Final 2018-2030 1 Table of contents
3. Foreword from the Steering Group Chair 4. Scope of the Plan 5. A Short History of Alsager 6. Alsager Today 7. Vision for Alsager
Objectives, Policies and Justification 8. Economy and Employment (EE) 16. Town Centre (TC) 26. Housing (H) 34. Natural and Built Environment (NBE) 42. Community and Wellbeing (CW) 45. Traffic, Transport and Services (TTS)
52 Appendices
1. Glossary 2. Green spaces list and analysis 3. Wildlife corridors map 4. Listed and significant buildings 5. Sports facilities and school playing fields 6. Community facilities 7. Map of public rights of way 8. Evidence and research base 9. Draft delivery plan 10. Acknowledgements.
2 Foreward from the Steering Group Chair
This plan has been prepared by the Alsager Neighbourhood Plan Steering Group on behalf of Alsager Town Council after two years of study, research and consultation with the local community. We have also worked closely with Cheshire East Council.
We have consulted with the community in a number of ways throughout the plan-making process and we believe that this Plan reflects the views of our community. A strong message emerging from the consultation process was that the local people enjoy living and working in the town and wish to retain its identity and character. This was key to developing the overarching Vision for Alsager which is set out below.
The objectives and policies of the Plan have been driven by the views of the local community and by wider research into a range of issues, and we strongly believe that the policies in this plan are robust and, if formally adopted, will provide the necessary planning policy framework for the future of the town up to 2030. The consultation process leading up to the preparation of this plan has been considerable and varied and will be set out in the Statement of Consultation.
This has been a long journey for all concerned, but ultimately, with thanks to Alsager Town Council for its unfailing support and the tenacity shown by members of the Steering Group, I hope that the Neighbourhood Plan is accepted by the residents of Alsager in the Referendum and becomes a useful and used tool in the future planning process and development of Alsager.
Christine Marsh Chair of the Alsager Neighbourhood Plan Steering Group
3 Scope of the Plan
The Parish of Alsager was granted Neighbourhood Plan status in May 2017. In December 2018, after local consultation, the Plan area was extended to include the employment sites of Barthomley.
The Alsager Neighbourhood Plan sets out a series of policies which, once made, will be used to guide development and the preparation of planning applications across the plan area. The policies will be used by Cheshire East Council in determining all planning applications for development proposals within Alsager.
The Alsager Neighbourhood Plan has been prepared in general conformity with the strategic policies in the Cheshire East Local Plan (adopted July 2017) and the policies in the Sites Allocation Development Policies Document (SADPD) (August 2018).
The Neighbourhood Plan will run for the same period as the Cheshire East Local Plan, expiring in 2030. The starting point for any application or development proposal in Alsager will be the Cheshire East Local Plan. Where development is compliant with the Local Plan, the Alsager Neighbourhood Plan will provide more detailed policy for the Plan area. Once made the Neighbourhood Plan will have the status of a Development Plan Document.
A number of projects have been identified during the Neighbourhood Planning process and these have been detailed in a separate draft Delivery Plan for the Town Council – see Appendix 9.
The Neighbourhood Plan area for Alsager is shown below. It includes the civic parish of Alsager plus the designated employment sites of Barthomley at Radway Green.
4 A Short History of Alsager
Alsager is a name which has evolved over centuries. It is possible the original was Aella’s aecre, Aella being a common Saxon surname. At the time of the Domesday Book survey, in 1086, Alsager was named Eleacier. In 1068 there was a manor in Alsager but no record of the size of population.
For hundreds of years Alsager lay within the rural parish of Barthomley, its population scattered in farms or clustered in the hamlet south of the present-day railway station. The rural economy was mixed farming and stock rearing, activities reflected in the countryside immediately surrounding the present-day town. The network of footpaths and bridleways goes back over centuries and links Alsager past very firmly to Alsager present.
By 1851 the population was only 473 but it increased rapidly following the arrival of the railway in 1848. Alsager had a population of 1,912 by 1891. The coming of the railway attracted many Potteries families to live in the pleasant country village. They generated employment in the service and retail sectors and added Alsager’s fine Victorian houses.
A War Memorial was unveiled in 1920 which was to record the names of those who fell in the First World War, later the names from the Second World War were added. It was paid for by public subscription which is typical of the history of charitable works which has prevailed throughout Alsager’s history. A committee was formed in support of future peace celebrations which included various religious denominations and representatives of Friendly Societies.
The Second World War brought about another major change in the prosperity of the town when an armaments factory was built at Radway Green. Houses were built for the many skilled workers encouraged to come to Alsager from Woolwich Arsenal. Specially reinforced housing was built to accommodate the new residents and a social club was established which still thrives. The cases of ammunition were packed by a largely female workforce recruited from Stoke-on-Trent and Crewe. The ammunition produced at Radway Green played a vital part in the allied efforts during the Battle of Britain and D-Day landings. At its height, in 1942, Radway employed over 15,000 people, mostly women, working three shifts per day, seven days a week.
After the war, the workforce was reduced to 1,500 and some diversification was needed. The factory began to produce domestic appliances, making 1,000 cookers per week. In 1962, work commenced on the production of coinage blanks for the Royal Mint, in preparation for the changeover to decimalisation in 1971. The 1970’s brought considerable investment in new plant and equipment for the manufacture of small arms ammunition and the facility became the largest and most modern of its kind in Europe. In 1985 the Royal Ordnance factories were privatised and two years later sold to British Aerospace. The plant was redeveloped in 2011 by BAE Systems at a cost of £83 million. The plant is capable of manufacturing one million small-arms bullets a day. The end of the Cold War and a reduction in the armed forces led to a need to look overseas where the sale of ammunition increased dramatically to record levels. The invasions of Iraq and Afghanistan also ensured the future of the works. In 2008 the Ministry of Defence announced a £2 billion contract with BAE Systems to supply British Forces. 5 During the Second World War a naval training facility, HMS Excalibur, was set up in a collection of wooden sheds. In the immediate post war years the sheds provided homes for refugees from the Baltic States. In 1940 the Ministry of Defence (MOD) established a hostel for workers consisting of a number of green Nissen huts and a central building. After the War the MOD used the site as an Emergency Teacher Training Centre for ex-servicemen to address an acute shortage of teachers. By 1948 the MOD had transferred the establishment to Cheshire County Council and the Alsager Cheshire County Training College for men and women was formed. In 1969 it became known as the Alsager College of Higher Education. It subsequently amalgamated with Crewe College of Higher Education and became the biggest Teacher Training establishment in the country. The College was the first in the country to validate a Creative Arts Degree and this resulted in the development of the Alsager Arts Centre which became a cultural hub for both students and the public. In 1989 the College merged with Manchester Polytechnic which later was designated a University, and the Alsager campus became a faculty of Manchester Metropolitan University. The site is now being developed for housing and a £6 million Sports Hub intended for community use.
Another major employer was Twyfords Sanitary Ware, for whom a 52 acre site was completed in 1958. Twyfords was acquired by Caradon Bathrooms in 1985 and in 1992 MB Caradon invested £13 million in a new distribution complex which became the largest single unit devoted to vitreous china production and distribution in Europe. HSBC sold Twyfords to the Sanitex Corporation of Helsinki in 2001 but by 2010 the Sanitex parent group announced the closure of the Alsager factory.
Throughout the 1960’s and 70’s many employees from ICL (International Computers United) Kidsgrove and English Electric/GEC, Talke chose Alsager as a desirable place to live.
Cardway Cartons, manufacturers of corrugated paper, sacks and bags, were established in 1995 but are now seeking larger premises and the site is planned for housing. The sites of both Twyfords and ICL are now also housing developments. A high proportion of Alsager’s population commutes to work, with over 2,500 outward journeys each morning according to 2011 census figures.
Although Alsager has the status of a town, it still retains something of a village atmosphere. There is a strong tradition of voluntary and community groups, and town centre facilities such as the Civic and Library host activities for all ages. Alongside the thriving community groups are organisations dedicated to charities and causes from animal welfare to dementia care. There is an emphasis on community and voluntary involvement throughout the social scene. Alsager Today
At present Alsager has a population of 12,000 which is estimated to grow to 17,000 when the 40% increase in new build is realised by 2030.
The town centre is compact but provides basic shopping and services with an increasing emphasis on health and well-being services as well as a range of cafés, bars and restaurants. There are churches for all main denominations and the schools have an excellent reputation.
A main bus route operates through the centre of the town and there are car parking spaces at several points close to all amenities. The railway station is a short walk from the town centre and has a regular daily service to London, Derby and nearby Stoke-on-Trent and Crewe. Manchester International Airport is 40 minutes by car, 65 minutes by train, with direct scheduled flights to 230 destinations in 63 countries. 6
Social amenities include the Library and the Alsager Civic, a community venue that provides dancing, theatre, exhibition space and regular cinema. There is a weekly market on Wednesdays, the town was awarded Fair Trade Status in 2007, and became a Dementia Friendly Community in 2017.
The town has a wide range of sports clubs and there are church run youth clubs and uniformed groups such as the Air Cadets and Fire Cadets. The town regularly achieves awards from Britain Town in Bloom and the Best Kept Railway Station. Yearly events such as the Music Festival in July and the Christmas Lights and Fireworks attract many visitors from neighbouring towns and villages.
Milton Park spans the area between the east and west shopping areas with a formal garden and seating available alongside the pavement. Across the road from Milton Park is one of two public viewpoints over The Mere, a haven for wild birds. The rear exit from the park leads to open countryside and much used public rights of way.
Milton Park, Alsager Civic and the public toilets have all undergone regeneration and restoration with the support of residents and the Town Council.
The main industry is found on the southwest edge of town where BAE Systems and a business park are situated.
The urban area within the town boundary is densely built up and outer areas are now a mix of established tree lined avenues and new housing developments.
Alsager is situated on the edge of the county of Cheshire between two expanding conurbations - Crewe and Stoke-on-Trent - and needs to contain the erosion of the present green buffer to preserve its identity. Responses from residents indicate that they hope the Neighbourhood Plan will help secure that identity and enhance it with new and innovative ideas emerging from the public consultation.
Vision for Alsager
In 2030 Alsager will be a vibrant town. It will have extended its current strong community spirit and civic pride to all the new planned developments. It will provide for the needs of the whole community and will capitalise on its many advantages, including its railway station, the proximity to Junction 16 of the M6 Motorway, closeness to the conurbations of North Staffordshire and the surrounding countryside. Alsager will have a thriving town centre with attractive public spaces, a vibrant and varied shopping experience, a successful independent sector and a wide range of services.
Alsager will offer an excellent quality of life for its residents. A range of housing will be provided to meet local needs and there will be high levels of local employment. There will be good access to education and important services and the town will continue to have access to sustainable transport.
Alsager will have high quality open spaces and improved access to the surrounding countryside. It will continue to have its own unique identity by the retention of Green Belt and open countryside around the town.
7 Objectives, Policies and Justification Economy and Employment
Introduction
Employment in Alsager
Historically Alsager had a few large employers, notably the Royal Ordnance Factory (now BAE Systems) making small arms ammunition, Twyfords, Manchester Metropolitan University, and ICL at nearby Kidsgrove. BAE Systems remains but the other large employers have all disappeared or relocated.
Cheshire East settlement profile data shows that Alsager’s population has been declining and ageing. The working age population (16-64) and its economically active population falls below the Cheshire East average and is also declining.
However, with 2,000 new houses scheduled to be built in the period to 2030, Alsager is set to start growing again. It is likely that Alsager will continue to be largely a commuter town, given good road and rail networks to local towns such as Crewe, Stoke-on-Trent and Newcastle- under-Lyme, and to more distant locations such as Manchester, Liverpool and Birmingham. The development of HS2 is likely to further facilitate this. Alsager is an attractive residential location and purchasers of new build properties are likely to be in employment and commuting to work.
Nevertheless, we need to provide more employment opportunities within the town itself. This will provide people with more choice about where they work and how long they spend travelling. The Plan should support opportunities for people to create their own businesses near where they live, particularly improved broadband to encourage the growth of digital businesses. As a growing town there will be a need for additional local services which can form the basis of new businesses. In addition there are opportunities to increase visitor numbers by promoting Alsager’s attractions and developing new businesses to take advantage of them. We also need to reduce the environmental impact of employment choices by providing more sustainable local employment opportunities.
8 Alsager employment sites in Cheshire East Local Plan 2010-2030
The Cheshire East Local Plan identifies Crewe as a high growth area with the M6 corridor as a key factor. Alsager’s location just two miles from Junction 16 of the M6 and seven miles from Crewe offers significant opportunities for employment, particularly at Radway Green surrounding the BAE Systems site. This offers direct access to Junction 16 of the M6 without going through the town.
The Alsager Town Map below shows where Cheshire East has designated the key employment sites in Alsager. These comprise three sites in the west at Radway Green (RG North, RG Brownfield and RG Extension) and one mixed use site at Twyfords/Caradon in the east of the town. There is a requirement for Alsager to identify 40 hectares of new employment land. Only RG North (12 hectares) and RG Extension (25 hectares) contribute to this because the other locations are considered to be existing employment sites, even though BAE Systems has just released 10 hectares of additional land for the RG Brownfield site. The RG Extension is technically outside the Alsager NP boundary but deemed by Cheshire East to be part of Alsager’s allocation. There is therefore a notional shortfall of three hectares, but Cheshire East has confirmed in its Sites Allocation and Development Policies Document (SADPD) document published in August 2018 that no further employment sites will be required from Alsager.
In addition to the sites shown, there is employment close to the railway station at Excalibur Trading Estate, at White Moss Quarry, and at businesses and other employers in the town centre.
Alsager Town Map [from Cheshire East Local Plan] 9 Alsager Neighbourhood Plan approach to employment sites
The Radway Green area will continue to be the principal employment area of the town, comprising the existing Radway Green Business Park and the three new RG sites identified on the map.
