNPPF,PPF, PParaara 552,2, bbutut cconsideronsider tthathat ttherehere ddueue ttoo tthehe llimitedimited nnumberumber ooff pphysicalhysical cconstraintsonstraints ttoo aarere mmoreore ssuitableuitable nnon-Greenon-Green BBeltelt aandnd nnon-Greenon-Green GGapap tthehe ssiteite ddevelopmentevelopment ssitesites ttoo tthehe SSouthouth EEastast ooff CCrewerewe wwhichhich aarere ccapableapable ooff mmeetingeeting tthishis iidentidentifi eedd hhousingousing nneedeed wwhilsthilst aalsolso HHowever,owever, VillageVillage B iiss nnotot aass wwell-relatedell-related ttoo eexistingxisting eenablingnabling tthehe ddeliveryelivery ooff kkeyey iinfrastructure.nfrastructure. SSuchuch ssitesites aarere ssettlementsettlements ssuchuch aass WWestoneston oorr CCrewe.rewe. TThehe LLandand ttoo tthehe aalsolso ccapableapable ooff ddeliveringelivering tthehe bbeneenefi ttss ttoo tthehe BBoroughorough aass SSouthouth ooff WWestoneston hhasas sstrongtrong llinksinks wwithith bbothoth WWestoneston aandnd ddetailedetailed aabove.bove. AAss ssuch,uch, iitt iiss cconsideredonsidered tthathat ttherehere aarere CCrewerewe aandnd eemploymentmployment oopportunitiespportunities llocatedocated aatt tthehe ootherther mmoreore ssuitable,uitable, ssustainable,ustainable, nnon-Greenon-Green GGapap aandnd nnon-on- BBasfordasford ssites,ites, CCrewe,rewe, AAlsagerlsager aandnd tthehe PPotteries.otteries. TThehe ssiteite iiss GGreenreen BeltBelt sitessites tthathat ccanan aaccommodateccommodate tthishis ggrowthrowth aandnd ccapableapable ooff mmeetingeeting a ssigniignifi ccantant pproportionroportion ooff tthehe hhousingousing sshouldhould bbee cconsideredonsidered bbyy tthehe CCouncil.ouncil. nneedseeds ooff CCrewerewe iinn a nnonon GGreenreen BBeltelt aandnd GGreenreen GGapap llocationocation aandnd hhasas eexcellentxcellent llinksinks wwithith tthehe sstrategictrategic ssiteite aatt BBasfordasford EEast.ast. TThehe llandand ttoo tthehe SSouthouth ooff WWestoneston iiss nnotot llocatedocated wwithinithin tthehe GGreenreen BBeltelt aandnd tthereforeherefore iitsts ddevelopmentevelopment wwouldould nnotot VVillageillage A aandnd VVillageillage B aarere nnotedoted wwithinithin tthehe DDevelopmentevelopment iincurncur intointo tthehe GGreenreen BBelt.elt. AAss ssuch,uch, tthishis pproposalroposal wwouldould SStrategytrategy ttoo pproviderovide ccriticalritical ffundingunding fforor tthehe uupgradingpgrading ooff tthehe

