Site Selection Final Report: Alderley Park

Cheshire East Local Plan Site Selection Final Report: Alderley Park July 2016 Contents 1 Introduction 1 2 Sustainability Appraisal 2 3 Neighbourhood Plan 2 4 Sites Assessed and Recommendation 2 Site PSS1200 2 5 Overall Conclusion (Stage 9) 6 Appendices Appendix 1: Site Map 7 Appendix 2: Traffic Light Form 9 Appendix 3: Vision and Strategic Priorities Form 16 Appendix 4: Summary of Infrastructure Providers and Statutory Consultee Comments 20 Cheshire East Local Plan Strategy: Final Site Selection Report Alderley Park 1. Introduction 1.1 The ‘Cheshire East Local Plan Strategy: Site Selection Report – Alderley Park 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 Alderley Park. 1.2 This Report considers: (i) any additional information that has been submitted, in relation to the site and whether such information means that the conclusion and recommendation, using the SSM should change, in relation to the site; (ii) the responses, relating to the site, submitted to the public consultation in March/April 2016. 1.3 This Report supersedes the March 2016 Report; it makes it clear where circumstances have changed in relation to the site and makes recommendations accordingly, some of which may be different to those made in the March 2016 Report. 1.4 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 the Cheshire East Council Proposed Changes to the Local Plan Strategy (Consultation Draft) February 2016. 1.5 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 the site a consultation proforma has been completed; the reference number to which can be found in the ‘Consultation Reponses’ section of the ‘Site Selection Findings’ summary box and the ‘Analysis and Conclusions’ section has been amended accordingly. 1.6 The Alderley Park site is an existing employment site located to the south east of Nether Alderley, part occupied by the global pharmaceutical company Astra Zeneca. When Astra Zeneca announced plans to scale down its facility at Alderley Park there was a need to reconsider the future of this strategic employment site. 1 2. Sustainability Appraisal 2.1 The Alderley Park Opportunity Site has been subject to a Sustainability Appraisal; the results of which can be found in the Cheshire East Local Plan Strategy: Sustainability (Integrated) Appraisal Addendum, and the detailed matrices contained in the SA of Alderley Park Site Options. Information on accessibility can be found in the Accessibility Assessments. 3. Neighbourhood Plan 3.1 At the time of writing, Nether Alderley and Over Alderley Parish Council’s have not indicated that they would like to produce Neighbourhood Plans. 4. Site Assessed and Recommendation Site PSS1200: Alderley Park Opportunity Site (CS 29) Introduction 4.1 This site is included in the Local Plan Strategy (LPS) as a life science park and there is an opportunity to provide 200 to 300 dwellings. The Site Selection findings are summarised below in Table Alderley Park 1 (Stage 5 – Site Characteristics). Site Selection Summary of Key Points: Site PSS1200: Alderley Park Findings Opportunity Site ‘Traffic Light’ criteria The site is being actively promoted in the LPS. An Alderley Park Development Framework (APDF) for Availability the site has been produced. Part of the site has outline planning permission (15/5401M) for a mixed use development, including up to 275 dwellings. Draft Core Strategy and CIL Viability Assessment says the site is in a part of the Borough considered to be Achievable – Market broadly viable for residential development, however attractiveness/economic most categories of commercial development are not viability viable in current market circumstances, except food supermarket retail and general retail. The Matters Statement [M14.13.001] addresses viability and 2 Site Selection Summary of Key Points: Site PSS1200: Alderley Park Findings Opportunity Site mentions a commitment of £20m by Central Government to co-invest in a Life Science Investment Fund. The Government is providing £4 million to establish an Anti-Microbial Resistance Centre of Excellence in Research and Development at Alderley Park, subject to a business case. A mixture of mainly green and amber traffic lights. Those assessed as amber are considered to be matters that can be dealt with using appropriate mitigation measures. These are: o Landscape impact o Impact on strategic road network o Heritage assets o Ecology o Tree Preservation Orders Suitable There are two red traffic lights, which are: o Impact on the