Cheshire East Local Plan
Site Selection Final Report: Wilmslow
July 2016 Contents
1 Introduction 1 2 Spatial Distribution of Development 2 3 Strategy for Development in Wilmslow 4 4 Sites Considered in the Site Selection Process 4 5 Sustainability Appraisal 8 6 Neighbourhood Plan 8 7 Sites Assessed and Recommendations 9 Site PSS1100 9 Site PSS1107 10 Site PSS1108 14 Site PSS1101 22 Site PSS1102 27 Site PSS1103 31 Site PSS1104 36 Site PSS1105 40 Site PSS1106 45 Site PSS1109 49 Site PSS1110 53 8 Sites Recommended for Inclusion in the LPS for Wilmslow 58 9 Overall Conclusions re Sites for Inclusion in the LPS for Wilmslow 59
Appendices Appendix 1: Map Showing all Wilmslow Potential Strategic Sites Considered in the Site Selection Process 61 Appendix 2: Wilmslow ‘Traffic Light’ Forms 64 Appendix 3: Local Plan Strategy Vision and Strategic Priorities Forms 87 Appendix 4: Summary of Infrastructure Providers and Statutory Consultees Comments 118 Appendix 5: Wilmslow Green Belt Site Assessments 125
Cheshire East Local Plan Strategy: Site Selection Final Report - Wilmslow
1. Introduction
1.1 The ‘Cheshire East Local Plan Strategy: Site Selection Report – Wilmslow’ was published as background evidence to the Cheshire East Local Plan Strategy Proposed Changes Version (LPS) consultation which took place from 4 March to 19 April 2016. The Report documented the implementation of the Site Selection Methodology (SSM) for Wilmslow.
1.2 In response to the consultation, additional information was submitted in relation to a number of sites that had already been considered using the SSM. A number of new sites have also been proposed for consideration for inclusion in the LPS that have not previously been considered using the SSM.
1.3 This Report considers:
(i) the additional information that has been submitted, in relation to a number of sites that had already been considered using the SSM and whether such information means that the conclusions and recommendations, using the SSM should change, in relation to such sites;
(ii) the new sites that have been submitted, using the SSM and makes recommendations, regarding whether or not such sites should be included in the LPS and
(iii) the responses, relating to sites, submitted to the public consultation in March/April 2016.
1.4 This Report supersedes the March 2016 Report; it makes it clear where circumstances have changed in relation to sites and makes recommendations accordingly, some of which may be different to those made in the March 2016 Report. This updated Report also provides full consideration of new sites, using the SSM, along with recommendations. If a recommendation is made that a site is no longer to be included in the LPS or that a new site is to be included in the LPS this will be made clear.
1.5 This Report should be read alongside the SSM Report (and its associated evidential documents, including the Urban Potential Assessment (UPA) [PS E039b], and Edge of Settlement Assessment (ESA) [PS E039b]), the Sustainability Appraisal (SA) / Habitats Regulations Assessment (HRA), and
1 the Cheshire East Council Proposed Changes to the Local Plan Strategy (Consultation Draft) March 2016 [RE F003].
1.6 Wilmslow is identified as a Key Service Centre in the Local Plan Strategy (LPS). The 2013 mid-year population estimate for the town of Wilmslow is 24,200.
1.7 Wilmslow is a town with its own settlement boundary, set within the North Cheshire Green Belt, as defined on the Proposals Map of the Macclesfield Borough Local Plan adopted in 2004.
2. Spatial Distribution of Development
2.1 The 36,000 dwelling requirement identified within the Cheshire East Council Proposed Changes to the LPS (Consultation Draft) March 2016 is the minimum requirement for housing development within Cheshire East across the Plan period. The Council needs to be sure that the 36,000 dwelling requirement will be completed by 2030. It is appropriate and recognised good practice for a local planning authority to apply an additional level of flexibility to settlements, in order to accommodate for any potential future changes to sites or even changing housing market conditions over the life of the LPS, to ensure that the housing requirement is achieved. This means that the total level of housing provided in each settlement will normally be higher than the expected level of development that is required. This additional amount of housing will be referred to as a ‘flexibility factor’.
2.2 Further information on the flexibility factor can be found in the Housing Topic Paper. This accords with the National Planning Policy Framework and Planning Practice Guidance, and recent Inspector decisions on Local Plans.
2.3 The total employment land requirement identified within the Cheshire East Council Proposed Changes to the LPS (Consultation Draft) February 2016 already includes a 20% flexibility factor, as set out in the Alignment of Economic, Employment and Housing Strategy (Ekosgen Report) [PS E032], ¶¶3.55 – 3.58. Consequently, there is no need to add a further flexibility factor for employment land at the settlement level.
2.4 The Cheshire East Council Proposed Changes to the LPS (Consultation Draft) March 2016 reflects the overall development requirements for the Borough and their spatial distribution, in the form of the revised Policy PG6. Figure Wilmslow 1 below shows the development land requirements for Wilmslow.
2
Revised LPS Commitments, Completions Policy PG6 Balance Required (housing at Dwelling & 31/03/16; (including Site Employment - employment at = Allocations) Land Distribution 31/03/13) (excl Strategic Sites)
900 dwellings & 402 dwellings & 498 dwellings & 10 ha 0.07 ha 9.93 ha
Figure Wilmslow 1: Amount of Development Land Required over the Plan Period.
2.5 Policy PG6 in the LPS submission version identified Wilmslow as providing sites for in the order of 8 ha of employment land and 400 dwellings over the plan period.
2.6 The revised proposed Spatial Distribution results in a revised Policy PG6 figure for Wilmslow of 10 ha of employment land and 900 dwellings over the Plan period.
2.7 As set out in Appendix 2 to the SSM, there is also an indicative requirement for 24 ha of safeguarded land in Wilmslow.
2.8 Updated housing completion and commitment information is now available (as at 31 March 2016). The figures below have therefore been updated accordingly.
2.9 Between 1 April 2010 and 31 March 2016, 97 net additional dwellings were completed in Wilmslow. As of 31 March 2016, there were 305 dwellings considered as commitments in Wilmslow (including sites with planning permission and sites under construction).
2.10 Between 1 April 2010 and 31 March 2013, no employment land has been taken-up in Wilmslow. As at 31 March 2013, there were 0.07 hectares of committed employment land in Wilmslow.
2.11 Taking into account the above completions and commitments, this leaves an overall remaining requirement for the provision of 9.93 ha of employment land, 498 dwellings and 24 ha of Safeguarded Land over the remaining Plan period. Some of these requirements could be provided for through the Site Allocations and Development Policies Development Plan Document (SADPD) and / or Neighbourhood Plans.
2.12 Using the SSM and the iterative assessment approach, the following sections of this Report assess the candidate sites, with brownfield sites being
3 considered first, then non-Green Belt sites, and finally Green Belt sites, relative to their Green Belt contribution.
2.13 The UPA [PS E039b] (Stage 1 of the SSM) identifies the potential for 37 dwellings to be delivered within the urban area of Wilmslow within the Plan period. The possible sites are discussed in more detail in the UPA, pp 1300- 1338. The capacity of these potential sites cannot simply be deducted from the remaining requirement for Wilmslow, particularly due to the potential for double counting. For example, the largest Wilmslow site identified in the UPA (the Remenham Site, Bedells Lane for 25 units) has now gained planning consent (14/5471M) for 57 net additional dwellings and is included in the commitments figure as at 31 March 2016.
3 Strategy for Development in Wilmslow
3.1 Wilmslow is the fourth largest town in Cheshire East. It is a sustainable location for development, with a main railway station, local bus services, schools, facilities, services and employment opportunities. Wilmslow does not have a significant industrial legacy of brownfield sites and the constraint to greenfield development from the tightly drawn Green Belt combined with high demand for housing in the town has been very successful in promoting redevelopment of the few significant brownfield sites in Wilmslow. As a result, there is very little land in the urban area available for development.
3.2 The strategy for Wilmslow over the Plan period is to accommodate a modest level of housing and employment growth, reflecting its size and function as a Key Service Centre, as well as its popularity as a residential location and its ability to attract investment and jobs, whilst balancing these factors with the need to minimise the harm to the Green Belt given the lack of available land in the urban area. Employment land is provided to support high-quality employment growth, in line with the North Cheshire Science Corridor.
3.3 In addition to development in Wilmslow, the distribution of development to the North Cheshire Growth Village (which is around 2km north-east of Wilmslow) seeks to meet a proportion of development needs in the north of the Borough (including needs arising in Wilmslow) and reduce the impact of the release of Green Belt land on existing communities.
4 Sites considered in the site selection process: Wilmslow
4.1 Table Wilmslow 1 below shows all the sites considered in the site selection process for inclusion in the LPS. These are shown on the map included as Appendix 1 to this Report. If a new site was submitted during the consultation process, this is indicated in the Table.
4 Number Employ- Safe- ‘Saved’ Delivery Site Name Size of ment guarded Policy Option Ref 1 Dwellings Land Land Designation PSS1100 (CS 25 in Submitted LPS, not Safeguarded Adlington included in 9.8 ha 200 - - Land (Policy Road Proposed GC7) Changes Consultation Draft LPS)2 PSS1101 Green Belt (part of site (Policies was CS26 in Royal GC1, GC8, Submitted 27.5 ha London GC9, GC10, LPS; whole (including including CG12); Major site was CS existing 175 5.0 ha - land west of Developed 26 in developed Alderley Site in the Proposed area) Road Green Belt Changes (part) (Policy Consultation GC4) Draft LPS) Green Belt PSS1102 (Policies (CS 27 in GC1, GC8, Submitted Wilmslow GC9, GC10, LPS; CS 27 Up to Business 6.3 ha - - CG12); in Proposed 6.3 ha Park Existing Changes Open Space Consultation (part) (Policy Draft LPS) RT1) Green Belt (Policies PSS1103 GC1, GC8, (CS35 in GC9, GC10, Submitted CG12); LPS; not Prestbury Up to Existing included in 14.5 ha Up to 435 - Road 14.5 ha Open Space Proposed (part) (Policy Changes RT1); Nature Consultation Conservation Draft LPS) Priority Area (NE 16)
1 In the Adopted Macclesfield Borough Local Plan 2 Site PSS1100 (Adlington Road) is not considered further through the SSM as it has planning approval (14/0007M) for 204 dwellings and is currently under construction. This site is now included in the reported commitments figure for Wilmslow.
5 Number Employ- Safe- ‘Saved’ Delivery Site Name Size of ment guarded Policy Option Ref 1 Dwellings Land Land Designation PSS1104 (not in Submitted Green Belt LPS; (Policies included as Land at Little Up to 6.8 ha Up to 200 - GC1, GC8, CS 61 in Stanneylands 6.8 ha GC9, GC10, Proposed CG12) Changes Consultation Draft LPS) Land south of Green Belt Prestbury (Policies Around Up to PSS1105 Road and 14.9 ha - GC1, GC8, 250 14.9 ha east of GC9, GC10, Hough Lane CG12) Green Belt (Policies Land at Dean PSS1106 13.1 ha 388 - - GC1, GC8, Row Road GC9, GC10, CG12) PSS1107 (not in Submitted LPS; Green Belt included as (Policies Heathfield Up to CS 62 and 15.0 ha Up to 450 - GC1, GC8, Farm 15.0 ha CS 63 in GC9, GC10, Proposed CG12) Changes Consultation Draft LPS) PSS1108 (part of site was CS 36 in Submitted 17.2 ha Green Belt Land at LPS; whole (including (Policies Upcast Lane Up to site was CS existing Up to 440 - GC1, GC8, / Cumber 15.0 ha 36 in developed GC9, GC10, Lane Proposed area) CG12) Changes Consultation Draft LPS) Green Belt (Policies Land north of Up to PSS1109 9.7 ha Up to 290 - GC1, GC8, Moor Lane 9.7 ha GC9, GC10, CG12)
6 Number Employ- Safe- ‘Saved’ Delivery Site Name Size of ment guarded Policy Option Ref 1 Dwellings Land Land Designation Green Belt (Policies PSS1100 Land off Up to 4.2 ha Up to 160 - GC1, GC8, (new site) Welton Drive 4.2 ha GC9, GC10, CG12) Table Wilmslow 1: Sites Considered in the Site Selection Methodology
4.2 In addition, the following sites were submitted as representations to the Local Plan Strategy Proposed Changes consultation; however they were not subject to the SSM; details are shown in Table Wilmslow 2 below:
Site Name & Site Ref and Site Proposal Reason why site is not subject Address Rep No to the Site Selection Methodology (SSM)
Land at SHLAA ref SHLAA potential The site forms part of the wider Rotherwood, 3667, rep capacity = 22 site PSS1109, which is considered Wilmslow PCV9175 dwellings. through the SSM. The land at Rotherwood is 0.72 ha and considered in the SHLAA as having a potential capacity of 22 dwellings. Stage 3 of the SSM sifts sites and considers sites of a ‘strategic’ size. This site is not considered large enough to be a ‘strategic’ site and therefore is not considered as part of the SSM.
Land at Moor SHLAA ref No plan The site forms part of the wider Lane, Wilmslow 3426, rep supplied, but the site PSS1109, which is considered PCV470 site is through the SSM. The land at understood to Moor Lane is understood to be be equivalent to equivalent to SHLAA site 3426, the SHLAA site which is 3.3 ha with a potential 3426, which has capacity of 100 dwellings. Stage 3 a potential of the SSM sifts sites and capacity of 100 considers sites of a ‘strategic’ size. dwellings. This site is not considered large enough to be a ‘strategic’ site and therefore is not considered as part of the SSM.
Table Wilmslow 2: New Sites Submitted to the Local Plan Strategy Proposed Changes Version Consultation Not Subject to the SSM.
7 4.3 All of these sites will be given further consideration for inclusion in the SADPD, should there be the requirement for additional sites to be provided at that stage.
4.4 The content of the March 2016 Report forms the basis for this Report however it has been revised where appropriate.
4.5 Where new information has been submitted in relation to a site, this is considered in the section of this Report that relates to that site. If it was considered to be necessary to produce new ‘Traffic Light’ and/or ‘Vision and Strategic Priorities’ forms for sites, this is made clear in this Report and they are included as Appendices. New sites are considered using the same format as that used for the consideration of all other sites; their ‘Traffic Light’ and ‘Vision and Strategic Priorities’ forms are included as Appendices.
4.6 This Report represents Stage 9 of the SSM, as it takes into account the responses received to the public consultation element of Stage 8 of the SSM. Accordingly, where consultation responses have been received in relation to sites, a consultation proforma has been completed which can be found in the Consultation Response Report. The ‘Consultation Reponses’ section of the ‘Site Selection Findings’ summary box has been updated, to include a summary of the responses received and the ‘Analysis and Conclusions’ section has been amended accordingly.
5 Sustainability Appraisal
5.1 All the sites considered in this Report have been subject to a Sustainability Appraisal; the results of which can be found in the Cheshire East Local Plan Strategy: Sustainability (Integrated) Appraisal Addendum (Volume 2), SA Settlement Summaries and the detailed matrices contained in the SA of Wilmslow Site Options. Information on accessibility can be found in the SA Accessibility Assessments.
6. Neighbourhood Plan
6.1 On 21 September 2015, Wilmslow Town Council resolved to initiate a Neighbourhood Plan for Wilmslow and a Neighbourhood Area was designated on 22 June 2016. Initial work is now underway to prepare a Neighbourhood Plan.
8 7. Sites Assessed and Recommendations
7.1 All bar one of the potential strategic sites being promoted around Wilmslow are in the Green Belt. As set out in the SSM, sites are considered iteratively: brownfield sites first, followed by non-Green Belt sites and finally Green Belt sites in accordance with the contribution made to Green Belt purposes.
7A. Brownfield Sites
7.2 As demonstrated through the UPA, there are no brownfield sites in Wilmslow that could be considered as a potential strategic site for inclusion in the Local Plan Strategy.
7.3 Following the iterative approach, the next category of sites to be considered are non-Green Belt sites.
7B. Non-Green Belt Sites
7.4 The only potential strategic site in this category is the predominantly greenfield site at Adlington Road (PSS1100).
Site PSS1100 (CS 25 in the Submitted LPS) Adlington Road
7.4 The Adlington Road site is included as a strategic site in the Submitted Local Plan Strategy. It provides an opportunity to deliver a high quality, well- connected and integrated residential development.
7.5 This site now has the benefit of planning permission (14/0007M) for 204 dwellings and is currently under construction. These dwellings are now included in the commitments figure for Wilmslow and consequently the site is not considered further through the site selection report.
Stage 9: Recommendation re Site PSS1100: Adlington Road, Wilmslow As the whole site now has full planning permission, is included within the commitments figures and is under construction, it is recommended that this site be removed from the LPS as an allocated site.
7.6 There are no other potential strategic sites in Wilmslow that are not currently within the Green Belt. It is clear that not all of Wilmslow’s development requirements can be met from the urban area and non-Green Belt sites; and there is a need to consider Green Belt sites through the SSM (Stage 6). All Green Belt sites have been subject to a Green Belt Site Assessment and following the iterative approach to site selection, those making the lowest contribution to Green Belt purposes are considered first.
9 7C. Sites Making ‘No Contribution’ to Green Belt Purposes
7.7 None of the potential strategic sites in the Green Belt around Wilmslow have been assessed in the Green Belt Site Assessment as making ‘No Contribution’ to the purposes of Green Belt.
7.8 A review of the Green Belt Assessment Update (GBAU) [PS E034] reveals that there are no Green Belt parcels of land around Wilmslow that make ‘No Contribution’ to Green Belt purposes and therefore there is no potential for any further strategic sites to be found that make no contribution to Green Belt purposes.
7.9 Not all of Wilmslow’s development requirements can be met from the urban area, non-Green Belt sites and Green Belt sites making ‘No Contribution’ to Green Belt purposes. As a result, there is a need to consider Green Belt sites making a ‘Contribution’ to Green Belt purposes.
7D. Sites Making a ‘Contribution’ to Green Belt Purposes
7.10 There are two potential strategic sites in the Green Belt around Wilmslow that have been assessed in the Green Belt Site Assessment as making a ‘Contribution’ to Green Belt purposes. These are Site PSS1107 (Heathfield Farm) and PSS1108 (Land at Upcast Lane / Cumber Lane).
Site PSS1107 Heathfield Farm
7.11 This 15 ha site is being promoted by Taylor Wimpey for 360 dwellings, although using a density multiplier of 30 as in the SHLAA, the site may be able to accommodate up to 450 dwellings. Taylor Wimpey are also promoting a separate area of land south east of Cross Lane as a phase 2 part of the development for care provision but this is considered as a different site as part of PSS1106 ‘Land at Dean Row Road’. The site was not included in the Submission LPS but has been considered through the SSM as an ‘omission site’ and subsequently proposed for inclusion in the LPS Proposed Changes Version (Consultation Draft).
Site Selection Findings Summary of Key Points: Site PSS1107 Heathfield Farm • An overview of the assessed ‘Traffic Light’ criteria shows them to be a mix of green and amber, with one ‘Traffic Light’ criteria red (greenfield land). (included in Appendix 2 • The ‘Traffic Light’ criteria that are assessed as being to this report) amber are considered to be matters that could be dealt with, using appropriate mitigation, as referenced.
• The site is being actively promoted by a housebuilder Availability and is considered to be available with evidence to support this.
10 • The site is in an attractive location and the CIL and Achievable – Market Viability Assessment considers it in a part of the attractiveness / Borough that is viable for residential development. economic viability • A comprehensive masterplan has been submitted covering most issues.
• The site lies in what is considered to be a reasonably sustainable location. The SA Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to most services and facilities. There are some ‘red’ assessments (access to a convenience store, post office, secondary school and leisure facilities). However, although there is not a Suitability convenience store within 500m when measured from the centre of the site, the Summerfields local centre is approximately 500m from the edge of the site. • Overall, the majority of the ‘Traffic Light’ assessments are green, and those that are amber could be mitigated, such as landscape impact, local highways, strategic road network, ecology and trees).
• Meets 2 out of 5 of the ‘Promoting Economic Prosperity’ criteria, the site would provide development with reach of Wilmslow Town Centre, within an easy drive of the A34 and train station(s) with links north. Road links to the airport are also good. The development would support the town. • Meets 3 out of the 4 of the ‘Creating Sustainable Communities’ criteria; the site is reasonably well connected to Wilmslow Town Centre, and especially the Summerfields Centre, with a variety of possible walking routes, and could help enhance community facilities. Green links across the site could be created and are ‘Vision and Strategic indicated in the masterplan. Priorities’ criteria • Meets 7 out of the 9 ‘Protecting and Enhancing (included in appendix 3 Environmental Quality’ criteria with the potential to to this report) remediate contaminated land. The development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. The natural environment could be enhanced by appropriate measures. A strong Green Belt boundary could be established following the adjoining roads. • Meets all 4 of the travel and transport criteria. Reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of Handforth and Wilmslow railway station. Could contribute to improved infrastructure if required.
Infrastructure • CE Flood Risk Management – there are patches of Providers/Statutory areas at high risk of surface water flooding across the Consultees site Consultation • CEC Education – contributions, equating to 3 primary Responses (included as classrooms and 2.5 secondary classrooms
11 appendix 4 to this • CEC Nature Conservation – pond on site so Great report) Crested Newts are potentially present
• 13% support in the Wilmslow Vision Summary of Consultation Findings • Concerns raised through the LPS Proposed Changes consultation include those related to ecology, highways, built heritage, drainage, accessibility, trees, Green Belt, cumulative impacts of development, education Consultation responses provision, healthcare provision and recreation. These are addressed in turn in the response proformas for Heathfield Farm (proformas 125 and 126) • No new information has been submitted through the LPS Proposed Changes consultation that changes the previous traffic light assessments against availability, achievability or suitability. Table Wilmslow 3: Site Selection Findings: PSS1107 Heathfield Farm
Site PSS1107: Analysis and Conclusions
7.12 When compared against the other site that makes only a ‘Contribution’ to Green Belt purposes which could potentially be included in the Local Plan Strategy (PSS1108 Land off Upcast Lane), it was considered that Heathfield Farm performed reasonably well.
7.13 The ‘Traffic Light’ Assessments of this site shows that it performs well in relation to most of the criteria, with the site being available, achievable and viable. In terms of location, the site is suitable as it meets the minimum standard in relation to many of the services and facilities identified in the SA Accessibility Assessment. However, is outside the recommended distance for a number of facilities, with access to a convenience store, post office, secondary school and leisure facilities scoring ‘red’ in the assessments. Whilst the location is not unsustainable, there are other sites under consideration that are better located in terms of accessibility, but these more accessible sites make a significant contribution to Green Belt purposes.
7.14 The ‘Vision and Strategic Priorities’ assessment of this site shows that it performs well in terms of delivering the vision and strategic priorities of the LPS.
7.15 The HRA does not identify any issues of relevance to this site.
7.16 The Green Belt Site Assessment (GBSA) for PSS1107 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 4 below. It identifies that a new readily recognisable and permanent Green Belt boundary would be created.
12 Consideration Summary Potential area for Green The area between the settlement inset boundary, Dean Row Belt release Road and Cross Lane as shown on the map. Green Belt Assessment of The GBAU parcel WM04 assessment is applicable to this area the Potential Area to be of land, which makes a “contribution” to Green Belt Released purposes. Resulting Green Belt The new boundary would be defined using physical features boundary that are readily recognisable and likely to be permanent. Adjacent potential site PSS1106 should only be considered for Surrounding Green Belt release if this site is also released. Release of this site is not likely to impact on the function of the surrounding Green Belt. The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable Exceptional Circumstances alternatives that make “no contribution” to Green Belt purposes. Table Wilmslow 4: GBSA Summary Table for Site PSS1107
7.17 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.18 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no other suitable sites in Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1107.
7.19 Overall, the site performs well through the SSM. It makes a ‘Contribution’ to Green Belt purposes and it is available and achievable. It is in a reasonably accessible location with the ability to improve pedestrian and cycle links to the west providing access to Summerfields local centre. However, there are other sites in more accessible locations although these more accessible sites make a ‘Significant Contribution’ to Green Belt purposes.
7.20 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS.
13 The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this Report.
7.21 Stage 8 of the SSM recommended that this site be included within the LPS, partly as a residential allocation for 150 dwellings with the remaining 9 hectares designated as ‘Safeguarded Land’.
7.22 Further consultation responses have been received during the Proposed Changes Consultation and these are addressed in turn in the response proformas for Heathfield Farm (proformas 125 and 126). It is not considered that these representations raise any fundamental issues that need to be addressed and the overall findings of the SSM in relation to this site remain unchanged.
Stage 9: Recommendation re Site PSS1107: Heathfield Farm, Wilmslow Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site, is included within the LPS, partly as a residential allocation for 150 dwellings with the remaining 9 hectares designated as ‘Safeguarded Land’. The site makes a ‘Contribution’ to Green Belt purposes and it will be appropriate to release the entire site from the Green Belt. However, there is also a requirement for Safeguarded Land in Wilmslow and there are also other sites that are in more accessible locations that could be allocated for development now. Allocation of a range of sites for development now will assist in bringing development forwards quickly to contribute to the 5 year supply of land for housing.
Site PSS1108 Land at Upcast Lane / Cumber Lane
7.23 Part of this ‘Omission’ Site is being actively promoted by HOW Planning on behalf of Bluemantle, and in part by other owners / developers who collectively could provide in the region of 440 dwellings based on SHLAA assessments of the individual sites. It is recognised that Bluemantle now has agreements with a number of landowners. No overall masterplan has been produced for the whole site under consideration, but it is likely to be developed in a phased manner given the site size.
7.24 Part of the site was included in the Submission LPS but the whole site was considered through the SSM as part ‘omission site’ and subsequently proposed for inclusion in the LPS Proposed Changes Version (Consultation Draft).