22 The Case for Development

AA500500 wwhichhich isis thethe strategicstrategic llinkink bbetweenetween Crewe,Crewe, thethe M6,M6, hhouses,ouses, pplaceslaces ooff wworship,orship, ppostost oofffi cce,e, villagevillage storestore aandnd TThehe PPotteriesotteries aandnd tthehe EEastast MMidlands.idlands. HHowever,owever, ttherehere aarere rrecreationalecreational ffacilitiesacilities ssomeome ooff wwhichhich wwillill bbee pprovidedrovided bbothoth oopportunitiespportunities fforor ootherther ddevelopmentevelopment pproposalsroposals ssuchuch aass wwithinithin thethe proposedproposed ssettlementettlement aandnd wwithinithin WWestoneston wwhichhich iiss tthehe ssiteite ttoo wwhichhich tthishis VVisionision rrelateselates aandnd nnotot jjustust VVillageillage A wwellell connectedconnected ttoo tthehe ssite.ite. IInn aaddition,ddition, iinn ttermserms ooff eexistingxisting aandnd VVillageillage B ttoo pproviderovide tthesehese ccontributionsontributions ttowardsowards tthehe ppublicublic transport,transport, bbusus sstopstops llocatedocated oonn MMainain RRoadoad pproviderovide uupgradingpgrading ooff tthehe AA500500 sstrategictrategic llink.ink. ddirectirect aaccessccess ttoo CCrewerewe BBusus SStation,tation, HHanleyanley BBusus SStationtation aandnd NNewcastleewcastle TTownown CCentre.entre. TThehe ssiteite iiss aalsolso wwellell rrelated,elated, FFurthermore,urthermore, VVillageillage B wwouldould rrequireequire llinksinks ttoo tthehe AA500500 aandnd vviaia MMillill LLaneane ttoo tthehe mmixedixed uusese BBasfordasford EEastast ssiteite wwhichhich ooncence ddueue ttoo tthehe sscalecale aandnd rrequiredequired hhighwayighway ccapacityapacity ooff tthishis ssiteite iitt ddeliveredelivered wwillill offeroffer eemploymentmployment oopportunitiespportunities aass wwellell aass a ccanan nnotot ccomeome fforwardorward iinn tthehe sshorthort tterm.erm. llocalocal ccentreentre iincludingncluding a hhotel,otel, rretailetail pprovision,rovision, a GGPP SSurgery,urgery, a pprimaryrimary sschoolchool aandnd ssportsports ppitches.itches. TThesehese iimprovementsmprovements aalonglong wwithith tthehe rrecentlyecently aannouncednnounced ppubliclyublicly fundedfunded improvementsimprovements ttoo JJunctionunction 1166 ooff tthehe MM66 TThehe ssiteite ((LandLand SSouthouth ooff WWeston)eston) iiss hhoweverowever cconsideredonsidered wwouldould hhaveave a ssigniignifi ccantant iimpactmpact uuponpon iinfrastructurenfrastructure iinn tthishis ttoo bbee mmoreore ssustainableustainable tthanhan VVillageillage A aandnd VVillageillage B iinn tthathat llocalityocality ensuringensuring tthathat CCrewe’srewe’s eexcellentxcellent ccommunicationommunication iitt iiss wwellell connectedconnected ttoo tthehe wwiderider aarearea iincludingncluding WWeston,eston, llinksinks areare eenhanced.nhanced. TThishis ccouldould bbee aachievedchieved tthroughhrough tthehe WWychwoodychwood PPark,ark, tthehe BBasfordasford EEastast SSiteite aandnd CCrewerewe ttownown CCommunityommunity IInfrastructurenfrastructure LLevyevy oorr tthroughhrough ppooledooled SSectionection CCentre.entre. TThehe ssiteite iiss wwithinithin wwalkingalking ddistanceistance ooff bbusus sserviceservices 110606 ccontributionsontributions ffromrom oother,ther, ssustainableustainable ssitesites llocatedocated oonn MMainain RRoad,oad, TThehe ssiteite iiss aalsolso ssomeome 33.5.5 mmilesiles ffromrom CCrewerewe ttoo tthehe ssouthouth eeastast ooff CCrewerewe aandnd aass ssuchuch iiss nnotot eentirelyntirely TTownown CCentre.entre. TThehe ssiteite iiss sstrategicallytrategically pplacedlaced wwithith eexcellentxcellent ddependantependant oonn VVillageillage A aandnd VVillageillage BB.. cconnectionsonnections ttoo tthehe AA500,500, MM66 aandnd pproposedroposed CCrewerewe GGreenreen LLinkink RoadRoad aass wwellell aass CCrewerewe RRailwayailway SStation.tation. TThehe ssiteite iiss TThehe ssiteite iiss tthereforeherefore wwhollyholly iinn aaccordanceccordance wwithith tthehe aaccessibleccessible bbyy a vvarietyariety ooff mmodesodes ooff ttransportransport aandnd tthereforeherefore pprinciplesrinciples ofof tthehe DDevelopmentevelopment SStrategytrategy fforor tthehe BBoroughorough ssuitableuitable fforor ddevelopment.evelopment. aandnd wwouldould ddelivereliver aass mmanyany bbeneenefi tsts aass tthosehose ddetailedetailed iinn rrelationelation ttoo VVillageillage A aandnd VVillageillage BB.. IInn aaddition,ddition, tthehe ssiteite iiss nnotot WWhenhen cconsideringonsidering tthehe tthreehree ddimensionsimensions ooff ssustainabilityustainability ii.e..e. llocatedocated wwithinithin tthehe GGreenreen BBeltelt oorr GGreenreen GGapap aandnd tthereforeherefore ssocial,ocial, eeconomicconomic aandnd eenvironmentalnvironmental cconsiderationsonsiderations tthehe ssiteite iiss ssequentiallyequentially ppreferablereferable ttoo tthesehese pproposedroposed ssettlementsettlements aass aachieveschieves tthehe kkeyey oobjectivesbjectives ooff ssustainabilityustainability iinn aallll tthreehree aareas.reas. ddetailedetailed aabove.bove. SSustainableustainable eelementslements ooff tthehe pprojectroject aarere llikelyikely ttoo iinclude:nclude:

Sustainability Appraisal • PProvisionrovision ooff hhighigh qquality,uality, aaspirationalspirational mmarketarket hhomesomes aass TThehe NNPPFPPF ssetsets ooutut tthehe ppresumptionresumption iinn ffavouravour ooff ssustainableustainable wwellell asas aaffordableffordable hhomesomes ttoo mmeeteet aann iidentidentifi eedd nneedeed ddevelopmentevelopment aandnd tthehe GGovernment’sovernment’s kkeyey oobjectivebjective ttoo aattractingttracting nnewew rresidentsesidents aandnd hhenceence iincreasingncreasing hhousingousing iincreasencrease ssigniignifi ccantlyantly tthehe ddeliveryelivery ooff nnewew hhomes.omes. TThehe NNPPFPPF cchoicehoice tthushus aallowingllowing eexistingxisting rresidentsesidents ttoo sstaytay iinn tthehe rrequiresequires hhousingousing ddevelopmentevelopment ttoo bbee llocatedocated iinn tthehe mmostost aarea.rea. aappropriateppropriate llocationsocations tthathat aarere ccloselose ttoo ppublicublic ttransport,ransport, aandnd • CCreationreation ooff llocalocal eemploymentmployment oopportunitiespportunities tthoughhough aarere iinn ssustainableustainable llocations.ocations. cconstructiononstruction jjobs,obs, iindirectndirect jjobsobs aandnd iincreasedncreased ddemandemand fforor sserviceservices iinn tthehe aarea.rea. TThehe ssiteite iiss sstrategicallytrategically pplacedlaced wwithith eexcellentxcellent cconnectionsonnections • CCreationreation ooff nnewew hhomesomes wwithinithin ccloselose pproximityroximity ttoo eem-m- ttoo tthehe eexistingxisting hhighwayighway nnetworketwork iincludingncluding NNewcastleewcastle pploymentloyment oopportunitiespportunities aatt BBasfordasford EEast,ast, BBasfordasford WWestest RRoadoad ((A531)A531) ttoo tthehe ssouth,outh, AA500500 ttoo tthehe nnorthorth aandnd tthehe aandnd wwithinithin CCrewerewe aass a wwhole.hole. MM66 MMotorwayotorway ffurtherurther eeastast ((approx.approx. 33.5.5 mmiles).iles). TThehe ssiteite • IIncreasedncreased eexpenditurexpenditure wwithinithin tthehe llocalocal aarearea ttoo rrein-ein- iiss aalsolso wwellell llocatedocated ttoo tthehe pproposedroposed CCrewerewe GGreenreen LLinkink fforceorce eexistingxisting pprovision.rovision. RRoad,oad, wwhichhich wwillill provideprovide iincreasedncreased aaccessccess oopportunitiespportunities • PProvisionrovision ooff ggreenreen iinfrastructurenfrastructure iincludingncluding bbiodiversityiodiversity iintonto CCrewe.rewe. CCrewerewe RRailwayailway SStationtation iiss oonlynly ssomeome 3 mmilesiles eenhancements.nhancements. nnorthorth ooff tthehe ssiteite tthushus pprovidingroviding ppublicublic ttransportransport llinksinks ttoo • PProvisionrovision ooff GGreenreen sspacepace wwithinithin tthehe ssiteite wwhichhich mmightight ffurtherurther afi eeld.ld. BBeingeing llocatedocated ttoo tthehe ssouthouth ooff WWestoneston tthehe iincludenclude informalinformal / fformalormal oopenpen sspacepace aandnd aallotmentsllotments ssiteite willwill alsoalso havehave excellentexcellent transporttransport links,links, includingincluding publicpublic • PProvisionrovision ooff rrenewableenewable eenergynergy aandnd rrecyclingecycling ffacilitiesacilities ttransport,ransport, wwalkingalking aandnd ccyclingycling rroutes,outes, ttoo sserviceservices aandnd wwithinithin thethe schemescheme ffacilitiesacilities withinwithin WestonWeston andand WWychwoodychwood PPark.ark. • RRetentionetention ooff eexistingxisting ttreesrees aandnd hhedgerowsedgerows wwherehere ppracticableracticable aandnd pplantinglanting ooff nnewew ttreeree sspeciespecies aandnd aap-p- TThehe ssiteite iiss ssustainableustainable bbeingeing wwithinithin ccloselose pproximityroximity ttoo a ppropriateropriate llandscaping.andscaping. rrangeange ooff sshopshops aandnd sserviceservices iincludingncluding llocalocal sschools,chools, ppublicublic