The Business Park covers around 12 hectares and has been managed by Tilstone Holdings since September 2017. It currently has over 70 companies across a wide range of sectors including distribution, engineering, computing and IT, marketing, home services, health and many others, in a variety of industrial, warehouse, office and managed office space. Demand is buoyant and this will continue to be a valued and protected employment site in accordance with Cheshire East Local Plan policy EG3. Proposals to enable more intensive use of this site will be supported.
Most of these Radway Green sites are appropriate for a full range of business uses: B1 Business, B2 Industrial, and B8 Storage or distribution. Proposals will be supported provided there is compliance with the conditions set out in the Cheshire East Local Plan: high quality design, environment, green infrastructure, archaeology, water management, assessment and management of contaminated land, landscaping, pedestrian and cycle links, parking, contributions to transport and roads improvements. The Radway Green Extension site is currently Duchy of Lancaster land and adjacent to the greenbelt. Particular mitigation will be required at its boundary with the green belt. This site, the one closest to the M6, is already earmarked for significant logistics facilities.
The Radway Green sites are adjacent to the railway line. BAE Systems has used this in the past for transporting freight. Storage and distribution businesses generally should be encouraged to use rail in preference to road transport. Where this is not possible, road freight should be directed away from the town centre towards the M6 and the A500, both accessed via the B5078 from the roundabout at Junction 16. The access to the sites should be from the M6 side of the level crossing, not the Alsager side.
The Radway Green North site differs from the other RG sites in a number of ways:
• Greenfield site. • At a major gateway to the town on Crewe Road (B5077). • Attractive vistas to open countryside. • On the town side rather than the M6 side of the level crossing. • The 12 hectare site includes Valley Brook at its southern end, which is required to have an 8 metre buffer zone either side. This buffer level is already proving inadequate in some places. Valley Brook is designated a main river by the Environment Agency and receives runoff from current and new development. Flood risk significantly reduces the areaof usable land, and no land south of Valley Brook should be used for development.
The Local Plan also specifies the following for this site in paragraph 15.316:
The incorporation of green infrastructure, notably trees and hedgerows, together with sensitive design in terms of the scale and massing of any new structures, has the potential to mitigate any potential adverse impacts on visual amenity from the main public vantage points. This will also assist in enhancing the environment of the local area, and improving the health and wellbeing of employees.
Additionally it should be noted that the site is within the outer blast zone from BAE Systems which further restricts the height, type and nature of appropriate development.
10 The Alsager Neighbourhood Plan does not regard this site as an appropriate part of the M6 logistics corridor. We support proposals to treat this site differently to the other RG employment sites, focusing on small scale, low rise units providing high value jobs, particularly for small start up companies. Requirements are set out in policy EE1(3) below.
Since these RG sites are adjacent to one another we would expect to see each bringing forward a plan showing how they are designed, linked and coordinated. It is important that all development on these sites takes advantage of good design using sustainable development principles for energy and water usage. The Blue Planet building in Chatterley Valley is an example of what can be achieved from good design. Details of what the plan should include are set out in policy EE1 (1) below.
The Twyfords/Cardway site is to be a mixed development of housing and employment, with planning permission already granted also for a large supermarket development. About 3,000 square metres of existing office development in the Twyfords part of the site has been retained for employment purposes. However, it is recognised that this site should not have long term protection for employment use if suitable proposals are not forthcoming. Suitable employment uses would need to recognise the site is to be surrounded by housing.
The Excalibur Industrial Estate is a current employment site with about five companies. One is relatively large: Jarrobs sheet metal manufacturing, which has been on the site for over 30 years. There are also some vacant units. One large factory has recently gone into administration which will leave this part of the site vacant. Site access is from Sandbach Road South through a small residential area. The site is on the edge of a residential area, but is mainly surrounded by open land and abuts the Twyfords site. It will continue to be protected for employment purposes, in accordance with Cheshire East Local Plan policy EG3.
Development of space in the town centre for employment purposes will be permitted as set out in policies TC3 and TC4.
Alsager Neighbourhood Plan employment strategy
The Neighbourhood Plan will aim to increase access to local employment for local people, encouraging the growth of small businesses including homeworking, protecting and improving current employment areas, and developing new designated employment sites.
According to the Alsager Household Survey, 42% of respondents are employed, 28% self-employed, 9% unemployed and 23% retired. This demonstrates a high level of self- employment, with people running their own small businesses. Survey analysis showed strong support for a policy to support new small-scale employment opportunities within the town. The Neighbourhood Plan aims to support this. The Cheshire East Economic Profile (March 2018) identifies that Alsager has one of the lowest job densities in Cheshire East. This means that there are many fewer jobs available in Alsager than people of working age (16-64). It is therefore important to develop employment sites within the town, to provide good quality jobs.
Alsager East includes an area of multiple deprivation as defined by the 2015 indices, with particularly low scores relating to education, skills and training. The scores are lower for young people than adults. It is therefore important to apply specific measures to enhance the education, skills and training opportunities for all young people in Alsager. We should encourage greater connections between local schools and employers, in order to enable them all to gain good employment, in Alsager or elsewhere.
11 The Household Survey described Alsager as an attractive town where people want to live and work. When developing employment sites we need to ensure that the attractive quality of life is not jeopardised. Larger businesses and those requiring many vehicle movements should be located on the periphery of the town. Preference will be given to the Radway Green sites on the south side of the railway line giving direct access either to rail transport or to the M6. This location is good for attracting a range of logistics and distribution businesses, but many of these businesses do not offer a large number of well-paid jobs in relation to the floor space occupied, and they generate significant HGV vehicular movements. Since RG Extension is already earmarked for logistics facilities there is a preference for attracting engineering and manufacturing jobs to the remaining sites.
We need to diversify the economy and are particularly keen to facilitate the location and development of small start-up businesses in the town, providing high-value well-paid employment.
Cheshire East has already identified that creative and digital businesses can provide economic growth in the region and has put a strategy in place to support this. The strategy identified key barriers to growth likely to affect all small start-up businesses:
• Low levels of entrepreneurship. • Lack of innovation support. • Lack of access to finance and commercial business skills. • Shortage of smaller offices or incubator space.
Cheshire East identified three cross-cutting themes to address these – business support, access to finance, and knowledge transfer/collaborations. Alsager needs to access such services to support new businesses to grow.
Many new businesses are likely to provide services to meet the requirements of an expanding and ageing population, and others will build on Alsager’s cultural community and leisure or evening economy. We also want to see Alsager become a place for people who make things - Alsager artisans. Typical sectors are likely to include:
• Computer, IT and digital. • Artistic and creative, including digital creativity. • Marketing and promotion. • Professional services. • Health and wellbeing. • Small scale hi-tech manufacturing. • Renewable energy. • Workshops for a range of products: food, furniture, engineered products, clothes. • Horticulture and agriculture. • Social and community-led enterprises. • Tourism and visitor attractions and services.
12 In order to facilitate this we would like to see the development of appropriate, small, high quality units, many with cooperative workshop space, and maker space, so that the initial business costs are not prohibitive. Fast broadband needs to be provided across the plan area. There is a need to encourage inward investment to make some of this happen.
The town centre is planned as a mixed use community hub to include employment and business opportunities. Community events are a key visitor attraction, together with the town’s rural setting and pathway network, and range of cafes, restaurants and pubs. The development of businesses related to encouraging and supporting visitors to Alsager will be supported.
Self-employment and home working will also be supported. Proposals to develop live-work units within new residential developments will be supported, together with the appropriate adaptation of current residential premises to accommodate home-working offices and studios.
Alsager also has a rural economy, principally the Alsager Golf Club, the garden centre and a number of farms. The principal approach will be to support current businesses to thrive while restricting inappropriate new development in the open countryside and preventing any further incursion into the green belt.
The Cheshire East Skills and Growth company, and the Cheshire and Warrington Local Enterprise Partnership will both be invited to help develop a strategy for bringing good quality jobs to Alsager.
Objectives
Objective 1 To provide a range of good employment opportunities for local residents, to support local economic development, to encourage investment, and create a balanced local economy that allows new businesses to develop, retains existing businesses and creates an environment for innovative and creative businesses and technologies to locate within the town.
Objective 2 To ensure that new employment developments incorporate best design practices, including for sustainable development and environmental management, and respect their locations.
Objective 3 To facilitate the town centre as a location for small-scale employment, business and investment within the town.
Policies and Justification EE1 New businesses
Proposals for new businesses on the Radway Green Extension, Radway Green Brownfield and Radway Green North strategic allocations will be supported provided there is compliance with the Cheshire East Local Plan Strategy.
• The development will positively benefit the local economy and provide opportunities for local employment and training.
• It does not have an adverse impact upon the character and appearance of the locality or the local amenity. 13 • It does not have an adverse impact on identified environmental assets or lead to loss of open space or green infrastructure. • It does not have a detrimental impact on local watercourses or cause local flooding. • It supports improved broadband speeds and access. • All business development must include adequate car parking, but will be encouraged to manage down their need for employee and visitor parking over the plan period by the introduction of travel plans and encouraging the use of sustainable transport where relevant. • Proposals do not have an unacceptable impact on traffic. • Proposals for distribution and storage facilities will be supported where freight movement can be facilitated by rail. • They link into safe, attractive and convenient pedestrian and cycle routes.
Justification
While encouraging a range of new employment opportunities within the town, it is important to preserve the amenity of the environment and only develop in accordance with sustainable principles. These conditions reflect a range of priorities set out in the Cheshire East Local Plan such as creating sustainable communities (Strategic Priority 2), protecting and enhancing environmental quality (Strategic Priority 3), and promoting more sustainable modes of transport (Strategic Priority 4).
EE2 Re-use of existing buildings
The re-use, conversion and adaptation of permanent, structurally sound buildings of substantial construction for small business, farm diversification, recreation or tourism will be supported subject to:
• The proposal being appropriate to its location. • The conversion and/or adaptation works proposed respecting the local character of the surrounding buildings and area. • The local highway network being capable of accommodating the traffic generated by the proposed new use where this is significant and adequate car parking being provided within the site.
Justification
The aim is to be permissive so that redundant buildings can be made useful provided the outcome is in keeping with the location and will not have a detrimental impact.
EE3 Home working
Proposals to support home working will be supported as follows:
• Where adequate space permits, conversion of rooms or creation of additional rooms as extensions to houses, or construction or conversion of ancillary buildings such as detached garages, for office or studio space to facilitate home working, subject to adequate environmental and amenity protection for the neighbourhood character and that of the adjacent properties, with no negative impact. • The creation of live-work units within new residential developments.
(See also policy H1 on type and mix of new housing)
14 Justification
Home working is one option, increasingly being adopted, for people wanting to create a better work life balance and to spend less time and money travelling. It supports Cheshire East Local Plan Strategy (CELPS) priorities on sustainable communities (SP2), environmental quality (SP3) and sustainable transport (SP4). According to the Household Survey, 9% of respondents were employed and working from home while 10% were self-employed and working from home. This trend is likely to grow.
EE4 Scale, design and amenity of new employment development
All new employment development must be of a high quality of design which:
• Complements and enhances where appropriate the size, height, scale, mass, materials, layout, access and density of existing adjoining development, and complies with the Cheshire East Design Guide. • Demonstrates high sustainability and environmental standards by utilising building and landscaping techniques to create low-carbon or zero-carbon buildings, rainwater capture, green roofs, and creation of wildlife habitats. • Facilitates provision of high speed broadband and other communication networks. • Demonstrates that the amenities of neighbouring dwellings will not be adversely affected through overlooking, loss of light or outlook, over-dominance or general disturbance. • Provides an appropriate level of landscaping which complements and enhances the rural character of the local area. • Provides on-site car parking that meets the needs of the prospective occupiers. • Avoids or minimises light pollution.
(See also policies H7 and TC1 on design standards)
Justification
Design of employment development needs to meet sustainable development principles (CELPS policy SD2) and to ensure there is no detrimental impact on local amenity. Additionally the Cheshire East Design Guide and the Alsager Supplementary Document set out design requirements for any development, and should be complied with. The people of Alsager have a right to expect high quality design for new development.
EE5 Employment opportunities in the town centre
New employment activities will be encouraged in the town centre which is planned to become a vibrant hub of the community with mixed use including business and employment of an appropriate scale. Proposals for new businesses within the town centre will be subject in addition to policies TC3 and TC4.
Justification
See the Town Centre section overleaf for policies related to development in the town centre.
15 Objectives, Policies and Justification Town Centre
Introduction
Alsager town centre
Alsager town centre lies primarily along a single high street, comprising Crewe Road in the west leading into Lawton Road in the east. In the centre of town is a major crossroads between Sandbach Road North and South. The town centre area is shown on Map TC1 below. It is an area which comprises a range of activities, including retail, leisure, culture, social, business, and residential. Included within the town centre boundaries is Milton Park, a large area of green open space much used on a daily basis and for community events, with entrances off Crewe Road and Sandbach Road South.
Opposite the Crewe Road entrance to the park is Northolme Gardens offering a viewing point across The Mere. In the centre of the town, next to the cross roads, is the civic hub, comprising the Library, Alsager Civic and council offices, with green space between these buildings and the road. Behind the civic hub is a large free car park, which also serves the customers of Asda, by far the largest business in Alsager town centre.
Alsager is well located for transport networks. It has a train station walk-able from the town centre with services to Crewe, Derby and Stoke-on-Trent and direct services to London and Birmingham. The town is also served by a declining number of local bus services. Junction 16 of the M6 is about two miles away, Manchester International Airport is 30 miles away.
Note on town centre designation
In the Site Allocations and Development Policies Document (SADPD) Cheshire East has decided to change the town centre designation so that only the current primary retail area is identified as the town centre. However, this Neighbourhood Plan specifies that the whole area shown in Map TC1 below comprises Alsager town centre, and that all Cheshire East Local Plan policies which refer to the town centre (as published in July 2017) shall apply to this whole area. This is because we recognise that activities other than retail are an increasing feature of town centre activity. This is also recognised by the National Planning Policy Framework (NPPF) and the Cheshire East Local Plan. We do not believe that retail should be prioritised over other common town centre activities. The Cheshire East Local Plan policy EG5 is about promoting a town centre first approach to retail and commerce, and specifies the following for Key Service Centres such as Alsager:
ii. In the Key Service Centres, there will be a focus on the improvement of the convenience and comparison retail offer, with the potential to strengthen and enhance the retail offer, where suitable, as well as diversification to other uses such as offices, services, leisure, cultural and residential, as appropriate.