14 Summary of Key Points: Site Selection Findings Site PSS1108 Land at Upcast Lane / Cumber Lane • An overview of the ‘Traffic Light’ criteria shows them to be a mix of green and amber, but with two reds (one being greenfield land and the other being highways ‘Traffic Light’ criteria access). (included in Appendix 2 • The ‘Traffic light’ criteria that are assessed as amber to this Report) are considered to be matters that could be dealt with, using appropriate mitigation, as referenced. However, there is no evidence to demonstrate that the issue with highways access can be overcome in the short-term. • The eastern part of the site has been actively promoted by a planning agent and the remaining area by individual developers and landowners, although it is Availability understood that there are agreements with a number of the landowners. The site is considered available with evidence to support this. • The site is in an attractive location, and the CIL and Viability Assessment considers it in a part of the Borough that is viable for residential development. • A reasonable level of supporting information has been Achievable – Market attractiveness / submitted although this varies for different parts of the site. The highways access information demonstrates economic viability that there are a number of potential options to access the site but does not satisfactorily address highways access issues to demonstrate that the site is achievable during the Plan period. • The site lies in what is considered to be a reasonably sustainable location. The SA Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to most services and facilities. There are some ‘red’ assessments (access to a supermarket, secondary school and leisure facilities). Suitability • Overall, the majority of ‘Traffic light’ assessments are green, and those that are amber could be mitigated, such as landscape impact and ecology. However, the only suitable and achievable access point is currently via Upcast Lane, which is assessed as a suitable access only for a development of up to 50 dwellings. • Meets 2 out of 5 of the ‘Promoting Economic Prosperity’ criteria, the site would provide development within reach of Wilmslow Town Centre, within an easy drive of the A34 and train station with links north. The development ‘Vision and Strategic would support the town Priorities’ criteria • Meets 3 out of the 4 of the ‘Creating Sustainable (included in Appendix 3 Communities’ criteria; the site is within reach of to this Report) Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community facilities. Green links within the site are possible and could utilise adjoining routes.
15 • Meets 7 out of the 9 ‘Protecting and Enhancing Environmental Quality’ criteria; the development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. Quality development will protect the natural environment. A recognisable and permanent Green Belt boundary can be created to the south and west. • Meets all of the travel and transport criteria; it is reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of the railway station. Could contribute to improved infrastructure if required. • CE Flood Risk Management – there are patches of areas of low to high risk of surface water flooding across the site. • CEC Education – contributions equating to a new 1FE primary school (in conjunction with site PSS1103) as well as 2 secondary classrooms. Infrastructure • CEC Nature Conservation Officer - This plot is adjacent Providers/Statutory to Lindow End Site of Biological Importance. It will be Consultees important to ensure that Lindow End is adequately Consultation buffered from the effects of any adjacent housing Responses (included as development. This site is likely to be on part of the Appendix 4 to this former Lindow Moss lowland raised bog so a detailed Report) habitat survey may be required to determine its ecological value. • Archaeology Planning Advisory Service - Desk based assessment; note particularly probable ‘moss rooms’. • CE Open Space - Green Infrastructure required links to existing and proposal natural features and habitats and land use possibly on site and possible footpath buffer. • 11% public support in the Wilmslow Vision Summary of Consultation Findings; • Concerns raised through the LPS Proposed Changes consultation include those related to access, education provision, healthcare provision, Green Belt, ecology, recreation, accessibility and trees. These are addressed in turn in the response proforma for Land at Upcast Consultation responses Lane / Cumber Lane (proforma 127). • A limited amount of new information has been submitted through the LPS Proposed Changes consultation related to highways access and the traffic light assessment has been updated but this does not change the conclusions regarding availability, achievability or suitability. Table Wilmslow 5: Site Selection Findings: PSS1108 Land at Upcast Lane / Cumber Lane
16 Site PSS1108: Analysis and Conclusions
7.25 In general, it was considered that this site performs reasonably well in the site selection considerations but the uncertainty over creating a suitable highways access raises serious questions regarding achievability.
7.26 The ‘Traffic Light’ Assessments of this site shows that it performs well in relation to most of the criteria. It is available and it is viable but the lack of suitable access means that it cannot currently be considered achievable. In terms of location, the site is suitable as it meets the minimum standard in relation to many of the services and facilities identified in the SA Accessibility Assessment. However, it is outside the recommended distance for a number of facilities, with access to a supermarket, secondary school and leisure facilities scoring ‘red’ in the assessments. Whilst the location is not unsustainable, there are other sites under consideration that are better located in terms of accessibility, but these more accessible sites make a significant contribution to Green Belt purposes.
7.27 The main issue identified through the ‘Traffic Light’ Assessments is the lack of a suitable highways access. The previous site selection report considered that further information had been provided on potential additional access points, which are likely to provide a satisfactory solution to render the site ‘Suitable’. However, these access points are in third party control and are likely to require property acquisition and demolition. Whilst this further information indicates that a suitable access could be created at some point in the future, it does not suggest that the site is achievable at this time.
7.28 Bluemantle’s submission to the Proposed Changes consultation re-asserts that site access can be obtained in a variety of ways. However, the consultation response provides no detail on the arrangement of these accesses or any confirmation that the required land is within the control of the site promoter to give certainty regarding the achievability of the site during the plan period.
7.29 The ‘Vision and Strategic Priorities’ assessment of this site shows that it performs well in terms of delivering the vision and strategic priorities of the LPS.
7.30 The HRA does not identify any issues of relevance to this site.
7.31 The Green Belt Site Assessment (GBSA) for PSS1108 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 6 below. It identifies that a readily recognisable boundary would be created.
17 Consideration Summary The area between the settlement inset boundary, Moor Lane, Potential area for Green Clay Lane and the No. 42 Wilmslow Footpath as shown on the Belt release map Green Belt Assessment of The Green Belt Assessment of this area shows that it makes a the Potential Area to be Contribution to Green Belt purposes. Released Resulting Green Belt The new boundary would be defined using physical features boundary that are readily recognisable and likely to be permanent. Release of adjacent site PSS1109 would not impact on the potential for this site to also be released. Release of this site Surrounding Green Belt would not undermine the function of the surrounding Green Belt General Area. The exceptional circumstances set out in the GBAU are Exceptional applicable to this site provided there are no other suitable Circumstances alternatives that make “no contribution” to Green Belt purposes. Table Wilmslow 6: GBSA Summary Table for Site PSS1108
7.32 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.33 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no other suitable sites in Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1108.
7.34 In most areas, the site performs reasonably well through the SSM. It makes a ‘Contribution’ to Green Belt purposes, it is available and it is viable. However, without suitable and achievable highways access, it cannot be considered suitable or achievable in the plan period. There is evidence to show that an access could be created in the future but there is no certainty over when this could be achieved. Furthermore, there are other sites in more accessible locations although these more accessible sites make a ‘Significant Contribution’ to Green Belt purposes.
18 7.35 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS in case a suitable highways access could subsequently be demonstrated. The consultation responses are summarised above, with a list also provided in Appendix 4 to this Report.
7.36 Stage 8 of the SSM recommended that this site is included within the LPS as ‘Safeguarded Land’.
7.37 Further consultation responses have been received during the Proposed Changes Consultation and these are addressed in turn in the response proforma for Land at Upcast Lane / Cumber Lane (proforma 127). The limited additional information on highways access has been considered but this does not satisfactorily demonstrate that suitable access could be achieved during the plan period. The remaining representations do not raise any fundamental issues that need to be addressed and the overall findings of the SSM in relation to this site remain unchanged.
Stage 9: Recommendation re PSS1108 Land at Upcast Lane / Cumber Lane, Wilmslow Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site is included within the LPS as ‘Safeguarded Land’. The site makes a ‘Contribution’ to Green Belt purposes and although there are other sites in more accessible locations, it would be a suitable site if it had a suitable and achievable highways access. There is evidence to show that the site could be achievable at some point in the future with creation of additional accesses if allocated in a future review of the Local Plan.
Other Potential Sites Making a ‘Contribution’ to Green Belt Purposes
7.38 There are no other potential strategic sites being promoted in Wilmslow that have been assessed in the Green Belt Site Assessment as making a ‘Contribution’ to the purpose of Green Belt.
7.39 There are however, a number of parcels of land identified in the Green Belt Assessment Update around Wilmslow that make a ‘Contribution’ to Green Belt purposes. The GBAU is a pure Green Belt assessment and makes no assessment of the suitability of these parcels for development. To determine whether any of these have potential to be considered for potential strategic sites, a review has been carried out as part of the site selection work (shown in Table Wilmslow 7 below). This is to make sure that all land that makes a lower contribution to the purposes of Green Belt is considered before considering sites, which make a ‘Significant Contribution’.
19 GBAU Parcel3 Suitability for Inclusion as a Potential Strategic Site WM01: Land south of the This is a small area of land largely covered by existing River Dean and east of development and its curtilages. It is not suitable for Handforth Road consideration as a potential strategic site. WM04: Land between Dean Site PSS1107 (Heathfield Farm) is within this parcel which is Row Road and Brown’s already being considered as a potential strategic site. Lane, west of Cross Lane WM09: Land to the south of This is a small area of land significantly detached from the Adlington Road to the rear of urban area. It is not being promoted for development and is properties on Ridgeway and not suitable for consideration as a potential strategic site. Hollies Lane WM10: Area of properties on Residential properties and their curtilages already cover the Adlington Road, One Oak full extent of this Green Belt parcel. It is not suitable for Lane, Hollies Lane and consideration as a potential strategic site. Ridgeway This parcel forms part of the Bollin River valley running WM13: Land to the west of through Wilmslow and is part of an important recreational Adlington Road and north of amenity. It is not suitable for consideration as a potential the River Bollin strategic site. This parcel forms part of the Bollin River valley running WM14: Bollin Valley east of through Wilmslow and is part of an important recreational A34 and north of River Bollin amenity. It is not suitable for consideration as a potential strategic site. This parcel forms part of the Bollin River valley running WM15: Bollin Valley east of through Wilmslow and is part of an important recreational A34 and south of River Bollin amenity. It is not suitable for consideration as a potential strategic site. Residential properties and their curtilages already cover the WM17: Area of properties on majority of this parcel and the remaining small area is not Weston Road, Hough Lane being promoted for development. It is not suitable for and Prestbury Road consideration as a potential strategic site. This parcel is significantly detached from the urban area, being only connected by a small area of ribbon development. WM19: Land south of A large proportion of the parcel is covered by existing Prestbury Road and north of residential properties and their curtilages as well as large Oak Hollow Farm areas of protected trees. It is not being promoted for development and is not suitable for consideration as a potential strategic site. WM25: Land east of Alderley This parcel forms part of site PSS1101 (Royal London Road including Royal including land west of Alderley Road) which is already being London Campus considered as a potential strategic site.
3 Maps showing the location of the GBAU parcels are included in the GBAU [PS E034] Appendix B. Wilmslow Maps are shown on pages B29 – B33.
20 GBAU Parcel3 Suitability for Inclusion as a Potential Strategic Site WM26: Area of land between This parcel forms part of site PSS1101 (Royal London Alderley Road and the rear including land west of Alderley Road) which is already being of properties on Fulshaw considered as a potential strategic site. Park WM33: land adjacent to the Site PSS1108 (Land at Upcast Lane / Cumber Lane) is Wilmslow urban area within this parcel which is already being considered as a between Clay Lane and potential strategic site. Upcast Lane The majority of this parcel is covered by existing properties and their curtilages as well as areas of woodland. It is poorly WM38: Land between related to the settlement, is not being promoted for Newgate Road and Greaves development and has very limited land within it that could be Road suitable for development. It is not suitable for consideration as a potential strategic site. This small parcel is already covered by significant areas of WM41: Triangle of land built development and its curtilages. It is detached from the bounded by Sandy Lane, urban area, not being promoted for development and not Mobberley Road and considered suitable for consideration as a potential strategic Altrincham Road site. This is a small parcel with existing development and WM43: Area of land bounded curtilages as well as a large area of protected trees. The by Altrincham Road and the remaining area that could be suitable for development is very rear of properties on King's small and it is not suitable for consideration as a potential Road. strategic site. WM47: Small area of land This is a very small parcel of land. It is occupied by the War bounded by Chancery Lane, Memorial and garden of remembrance. It is not suitable for Mill Street, Manchester Road consideration as a potential strategic site. and the River Bollin WM48: Small are of land This is a very small parcel of land occupied by some existing bounded by the River Bollin, properties, the water treatment works and a wooded area railway line and Manchester adjacent to the railway line. It is not a suitable for Road consideration as a potential strategic site, This is a very small parcel of land that is wooded and WM49: Small area of land surrounded by the railway line, A34 and River Bollin. It is not bounded by the railway line accessible and not suitable for consideration as a potential and A34 strategic site. This parcel is predominantly occupied by a sports pavilion WM53: Area of land east of and spots pitches, serving an important recreational River Dean and south of resource. It is not suitable for consideration as a potential railway line strategic site. A large part of this parcel is taken up by existing WM54: Area of land north of development (Stanneylands Hotel) and significant areas of the railway line and south of protected trees. The remaining area is very small and is Stanneylands Road, to the significantly detached from the urban area. It is not being west of properties on promoted for development and is not suitable for Stanneylands Drive consideration as a potential strategic site.
21 GBAU Parcel3 Suitability for Inclusion as a Potential Strategic Site WM56: Land to the west of This parcel is entirely occupied by the Wilmslow Garden Manchester Road and north Centre and is not suitable for consideration as a potential of properties on Sefton Drive strategic site. Table Wilmslow 7: Wilmslow GBAU Parcels making a ‘Contribution’ to Green Belt Purposes
7.40 In Wilmslow, there are no further potential strategic sites that can be found from land that makes a ‘Contribution’ to Green Belt purposes. The sites considered so far in this Report (in Sections 7.A Brownfield Sites, 7.B Non- Green Belt Sites, 7.C Sites Making ‘No Contribution’ to Green Belt Purposes, and 7.D Sites Making a ‘Contribution’ to Green Belt purposes) could deliver 150 dwellings and 24 ha of Safeguarded Land. This is some way short of Wilmslow’s overall development requirements and further sites are required for housing and employment land. As a result, Green Belt sites making a ‘Significant Contribution’ to Green Belt purposes have also been considered in the Site Selection process, using the iterative approach.
7E Sites Making a ‘Significant Contribution’ to Green Belt Purposes
7.41 There are eight potential strategic sites in the Green Belt around Wilmslow that have been assessed in the Green Belt Site Assessment as making a ‘Significant Contribution’ to Green Belt purposes. These are Site PSS1101 (Royal London including land west of Alderley Road), PSS1102 (Wilmslow Business Park), PSS1103 (Prestbury Road), PSS1104 (Land at Little Stanneylands), PSS1105 (Land south of Prestbury Road and east of Hough Lane), PSS1106 (Land at Dean Row Road), PSS1109 (Land north of Moor Lane) and PSS1110 (Land off Welton Drive). Two of these sites (PSS1103 and PSS1105) include an area of overlap.
Site PSS1101 Royal London including land west of Alderley Road (part CS 26 in the Submitted LPS)
7.42 This site is being by HOW Planning on behalf of Royal London for a mixed- use scheme. In addition, there are two small areas of land to the north of the site, which are in separate ownerships.
7.43 Part of the site was included in the Submission LPS but the whole site was considered through the SSM as part ‘omission site’ and subsequently proposed for inclusion in the LPS Proposed Changed Version (Consultation Draft). A planning application (16/2314M) has been received for a major new office building on the land to the east of the existing Royal London campus.
22 Summary of Key Points: Site Selection Findings Site PSS1101 Royal London including land west of Alderley Road • An overview of the ‘Traffic Light’ criteria shows them to be a mix of green and amber, with one red (greenfield ‘Traffic Light’ criteria land). (included in Appendix 2 • The ‘Traffic Light’ criteria that are assessed as being to this Report) amber are considered to be matters that could be dealt with, using appropriate mitigation, as referenced.
• The site is being actively promoted by a planning agent and is considered to be available, with evidence to Availability support this and a planning application for the employment element has been received.
• The site is in an attractive location, and CIL and Viability Assessment considers it in a part of the Borough that is viable for residential development. • The agent considers the mixed-use proposals to be viable. • Comprehensive supporting information has been Achievable – Market submitted including a details masterplan, backed up by attractiveness / a number of specialist reports. economic viability • There is less information on the two small parcels to the north of the Royal London ownership but the owners and agents have indicated their willingness to develop the land and there are no know constraints to development. The achievability of the main Royal London land is not dependent on these two small additional plots.
• The site is located in close proximity to Wilmslow town centre in a highly sustainable location. The SA Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to nearly all services and facilities. There are no ‘red’ assessments and only 5 ‘Amber’ assessments, of which at least 2 Suitability (Amenity greenspace and children’s playspace) will be provided on site. • Overall, the ‘Traffic Light’ assessments are a mix of green and amber. It is considered that appropriate mitigation could be provided for those that are amber, such as landscape impact, neighbouring uses, highways impact, heritage assets and ecology.
• Meets 3 out of 5 of the ‘Promoting Economic Prosperity’ criteria: Highly accessible to Wilmslow Town Centre with good road and rail links to the Manchester ‘Vision and Strategic conurbation. A phased delivery of employment uses Priorities’ criteria would be provided in conjunction with the residential (included in Appendix 3 uses. to this Report) • Meets 3 out of 4 of the ‘Creating Sustainable Communities’ criteria: The site is well connected to Wilmslow Town Centre with a variety of possible
23 walking routes, and would support community services. The site is able to provide new pedestrian and cycle links and associated infrastructure, and provision of playing fields for Wilmslow High School. • Meets all of the ‘Protecting and Enhancing Environmental Quality’ criteria: The site is in the Green Belt but extends to the A34, which is a strong boundary and ‘rounds’ off the settlement. Good supporting information on safeguarding the environment and the site is capable of delivering high quality design and landscaping. Green infrastructure could make links to the town. • Meets all of the travel and transport criteria: Well- located to Wilmslow and within walking distance of the railway station and bus routes; would provide new pedestrian and cycle links. Could contribute to improved infrastructure if required.
Infrastructure • CE Flood Risk Management – there are some areas at Providers/Statutory high risk of surface water flooding across the site, Consultees particularly to the north of the main buildings in the area Consultation of existing pond. Responses (included as • CEC Education – contributions, equating to 1 primary Appendix 4 to this classroom and 1 secondary classroom Report) • 25% Support in the Wilmslow Vision Summary of Consultation Findings • Concerns raised through the LPS Proposed Changes consultation include those related open space, the ‘gateway’ to Wilmslow, sewer capacity, agricultural land, ecology, separation between Wilmslow and Alderley Edge, existing vacant office space, need for a new hotel, highways, Protected Open Space, trees, flooding, Consultation responses Green Belt, healthcare provision and education provision. These are addressed in turn in the response proforma for Royal London including land west of Alderley Road (proforma 122). • No new information has been submitted through the LPS Proposed Changes consultation that changes the previous traffic light assessments against availability, achievability or suitability. Table Wilmslow 8: Site Selection Findings: PSS1101 Royal London including land west of Alderley Road
Site PSS1101: Analysis and Conclusions
7.44 When compared against other potential strategic sites in Wilmslow, it was considered that the Royal London including land west of Alderley Road site performs well.
7.45 The ‘Traffic Light’ Assessments of this site shows that it performs well in relation to most of the criteria, with the site being available, achievable and
24 viable. The site is in a highly accessible location close to Wilmslow town centre with the railway station and key services and infrastructure in close proximity.
7.46 The ‘Vision and Strategic Priorities’ assessment of this site shows that it performs well in delivering the vision and strategic priorities of the LPS. In addition to residential development, the site will also facilitate employment growth and provide additional benefits including new green infrastructure, pedestrian and cycle links as well as additional playing fields for use by Wilmslow High School.
7.47 The HRA does not raise any issues of relevance to this site.
7.48 The Green Belt Site Assessment (GBSA) for PSS1101 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 9 below. It identifies that a readily recognisable boundary would be created.
Consideration Summary Potential area for The area between the settlement inset boundary, Pendleton Way Green Belt release (A34T) and the West Coast Mainline as shown on the map. Green Belt Assessment of the The Green Belt Assessment of this area shows that it makes a Potential Area to be Significant Contribution to Green Belt purposes. Released Resulting Green Belt The new Green Belt boundary would be defined using physical boundary features that are readily recognisable and likely to be permanent. Potential site PSS1102 should only be considered for release from the Green Belt if this site is also selected for release. Release of Surrounding Green PSS1101 would not undermine the overall function of the Belt surrounding Green Belt but it would emphasise the importance of the separation function served by GBAU parcel AE03. The exceptional circumstances set out in the GBAU are applicable Exceptional to this site provided there are no other suitable alternatives that Circumstances make “no contribution” or a “contribution” to Green Belt purposes. Table Wilmslow 9: GBSA Summary for Site PSS1101
7.49 Overall, the site as a whole makes a ‘Significant Contribution’ to the Green Belt. However, there are areas of the site that do not perform such a strong Green Belt function. The land to the west of Alderley Road and the existing developed area of the Royal London campus are in GBAU parcels which only make a ‘Contribution’ to Green Belt purposes.
7.50 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in
25 unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.51 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no alternative suitable sites in Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1101. The site’s highly sustainable location and ability to deliver a range of benefits including residential dwellings, new employment facilities as well as green infrastructure, improved linkages and additional playing fields adds to the case for its release in preference to other potential strategic sites.
7.52 Overall, the site performs very well through the SSM. It is available and achievable, and whilst overall the site makes a ‘Significant Contribution’ to Green Belt purposes, there are no alternative sites that make a lower contribution to Green Belt. The site is in a highly sustainable location and offers a range of benefits to assist in meeting the LPS Vision and Strategic Priorities. Through the site selection considerations, it was determined that inclusion of an additional small area to the north of the site would facilitate the provision of further space for playing fields.
7.53 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS. The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this Report.
7.54 Stage 8 of the SSM recommended that this site is included within the LPS as a mixed-use site for residential and employment uses.
7.55 Further consultation responses have been received during the Proposed Changes Consultation and these are addressed in turn in the response proforma for Royal Land including land west of Alderley Road (proforma 122). It is not considered that these representations raise any fundamental issues that need to be addressed and the overall findings of the SSM in relation to this site remain unchanged.
26 Stage 9: Recommendation re Site PSS1101 Royal London including land west of Alderley Road Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site is included in the LPS for residential and employment uses. There are no alternative sites that make a lower contribution to Green Belt purposes and this site is in a highly accessible location, will deliver a range of benefits to contribute to the Vision and Strategic Priorities of the LPS and will enable a new strong Green Belt boundary to be created.
Site PSS1102 Wilmslow Business Park (CS 27 in the Submitted LPS)
7.56 This site is being promoted for use as a high quality business park for B1 uses. The site was included in the Submission LPS, considered through the SSM and included in the LPS Proposed Changes Version (Consultation Draft).
Summary of Key Points: Site Selection Findings Site PSS1102 Wilmslow Business Park • An overview of the assessed ‘Traffic Light’ criteria shows them to be mainly green, with some amber and two red (in terms of the relationship to the character of the settlement and greenfield land). • The ‘red’ in relation to the character of the settlement is because the site is an unusual shape and currently ‘Traffic Light’ criteria poorly related to the urban area. However, inclusion of (included as Appendix 2 the adjacent site PSS1101 (Royal London including to this Report) land west of Alderley Road) in the Plan means that this site would have a much better relationship with the urban area. • The ‘Traffic Light’ criteria that are assessed as being amber are considered to be matters that can be dealt with, using appropriate mitigation, as referenced.
• The site is being actively promoted and is considered Availability available with evidence to support this.
• The site is in an attractive location and the CIL and Viability Assessment considers it to be in a part of the Borough that is viable for employment development. Achievable – Market • The agent considers the development is viable. attractiveness / • economic viability Comprehensive supporting information has been supplied including a highways assessment, ecology scoping report, preliminary landscape and visual overview and level 1 flood risk assessment.
• The site is located in a sustainable location and the SA Accessibility Assessment shows that the site meets the Suitability minimum accessibility standard in relation to the majority of the services and facilities. The notable exception is in relation to ‘child care facilities’ which is
27 the only item that is assessed as ‘red’. • Overall, the majority of the ‘Traffic Light’ assessments are green. The red assessment of the impact on the character of the settlement and urban form was carried out on an ‘as is’ basis. The adjacent site PSS1101 recommended for inclusion in the revised LPS is located between the current urban area and this site. Inclusion of PSS1101 in the LPS would mean that the Wilmslow Business Park site would be adjacent to the urban area to the north as well as on its substantive side to the west. Those ‘Traffic Light’ assessments that are amber could be mitigated.
• Meets 3 out of 5 of the ‘Promoting Economic Prosperity’ criteria, the site would provide employment opportunities with easy reach of Wilmslow Town Centre, with direct access off the A34 and walking distance of the train station with links north. • Meets 2 out of 4 of the ‘Creating Sustainable Communities’ criteria: The site is well connected to Wilmslow Town Centre with a variety of possible walking routes, however employment uses are unlikely to support community facilities in the way residential ones would. There is an opportunity to improve connectivity and accessibility. ‘Vision and Strategic • Meets 6 of the ‘Protecting and Enhancing Priorities’ criteria Environmental Quality’ criteria: High quality innovative (included as Appendix 3 design is achievable. The site is very self-contained but to this Report) with good walking links to the town. The constrained nature of the site between road and rail line gives few opportunities for additional green links. A strong Green Belt boundary could be created using the A34. • Meets 3 out of the 4 travel and transport criteria: Well- located to Wilmslow and within walking distance of the railway station and bus routes. Potential to improve links to the train station and could contribute to improved infrastructure. However, as an employment scheme it would not provide homes on accessible locations (although it would provide employment opportunities close to existing and proposed homes). Infrastructure Providers/Statutory Consultees • CEC Flood Risk Management: There is an area at high Consultation risk of surface water flooding in the north east of the Responses (included as site. Appendix 4 to this Report) • No response given in the Wilmslow Vision Summary of Consultation Findings; Consultation responses • Concerns raised through the LPS Proposed Changes consultation include the overall requirement for new employment land in Wilmslow, sports pitches, existing
28 vacant office and commercial space, impact on the school, highways, flooding, Green Belt, ecology and accessibility. These issues are addressed in turn in the response proforma for Wilmslow Business Park (proforma 123). • No new information was submitted through the LPS Proposed Changes consultation that changes the previous traffic light assessments against availability, achievability or suitability. Table Wilmslow 10: Site Selection Findings: PSS1102 Wilmslow Business Park
Site PSS1102: Analysis and Conclusions
7.57 When compared against other potential strategic sites in Wilmslow, it was considered that the Wilmslow Business Park site performs well.
7.58 The ‘Traffic Light’ Assessments of this site shows it performs well, in relation to most of the criteria, with the site being available, achievable and viable. It is in a sustainable location, meeting the minimum standard in relation to nearly all of the services and facilities identified in the SA Accessibility Assessment. It is outside of the recommended distance for childcare facilities but its location is more accessible than a number of other potential strategic sites in Wilmslow.
7.59 The ‘Traffic Light’ assessment also highlights an issue with the impact on the character of the settlement and urban form, because currently the site is poorly related to the urban area. The recommendation to include the adjacent site (PSS1101 Royal London including land west of Alderley Road) wold mean that this site would in future have a good relationship with the urban area, and development up to the A34 could be seen as rounding off the settlement pattern.