Weston Vision Document 23 • IIntroductionntroduction ooff aann eeffectiveffective ssustainableustainable uurbanrban ddrainagerainage • CCreationreation ooff ssafeafe aandnd aattractivettractive llinkagesinkages ttoo cconnectonnect tthehe sstrategytrategy ttoo mminimiseinimise tthehe rriskisk ooff ﬂ oooding.oding. ssiteite wwithith thethe wwiderider aarearea iincludingncluding ccycleycle aandnd wwalkingalking • AAppropriateppropriate ccontrolsontrols ttoo mminimiseinimise nnoiseoise aandnd vvibrationibration rroutes.outes. ffromrom nneighbouringeighbouring nnoiseoise ssources.ources. • IIncreasedncreased NNewew HHomesomes bbonusonus aandnd CCouncilouncil TTaxax ppay-ay- AAss ssuch,uch, tthehe ddevelopmentevelopment ooff tthishis pproposedroposed ssiteite wwouldould nnotot mmentsents ttoo CCheshireheshire EEastast CCouncil.ouncil. oonlynly aaccommodateccommodate ddevelopmentevelopment wwithith a llesseresser iimpactmpact uuponpon • PProvisionrovision ooff a nnewew llocalocal ccentreentre ttoo sserveerve tthehe eexistingxisting tthehe GGreenreen GapGap aandnd GGreenreen BBeltelt bbutut wwouldould aalsolso rrepresentepresent aandnd ffutureuture rresidentsesidents ooff tthehe ssite.ite. mmoreore ssustainableustainable ddevelopmentevelopment ggiveniven iitsts llinksinks ttoo WWeston,eston, CCrewerewe andand tthehe wwiderider BBorough.orough.