The town centre should be a place where the theatre of life can thrive - successful retail will follow where people spend their time. The Grimsey Review 2 (published in July 2018) concludes 16 as follows: The fundamental structure of Britain’s town centres has changed from goods transaction to one of consumption of food and experiential services including health and beauty. . . . By becoming gathering points for whole communities, which also offer a great experience facilitated by technology and incorporating health, entertainment, education, leisure, business/office space and shops at the heart of a thriving community hub, every high street and town centre can have a positive future.
Key issues for Alsager town centre
Alsager town centre faces the same problems as other town centres in the current retail environment, with the increase in online shopping and dominance of large out-of-town retailers making it increasingly difficult for stores to succeed on the high street. People increasingly require other reasons to visit the town centre, and retail is also enhanced by the presence of people employed by businesses and offices in the vicinity. We will therefore encourage the development of the town centre as a mixed commercial, community and residential space, as suggested by the National Planning Policy Framework (NPPF) (paragraph 85a ). Evidence shows that this increases the vitality and safety of the space, particularly during the evening and night. In order to protect the vitality and viability of the town centre we will also adopt a town centre first policy, as set out in policy EG5 in the Cheshire East Local Plan, whereby the town centre is the primary location for all typical town centre uses such as retail, leisure, culture and office development.
Alsager Town Centre, Business and Household surveys show that Alsager town centre has a lot of positive attributes which are valued by its residents:
• Good community spirit with lots of community groups, activities and events. • Peaceful, clean and safe. • Good amenities and facilities. • Valued open and green spaces. • Reasonable shopping for day-to-day needs - convenience shopping. • Village feel and strong community and voluntary activities and events.
However, the surveys also highlight a number of deficiencies of the current town centre:
• The centre does not feel vibrant and alive except during community events. • Little to really attract visitors to the town apart from community events. • Limited range of shops - no comparison shopping. • Limited opportunities for recreation, leisure and culture for older teenagers and young adults. • Few youth facilities. • The length of the high street means that the eastern and western ends feel quite separate to one another. • Through traffic causes congestion in mornings and evenings. • State of pavements, poor signage and street clutter. • Tired-looking and unattractive buildings in need of sprucing up. • No public wifi throughout town centre and generally poor wifi coverage and digital infrastructure. • Little sense of place in terms of a unified building style or focal point. • No clear strategy for developing the town centre.
17 In February 2008, NAI Erinaceous produced a report on Alsager town centre looking at key issues and options in relation to an area action plan. Many of the issues facing Alsager today were also highlighted in that report a decade ago: lack of private sector investment, limited retail offer, few comparison retailers, most food shopping done outside Alsager, little scope for more office space, little development of the evening economy, dated buildings. The report looks at a number of options for development and recommends a whole integrated town centre approach rather than a piecemeal one. Nevertheless, Alsager has continued to suffer from piecemeal development. Since this report the food store and car park have been redeveloped (originally Coop, now Asda), and the opportunity site identified next to Milton Park has been developed as a community fire station. There has been no other major development or enhancement of the public realm. Major employers Twyfords and MMU have since closed or moved on.
Town Centre strategy
Our key objective for the town centre is to achieve a vibrant, prosperous and sustainable town centre. Alsager Partnership’s vision for Alsager, supported by this plan, is as follows:
Alsager will be a chosen destination to visit, live, work and spend leisure time. It will offer a diverse and safe environment, with a strong sense of place. It will have a vibrant and growing local economy offering business opportunities and employment. The town will be a centre for culture, health and wellbeing, creativity and learning, as well as socialising.
To make the town centre alive and prosperous we need to attract more people - residents, workers and visitors. Businesses identified increased footfall as their top priority for enabling them to thrive. This means making the town more visually attractive with a high quality public realm, giving it a clear identity as a family-oriented leisure destination, and ensuring that people have reasons to visit by having a good range of shops, services, facilities and activities available, as well as adequate parking. Some of this can be achieved or controlled through planning policies, some will need to be driven through a separate delivery plan.
Map TC1 Town Centre Boundary 18 This map shows the boundaries of the Alsager Town Centre as specified in the Alsager Supplementary Planning Document, approved in October 2010. There is no proposal to change these boundaries (but see Note on town centre designation above), and Alsager Neighbourhood Plan town centre policies relate to this area. There are currently two primary shopping areas, one in the west and one in the east. The western shopping area is less well used during the day and many people are unaware of what it has to offer. Features include the entrance to Milton Park, St Mary’s Church and Northolme Gardens with a viewing point over the Mere. One of the objectives of the town centre strategy is to encourage more linkages between the western and eastern areas. The western end could be promoted for arts, culture and the evening economy as it already has businesses and venues operating in these areas. The Civic Hub is located adjacent to the east shopping area and includes the Library and the Alsager Civic, both of which are well used during the day, evenings and weekends by people who often also use other facilities such as bars, cafés and restaurants during the same visit.
The recently published consultation draft of the Cheshire East SADPD includes a plan which shows the primary and secondary retail frontages within the town centre of Alsager and the ANSPG has made representations in response to these proposals and how the community of Alsager view their town centre which is not just the primary and secondary retail areas but also includes the Civic Hub and the parks and gardens.
Objective
Objective 1 To achieve a vibrant, prosperous and sustainable town centre, a civic space where people go for a social experience, becoming the hub of the Alsager community in which its residents take pride.
Policies and Justification
TC1 Public realm regeneration
Proposals to regenerate the public realm of the town centre and create a clearly identified sense of place through highway improvements, landscaping, and improvements to the streetscape will be sought, encouraged and supported subject to:
• Scheme designs and layout must be of a high standard and comply with the Cheshire East Design Guide as it relates to Alsager, and also the requirements of the Alsager SPD, including building styles, materials, streetscape and signage. • Any scheme should take account of the whole length of the designated town centre area along Crewe Road and Lawton Road, in order to enhance the sense of a unified and distinct place. It should link the different retail areas and possibly use gateways at town centre entrances. • Scheme design must incorporate accessibility requirements at its heart using best practice, ensuring space accommodates the needs of those with impaired mobility, impaired sight and learning disabilities and all those with hidden disabilities as required by the 2010 Equalities Act. • Scheme design should prioritise pedestrians and cyclists over drivers, with a key objective of slowing the traffic through the town centre while keeping it flowing, thus ensuring the improved safety of all road users. • Any scheme should preserve or enhance the civic hub as a focal point within the town centre, incorporating the Library, Alsager Civic and Council Offices. • Any scheme should include the provision of modern and accessible public toilets adjacent to the civic hub and always open. 19 • Any scheme should consider opportunities for enhancing and integrating the public realm space outside St Mary’s Church and the Milton Garden entrance on Crewe Road. • Any scheme should enhance Northolme Gardens by improved landscaping taking advantage of its proximity to The Mere. • The inclusion of good quality hard and soft landscaping including the addition or enhancement of open green spaces, quiet areas, trees and gardens, with preference given to natural and sustainable planting schemes. • The introduction of public artworks which reflect characteristics of the town. • The protection and improvement of heritage assets within the town centre and the Alsager Conservation Area. • The protection and improvement of any buildings or other historic features within the conservation areas of the town centre. • Any scheme should develop and enhance the digital infrastructure in the town centre, with a key aim of facilitating the introduction of free wifi connectivity throughout the town centre area. (see also policy TTS10)
(See also TTS policies, all of which will relate to the town centre public realm as well as more generally.)
Justification
The National Planning Policy Framework (NPPF) and the Cheshire East Local Plan both emphasise the importance of good design to engender a sense of place and ensure that the needs and comfort of people take priority over vehicles. The Grimsey Review 2 quotes Professor Laura Vaughan from the Bartlett School of Architecture at UCL:
“Well-designed high streets can be seen as a public health asset. They can provide public space that is inclusive of people from all backgrounds and ages - and accessible to people of all levels of mobility; they can provide a centre for people to gather, to feel relaxed and to connect with others socially. They are therefore important both for physical and for mental wellbeing.”
The report also quotes Ben Derbyshire, president of Royal Institute of British Architects (RIBA) who emphasises the importance of public space:
“The public realm of our town centres is critical in creating successful and prosperous places. It offers the connective space for activities to draw people and it forms the social spaces we crave. Public realm will always offer what online retailing cannot: a social experience and the opportunity to meet others in a well-tempered environment, designed to bring urban and natural worlds into a harmonious relationship, capable of sustainably supporting human wellbeing.”
Research shows that the attractiveness of a town centre and a clear sense of place contribute to its success. As evidenced by the Alsager surveys, many Alsager residents are dissatisfied with the current state of the town centre roads and pavements. They would like to see improvements to make the centre generally more attractive, cleaner and tidier. Residents value the Victorian architecture and believe that improved shop frontages would make the area more in keeping with the traditional styles. It also needs to be made more accessible. As well as improved roads and pavements, improved landscaping and the inclusion of public art will make the town more attractive and distinctive.
20 Other comments from the survey refer to the need for better traffic management in the town centre. National studies show that slowing traffic down enhances safety, and the Cheshire East Local Plan (Policy CO1) includes the following commitment:
Supporting the priority of pedestrians at the top of the road user hierarchy and making sure that in settlements, town centres and residential areas, the public realm environment reflects this priority.
Various town centre road schemes have achieved this though use of the layout and feel of the streetscape. Signage is kept to a minimum, and a culture of considerate road usage encouraged. Alsager would like to benefit from the same approach.
The Plan encourages the development of appropriate town-wide digital infrastructure. It seeks to support proposals to help deliver and maintain this development such as the provision of fast free wifi across the town centre with associated free charging facilities. The Cheshire East Retail Study of May 2016 highlighted that Alsager has worse wifi coverage than other comparable towns in the Borough, and it is important that this issue is addressed. The Grimsey Review 2 reinforced this need:
Free public wifi attracts freelancers to high streets and town centres, supporting flexible working patterns with Skype-friendly work places. Cafes can support short-term stays but fast broadband and modern meeting rooms are necessary for a modern collaborative workspace, driving more footfall for traditional shopping locations.
TC2 Public parking
The availability of appropriate parking within the town centre will continue to be an important priority, and these policies need to be adopted alongside the public realm developments in TC1. Where possible and viable developments and proposals within the town centre area should:
• Provide adequate car parking in accordance with Cheshire East parking standards. • Retain and enhance existing car parks, including facilitating walking routes through them that replicate desire lines as far as possible and providing spaces for disabled, motorcycle and bicycle parking. • Encourage provision of electric charging points. • Not result in a net loss of public parking. • Ensure that all car parks are appropriately signed, and also that signage is provided from car parks to the town centre, to improve town legibility. • Design streets in such a way as to discourage illegal parking.
(See also policy TTS3 on parking and electric charging points)
21 Justification
Alsager town centre is served by a number of public car parks. They are currently free to use, and the household and business surveys show this is greatly valued by residents, businesses and visitors. It may be that limited charges, such as for long stay parking, will need to be introduced if demand exceeds supply, but this is a last resort. Research shows that free parking contributes to the viability of a town centre, and charges can provide just one more reason not to visit. It is therefore important that parking for cars including disabled spaces, motor cycles and bicycles should be available for visitors to the town centre. There are two car parks in the town centre which are not formally adopted by Cheshire East: Sandbach Road South and Well Lane. These should be formally adopted with landscaping and marked spaces, together with better signage to encourage their use, as for all car parks. Sandbach Road South car park is also one of the primary means of access to Milton Park from the town centre. The car park therefore needs to have a clear walkway to the park with good gateway signage.
At present a number of businesses on the north of Lawton Road have customer and staff parking spaces behind the stores. These are currently accessed from Lawton Road but alternative access could be made from Fairview Car Park which is immediately behind the stores. This possibility should be explored in conjunction with policy TC1 so that vehicle movements across the pedestrian areas can be stopped (prioritising pedestrians over drivers as in Cheshire East Local Plan policy CO1).
It is also important that any on street parking takes place only where permitted, and that any restrictions are appropriately policed. The Household survey highlighted the problem with illegal parking, particularly in the west end of the town where there are many takeaways. A redesigned public realm (Policy TC1) should help to address this.
TC3 Retail, service, business, leisure and residential development in the town centre
Alsager will adopt a town centre first approach as set out in the Cheshire East Local Plan (policy EG5), supporting mixed commercial, leisure, community, business and residential facilities within the town centre boundaries as specified in Map TC1. Proposals to locate new retail, service, business, leisure and residential developments within the designated town centre area will be supported subject to standard planning processes and to the following additional requirements:
• Provision of good quality design and layout, appropriate and unobtrusive signage (in keeping with the style and character of the building and its surroundings), highway access, parking and wheelie bin storage, including compliance with the Cheshire East Design Guide, Cheshire East policy RET4 on shop fronts and security, and the Alsager SPD. • Changes of use to main town centre uses that support redevelopment of existing buildings and vacant sites, will in general be permitted provided the proposed development is of a type and scale appropriate to the location and the surrounding environment and is likely to encourage footfall within the town centre area. Appropriate town centre uses include shops, services, pubs and bars, cafes, restaurants, leisure, entertainment, community facilities, offices, small-scale research and development, small-scale industrial processes, cooperative studio or workshop space, and homes.
22 • Proposals for retail, service, business or leisure use will be supported if they contribute to the development of Alsager’s identity incorporating these themes: arts and culture, health and wellbeing, family-friendly, it’s good to meet, artisans and makers. • No development or change of use will be supported if it results in the loss of community facilities including public houses. (see also policy CW1).
Justification
People will visit the town centre if they have a reason to do so. This is overwhelmingly demonstrated by the success of Alsager’s community events. For example, it is estimated that over 6,000 people attended the 10th Alsager Music Festival in July 2018. Alsager has a good reputation for organising community events, not only the music festival but also the carnival, bonfire and firework night, Christmas lights switch on, Italian Day, and participation in the 2016 cycle tour of Britain. Policies are designed to support and build on Alsager’s ability to attract visitors as well as residents and workers.