7.60 The ‘Vision and Strategic Priorities’ assessment of this site shows that it performs well in terms of delivering the vision and strategic priorities of the LPS. In particular, the site is well located in relation to Wilmslow Town Centre, with excellent road access from the A34.
7.61 The HRA does not raise any issues of relevance to this site.
7.62 The Green Belt Site Assessment (GBSA) for PSS1102 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 11 below. It identifies that a readily recognisable boundary would be created.
29 Consideration Summary Potential area for The area between the settlement inset boundary, Pendleton Way Green Belt release (A34T) and the West Coast Mainline as shown on the map. Green Belt The GBAU parcel WM23 assessment is applicable to this area of Assessment of the land, which makes a “significant contribution” to Green Belt Potential Area to be purposes. Released Resulting Green Belt The new boundary would be defined using physical features that boundary are readily recognisable and likely to be permanent. This site should only be considered for release from the Green Belt is PSS1101 is also selected for release. Release of this site Surrounding Green would not undermine the overall function of the surrounding Green Belt Belt but it would emphasise the importance of the separation function served by GBAU parcel AE05. The exceptional circumstances set out in the GBAU are applicable Exceptional to this site provided there are no other suitable alternatives that Circumstances make “no contribution” or a “contribution” to Green Belt purposes. Table Wilmslow 11: GBSA Summary Table for Site PSS1102
7.63 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.64 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no alternative suitable sites in Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1102. The site’s sustainable location and ability to contribute to economic growth adds to the case for its release in preference to other potential strategic sites.
7.65 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS. The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this Report.
30 7.66 Stage 8 of the SSM recommended that this site is included within the LPS as an employment land allocation.
7.67 Further consultation responses have been received during the Proposed Changes Consultation and these are addressed in turn in the response proforma for Wilmslow Business Park (proforma 123). It is not considered that these representations raise any fundamental issues that need to be addressed and the overall findings of the SSM in relation to this site remain unchanged.
Stage 9: Recommendation re Site PSS1102 Wilmslow Business Park Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site is included in the LPS as an employment land allocation. There are no alternative Wilmslow sites that make a lower contribution to Green Belt purposes and this site is in a sustainable location with good connections to the town centre, it will contribute to economic growth and will create a new strong Green Belt boundary to round off the settlement pattern.
Site PSS1103: Prestbury Road (CS 35 in the Submitted LPS)
7.68 This site was included in the submitted LPS as a 14.5 ha site for Safeguarded Land. It is considered through the SSM as a potential strategic site for either safeguarded land or for residential use (up to 435 dwellings based on a density multiplier of 30 dwellings per hectare).
7.69 This site overlaps with another potential strategic site (PSS1105).
7.70 The site was included in the Submission LPS but following consideration through the SSM, it was proposed for removal from the plan in the LPS Proposed Changes Version (Consultation Draft).
Summary of Key Points: Site Selection Findings Site PSS1103 Prestbury Road • An overview of the assessed ‘Traffic Light’ criteria shows them to be a mixture of green and amber with two red (landscape impact and greenfield land). ‘Traffic Light’ criteria • Some of the ‘Traffic Light’ criteria that are assessed as (included as Appendix 2 being amber are considered to be matters that can be to this Report) dealt with, using appropriate mitigation, as referenced, however it is not clear whether the landscape impact and impact on the character of the settlement and urban form could be mitigated.
• The site is being promoted with some evidence to support its availability but the Council owned part of the Availability site is in use as allotments and public open space. A smaller part of the site to the east is being actively
31 promoted, although the recent submission made does include development options on the council owned land to the west.
• The site is in an attractive location and the CIL and Viability Assessment considers it to be in a part of the Borough that is viable for development. Achievable – Market • A limited amount of information has been submitted in attractiveness / economic viability this respect. Some information has been provided is provided in the agent’s submission on the overlapping site PSS1105 but this only the smaller eastern end of this site.
• The SA Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to the majority of the services and facilities. However, there are some ‘red’ assessments in relation to access to a convenience store, childcare facility and transport node. • An overview of the assessed ‘Traffic Light’ criteria Suitability shows them to be a mixture of green and amber with two red (landscape impact and greenfield land). • Some of the ‘Traffic Light’ criteria that are assessed as being amber are considered to be matters that can be dealt with, using appropriate mitigation, as referenced, however it is not clear that the landscape impact and impact on the character of the settlement and urban form could be mitigated.
• Meets 2 out of 5 of the ‘Promoting Economic Prosperity’ criteria, the site would provide development with easy reach of Wilmslow Town Centre, with easy access to the A34 and walking distance of the train station with links north. • Meets 3 out of 4 of the ‘Creating Sustainable Communities’ criteria; site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community facilities. Green links would be possible but Prestbury Road and A34 are barriers to easy safe movement. ‘Vision and Strategic • Meets 5 of the ‘Protecting and Enhancing Priorities’ criteria Environmental Quality’ criteria. The development of the (included as Appendix 3 site could respect the character and distinctiveness of to this Report) the locality with quality design, however it would be very much an ‘add-on’ to Wilmslow extending the settlement beyond Prestbury Road a strong boundary to the settlement. Green infrastructure could be incorporated into the development of the site. A Green Belt boundary would be difficult to define especially to the eastern end of the site. • Meets all of the travel and transport criteria; reasonably well located to Wilmslow and within walking distance of the railway station and bus routes, although the routes are not ideal. Could contribute to improved
32 infrastructure improvements. Infrastructure Providers/Statutory Consultees • CEC Education – contributions equating to a new 1FE Consultation primary school (in conjunction with site PSS1108) as Responses (included as well as 3.5 secondary classrooms. Appendix 4 to this Report) • 18% Support in the Wilmslow Vision Summary of Consultation Findings; • The site was proposed to be removed from the plan in the LPS Proposed Changes consultation and therefore few concerns were raised with the site itself. Some representations considered that the site is more suitable for inclusion in the LPS than the Heathfield Farm site (PSS1107) or the Land at Upcast Lane / Cumber Lane (PSS1108). These issues are addressed in the Consultation responses response proforma for Deleted Site Prestbury Road (proforma 128). • New information was been submitted through the LPS Proposed Changes consultation (for overlapping site PSS1105) related to landscape impact. When reviewed against the detailed Traffic Light Criteria (Appendix 4 to the SSM), it is considered that there would be landscape impacts that may be difficult to mitigate. Consequently, the traffic light assessment for landscape has changed from ‘amber’ to ‘red’. Table Wilmslow 12: Site Selection Findings: PSS1103 Prestbury Road, Wilmslow
Site PSS1103: Analysis and Conclusions
7.71 Overall, it was considered that this site performs moderately in the site selection considerations.
7.72 The ‘Traffic Light’ Assessments of this site show that there is some evidence to demonstrate availability but parts of the site are in use as allotments and public open space and it may not be fully available in the immediate future. It is viable but the information submitted is not sufficient to demonstrate that the site is achievable. Whilst the information may be sufficient for consideration as safeguarded land, it is not sufficient to justify an allocation.
7.73 The ‘Traffic Light’ Assessments assess the landscape impact and impact on the character of the settlement and urban form to be amber. The site is separated from the settlement by major infrastructure and it is not currently clear whether the impact on landscape could be satisfactorily mitigated. Development would be clearly visible from the North Cheshire Way public footpath through the site and there are also views from footpaths to the south of the site. There are views of the site from as far as 2km away from public footpaths running along the Alderley Edge escarpment. It is virtually certain
33 that development would have landscape impacts and these may prove difficult to mitigate sufficiently. A full landscape assessment and a visual assessment based on recognised methodologies would reveal the degree of adverse impacts.
7.74 The SA Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to the majority of the services and facilities. However, there are some ‘red’ assessments in relation to access to a convenience store, childcare facility and transport node. Furthermore, the SA Accessibility Assessment does not take account of the quality or suitability of the routes used to access services and facilities. The location of the site and presence of major infrastructure (including Prestbury Road, the A34 and the West Coast Mainline) mean that pedestrian linkages are not as convenient as the accessibility assessment may suggest. Provision of safe, convenient and attractive walking and cycling routes may be difficult.
7.75 The ‘Vision and Strategic Priorities’ assessment of this site shown that it performs reasonably well in terms of delivering the vision and strategic objectives of the LPS. However, it may not be capable of maintaining and enhancing the character of the settlement and a new Green Belt boundary may be difficult to define.
7.76 The HRA does not raise any issues of relevance to this site.
7.77 The Green Belt Site Assessment (GBSA) for PSS1103 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 13 below. It identifies that further work is required on demonstrating that a readily recognisable boundary could be created.
Consideration Summary The area between the settlement inset boundary, Pendleton Way Potential area for Green (A34T) and hedgeline running along the southern boundary as Belt release show in the map above. The assessment of the potential area of land to be released Green Belt Assessment shows that it makes a “significant contribution” to Green Belt of the Potential Area to purposes. This accords with the GBAU assessments for parcels be Released WM21 and WM22, both of which make a “significant contribution”. The detailed site selection work must demonstrate that a new Resulting Green Belt Green Belt boundary can be defined using physical features that boundary are readily recognisable and likely to be permanent. Release of this site would not significantly alter the function of the surrounding Green Belt, although care would need to be taken so Surrounding Green Belt as not to impact on the openness of neighbouring Green Belt parcel AE01.
34 The exceptional circumstances set out in the GBAU are Exceptional applicable to this site provided there are no other suitable Circumstances alternatives that make “no contribution” or a “contribution” to Green Belt purposes. Table Wilmslow 13: GBSA Summary Table for Site PSS1103
7.78 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.79 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no alternative suitable sites in Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1103. However, there are sites that make the same Green Belt contribution but which perform better through the site selection process.
7.80 As noted, there is insufficient information to consider this site for allocation for development in the LPS, although it could still be considered for safeguarded land. However, the site does not presently have a suitable defined boundary to create a new Green Belt boundary. Whilst there may be potential to create such a boundary with new development, safeguarding would not involve development in this plan period which could create a boundary.
7.81 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS. Whilst indications were that it would be unlikely to be progressed in the LPS, it was considered that a range of sites should be tested in order to provide choice in decision-making. The infrastructure providers’ consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this Report.
7.82 Stage 8 of the SSM recommended that this site be removed from the LPS.
7.83 Further consultation responses have been received during the Proposed Changes Consultation and these are addressed in turn in the response
35 proforma for Deleted Site Prestbury Road (proforma 128). It is not considered that these representations raise any fundamental issues that need to be addressed and the overall findings of the SSM in relation to this site remain unchanged.
Stage 9: Recommendation re Site PSS1103 Prestbury Road, Wilmslow Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site be deleted from the LPS. There are alternative Wilmslow sites that make the same contribution to Green Belt purposes but which are demonstrably achievable and perform better though the site selection work. It has not been demonstrated that landscape impacts could be satisfactorily mitigated or that a readily recognisable and permanent new Green Belt boundary could be created.
Site PSS1104 Land at Little Stanneylands
7.84 This ‘Omission’ Site is being actively promoted by Turley’s on behalf of David Wilson Homes who envisage the provision of up to 250 dwellings on the site. The site pro forma estimates a number of 200 based on the SHLAA and a slightly smaller site area, which excludes any of the lower lying land being developed.
7.85 The site was not included in the Submission LPS. However, it was considered through the SSM and subsequently proposed for inclusion in the LPS Proposed Changes Version (Consultation Draft).
Summary of Key Points: Site Selection Findings Site PSS1104 Land at Little Stanneylands • An overview of the ‘Traffic Light’ criteria shows them to be a mix of green and amber, with one red (greenfield ‘Traffic Light’ criteria land). (included as Appendix 2 • The ‘Traffic Light’ criteria that are assessed as being to this Report) amber are considered to be matters that could be dealt with using appropriate mitigation as referenced.
• The site is being actively promoted by a planning agent Availability and is considered to be available, with evidence to support this.
• The site is in an attractive location and the CIL and Viability Assessment considers it to be in a part of the Achievable – Market Borough that is viable. attractiveness / • Comprehensive supporting information has been economic viability submitted, including a masterplan, transport technical note, landscape plan and ecology report.
• The site is in a sustainable location. The SA Suitability Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to nearly all
36 services and facilities. There is one ‘red’ assessment, which is accessibility to a secondary school, and two amber assessments (convenience store and community centre). • Overall, the ‘Traffic Light’ assessments are a mix of green and amber. It is considered that appropriate mitigation could be provided for those that are amber, such as landscape issues, highway issues and ecology.
• Meets 2 out of 5 of the ‘Promoting Economic Prosperity’ criteria, the site would provide development with reach of Wilmslow Town Centre, within an easy drive of the A34 and train station with links north. Links to the airport are also good. The development would support the town. • Meets 3 out of the 4 of the ‘Creating Sustainable Communities’ criteria; the site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community facilities. Green links within the site are possible and could utilise adjoining routes. A link to Manchester Road is considered key to improve connectivity • Meets 7 of the criteria for ‘Protecting and Enhancing ‘Vision and Strategic Environmental Quality’; the development of the site Priorities’ criteria could respect the character and distinctiveness of the (included as Appendix 3 locality with quality design, and integration into to this Report) Wilmslow could be achieved. The sloping wooded and low-lying areas could be enhanced by a development, and Green links along the river could be established benefiting residents of the site as well as the town. A strong Green Belt boundary could be established following the wooded contours of the site. • Meets all of the travel and transport criteria; reasonably well located to Wilmslow with bus routes nearby, and within easy walking distance of Handforth railway station if a link to Manchester Road can be achieved. There are bus routes along Stanneylands Road and Manchester Road. Could contribute to improved infrastructure, including a new access off Stanneylands Road.
• CEC Education - contributions equating to 2 primary classrooms and 1 secondary classroom. • Historic England - The site is adjacent to three Grade II Infrastructure heritage assets, Rose Cottage, Little Stannilands and Providers/Statutory Barn. Therefore, the Plan will need to demonstrate Consultees through a heritage impact assessment what contribution Consultation this site makes to the significance of the heritage assets Responses (included as and their setting and where there is harm the Plan Appendix 4 to this should include mitigation measures. Report) • CEC Nature Conservation Officer - There is a pond on site so great crested newts may be present. There is also woodland present that would need to be retained. • CEC Open Space – Green Infrastructure buffer to River
37 Dean is essential. As is a GI corridor to Linneys Bridge and Handforth Train station. Site will form part of a strategic corridor of amenity facilities, linking into The Carrs and providing routes from existing housing to this and wider countryside. Natural features on site worthy of attention include ponds, landform and woodland
• Not consulted on in the Wilmslow Vision Summary of Consultation Findings; • Concerns raised through the LPS Proposed Changes consultation include access and highways, healthcare provision, drainage and flooding, Green Belt, design quality, education provision, trees, ecology, public open space, impact on the river corridor, built heritage and Consultation responses site capacity. These issues are addressed in turn in the response proforma for Little Stanneylands (proforma 124). • No new information was submitted through the LPS Proposed Changes consultation that changes the previous traffic light assessments against availability, achievability or suitability. Table Wilmslow 14: Site Selection Findings: PSS1104 Land at Little Stanneylands
PSS1104: Analysis and Conclusions
7.86 When compared against other potential strategic sites in Wilmslow, it was considered that the Land at Little Stanneylands site performs well.
7.87 The ‘Traffic Light’ Assessments of this site shows that it performs well in relation to most of the criteria, with the site being available, achievable and viable. Other than accessibility to a secondary school, the site is in a highly accessible location close to key services and facilities. The provision of a pedestrian and cycle link from the site to Manchester Road will give easy access to Handforth district centre and train station.
7.88 The ‘Traffic Light’ criteria assessed as ‘amber’ are considered capable of mitigation.
7.89 The ‘Vision and Strategic Priorities’ assessment of this site shows that it performs well in delivering the vision and strategic priorities of the LPS. The site will also provide new Green Infrastructure by opening up an area of the River Dean valley, which is not currently publicly accessible, providing new pedestrian links through the area.
7.90 The HRA does not raise any issues of relevance to this site.
7.91 The Green Belt Site Assessment (GBSA) for PSS1104 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 15 below. It identifies that a readily recognisable boundary could be
38 created subject to some additional boundary treatment, which would be required in a site policy.
Consideration Summary The area between the settlement inset boundary, Potential area for Green Stanneylands Road, the existing boundary to the garden Belt release centre and a tree belt, as shown on the map. Green Belt Assessment of The assessment of the potential area of land to be released the Potential Area to be shows that it makes a “significant contribution” to Green Belt Released purposes. The new boundary would be defined using physical features Resulting Green Belt that are readily recognisable and likely to be permanent, boundary subject to the site policy detailing appropriate boundary treatment. Release of this site would not significantly affect the function of the surrounding Green Belt but would emphasise the Surrounding Green Belt importance of parcel WM57 in preventing neighbouring towns from merging. The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable Exceptional Circumstances alternatives that make “no contribution” or a “contribution” to Green Belt purposes. Table Wilmslow 15: GBSA Summary for Site PSS1104
7.92 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.93 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no alternative suitable sites in Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1104. The site’s sustainable location and ability to deliver benefits in addition to the provision of new housing such as the provision of new public open space and linkages add to the case for its release in preference to other potential strategic sites.
7.94 Overall, the site performs very well through the SSM. It is available and achievable, and whilst overall the site makes a ‘Significant Contribution’ to Green Belt purposes, there are no alternative sites that make a lower
39 contribution to Green Belt. The site is in a sustainable location with good access to facilities and services, and offers additional benefits to assist in meeting the LPS Vision and Strategic Priorities.
7.95 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS. The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this Report.
7.96 Stage 8 of the SSM recommended that this site is included within the LPS for residential uses.
7.97 Further consultation responses have been received during the Proposed Changes Consultation and these are addressed in turn in the response proforma for Little Stanneylands (proforma 124). It is not considered that these representations raise any fundamental issues that need to be addressed and the overall findings of the SSM in relation to this site remain unchanged.
Stage 9: Recommendation re Site PSS1104 Land at Little Stanneylands Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site is included in the LPS for residential uses. There are no alternative sites in Wilmslow that make a lower contribution to Green Belt purposes and this site is in a very accessible location, will deliver additional benefits to contribute to the Vision and Strategic Priorities of the LPS and will enable a new readily recognisable Green Belt boundary to be defined.
Site PSS1105 Land south of Prestbury Road and east of Hough Lane (part CS 35 in the Submitted LPS)
7.98 This ‘Omission’ Site is now being actively promoted by Planit-ie LLP on behalf of the owner. The site now being promoted has a slightly amended boundary from the site previously considered through the SSM. The amended boundary is reflected in the considerations in this updated SSM. The amended site could provide in the region of 447 dwellings based on a density multiplier of 30 dwellings per hectare. However, the submitted high-level masterplan for the site indicates a figure of 250 dwellings.
7.99 This site overlaps with another potential strategic site (PSS1103).
7.100 Part of the site (the area within the boundary of PSS1103) was included in the Submission LPS. The whole site was considered through the SSM and not
40 proposed for inclusion in the LPS Proposed Changes Version (Consultation Draft).
Summary of Key Points: Site Selection Findings Site PSS1105 Land south of Prestbury Road and east of Hough Lane • An overview of the assessed ‘Traffic Light’ criteria shows them to be a mixture of green and amber with two red (landscape impact and greenfield land). ‘Traffic Light’ criteria • Some of the ‘Traffic Light’ criteria that are assessed as (included as Appendix 2 being amber are considered to be matters that can be to this Report) dealt with, using appropriate mitigation, as referenced, however it is not clear whether the landscape impact and impact on the character of the settlement and urban form could be mitigated.
• The site is being actively promoted by a planning agent Availability and is considered to be available, with evidence to support this.
• The site is in an attractive location and the CIL and Viability Assessment considers it to be in a part of the Achievable – Market Borough that is viable for residential development. attractiveness / • There is some recent information submitted including economic viability some site-specific comments and a masterplan with options. However, there are few supporting reports and the assessments are fairly high-level.
• The SA Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to the majority of the services and facilities. However, there are some ‘red’ assessments in relation to access to a convenience store, childcare facility and transport node. • An overview of the assessed ‘Traffic Light’ criteria Suitability shows them to be a mixture of green and amber with two red (landscape impact and greenfield land). • Some of the ‘Traffic Light’ criteria that are assessed as being amber are considered to be matters that can be dealt with, using appropriate mitigation, as referenced, however it is not clear that the landscape impact and impact on the character of the settlement and urban form could be mitigated.
• Meets 2 out of 5 of the ‘Promoting Economic Prosperity’ criteria, the site would provide development with easy reach of Wilmslow Town Centre, with easy access to ‘Vision and Strategic the A34 and walking distance of the train station with Priorities’ criteria links north. (included as Appendix 3 • Meets 3 out of 4 of the ‘Creating Sustainable to this Report) Communities’ criteria; site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community
41 facilities. Green links would be possible but Prestbury Road and A34 are barriers to easy safe movement. • Meets 6 of the ‘Protecting and Enhancing Environmental Quality’ criteria. The development of the site could respect the character and distinctiveness of the locality with quality design, however it would be very much an ‘add-on’ to Wilmslow extending the settlement beyond Prestbury Road a strong boundary to the settlement. Green infrastructure could be created. A readily-recognisable Green Belt boundary could be created using prominent field boundaries and hedgelines. • Meets all of the travel and transport criteria; reasonably well located to Wilmslow and within walking distance of the railway station and bus routes, although the routes are not ideal. Could contribute to improved infrastructure improvements.
Infrastructure Providers/Statutory • This site has not been subject to this consultation, as it Consultees was not considered to be suitable for inclusion in the Consultation shortlist of sites for potential allocation in the LPS, in Responses (included as accordance with the SSM (see below). Appendix 4 to this Report) • 18% Support in the Wilmslow Vision Summary of Consultation Findings; • The site was not proposed to be included in the LPS Proposed Changes consultation and therefore few concerns were raised with the site itself. • New information was submitted through the LPS Proposed Changes consultation related to landscape impact. When reviewed against the detailed Traffic Light Consultation responses Criteria (Appendix 4 to the SSM), it is considered that there would be landscape impacts that may be difficult to mitigate. Consequently, the traffic light assessment for landscape has changed from ‘amber’ to ‘red’. Additional information was also submitted in the form of a Green Belt assessment carried out using an alternative methodology but this is not consistent with the Green Belt assessments of other sites. Table Wilmslow 16: Site Selection Findings: PSS1105 Land south of Prestbury Road and east of Hough Lane
PSS1105: Analysis and Conclusions
7.101 Overall, it was considered that this site performs moderately in the site selection considerations. However, there are issues including its relationship to the existing urban area, and the barriers to safe and attractive pedestrian links.
42 7.102 The ‘Traffic Light’ Assessments of this site shows that the site performs well in relation to many of the criteria. It is available and there is some evidence (albeit fairly high-level) that it is achievable.
7.103 The ‘Traffic Light’ Assessments assess the impact on the character of the settlement and urban form to be amber, on the basis that the site adjoins existing development on two sides. However, on one side (north) it is separated by major infrastructure. Whilst it is adjacent on one side to the properties on Hough Lane, these are considered to be ribbon development extending out into the Green Belt rather than being part of the main urban form of Wilmslow. Overall, the site is relatively detached from the urban area. It is also not currently clear whether the impact on landscape could be satisfactorily mitigated. . Development would be clearly visible from the North Cheshire Way public footpath through the site and there are also views from footpaths to the south of the site. There are views of the site from as far as 2km away from public footpaths running along the Alderley Edge escarpment. It is virtually certain that development would have landscape impacts and these may prove difficult to mitigate sufficiently. A full landscape assessment and a visual assessment based on recognised methodologies would reveal the degree of adverse impacts.
7.104 During the Proposed Changes consultation, information was submitted to rank the sites on the basis of traffic light assessments. The SSM is not a scientific exercise based on the number of red traffic lights or the exact number of red indicators in the Accessibility Assessment; they are parts of the overall site selection process and it is made very clear in the SSM [RE F010], at paragraph 3.41 that the overall shortlisting of sites involves “…the use of ‘professional planning judgement’, when considering all of the information that has been gathered in relation to the sites and the process of site selection which is considered to be an entirely reasonable approach.”
7.105 The SA Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to the majority of the services and facilities. However, there are some ‘red’ assessments in relation to access to a convenience store, childcare facility and transport node. Furthermore, the SA Accessibility Assessment does not take account of the quality or suitability of the routes used to access services and facilities. The location of the site and presence of major infrastructure (including Prestbury Road, the A34 and the West Coast Mainline) mean that pedestrian linkages are not as convenient as the accessibility assessment may suggest. Provision of safe, convenient and attractive walking and cycling routes may be difficult. Additional information submitted during the Proposed Changes consultation shows that a pedestrian crossing to Prestbury Road (A538) could physically be provided, but it does not demonstrate that safe, convenient and attractive walking and cycling routes could be provided to the wider area, including the town centre.
43 7.106 The ‘Vision and Strategic Priorities’ assessment of this site shown that it performs reasonably well in terms of delivering the vision and strategic objectives of the LPS. However, it may not be capable of maintaining and enhancing the character of the settlement.
7.107 The HRA does not raise any issues of relevance to this site.
7.108 The Green Belt Site Assessment (GBSA) for PSS1105 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 17 below. It identifies that a readily recognisable boundary would be created.
7.109 During the Proposed Changes consultation, additional information was also submitted in the form of a Green Belt assessment carried out using a different methodology. This does not change the assessments carried out through the GBAU and the GBSA. These assess all Green Belt parcels (GBAU) and sites (GBSA) on an objective, consistent and comprehensive basis.
Consideration Summary The area between the settlement inset boundary, prominent Potential area for Green field boundary and hedgeline and Hough Lane as shown on the Belt release map. Green Belt Assessment of The Green Belt Assessment of this area shows that it makes a the Potential Area to be Significant Contribution to Green Belt purposes. Released Resulting Green Belt The new boundary would be defined using physical features boundary that are readily recognisable and likely to be permanent. Release of this site would not significantly alter the function of the surrounding Green Belt, although care would need to be Surrounding Green Belt taken so as not to impact on the openness of neighbouring Green Belt parcel AE01. The exceptional circumstances set out in the GBAU are Exceptional applicable to this site provided there are no other suitable Circumstances alternatives that make “no contribution” or a “contribution” to Green Belt purposes. Table Wilmslow 17: GBSA Summary for Site PSS1105
7.110 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.111 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for
44 market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no alternative suitable sites in Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1105. However, there are sites that make the same Green Belt contribution but which perform better through the site selection process.
7.112 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should not be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS.
