Cheshire East Council Local Plan Strategy Examination

Council’s Hearing Statement

Matter 14.9: Local Plan Strategy Sites and Strategic Locations

() Hearing Date: 24th October 2014

Cheshire East Council Hearing Statement: Matter 14.9

Matter 14.9 - NANTWICH

Key Issue - Are the Strategic Sites and Strategic Locations fully justified, available, developable, sustainable, viable and deliverable within the Plan period?

Questions

General

1 Is the strategy for development at Nantwich appropriate, justified, effective, sustainable, viable, soundly based and consistent with the Plan’s strategy?

1.1 Nantwich is an historic market town, with its own distinct character; it has a large Conservation Area within which there are 125 entries on the national register of Buildings of Special Architectural or Historic Interest held by English Heritage (registered either individually or as a group), amounting to over 200 individual buildings.

1.2 Nantwich dates from the Roman era, when it was a centre for salt production and was said to be the second most important town in the county after in mediaeval times. Its early growth and economic prosperity was assisted by the development of tanneries and mills and in the sixteenth century it became a centre for the clothing trade with glove makers and shoemakers. By the Nineteenth Century new workshops and factories were established in place of the earlier cottage rooms. By the second half of the nineteenth century however there was a marked decline in the town’s prosperity. The advent of the railway system did little to halt this decline and neither did the decision of the Grand Junction Railway Company to centre its locomotive works at Crewe. In the post-war years the town continued to grow beyond its historic core, which still remains its retail, commercial and residential centre retaining a great number of fine buildings of different styles and age linked together by an informal mediaeval pattern of fairly narrow streets and lanes. The town now has a population of around 18,000 people.

1.3 The historic market town of Nantwich is identified as a Key Service Centre (KSC) in the Local Plan Strategy (LPS) [SD001] and is expected to accommodate development of a scale, location and nature that recognises and reinforces the distinctive, historic nature of the town, whilst supporting its vitality and viability. Its position as a KSC is reflective of its position as a market town in the Sustainable Communities Strategy [BE049].

1.4 The selection of sites has progressed from the consultation that took place on the draft Nantwich Town Strategy [BE088] during 2012. This included a number of different options (Diagram 2 in [BE088]) that the Stakeholder Panel (SP) had identified as potential housing sites. It was made clear that not all of those options would be required and that a number of the sites were not favoured by the SP (Diagram 3 in [BE088]); of those sites they included land in the Green Gap and those in or adjacent to the Acton Conservation Area; the Dorfold Hall Registered Park and Garden and a Scheduled Ancient Monument. In relation to the

1 Cheshire East Council Hearing Statement: Matter 14.9 sites that have been included in the LPS, the draft Nantwich Town Strategy Summary Report of Consultation Findings [BE097] shows that for site B (now CS21), 56% of respondents agreed that the site had future potential for housing development; for site I (now CS22), 26% of respondents agreed that the site had future potential for housing development; and site C (now CS23), 77% of respondents agreed that the site had future potential for mixed use development. This provided an initial indication of the community’s preference for development locations, for testing through the Local Plan process. All of this has now been tested through the LPS plan making process, Sustainability Appraisal and other elements.

1.5 Nantwich is expected to accommodate around 1,900 new homes and 3 hectares of employment land within the Plan period. A total of 1,250 of those new homes are identified on Strategic sites within the Plan, with 116 new homes having been completed between 1 April 2010 and 31 March 2013; 474 new homes on committed sites and a further 60 new homes to be identified within the Site Allocations and Development Policies Document of the Local Plan (SADPD). A total of two hectares of employment land is identified on Strategic sites within the LPS, with 0.11 hectares having been completed between 1 April 2010 and 31 March 2013; 0.07 hectares on committed sites and a further 0.82 hectares to be identified within the SADPD.

1.6 The three sites that have been included in the LPS provide for development in sustainable locations and ensure that there is a choice and variety of sites available for development. Site CS21 – Kingsley Fields will provide a mixed-use site, including up to 1,100 new homes. The site lies adjacent to the edge of the town centre, and relates well to the built form of the town. The site has the benefit of a resolution to grant outline planning permission for a mixed-use development including up to 1,100 new homes. Site CS22 Stapeley Water Gardens is phase 2 of the redevelopment of a brownfield site that has a resolution to grant outline planning approval for 171 new homes. Site CS23 is a brownfield site, in a sustainable location, that provides the opportunity to create a high quality, mixed use development immediately adjacent to the town centre, whilst regenerating brownfield land.