24 Available, Achievable, Suitable

Allocation of the site for development accords with the IInn aaddition,ddition, iinn ccomparisonomparison ttoo ootherther pproposedroposed nnewew tests in the NPPF as follows: ssettlements,ettlements, ddueue ttoo tthehe sscalecale aandnd ccapacityapacity ooff tthehe ssiteite iitt ccanan ccomeome fforwardorward iinn tthehe sshorthort ttermerm aandnd iiss nnotot rrestrictedestricted bbyy Available ccomprehensiveomprehensive pplanninglanning oorr aassociatedssociated iinfrastructurenfrastructure iissuesssues TThehe aarearea iidentidentifi eedd fforor tthishis pproposedroposed ssettlementettlement iinn tthishis iinn termsterms ooff rrequiringequiring llinksinks ttoo tthehe AA500.500. ddocumentocument iiss wwithinithin tthehe ssoleole oownershipwnership ooff tthehe CCo-operativeo-operative GGroup.roup. TThehe CCo-operativeo-operative GGrouproup aarere ccommittedommitted ttoo tthehe TThishis tthereforeherefore ssuggestsuggests tthathat tthishis ssiteite wwouldould bbee aann ddevelopmentevelopment ooff tthishis llandand fforor hhousing.ousing. TThishis ppresentsresents aann aappropriateppropriate llocationocation iinn wwhichhich ttoo bbringring fforwardorward a ssustainableustainable oopportunitypportunity ttoo llookook aatt tthehe ssiteite aass tthehe llocationocation fforor a nnewew nnewew settlement.settlement. ssustainableustainable ssettlementettlement ttoo tthehe ssouthouth CCrewerewe iinn aaccordanceccordance wwithith thethe DDevelopmentevelopment SStrategy,trategy, wwhichhich iiss nnotot ssitedited wwithinithin Suitable tthehe GGreenreen BBeltelt oorr GGreenreen GGap.ap. TThehe ssiteite iiss tthereforeherefore TThehe LLandand ttoo tthehe SSouthouth ooff WWestoneston iiss a hhighlyighly aappropriateppropriate cconsideredonsidered aavailablevailable fforor ddevelopment.evelopment. ssiteite ttoo pproviderovide fforor tthehe hhousingousing nneedeed ooff tthehe bborough.orough. TThehe iillustrativellustrative masterplanmasterplan sshowshows a ddeliverableeliverable rresidentialesidential Achievable sschemecheme iinn a hhighlyighly ssustainable,ustainable, nnonon ggreenreen ggapap aandnd ggreen-reen- IItt iiss cconsideredonsidered tthathat ddevelopmentevelopment oonn tthishis ssiteite iiss aachievable.chievable. bbeltelt location;location; wwithith ssigniignifi ccantant rregeneration,egeneration, iinfrastructure,nfrastructure, WWhilsthilst ttherehere aarere a sserieseries ooff iidentidentifi eedd cconstraintsonstraints wwhichhich eeconomic,conomic, eenvironmentalnvironmental aandnd rrecreationalecreational bbeneenefi tts.s. wwouldould nneedeed ffurtherurther eevaluation,valuation, iitt iiss nnotot cconsideredonsidered tthathat tthesehese wwouldould ppreventrevent tthehe ssiteite ffromrom ccomingoming fforwardorward TThehe ssiteite wwillill bebe wellwell connected,connected, beingbeing withinwithin walkingwalking fforor ddevelopmentevelopment nnoror aarere ttherehere aanyny ffundamentalundamental iissuesssues ddistanceistance ooff bbusus sserviceservices oonn MMainain RRoad,oad, llocalocal sserviceservices aassociatedssociated wwithith tthehe vviabilityiability ooff tthishis ssite.ite. iincludingncluding schools,schools, ccommunityommunity ffacilities,acilities, llocalocal sshopshops aandnd ffacilitiesacilities withinwithin thethe sitesite itselfitself andand WWeston.eston. TThehe ssiteite iiss TThehe pproposedroposed ddevelopmentevelopment ooff tthehe ssiteite wwouldould hhaveave a nnumberumber wwithinithin closeclose proximityproximity toto tthehe BBasfordasford EEastast ssiteite wwhichhich ooff ssigniignifi ccantant ppositiveositive eeffectsffects oonn tthehe BBoroughorough aass a wwholehole wwillill offeroffer a rrangeange ooff eemploymentmployment oopportunitiespportunities aass wwellell aass iincludingncluding tthehe pprovisionrovision ooff hhighigh qqualityuality rresidentialesidential ppropertiesroperties rretailetail provision,provision, a hhotel,otel, ppub/restaurant,ub/restaurant, nnewew sschool,chool, GGPP wwhichhich areare rrequiredequired ttoo mmeeteet iidentidentifi eedd nneedseeds wwithinithin CCrewerewe SSurgeryurgery aandnd ssportsports ppitches.itches. TThehe ssiteite iiss aalsolso 33.5.5 mmilesiles ffromrom aandnd ttherebyhereby mmeeteet tthehe rrequirementsequirements ooff pparagrapharagraph 4477 ooff CCrewerewe TTownown CCentre.entre. IItt iiss sstrategicallytrategically pplacedlaced wwithith eexcellentxcellent tthehe NNPPF.PPF. TThehe ssiteite iiss aalsolso llocatedocated wwithinithin ccloselose ddistanceistance ttoo cconnectionsonnections ttoo tthehe AA500500 aandnd pproposedroposed CCrewerewe GGreenreen LLinkink eemploymentmployment oopportunities.pportunities. RRoadoad aass wwellell aass CCrewerewe RRailwayailway SStation.tation.