7.113 Stage 8 recommended that this site is not included in the LPS.
7.114 New information was submitted through the LPS Proposed Changes consultation related to landscape impact. When reviewed against the detailed Traffic Light Criteria (Appendix 4 to the SSM), it is considered that there would be landscape impacts that may be difficult to mitigate. Consequently, the traffic light assessment for landscape has changed from ‘amber’ to ‘red’. It is considered that no other fundamental issues were raised that need to be addressed and the overall findings of the SSM in relation to this site remain unchanged.
Stage 9: Recommendation re Site PSS1105: Land south of Prestbury Road and east of Hough Lane Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site is not included within the LPS. There are alternative Wilmslow sites that make the same contribution to Green Belt purposes but which perform better through the site selection work and have stronger relationships with the urban area.
Site PSS1106 Land at Dean Row Road
7.115 This site is being promoted by three separate owners, and includes an area not being promoted. The SHLAA indicates the site could accommodate in the region of 388 dwellings.
7.116 This site was not included in the Submitted LPS and following consideration through the SSM, was not proposed for inclusion in the LPS Proposed Changes Version (Consultation Draft).
45 Summary of Key Points: Site Selection Findings Site PSS1106 Land at Dean Row Road ‘Traffic Light’ criteria • An overview of the assessed ‘Traffic Light’ criteria (included as Appendix 2 shows them to be mainly amber, with some green and to this Report) two red.
• Three separate parts of the site are being actively promoted and considered available but the remaining Availability areas are not being promoted and there is no evidence that they are available.
• The site is in an attractive location and the CIL and Viability Assessment considers it to be in a part of the Achievable – Market Borough that is viable. attractiveness / • There is a varying level of detail of information economic viability submitted on the three separate parts of the site being promoted, with no information submitted on the remaining area.
• The site is arguably in the least sustainable location of all the sites considered in Wilmslow. Whilst the SA Accessibility Assessment shows that it meets the minimum accessibility criteria in relation to a number of facilities and services, it does not meet the minimum standard in relation to others. Seven criteria are assessed as ‘red’ including access to a convenience Suitability store, post office, bank or ATM, secondary school, medical centre, leisure facilities and a park or garden. • Overall, the majority of the ‘Traffic Light’ assessments are amber, with some green and two reds (impact on the character of the settlement and urban form and greenfield). A number of the criteria assessed as amber could potentially be mitigated but in many cases, the potential for mitigation has not yet been demonstrated.
• Meets 2 out of 5 of the ‘Promoting Economic Prosperity’ criteria, the site would provide development within reach of Wilmslow Town Centre, within an easy drive of the A34 and train station(s) with links north. Links to the airport are also good. The development would support the town. • Meets 3 out of the 4 of the ‘Creating Sustainable Communities’ criteria: The site is reasonably well ‘Vision and Strategic connected to Wilmslow Town Centre and Summerfields Priorities’ criteria local centre, with a variety of possible walking routes, (included as Appendix 3 although they are some distance away. Could help to this Report) enhance community facilities. Green links across the site could be created although these would need to be master-planned as the site is in multiple ownerships. • Meets 7 of the criteria for ‘Protecting and Enhancing Environmental Quality’: The development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. A strong Green Belt
46 boundary could be established following the adjoining roads. • Meets all of the travel and transport criteria: reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of Handforth and Wilmslow railway stations. Could contribute to improved infrastructure if required.
Infrastructure Providers/Statutory • This site has not been subject to this consultation, as it Consultees was not considered to be suitable for inclusion in the Consultation shortlist of sites for potential allocation in the LPS, in Responses (included as accordance with the SSM (see below). Appendix 4 to this Report) • 9% Support in the Wilmslow Vision Summary of Consultation Findings; • The site was not proposed to be included in the plan in the LPS Proposed Changes consultation and therefore Consultation responses few concerns were raised with the site itself. • No new information was submitted through the LPS Proposed Changes consultation that changes the previous traffic light assessments against availability, achievability or suitability. Table Wilmslow 18: Site Selection Findings: PSS1106 Land at Dean Row Road
PSS1106: Analysis and Conclusions
7.117 Overall, it was considered that this site performs relatively poorly in the site selection considerations.
7.118 The ‘Traffic Light’ Assessments of this site shows that whilst there is a varying degree of information on three distinct areas of the site, these could not, on their own, be considered as potential strategic sites. Overall, there is no masterplan or supporting information for the site as a whole. It is unclear whether the whole site is achievable.
7.119 The site is very detached from the urban area of Wilmslow. Part of one boundary is adjacent to the Adlington Road development currently under construction (PSS1100). There are some buildings adjacent to other boundaries but these are within the Green Belt and they do not form part of Wilmslow’s urban area. As a result, the site has a negative impact on the character of the settlement and urban form, shown as red in the ‘Traffic Light’ assessment. A number of other criteria have been assessed as amber. Whilst mitigation may be possible for many of these criteria, the lack of comprehensive supporting information means that the potential for mitigation has, in the main, not been demonstrated.
47 7.120 The SA Accessibility Assessment shows that the site is beyond the recommended distance in relation to a number of services and facilities, with access to a convenience store, post office, bank or ATM, secondary school, medical centre, leisure facilities and a park or garden scoring ‘red’ in the assessments. It is considered that all the other potential strategic sites in Wilmslow are in more sustainable locations.
7.121 The ‘Vision and Strategic Priorities’ assessment of this site shows that it does perform relatively well in delivering the vision and strategic priorities of the LPS.
7.122 The HRA does not raise any issues of relevance to this site.
7.123 The Green Belt Site Assessment (GBSA) for PSS1106 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 19 below. It identifies that a readily recognisable boundary would be created.
Consideration Summary The area between the settlement inset boundary, Dean Row Potential area for Road, Cross Lane, Browns Lane, Adlington Road and Chapel Green Belt release Road as shown on the map. Green Belt Assessment The Green Belt Assessment of this area shows that it makes a of the Potential Area to Significant Contribution to Green Belt purposes. be Released Resulting Green Belt The new boundary would be defined using physical features that boundary are readily recognisable and likely to be permanent. Release of this site from the Green Belt would leave an area of Green Belt (GBAU parcel WM04) surrounded by the settlement. It Surrounding Green Belt should only be considered for release if WM04 is also released. Other than WM04, release of this site would not alter the function of the surrounding Green Belt. The exceptional circumstances set out in the GBAU are applicable Exceptional to this site provided there are no other suitable alternatives that Circumstances make “no contribution” or a “contribution” to Green Belt purposes. Table Wilmslow 19: GBSA Summary for Site PSS1106
7.124 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.125 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for
48 market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no alternative suitable sites in Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1106. However, there are sites that make the same Green Belt contribution but which perform better through the site selection process.
7.126 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should not be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS.
7.127 Stage 8 recommended that the site is not included in the LPS. When comparing this site with the other sites that could potentially be included in the LPS to deliver housing in Wilmslow, it was considered that it did not perform particularly well in several matters, including its location on the furthest extreme of the settlement, relying on Heathfield Farm to come forward first to give any real physical links / association with Wilmslow and its poor accessibility to a number of facilities and services. In addition, the fragmented ownership may make delivery an issue.
7.128 It is not considered that representations submitted to the LPS Proposed Changes Consultation raise any fundamental issues that need to be addressed and the overall findings of the SSM in relation to this site remain unchanged.
Stage 9: Recommendation - Site PSS1106 Land at Dean Row Road Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site is not included within the LPS. There are alternative Wilmslow sites that make the same contribution to Green Belt purposes but which perform better through the site selection work, are in more sustainable locations and have stronger relationships with the urban area.
Site PSS1109 Land North of Moor Lane
7.129 Part of this ‘Omission’ Site is being actively promoted by Emery Planning on behalf of the owner, and the remaining area is being promoted by Jones Homes. Collectively the site could provide in the region of 290 dwellings based on a density multiplier of 30 dwellings per hectare. No overall masterplan has been produced for the whole site under consideration, but it is
49 likely to be developed in a phased manner given the site size and multiple ownerships.
7.130 This site was not included in the Submitted LPS and following consideration through the SSM, was not proposed for inclusion in the LPS Proposed Changes Version (Consultation Draft).
Summary of Key Points: Site Selection Findings Site PSS1109 Land North of Moor Lane ‘Traffic Light’ criteria • An overview of the ‘Traffic Light’ criteria shows them to (included as Appendix 2 be a mix of green and amber, but with two reds (one to this Report) being greenfield land and the other being achievability).
• The site is being actively promoted (in separate parts) Availability and considered to be available, but the information on most of the site is limited.
• The site is in an attractive location and the CIL and Viability Assessment considers it to be in a part of the Achievable – Market Borough that is viable for residential development. attractiveness / • Neither representation on the site includes more than economic viability very minimal site-specific information and achievability has not been demonstrated.
• The site lies in what is considered to be a reasonably sustainable location. The SA Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to most services and facilities. There are two ‘red’ assessments (access to a Suitability secondary school and leisure facilities). • Overall, the ‘Traffic Light’ assessments are mainly a mix of green and amber. It is possible that many of those classes as amber could be mitigated, although the lack of supporting information means that in most cases, this has not yet been demonstrated.
• Meets 2 out of 5 of the ‘Promoting Economic Prosperity’ criteria, the site would provide development with reach of Wilmslow Town Centre, within an easy drive of the A34 and train station with links north. The development would support the town. • Meets 3 out of the 4 of the ‘Creating Sustainable Communities’ criteria; the site is well connected to ‘Vision and Strategic Wilmslow Town Centre with a variety of possible Priorities’ criteria walking routes, and could help enhance community (included as Appendix 3 facilities. Green links within the site are possible and to this Report) could utilise adjoining routes. • Meets 6 of the ‘Protecting and Enhancing Environmental Quality’ criteria; the development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. If all the sites were developed together, then there is an opportunity to
50 develop some green links, and the natural environment could potentially be conserved and enhanced. A strong Green Belt boundary would be difficult to establish. • Meets all of the travel and transport criteria: reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of the railway station. Could contribute to improved infrastructure.
Infrastructure Providers/Statutory • This site has not been subject to this consultation, as it Consultees was not considered to be suitable for inclusion in the Consultation shortlist of sites for potential allocation in the LPS, in Responses (included as accordance with the SSM (see below). Appendix 4 to this Report) • Not included in the Wilmslow Vision Summary of Consultation Findings; • The site was not proposed to be included in the plan in the LPS Proposed Changes consultation and therefore Consultation responses few concerns were raised with the site itself. • No new information was submitted through the LPS Proposed Changes consultation that changes the previous traffic light assessments against availability, achievability or suitability. Table Wilmslow 20: Site Selection Findings: PSS1109 Land North of Moor Lane
PSS1109: Analysis and Conclusions
7.131 In general, it was considered that this site performs moderately in the site selection considerations but the main issues are the lack of evidence regarding deliverability and the difficulty in defining a new Green Belt boundary.
7.132 The ‘Traffic Light’ Assessments of this site shows that it performs well in relation to some criteria. It is available and viable but it has not been demonstrated to be achievable. In terms of location, the site is suitable as it meets the minimum standard in relation to many of the services and facilities identified in the SA Accessibility Assessment. However, it is outside the recommended distance for two facilities, with access to a secondary school and leisure facilities scoring ‘red’ in the assessments. Whilst the location is not unsustainable, there are other sites under consideration that are better located in terms of accessibility.
7.133 A number of the ‘Traffic Light’ criteria are assessed as being amber, including landscape impact, highways impact and ecology. Whilst these may be able to be mitigated, the lack of supporting evidence means that the potential for mitigation has not been demonstrated in many areas.
51 7.134 The ‘Vision and Strategic Priorities’ assessment of this site shows that it performs well in terms of delivering the vision and strategic priorities of the LPS. However, it does note that a strong Green Belt boundary may be difficult to establish.
7.135 The HRA does not identify any issues of relevance to this site.
7.136 The Green Belt Site Assessment (GBSA) for PSS1109 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 21 below. It identifies that further work is required on demonstrating that a readily recognisable boundary could be created.
Consideration Summary Potential area for Green The area between the settlement inset boundary, field Belt release boundaries and other boundaries as shown on the map. The assessment of the potential area of land to be released Green Belt Assessment shows that it makes a “significant contribution” to Green Belt of the Potential Area to purposes. This accords with the GBAU assessments for parcels be Released WM34 and WM35, both of which make a “significant contribution”. The detailed site selection work must demonstrate that a new Resulting Green Belt Green Belt boundary can be defined using physical features that boundary are readily recognisable and likely to be permanent. Release of adjacent site PSS1108 would not impact on the potential for this site to also be released. Release of this site Surrounding Green Belt would not undermine the function of the surrounding Green Belt General Area. The exceptional circumstances set out in the GBAU are Exceptional applicable to this site provided there are no other suitable Circumstances alternatives that make “no contribution” or a “contribution” to Green Belt purposes. Table Wilmslow 21: GBSA Summary Table for Site PSS1109
7.137 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.138 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no alternative suitable sites in
52 Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1106. However, there are sites that make the same Green Belt contribution but which perform better through the site selection process.
7.139 The site does not presently have a suitable defined boundary to create a new Green Belt boundary. Whilst there may be potential to create such a boundary with new development, this has not been demonstrated through the information submitted.
7.140 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should not be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS.
7.141 Stage 8 recommended that this site is not included in the LPS.
7.142 No new information was received during the Proposed Changes consultation that raises any fundamental issues that need to be addressed. The overall findings of the SSM in relation to this site remain unchanged.
Stage 9: Recommendation - Site PSS1109 Land North of Moor Lane Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site is not included within the LPS. There are other sites that make the same contribution to Green Belt purposes that perform better through the site selection process. It is not clear whether this site is achievable or could create a new readily recognisable, permanent Green Belt boundary.
Site PSS1110 Land off Welton Drive
7.143 This site is being actively promoted by DPP Planning on behalf of Tesni Homes Ltd. The site is 4.2ha and has previously been promoted as suitable for around 80 dwellings. As a site suitable for 80 dwellings, it was not considered to be large enough to be a ‘strategic site’ and was not considered through the detailed SSM.
7.144 The site was not included in the Submitted LPS, was not considered through the SSM and was not proposed for inclusion in the LPS Proposed Changes Version (Consultation Draft).
7.145 Through the Proposed Changes consultation, the site promoter submitted a response to state the site has a ‘theoretical capacity’ for up to 160 homes. A
53 site for 160 homes does constitute a potential strategic site and is now considered through the SSM on that basis.
Summary of Key Points: Site Selection Findings Site PSS1110 Land off Welton Drive ‘Traffic Light’ criteria • An overview of the ‘Traffic Light’ criteria shows them to (included as Appendix 2 be a mix of green and amber, but with two reds (impact to this Report) on urban form and greenfield land).
• The site is being actively promoted and considered to Availability be available, with evidence to support this.
• The site is in an attractive location and the CIL and Viability Assessment considers it to be in a part of the Borough that is viable for residential development. • The site has been the subject of a planning application Achievable – Market attractiveness / for 80 dwellings. Significant supporting information is available to support the development of the site for 80 economic viability dwellings, including a masterplan and various technical reports. However, no additional supporting information is provided to demonstrate that the site is capable of delivering 160 dwellings.
• The site is in a sustainable location. The SA Accessibility Assessment shows that the site meets the minimum accessibility standard in relation to most services and facilities. There are five ‘amber’ assessments, which are access to amenity greenspace, children’s playspace, supermarket, secondary school and leisure facilities. Suitability • Overall, the ‘Traffic Light’ criteria are a mixture of amber and green, with two red (impact on urban form and greenfield). It is likely that the majority of those that are amber could be mitigated, such as ecology and highways. The impact on the urban form is red as the site only adjoins on one edge, but given the surrounding settlement pattern, this could potentially be mitigated to a certain extent.
• Meets 2 out of 5 of the ‘Promoting Economic Prosperity’ criteria, the site would provide development with reach of Wilmslow Town Centre, within an easy drive of the A34 and train station with links north. The development would support the town. • Meets 3 out of the 4 of the ‘Creating Sustainable ‘Vision and Strategic Communities’ criteria; the site is well connected to Priorities’ criteria Wilmslow Town Centre with a variety of possible (included as Appendix 3 walking routes, and could help enhance community to this Report) facilities. Green links within the site are possible and could utilise adjoining routes. • Meets 7 of the criteria for ‘Protecting and Enhancing Environmental Quality’: The development of the site could respect the character and distinctiveness of the locality with quality design, and integration into
54 Wilmslow could be achieved. Quality development will protect the natural environment. A strong Green Belt boundary can be created. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre- planning stage, depending on the nature of the site. • Meets all of the travel and transport criteria; reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of the railway station. Could contribute to improved infrastructure.
Infrastructure Providers/Statutory • This site has not been subject to this consultation, as it Consultees was not considered to be suitable for inclusion in the Consultation shortlist of sites for potential allocation in the LPS, in Responses (included as accordance with the SSM (see below). Appendix 4 to this Report) • 12% public support in the Wilmslow Vision Summary of Consultation Findings; • The site was not proposed to be included in the LPS Proposed Changes consultation and therefore few concerns were raised with the site itself. Consultation responses • New information was submitted through the LPS Proposed Changes consultation, which reviews the GBAU assessment of parcel WM28 and states that the site has a ‘theoretical capacity’ of up to 160 dwellings and is therefore a potential strategic site. Table Wilmslow 22: Site Selection Findings: PSS1110 Land off Welton Drive
PSS1110: Analysis and Conclusions
7.146 In general, it was considered that this site performs reasonably well in the site selection considerations but the lack of supporting information to demonstrate that the site is capable of delivering 160 dwellings raises serious questions regarding achievability.
7.147 The ‘Traffic Light’ Assessments of this site shows that it performs well in relation to many of the criteria. It is available and it is viable and whilst it could be said to achievable for 80 dwellings, there is no additional information to demonstrate that the site is achievable for 160 dwellings which is the ‘theoretical capacity’ identified by the site promoter. Taking into account layout, design and landscaping, the site promoter considers the site suitable for around 80 dwellings. No further information is given as to how the site could accommodate twice as many dwellings as the site promoter considers suitable.
7.148 The ‘Traffic Light’ Assessment of the impact on the character of the settlement and urban form is ‘red’ as the site only adjoins the settlement on one side.
55 However, given the shape of the settlement form, this could potentially be mitigated with careful design and landscaping.
7.149 In terms of location, the site is in an accessible location, with most services and facilities within the recommended distance. The ‘Traffic Light’ criteria assessed as ‘amber’ are likely to be capable of mitigation.
7.150 The ‘Vision and Strategic Priorities’ assessment of this site shows that it performs well in delivering the vision and strategic priorities of the LPS.
7.151 The HRA does not identify any issues of relevance to this site.
7.152 The Green Belt Site Assessment (GBSA) for PSS1110 is included in Appendix 5 to this document and the summary GBSA is shown in Table Wilmslow 23 below. It identifies that a readily recognisable boundary could be created subject to some additional boundary treatment, which would be required in a site policy.
7.153 During the Proposed Changes consultation, additional information was submitted by the site promoter, which reviews the GBAU assessment of parcel WM28 and concludes that it makes a ‘contribution’ to Green Belt purposes. This review deviates from the methodology as set out in the GBAU, which assesses all parcels on an objective, consistent and comprehensive basis. Parcel WM28 and site PSS1110 make a ‘significant contribution’ to Green Belt purposes, as set out in the GBAU and GBSA.
Consideration Summary Potential area for Green The area between the settlement inset boundary, field Belt release boundaries and public footpath as shown on the map. The assessment of the potential area of land to be released Green Belt Assessment shows that it makes a “significant contribution” to Green Belt of the Potential Area to be purposes. This accords with the GBAU assessments for parcel Released WM28. The new boundary would be defined using physical features Resulting Green Belt that are readily recognisable and likely to be permanent, subject boundary to the site policy detailing appropriate boundary treatment to the southern hedge boundary. Release of this site is unlikely to undermine the function of the surrounding Green Belt General Area, but it would emphasise Surrounding Green Belt the importance of surrounding parcels in preventing Wilmslow and Alderley Edge from merging.. The exceptional circumstances set out in the GBAU are Exceptional applicable to this site provided there are no other suitable Circumstances alternatives that make “no contribution” or a “contribution” to Green Belt purposes. Table Wilmslow 23: GBSA Summary Table for Site PSS1110
56 7.154 Exceptional circumstances are required to release this site from the Green Belt, which include the inability to meet Wilmslow’s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.
7.155 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. There are no alternative suitable sites in Wilmslow that make a lower contribution to Green Belt purposes that could be released instead of PSS1110. However, there are sites that make the same Green Belt contribution but which perform better through the site selection process. PSS1110 has not been demonstrated to be achievable as a strategic site.
7.156 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should not be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS.
7.157 This site has been considered as a result of the Stage 8 consultation that took place in relation to the Local Plan Strategy Proposed Changes Version.
Stage 9: Recommendation - Site PSS1110 Land off Welton Drive Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site is not included within the LPS. There are other sites that make the same contribution to Green Belt purposes that perform better through the site selection process. The site has not been demonstrated to be achievable as a Strategic Site.
57 8. Sites recommended for inclusion in the LPS for Wilmslow:
8.1 In conclusion, the sites recommended for inclusion in the LPS for Wilmslow (Stage 9) are shown in Table Wilmslow 24 below.
Delivery Number Employ- Safe- Option Site Name Size of ment guarded Proposal Ref Dwellings Land Land Mixed use Royal 27.5 ha scheme London (including including including PSS1101 existing 175 5.0 ha - employment land west of developed development Alderley area) and new Road homes Wilmslow B1 Business PSS1102 Business 6.3 ha - 6.3 ha - Park Park A Land at Little PSS1104 6.8 ha 200 - - development Stanneylands of new homes A development of new homes Heathfield and an PSS1107 15.0 ha 150 0 9.0 ha Farm additional area of Safeguarded Land Land at Upcast Lane Safeguarded PSS1108 15.0 ha - - 15.0 ha / Cumber Land Lane Total 525 11.3 ha 24.0 ha Table Wilmslow 24: Sites recommended for inclusion in the LPS
8.2 The sites recommended for inclusion in the LPS for Wilmslow are capable of providing 525 dwellings, 11.3 ha of employment land and 24 ha of Safeguarded Land
8.3 Cheshire East Council’s Highways Team has considered the sites in Wilmslow that are proposed for inclusion in the Proposed Changes to the Local Plan Strategy (2016).
8.4 Development detailed in the Local Plan is expected to impact upon the operation of the highway network in three locations in particular:
• A538/B5166 Manchester Road junction
58 • A538 Water Lane/B5086 Alderley Road junction • Junctions on the A34 Wilmslow-Handforth Bypass.
8.5 These junctions currently experience congestion during the peak periods and previous junction modelling has been undertaken to understand the impact of background traffic growth and traffic growth as a result of the development sites in the March 2014 Local Plan submission. Concept proposals have been included in the Infrastructure Plan; detailed design work will take account of the final plan proposals. The Infrastructure plan also includes Public realm enhancements in the town centre, as well as improvements to cycle and walking links to the town centre and station from Local Plan development sites, school and local employment areas.
8.6 Any highway improvements required will be detailed in the Infrastructure Plan and will require funding through future CIL charging regime /S106 contributions.
9. Overall Conclusions re Sites for Inclusion in the LPS for Wilmslow
9.1 The Spatial Distribution results in the revised Policy PG6 figure for Wilmslow of 900 dwellings. With the flexibility factor of 5.9% (further information on which can be found in the Housing Topic Paper), this results in a housing requirement of 953 dwellings.
9.2 Figure Wilmslow 2 shows the development requirements for Wilmslow, including the sites recommended for inclusion in the LPS.
59
Commitments & Revised LPS Balance Completions LPS Policy PG6 & Required 31.03.16 Strategic Flexibility Factor - - = (Site (excluding LPS Sites Dwellings Allocations) Strategic Sites)
953 402 525 26
Commitments & Revised LPS Balance Completions LPS Policy PG6 Required 31.03.13 Strategic Employment - - (Site (excluding LPS Sites = Land Allocations) Strategic Sites)
10 ha 0.07 ha 11.3 ha 0 ha
SSM Indicative Commitments & Balance LPS Requirement for Completions Required Strategic Safeguarded - (excl uding LPS (Site - Sites = Land Strategic Sites) Allocations)
24 ha N/A 24 ha 0 ha
Figure Wilmslow 2: Development Requirements in Wilmslow over the Plan Period
9.3 The revised proposed Spatial Distribution results in a revised Policy PG6 figure for Wilmslow of 10 hectares of employment land and 900 dwellings over the Plan period, with a housing flexibility factor taking the housing figure to 953. The required amount of Safeguarded Land as set out in Appendix 2 to the SSM is 24 ha. Taking into account the completions and commitments, the minimum remaining development to be accommodated in the SADPD / Neighbourhood Plans is 26 dwellings, with no further employment land or Safeguarded Land required.
60 Appendix 1: Map Showing all Wilmslow Potential Strategic Sites Considered in the Site Selection Process
61 North Cheshire Growth Village/ Handforth East
Potential Strategic Sites (PSS) Cheshire East Local Plan Strategy Committed Strategic Sites Site Selection Report: Sites Considered Wilmslow July 2016 PSS1104
Inset Map 1
PSS1107
PSS1106
PSS1100
PSS1103
PSS1109
PSS1105
PSS1110
PSS1108 This map should viewed alongside the Site Selection Report PSS1102 0 0.3 0.6 to which the site reference numbers relate. It shows the sites that have been considered for inclusion in 62 km © Crown copyright and database rights 2016. the Local Plan Strategy. It does not indicate that areas of land PSS1101 Ordnance Survey 100049045 ¯ will be identified for development. Committed Strategic Sites Cheshire East Local Plan Strategy Site Selection Report: Sites Considered Wilmslow Inset Map 1 July 2016 PSS1107
PSS1106
PSS1100
Some sites are shaded, to show where boundaries overlap. The shading does not indicate that areas of land will be identified for development.