CS21: Kingsley Fields

2 Is the proposal sustainable, deliverable and viable, has it properly addressed the impact on flood risk and heritage assets, and how will it help to deliver the Waterlode highway link?

2.1 The site is located to the north west of Nantwich town centre, immediately adjacent to the urban edge for Nantwich. It is bounded by the A51 to the north; the to the east; playing fields and Nantwich Town football club to the south and Welshmans Lane to the west. The site provides the opportunity to create a sustainable urban extension, as a planned community that will be easily integrated within the town, through the delivery of up to 1,100 new homes, a mixed use local centre, up to 2 hectares of B1 employment land (business), the provision of an extension to the Nantwich Riverside Park and open space provision. The development of the site will also act as an enabler for the expansion of Reaseheath College which is both an important source of employment (it employs over 500 staff) and a nationally prestigious educational facility.

2 Cheshire East Council Hearing Statement: Matter 14.9 2.2 Resolution to grant Outline planning approval (Ref: 13/2471N) was given at Strategic Planning Board on 5 February 2014 to North West Nantwich Consortium, for residential development of up to 1,100 dwellings, up to 1.82ha of Class B1 Business Use, a potential Primary School, community facilities and local centre, allotments, recreational open space, landscaping, highways, access roads, cycleways, footways and drainage infrastructure. The planning application excludes the non-designated heritage asset of Henhull Hall Farm.

2.3 Detailed studies prepared to support the planning application include: masterplan; Design and Access Statement; noise survey; ecology reports; flood risk assessment; heritage assessment; highway reports; Travel Plan; tree survey; Statement of Community Involvement; constraints plan.

2.4 Sustainable: Kingsley Fields will create a sustainable urban extension; it will deliver not only new houses but other benefits for the town including an extension to the riverside park between Reaseheath College and the town centre that will be a great benefit to both the existing community and new residents. The existing riverside park is an extremely well used recreational facility, adjacent to the River Weaver, sustainably linking parts of the town and providing areas where residents can walk and cycle, along with larger areas of open space that can be used for various recreational activities. The extended riverside park will enable this well used recreational area to provide a sustainable link between the town centre and Reaseheath College, thereby opening up new areas of land, not previously accessible to members of the public.

2.5 The development of Kingsley Fields will also act as an enabler to Reaseheath College, who will invest the income from land sales to secure the future of the College through completing the campus redevelopment of specialist facilities and resources; this will include a specialist centre for horticulture and sustainable food production and a specialist learning difficulties facility. The College is a nationally prestigious educational facility which employs more than 500 staff and has invested £30 million in its site since 2006; it also makes a major contribution to the local economy.

2.6 The business park, within the development, is proposed to be managed by Reaseheath College where the principal objective will be to provide starter innovation space units in Class B1 for businesses linked to and spinning off from the research activities of the College. Again, this will be a benefit to the local area, creating new jobs and reinforcing the links with the College.

2.7 The site lies in a sustainable location, within walking distance of Nantwich Town Centre, which is less than 1km from the southern edge of the site. The town centre offers a wide range of essential facilities and means that occupiers of the development will not be reliant on the private car. The mix of residential and commercial (B1 business) uses together with a new local centre, community facilities and open space provision will minimise the need to travel. The business park is proposed to be managed by Reaseheath College and will provide a local focus which will complement the more strategic employment site at Wardle (CS28). The site will also provide up to 30% affordable homes and financial contributions towards education provision/a new primary school on the site. As noted in paragraph 4.466 of the Site Justification Paper [SD015], the Connect2 Greenway route will link to this site, providing a sustainable pedestrian and cycle link to other parts of Nantwich and to Crewe.

2.8 How will it help to deliver the Waterlode highway link?: The Outline planning approval (Ref: 13/2471N) requires that the highway link between the A51 and Waterlode be provided before the completion of the 400th dwelling on the site. Other key highway benefits from this 3 Cheshire East Council Hearing Statement: Matter 14.9 development will be the realignment of the A51, at the northern end of the site; improvements to the A51 Alvaston roundabout and improvements to the Burford Crossroads.