All premises need to be in active use as this contributes to the creation of a vibrant place, and a mix of business, community and residential premises helps with this. The aim is to encourage a range of businesses within the town centre to contribute to Alsager’s role as a Key Service Centre and to attract visitors to the town.
Alsager has neither the space nor the population to support a large retail centre with a range of national chains for comparison shopping. The range of stores in Alsager should cater for most day to day needs of its residents, both food and non-food. As evidenced by the Town Centre Business Survey, Alsager has just six retail food stores and one clothes store. We need to encourage more affordable basic stores for food and drink, clothes and home wares. However, we also need to include independent, specialist, niche, high value, quality stores to add interest and variety, and encourage longer stays in the town centre. Such stores will only be attracted to Alsager and thrive here if there are sufficient people visiting the town centre, residents, workers and visitors. Retail will follow the footfall, so we need a range of activities to attract people.
Health and wellbeing is a key theme for Alsager as a whole, not just the town centre, and relates in particular to Neighbourhood Plan policies on green spaces. According to the Town Centre Business Survey, 45% of all current businesses are in the health or personal services area, including professional health specialists, exercise and wellbeing classes, and hair and beauty salons. Businesses which contribute further to health and wellbeing will be supported.
Alsager is also looking to encourage the development of cooperative workshop space for any maker activities such as food, arts and crafts, small scale manufacture, as part of its development of an artisans and makers identity.
23 Congleton has the Electric Picture House which provides studios for artists, and Stoke-on- Trent has Wavemaker which provides access to a variety of making and prototyping tools and equipment. Such activities could also draw in young people.
The town has a wide range of hospitality outlets and these are important in encouraging people to meet together in the town centre (as well as being part of the evening economy - see TC4). Alsager’s location in relation to transport networks encourages people to use the town as a convenient and pleasant meeting place, and the availability of meeting rooms as well as hospitality outlets support this.
Research on town centres suggests that arts and culture lie at the heart of much successful regeneration. Alsager already has a number of thriving arts and culture activities and the aim is to build on this, developing its reputation and making activities more widely available and visible. The introduction of an Arts and Heritage Centre would contribute to this and provide a focal point for community activity.
It was clear from the household survey that many people are dissatisfied with the current Wednesday market. It is possible that this type of general market can no longer survive given the retail competition and that we should look to having occasional specialist markets instead, possibly in a different location. The experience of other towns suggests that this can be successful and give people a reason to visit the town centre, perhaps on a Sunday with the family. Alsager already holds the monthly Olive and Stitch craft market in the Civic, and it may be that a range of Sunday specialist outdoor markets could be successful: artisan food, antiques, flea market, collectables, etc. Possible locations could include Milton Park, Lawton Road, Station Road car park.
The Alsager Youth Survey made it clear that the town centre, including Milton Park, is a major place where young people like to meet and congregate, but that there is currently a lack of suitable facilities or activities. They would like an affordable place where they can spend recreational time. The Youth Survey identified key requirements including places to meet friends, sit down, eat and drink, and access facilities such as gaming consoles, music, table tennis, pool, table football, TV, opportunities to try out new activities, sources of advice, toilets. Proposals to provide such facilities, involving Alsager youth in their design, will be supported.
TC4 Evening economy
Proposals that help develop and sustain the evening economy of the town centre will be supported subject to the requirement that any potential negative impacts on the local amenity, particularly noise and refuse disposal, are addressed.
Justification
This policy is in accordance with policy EG5 of the Cheshire East Local Plan which supports development of the evening economy.
In supporting proposals for extensions to or new restaurants, bars and cafes within the
24 town centre it will be important that noise, refuse disposal, litter and car parking are considered as part of any submission together with the safety and security of customers and staff.
Proposals to provide evening entertainment within the town centre will be supported.
All of the Public Houses within the town centre are regarded as community facilities and proposals for a change of use will not normally be supported.
The west end area of Alsager already includes most of the businesses contributing to the evening economy - pubs, restaurants, takeaways. There are also two major evening venues in the east end area, Alsager Civic and the Bank Corner pub. It is recognised that there are mutual benefits between entertainment and hospitality activities, and we want to encourage the development of both during the evening in order to extend the active time within Alsager town centre and attract people into the town. In particular there is currently limited evening entertainment within the town centre, and it is hoped that the further development of arts and culture activities will contribute to an increase.
It is therefore envisaged that the west end of Alsager will be supported in developing as the arts and culture zone as well as the evening economy zone, creating a vibrant atmosphere and encouraging greater footfall than at present. Nevertheless, it is recognised that such activities will also take place in other parts of the town centre, and this too will be supported subject to policy TC4.
TC5 Retail, service, business and leisure development outside the town centre
Map TC1 specifies the Alsager town centre boundaries within which proposals in linewith policies TC3 and TC4 will be supported. In accordance with the Town Centre first policy, retail, service, business and leisure development outside the town centre will not normally be supported in accordance with existing Local Plan policies.
Justification
Both the NPPF and the Cheshire East Local Plan advocate a town centre first approach which aims to protect and enhance the vitality and viability of town centres (NPPF Paragraph 86). Local Plans stipulate a sequential test for town centre uses, firstly within the centre itself, then on the edge of these locations and only if suitable sites are unavailable should out of centre sites be considered. Alsager supports this approach for its own town centre which is already struggling to retain its vitality as the variety and range of shops declines. Planning permission has already been given for a large supermarket on an out of town site (the old Twyfords site) with its principal access off Linley Lane (A5011). Any further retail developments of this scale would further add to the potential decline of the town centre. Rather, the focus needs to be on attracting appropriate businesses to the town centre. Similarly, if new housing developments and neighbourhoods include local convenience shopping, this would have a directly detrimental impact on shops in the town centre, and so should not be supported.
25 Objectives, Policies and Justification Housing
Introduction
Alsager is a Key Service Centre in the Cheshire East Local Plan Strategy (CELPS) which will de- liver sustainable economic growth to meet the aspirations of the Borough. It is a town with its own settlement boundary and outside that boundary is Green Belt and Open Countryside. In the Local Plan, key strategic priorities for Alsager include boosting local economic development and employment opportunities which is a core priority in the NPPF for developing sustainable communities.
The CELPS identifies a need to deliver 2,000 new homes over the plan period in Alsager which will be achieved across a series of strategic sites including the former MMU Campus, Twyfords and Cardway and White Moss Quarry. The Sites Allocation Development Plan Document (Part 2 of the Local Plan) published for consultation in the late summer of 2018, indicates that no further sites are required to meet Alsager’s housing requirement under the Local Plan.
There is a need across the Borough for more affordable housing. Many of the properties in Alsager are detached or semi-detached houses and there are also more bungalows in the town than many other parts of the Borough. The average age of the population of the town is comparatively high and is likely to increase. This increasing ageing population may wish to downsize but there are limited opportunities in terms of the supply of locally available smaller properties. An ageing local population may also require local care facilities to be provided as part of any new housing in the town.
Cheshire East’s Housing Advice Note June 2017 indicates that there is a particular need for affordable housing with two or three bedrooms. Currently there are a limited number of flats and terraced houses available. The Housing Advice Note concludes with the following housing recommendations:
• Increase the number of affordable houses. • Provide a mix of 1, 2 and 3 bedroom properties. • Increase the mix to include terraced housing and apartments. • Consider the property mix required to meet the needs of an ageing population. • Consider the availability of larger properties above four bedrooms. • Provide homes to suit all income groups particularly starter homes. • Identify further small-scale development or redevelopment opportunities and sites through the Neighbourhood Plan or the awaited SADPD (Site Allocations and Development Policies Document).
In August 2017 the Neighbourhood Plan Steering Group commissioned a local Estates Agents Survey. We spoke to two of the three agents operating in Alsager but unfortunately, the third agency did not wish to take part. We are confident, however, that the views received from the other two give a true representation of the housing market in the plan area.
The key points arising out of the survey can be summarised as follows:
• There is a shortage of supply of houses on the market. • People are leaving Alsager because of the inability to downsize, particularly for retirement. • Issues such as ‘garden grabbing’ have a negative effect on an area. 26 • There is a high demand for rental property in the town. • Prices and rental levels at the time of the survey had been static for three months. • There is a shortage of properties for first time buyers. • Areas close to the town centre are in demand. • There was some concern that the infrastructure in Alsager may not be able to cope with the additional 2,000 houses proposed in the Local plan without major investment by Cheshire East Council. • The agents all felt that the town centre needs upgrading to make the town more attractive and to attract new businesses. • Three bedroom properties in demand for family rentals where people wish to get their chil- dren into Alsager schools. • There is an increasing demand for rental property from people who cannot get on the hous- ing ladder. • Proximity to the M6 is a driver of the local housing market. • There is a need to increase the number of affordable houses in the plan area.
In October 2017 members of the Steering Group met with Plus Dane, one of the nominated Social Housing Providers in the plan area. There is a demand for one and two bedroom flats as well as two and three bedroom houses across the plan area, especially with ground floor access for the disabled and elderly. As a general comment, Plus Dane would like to be involved at an earlier stage in the planning process and be involved in the pre-application discussions to influence housing mix and the provisions of any Section 106 Agreements.
Plus Dane also commented on local employment provision in the town and how this relates to affordability. Zero hours contracts are a problem as is the poor local public transport across the area and the cost of the journeys to and from work. They are working with a range of local groups to look at a number of initiatives to support local people such as job clubs, parenting courses and initiatives like ‘Incredible Edible’ in Todmorden, a community fruit and vegetable project.
Other factors to consider for future housing provision in Alsager are:
• The existing settlement boundary. • Green Belt. • Open Countryside. • Open spaces within the town. • Heritage assets. • Local infrastructure capacity.
The Housing Advice Note points out that for the purposes of the CELPS the target levels of development in Alsager have already been met by completions and strategic allocations together with proposed allocations in the emerging SADPD of up to 122 new homes. The Urban Potential Assessment highlights limited opportunities for development in the existing urban area of Alsager identifying a potential capacity of 31 homes on a combination of greenfield and brownfield sites. There may be other opportunities arising from windfall sites within the town.
Longer term policies on the potential location of housing and other developments should be considered should there be changes in legislation or Borough strategies. This would of course be dependent on substantial contributions towards local infrastructure improvements such as roads, education, community facilities, health services, foul and surface water drainage and open spaces as these are already severely stretched. The location of any further development must also be driven by the need to ensure that all existing services and infrastructure are not degraded in any way. The plan makes no specific provision or site allocation for future development outside the existing settlement boundary but sets out a series of criteria-based policies. against which any new housing development will be assessed. 27 Development in the neighbourhood plan area will be focused on sites within the existing built- up area of the town inside the established settlement boundary with the aim of enhancing Alsager’s role as a sustainable settlement whilst protecting the surrounding countryside. The purpose of the settlement boundary is:
• To direct future housing, economic and community related development in the Plan area to within the existing boundary of Alsager, to enhance its role as a resilient and sustainable community and to retain the town’s identity. • To contain the spread of the town by reinforcing the core area and maintaining an effective and coherent built-up rural edge. • To ensure that any housing development that is proposed outside the settlement boundary will only be granted in exceptional circumstances such as a rural exception site or a dwelling required for an agricultural worker. • To preserve the green gaps which provide separation from other adjoining settlements and strategic allocations.
Settlement zone for Alsager as at December 2018, but this does not include the recent new building which will extend the settlement zone – a new map will be available when Cheshire East publishes the final version of the SADPD (Site Allocations and Development Policies Document).
28 Objectives
Objective 1 To provide for a range of housing within the existing settlement boundary of the town to meet the requirements of the CELPS (Cheshire East Local Plan Strategy), changing demographics and demands for different housing types.
Objective 2 To provide for suitably designed new homes that exploit current available technology for saving energy and protecting scarce resources.
Objective 3 To provide for sustainable residential development that meets the social, economic and environmental requirements of Alsager. (National Planning Policy Framework NPPF para7)
Objective 4 To ensure that the size, scale and density of all new housing developments within the plan area is proportional to the established need as set out in the policies in the plan.
Objective 5 To encourage early consultation with the Town Council on all proposals for new housing in the Plan area and to ensure that the impacts upon infrastructure and the town’s environment are discussed and mitigation is agreed.
Objective 6 To provide affordable housing to meet local needs including the older generation and starter homes for first time buyers.
Objective 7 To ensure all new builds conform to high quality design standards providing attractive and safe places to live.
Policies and Justification
H1 Type and mix of new housing
1. New housing development in the town will be expected to deliver a range of housing including smaller starter units of one and two bedrooms, not just developments of four and five bedroom ‘Executive houses’. 2. New homes on developments of 10 or more should comprise a mix of house types, with one third being detached two and three storey properties, the remainder being flats, bungalows, terraced and semi-detached properties unless other material considerations support a robust justification for a different mix. This mix of house types must support a sustainable neighbourhood and meet the needs of a diverse range of household types and incomes and foster community cohesion.
29 4. Proposals which specifically include housing such as bungalows or smaller terraced homes, or indeed a care home, suitable for individual living by older people to meet the needs of the growing ageing population will be supported. 5. Proposals for an Elderly Care Facility within the Town close to the town centre will be supported subject to the other policies in the Plan.
(See also policy EE5 on home working)
Justification
The Housing Advice Note from CEC sets out the housing requirement for Alsager and how the strategic housing target will be met.
There already is a large proportion of detached properties in the town with a need for smaller homes for younger residents and older people who wish to downsize but stay in the area as Alsager is a popular place to live. It is therefore important that a wider range of housing is developed in the town to meet the local need as illustrated by the Housing Advice Note, the community questionnaires and the Estate Agents Survey. The new National Policy Framework (July 2018) encourages residential developments to have a mix of tenures, types and sizes of housing which reflect local housing demand as well as emphasising the importance of good design.