0 0.2 0.4 km © Crown copyright and database rights 2016. Ordnance Survey 100049045 ¯
PSS1105 This map should viewed alongside the Site Selection Report to which the site reference numbers relate. It shows the sites that have been considered for inclusion in PSS1103 63 the Local Plan Strategy. It does not indicate that areas of land will be identified for development. Appendix 2: Wilmslow ‘Traffic Light’ Forms
64 Site Address PSS1101 Royal London including land Potential : 175 dwellings and 5.0 ha and Ref west of Alderley Road employment land for B1 uses. GREEN BELT SITE
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site This site is being actively promoted G Available? and considered available. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a economic viability part of the Borough considered to be viable for residential G development. Employment uses are also proposed and the agent considers the mixed use proposals are viable. 2.2 Is the site Comprehensive supporting achievable? information from the agent including a detailed masterplan backed up by a number of specialist reports including: Flood risk/surface water G drainage; Phase 1 habitat survey; noise and vibration survey. A planning application (ref 16/2314M) for a new major office building has been received and is currently under consideration. 3. Is the site 3.1 Landscape impact The Eastern part of the site is open, suitable but there are no public rights of way across the site and it is not readily visible from any public vantage A points. Land west of Alderley Road is more prominent from adjoining roads. Illustrative layouts indicate that the development can address potential issues. 3.2 Impact on the The site has built development to character of the the west (existing Royal London settlement and urban Campus) and north (housing off A form Harefield Drive).The area of land west of Alderley Road is surrounded by built development on all sides. 3.3 Impact on Green Not in a Green Gap. Gap
3.4 Neighbouring uses Adjoins B1 uses and as such there will be no issues associated with A residential use. The A34 bypass and railway are likely to require noise mitigation. 3.5 Highways access The eastern section of this site is already served by two dedicated G access points from Alderley Road. These access points will need to be
65 Site Address PSS1101 Royal London including land Potential : 175 dwellings and 5.0 ha and Ref west of Alderley Road employment land for B1 uses. GREEN BELT SITE
enhanced and / or a new access point provided to Alderley Road to the southern end of the site. The land to the west of Alderley Road has two field gate points of access one of which could be improved to provide access. Alternative access from Alderley Road is also possible. 3.6 Local Highways Alderley Road would provide good access; however, the traffic impact A at the Kings Arms roundabout to the north of the site will need to be assessed. 3.7 Impact on The traffic impact on the A34 will Strategic Road need to be assessed. Improved A Network connectivity to the town centre and train station will be required. 3.8 Heritage Assets There are a number of Listed Buildings on site which will require sensitive treatment. Any specific site policy should require A development to have respect for the setting of listed buildings including Fulshaw Hall. Land west of Alderley Road has 2 locally listed buildings on adjacent sites. 3.9 Flooding/drainage Flood Zone 2 & 3 affects the southernmost part of the site, but development proposals exclude this G area. Any specific site Policy should require a detailed site-specific flood risk assessment. Land west of Alderley Road is in Flood Zone 1. 3.10 Ecology There are a number of trees, and watercourses on the northern and southern boundaries. Any site- A specific policy should require the retention and enhancement of features on site. 3.11 Tree There are a number of individual and Preservation Orders group orders on the western side of the site, but a sensitive layout A should accommodate them. Land west of Alderley Road also has numerous TPOs but sensitive design can accommodate them. 3.12 Air Quality No part of the site falls within an G AQMA.
66 Site Address PSS1101 Royal London including land Potential : 175 dwellings and 5.0 ha and Ref west of Alderley Road employment land for B1 uses. GREEN BELT SITE
3.13 Minerals The site is located within a Minerals Safeguarding Area for sand and A gravel as outlined in the CgMs Minerals Sites and Assessment Report (2015). 3.14 SA Accessibility Majority ‘Green’ with 5 ‘Amber’ and Assessment no ‘Red’ G
3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Majority Grade 3 / some urban A Classification (Magic Maps). 3.17 Largely greenfield (development R Brownfield/Greenfield area).
67 Site Address PSS1102 Wilmslow Business Park Potential: Up to 6.3 ha employment and Ref GREEN BELT SITE land for B1 uses.
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site This site is being actively promoted G Available? and considered available. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a economic viability part of the Borough considered to G be viable. Employment use of the site is considered viable in the LDF Viability assessment and the agent considers the development viable. 2.2 Is the site Comprehensive supporting achievable? information from the agent including: a highways assessment; G Ecology Scoping Report; Preliminary Landscape and Visual Overview; Level 1 Flood Risk Assessment (Screening Study). 3. Is the site 3.1 Landscape impact The site is visually very self- suitable contained with only brief glimpses from the bypass. There are no public G rights of way on or adjacent to the site. Any specific site policy would require comprehensive landscaping. 3.2 Impact on the Difficult to assess as an unusual character of the shape, but only really adjoins the R settlement and urban settlement at the north currently. form 3.3 Impact on Green Not in a Green Gap. Gap
3.4 Neighbouring uses No directly adjoining uses. Wilmslow High School is separated by the A railway. Some noise mitigation will be required due to the A34 bypass and railway. 3.5 Highways access The site has an existing access taken from the A34 / Prestbury Road / G Wilmslow High School roundabout. Enhancements to this or a new access will be required. 3.6 Local Highways Wilmslow High School is located immediately to the north of the site and there are road safety issues associated with the drop off and pick up of students, which results in A traffic queueing back past the site access and onto the A34 roundabout and beyond. This would need to be mitigated, as access to the site, particularly during the morning peak
68 Site Address PSS1102 Wilmslow Business Park Potential: Up to 6.3 ha employment and Ref GREEN BELT SITE land for B1 uses.
hour, will be difficult. Development will also need to improve connectivity and accessibility between the site and wider area including links to Wilmslow railway station. 3.7 Impact on The traffic impact on the A34 will Strategic Road need to be assessed. New Network development will be expected to A enhance the existing access & improve connectivity / accessibility to the wider area including the train station. 3.8 Heritage Assets None. G
3.9 Flooding/drainage The extreme southernmost tip of the site is within Flood Zone 2 & 3, but G would not impact on development of the site. 3.10 Ecology There are a number of trees, and a minor watercourse crosses the A centre of the site. Any site specific policy should require respect for existing ecological constraints. 3.11 Tree None. G Preservation Orders 3.12 Air Quality No part of the site falls within an G AQMA. 3.13 Minerals The site is located within a Minerals Safeguarding Area for sand and A gravel as outlined in the CgMs Minerals Sites and Assessment Report (2015). 3.14 SA Accessibility Majority ‘Green’, with 5 ‘Amber’ and Assessment 1 ‘Red’ (child care facility). G
3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Majority Grade 3 / some urban A Classification (Magic Maps). 3.17 Largely greenfield although the Brownfield/Greenfield R former depot site could potentially be classed as brownfield.
69 Site Address PSS1103 Prestbury Road Potential: Up to 435 dwellings or 14.5 and Ref GREEN BELT SITE ha safeguarded land.
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site The supporting information is Available? somewhat limited with regards to A the Council-owned section of the site, and is in use as POS/Allotments. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a G economic viability part of the Borough considered to be viable. 2.2 Is the site A limited amount of information is achievable? given in the Matter Statement (doc ref M14.12.005), Sites Justification Paper and Policy CS 35 in the A Submitted LPS. Some more information is given in the agent’s submission on the area to the east (PSS1105), but this only covers the smaller part of this site. 3. Is the site 3.1 Landscape impact Development would be clearly suitable visible from the North Cheshire Way public footpath through the site and there are also views from footpaths to the south of the site. There are views of the site from as far as 2km away from public footpaths running along the Alderley Edge escarpment. R It is virtually certain that development would have landscape impacts and these may prove difficult to mitigate sufficiently. A full landscape assessment and a visual assessment based on recognised methodologies would reveal the degree of adverse impacts. 3.2 Impact on the Built development to the north of character of the Prestbury Road and east off Hough A settlement and urban Lane. form 3.3 Impact on Green Not in a Green Gap. Gap
3.4 Neighbouring uses Whilst there are residential uses to most sides, there are busy roads to A the west and north that will require some mitigation. 3.5 Highways access There is an existing field access off Prestbury Road which will need to G be improved and there is also a dedicated pedestrian access. Alternative access from Prestbury
70 Site Address PSS1103 Prestbury Road Potential: Up to 435 dwellings or 14.5 and Ref GREEN BELT SITE ha safeguarded land.
Road is also possible.
3.6 Local Highways Prestbury Road is a main road in Wilmslow (A538) with no known issues, it is subject to the national speed limit and a weight restriction G of 7.5 tonnes except for access The traffic impact at the Prestbury Road / Hough Lane roundabout will need to be assessed. 3.7 Impact on The traffic impact on the A34 will Strategic Road A need to be assessed. Network 3.8 Heritage Assets None. G
3.9 Flooding/drainage No issues known. G
3.10 Ecology There are a significant number of trees on site in various ‘blocks’ and a pond adjoining the eastern site A boundary. Any development should seek to retain the majority of these trees. 3.11 Tree There are TPOs covering individual Preservation Orders A and groups of trees which will impact on layout. 3.12 Air Quality No part of the site falls within an G AQMA. 3.13 Minerals The site is located within the 250m buffer zone of a Minerals Safeguarding Area for sand and A gravel as outlined in the CgMs Minerals Sites and Assessment Report (2015). 3.14 SA Accessibility Majority ‘Green’, with 4 ‘Amber’ and assessment 3 ‘Red’ (convenience store, child G care facility and transport node).
3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Majority Grade 3 / some urban A Classification (Magic Maps). 3.17 Greenfield. R Brownfield/Greenfield
71 Site Address PSS1104 Land at Little Stanneylands Potential: Up to 200 dwellings or 6.8 ha and Ref GREEN BELT SITE safeguarded land
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site This site is being actively promoted G Available? and considered available. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a G economic viability part of the Borough considered to be viable. 2.2 Is the site Comprehensive submission including achievable? master-plan; transport technical G note; landscape plan & ecology report. 3. Is the site 3.1 Landscape impact Potentially prominent site from the suitable west and north, but confining A development to the plateau area will enable mitigation to address the main issues. 3.2 Impact on the Built development to the south and character of the east. A settlement and urban form 3.3 Impact on Green Not in a Green Gap. Gap
3.4 Neighbouring uses Mainly residential area with a hotel G nearby, but this is not considered to be an issue. 3.5 Highways access There is an existing field access off Stanneylands Road. The site advocacy document submitted in support of this site indicates access G from a new roundabout junction on Stanneylands Road. The proposal would improve the alignment of Stanneylands Road and improve access to the Stanneylands Hotel. 3.6 Local Highways The traffic impact will need to be assessed on the narrow bridge on Stanneylands Road to the north- west of the site access, the A Stanneylands Road / Manchester Road / Dean Row Road traffic signal junction and the Dean Row / Ringstead Drive roundabout. 3.7 Impact on The traffic impact on the A34 will Strategic Road A need to be assessed. Network 3.8 Heritage Assets The site is adjacent to three Grade II A heritage assets, Rose Cottage, Little Stannilands and Barn. A heritage
72 Site Address PSS1104 Land at Little Stanneylands Potential: Up to 200 dwellings or 6.8 ha and Ref GREEN BELT SITE safeguarded land
impact assessment has been carried out which concludes: the majority of the site whilst currently open fields should not adversely impact on setting subject to mitigation /no in principle concern for development on the majority of the site, the current use and entrance point for the buildings of sensitivity mean the most sensitive part of the development site is the southern section. 3.9 Flooding/drainage The site is in Flood Zone 1 with no G known issues.
3.10 Ecology River beyond the site boundary and SBI on the far bank. There are A numerous trees on the site which should be retained / enhanced as part of any development. 3.11 Tree There are TPOs on the southern Preservation Orders boundary, but development can A accommodate them with careful layout. 3.12 Air Quality No part of the site falls within an G AQMA. 3.13 Minerals The site is located within a Minerals Safeguarding Area for sand and A gravel as outlined in the CgMs Minerals Sites and Assessment Report (2015). 3.14 SA Accessibility Majority ‘Green’ with 2 ‘Amber’ and Assessment 1 ‘Red’ (Secondary School) G
3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Majority Grade 3 / some urban A Classification (Magic Maps). 3.17 Greenfield. R Brownfield/Greenfield
73 Site Address PSS1105 Land south of Prestbury Road Potential: Around 250 dwellings or and Ref and east of Hough Lane 14.9 ha safeguarded land. GREEN BELT SITE
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site This site is being actively promoted G Available? and considered available. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a G economic viability part of the Borough considered to be viable. 2.2 Is the site More recent assessment of the site achievable? does include a very high level master plan with some information on A landscape and pedestrian access. The level of assessments is high level without supporting detail so borderline green /amber. 3. Is the site 3.1 Landscape impact Whilst screened from Prestbury suitable Road, the site is open to views from other locations. Development would be clearly visible from the North Cheshire Way public footpath through the site and there are also views from footpaths to the south of the site. There are views of the site from as far as 2km away from public R footpaths running along the Alderley Edge escarpment. It is virtually certain that development would have landscape impacts and these may prove difficult to mitigate sufficiently. A full landscape assessment and a visual assessment based on recognised methodologies would reveal the degree of adverse impacts. 3.2 Impact on the Residential development across two character of the sides: Prestbury Road to the north A settlement and urban and properties fronting Hough Lane form to the east. 3.3 Impact on Green Not in a Green Gap. Gap
3.4 Neighbouring uses Adjoins residential properties to the north and east, and although adjoins Prestbury Road, which will generate G some road noise, it is not considered to be significant enough to constitute ‘Amber’. 3.5 Highways access There is an existing field access off G Prestbury Road which will need to be improved; alternative access
74 Site Address PSS1105 Land south of Prestbury Road Potential: Around 250 dwellings or and Ref and east of Hough Lane 14.9 ha safeguarded land. GREEN BELT SITE
from Prestbury Road is also possible. A development of this scale would normally require a second point of access and it would appear that this is achievable from Prestbury Road. 3.6 Local Highways Prestbury Road is a main road in Wilmslow (A538) with no known issues; it is subject to the national speed limit and a weight restriction G of 7.5 tonnes except for access. The traffic impact at the Prestbury Road / Hough Lane roundabout will need to be assessed. 3.7 Impact on The traffic impact on the A34 will Strategic Road A need to be assessed. Network 3.8 Heritage Assets None. G
3.9 Flooding/drainage The site is in Flood Zone 1 with no G known drainage issues.
3.10 Ecology There are numerous mature trees and hedgerows to the boundaries A and as such some mitigation works are likely to be required. 3.11 Tree There are a number of TPO trees / Preservation Orders woodland groups on the site A boundaries which will have an impact on layout. 3.12 Air Quality No part of the site falls within an G AQMA. 3.13 Minerals The site is located within the 250m buffer zone of a Minerals Safeguarding Area for sand and A gravel as outlined in the CgMs Minerals Sites and Assessment Report (2015). 3.14 SA Accessibility Majority ‘Green’ , with 5 ‘Amber and Assessment 3 ‘red’ (convenience store, child care G facility and transport node).
3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Majority Grade 3 /some urban A Classification (Magic Maps). 3.17 Greenfield. R Brownfield/Greenfield
75 Site Address PSS1105 Land south of Prestbury Road Potential: Around 250 dwellings or and Ref and east of Hough Lane 14.9 ha safeguarded land. GREEN BELT SITE
76 Site Address PSS1106 Land at Dean Row Road Potential: Up to 388 dwellings or 13.1 and Ref GREEN BELT SITE ha safeguarded land.
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site Three distinct areas of the site are Available? being actively promoted and A considered available; other parts of the greater site are unknown. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a G economic viability part of the Borough considered to be viable. 2.2 Is the site The site consists of 3 representation achievable? sites, but they do not consider the A whole site and the level of detail varies. 3. Is the site 3.1 Landscape impact Prominent site when viewed from suitable Dean Row Road or Adlington Road A on the eastern approach into Wilmslow. 3.2 Impact on the Part of one boundary to the new character of the Adlington Road development, and R settlement and urban small part to Dean Row. form 3.3 Impact on Green Not in a Green Gap. Gap
3.4 Neighbouring uses Residential. G
3.5 Highways access The part related to representation SUB1645 can be accessed from Adlington Road, SUB3155 could be A access through SUB1645 or access may be possible from Chapel Road / Dean Row in the vicinity of the existing field gate access. 3.6 Local Highways If all sites are developed, the traffic impact will need to be assessed on the Adlington Road / Dean Row and Adlington Road / Wilmslow Road / A Lees Lane roundabouts; and the Dean Row / Pinewood Road traffic signals; and the Dean Row / Ringstead Drive roundabout. 3.7 Impact on If all sites are developed, the traffic Strategic Road A impact on the A34 will need to be Network assessed. 3.8 Heritage Assets There are two Listed Buildings at Dean Row on the eastern site A boundary that will require sensitive treatment. A Heritage Impact Assessment would need to be
77 Site Address PSS1106 Land at Dean Row Road Potential: Up to 388 dwellings or 13.1 and Ref GREEN BELT SITE ha safeguarded land.
carried out to establish the significance of the heritage asset and potential for harm. 3.9 Flooding/drainage The site is in Flood Zone 1 with no G known drainage issues.
3.10 Ecology There are numerous older trees, some hedges and a pond on site that A will need to be accommodated in the site. 3.11 Tree There are several TPOs (both Preservation Orders A individual and groups) that will impact on the layout. 3.12 Air Quality No part of the site falls within an G AQMA. 3.13 Minerals The site is not within a minerals G safeguarding area or area of search. 3.14 SA Accessibility Majority ‘Green’ but with 2 ‘Amber’ Assessment and a 7 ‘Red’ (convenience store, G post office, bank or ATM, secondary school, medical centre, leisure facilities, park or garden) 3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Grade 3 (Magic Maps). A Classification 3.17 Greenfield. R Brownfield/Greenfield
78 Site Address PSS1107 Heathfield Farm Potential: Up to 450 dwellings or 15.0 and Ref GREEN BELT SITE ha safeguarded land.
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site This site is being actively promoted G Available? and considered available. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a G economic viability part of the Borough considered to be viable. 2.2 Is the site Comprehensive master-plan with achievable? most issues covered in submission G although there are no independent reports submitted with the vision statement. 3. Is the site 3.1 Landscape impact Prominent site when viewed from suitable Dean Row Road on the eastern A approach into Wilmslow, but sensitive treatment could minimise this impact. 3.2 Impact on the Development to two sides, and character of the elements to others; borderline A settlement and urban green/amber. form 3.3 Impact on Green Not in a Green Gap. Gap
3.4 Neighbouring uses Residential only. G
3.5 Highways access Purpose built existing access off Dean Row Road roundabout, however development of this scale G would normally require a second point of access and it would appear that this is achievable from either Dean Row Road or Browns Lane. 3.6 Local Highways The traffic impact will need to be assessed on the Adlington Road / Dean Row Road and Adlington Road / Wilmslow Road / Lees Lane A roundabouts; and the Dean Row Road / Pinewood Road traffic signals; and the Dean Row Road / Ringstead Drive roundabout. 3.7 Impact on The traffic impact on the A34 will Strategic Road A need to be assessed. Network 3.8 Heritage Assets None G
79 Site Address PSS1107 Heathfield Farm Potential: Up to 450 dwellings or 15.0 and Ref GREEN BELT SITE ha safeguarded land.
3.9 Flooding/drainage The site is in Flood Zone 1 with no G known drainage issues.
3.10 Ecology There are numerous older trees, some hedges and a pond on site A which should be retained as indicated in the masterplan. 3.11 Tree There are several TPOs (both Preservation Orders individual and groups) but the A suggested layout shows how they can be accommodated. 3.12 Air Quality No part of the site falls within an G AQMA. 3.13 Minerals The site is not within a minerals G safeguarding area or area of search. 3.14 SA Accessibility Majority ‘Green’ but 3 Amber and 4 Assessment ‘Red’ (convenience store, post office, G secondary school, leisure facilities)
3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Majority urban/some Grade 3 A Classification (Magic Maps). 3.17 Greenfield. R Brownfield/Greenfield
80 Site Address PSS1108 Land at Upcast Lane/Cumber Potential: Up to 440 dwellings or 14.6 and Ref Lane ha safeguarded land. GREEN BELT SITE
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site The site is being actively promoted Available? and considered available although G part of the site to the east, is being more heavily promoted that that to the west. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a G economic viability part of the Borough considered to be viable. 2.2 Is the site HOW Planning have submitted a achievable? master plan for part of the site and a reasonable level of supporting information and referenced other work done by other consultants with A regards to flooding, ecology and highways access. However, the highways study is based on a significantly lower number of dwellings and does not address the access issues identified. 3. Is the site 3.1 Landscape impact Site is fairly prominent when viewed suitable from Upcast Lane and particularly A from adjacent bridleways to the north and west. 3.2 Impact on the Adjoins mainly to the north east but character of the also across Upcast Lane. A settlement and urban form 3.3 Impact on Green Not in a Green Gap. Gap
3.4 Neighbouring uses Predominantly residential. G
3.5 Highways access The site has an existing field access from Clay Lane which is an unadopted, unsurfaced road / track. The indicative layout for this site indicates access to this site from both Clay Lane and Upcast Lane with an emergency access taken from R Bramley Close. Clay Lane is not considered to be suitable for access due to its narrowness and its constrained junction with Moor Lane. Upcast Lane is also a narrow road; however it is considered to be suitable to provide access for a
81 Site Address PSS1108 Land at Upcast Lane/Cumber Potential: Up to 440 dwellings or 14.6 and Ref Lane ha safeguarded land. GREEN BELT SITE
development of a maximum of around 50 dwellings. It would not be suitable to provide access for the 440 dwellings suggested in the Wilmslow Site List. There is also longer-term potential for other access points but these require land acquisition and demolition of existing properties. 3.6 Local Highways The traffic impact on the local highways netrwork would need to A be assessed, dependent on the access point(s). 3.7 Impact on The traffic impact on the A34 will Strategic Road A need to be assessed. Network 3.8 Heritage Assets None G
3.9 Flooding/drainage The site is in Flood Zone 1 with no known drainage issues, although the G south west boundary was waterlogged at the time of the (winter) site visit. 3.10 Ecology SBI to the south, and numerous A trees /hedges on site, and water course to the eastern side of site. 3.11 Tree None. G Preservation Orders 3.12 Air Quality No part of the site falls within an G AQMA. 3.13 Minerals The site is located within the 250m buffer zone of a Minerals Safeguarding Area for sand and A gravel as outlined in the CgMs Minerals Sites and Assessment Report (2015). 3.14 SA Accessibility Majority ‘Green’ but 5 ‘Amber’ and 3 Assessment ‘Red’ (supermarket, secondary G school, leisure facilities).
3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Majority Grade 3 / some urban A Classification (Magic Maps). 3.17 Greenfield. R Brownfield/Greenfield
82 Site Address PSS1109 Land north of Moor Lane Potential: Up to 290 dwellings or 9.7 ha and Ref GREEN BELT SITE safeguarded land
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site All of the site is being actively Available? promoted and considered available, A but information on most of the site is very limited. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a G economic viability part of the Borough considered to be viable. 2.2 Is the site Neither representation includes achievable? R more than very minimal site specific information. 3. Is the site 3.1 Landscape impact Site is fairly prominent when viewed suitable from Moor Lane and particularly A from Rotherwood Road, a public right of way. 3.2 Impact on the Adjoins Moor Lane (with continuous character of the properties on the southern side) and A settlement and urban Arlington Crescent/Burford Crescent form to the east. 3.3 Impact on Green Not in a Green Gap Gap
3.4 Neighbouring uses Predominantly residential, and although there are some small G business premises, these are unlikely to cause significant issues. 3.5 Highways access There are existing access points off Moor Lane and two points access G considered to be feasible for a development of around 330 dwellings. 3.6 Local Highways The traffic impact will need to be assessed at the Chapel Lane Bedells A Lane crossroads and at the Kings Arms roundabout 3.7 Impact on Poor access to the strategic road Strategic Road network (through Wilmslow town A Network centre which is capacity constrained). 3.8 Heritage Assets None. G
3.9 Flooding/drainage The site is in Flood Zone 1 with no G known drainage issues.
3.10 Ecology SBI to the north, and numerous trees/hedges on site, and drains A running north/south which will require sensitive treatment.
83 Site Address PSS1109 Land north of Moor Lane Potential: Up to 290 dwellings or 9.7 ha and Ref GREEN BELT SITE safeguarded land
3.11 Tree None. G Preservation Orders 3.12 Air Quality No part of the site falls within an G AQMA. 3.13 Minerals The site is located within the 250m buffer zone of a Minerals Safeguarding Area for sand and A gravel as outlined in the CgMs Minerals Sites and Assessment Report (2015). 3.14 SA Accessibility Majority ‘Green’ with 5 ‘Amber’ and assessment 2 ‘Red’ (secondary school and leisure G facilities)
3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Majority Grade 3 /some urban A Classification (Magic Maps) 3.17 Greenfield, although there are Brownfield/Greenfield elements including a farm and a R garden centre in particular that could be brownfield.
84 Site Address PSS1110 Land off Welton Drive Potential: 160 dwellings or 4.2 ha and Ref GREEN BELT SITE Safeguarded Land
Overall Criteria Sub criteria Traffic Light Commentary Choice 1. Is the site The site is being actively promoted G Available? and considered available. 2. Is the site 2.1 Market In attractive location, and CIL and Achievable? attractiveness- Viability Assessment says it is in a G economic viability part of the Borough considered to be viable. 2.2 Is the site The site has been the subject of a achievable? planning application for 80 dwellings. Significant supporting information is available to support the development of the site for 80 A dwellings, including a masterplan and various technical reports. However, no additional supporting information is provided to demonstrate that the site is capable of delivering 160 dwellings. 3. Is the site 3.1 Landscape impact There are views in and out from suitable various locations and it is fairly A prominent when viewed from the adjacent public footpath to the east of the site. 3.2 Impact on the Adjoins the urban area on one side character of the (the north-west side of the site). R settlement and urban form 3.3 Impact on Green Not in a Green Gap. Gap
3.4 Neighbouring uses Predominantly residential. G
3.5 Highways access The site has an existing access point G from Welton Drive. 3.6 Local Highways The traffic impact on the local road network will need to be assessed. It A is likely that impacts could be mitigated. 3.7 Impact on The traffic impact on the A34 will Strategic Road A need to be assessed. Network 3.8 Heritage Assets None G
3.9 Flooding/drainage The site is in Flood Zone 1 with no G known drainage issues.
85 Site Address PSS1110 Land off Welton Drive Potential: 160 dwellings or 4.2 ha and Ref GREEN BELT SITE Safeguarded Land
3.10 Ecology There are many mature trees, hedgerows and a pond at the A perimeter of the site and as such some mitigation works are likely to be required. 3.11 Tree None. G Preservation Orders 3.12 Air Quality No part of the site falls within an G AQMA. 3.13 Minerals The site is located within the 250m buffer zone of a Minerals Safeguarding Area for sand and A gravel as outlined in the CgMS Minerals Sites and Assessment Report (2015). 3.14 SA Accessibility Majority ‘Green’ with 5 ‘Amber’ and Assessment no ‘Red’. G
3.15 Outcome of HRA Unlikely to result in any significant (stage 4 of G impacts. methodology) 3.16 Agricultural Majority Grade 3 / some urban A Classification (Magic Maps). 3.17 Greenfield R Brownfield/Greenfield
86 Appendix 3: Local Plan Strategy Vision and Strategic Priorities Forms
87 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1101 Royal London including land west of Alderley Road, Wilmslow
Promoting Economic Prosperity
• Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow Yes
• Would enhance the vitality, viability and accessibility of a town centre Yes
• Supports a major regeneration scheme in Crewe or Macclesfield town centre No
• Would directly benefit rural businesses No
• Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
Employment uses are proposed as a significant part of the development, and the submitted policy requires them to be delivered on a phased basis. As the site is so close to Wilmslow people will make good use of the town and its facilities. Highly accessible to Wilmslow Town Centre with good road and rail links to the Manchester conurbation.