2.9 Deliverable: The Design and Access Statement submitted with the planning application (Ref: 13/2471N) states that Mosaic Estates have control of the land and are in active discussions with house builders, to deliver the development. Information obtained from Mosaic Estates via their agents, RPS Planning and Development, in an email dated 8 September 2014, indicates that three developers will develop the site: David Wilson Homes, Redrow and Taylor Wimpey. Indications are that the section 106 agreement will be ready for signing before the end of October 2014. The Consortium of house builders have an obligation to submit the reserved matters within three months of the Grant of outline and any challenge period. Following the detailed ground investigations it is likely that the site will be developed from the South initially with each developer taking a third of the site in phases. The site could be commenced next year (2015) subject to satisfactory resolution of the section 106 agreement. With three developers taking the site forwards together it is likely they will be able to deliver up to 100 houses per annum between them. The retail use is likely to come early in the development and some flexibility is possible with the employment site. It should be possible to deliver the number of houses well within the 15 year timescale subject to market conditions.

2.10 The build rates included within the Policy for this site are consistent with the Cheshire East Council Five Year Housing Land Supply Position Statement [BE006].

2.11 Heritage Assets: The site lies adjacent to the Reaseheath Conservation Area and the Nantwich Civil War Battlefield, included on English Heritage’s list of Registered Battlefields. Point (f) of the Policy for CS21 requires a desk based archaeological assessment to be carried out, with further mitigation and work being carried out as appropriate; Point (g) of the Policy requires the design to minimise and mitigate any adverse impact on the English Heritage Registered Battlefield and Reaseheath Conservation Area. The masterplan for the site, with the planning application, maintains a suitable separation boundary and has focussed lower density housing to the west of the site.

2.12 The Council is currently working with English Heritage to address their representations made in respect of heritage matters and will report back during the Hearing sessions or if possible before.

2.13 Flooding: The main flood plain (Flood Zone 2 (medium probability)) and Flood Zone 3 (high probability) of the River Weaver is included within the eastern portion of the development site. A flood risk assessment was submitted with the planning application (Ref: 13/2471N) and these areas are proposed to remain as existing, with no alterations to levels and with no development. These areas are shown within the Masterplan as green infrastructure/formal open space. This reflects the requirements within point 6(i) of LPS Policy CS21. A small section of the A51 diversion route passes through the area of flood plain. The diversion route will be constructed above the floodplain and the road will be protected from flooding. The loss of floodplain volume will be compensated for within the area of open space proposed to the south of the diversion link. The A51 diversion cannot be accommodated on other sites, given that the diversion seeks to address existing issues on this particular stretch of road.

4 Cheshire East Council Hearing Statement: Matter 14.9

CS22: Stapeley Water Gardens

3 Is this redevelopment proposal sustainable, deliverable and viable, has it properly addressed ecological issues, and how does it relate to the former uses?

3.1 Background: The Stapeley Water Gardens site was a well-established tourist attraction comprised of a garden centre, with gardens; The Palms – a ‘tropical house’ style facility, containing exotic plants and animals and a retail angling centre. The business had experienced financial difficulties over the years and as a result, the whole former Stapeley Water Gardens site was allocated in the Borough of Crewe and Nantwich Replacement Local Plan 2011 (BCNRLP) [BE112], as a mixed-use regeneration area, to include housing, employment (B1) and tourism uses. Following the closure of Stapeley Water Gardens, in 2011, planning permission was granted for 146 new homes on the eastern part (Phase 1) of this area (Ref: 12/1381N). All of the buildings within the former Stapeley Water Gardens site have been demolished and this development is now under construction. Information obtained by telephone from the sales office for this development on 19 September 2014, confirmed that 60 dwellings have been completed.

3.2 Deliverable: A resolution to grant full planning permission (Ref: 14/2155N) for the erection of 171 dwellings and public open space, subject to the signing of a S106 Agreement, was given at Strategic Planning Board on 20 August 2014, on site CS22. This will form phase 2 of the overall Stapeley Water Gardens development. The application was submitted by David Wilson Homes and was accompanied by the following studies: Flood Risk Assessment; Noise Impact Assessment; Transport Assessment; Tree Survey; Air Quality Assessment; Phase 1 Habitat Survey; Geo-environmental report re contaminated land. All buildings on site have been demolished.