Alsager is facing many challenges and changes in its population and household structure, which will lead to different housing needs up to and beyond 2030.
The HS2 proposals at Crewe will have an impact upon the town as will the projected needs for housing suitable for the ageing population. Without policy interventions to meet these anticipated needs tensions will grow between the housing required and the housing available resulting in an unbalanced community. These issues are addressed in Policy SC4 of the CELPS and NPPF section 6 paragraph 50.
H2 Climate change and housing
New homes in the Plan area shall be built to the highest possible sustainable standards in terms of energy and resource efficiency and renewable and low carbon energy proposals will be supported and encouraged in the Plan area. This will be supported through detailed design and a combination of measures including:
• Reducing the use of fossil fuels. • Promoting the efficient use of natural resources, the re-use and recycling of resources, and the production and consumption of renewable energy. • Encouraging and facilitating the development of low and zero carbon energy flexibly through a range of technologies. • Linking the provision of low and zero carbon energy infrastructure in new developments to existing buildings. • Support will be given on both existing and new developments to the installation of grey water systems, ground and air source heat pumps and solar panels provided the installation does not detract from the character of the area, in particular, the conservation area and any heritage assets.
30 Justification
New developments should be designed to maximise the use of renewable and low carbon energy to contribute to the mitigation of and adaptation to climate change. There will be opportunities using new technologies to introduce renewable energy and energy conservation measures on all new developments. These could include solar energy, wind turbines, ground source heating and electric charging points for domestic vehicles. The inclusion of renewable energy options at the time of construction is cheaper than retro fitting and will meet the local and national climate change challenge.
H3 Infrastructure and sustainable development
All proposals for new residential and employment development must meet the economic, social and environmental objectives for achieving sustainable development. Any proposals for significant residential and employment development should include an evaluation assessing the likely impact of the development on the infrastructure of the town.
Where S106 contributions are required to mitigate the impacts of development that would otherwise be acceptable in planning terms, contributions to suitable and relevant projects identified in the Delivery Plan will be sought.
Justification
The ‘town infrastructure’ is defined as all the services and facilities that may be used by residents of Alsager as well as visitors from surrounding communities including but not limited to:
• Education – pre-school, primary, secondary and sixth form. • Health services. • Retail and employment. • Community facilities. • Open spaces and sports facilities. • Local roads. • Foul and surface water drainage
A list of projects identified by the local community during the consultation process is included in the Neighbourhood Plan Delivery Plan (Appendix 9).
This approach reflects the NPPF Section 2 Achieving Sustainable Development (July 2018). Paragraph 11 of the NPPF 2018 states that plans and decisions should apply a presumption in favour of sustainable development.
H4 Size, scale and density of new housing developments
New housing within the built-up area of Alsager will be supported within the following categories:
• Infill development – the infilling of a small gap in an otherwise built up frontage of up to two dwellings in character and scale with adjoining developments. • The redevelopment of brownfield sites where they are proven to be no longer suitable or capable of being used for their existing use and where the development proposed satisfies in all other respects the policies in this plan.
31 • The re-use, conversion or adaptation of permanent, structurally sound buildings of substantial construction which would lead to a positive enhancement to the character of the immediate area. The proposed use being appropriate to its location, any conversion works respecting the character of the building and surrounding area, the provision of adequate off- street car parking and the capability of local infrastructure to accommodate the proposed use (see also policy EE4). In the case of the reuse, conversion and adaptation of historic buildings attention is drawn to the guidance published by Historic England. • Backland development will be resisted if it would impact upon existing residential amenity through overlooking, loss of amenity or intrusion of privacy.
Justification
As a Key Service Centre, Alsager is under pressure to provide more housing in excess of the target set in the CELPS as evidenced by recent applications and appeals. It is clear that recent developments are proposing higher densities than exist in the surrounding area with the consequent reduction in public and private amenity space, footpaths and cycleways. There is a local concern that the existing and proposed developments in the town are putting increased pressure on the town’s infrastructure (Policy H3) whilst making little or no contribution to improving it.
This Plan does acknowledge that some development will take place within the Settlement Boundary over and above that already included within the housing target. However it will be important to ensure that if such development is allowed then contributions are made towards infrastructure improvements to mitigate the impact of this new development on the town.
H5 Affordable housing
1. Proposals for development that result in a net gain of 15 or more houses or on 0.4ha of land will be expected to provide a minimum of 30% of affordable housing to be fully integrated into the development. 2. Tenancy mix for developments should in the first instance have regard to local housing needs and then with the mix specified in CEC Housing policy for the wider Borough area.
(See Appendix 1 - Glossary for the NPPF definition of Affordable Housing)
Justification
This policy is to ensure that sufficient homes are provided to meet the demographic profile of Alsager and also the Local Housing Need. The sustainability and balance of the community is threatened if the town is unable to meet the housing needs of its local population. The Estate Agents Survey and the responses received from Plus Dane clearly indicate a demand within the Plan area for a range of affordable housing.
This policy is consistent with Policy SC5 in the CELPS and the CEC Housing Advice Note.
32 H6 Housing design
All new development proposals within the Plan area must demonstrate good quality design. This means responding to and integrating with local surroundings and landscape context as well as the built environment. In Alsager good design means:
• Complementing and enhancing where appropriate the size, height, scale, mass, rural skyline, materials, layout, access and density of existing development in the plan area including where appropriate the provision of chimneys. • Demonstrating that the amenities of neighbouring dwellings will not be adversely affected through overlooking, loss of light or outlook, over-dominance or general disturbance. • Assessing any impact upon local heritage assets or areas of local interest. • Assessment of the impact of the development on the local highway network. • Providing adequate street lighting to enhance house security, pedestrian safety and the safety of road users. • Providing an appropriate level of landscaping which complements and enhances the rural character of the local area. • Providing garden space commensurate with the size of the dwelling proposed, the prevailing pattern of development in the locality and the likely needs of the prospective occupiers. • Providing for the changing needs and life-styles of an ageing population and encouragement to build a proportion of new homes to Lifetime Homes standard in accordance with current national guidance and Building Regulations. • Responding positively to the local character of its immediate environment particularly the conservation area in the plan area by showing an understanding of the qualities which make up this character. • The use of good quality local materials such as red Cheshire brick, as well as more innovative materials will be encouraged provided they are sympathetic to the context in which they are proposed and maintain the local vernacular and enhanced sense of place. • Innovation to achieve low carbon sustainable design that meets the BREEAM (Building Research Establishment Environmental Assessment Method) Quality Mark standard will be encouraged. • Providing sufficient external amenity space, refuse and recycling storage, car and bicycle parking and, on all significant new housing developments, conveniently located dog waste bins to ensure a high quality and well managed streetscape.
All proposals for new housing development in the Plan area should take account of the immediate surrounding area and reinforce its character. Where any development is proposed on the edge of the town it should contribute to establishing a positive ‘green’ character incorporating high quality landscaping to create an urban edge as well as such features as sustainable drainage system including ponds and swales. Where appropriate the distinctive Cheshire Railings or ‘Hurdles’ should be used as boundary fencing particularly on the urban edge and adjacent to existing highways.
Planning permission will not be supported for development of poor design that fails to take the opportunities available for improving local character and quality of the plan area and the way it functions.
Justification
The Cheshire East Design Guide clearly sets out the distinctiveness and architectural design which have evolved as the town has grown and which should be reflected within any new development.
33 Objectives, Policies and Justification Natural and Built Environment
Introduction
Natural environment
Alsager is a small town set within open countryside and including a large number of open spaces. These spaces give Alsager much of its character and appeal, and are valued highly by its residents, as seen in the Household Survey 2017. It is therefore important to ensure that these spaces are preserved and enhanced, for purposes of recreation, health and well- being, and support of habitat and wildlife. It is also important to keep development within the settlement boundary for Alsager so that the town’s open countryside setting is preserved.
In order to underpin the developing policies we commissioned Cheshire Wildlife Trust to produce a report on Protecting and Enhancing Alsager’s Natural Environment (January 2018). Many of their findings and recommendations have been incorporated into the policies below.
Built environment and conservation area
The oldest residences in the town are to be found in Audley Road - the original town centre - which would have commenced at the site of the present Railway Station and have extended to Town End Farm where there is still a 17th century farmhouse. A 16th century cottage also remains and two interesting cottages numbers 21 and 23 which are thought to be the original homes of the Misses Alsager after whose ancestors the town is said to be named.
Alsager’s oldest inn, The Railway Inn, is also in Audley Road near to the cottages. It started life as stables for the Alsager family but with the building of Alsager Railway Station, finally completed in 1847, it played host to the builders of the railway and later to the Radway Green workers. For a time, the inn was renamed The Yeoman as a result of its being used as a Lodge for The Ancient Order of Foresters. The current owners saved the inn from becoming derelict and decided to revert the pub’s name back to The Railway Inn. It was re-opened as The Railway Inn on 26th June 2014.
The Station House is a significant building, worthy of listing, and across the road is the former Post Office, now a private residence.
Audley Road then becomes Sandbach Road South, leading to Ashmores Lane, where there are notable villas built by the wealthy families from The Potteries who found Alsager attractive and more accessible with the coming of the North Staffordshire Railway. The Alsager Conservation Area, designated in 1981, extends to Fields Road and Station Road and was revised in 2004 to include The Avenue which has a number of protected trees.
These areas of tree-lined elegant streets enhance the town as a pleasant place to live.
At the Crewe Road entrance to The Avenue is the church of St Mary Magdalene, completed in 1898, and across the road there is access to the park and Milton House which highlights the area so often referred to as ’the village’.
Crewe Road has a mix of houses and shops which reflect the growth of Alsager from Victorian
34 times to the present. Midway a turning into Church Road leads to Christ Church and Alsager’s only burial ground. The church is set in an attractive tree-lined area which gives Alsager its leafy reputation.
In 1789 the Alsager sisters bestowed their gift of Christ Church, built in the Palladian style with stone quarried from Mow Cop, and also made provision for a village school. By 1852, due to an expanding population, a new school and a school master’s house were erected very near to the church and these have now been converted into residential accommodation. It is known as Charles Tryon Court in memory of the Reverend Charles Alsager Tryon whose family were among the largest landowners in the 19th century. With the Education Act of 1944 the town gained a new secondary modern school which was built on church land. In 1971 the school became comprehensive and later Alsager School.
The Methodists first built a chapel in Hassall Road but a growing congregation led to the building of Wesley Place Methodist Church in 1869. Alsager also had a Congregational denomination who in 1877 built the church which stands in Brookhouse Lane. It became the United Reformed Church following a union with the Presbyterians in 1972. It was not until the middle of the twentieth century that Alsager’s Catholics laid plans for the erection of St Gabriel’s in Lawton Road, completed in 1953. The Pentecostal congregation built a church in 1990 which is situated in the town centre, and is now called Alsager Community Church.
Objectives
Objective 1 To protect, preserve and enhance Alsager’s Public Open Spaces for current and local landscapes for future generations, and to recognise that green spaces, including the town’s many mature trees, are very much a part of Alsager’s character and heritage.
Objective 2 To protect the quality of the existing landscape and wildlife within the Plan area.
Objective 3 To protect and increase wildlife corridors and similar habitats in Alsager, by ensuring existing trees and hedges are retained in developments, and that new development includes adequate provision for further trees and hedges.
Objective 4 To encourage high-quality design and sustainability of all new development.
Objective 5 To protect both designated and non-designated heritage assets in the town.
Policies and Justification
NBE1 Open space and recreation
All existing open space, formal and informal recreational open spaces, including play areas will be protected from development. Proposals which include additional open space and other recreational opportunities to at least the appropriate standard will be supported.
35 The following areas are designated as Local Green Space and shown on Map Appendix 10:
1. Cranberry Moss 2. Wood Park 3. The Mere 4. Milton Park 5. Cedar Avenue Playing Field 6. Land between Leicester Avenue and the brook 7. Talke Road allotments 8. Cedar Avenue allotments 9. Lawton Road allotments 10. Coronation Avenue allotments 11. Hassall Road Play Area 12. Green outside Medical Centre 13. Green outside Council Offices and Civic Centre 14. Open Space north of Valley Brook/ 15. Merelake Way 16. The Donkey Path 17. The Grig 18. Footpath from Alsager Station to Twyfords
Proposals for development which would be harmful to a Local Green Space will not be supported except in very special circumstances.
Measures to improve and enhance all open space and the design of new open space should consider the features listed in the Delivery Plan (Appendix 9) as part of the design solution.
Justification
Public open spaces, most specifically green spaces, form part of Alsager’s character as a pleasant place to live - and are crucial for human health and well-being as well as for local wildlife. In addition, we see the privately-owned open spaces of Alsager as equally able to provide quality habitat for wild animals. In the Household Survey (2017), 91% of responding Alsager residents said they felt that green spaces should be protected. Appendix 2 sets out the green spaces in Alsager and analyses them against the NPPF criteria for additional protection. Policies are designed to ensure such protection.
It is seen as important:
• To engage with public open spaces such as parks and playing fields both as leisure spaces (in line with policy SC3 of CELPS) and as wildlife habitat, and for their maintenance to include proactive steps to help wildlife and habitat. • To actively acknowledge that the green spaces separating Alsager from neighbouring settlements serve a vital purpose not only in providing habitat and open space but also in helping preserve the character and identity of Alsager as distinct from its neighbours, which is regarded as important by 98% of residents in the Household Survey. • To prioritise those sites identified as ‘important’ by the recently-commissioned Cheshire Wildlife Trust report, and to ensure adequate protection of those sites. • To work towards actively enhancing the less prioritised sites mentioned in Cheshire Wildlife Trust’s report, in line with DEFRA’s (Department for Environment, Food and Rural Affairs) ‘Making Space for Nature’ report (2010).
36 The policy should support the formation of wildlife corridors and ‘wildlife stepping stones’ (small areas enabling species to move across spaces) across Alsager, encompassing public open spaces and private gardens, which will help Alsager’s wildlife to survive and thrive.