Creating Sustainable Communities
• Located within or adjoining a Principal Town or Key Service Centre Yes
• Would provide a Sustainable Village No
• Scope to provide or enhance conveniently located community services Yes
• Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and would support community services. The site is able to provide new pedestrian and cycle links and associated infrastructure, and provision of playing fields for Wilmslow High School.
88 Protecting and Enhancing Environmental Quality
• Capable of respecting the character and distinctiveness of the immediate locality Yes
• Capable of maintaining and enhancing the character and separate identity of the settlement(s) Yes
• Avoids land at risk from flooding Yes
• Would result in the remediation of contaminated land Potentially
• The site lies outside a notified area of high pollution Yes
• Capable of conserving and enhancing the natural and historic environment Yes
• Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes
• Would avoid the use of Green Belt land No
• Would help establish a clearly defined new Green Belt boundary that is likely to endure Yes
Comments:
Is in the Green Belt but extends to the A34 which is a natural boundary and ‘rounds’ off the settlement. Land west of Alderley Road is enclosed by built form to all sides. Good supporting information on safeguarding the environment. High quality design and landscaping would required by policy. Green infrastructure could make links to the town. A strong Green Belt boundary can be created by the A34. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
• Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities Yes
• Located conveniently close to existing sustainable modes of transport Yes
• Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities Yes
89 • Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes
Comments:
Well located to Wilmslow and within walking distance of the railway station and bus routes; would provide new pedestrian and cycle links. Could contribute to improved infrastructure if required.
90 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1102 Wilmslow Business Park, Wilmslow
Promoting Economic Prosperity
• Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow Yes
• Would enhance the vitality, viability and accessibility of a town centre Yes
• Supports a major regeneration scheme in Crewe or Macclesfield town centre No
• Would directly benefit rural businesses No
• Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
The site would provide employment opportunities with easy reach of Wilmslow Town Centre, with direct access off the A34 and walking distance of the train station with links north.
Creating Sustainable Communities
• Located within or adjoining a Principal Town or Key Service Centre Yes
• Would provide a Sustainable Village No
• Scope to provide or enhance conveniently located community services No
• Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is well connected to Wilmslow Town Centre with a variety of possible walking routes, however employment uses are unlikely to support community facilities in the way residential ones would. There is an opportunity to improve connectivity and accessibility.
91 Protecting and Enhancing Environmental Quality
• Capable of respecting the character and distinctiveness of the immediate locality Yes
• Capable of maintaining and enhancing the character and separate identity of the settlement(s) Yes
• Avoids land at risk from flooding Yes
• Would result in the remediation of contaminated land Potentially
• The site lies outside a notified area of high pollution Yes
• Capable of conserving and enhancing the natural and historic environment Yes
• Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace No
• Would avoid the use of Green Belt land No
• Would help establish a clearly defined new Green Belt boundary that is Yes likely to endure
Comments:
High quality innovative design is required by policy CS 27.The site is very self contained but with good walking links to the town. The constrained nature of the site between road and rail line gives few opportunities for additional green links. A strong Green Belt boundary could be created. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
• Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities No
• Located conveniently close to existing sustainable modes of transport Yes
• Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities Yes
• Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes
92 Comments:
Well located to Wilmslow and within walking distance of the railway station and bus routes. Potential to improve links to the train station. Could contribute to improved infrastructure.
93 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1103 Prestbury Road, Wilmslow
Promoting Economic Prosperity
Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow No
Would enhance the vitality, viability and accessibility of a town centre Yes
Supports a major regeneration scheme in Crewe or Macclesfield town centre No
Would directly benefit rural businesses No
Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
The site would provide development with easy reach of Wilmslow Town Centre, with easy access to the A34 and walking distance of the train station with links north.
Creating Sustainable Communities
Located within or adjoining a Principal Town or Key Service Centre Yes
Would provide a Sustainable Village No
Scope to provide or enhance conveniently located community services Yes
Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community facilities. Green links would be possible but Prestbury Road and A34 are barriers to easy safe movement.
94 Protecting and Enhancing Environmental Quality
Capable of respecting the character and distinctiveness of the immediate locality Yes
Capable of maintaining and enhancing the character and separate identity of the settlement(s) No
Avoids land at risk from flooding Yes
Would result in the remediation of contaminated land Potentially
The site lies outside a notified area of high pollution Yes
Capable of conserving and enhancing the natural and historic environment Yes
Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes
Would avoid the use of Green Belt land No
Would help establish a clearly defined new Green Belt boundary that is likely to endure No
Comments:
The development of the site could respect the character and distinctiveness of the locality with quality design, however it would be very much an ‘add-on’ to Wilmslow extending the settlement beyond Prestbury Road a strong boundary to the settlement.. Green infrastructure could be incorporated into the development of the site. A Green Belt boundary would be difficult to define especially to the eastern end of the site. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre- planning stage, depending on the nature of the site.
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities Yes
Located conveniently close to existing sustainable modes of transport Yes
Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities Yes
Could reasonably be expected to contribute to providing additional road Yes
95 transport infrastructure that would improve connectivity
Comments:
Reasonably well located to Wilmslow and within walking distance of the railway station and bus routes, although the routes are not ideal. Could contribute to improved infrastructure.
96 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1104 Land at Little Stanneylands, Wilmslow
Promoting Economic Prosperity
• Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow No
• Would enhance the vitality, viability and accessibility of a town centre Yes
• Supports a major regeneration scheme in Crewe or Macclesfield town centre No
• Would directly benefit rural businesses No
• Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
The site would provide development with reach of Wilmslow Town Centre, within an easy drive of the A34 and train station with links north. Links to the airport are also good. The development would support the town.
Creating Sustainable Communities
• Located within or adjoining a Principal Town or Key Service Centre Yes
• Would provide a Sustainable Village No
• Scope to provide or enhance conveniently located community services Yes
• Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community facilities. Green links within the site are possible and could utilise adjoining routes. A pedestrian and cycle link to Manchester Road is considered key to improving connectivity.
97
Protecting and Enhancing Environmental Quality
• Capable of respecting the character and distinctiveness of the immediate locality Yes
• Capable of maintaining and enhancing the character and separate identity of the settlement(s) Yes
• Avoids land at risk from flooding Yes
• Would result in the remediation of contaminated land Potentially
• The site lies outside a notified area of high pollution Yes
• Capable of conserving and enhancing the natural and historic environment Yes
• Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes
• Would avoid the use of Green Belt land No
• Would help establish a clearly defined new Green Belt boundary that is likely to endure Yes
Comments:
The development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. The sloping, wooded and low lying areas could be enhanced by a development and green links along the river could be established benefiting residents of the site as well as the town. A strong Green Belt boundary could be established following the wooded contours of the site. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre- planning stage, depending on the nature of the site
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
• Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities Yes
• Located conveniently close to existing sustainable modes of transport Yes
• Could reasonably be expected to contribute to extending/enhancing Yes sustainable transport services and/or facilities
98
• Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes
Comments:
Reasonably well located to Wilmslow with bus routes nearby, and within easy walking distance of Handforth railway station if a link to Manchester Road can be achieved. There are bus routes along Stanneylands Road and Manchester Road. Could contribute to improved infrastructure, including access off Stanneylands Road.
99 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1105 Land south of Prestbury Road and East of Hough Lane, Wilmslow
Promoting Economic Prosperity
Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow No
Would enhance the vitality, viability and accessibility of a town centre Yes
Supports a major regeneration scheme in Crewe or Macclesfield town centre No
Would directly benefit rural businesses No
Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
The site would provide development with easy reach of Wilmslow Town Centre, with easy access to the A34 and walking distance of the train station with links north.
Creating Sustainable Communities
Located within or adjoining a Principal Town or Key Service Centre Yes
Would provide a Sustainable Village No
Scope to provide or enhance conveniently located community services Yes
Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community facilities. Green links would be possible but Prestbury Road and the A34 are barriers to easy safe movement.
100 Protecting and Enhancing Environmental Quality
Capable of respecting the character and distinctiveness of the immediate locality Yes
Capable of maintaining and enhancing the character and separate identity of the settlement(s) No
Avoids land at risk from flooding Yes
Would result in the remediation of contaminated land Potentially
The site lies outside a notified area of high pollution Yes
Capable of conserving and enhancing the natural and historic environment Yes
Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes
Would avoid the use of Green Belt land No
Would help establish a clearly defined new Green Belt boundary that is likely to endure Yes
Comments:
The development of the site could respect the character and distinctiveness of the locality with quality design, however it would be very much an ‘add-on’ to Wilmslow extending the settlement beyond Prestbury Road a strong boundary to the settlement. Green infrastructure could be created. A readily-recognisable Green Belt boundary could be created using prominent field boundaries and hedgelines. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities Yes
Located conveniently close to existing sustainable modes of transport Yes
Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities Yes
Could reasonably be expected to contribute to providing additional road Yes
101 transport infrastructure that would improve connectivity
Comments:
Reasonably well located to Wilmslow and within walking distance of the railway station and bus routes, although the routes are not ideal. Could contribute to improved infrastructure
102 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1106 Land at Dean Row Road, Wilmslow
Promoting Economic Prosperity
• Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow No
• Would enhance the vitality, viability and accessibility of a town centre Yes
• Supports a major regeneration scheme in Crewe or Macclesfield town centre No
• Would directly benefit rural businesses No
• Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
The site would provide development within reach of Wilmslow Town Centre, within an easy drive of the A34 and train station(s) with links north. Links to the airport are also good. The development would support the town.
Creating Sustainable Communities
• Located within or adjoining a Principal Town or Key Service Centre Yes
• Would provide a Sustainable Village No
• Scope to provide or enhance conveniently located community services Yes
• Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is reasonably well connected to Wilmslow Town Centre and Summerfields local centre, with a variety of possible walking routes, although they are some distance away. Could help enhance community facilities. Green links across the site could be created although these would need to be master-planned as the site is in multiple ownerships.
103
Protecting and Enhancing Environmental Quality
• Capable of respecting the character and distinctiveness of the immediate locality Yes
• Capable of maintaining and enhancing the character and separate identity of the settlement(s) Yes
• Avoids land at risk from flooding Yes
• Would result in the remediation of contaminated land Potentially
• The site lies outside a notified area of high pollution Yes
• Capable of conserving and enhancing the natural and historic environment Yes
• Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes
• Would avoid the use of Green Belt land No
• Would help establish a clearly defined new Green Belt boundary that is likely to endure Yes
Comments:
The development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. A strong Green Belt boundary could be established following the adjoining roads, but only if all the owners create a comprehensive development. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
• Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities Yes
• Located conveniently close to existing sustainable modes of transport Yes
• Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities Yes
104 • Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes
Comments:
Reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of Handforth and Wilmslow railway stations. Could contribute to improved infrastructure if required.
105 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1107 Heathfield Farm, Wilmslow
Promoting Economic Prosperity
• Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow No
• Would enhance the vitality, viability and accessibility of a town centre Yes
• Supports a major regeneration scheme in Crewe or Macclesfield town centre No
• Would directly benefit rural businesses No
• Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
The site would provide development with reach of Wilmslow Town Centre, within an easy drive of the A34 and train station(s) with links north. Links to the airport are also good. The development would support the town.
Creating Sustainable Communities
• Located within or adjoining a Principal Town or Key Service Centre Yes
• Would provide a Sustainable Village No
• Scope to provide or enhance conveniently located community services Yes
• Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is reasonably well connected to Wilmslow Town Centre, and especially the Summerfields Centre, with a variety of possible walking routes, and could help enhance community facilities. Green links across the site could be created and are indicated in the masterplan.
106
Protecting and Enhancing Environmental Quality
• Capable of respecting the character and distinctiveness of the immediate locality Yes
• Capable of maintaining and enhancing the character and separate identity of the settlement(s) Yes
• Avoids land at risk from flooding Yes
• Would result in the remediation of contaminated land Potentially
• The site lies outside a notified area of high pollution Yes
• Capable of conserving and enhancing the natural and historic environment Yes
• Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes
• Would avoid the use of Green Belt land No
• Would help establish a clearly defined new Green Belt boundary that is likely to endure Yes
Comments:
The development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. The natural environment could be enhanced by appropriate measures. A strong Green Belt boundary could be established following the adjoining roads. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
• Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities Yes
• Located conveniently close to existing sustainable modes of transport Yes
• Could reasonably be expected to contribute to extending/enhancing Yes sustainable transport services and/or facilities
107
• Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes
Comments:
Reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of Handforth and Wilmslow railway station. Could contribute to improved infrastructure if required.
108 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1108 Land at Upcast Lane / Cumber Lane , Wilmslow
Promoting Economic Prosperity
• Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow No
• Would enhance the vitality, viability and accessibility of a town centre Yes
• Supports a major regeneration scheme in Crewe or Macclesfield town centre No
• Would directly benefit rural businesses No
• Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
The site would provide development within reach of Wilmslow Town Centre, within an easy drive of the A34 and train station with links north. The development would support the town
Creating Sustainable Communities
• Located within or adjoining a Principal Town or Key Service Centre Yes
• Would provide a Sustainable Village No
• Scope to provide or enhance conveniently located community services Yes
• Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community facilities. Green links within the site are possible and could utilise adjoining routes.
109 Protecting and Enhancing Environmental Quality
• Capable of respecting the character and distinctiveness of the immediate locality Yes
• Capable of maintaining and enhancing the character and separate identity of the settlement(s) Yes
• Avoids land at risk from flooding Yes
• Would result in the remediation of contaminated land Potentially
• The site lies outside a notified area of high pollution Yes
• Capable of conserving and enhancing the natural and historic environment Yes
• Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes
• Would avoid the use of Green Belt land No
• Would help establish a clearly defined new Green Belt boundary that is likely to endure Yes
Comments:
The development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. Quality development will protect the natural environment. A strong Green Belt boundary can be created to the south and west. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
• Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities Yes
• Located conveniently close to existing sustainable modes of transport Yes
• Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities Yes
• Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes
110
Comments:
Reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of the railway station. Could contribute to improved infrastructure.
111 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1109 Land north of Moor Lane , Wilmslow
Promoting Economic Prosperity
Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow No
Would enhance the vitality, viability and accessibility of a town centre Yes
Supports a major regeneration scheme in Crewe or Macclesfield town centre No
Would directly benefit rural businesses No
Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
The site would provide development with reach of Wilmslow Town Centre, within an easy drive of the A34 and train station with links north. The development would support the town.
Creating Sustainable Communities
Located within or adjoining a Principal Town or Key Service Centre Yes
Would provide a Sustainable Village No
Scope to provide or enhance conveniently located community services Yes
Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community facilities. Green links within the site are possible and could utilise adjoining routes.
112 Protecting and Enhancing Environmental Quality
Capable of respecting the character and distinctiveness of the immediate locality Yes
Capable of maintaining and enhancing the character and separate identity of the settlement(s) Yes
Avoids land at risk from flooding Yes
Would result in the remediation of contaminated land Potentially
• The site lies outside a notified area of high pollution Yes
Capable of conserving and enhancing the natural and historic environment Yes
Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes
Would avoid the use of Green Belt land No
Would help establish a clearly defined new Green Belt boundary that is likely to endure No
Comments:
The development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. If all the sites were developed together, then there is an opportunity to develop some green links, and the natural environment could potentially be conserved and enhanced. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre- planning stage, depending on the nature of the site. A strong Green Belt boundary would be difficult to establish.
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities Yes
Located conveniently close to existing sustainable modes of transport Yes
Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities Yes
Could reasonably be expected to contribute to providing additional road Yes
113 transport infrastructure that would improve connectivity
Comments:
Reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of the railway station. Could contribute to improved infrastructure.
114 ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES
PSS1100 Land off Welton Drive
Promoting Economic Prosperity
• Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow No
• Would enhance the vitality, viability and accessibility of a town centre Yes
• Supports a major regeneration scheme in Crewe or Macclesfield town centre No
• Would directly benefit rural businesses No
• Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes
Comments:
The site would provide development within reach of Wilmslow Town Centre, within an easy drive of the A34 and train station with links north. The development would support the town
Creating Sustainable Communities
• Located within or adjoining a Principal Town or Key Service Centre Yes
• Would provide a Sustainable Village No
• Scope to provide or enhance conveniently located community services Yes
• Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes
Comments:
The site is well connected to Wilmslow Town Centre with a variety of possible walking routes, and could help enhance community facilities. Green links within the site are possible and could utilise adjoining routes.
115 Protecting and Enhancing Environmental Quality
• Capable of respecting the character and distinctiveness of the immediate locality Yes
• Capable of maintaining and enhancing the character and separate identity of the settlement(s) Yes
• Avoids land at risk from flooding Yes
• Would result in the remediation of contaminated land Potentially
• The site lies outside a notified area of high pollution Yes
• Capable of conserving and enhancing the natural and historic environment Yes
• Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes
• Would avoid the use of Green Belt land No
• Would help establish a clearly defined new Green Belt boundary that is likely to endure Yes
Comments:
The development of the site could respect the character and distinctiveness of the locality with quality design, and integration into Wilmslow could be achieved. Quality development will protect the natural environment. A strong Green Belt boundary can be created. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.
Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network
• Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities Yes
• Located conveniently close to existing sustainable modes of transport Yes
• Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities Yes
• Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes
116
Comments:
Reasonably well located to Wilmslow with bus routes nearby, and within easy driving distance of the railway station. Could contribute to improved infrastructure.
117 Appendix 4: Summary of Infrastructure Providers and Statutory Consultees Comments
118 Cheshire East Local Plan Strategy: Site Selection
Summary of Consultation Responses from Infrastructure Providers and Statutory Consultees: Wilmslow
Site PSS1101 PSS1102 PSS1103 PSS1104 PSS1107 PSS1108 Royal London Wilmslow Business Prestbury Road Land at Little Heathfield Farm Land at Upcast including land west Park Stanneylands Lane / Cumber of Alderley Road Lane
Consultation 175 dwellings; 25,000 sqm B1 700 dwellings 200 dwellings 476 dwellings 440 dwellings Proposal 24,000sqm B1
Electricity North West There could be an impact upon Electricity North West’s infrastructure and each development will be assessed through the planning application process. Should there be a requirement to divert apparatus as a result of development, the cost of such works would usually be borne by the applicant.
CE Flood Risk For any planning application for sites greater than 1 hectare (ha), a site-specific flood risk assessment will be required alongside Management agreement of drainage strategy. This should assess the risk of flooding from all sources (including fluvial, pluvial, groundwater, sewer, canal, reservoirs etc.) and propose suitable mitigation measures where appropriate.
Some areas of high Large area of high No comments No comments Patches of high risk Area of low to high Surface water risk risk across the site, risk in north eastern across the site risk across the site particularly to the corner north of the main buildings in area of existing pond The incorporation of Sustainable Drainage Systems (SuDS) in new developments is now a material planning consideration for the Local Planning Authority. Cheshire East Council as Lead Local Flood Authority (LLFA) encourages all new development and redevelopment to use SuDS.
United Utilities United Utilities recommends that surface water associated with any new development should be managed in accordance with the Surface Water Hierarchy. Surface water should be discharged in the following order of priority:
1. An adequate soakaway or some other form of infiltration system.
119 Site PSS1101 PSS1102 PSS1103 PSS1104 PSS1107 PSS1108 Royal London Wilmslow Business Prestbury Road Land at Little Heathfield Farm Land at Upcast including land west Park Stanneylands Lane / Cumber of Alderley Road Lane
2. An attenuated discharge to watercourse. 3. An attenuated discharge to public surface water sewer. 4. An attenuated discharge to public combined sewer.
Wilmslow: We anticipate that some investment works will be required in the future. This is only a high-level view, therefore options and timescales are unknown at this stage. We will need to explore possibilities further, however we would be able to most appropriately manage our assets if development in this area was appropriately phased.
CEC Education Primary
Wilmslowi is forecast to have sufficient places to meet the demand for demographic need. Approved housing developments in this area have been estimated at generating demand for an additional 40 pupil places. The total estimated pupil yield from the approved sites and sites contained within this plan for this settlement area of 866 will therefore present a high risk.
Secondary
Wilmslow is forecast to have a shortfall in places from 2015 to meet the demand for demographic need. Approved housing developments in this area have been estimated at generating demand for an additional 29 pupil places. The total estimated pupil yield from the approved sites and sites contained within this plan for this settlement area of 691 will therefore present a high risk. Primary Education Contributions - N/A new 1FE school (to Contributions - Contributions - new 1FE school (to equates to 1 cover both sites equates to 2 equates to 3 cover both sites classroom PSS1103 and classrooms classrooms PSS1103 and PSS1108) PSS1108)
Secondary Education Contributions - N/A Contributions - Contributions - Contributions - Contributions - equates to 1 equates to 3.5 equates to 1 equates to 2.5 equates to 2
120 Site PSS1101 PSS1102 PSS1103 PSS1104 PSS1107 PSS1108 Royal London Wilmslow Business Prestbury Road Land at Little Heathfield Farm Land at Upcast including land west Park Stanneylands Lane / Cumber of Alderley Road Lane
classroom classrooms classroom classrooms classrooms
Historic England The site is adjacent to three Grade II heritage assets, Rose Cottage, Little Stannilands and Barn. Therefore the Plan will need to demonstrate through a heritage impact assessment what contribution this site makes to the significance of the heritage assets and their setting and where there is harm the Plan should include mitigation measures.
Environment Agency No site specific comments
CE Strategic Highways In Handforth/Wilmslow:
o Congestion contributes towards the presence of three noise pollution areas in Wilmslow: at the A538 north of the town; A538 Manchester Road south of the town; and the A5102 Adlington Road near Wilmslow Park Road.
121 Site PSS1101 PSS1102 PSS1103 PSS1104 PSS1107 PSS1108 Royal London Wilmslow Business Prestbury Road Land at Little Heathfield Farm Land at Upcast including land west Park Stanneylands Lane / Cumber of Alderley Road Lane
o The junctions of the A34, A555 and Stanley Green roundabout are currently experiencing congestion, particularly in the peak hours.
o The junctions along the A34 Wilmslow Bypass are predicted to operate over capacity if forecast developments and traffic increases take place.
Network Rail Where growth areas or significant housing allocations are identified close to existing rail infrastructure it is essential that the potential impacts of this are assessed. Many stations and routes are already operating close to capacity and a significant increase in patronage may create the need for upgrades to the existing infrastructure including improved signalling, passing loops, car parking, improved access arrangements or platform extensions.
As Network Rail is publicly funded, It is therefore appropriate to require developer contributions or CIL contributions to fund such railway improvements; it would also be appropriate to require contributions towards rail infrastructure where they are directly required as a result of the proposed development and where the acceptability of the development depends on access to the rail network.
The likely impact and level of improvements required will be specific to each station and each development.
CEC Nature No comments No comments No comments There is a pond on Pond on site so This plot is adjacent Conservation Officer made made made site so great great crested newts to Lindow End Site crested newts may potentially present. of Biological be present. There Importance. It will is also woodland be important to present which ensure that Lindow would need to End is adequately retained. buffered from the
122 Site PSS1101 PSS1102 PSS1103 PSS1104 PSS1107 PSS1108 Royal London Wilmslow Business Prestbury Road Land at Little Heathfield Farm Land at Upcast including land west Park Stanneylands Lane / Cumber of Alderley Road Lane
effects of any adjacent housing devlopemnt. This site is likely to be on part of the former Lindow Moss lowland raised bog so a detailed habitat survey may be required to determine its ecological value.
Archaeology Planning N/A – LPS site N/A – LPS site Desk based Desk based Desk based Desk based Advisory Service assessment assessment assessment assessment; note particularly probable ‘moss rooms’
CEC Open Space GI buffer to River Green Dean is essential. Infrastructure As is a GI corridor required links to to Linneys Bridge existing and and Handforth proposal natural Train station. Site features and will form part of a habitats and land strategic corridor of use possibly on site amenity facilities, and possible
123 Site PSS1101 PSS1102 PSS1103 PSS1104 PSS1107 PSS1108 Royal London Wilmslow Business Prestbury Road Land at Little Heathfield Farm Land at Upcast including land west Park Stanneylands Lane / Cumber of Alderley Road Lane
linking into The footpath buffer. Carrs and providing routes from existing housing to this and wider countryside. Natural features on site worthy of attention include ponds, landform and woodland
i For the purposes of forecasting for educational provision, the figures for Wilmslow include Handforth.
124 Appendix 5: Wilmslow Green Belt Site Assessments
125 Green Belt Site Assessment: PSS1101 Royal London including Land West of Alderley Road
Map PSS1101: Site Boundary and Potential Area for Release from the Green Belt Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcels WM24, WM25 and WM26 as shown on the map above. Other than the eastern half of the site’s northern boundary, the site boundaries correspond with the outer boundaries of those three parcels, other than some very slight differences where the parcel is drawn to the centrelines of features and the site is drawn to the edge of features. GBAU Parcel WM24 extends beyond the potential site to include land to the north up to Wilmslow High School.
Boundary Considerations / Area Considered for Removal from Green Belt
Removal of the site from the Green Belt would result in the area to the north up the Wilmslow High School remaining as an isolated area of Green Belt. This would be particularly so if the adjacent site PSS1102 in GBAU parcel WM23 were also removed from the Green Belt. If both sites were released from the Green Belt, this isolated area would also need to be removed from the Green Belt as shown on the map above. The detailed site selection work would need to consider an appropriate designation for this land.
126 The new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. These are Pendleton Way (A34T) and the West Coast Mainline.
At the eastern end, the area to be removed from the Green Belt would run up to the West Coast Mainline. There is also a potential area for Green Belt release to the east of the West Coast Mainline (PSS1102). These areas are separated by the West Coast Mainline and if both areas were to be removed from the Green Belt, the area between them (within the boundary of the railway land) would also be removed from the Green Belt.
Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcels WM24, WM35 and WM26, within with the potential area for release is located.