character of the settlement and urban form, as the site is located in open countryside. However, there is already development on site, and there is potential to provide a high quality development in line with the APDF.1 o Accessibility - potential opportunities to mitigate this through the provision of services and facilities on site. Meets 3 out of 5 of the ‘Promoting Economic prosperity’ criteria; the site will provide employment, and is located close to Manchester Airport. ‘Vision and Strategic Priorities’ criteria Meets 2 out of 4 of the ‘Creating Sustainable Communities’ criteria; the site is not located in nor adjoins a Principal Town or Key Service Centre. However, the APDF suggests a crèche/nursery, or medical clinic to serve the needs of the site could be appropriate. 1 http://www.cheshireeast.gov.uk/business/major_regeneration_projects/cheshire-science- corridor.aspx 3 Site Selection Summary of Key Points: Site PSS1200: Alderley Park Findings Opportunity Site Meets 6 out of 9 of the ‘Protecting and Enhancing Environmental Quality’ criteria; however, 2 of the criteria are not applicable (maintaining/enhancing the separate identity of the settlement, and Green Belt boundary). There is potential for new green links through the site and the preservation and enhancement of heritage and landscape assets. Meets 2 out of 4 of the travel and transport criteria; development having significant transport implications should be accompanied by a Transport Assessment and Travel Plan. Although there are issues with accessibility, there is potential for mitigation with the provision of services and facilities on site. CEC Education - Contributions – equates to 2 primary education classrooms, and 1.5 secondary education classroom. Infrastructure Sport England - A proposal needs to be put forward Providers/Statutory and agreed with Sport England that replaces the Consultees playing fields to an equivalent or better quantity and Consultation quality in a suitable location. Responses2 (Stage 7) CEC Flood Risk Management - Main River watercourses within site boundaries. A number of important ordinary watercourses and /or culverts within boundary. Localised surface water risks within boundary. The site did not form part of a Town Strategy consultation. Consultation Consultation responses received to the LPS proposed Responses changes are addressed separately in the consultation report responses proforma 130 (CS 29 Alderley Park Opportunity Site). Table Alderley Park 1: Site Selection Findings: Site PSS1200: Alderley Park Opportunity Site 2 Further detail can be found in the summary Table Alderley Park 2 in Appendix 4 to this Report. 4 Site PSS1200: Alderley Park Analysis and Conclusions 4.2 The ‘Traffic Light’ assessment of the site shows that it performs fairly well in relation to most of the criteria; the site is considered to be available, achievable, and viable. 4.3 The ‘Vision and Strategic Priorities’ assessment of this site shows that it performs fairly well in terms of delivering the vision and priorities of the LPS. In particular, it would continue to provide employment land, and is close to Manchester Airport. 4.4 The Alderley Park Opportunity Site is an existing, developed, site identified as a ‘Major Developed Site in the Green Belt’ in the Macclesfield Borough Local Plan; it is not proposed to remove this site from the Green Belt. 4.5 According to the Alderley Park Development Framework3 (APDF) any new buildings outside of the areas of previously developed land (PDL) will be considered inappropriate, unless it falls within one of the limited cases where development on greenfield sites may be considered appropriate4. 4.6 The APDF goes on to say that even within the boundaries of the PDL, there are areas that, because of their open nature, could not accommodate substantial new buildings, without harm to the openness or purposes of the Green Belt. Consequently, planning policy stipulates that new buildings in such areas must be considered ‘inappropriate’, only to be approved if “very special circumstances” are demonstrated sufficient to clearly outweigh the harm caused by the development. 4.7 The HRA does not identify any issues of relevance to this site. 4.8 The SA Accessibility Assessment shows that the site fails to meet the minimum standard for a number of the services and facilities in the Assessment. There are however, potential opportunities to mitigate this through the provision of services and facilities

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