In particular:
• To acknowledge that the open spaces of Alsager, whether public or private, all form part of a ‘bigger picture’ where steps are taken to encourage wildlife and the habitat of wild animals. The Town Council already stipulates some minimum conditions when planning applications are received. This includes, for example, any new brick boundary walls or solid fences having to incorporate wildlife tunnels. Added to this, we would like to see any new housing developments to include features such as native trees and shrubs, nest boxes, bat boxes and wildlife-friendly lighting. • To request that grass verges not be over-mown, but that wildlife-friendly longer grass be left alone, except where close mowing is required for safety purposes, as well as pollinator-friendly planting, and to acknowledge that grass verges very much count as habitat. • To involve local schools – who, after all, own some of the biggest open space areas within the town – in ongoing work around pollinator-friendly gardening and wildlife corridors. • To actively protect Valley Brook as an important wildlife corridor in and of itself, being a key running water course for the area and a crucial element of local open space and wildlife habitat.
In terms of local open space requirements, Cheshire East Green Space Strategy report states that shortages exist across the Plan area in outdoor and children and teenager provision with actively available space for outdoor sports use being 0.69 hectares for every 1,000 residents. This creates a lack of 11.4 hectares of space for outdoor sports facilities. For children and teenager provision there is 0.15 hectares of space for every 1000 residents creating a lack of 5.61 hectares of space for children and teenagers. (See Appendix 5 for a list of sports facilities and school playing fields).
In addition to the larger green spaces listed in Appendix 2, there are many smaller play areas scattered in and around Alsager with a total area of approximately 1.76 hectares:
Dickinson Way Edwards Way Fairview car park (includes kick-around area, adult fitness equipment) Hall Drive/Poppyfields Hassall Road Milton Park (play area, skate park) Sandbach Road South (by Medical Centre) Wayside Linley Wood Park
37 It will be important to create and enhance these play areas to meet the requirements of the growing population. Another issue raised in the consultation was to protect the existing allotments within the town and make provision for future allotments or growing areas within new developments. Alsager currently has four allotment sites which are leased by the Town Council from Cheshire East and managed by the Alsager Gardens Association, a voluntary group. Each site has a disabled-friendly toilet and water supply. Accessibility raised beds have been built and smaller half- or quarter-plots are very popular.
NBE2 Local landscape quality, countryside and open views Proposals for development which respect the local landscape and the intrinsic character and beauty of the countryside will be supported. In the open countryside and the Green Belt, only development which is in accordance with the policies of the Cheshire East Local Plan will be supported.
Justification
The community wish to protect the quality of the existing landscape of the town. There are a number of important open spaces within the town such as Wood Park, Fanny’s Croft, and Cranberry Moss, which are linked to the town by a network of footpaths. (See also Appendix 2, and Appendix 7 for map of footpaths).
Wood Park contains the fenced stadium of Alsager Town Football Club together with a children’s play area, grassland and mature trees along a stream. Fanny’s Croft has been one of Alsager’s principal open spaces for generations and holds a special place of affection for many local people. It is a mix of arable farmland and small strips of woodland with the important running water source, Valley Brook, running through it. It is consequently very popular with walkers, runners and dog walkers as well as wild life enthusiasts and birdwatchers. Cranberry Moss is a local nature reserve on the west side of Alsager surrounded by housing. It is greatly valued and used by local residents because of its semi- natural woodland surrounding small wildlife-rich meadows.
CEC’s Green Belt Assessment Update (July 2015) identifies 13 parcels of Green Belt land in and around Alsager, 10 of which make a major and significant contribution to Green Belt objectives. These areas will be protected from development in accordance with the Cheshire East Local Plan Strategy (CELPS).
38 NBE3 Alsager’s wildlife corridors
An Alsager Wildlife Corridor is proposed as shown in Appendix 3 (Map 10) within which biodiversity will be safeguarded and enhanced. The significance of any harm which might be caused to biodiversity in the corridor from proposed development within it or nearby should be assessed as part of the proposal. If significant harm resulting from a development cannot be avoided, or adequately mitigated, or compensated for, planning permission should be refused. When planning applications are made for new development, opportunities to enhance biodiversity will be sought.
Justification
The Cheshire Wildlife Trust (CWT) report included a number of maps relating to Alsager’s ecology, landscape and habitat. Most notably the report has identified a wildlife corridor network across the plan area which provides connectivity and supports a wide range of species including numerous birds, plants, mammals, reptiles and invertebrates that are in decline both locally and nationally. The CWT report also highlights the importance of improving and adding to the network of wildlife corridors, particularly as Alsager is deficient overall in important wildlife habitats.
Recommendations from the report included the following:
We recommend that the corridor network shown in map 10 is identified in the Neighbourhood Plan and protected from development so that the guidance relating to ecological networks set out in the NPPF (paragraphs 114 and 117) may be implemented at a local level. The wildlife corridor network includes a buffer zone of up to 15 metres in places to protect the notable habitats shown in map 9. If new areas of high distinctiveness habitat are subsequently identified these should also be protected by a 15 metre non-developable buffer zone.
Map 10 detailing the wildlife corridor is shown in Appendix 3.
The straightening, culverting etc of streams reduces suitability for wildlife of all types, and contributes to the likelihood of flooding problems downstream. The best flood mitigation is achieved by allowing rivers and streams to meander across flood plains, and by the planting of suitable tree species.
NBE4 Woodlands, trees and hedgerows
Proposals which would result in the loss of, or damage to, woodland, trees and hedgerows which contribute significantly to the character and appearance of the area will not be supported.
If, as a result of development, trees or hedgerows are lost, they should be replaced by native species and any new planting should be accompanied by a statement of care and maintenance.
All new development close to existing mature trees will be expected to have in place an arboricultural method statement to BS5837 standard or equivalent before any development commences. This will detail tree protection policies to be employed during construction.
39 Justification
Areas of the town are particularly rich in wildlife and the community is keen to see this protected for future generations. The CWT report has highlighted the important wildlife habitats in Alsager and by attributing habitat distinctiveness values to land within the plan area the report has provided important evidence that must be taken into consideration when planning decisions are made.
Existing woodlands, trees and hedgerows also contribute to local amenity and the character of the plan area, and provide wildlife habitats.
The benefits of planting trees are many (including flood mitigation and air quality), both in their immediate area and globally. Every opportunity should be taken to plant trees across the Plan area.
NBE5 Wildlife and housing
All significant proposals for housing development should produce a green infrastructure plan to demonstrate how the development can improve local green spaces and corridors for people and nature in the context of the surrounding landscape.
Included within any green infrastructure plan should be the following:
• Trees, hedgerows, water and other habitats integrated within the development. • Lighting designed to avoid disturbing wildlife. • Bat roosts, bird boxes and other wildlife features integrated by design into buildings. • Features and corridors to help invertebrates, reptiles, hedgehogs, amphibians and other mammals. • Wildlife-friendly permeable boundaries between gardens, and between gardens and open spaces. • Native wildlife-friendly plants of local origin used in gardens and in other landscaped areas.
Proposals that conserve or enhance biodiversity will be supported. Developments will be encouraged to provide for and incorporate biodiversity, particularly where it forms part of a wider network or wildlife corridor.
Justification
Developments inevitably involve buildings, hard landscaping and loss of wildlife habitat. Developers will be expected to mitigate these effects as much as possible.
40 NBE6 Development affecting heritage assets and their setting.
All new developments that could potentially affect heritage assets will normally be supported where they sustain and enhance a heritage asset’s significance or its setting .
The loss of any heritage asset which makes a positive contribution to the significance of the Conservation area will be resisted.
Any development proposals that would lead to substantial harm to or loss of a designated heritage asset will only be acceptable in exceptional circumstances and will not be supported unless it can be demonstrated that the significant harm or loss is necessary to achieve substantial public benefit that outweighs that harm or loss, such as no viable use for the heritage asset can be demonstrated.
Justification
The Conservation Area and Heritage Assets reflect the town’s heritage and character and it is important that they are protected and enhanced for future generations.
There are eight listed buildings in Alsager and six locally listed buildings (see Appendix 4). Because Alsager is not over-endowed with old and historic buildings, the ones we have are the more precious and should be protected.
Alsager Conservation Area was designated in 1981 by Congleton Borough Council and covered a small area of the town centred on the roads which converge onto Sandbach Road South around the War Memorial. The area was revised in 2004 to include The Avenue, and the whole conservation area is subject to an Article 4 Direction. See map below.
Map of Alsager’s conservation area
41 Objectives, Policies and Justification Community and Wellbeing
Introduction
Although Alsager is a town of about 12,000 residents and is set to grow, residents still refer to it as ‘the village’ and it retains a village feel. Through the large number of community organisations, the highly successful and popular community events, and the advantage of having a single secondary school, there is a real sense of community in the town which is highly valued, as can be seen from responses to the Household Survey. Most popular responses about the town as a whole were that it is a good place to live and work, family friendly, and good for health and wellbeing. The Alsager Partnership is a key coordinating body, and has played an important role in making Alsager a Dementia Friendly Town, an initiative which has involved the schools.
Building on this position, it will be important to ensure that community facilities are preserved and enhanced because it is crucial that spaces where people can meet and engage continue to be made available.
Objectives
Objective 1 To maintain and improve the health and wellbeing of Alsager residents by protecting and enhancing local services, community facilities, recreational areas and open spaces within the Plan area.
Objective 2 To ensure that Alsager has health and leisure facilities that are suitable, appropriate, affordable and accessible for everyone in the community.
Objective 3 To ensure that all new development provides for safe and accessible routes for pedestrians and cyclists to the town centre and to places where public transport can be accessed.
Policies and Justification
CW1 Community facilities
Proposals that retain or enhance the provision, quality and accessibility of existing uses, buildings or land for public or community use will be supported where they do not conflict with other policies in the Plan.
Proposals for new uses, buildings or land for public or community use should be in suitable locations, served by a choice of sustainable transport options, should be of an appropriate scale and flexible design to enable multi-use throughout the day and be accessible by all members of the community.
Any new community facilities should not have any significant harmful impacts on the amenities of local residents or on other neighbouring uses.
42 The loss of community facilities from the plan area will be resisted unless it can be demonstrated that any replacement facility will provide equal or greater benefits to the community, including benefits through contributions on other sites within the Plan area. (See also policy TC3 on town centre facilities, including community facilities)
Justification
Alsager is fortunate to enjoy a wide range of community facilities and services as befits its role as a key service centre. These include five primary schools, one secondary school, six churches, many pubs, shops, takeaways, estate agents, playing fields, allotments, sports pitches, halls, football pitches, a bowling club, a tennis club, a cricket club, a golf club, nursing homes, the Alsager Civic, Library and Town Council Offices. A number of local facilities have already been lost from the town including the closure of Barclays Bank, the last high street bank in the town, in July 2018. (See Appendix 6 for a list of Community Facilities.)
The NPPF highlights that planning policies should promote the retention and promotion of local services and community facilities such as local shops, meeting places, sporting venues, cultural buildings, public houses and places of worship.
One of the core planning principles in the National Planning Policy Framework is to ’take account of and support local strategies to improve health, cultural and social well-being for all, and deliver sufficient community and cultural facilities and services to meet local needs.’
Policy SC3 of the Cheshire East Local Plan Strategy states that the Council and its partners will create and safeguard opportunities for safe, healthy, fulfilling and active lifestyles by protecting existing community infrastructure and ensuring the provision of a network of community facilities, providing essential public services together with private and voluntary sector facilities.
Policy SE3 of the Cheshire East Local Plan Strategy relates to Green Infrastructure. Subsection 4 of the policies states that all development will protect and enhance existing open spaces and sport and recreation facilities. However, a footnote states that allocation will be identified through the Site Allocations and Development Policies and until this time the Congleton Local Plan will remain in force.
CW2 Health and leisure facilities
All appropriate new developments will be encouraged to make contributions towards existing indoor and outdoor sports facilities within the town.
• All new or enhanced sports facilities must be inclusive (ie suitable for the elderly, residents with disabilities and those with mental health issues in accordance with the 2010 Equalities Act), be accompanied by car parking and be located on sites which are easily accessible by public transport, walking and cycling. • The increased use of existing school facilities for multi-use by the local community will be encouraged. • Existing playing field lands will be safeguarded and preserved from development proposals unless alternative enhanced facilities of equivalent or greater scale and quality are provided in an appropriate location nearby as part of the scheme proposed.
Contributions will be sought under section 106 to secure contributions from appropriate developments towards the enhancement and provision of sport and exercise facilities in the Plan area and these will be delivered as part of the Neighbourhood Plan Delivery Plan. (See also policy NBE1 on open spaces and recreation) 43 Justification
There is an ageing population in the town and it will be important that provision is made for this growing sector of the local community if the town is to continue to cater successfully for all elements of the local community.
There is a need to support and provide for the sporting needs of the local community by, for example, shared use of school pitches but also to make these sporting facilities accessible to all members of the community.
CW3 Safe and accessible routes
Proposals for new development will be encouraged to add to and improve the existing cycling and walking infrastructure within and throughout the town ensuring that paths are clearly marked. Linking into the existing infrastructure to create a town wide safe cycling and walking routes for all members of the community.
• All new cycle paths will provide safe and effective routes across and through the Plan area linking with other areas adjacent to and accessible from the town. • New and existing cycle tracks should where possible link with the National Cycle Network. • Routes should aim to keep crossings and changes in level to a minimum and cycle routes should avoid unnecessary gradients. • Routes should normally be accessible for those with wheelchairs, frames, buggies or other mobility aids including being free of pavement parking.
(See also TTS policies)
Justification
The plan aims to encourage safe walking and cycling routes across and throughout the town to not only encourage healthier living but also to create links from the town into the surrounding countryside.
44 Objectives, Policies and Justification Traffic, Transport and Services Introduction
There are significant concerns in Alsager that the growth in housing and employment will not be matched by sufficient resources to supply the necessary upgrades to infrastructure and services. Too little S106 funding has been required from developers for strategic housing sites already approved, and the CIL level proposed in the Cheshire East consultation is 0% for Alsager. We need to take every opportunity to secure funding for infrastructure and services, and to ensure that developments approved enhance rather than degrade our town.