Parcel Overall Evaluation Overall Assessment WM24: Area of land The parcel has a significant contribution to the Green Belt. Significant east of Royal London The parcel is situated close to residential development but Contribution Campus, north of A34, because of its location and shape would prevent urban west of railway line sprawl and would round off the settlement well. There is a and south of Wilmslow significant contribution to merging of neighbourhoods due High School to the proximity of the parcel between Wilmslow and Alderley Edge. There is no contribution to historic value and the parcel only contributes slightly to urban renewal. WM25: Land east of The parcel makes a limited contribution to Green Belt Contribution Alderley Road purposes given that it is nearly completely built out. The including Royal parcel has no degree of openness given the large areas of London Campus woodland and built form and therefore makes a limited contribution to safeguarding the countryside. Furthermore it plays a limited role in checking unrestricted sprawl and preventing further ribbon development. The parcel makes no contribution to preventing towns from merging. WM26: Area of land The parcel has limited contribution to the Green Belt. This Contribution between Alderley Road strip of agricultural land has strong boundaries and is well and the rear of connected to the urban area, being virtually surrounded by properties on Fulshaw it. It is free from urbanising influences within the parcel and Park does add to the sense of separation of Wilmslow and Alderley Edge although not adding to any physical separation. It has served to prevent development extending along Alderley Road. It is isolated from the wider countryside and plays only a minor role in safeguarding the countryside from encroachment however it has a significant degree of openness. The parcel has no contribution to preserving the historic setting and a limited contribution to assisting urban regeneration.
Green Belt Assessment of Potential Area for Release
This assessment relates to the potential area of land to be released from the Green Belt, as shown on the map.
127 Green Belt Purpose Assessment 1 Check the unrestricted Contribution: the area is surrounded by very strong boundaries (A34 and sprawl of large built-up West Coast Mainline). It is adjacent to the urban area on two sides and is areas relatively well contained by the urban area. Given the shape of the existing settlement pattern and the strong boundaries of the site, development here could be said to be ‘rounding-off’ the settlement pattern. Given the existing development at Royal London, the Green belt designation does not serve much function in limiting ribbon development. It has prevented development on the west side of Alderley Road, but given that this area is entirely surrounded by the urban area, it has effectively prevented infill rather than ribbon development. 2 Prevent neighbouring Significant Contribution: the site forms a largely essential gap between towns merging into one Wilmslow and Alderley Edge, although given the current development another within the site, it is unlikely that future development would physically narrow the gap further although it could potentially erode the perceived gap, particularly given the location alongside the main route between the settlements. Ultimately, the A34 would prevent further development merging the settlements completely. 3 Assist in safeguarding Significant Contribution: the eastern side of the site has a strong the countryside from relationship with the urban area, no long line views and a very limited encroachment degree of openness, but the western side is more detached from the urban area, with views to the south and east giving it a more significant degree of openness. There are significant urbanising influences within the site; mainly consisting of the existing Royal London campus. The site is well bounded and the playing fields enable it to serve a beneficial use of the Green Belt. 4 Preserve the setting and Contribution: Wilmslow is a historic town with a number of conservation special character of areas. The conservation areas are located within the 250m buffer on the historic towns western side of Wilmslow. The southern side of the Green Belt where the parcel is located therefore makes little contribution to this purpose. However, there are two listed buildings which plays a small contribution to the setting and special character of the settlement but are within the Green Belt boundary. 5 Assist in urban Contribution: Wilmslow has 0.6% brownfield urban capacity for potential regeneration, by development, therefore the parcel makes a limited degree of contribution encouraging the recycling to the purpose. of derelict and other urban land Overall evaluation This area makes a significant contribution to prevention of neighbouring towns from merging and in assisting in safeguarding the countryside from encroachment as well as a contribution to checking unrestricted sprawl, preserving the setting and special character of historic towns and assisting in urban regeneration. Overall assessment Significant Contribution
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
128 GBAU Contribution Potential For Impacts on Adjacent Parcels Impacts on PSS1101 Parcel Release from of Releasing PSS1101 of Releasing Green Belt Additional Adjacent Land AE03 Major This parcel GBAU Parcel AE03 lies No adjacent land Contribution does contain adjacent to potential site considered for release. any potential PSS1101, south of the A34. strategic sites The existing landscaping and is not being associated with the road considered for screens the area and there is no release from visual connection. Parcel the Green Belt. AE03 currently makes a major contribution to preventing Wilmslow and Alderley Edge from merging. The release of PSS1101 would mean this function is likely to be emphasised. WM23 Significant This parcel Parcel WM03 currently has a Potential site PSS1102 Contribution contains a significant degree of openness, is currently detached potential partly due to its detachment from the urban area strategic site from the urban area. and would not (PSS1102) Development of PSS1101 represent a logical which is also would bring the urban area development site on its being closer, but WM03 is already own. However, if considered for surrounded by significant PSS1101 was released release from infrastructure and the West from the Green Belt, the Green Belt. Coast Mainline lies between then PSS1102 could be potential site PSS1101 and considered for release parcel WM03. The line is in addition. raised on an embankment here which would significantly reduce views of any future development.
The area also sits within the GBAU General Area AE2, which makes a contribution to Green Belt purposes. This General Area is small and release of PSS1101 from the Green Belt would significantly reduce the size of this General Area but it is not considered that it would undermine the overall Green Belt function of the wider area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” or a “contribution” to Green Belt purposes).
129 The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
Summary
Consideration Summary Potential area for Green The area between the settlement inset boundary, Pendleton Way (A34T) and Belt release the West Coast Mainline as shown on the map. Green Belt Assessment The Green Belt Assessment of this area shows that it makes a Significant of the Potential Area to Contribution to Green Belt purposes. be Released Resulting Green Belt The new Green Belt boundary would be defined using physical features that boundary are readily recognisable and likely to be permanent. Surrounding Green Belt Potential site PSS1102 should only be considered for release from the Green Belt if this site is also selected for release. Release of PSS1101 would not undermine the overall function of the surrounding Green Belt but it would emphasise the importance of the separation function served by GBAU parcel AE03. Exceptional The exceptional circumstances set out in the GBAU are applicable to this Circumstances site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.
130 Green Belt Site Assessment: PSS1102 Wilmslow Business Park
Map PSS1102: Site Boundary and Potential Area for Release from the Green Belt
Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt and its boundaries correspond with the boundaries for GBAU parcel WM23. There are some very slight differences where the parcel is drawn to the centrelines of features and the site is drawn to the edge of the features.
Boundary Considerations / Area Considered for Removal from Green Belt
The new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. These are Pendleton Way (A34T) and the West Coast Mainline.
Areas to the west (PSS1101) and the north east (PSS1103) are also potential areas for release from Green Belt. If these areas were also released, the areas of land between them (i.e. the railway land and highway land) would also be released from Green Belt to enable a new logical boundary to the Green Belt.
Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcel WM23 within which the potential area for release is located.
131 Parcel Overall Evaluation Overall Assessment WM23: Land This is a flat area of land which consist large open fields. A Significant between the A34 brook passes through the central part of the site. The site has Contribution and railway south few urbanising influences and is relatively open in character. of Wilmslow High This parcel therefore plays an important role in discouraging School encroachment into the separation gap between Wilmslow and Alderley Edge, although its strong boundaries would prevent any further encroachment in the future and would not ultimately lead to the settlements merging. The parcel has no contribution to preserving the historic setting and a limited contribution to assisting urban regeneration.
Green Belt Assessment of Potential Area for Release
The GBAU parcel WM23 is defined using the same physical features as the potential area to be released from the Green Belt. The GBAU assessment of parcel WM23 is considered to be applicable to this area of land and it therefore makes a “significant contribution” to the purposes of Green Belt.
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
GBAU Contribution Potential For Impacts on Adjacent Parcels Impacts on Parcel Release from Green of Releasing PSS1102 PSS1102 of Belt Releasing Additional Adjacent Land AE05 Major This parcel does not This parcel is very open in No adjacent Contribution contain any potential character with few urbanising land considered strategic sites and is influences. Development of for release. not being considered PSS1102 has the potential to fro release from the increase views of the urban area Green Belt. from AE05. However, the long line views are to the south and east (i.e. away from PSS1102) and the existing landscaping for the A34 offers significant visual screening. AE05 makes a major contribution to prevention of Wilmslow and Alderley Edge merging. Development on this site would emphasise this function but ultimately the A34 would prevent development spreading further outwards from Wilmslow. WM22 Significant This parcel contains Parcel WM22 has a significant Release of Contribution an additional degree of openness. Although PSS1103
132 GBAU Contribution Potential For Impacts on Adjacent Parcels Impacts on Parcel Release from Green of Releasing PSS1102 PSS1102 of Belt Releasing Additional Adjacent Land potential strategic adjacent, there is only limited would not site (PSS1103) which visual connection due to the A34 directly impact is being considered and associated landscaping and on the potential for release from the tree belt. Release of PSS1102 to also release Green Belt through would not materially alter the PSS1102. the site selection function of the Green Belt in methodology. parcel WM22. WM24 Significant This parcel contains Release of parcel WM23 on its PSS1102 Contribution an additional own would leave parcel WM24 should only be potential strategic surrounded by built development considered for site (PSS1101) which on nearly all sides and would release from is being considered lead to a very irregular the Green Belt for release from the settlement boundary, although is PSS1101 is Green Belt through the screening offered by the also released. the site selection railway embankment means that methodology. there would be no loss of openness.
The area also sits within the GBAU General Area AE2, which makes a contribution to Green Belt purposes. This General Area is small and release of PSS1102 from the Green Belt would reduce the size of this General Area but it is not considered that it would undermine the overall Green Belt function of the wider area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” or a “contribution” to Green Belt purposes).
The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
Summary
Consideration Summary Potential area for Green The area between the settlement inset boundary, Pendleton Way (A34T) Belt release and the West Coat Mainline as shown on the map. Green Belt Assessment The GBAU parcel WM23 assessment is applicable to this area of land,
133 of the Potential Area to which makes a “significant contribution” to Green Belt purposes. be Released Resulting Green Belt The new boundary would be defined using physical features that are readily boundary recognisable and likely to be permanent. Surrounding Green Belt This site should only be considered for release from the Green Belt is PSS1101 is also selected for release. Release of this site would not undermine the overall function of the surrounding Green Belt but it would emphasise the importance of the separation function served by GBAU parcel AE05. Exceptional The exceptional circumstances set out in the GBAU are applicable to this Circumstances site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.
134 Green Belt Site Assessment: PSS1103 Prestbury Road
Map PSS1103: Site Boundary and Potential Area for Release from the Green Belt Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcels WM22 and WM23 as shown on the map above. The site’s boundary corresponds exactly with the parcel boundaries in places, and in other places there are some very slight differences where the parcel is drawn to the centrelines of features and the site is drawn to the edge of features. There are areas where the boundaries do not correspond.
Boundary Considerations / Area Considered for Removal from Green Belt
The new Green Belt boundary would be defined using Pendleton Way (A34T), and a hedgeline along the southern site boundary shown on the map. These are physical features that are readily recognisable and likely to be permanent. The site boundaries highlighted in yellow on the map do not follow any discernible physical feature on the ground.
If this site is to be released from the Green Belt, the detailed site selection work must demonstrate that a new Green Belt boundary can be defined using physical features that are readily recognisable and likely to be permanent.
135 There is also a very small area of Green Belt to the north of Prestbury Road (A538). To avoid leaving a small isolated pocket of Green Belt, this would also be removed from the Green Belt, as well as the land within the A538 highway boundary.
At the western end of the site, the area to be removed from the Green Belt would run up to the highway boundary of Pendleton Way (A34T) as shown on the map above. There is also a potential area for Green Belt release to the west of Pendleton Way (A34T). These areas are separated by Pendleton Way and if both areas were to be removed from the Green Belt, the area between them (within the highway boundary of Pendleton Way) would also be removed from the Green Belt.
Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcels WM21 and WM22, within with the potential area for release is located.
Parcel Overall Evaluation Overall Assessment WM21: South of The parcel prevents unrestricted sprawl, the merging of Significant Prestbury Road settlements and the openness of the countryside and is therefore Contribution and west of a significant contribution towards protecting the Green Belt. Hough Lane WM22: South of The parcel has a significant contribution to the Green Belt due to Significant Prestbury Road the parcel’s significant contribution to both preventing urban Contribution and east of A34 sprawl and to safeguarding the countryside from encroachment. The parcel has no contribution to preserving the historical value and has a limited contribution to urban renewal.
Green Belt Assessment of Potential Area for Release
This assessment relates to the potential area of land to be released from the Green Belt, as shown on the map.
Green Belt Purpose Assessment 1 Check the unrestricted Significant contribution: The area is fairly detached from the urban area, sprawl of large built-up across Prestbury Road. Whilst it has some strong and moderate areas boundaries, there are areas where there is no physical boundary to prevent further encroachment in the future. If this site were to be released from the Green Belt a new boundary would need to be created. Although there are some connections to the urban area, this site would not represent ‘rounding-off’ of the settlement pattern. The Green Belt designation does have a role in preventing ribbon development, although a comprehensive development scheme would not represent ribbon development. 2 Prevent neighbouring Contribution: The area forms a less essential gap with existing settlements towns merging into one Wilmslow and Alderley Edge. Whilst development would slightly reduce another the gap, it is much narrower elsewhere and a significant gap would remain to prevent the settlements merging together. Ribbon development has already extended along Hough Lane, significantly further than the potential area to be released from the Green Belt.
136 Green Belt Purpose Assessment 3 Assist in safeguarding Significant contribution: Whilst it has some strong and moderate the countryside from boundaries, there are areas where there is no physical boundary to prevent encroachment further encroachment in the future. If this site were to be released from the Green Belt a new boundary would need to be created. The area has a close relationship with the countryside and includes a playing field which provides people access to the countryside and provides opportunities for outdoor sport and recreation. There is also agricultural land and allotment gardens in the north, providing biodiversity and added value to the Green Belt. The area is predominantly open land with a strong relationship to the countryside. There are a number of long line views giving the parcel a significant degree of openness. 4 Preserve the setting and No contribution: Wilmslow is a historic town with a number of special character of conservation areas. The conservation areas are located within the 250m historic towns buffer on the western side of Wilmslow. The southern side of the Green Belt where the area is located therefore makes no contribution to this purpose as there are no conservation areas close by. 5 Assist in urban Contribution: Wilmslow has 0.6% brownfield urban capacity for potential regeneration, by development, therefore the area makes a limited degree of contribution to encouraging the recycling the purpose. of derelict and other urban land Overall evaluation The area makes a significant contribution to preventing urban sprawl and safeguarding the countryside from encroachment. It makes limited contribution to prevention of towns merging and urban renewal. It makes no contribution to preserving the historic character. Given the significant contribution to preventing urban sprawl and safeguarding the countryside from encroachment, it makes a significant contribution overall. Overall assessment Significant Contribution.
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
GBAU Contribution Potential For Impacts on Adjacent Parcels Impacts on PSS1103 Parcel Release from of Releasing PSS1103 of Releasing Green Belt Additional Adjacent Land AE05 Major This parcel does Parcel AE05 is open in No adjacent land Contribution not contain any character and free from considered for release. potential urbanising influences other strategic sites than a small number of and is not being buildings around its edges. considered for Although there are trees and release from the hedges at its boundary, it is Green Belt. visually connected with site PSS1103. Release of PSS1103 for development could increase views of the urban area from AE05, potentially impacting on the sense of openness. Careful design and
137 GBAU Contribution Potential For Impacts on Adjacent Parcels Impacts on PSS1103 Parcel Release from of Releasing PSS1103 of Releasing Green Belt Additional Adjacent Land appropriate boundary treatment may help to reduce the impact. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt. WM21 Significant This parcel Release of PSS1104 would PSS1105 could be Contribution contains an leave part of parcel WM21 released as an additional remaining in the Green Belt. extension to PSS1103 potential Overall, the parcel has a or as an alternative. strategic site significant degree of PSS1105 has a readily (PSS1105) openness. This remaining area recognisable which overlaps would retain similar boundary that is likely with PSS1103 characteristics but there would to be permanent, so and could either be potential for increased may be considered be released views of the urban area, more appropriate for instead of, or as particularly as there is release than PSS1103. well as this site. currently no physical feature to mark the boundary between the potential site and the remaining Green Belt. There would need to be careful design and boundary treatments to minimise any visual impacts that may reduce openness of the remaining Green Belt. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt. WM23 Significant This parcel Parcel WM23 has a significant Release of PSS1102 Contribution contains an degree of openness by virtue would not directly additional of its lack of built impact on the potential development and detachment potential to also strategic site from the urban area. Although release PSS1103. (PSS1102) adjacent, there is only limited However, if PSS1103 which is being visual connection due to the is released, a more considered for A34 and associated rounded and logical release from the landscaping and tree belt. settlement boundary Green Belt. Release of PSS1103 would could be created if not materially alter the released alongside function of the Green Belt in PSS1102 (as well as parcel WM23. PSS1101).
The area also sits within the GBAU General Area AE1, which makes a significant contribution to Green Belt purposes. Release of PSS1103 from the Green Belt would not undermine the overall Green Belt function of this General Area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
138 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” or a “contribution” to Green Belt purposes).
The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
Summary
Consideration Summary Potential area for Green The area between the settlement inset boundary, Pendleton Way (A34T) Belt release and hedgeline running along the southern boundary as show in the map above. Green Belt Assessment of The assessment of the potential area of land to be released shows that it the Potential Area to be makes a “significant contribution” to Green Belt purposes. This accords Released with the GBAU assessments for parcels WM21 and WM22, both of which make a “significant contribution”. Resulting Green Belt The detailed site selection work must demonstrate that a new Green Belt boundary boundary can be defined using physical features that are readily recognisable and likely to be permanent. Surrounding Green Belt Release of this site would not significantly alter the function of the surrounding Green Belt, although care would need to be taken so as not to impact on the openness of neighbouring Green Belt parcel AE01. Exceptional The exceptional circumstances set out in the GBAU are applicable to this Circumstances site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.
139 Green Belt Site Assessment: PSS1104 Land at Little Stanneylands
Mapp PSS1104: Site Boundary and Potential Area for Release from the Green Belt Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel WM55 as shown on the map above. The site’s boundary corresponds to the parcel boundary in places but is excludes the existing built development to the south of the parcel and an area to the north west.
Boundary Considerations / Area Considered for Removal from Green Belt
Release of the site would lead to a small isolated area of Green Belt remaining to the south of the site, currently occupied by existing buildings. This area would also be released from the Green Belt. The new Green Belt boundary would be defined using Stanneylands Road, the existing boundary to the garden centre and a significant tree belt. These are readily recognisable features but any site policy should give details of the boundary treatments required to make sure they endure in the long-term.
Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcel WM55
Parcel Overall Evaluation Overall Assessment WM55: Land to the The parcel significantly contributes to the protection of the Significant
140 north of Stanneylands Green Belt. The parcel significantly contributes to the contribution Road and the rear of prevention of sprawl, preventing towns from merging, and properties on Carlton to safeguarding the countryside. The parcel has some Avenue recreation uses and has a significant degree of openness. The parcel has a limited contribution to preserving the historic setting and assisting urban regeneration.
Green Belt Assessment of Potential Area for Release
This assessment relates to the potential area of land to be released from the Green Belt, as shown on the map.
Green Belt Purpose Assessment 1 Check the unrestricted Significant contribution: The parcel has reasonably strong boundaries of sprawl of large built-up Stanneylands Road, a thick tree belt and existing development. Parts of areas the site are relatively well-connected to the urban area but overall it could not be said to be contained by the urban area or represent ‘round-off’ of the settlement pattern. The Green Belt designation does help to prevent ribbon development extending outwards along Stanneylands Road although a comprehensive development scheme would not represent ribbon development. 2 Prevent neighbouring Significant contribution: Although Wilmslow and Handforth have already towns merging into one merged in places, there is a narrow gap in this location. Whilst another development of this site would not close the gap completely, it would reduce the extent of the gap. However, given the screening offered by the existing tree belt, the impact on the perception of the gap would be reduced. 3 Assist in safeguarding Significant contribution: The parcel has reasonably strong boundaries of the countryside from Stanneylands Road, a thick tree belt and existing development. The land is encroachment used for private recreational land including equestrian and the parcel adjoins existing development in the south and east. The area contains less than 10% built form and supports a significant degree of openness despite the vegetation. The parcel also supports beneficial uses of the Green Belt including sports and recreation. 4 Preserve the setting and Contribution: Wilmslow is a historic town with a number of conservation special character of areas. The conservation areas are located within the 250m buffer on the historic towns western side of Wilmslow. The northern side of the Green Belt where the parcel is located therefore makes little contribution to this purpose as there are little historic assets or conservation areas close by. However, there are 3 listed buildings which play a small contribution to the setting and special character of the settlement but are within the Green Belt boundary and not within the buffer zone. 5 Assist in urban Contribution: Wilmslow has 0.6% brownfield urban capacity for potential regeneration, by development, therefore the area makes a limited degree of contribution to encouraging the recycling the purpose. of derelict and other urban land Overall evaluation The area makes a significant contribution to the prevention of sprawl, preventing towns from merging, and to safeguarding the countryside. It also makes a contribution to preserving the historic setting and assisting urban regeneration. Overall assessment Significant contribution
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
141 1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
GBAU Contribution Potential For Impacts on Adjacent Parcels of Impacts on Parcel Release from Releasing PSS1104 PSS1104 of Green Belt Releasing Additional Adjacent Land WM54 Contribution This parcel does This parcel has only a limited degree No adjacent not contain any of openness and is screened from the land potential potential site PSS1104 by the existing considered for strategic sites Stanneylands Hotel and a significant release. and is not being tree belt. Release of PSS1104 would considered for not impact on the Green Belt function release from the of WM54. Green Belt. WM56 Contribution This parcel does Release of PSS1104 would mean that No adjacent not contain any WM54 is surrounded by the urban land potential area on three sides. However, it is considered for strategic sites already well-connected to the urban release. and is not being area with a significant degree of built considered for development present and has only a release from the very limited degree of openness. Its Green Belt. Green Belt function would not be impacted. WM57 Significant This parcel does Although detached from the No adjacent Contribution not contain any settlement, parcel WM57 has a land potential limited degree of openness due to considered for strategic sites significant vegetation and no long release. and is not being line views. Release of PSS1104 has considered for the potential to increase views of the release from the urban area but the significant tree belt Green Belt. between the areas would minimise any impacts. This parcel serves a significant contribution in prevention of towns merging. Release of PSS1104 would emphasise the importance of WM57 in maintaining a gap.
The area also sits within the GBAU General Area HE1, which makes a significant contribution to Green Belt purposes. Release of PSS1104 from the Green Belt would not undermine the overall Green Belt function of this General Area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not
142 doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” or a “contribution” to Green Belt purposes).
The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
Summary
Consideration Summary Potential area for Green Belt The area between the settlement inset boundary, Stanneylands Road, release the existing boundary to the garden centre and a tree belt, as shown on the map. Green Belt Assessment of The assessment of the potential area of land to be released shows that it the Potential Area to be makes a “significant contribution” to Green Belt purposes. Released Resulting Green Belt The new boundary would be defined using physical features that are boundary readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment. Surrounding Green Belt Release of this site would not significantly affect the function of the surrounding Green Belt but would emphasise the importance of parcel WM57 in preventing neighbouring towns from merging. Exceptional Circumstances The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.
143 Green Belt Site Assessment: PSS1105 Land South of Prestbury Road
Map PSS1105: Site Boundary and Potential Area for Release from the Green Belt Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel WM21 as shown on the map above. The site’s boundary corresponds exactly with the parcel boundaries to the west and south but there are other areas where the boundaries do not correspond.
Boundary Considerations / Area Considered for Removal from Green Belt
To avoid leaving a narrow finger of Green Belt, the land within the A538 highway boundary would also be removed from the Green Belt. Immediately to the east of the site is an entirely built-up frontage to Hough Lane. The new boundary would be clearer and more logical if it were drawn to Hough Lane and therefore also exclude this area of built development from the Green Belt.
The new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. These are the prominent field boundary and hedgeline to the south and west and Hough Lane to the east
144 Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcels WM2, within with the potential area for release is located.
Parcel Overall Evaluation Overall Assessment WM21: South of The parcel prevents unrestricted sprawl, the merging of Significant Prestbury Road and settlements and the openness of the countryside and is Contribution west of Hough Lane therefore a significant contribution towards protecting the Green Belt.
Green Belt Assessment of Potential Area for Release
The boundaries of the potential area of land to be released from the Green Belt largely correspond with the boundaries of GBAU parcel WM21, other than a very small area north west of the allotment gardens. The GBAU Assessment for parcel WM21 is applicable to this area of land, which makes a “significant contribution” to the purposes of Green Belt.
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
GBAU Contribution Potential For Impacts on Adjacent Impacts on PSS1105 Parcel Release from Parcels of Releasing of Releasing Green Belt PSS1105 Additional Adjacent Land AE05 Major This parcel does Parcel AE05 is open in No adjacent land Contribution not contain any character and free from considered for release. potential urbanising influences other strategic sites than a small number of and is not being buildings around its edges. considered for Although there are trees and release from the hedges at its boundary, it is Green Belt. visually connected with site PSS1103. Release of PSS1103 for development could increase views of the urban area from AE05, potentially impacting on the sense of openness. Careful design and appropriate boundary treatment may help to reduce the impact. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt.
145 GBAU Contribution Potential For Impacts on Adjacent Impacts on PSS1105 Parcel Release from Parcels of Releasing of Releasing Green Belt PSS1105 Additional Adjacent Land WM20 Significant This parcel does This parcel has a significant No adjacent land Contribution not contain any degree of openness with long considered for release potential line views to the south. It strategic sites bounds site PSS1105 to the and is not being west but is separated by the considered for existing development spread release from the along both sides of Hough Green Belt. Lane. Release of PSS1105 would not materially impact on the Green Belt function of parcel WM20. WM22 Significant This parcel WM22 has a significant PSS1103 could be Contribution contains part of degree of openness with released instead of, or an additional some open long line views to in addition to potential the south. PSS1105 would be PSS1105. However, strategic site directly adjacent to parcel release of PSS1103 on (PSS1103) which WM22 and could increase its own would needs to overlaps with views of the urban area, demonstrate how the PSS1105 and however the intervening Green Belt boundary could either be topography and tree belt would be defined using released as well would assist in minimising features that are as or instead of this. Any site policy should readily recognisable this site. detail how the design and and likely to be boundary treatments will permanent. minimise the visual impacts on this area of Green Belt.
The area also sits within the GBAU General Area AE1, which makes a significant contribution to Green Belt purposes. Release of PSS1105 from the Green Belt would not undermine the overall Green Belt function of this General Area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” or a “contribution” to Green Belt purposes).