TThehe ssiteite wwillill provideprovide a llevelevel ofof ccommunityommunity iinfrastructurenfrastructure TThehe ssiteite iiss aaccessibleccessible bbyy a vvarietyariety ooff mmodesodes ooff ttransportransport aandnd oonn ssiteite wwhichhich iiss aappropriateppropriate ttoo tthehe sscalecale ooff ddevelopment.evelopment. tthereforeherefore ssuitableuitable fforor ddevelopment.evelopment. TThishis mmayay iincludenclude a llocalocal ccentreentre wwithinithin llocalocal rretailetail aandnd ccommunityommunity ffacilities,acilities, greengreen space,space, rrenewableenewable eenergynergy aandnd TThehe ssiteite iinn qquestionuestion iiss ssuitableuitable ttoo aaccommodateccommodate a llargearge ccycleycle aandnd wwalkingalking rroutesoutes wwhichhich cconnectonnect ttoo tthehe wwiderider aarea.rea. nnumberumber ooff nnewew hhomesomes wwhichhich wwouldould mminimiseinimise tthehe nneedeed fforor TThehe ssiteite wwouldould aalsolso bbee sservederved bbyy aann aappropriateppropriate llevelevel ooff iintrusionsntrusions iintonto tthehe GGreenreen BBeltelt aandnd GGreenreen GGap,ap, bbothoth ooff iinfrastructurenfrastructure iincludingncluding eeducation,ducation, rretailetail aandnd ccommunityommunity wwhichhich areare ssupportedupported fforor pprotectionrotection wwithinithin tthehe eemergingmerging ffacilitiesacilities andand sserviceservices iincludingncluding tthosehose wwithinithin tthehe ssite,ite, wwithinithin CCoreore SStrategytrategy aandnd CCrewerewe TTownown SStrategy,trategy, wwithinithin tthehe WWeston,eston, aatt tthehe BBasfordasford EEastast ssiteite aandnd wwithinithin CCrewe.rewe. BBorough.orough. FFurthermore,urthermore, tthehe ssiteite iiss nnotot wwithinithin llandand iidentidentifi eedd iinn thethe DDevelopmentevelopment SStrategytrategy aass nnewew SStrategictrategic GGap.ap. WWhilsthilst thethe sitesite iiss ssituatedituated wwithinithin tthehe oopenpen ccountryside,ountryside, iitt isis notnot llocatedocated wwithinithin GGreenreen BBeltelt oror llocatedocated wwithinithin tthehe MMainain RRoadoad wwouldould pproviderovide a llogical,ogical, rrobustobust aandnd ddefensibleefensible GGreenreen GGap.ap. IItt iiss bboundedounded bbyy ssuitableuitable bboundariesoundaries iincludingncluding ddevelopmentevelopment llimitimit bboundaryoundary fforor tthehe ffuture.uture. TThehe ssiteite wwouldould MMainain RRoadoad ttoo tthehe eeastast aandnd ssouth,outh, BBurrowurrow CCoppiceoppice ttoo aalsolso bbee wwellell rrelatedelated ttoo CCrewerewe wwhichhich iiss aann aarearea iidentidentifi eedd fforor tthehe wwestest aandnd WWestoneston aandnd aagriculturalgricultural fi eldselds ttoo tthehe nnorth.orth. ssigniignifi ccantant hhousingousing ggrowth.rowth. TThehe DDevelopereveloper ooff tthehe ssiteite wwouldould iinvestnvest iinn tthehe eexistingxisting iinfrastructurenfrastructure ooff tthehe aarearea iinn tthehe fformorm ooff ccontributionsontributions ttowardsowards tthehe AA500500 iimprovementsmprovements wwhichhich wwouldould sserveerve tthehe eexistingxisting ccommunityommunity aass wwellell aass ffutureuture rresidentsesidents ooff tthehe ssite.ite.