This is recognised by the Cheshire East Local Plan, where Strategic Priority 2 states: ‘Creating sustainable communities, where all members are able to contribute and where all the infrastructure required to support the community is provided’.
Objectives
Objective 1 To develop an integrated and sustainable transport framework within the town to improve walking and cycling routes between shops, services and open spaces and the surrounding countryside.
Objective 2 To alleviate traffic congestion and improve highway safety for pedestrians and road users.
Objective 3 To improve safety and accessibility for all Alsager residents, particularly users of mobility scooters, wheelchairs, those with hidden disabilities and the town’s increasingly elderly population.
Objective 4 To provide integrated and sustainable public transport links between main services and amenities and with connections to neighbouring towns and key service centres.
Objective 5 To improve cycling routes in and around the town, not on pavements, to encourage safe cycling and reduce reliance on motor vehicles.
Objective 6 To enhance pedestrian safety and improve accessibility within the town centre.
Objective 7 To provide an integrated network of well maintained pathways to connect amenities and provide easy access to open countryside.
Objective 8 To ensure that any new development makes a contribution to the level of services available to Alsager residents and visitors to the town. 45 Objective 9 To support home-working, business and residential access to high-speed broadband connections.
Objective 10 To ensure that air quality is maintained to acceptable standards, particularly close to busy junctions and the M6 motorway
Objective 11 To ensure that drainage and sewerage is managed to a high standard in keeping with legislative requirements and with the particular issues of Alsager’s high water table and the flood plain of Valley Brook taken into account.
Objective 12 To consider ways to provide additional burial space within the Alsager Neighbourhood Plan catchment area.
Policies and Justification
TTS1 Promoting sustainable transport
Development proposals must demonstrate how they enhance and support the delivery of improvements to the transport infrastructure proportionate to the scale of the scheme proposed and improve accessibility and support development through a process of managed traffic growth. In particular:
• Provide safe walking and cycling routes from any proposed development sites, with consideration of access to key services and facilities in the town including the town centre, railway station, schools and key employment sites. • Demonstrate how the proposals will provide safe walking and cycling links to public transport including traffic calming measures where practical. • All business development will be encouraged to prioritise sustainable transport by managing down their need for employee and visitor parking. • To avoid inappropriate parking in residential areas, businesses close to the town centre should have adequate spaces to provide for the needs of the business and their visitors to the minimum standards set out in Cheshire East’s parking standards in force at the time. • Proposals to provide short and long stay commuting parking near to Alsager Railway Station will be supported as long as these are consistent with all other policies in the Plan. • Developments consisting of 10 or more houses and new or extended employment opportunities should provide a detailed travel plan. • Major development proposals should provide a detailed travel plan.
Justification
To address traffic congestion and encourage sustainable transport, priority will be given to proposals that promote safe walking and cycling routes into and out of the town linking north, east, south and west and throughout the town centre. This is consistent with CELPS Strategic Priority 4: ‘Reducing the need to travel, managing car use and promoting more sustainable modes of transport and improving the road network’.
46 TTS2 Congestion and highway safety
The Plan will only support proposals which demonstrate that the scale of development will not have a severe impact on traffic conditions. Development where there is a contribution towards overcoming deficiencies in the transport network which would be caused by the proposal will be supported.
(See also policy TC1 on town centre public realm)
Justification
There is a need to address increasing congestion, particularly at peak periods: early morning and evening commute and school start and finish times. Increasing built development in the west of the town has increased the volume of HGV traffic. There are also concerns about through HGV traffic and large agricultural vehicles. Any developments that will increase the volume of HGV traffic through the town will be opposed unless there are mitigating circumstances and contributions to the transport infrastructure.
TTS3 Car parking and electric charging points
All development proposals must provide a minimum level of on-site parking in accordance with Cheshire East’s car parking standards. Developments which lead to a net loss of car parking spaces within the town centre will be opposed.
(See also policy TC2 on public parking in the town centre)
Justification
It is important for the vitality of the town centre that convenient and safe car parking facilitates are provided and maintained.
TTS4 Accessibility
Proposals for new development or the re-use of buildings to which the public are admitted will only be permitted where they comply with the 2010 Equalities Act and they provide for:
• A suitable means of access for disabled and visually impaired people to the entrance of the building from an adjoining street or car park, and that route is signposted where necessary. • Integral or other off-street car parking spaces appropriate for disabled people and also for buggies, prams and mobility scooters which are in close proximity to and fully accessible to the proposed development. (See also policy TC1 on accessibility in the public realm)
Justification All new and existing buildings should be accessible to all members of the community.
47 TTS5 Footpath, bridleway and cycleway networks (‘Public Right of Way Network’)
All proposals for major development will be required to take account of the existing footpath, bridleway and cycleway network and provide links into it where appropriate.
Proposals for development which will lead to Improvements to the existing public footpath, cycleway and bridlepath network across the plan area will be supported. The construction and appearance of new paths, tracks or links must be appropriate to the area, suitable for the intensity of use and sensitive to the character of the immediate locality. Routes should aim to keep crossings and changes of level to a minimum and cycle routes should avoid unnecessary gradients. Routes should normally be accessible for those with wheelchairs, frames, buggies or other mobility aids.
Justification
Alsager benefits from a network of well-used footpaths such as The Donkey Path near Alsager Cricket Club and The Grig near Alsager School. In addition there are public footpaths leading out into open countryside. These include Fanny’s Croft, from Cedar Avenue and from Fanny’s Croft car park on Audley Road, and onto the Salt Line from Sandbach Road North and Hassall Road.
48 There are also significant bridleway routes heading west over the motorway and an ‘extension’ to the original Salt Line heading south along Merelake Way. Some 91% of respondents to the Household Survey (2017) indicated that they felt walking routes were important to maintain links with the countryside. Some of these footpaths are in fact ancient paths, including the Alsager to Barthomley route which follows the medieval ‘coffin trail’ to St Bertholine’s church. Others are more recent but their names reflect anecdotal local history, for example the Donkey Path which adjoins what were fields with resident donkeys. It will be important to improve and enhance the existing network as well as creating new links from any development areas into the town centre.
The character of existing Public Rights Of Way (PROW) must be protected in terms of safety, directness, attractiveness and convenience for all users. No obstructions to PROW should be introduced and bridleways for horse riders should equally be protected. (See Appendix 7 for a map of the public rights of way in and around Alsager).
The aim is to improve pedestrian, horse and cycle access throughout the Plan area where practically possible, for both able-bodied and disabled users. This should include access to the railway station and town centre and improved linkages into the countryside and routes beyond the Plan area. Particularly priority will be given to circular and radial routes.
TTS6 Infrastructure
All new development will be required to make adequate provision for any infrastructure requirements which arise directly as a consequence of the development proposed. Such provision may include some or all of the following:
• On-site facilities directly related to the proposed development. • Off-site facilities required as a consequence of the proposed development, in order to avoid placing an undue burden on existing infrastructure. • A commuted sum payment to be agreed with Cheshire East Council to enable identified infrastructure requirements to be provided and, where appropriate to be maintained.
Justification
Infrastructure investment is key to the future success of the town and it is crucial that infrastructure provision keeps pace with development demands. A history of under- investment in this area needs to be addressed.
TTS7 Fibre optic cabling to premises
The development of high speed broadband and/or any subsequent future technology across the plan area will be encouraged and supported.
(See also policy EE6 on design principles for business which includes high-speed broadband, and policy TC1 identifying digital infrastructure requirements for the town centre public realm).
49 Justification
The provision of high speed broadband is essential to maintain economic competitiveness of existing businesses and to attract new businesses into the town. Parts of Alsager are currently poorly served by broadband access and mobile phone coverage and measures should be taken to ensure consistent access within the Neighbourhood Plan area.
The Cheshire East Retail Study of May 2016 highlighted that Alsager has worse wifi coverage than other comparable towns in the Borough, and it is important that this issue is addressed. Improvements should be undertaken to benefit both existing businesses and home-workers or new digital enterprises.
TTS8 Improving air quality
To protect air quality where it is of a high standard and to improve it elsewhere, particularly in areas close to the M6 and busy road junctions, development proposals will only be supported provided they meet the following conditions:
1. Proposals that are likely to have a significantly harmful impact on local air quality will be required to provide an Air Quality Assessment (AQA). Where the AQA shows that constructional or operational characteristics of the development would cause harm to air quality, including cumulatively with other planned or committed development, planning permission will be refused unless measures are adopted to acceptably mitigate the impact. Similarly developments that introduce sensitive receptors (such as housing, schools, care homes and hospitals) in locations of poor air quality will not be acceptable unless designed to mitigate the impact. 2. Development that is likely to produce an odour should demonstrate that there will be no negative effect on residential development in the area. 3. Consideration should be given to the role of tree planting in improving and maintaining air quality.
Justification
Air pollution, particularly from traffic, is becoming an increasing problem and there isa need to reduce air pollution particularly in and around the town’s busy road junctions, and, adjacent to schools, nurseries and health facilities. This is supported by CELPS Strategic Priority 3 – Protecting and enhancing environmental quality.
TTS9 Drainage – Sustainable Urban Drainage Systems (SUDS) design and management
All development proposals creating new drainage requirements must set out how drainage will be managed. They must demonstrate where appropriate, that Sustainable Urban Drainage Systems (SUDS) will be effective and incorporated in any proposed developments, anda management plan must be put in place for future maintenance of the drainage system.
Justification
Alsager has a high water table. There are issues with surface water, water run-off and drainage around several recent housing developments and particularly along the course of the Valley Brook. In view of the high water table that exists throughout the Neighbourhood Plan area, it is imperative that surface water run-off avoids downstream capacity being overloaded, particularly in extreme weather events. 50 TTS10 Surface water
New development should be designed to maximise the retention of surface water on the development site and to minimise run-off. All development will be required to ensure, as a minimum, that there is no net increase in surface water run-off. The approach to surface water drainage should be considered in liaison with the Lead Local Flood Authority (LLFA), the public sewerage undertaker and where appropriate the Environment Agency.
• On large sites it may be necessary to ensure the foul and surface water drainage proposals are part of a wider, holistic strategy which coordinates the approach to drainage between phases, between developers, and over a number of years of construction. The applicant will be expected to include details of how the approach to foul and surface water drainage on a phase of development has regard to interconnecting phases within a larger site. Infrastructure should be sized to accommodate flows from interconnecting phases and drainage strategies should ensure a proliferation of pumping stations is avoided on a phased development.
Justification
Flood risk, climate change and water management are key issues for the Neighbourhood Development Plan. Paragraphs 99 and 103 of the NPPF ensure that new development takes account of climate change and flooding. Paragraphs 148 and 149 of the NPPF 2018 deal with meeting the challenge of change, flooding and coastal change. Policy SE13 of the Cheshire East Local Plan Strategy relates to flood risk and water management. The preceding policy seeks to add further detail to Policy SE13. Policy ENV 15 of Cheshire East Local Plan Site Allocations and Development Policies Document also supports this requirement.
TTS11 Cemetery provision Proposals to identify and secure additional space within the plan area for traditional or alternative burials will be supported.
Justification
A question about cemetery provision was included in the Household Survey in the light of growing concerns about the limited space available within the town’s existing burial ground at Christ Church. A high proportion of respondents indicated a desire to see additional burial space within the Neighbourhood Plan area, with an almost equal ratio in favour of either traditional or ‘alternative’ methods such as woodland or natural burial spaces.
The burial ground at Christ Church is set to reach its maximum capacity within the next year (2019) and the Cheshire East Council Cemeteries Strategy Report cites that there is ‘no scope for extension’ in the church yard. The CEC Strategy Report states that there is no capacity for investment in cemetery provision from the Borough Council and encourages residents to use cemetery facilities in Crewe and Macclesfield. Given Alsager’s ageing population and reliance on public transport the Alsager Neighbourhood Plan Steering Group consider this an unacceptable state of affairs. The Neighbourhood Plan will support initiatives to identify and secure additional space for traditional or alternative burials within the Plan area. Although sites and sources of funding for landscaping and maintenance have yet to be found, the Policy will be to support initiatives that may alleviate pressure on the current limited capacity.
51 Appendices Appendix 1
Glossary
Affordable Housing - Social rented, affordable rented and intermediate housing, provided to eligible households whose needs are not met by the market. Eligibility is determined with regard to local incomes and local house prices. Affordable housing should include provisions to remain at an affordable price for future eligible households or for the subsidy to be recycled for alternative affordable housing provision.
Social rented housing is owned by local authorities and private registered providers (as defined in section 80 of the Housing and Regeneration Act 2008), for which guideline target rents are determined through the national rent regime. It may also be owned by other persons and provided under equivalent rental arrangements to the above, as agreed with the local authority or with the Homes and Communities Agency.
Affordable rented housing is let by local authorities or private registered providers of social housing to households who are eligible for social rented housing. Affordable Rent is subject to rent controls that require a rent of no more than 80% of the local market rent (including service charges, where applicable).
Intermediate housing is homes for sale and rent provided at a cost above social rent, but below market levels subject to the criteria in the Affordable Housing definition above. These can include shared equity (shared ownership and equity loans), other low cost homes for sale and intermediate rent, but not affordable rented housing.
Homes that do not meet the above definition of affordable housing, such as ’low cost market‘ housing, may not be considered as affordable housing for planning.
The allocation of rented affordable housing will be in line with Cheshire East Common Allocations Policy.
Amenity – An element that contributes positively to the overall character or enjoyment of an area.
Backland development - Development of ‘landlocked’ sites behind existing buildings, such as rear gardens and private open space, usually within predominantly residential areas. Such sites often have no street frontages.
Biodiversity – A measure of the number and range of plants and animals and their relative abundance in a community.
Brownfield Land – Previously developed land that is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure.
Building for Life 12 – The industry standard endorsed by government for designing new homes in England, based on 12 key criteria.
Cheshire East Council – The Local Authority for Alsager.
52 Community Facilities – Facilities providing for the health, welfare, social, educational, spiritual, leisure and cultural needs of the community.