The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
146 Summary
Consideration Summary Potential area for Green The area between the settlement inset boundary, prominent field Belt release boundary and hedgeline and Hough Lane as shown on the map. Green Belt Assessment of The Green Belt Assessment of this area shows that it makes a the Potential Area to be Significant Contribution to Green Belt purposes. Released Resulting Green Belt The new boundary would be defined using physical features that are boundary readily recognisable and likely to be permanent. Surrounding Green Belt Release of this site would not significantly alter the function of the surrounding Green Belt, although care would need to be taken so as not to impact on the openness of neighbouring Green Belt parcel AE01. Exceptional Circumstances The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.
147 Green Belt Site Assessment: PSS1106 Land at Dean Row Road / Adlington Road
Map PSS1106: Site Boundary and Potential Area for Release from the Green Belt Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel WM05 as shown on the map above. The site’s boundary corresponds with the parcel boundary in places, although there are some differences in other places.
Boundary Considerations / Area Considered for Removal from Green Belt
The site is surrounded by roads on each side, but in certain places there are existing buildings and their curtilages between the site and the road. The new Green Belt boundary would be clearer and more logical if it were drawn to the edges of the roads as shown on the map, therefore also excluding existing buildings from the Green Belt within the area bounded by Dean Row Road, Cross Lane, Browns Lane, Adlington Road and Chapel Road.
This Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. These are Dean Row Road, Cross Lane, Adlington Road and Chapel Road.
There is also a potential area of land to be considered north west of Cross Lane (PSS1107). These areas are separated by Cross Lane and if both areas were to be
148 removed from the Green Belt, the area between them (within the highway boundary of Cross Lane) would also be removed from the Green Belt.
Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcel WM05, within which the potential area for release is located.
Parcel Overall Evaluation Overall Assessment WM05: Land This segment of land is contained by strong boundary road Major between Dean Row features and is characterised by large well defined fields. The Contribution Road and site is relatively open in character with ribbon development Adlington Road, concentrated along the boundary of Browns Lane and Chapel east of Cross Lane Lane. The parcel already contains a significant amount of built development, particularly around its edges. It is strongly bounded by the local road network and plays a limited role in the separation of settlements. However, its detachment from the urban area and role in preventing further ribbon development means that it is considered to serve a major contribution to Green Belt purposes particularly given that paragraph 79 of the NPPF seeks to retain and openness and permanence of the Green Belt. The parcel provides no contribution to preserving the historic town as there are no conservation areas located nearby. The parcel makes a limited contribution to assisting urban regeneration.
Green Belt Assessment of Potential Area for Release
This assessment relates to the potential area of land to be released from the Green Belt, as shown on the map.
Green Belt Purpose Assessment 1 Check the unrestricted Significant Contribution: the GBAU considered that the parcel in which sprawl of large built-up this site sits makes a major contribution to this purpose, partly due to its areas isolation from the main built-up area of Wilmslow. Since that assessment, the development of the adjacent site means that it is now adjacent to the urban area, although its connection with the urban area is limited and it still enjoys a strong relationship with the countryside. The site has strong boundaries but development here would not represent ‘rounding-off’ of the settlement pattern. There is a some existing development around the edges of the site and the Green Belt designation has prevented further ribbon type development spreading outwards – but a comprehensive development scheme would not represent ribbon development. 2 Prevent neighbouring No Contribution: Although this area forms part of the wider Green Belt, towns merging into one given the distance between settlements it makes no contribution to another separating towns. 3 Assist in safeguarding Significant Contribution: The area already contains a number of the countryside from urbanising influences and has strong boundaries to prevent any further encroachment outward expansion of Wilmslow in the future. However, most of the built development is around the edges and the central area does retain an element of openness with some long line views in places. Overall, it is considered to have a limited-significant degree of openness.
149 Green Belt Purpose Assessment 4 Preserve the setting and No Contribution: Wilmslow is a historic town with a number of special character of conservation areas. The conservation areas are located within the 250m historic towns buffer on the western side of Wilmslow. The eastern side of the Green Belt where the parcel is located therefore makes no contribution to this purpose as there are no conservation areas close by. 5 Assist in urban Contribution: Wilmslow has 0.6% brownfield urban capacity for potential regeneration, by development, therefore the area makes a limited degree of contribution to encouraging the recycling the purpose. of derelict and other urban land Overall evaluation The site makes a significant contribution to checking the unrestricted sprawl of large built-up areas and in safeguarding the countryside from encroachment. It also makes a contribution to assisting in urban regeneration but no contribution to preserving the setting and special character of historic towns or preventing neighbouring towns from merging. Overall assessment Significant Contribution.
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
GBAU Contribution Potential For Impacts on Adjacent Impacts on PSS1106 Parcel Release from Parcels of Releasing of Releasing Green Belt PSS1106 Additional Adjacent Land WM03 Significant This parcel does Parcel WM03 has only No adjacent land Contribution not contain any limited connections with considered for release. potential strategic site PSS1106 which are sites and is not further reduced due to the being considered intervening built for release from development and the Green Belt. woodland. Release of PSS1106 would not impact on the Green Belt function of WM03 WM04 Contribution This parcel Parcel WM04 is adjacent to Release of PSS1106 contains a potential site PSS1106 across Cross on its owns would strategic site Lane and although there is leave parcel WM04 (PSS1107) which some development and surrounded by is also being trees to screen views, development on all considered for development of PSS1106 sides. Given the release from the could increase views of the existing settlement Green Belt through urban area from WM04. pattern, site PSS1107 the site selection Any site policy should (in parcel WM04) methodology. detail how the design and would need to be boundary treatments will identified for release minimise the visual impacts from the Green Belt on this area of Green Belt. before site PSS1106 Release of PSS1106 for could be considered. development would leave
150 GBAU Contribution Potential For Impacts on Adjacent Impacts on PSS1106 Parcel Release from Parcels of Releasing of Releasing Green Belt PSS1106 Additional Adjacent Land GBAU parcel WM04 virtually surrounded by the urban area on all sides. WM08 Significant This parcel does This parcel has a significant No adjacent land Contribution not contain any degree of openness and is considered for release. potential strategic fairly detached from the sites and is not urban area. The long line- being considered views are to the south for release from (away from site PSS1106) the Green Belt. and the presence of existing development to the north along Adlington Road mean that the visual impacts on WM08 of development at PSS1106 would by very limited and unlikely to impact on its Green belt function. WM09 Significant This parcel does This parcel has only a No adjacent land Contribution not contain any limited degree of openness considered for release. potential strategic and it is not considered that sites and is not release of PSS1106 would being considered materially impact its Green for release from Belt function. the Green Belt. WM10 Contribution This parcel does This area is residential in No adjacent land not contain any character and covered by considered for release. potential strategic development and its sites and is not curtilage. It has no degree being considered of openness and for release from development of PSS1106 the Green Belt. would not impact its Green Belt function.
The area also sits within the GBAU General Area HE2, which makes a significant contribution to Green Belt purposes. Release of PSS1106 from the Green Belt would not undermine the overall Green Belt function of this General Area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the
151 Green Belt (in this case sites that make “no contribution” or a “contribution” to Green Belt purposes).
The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
Summary
Consideration Summary Potential area for Green The area between the settlement inset boundary, Dean Row Road, Cross Belt release Lane, Browns Lane, Adlington Road and Chapel Road as shown on the map. Green Belt Assessment The Green Belt Assessment of this area shows that it makes a Significant of the Potential Area to Contribution to Green Belt purposes. be Released Resulting Green Belt The new boundary would be defined using physical features that are readily boundary recognisable and likely to be permanent. Surrounding Green Belt Release of this site from the Green Belt would leave an area of Green Belt (GBAU parcel WM04) surrounded by the settlement. It should only be considered for release if WM04 is also released. Other than WM04, release of this site would not alter the function of the surrounding Green Belt. Exceptional The exceptional circumstances set out in the GBAU are applicable to this Circumstances site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.
152 Green Belt Site Assessment: PSS1107 Heathfield Farm
Map PSS1107: Site Boundary and Potential Area for Release from the Green Belt Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel WM04 as shown on the map above. The site’s boundary broadly corresponds with the parcel boundary in most places, although there are some very minor differences.
Boundary Considerations / Area Considered for Removal from Green Belt
To avoid leaving a narrow finger of isolated Green Belt, the very small area of Green Belt to the north of Dean Row Road would also be removed from the Green Belt.
The new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. These are Dean Row Road, Cross Lane and Browns Lane.
There is also a potential area of land to be considered south east of Cross Lane (PSS 1106). These areas are separated by Cross Lane and if both areas were to be removed from the Green Belt, the area between them (within the highway boundary of Cross Lane) would also be removed from the Green Belt.
153 Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcel WM04, within which the potential area for release is located.
Parcel Overall Evaluation Overall Assessment WM04: Land The parcel makes a contribution to the purposes of the Green Contribution between Dean Belt. This parcel is bounded by Dean Row Road to the north, Row Road and Brown Lane to the west and Cross Lane to the south east. Brown’s Lane, Existing clusters of development have formed along the southern west of Cross and northern end of Cross Lane. Whilst the parcel offers little in Lane the way as a separation function, it does serve to prevent further urban encroachment into the open countryside. The parcel is well connected to the urban area. The parcel provides no contribution to preserving the historic town as there are no conservation areas located nearby. The parcel makes a limited contribution to assisting urban regeneration.
Green Belt Assessment of Potential Area for Release
The GBAU parcel WM04 is defined using the same physical features as the potential area to be released from the Green Belt. The GBAU assessment of parcel WM04 is considered to be applicable to this area of land and it therefore makes a “contribution” to the purposes of Green Belt.
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
GBAU Contribution Potential For Impacts on Adjacent Parcels Impacts on Parcel Release from Green of Releasing PSS1107 PSS1107 of Belt Releasing Additional Adjacent Land WM02 Significant This parcel does not Parcel WM02 has only limited No adjacent land Contribution contain any potential connections with site PSS1107 considered for strategic sites and is which are further reduced due release. not being considered to the intervening built for release from the development and woodland. Green Belt. Release of PSS1107 would not impact on the Green Belt function of WM02 WM03 Significant This parcel does not Parcel WM03 has only limited No adjacent land Contribution contain any potential connections with site PSS1107 considered for strategic sites and is which are further reduced due release. not being considered to the intervening built for release from the development and woodland. Green Belt. Release of PSS1107 would not impact on the Green Belt
154 GBAU Contribution Potential For Impacts on Adjacent Parcels Impacts on Parcel Release from Green of Releasing PSS1107 PSS1107 of Belt Releasing Additional Adjacent Land function of WM03 WM05 Major This parcel contains Parcel WM04 is adjacent to PSS1107 lies Contribution1 an additional site PSS1107 across Cross between the potential strategic Lane and development of adjacent potential site (PSS1106) PSS1107 could increase views site and the urban which is also being of the urban area from WM05. area. PSS1106 considered for However, given the existing should only be release from the development around the edges considered for Green Belt through of the parcel and intervening release if the site selection vegetation, this is likely to be PSS1107 is also methodology. minimised. It is not considered released. that release of PSS1107 would materially impact on the Green Belt function of WM05
The area also sits within the GBAU General Area HE2, which makes a significant contribution to Green Belt purposes. Release of PSS1107 from the Green Belt would not undermine the overall Green Belt function of this General Area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” to Green Belt purposes).
The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
1 The GBAU assessment of parcel WM05 against purpose 1 (to check the unrestricted sprawl of large built-up areas) considered that the parcel made a ‘Major Contribution’ to this purpose, partly due to its isolation from the main built-up area of Wilmslow. Since that assessment, the development of the adjacent site means that it is now adjacent to the urban area, although its connection with the urban area is limited and it still enjoys a strong relationship with the countryside. The parcel has strong boundaries but development would not represent ‘rounding-off’ of the settlement pattern. There is a some existing development around the edges of the site and the Green Belt designation has prevented further ribbon type development spreading outwards. It is now considered that the parcel makes a ‘Significant Contribution’ to purpose 1. This change also affects the overall assessment and parcel WM05 is considered to make a ‘Significant Contribution’ overall (not a ‘Major Contribution’ as stated in the GBAU).
155 Summary
Consideration Summary Potential area for Green Belt The area between the settlement inset boundary, Dean Row Road and release Cross Lane as shown on the map. Green Belt Assessment of the The GBAU parcel WM04 assessment is applicable to this area of land, Potential Area to be Released which makes a “contribution” to Green Belt purposes. Resulting Green Belt The new boundary would be defined using physical features that are boundary readily recognisable and likely to be permanent. Surrounding Green Belt Adjacent potential site PSS1106 should only be considered for release if this site is also released. Release of this site is not likely to impact on the function of the surrounding Green Belt. Exceptional Circumstances The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make “no contribution” to Green Belt purposes.
156 Green Belt Site Assessment: PSS1108 Land off Upcast Lane and Cumber Lane
Map PSS1108: Site Boundary and Potential Area for Release from the Green Belt Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel WM33 as shown on the map above. The site’s boundary corresponds with the parcel boundary, other than a small difference at the end of Sunny Bank Drive.
Boundary Considerations / Area Considered for Removal from Green Belt
To avoid leaving a very small isolated area of Green Belt, the very small area between the settlement inset boundary and the site (at the end of Sunny Bank Drive) would also be removed.
The new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. These are Moor Lane, Clay Lane and the No. 42 Wilmslow Footpath which is bounded by a prominent hedgerow and line of trees.
Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcel WM33, within which the potential area for release is located.
157 Parcel Overall Evaluation Overall Assessment WM33: land Predominantly agricultural in character this parcel has been the Contribution adjacent to the subject of some urban sprawl, and makes no contribution to Wilmslow urban preventing towns from merging. However located at area between Clay Wilmslow’s southern tip this land does play a role in Lane and Upcast preventing the extension of Wilmslow into the open Lane countryside and thus the parcel makes a significant contribution to safeguarding the countryside from encroachment. Existing boundaries may not be able to withstand development pressures. The parcel has no contribution to preserving the historic setting of Wilmslow and a limited contribution to assisting urban regeneration.
Green Belt Assessment of Potential Area for Release
The GBAU parcel WM33 is defined using the same physical features as the potential area to be released from the Green Belt. The GBAU assessment of parcel WM33 is considered to be applicable to this area of land and it therefore makes a “contribution” to the purposes of Green Belt..
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
GBAU Contribution Potential For Impacts on Adjacent Parcels of Impacts on Parcel Release from Releasing PSS1108 PSS1108 of Green Belt Releasing Additional Adjacent Land WM32 Significant This parcel does not The parcel is currently fairly No adjacent Contribution contain any detached from the urban area land potential strategic although it has a semi-rural urban considered for sites and is not fringe character which does affect release. being considered the sense of openness. for release from the Development of PSS1108 could Green Belt. lead to increased views of the urban area from WM32. Whilst there is currently some screening offered by trees along the boundary, some further boundary treatments and careful design would be required to minimise the impact on openness. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt. WM34 Significant This parcel also Release of PSS1108 would not Release of Contribution contains a potential materially impact on the function PSS1109
158 GBAU Contribution Potential For Impacts on Adjacent Parcels of Impacts on Parcel Release from Releasing PSS1108 PSS1108 of Green Belt Releasing Additional Adjacent Land strategic site of the Green Belt in parcel WM34. would not (PSS1109) being The two areas are not well-related impact on the considered for and intervening built development potential to release through the means there is no visual also release site selection connection. Release of PSS1108 PSS1108. methodology. would not impact on the Green Belt function of WM34.
The area also sits within the GBAU General Area M1, which makes a major contribution to Green Belt purposes. Release of PSS1108 from the Green Belt would not undermine the overall Green Belt function of this General Area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” to Green Belt purposes).
The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
Summary
Consideration Summary Potential area for Green Belt The area between the settlement inset boundary, Moor Lane, Clay Lane release and the No. 42 Wilmslow Footpath as shown on the map Green Belt Assessment of The Green Belt Assessment of this area shows that it makes a the Potential Area to be Contribution to Green Belt purposes. Released Resulting Green Belt The new boundary would be defined using physical features that are boundary readily recognisable and likely to be permanent. Surrounding Green Belt Release of adjacent site PSS1109 would not impact on the potential for this site to also be released. Release of this site would not undermine the function of the surrounding Green Belt General Area. Exceptional Circumstances The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make “no contribution” to Green Belt purposes.
159 Green Belt Site Assessment: PSS1109 Land North of Moor Lane
Map PSS1109: Site Boundary and Potential Area for Release from the Green Belt Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcels WM34 and WM35 as shown on the map above. The site only covers a small part of each parcel.
Boundary Considerations / Area Considered for Removal from Green Belt
Removal of this site from the Green Belt would result in a new Green Belt boundary defined by Moor Lane as well as some field boundaries with hedgelines. The site boundaries highlighted in yellow on the map do not follow any discernible physical feature on the ground.
If this site is to be released from the Green Belt, the detailed site selection work must demonstrate that a new Green Belt boundary can be defined using physical features that are readily recognisable and likely to be permanent.
Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcels WM34 and WM35, within which the potential area for release is located.
160 Parcel Overall Evaluation Overall Assessment WM34: Area of land The parcel significantly contributes to protecting the Significant north of Moor Lane and Green Belt from unrestricted sprawl. The parcel has a Contribution west of Rotherwood Road significant degree of openness however has no contribution to preventing settlements from merging or preserving a historic asset. WM35: Area of land The parcel has a significant contribution to the Green Significant bounded by Rotherwood Belt. The parcel is in a good location to restrict sprawl Contribution Road, Battery Lane, and would round off the settlement well. Development Strawberry Lane and the would not reduce the gap between settlements due to its rear of properties on location. The parcel has a limited contribution to Burford Crescent. safeguarding the countryside due to the lack of long line views. The parcel has no contribution to preserving the historic environment.
Green Belt Assessment of Potential Area for Release
This assessment relates to the potential area of land to be released from the Green Belt, as shown on the map.
Green Belt Purpose Assessment 1 Check the unrestricted Significant Contribution: The site’s northern boundary is not well defined sprawl of large built-up and in places does not follow any identifiable features. The GBAU parcels areas in which is situated have moderate boundaries which may ultimately contain development. The site is relatively well-connected to the urban area although it would not represent ‘rounding off’ of the settlement pattern. The Green Belt designation has helped to prevent further ribbon development extending outwards from the settlement along Moor Lane but a comprehensive development scheme would not represent ribbon development. 2 Prevent neighbouring No Contribution: Does not have a role in preventing neighbouring towns towns merging into one merging. another 3 Assist in safeguarding Significant Contribution: The site’s northern boundary is not well defined the countryside from and in places does not follow any identifiable features. The GBAU parcels encroachment in which is situated have moderate boundaries which may ultimately contain development. There are a number of urbanising influences already present within the site and the flat topography and heavily vegetated surroundings mean that there are no long line views and only a limited degree of openness. The area has an urban fringe character but it does have weak boundaries to contain development. The wider parcels in which the site is located may contain development but parts of these parcels are more detached from the urban area with greater degrees of openness. 4 Preserve the setting and No contribution: Wilmslow is a historic town with a number of special character of conservation areas. The conservation areas are located within the 250m historic towns buffer on the western side of Wilmslow. However the parcel makes no contribution to this purpose as there are no conservation areas close by. 5 Assist in urban Contribution: Wilmslow has 0.6% brownfield urban capacity for potential regeneration, by development, therefore the parcel makes a limited degree of contribution encouraging the recycling to the purpose. of derelict and other urban land
161 Green Belt Purpose Assessment Overall evaluation This area makes a significant contribution to checking the unrestricted sprawl of large built-up areas and in assisting in safeguarding the countryside from encroachment. It makes a contribution to assisting in urban regeneration but no contribution to prevention of neighbouring towns from merging or in preserving the setting and special character of historic towns. Overall assessment Significant Contribution.
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
GBAU Contribution Potential For Impacts on Adjacent Parcels of Impacts on Parcel Release from Releasing PSS1109 PSS1109 of Green Belt Releasing Additional Adjacent Land WM33 Contribution This parcel Release of PSS1109 would not Release of contains a materially impact on the function of PSS1108 potential the Green Belt in parcel WM33. The would not strategic site two areas are not well-related and impact on the (PSS1108) which intervening built development means potential to is also being there is no visual connection. also release considered for PSS1109. release from the Green Belt. WM34 Significant This parcel Release of PSS1109 would reduce No additional Contribution contains no the size of parcel WM34. The adjacent land additional sites remainder of WM34 is relatively considered for being considered detached from the urban area and release. for release from given the weak boundary particular the Green Belt. attention should be given to appropriate boundary treatments to assist in reducing the impact of any new development. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt. WM35 Significant This parcel Release of PSS1109 would reduce No additional Contribution contains no the size of parcel WM35. The adjacent land additional sites remainder of WM35 is relatively considered for being considered detached from the urban area and release. for release from given the weak boundary particular the Green Belt. attention should be given to appropriate boundary treatments to assist in reducing the impact of any new development. Any site policy should detail how the design and boundary treatments will minimise
162 GBAU Contribution Potential For Impacts on Adjacent Parcels of Impacts on Parcel Release from Releasing PSS1109 PSS1109 of Green Belt Releasing Additional Adjacent Land the visual impacts on this area of Green Belt.
The area also sits within the GBAU General Area M1, which makes a major contribution to Green Belt purposes. Release of PSS1109 from the Green Belt would not undermine the overall Green Belt function of this General Area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” or a “contribution” to Green Belt purposes).
The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
Summary
Consideration Summary Potential area for Green The area between the settlement inset boundary, field boundaries and Belt release other boundaries as shown on the map. Green Belt Assessment of The assessment of the potential area of land to be released shows that it the Potential Area to be makes a “significant contribution” to Green Belt purposes. This accords Released with the GBAU assessments for parcels WM34 and WM35, both of which make a “significant contribution”. Resulting Green Belt The detailed site selection work must demonstrate that a new Green Belt boundary boundary can be defined using physical features that are readily recognisable and likely to be permanent. Surrounding Green Belt Release of adjacent site PSS1108 would not impact on the potential for this site to also be released. Release of this site would not undermine the function of the surrounding Green Belt General Area. Exceptional The exceptional circumstances set out in the GBAU are applicable to this Circumstances site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.
163 Green Belt Site Assessment: PSS1110 Land Off Welton Drive
Map PSS1110: Site Boundary and Potential Area for Release from the Green Belt Relationship of Site to Green Belt Parcels
The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel WM28 as shown on the map above. The site covers the majority of the parcel but the boundaries differ to the south and the north east.
Boundary Considerations / Area Considered for Removal from Green Belt
To the north-west of site, part of the boundary is marked by what appears to be a field boundary but is not accompanied by any discernible physical feature on the ground. It would seem logical to draw a new Green Belt boundary up to Stockton Road and the public footpath to also exclude the small triangular area of land from the Green Belt.
At the southern end, there is a reasonably prominent hedge that would mark the new Green Belt boundary.
The new Green Belt boundary would be defined using physical features that are readily recognisable. These are Stockton Road and the wooded public footpath to the east and south east, and the hedgerow to the south. These are also likely to be permanent although the any site policy should consider the need for boundary treatments to the southern hedge boundary to make sure it endures in the long-term.
164 Green Belt Assessment of Parcels
The GBAU makes the following assessment of parcel WM28, within which the potential area for release is located.
Parcel Overall Evaluation Overall Assessment WM28: Land to Despite the potential risk of sprawl in this area, the parcel Significant the rear of contributes significantly to the purposes of the Green Belt due to Contribution properties on the potential of merging and significant impact of the Chesham Road encroachment of the countryside. The parcel has a significant degree of openness. There is no contribution to the historic value of the local settlements and the parcel only contributes slightly to urban renewal.
Green Belt Assessment of Potential Area for Release
With the exception of a small area to the south of the site, the GBAU parcel WM28 is defined using the same physical features as the potential area to be released from the Green Belt. The GBAU Assessment of Parcel WM28 has been reviewed and is considered to be applicable to this area of land and it therefore makes a “significant contribution” to the purposes of Green Belt.
Surrounding Green Belt
A review of surrounding GBAU parcels has been carried out to determine:
1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and 2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.
GBAU Contribution Potential For Impacts on Adjacent Parcels of Impacts on Parcel Release from Releasing PSS1110 PSS1110 of Green Belt Releasing Additional Adjacent Land WM27 Significant This parcel The visual connection between No additional Contribution contains no PSS1110 and parcel WM27 is fairly adjacent land additional sites limited due to the vegetated boundaries considered for being so development is unlikely to impact release. considered for on the openness of WM27 provided release from the that appropriate boundary treatments Green Belt. are provided. Development of PSS1110 would emphasise the importance of WM27 in maintaining separation between towns. WM29 Significant This parcel The visual connection between No additional Contribution contains no PSS1110 and parcel WM29 is fairly adjacent land additional sites limited due to the intervening considered for being development and vegetated boundaries release. considered for so development is unlikely to impact release from the on the openness of WM29 provided Green Belt. that appropriate boundary treatments
165 GBAU Contribution Potential For Impacts on Adjacent Parcels of Impacts on Parcel Release from Releasing PSS1110 PSS1110 of Green Belt Releasing Additional Adjacent Land are provided. Development of PSS1110 would emphasise the importance of WM29 in maintaining separation between towns. AE21 Major This parcel Parcel AE21 has fairly limited visual No additional Contribution contains no connections with site PSS1110 given adjacent land additional sites the vegetated boundaries. However, considered for being given the narrow gap between release. considered for settlements here any reduction in release from the openness of parcel AE21 could also Green Belt. affect the sense of separation between Wilmslow and Alderley Edge. Particular attention would need to be given to any boundary treatment to make sure that development of PSS1110 does not reduce the openness of AE21. Parcel AE21 already plays a major role in prevention of towns merging and development of site PSS1110 would emphasise the importance of this role further.
The area also sits within the GBAU General Area MO1, which makes a significant contribution to Green Belt purposes. Release of PSS1110 from the Green Belt would not undermine the overall Green Belt function of this General Area. Exceptional Circumstances
The proposed development requirements for Wilmslow over the Plan period are 900 net additional dwellings and 10 ha of employment land.
The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.
These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” or a “contribution” to Green Belt purposes).
The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.
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Summary
Consideration Summary Potential area for Green The area between the settlement inset boundary, field boundaries and Belt release public footpath as shown on the map. Green Belt Assessment of The assessment of the potential area of land to be released shows that it the Potential Area to be makes a “significant contribution” to Green Belt purposes. This Released accords with the GBAU assessments for parcel WM28. Resulting Green Belt The new boundary would be defined using physical features that are boundary readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment to the southern hedge boundary. Surrounding Green Belt Release of this site is unlikely to undermine the function of the surrounding Green Belt General Area, but it would emphasise the importance of surrounding parcels in preventing Wilmslow and Alderley Edge from merging.. Exceptional Circumstances The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.
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