3.3 In their LPS representation, David Wilson Homes (SUB1818) state that it is anticipated that "Phase 1" will be completed during 2016 and that they intend to commence construction of phase 2 towards the end of 2014, with the first completions anticipated in 2015. “Phase 2” will be completed as one phase, with between 25-30 units to be built annually, and based on the proposed delivery of approximately 200 units, this will take approximately 7-8 years to build out.

3.4 A draft section 106 agreement is currently being drafted/negotiated.

3.5 Sustainable - The findings of the Sustainability Appraisal and Habitats Regulations assessment for the site are summarised in the Site Justification Paper (SJP) ([SD015], at ¶¶ 4.484 to 4.486). The development of the site will meet the three dimensions of sustainable development: economic, social and environmental.

• Economic: the site will deliver houses and new infrastructure provision, through the provision of open space; contributions to highway improvements on the A51 and the provision of footpaths and cycleways.

5 Cheshire East Council Hearing Statement: Matter 14.9 • Environmental: Point (d) of Policy CS22 requires that development must ensure that it does not have a negative impact on established and proposed newt mitigation areas. Information submitted in support of the planning application (Ref: 14/2155N) shows that all amphibians, a grass snake and Great Crested Newts (GCN) were removed from the site in 2011, with GCN having been relocated to an adjacent mitigation area; it is therefore considered unlikely that they will still be present on site. To minimise the risk of invasive non-native species being introduced into the ponds within the mitigation area, a condition will ensure that measures are put in place to deter public access into the mitigation area.

• Social: In terms of the social role the proposal would help to provide for housing needs of the Borough, including 30% affordable housing, in a location which is well connected to the existing settlement, services and facilities of Nantwich.

3.6 How does it relate to the former uses?: The former uses on the site were Stapeley Water Gardens; The Palms and the Angling Centre. All buildings relating to these uses have been demolished. The Stapeley Angling Centre has relocated to new premises at Lane Ends Farm, Clay Lane, Haslington, Cheshire. It was originally proposed that the site included an element of employment use and a garden centre. As stated in the SJP ([SD015] at ¶ 4.480) this is no longer a Policy requirement.

CS23: Snow Hill

4 Is this redevelopment proposal deliverable and viable, with an appropriate and `viable mix of uses, should the scale of development be indicated, and has it addressed the impact on flood risk, the Conservation Area and heritage assets?

4.1 Background: The site lies on the western edge of Nantwich town centre, within the heart of the historic market town. The river Weaver and the main arterial route of Waterlode (B5341) bisects the site north to south. The site is a key gateway to the town and is comprised of car parks, retail and leisure uses and open space. A footpath runs through the south of the site, linking St Anne’s Lane with a footbridge over the River Weaver, to the Nantwich Riverside Park.

4.2 Part of the site, at Wyche House Bank and St Anne's Lane is currently allocated by Policy S.12.3, in the BCNRLP [BE112] as a mixed use regeneration area, for mixed uses to include housing, hotel, leisure, car parking, religious uses, community uses and office uses. A criteria of the Policy requires replacement car parking to be provided, as the site is currently used as a car park however it is poorly surfaced and is not subject to charges. A further part of the site which is the Snow Hill car park, is identified on the Proposals Map as an existing car park and is subject to Policy TRAN.8 which states that such car parks should be retained but also includes a requirement that if a car park is lost to development it will not be permitted unless improvements are made to public transport to serve the site or a direct replacement for the number of car park places lost.

4.3 Deliverable: Most of the site is in the ownership of Cheshire East Council.

6 Cheshire East Council Hearing Statement: Matter 14.9 4.4 The land off Wyche House Bank and St Anne's Lane is being promoted for development by Engine of the North (the Council’s Property Development Company). It is anticipated that the landowner will commence marketing activity by the end of December 2014. The proposal for this part of the site is for a predominantly residential development, possibly complemented by retail and/or restaurant uses, with improved public access to the River Weaver and improvements along the riverbank. Residential development is being undertaken on St. Anne’s Lane opposite the site. The developer of this site reports strong interest for the units being built.