Weston Vision Document 25 Phase 5

Phase 4 Phase 3 Phase 7 Phase 2

Phase 1

Phase 6

Indicative Phasing Plan The plan is based on a build rate of approximately 120 units Because the scheme can be easily accessed from Main per annum which would see the scheme delivered in a Street and benefi ts from existing infrastructure, including period of just over seven years. public transport links, the scheme could commence in 2015 (subject to obtaining relevant consents) Phase one includes the access road and establishment of the central space, which would allow the central landscape area Conclusion to mature for the later phases. TThehe ssiteite ‘‘LandLand SSouthouth ooff WWeston,eston, CCrewe’rewe’ wwouldould aassistssist iinn tthehe ddeliveryelivery ooff mmuchuch nneededeeded hhousingousing wwithinithin CCheshireheshire Phase two includes the secondary highway access forming EEastast wwhilsthilst aalsolso ccreatingreating cconstructiononstruction aandnd llongeronger ttermerm the loop into the site and enabling the later phases of eemploymentmployment oopportunitiespportunities wwithinithin thethe locallocal aarea.rea. TThishis ssiteite development. pprovidesrovides tthehe oopportunitypportunity fforor tthehe CCouncilouncil ttoo iidentifydentify a SStrategictrategic AAllocation,llocation, iinn a ssustainableustainable llocation,ocation, ooutsideutside tthehe Phase three will enclose the central space and allow for GGreenreen BeltBelt andand GGreenreen GGap,ap, aaddressingddressing tthehe nneedeed fforor hhousingousing early development of mixed uses to serve the new residents. aandnd mminimisinginimising tthehe nneedeed fforor iincursionsncursions iinn tthehe GGreenreen BBelt.elt. TThehe ssiteite iiss aalignedligned wwithith tthehe CCouncil`souncil`s DDevelopmentevelopment SStrategytrategy Phases four, fi ve, six and seven of residential development wwhichhich advocatesadvocates hhousingousing ggrowthrowth ttoo tthehe ssouthouth ooff CCrewerewe can be brought forwards in line with a phased highways iinn newnew sustainablesustainable ssettlements.ettlements. TThehe ssiteite iiss wwellell rrelatedelated approach. Community infrastructure has been indicated ttoo CCrewerewe wwhichhich iiss iidentidentifi eedd aass tthehe kkeyey aarearea ooff ffocusocus fforor in the later phases of the scheme, to be provided once rresidentialesidential aandnd eemploymentmployment ggrowth.rowth. thresholds for services have been reached.

426 South Weston Village Extension Beneﬁ ts

Table 4: Village to the South of Weston Within the area identiﬁ ed to the south of Weston Village, a new sustainable settlement will be delivered including:

1 A transformational project deliverable over the plan period and beyond that will provide substantial economic and transport beneﬁ ts to Crewe and Weston, changing public perception, stimulating growth and investment and a major increase in expenditure within the Town

2 Phased delivery of around 850 homes (at an average of 33 dwellings per hectare) with the beneﬁ t of quick delivery of the initial phases (subject to relevant consents). The development would create a net increase in the local community of around 2000 people which would build capacity to sustain local services to serve the communities of Wychwood Park and Weston.

3 The delivery of high quality housing with the potential to accommodate a range of housing types and tenure to meet local needs in line with Policy SC4 in the Emerging Local Principles Document.

4 Development of the site would deliver economic beneﬁ ts in the form of the new homes bonus Payment for one year £1,288,680 (850 units, 30% affordable housing) Payment for six years £ 7,732,081 (850 units 30% affordable housing)

5 A site for local community infrastructure which could comprise a single form entry primary school, a mixed use retail/ rural workshop area, community health provision, renewable energy centre, recycling, open space for celebrations, festivals and markets

6 • A signiﬁ cant depth of woodland comprising a Local Nature Reserve will be retained along the western boundary. • The retention of important hedgerows and trees that contribute to the habitat value of the site • The creation of SUDS drainage which enhance habitat potential • Allotments • Community orchards • equipped childrens play spaces and facilities for teenagers, with an outdoor gym.

7 Improvements to existing and provision of new pedestrian and cycle links to new and existing residential and employment areas, shops, schools and health facilities

8 On site provision, or where appropriate, relevant contributions towards transport and highways, education, health, open space and community facilities.

9 Contributions to existing and the provision of new public transport links to Crewe Railway Station, Crewe Town Centre and local villages and:

10 The development would be expected to contribute towards road infrastructure improvements, including improved connections to Wychwood Park.

11 The creation of temporary construction jobs associated with the expenditure incurred in constructing the residential accommodation. This could include site remediation, construction of site infrastructure and construction of residential units. 850 new homes=1275 direct jobs (an average of 1.5 jobs directly created and maintained by each property built) 850 new homes = 3400 additional jobs in the wider economy.

Weston Vision Document 27 planners | urbanists | architects | landscape | engagement

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