4.5 As part of the proposal, ground contamination arising from the historic use of the site, as the town’s gas works, will be remediated. The St Anne's Lane site was partly remediated in the 1980’s but more recent site investigations have identified that significant soil and groundwater contamination remains. Remediation will be required to support residential development. The full scope and extent of this remediation requires further site investigation. Extensive investigations have been undertaken and reports commissioned to identify development constraints. These include a Flood Risk Appraisal, Desk Study, Site Investigation, Reclamation Strategy Report, Detailed Quantitative Risk Assessment, Extended Phase 1 Habitat Survey Report Arboricultural Constraints Report and an Archaeological Watching Brief (carried out during the intrusive site investigation). All services are available.

4.6 The bulk of the remainder of the site is comprised of the Snow Hill car park, which is an operational car park, but the landowner (i.e., the Council) is committed to its redevelopment, in the longer term. There are not expected to be significant abnormal development costs associated with bringing forward the land at Snow Hill car park for development.

4.7 Viable: A key influence on the viability of the St Anne's Lane site is the cost of remediation. Quantifying this cost will require further site investigation work. However, the landowner is strongly committed to bringing this site forward and it is anticipated that the value of the site when remediated will at least match the costs of remediation. There are not expected to be significant abnormal development costs associated with bringing forward the land at Snow Hill car park for development.

4.8 Appropriate and viable mix of uses: The mix of uses is considered to be appropriate for the site; it reflects the type of uses that are considered to be suitable for a location that is immediately adjacent to the town centre and lies within the heart of the historic town of Nantwich. It is envisaged that this site can create an enhanced gateway to the town and deliver improved leisure, retail, recreational and residential uses. The redevelopment of Snow Hill will also stimulate environmental improvements, particularly public realm, in the poor quality area around Swinemarket and will compliment the vibrancy and character of the stronger parts of the existing town centre.

4.9 Should the scale of development be indicated?: The site is suitable for a mix of uses, as set out in Policy CS23; the LPS is not reliant on this site for the delivery of new homes and therefore a specific number of new homes has not been attributed to it. The site is very much a regeneration led policy based allocation and as such it is not considered to be appropriate to set out rigid parameters for development.

4.10 Impact on flood risk: Parts of the site lie in Flood Risk Zones 2 and 3. This is recognised in Policy CS23 by point (g)(i) which requires an extension to the riverside park to be created, including the floodplain and the valley shoulder; Point (q) requires proposals to 7 Cheshire East Council Hearing Statement: Matter 14.9 respect any flooding constraints on the site and where necessary to provide appropriate mitigation. It is recognized that part of the site is located within an area of flood risk/flood plain of the river Weaver and as such will need to be protected from development and included as part of the extended Riverside Park. A Flood Risk Appraisal has been completed for the St Anne's Lane site. It indicates the entire site lies within Flood Plain although the majority falls within Flood Zone 2 in which residential and commercial development are considered acceptable.

4.11 Impact on the Conservation Area: The southern extent of the site lies within the Nantwich Conservation Area. This is reflected within the Policy at point (i) which requires the design of new buildings to be of a very high standard, reflecting the site’s location within and adjacent to the Nantwich Conservation Area and point (o) which requires proposals to include an assessment of the contribution the area makes to the setting of the adjacent Conservation Area, including views of the Conservation Area.

4.12 Impact on heritage assets: The southern area of the site lies within an Area of Archaeological Potential and an Area of Special Archaeological Potential and the Grade II Listed Nantwich Bridge lies within the site. This is reflected in the Policy at point (j) which requires a desk based archaeological assessment and pre-determination evaluation to be carried out, with further work and mitigation to be carried out as appropriate, whilst point (n) requires proposals to consider the impact of development on the Grade II Listed Nantwich Bridge and it setting.

4.13 The Council is currently working with English Heritage to address their representations made in respect of heritage matters and will report back during the Hearing sessions or if possible before.

4.14 Existing buildings: The land off Wyche House Bank and St Anne's Lane is a cleared site and is available for development. Although there are a number of existing buildings on the remainder of the site, it is envisaged that most of them will be retained on the site, such as the swimming baths (point (f) of the Policy). The exact detail of which buildings are to be retained and which (if any) are to be demolished has yet to be established; this will take place as detailed proposals for the site are submitted.

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