Community Infrastructure – The basic facilities, services and installations needed for the functioning of a community or society. It includes community buildings and halls, leisure facilities, cultural facilities, education services, and healthcare facilities.
Community Infrastructure Levy (CIL) – A charge allowing Local Authorities to raise funds from owners and developers of land who undertake new building projects in their area.
Community Right to Build - The Community Right to Build gives groups of local people the power to deliver the development that their local community wants, with minimal red tape. Communities may wish to build new homes or new community amenities, and providing they can demonstrate overwhelming local support, the Community Right to Build will give Communities the powers to deliver this directly.
Consultation Statement – A Consultation Statement accompanying the Alsager Neighbourhood Plan is required by the Localism Act. The Consultation Statement must explain how the community were consulted and how this informed the Neighbourhood Plan.
Curtilage – The area of land, usually enclosed, immediately surrounding a dwelling house.
Delivery Strategy – A document accompanying the Alsager Neighbourhood Plan that sets out a strategy for delivering and monitoring the policies in the Neighbourhood Plan. It includes the infrastructure and initiatives associated with the Plan area. This is a ‘live’ document that will be updated throughout the Plan period.
Deregulation Act 2015 -The Deregulation Act provides for the removal or reduction of burdens on businesses, civil society, individuals, public sector bodies and the taxpayer. These include measures relating to general and specific areas of business, companies and insolvency, the use of land, housing and development, transport, communications, the environment, the regulation of child trust funds, education and training, alcohol, sport and entertainment, the administration of justice, public authorities and legislative reform. The Act also provides for a duty on those exercising specified regulatory functions to have regard to the desirability of promoting economic growth. In addition, the Act repeals legislation that is no longer of practical use.
Design and Access Statement – A report accompanying and supporting a planning application. The Local Planning Authority requires it for most development proposals apart from householder applications. These reports explain the design thinking behind a planning application.
Development – Defined under the 1990 Town and Country Planning Act as the carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any building or other land. Most forms of development require planning permission.
Development Plan – A plan comprising the Development Plan Documents contained within the Local Development Framework. This includes adopted Local Plans and neighbourhood plans, and is defined in Section 38 of the Planning and Compulsory Purchase Act 2004.
Dwelling mix – The mix of different types of homes provided on a site. A mix may typically include a range of house types from two bedroom to five bedroom houses.
53 Employment Land – Development of land for employment uses, public and community uses and main town centre uses (but excluding housing development).
Evidence Base – The researched, documented, analysed and verified evidence for preparing the Alsager Neighbourhood Plan. It consists of many documents produced over a period of years by the Local Authority as part of the process of developing its Core Strategy.
Evidence Base Summary – A document produced as part of the process of developing the Alsager Neighbourhood Plan. It supports the Plan by summing up the relevant Evidence Base and explaining how decisions were made as to where new development should be located in Alsager.
Examination – An independent review of the Neighbourhood Plan carried out in public by an independent examiner.
Exception Sites – see definition of Rural Exception Site.
Fabric First Approach - Like the 2010 building regulations, L1A 2013 requires new dwellings to meet a defined target for carbon emissions (the ‘target emission rate’, or TER). Unlike the 2010 regulations, there is an added emphasis on the basic fabric of the building, and in order to comply with L1A 2013, a new dwelling will also have to meet a ‘target fabric energy efficiency’ (TFEE).
‘Fabric First’ A building’s fabric is intended to be the longest standing part of the construction, so the adoption of a fabric first approach is designed to ensure long-term performance that will help reduce energy demand to the lowest possible level, and provide the energy in the most cost-effective way. SAP 2012 software calculates the TFEE for a dwelling by taking into account:
• Building fabric U-values. • Thermal bridging. • Air permeability. • Solar gains. • Internal heat gains.
Previously, a dwelling could achieve compliance by paying little attention to the fabric but taking advantage of costly renewable technologies such as heat pumps and photovoltaic arrays. Now, the aim is to reduce energy use and cost, reduce CO2 emissions, increase comfort, and rely less on those renewable technologies.
To achieve this, the calculation method rewards improved insulation standards and well- designed construction details that limit thermal bridging and air leakage. The overall intention is for L1A 2013 to result in a 6% reduction in CO2 emissions across the new homes build mix compared to L1A 2010 (although changes in the calculation methodology make it difficult to quantify the exact percentage).
For L1A 2013, the ‘limiting fabric parameters’ (essentially, the highest permissible U-values for individual building elements) from L1A 2010 remain. Designing to these values will not result in compliance and the building specification will need to be considerably better.
Green Belt - Policy for controlling urban growth. The idea is for a ring of countryside where urbanisation will be resisted for the foreseeable future. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open.
54 Green Corridors – Green spaces that provide avenues for wildlife movement, often along streams, rivers, hedgerows or other natural features. Green corridors connect green spaces together.
Green Spaces – see Open Space.
Greenfield – Land on which no development has previously taken place.
Gross density – The number of dwellings per hectare when the calculation of the site area includes the whole site.
Habitat Regulations - The European Union Habitat Directive aims to protect the wild plants, animals and habitats that make up our diverse natural environment. The directive created a network of protected areas around the European Union of national and international importance. The protected areas are called Natura 2000 sites. If a development is likely to affect a Natura 2000 site, an assessment under the Habitat Regulations is required.
Independent Examiner – Anyone with appropriate qualifications and skills and who meets certain requirements set out in the Localism Act. This could be a planning consultant or other planning professional, an employee of another local authority or a planning inspector.
Infill Development – Infilling is defined as the filling of a small gap (with up to 2 dwellings) in an otherwise built-up frontage in a recognised settlement.
Infrastructure – All the ancillary works and services which are necessary to support human activities, including roads, sewers, schools, hospitals etc.
Intermediate Housing – See definition under Affordable Housing.
Lifetime Homes – The Lifetime Homes standard is a set of 16 design criteria that provide a model for building accessible and adaptable homes. Each design feature adds to the comfort and convenience of the home and supports the changing needs of individuals and families at different stages of their lives.
Local Development Document – An individual part, usually a plan, of the Local Development Framework.
Localism Act – An Act of Parliament that became law in April 2012. The Act introduces a new right for local people to draw up ‘Neighbourhood Development Plans’ for their local area.
Local Plan - The plan for the future development of the local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the Planning and Compulsory Purchase Act 2004. Current core strategies or other planning policies, which under the regulations would be considered to be development plan documents, form part of the Local Plan. The term includes old policies which have been saved under the 2004 Act.
Local Nature Reserve (LNR) - is a designation for nature reserves in Great Britain. The designation has its origin in the recommendations of the Wild Life Conservation Special Committee which established the framework for nature conservation in the United Kingdom and suggested a national suite of protected areas comprising national nature reserves, conservation areas (which incorporated suggestions for Sites of Special Scientific Interest), national parks, geological monuments, local nature reserves and local educational nature reserves.
55 There are now over 1,280 LNRs in England, covering almost 40,000 hectares, which range from windswept coastal headlands and ancient woodlands to former inner city railways and long abandoned landfill sites.
Local Wildlife Sites – Sites with ‘substantive nature conservation value’, they are defined areas identified and selected locally for their nature conservation value based on important, distinctive and threatened habitats and species with a national, regional and local context.
Low Cost Market Housing – Private sector housing that will be available to local residents who cannot afford to buy houses generally available in the open market.
Market Housing – Properties for sale or rent where prices are set in the open market.
Mixed use – Development where more than one use is proposed. A site could have houses, shops and community facilities for example. One building could be used for different purposes such as offices over shops.
National Planning Policy Framework – The National Planning Policy Framework (NPPF) was published by the Government in March 2012 and revised in July 2018. It sets out the Government’s Planning policies for England and how these are expected to be applied.
Neighbourhood Plan Group – A group of local people representing the Town Council, community groups and businesses that informed and guide the work on the Alsager Neighbourhood Plan.
Net Density – The number of dwellings per hectare when the calculation of the site area excludes features such as open space, landscape buffers and access roads.
New Homes Bonus - The New Homes Bonus is a grant paid by central government to local councils for increasing the number of homes and their use. The New Homes Bonus is paid each year for six years. It’s based on the amount of extra Council Tax revenue raised for new-build homes, conversions and long-term empty homes brought back into use. There is also an extra payment for providing affordable homes.
Open Countryside –The area outside the settlement boundary.
Open Space – All spaces of public value, including public landscaped areas, playing fields, parks and play areas and areas of water such as rivers, canals, lakes and reservoirs, which may offer opportunities for sport and recreation or act as a visual amenity and a haven for wildlife.
Open Vista – A view into, out of or across the town of open countryside and the surrounding area.
Plan Period – The period for which the Alsager Neighbourhood Plan will set policy for Alsager. This will be from the adoption of the Plan until 2030 by agreement between Alsager Town Council and Cheshire East Council.
Public Open Space – see Open Space above.
Referendum – A general vote by the electorate on a single policy question that has been referred to them for a direct decision. In the case of the Alsager Neighbourhood Plan, the referendum will decide whether or not to adopt the Plan.
56 Referendum – A general vote by the electorate on a single policy question that has been referred to them for a direct decision. In the case of the Alsager Neighbourhood Plan, the referendum will decide whether or not to adopt the Plan.
Registered Social Landlord – Independent housing organisation registered with the Tenant Services Authority under the Housing Act 1996. Independent not-for-profit housing providers, regulated by the government and also known as Housing Associations. They offer homes for rent or shared ownership for people in housing need.
Residential Amenity – The quality of the living environment for occupants of a dwelling house including its associated external spaces.
Rural Exception Site – Small sites used for affordable housing in perpetuity where sites would not normally be used for housing. Rural exception sites seek to address the needs of the local community by accommodating households who are either current residents or have an existing family or employment connection. Small numbers of market homes may be allowed at the local authority’s discretion, for example where essential to enable the delivery of affordable units without grant funding.
Section 106 Agreements - Planning obligations under Section 106 of the Town and Country Planning Act 1990 (as amended), commonly known as s106 agreements, are a mechanism which make a development proposal acceptable in planning terms, that would not otherwise be acceptable. They are focused on site specific mitigation of the impact of development. These s106 agreements are often referred to as ‘developer contributions’ along with highway contributions and the Community Infrastructure Levy.
Settlement - Settlements may be defined as cities, towns, villages and small settlements. The precise definition of which category each settlement falls into, will be part of the development plan process for each locality.
Settlement Boundary - This defines the limits of development and makes clear where development will and will not be allowed, regardless of other constraints.
SADPD - Site Allocations and Development Policies Document.
SPD - Supplementary Planning Document.
SSSI - Site of Special Scientific Interest.
Sustainable Development - Resolution 42/187 of the United Nations General Assembly defined sustainable development as meeting the needs of the present without compromising the ability of future generations to meet their own needs. The UK Sustainable Development Strategy Securing the Future set out five ‘guiding principles’ of sustainable development: living within the planet’s environmental limits; ensuring a strong, healthy and just society; achieving a sustainable economy; promoting good governance; and using sound science responsibly.
Sustainability Appraisal – A process of appraising policies for their social, economic and environmental effects, which must be applied to all Development Plan Documents. Strategic Environmental Assessment – Assessments made compulsory by a European Directive (the SEA Directive). They are to be implemented in planning through Sustainability Appraisals of Development Plan Documents and Neighbourhood Plans.
57 Swales - Shallow broad and vegetated channels designed to store and/or convey runoff and remove pollutants. They can be designed to promote infiltration where soil and groundwater conditions allow.
Transport Assessment – An assessment of the availability of, and levels of access to, all forms of transportation. In relation to a proposed development it identifies what measures will be required to improve accessibility and safety for all modes of travel particularly for alternatives to the car such as walking, cycling and public transport and what measures will need to be taken to deal with the anticipated impacts of the development.
Use Classes – The Town and Country Planning (Use Classes) Order 1987 (as amended) puts uses of land and buildings into various categories known as ‘Use Classes’.
Wildlife Corridor – Strips of land, for example along a hedgerow, conserved and managed for wildlife, usually linking more extensive wildlife habitats.
Windfall sites – Sites not allocated for development in the Alsager Neighbourhood Plan that unexpectedly come forward for development.
Acronyms
CELPS - Cheshire East Local Plan Strategy CWT - Cheshire Wildlife Trust EG - Economic Grant LPS - Local Plan Strategy PROW - Public Rights of Way SADPD - Site Allocations and Development Policies Document SD - Sustainable Development SP - Strategic Priorities SPD - Supplementary Planning Document SUDS - Sustainable Urban Drainage System
58 Appendix 2 Green spaces list and analysis
This Appendix includes two tables.
Table 1 Local Green Spaces Table 2 Incidental Green Spaces
Local green spaces (Table 1)
Spaces designated as ‘Local Green Space’ are protected from new development unless very special circumstances can be demonstrated or where development supports the role and function of the Local Green Space.
The NPPF states that local communities, through Local and Neighbourhood Plans, should be able to identify for special protection green areas of particular importance to them. By designating land as Local Green Space, local communities will be able to rule out new development, other than in very special circumstances.
Local Green Space designations should only be used:
• Where the green space is in reasonably close proximity to the community it serves. • Where the green area is demonstrably special to a local community and holds a particular local significance, for example because of its beauty, historic significance. • Where there is recreational value, including as a playing field, tranquility or richness of its wildlife. • Where the area concerned is local in character and is not an extensive tract of land. • Green spaces within the town are an important part of Alsager’s character and greatly enhance the experience of living within the community. The consultation results highlighted the importance of green spaces to the local community.
Incidental Green Spaces (Table 2)
Table 2 lists the smaller green spaces known as Incidental Green Spaces. In some cases, these are as important, if not more so, within the life of the town and its residents.
The tables below provide information about how the local green spaces meet the criteria for designated Local Green Space in the NPPF. The map shows Alsager’s green spaces identified by Cheshire East.
Table 1 - Local Green Spaces
Green Space Proximity to the Demonstration of Ownership Community Special Value
Cranberry Moss A local nature reserve on A remnant of the local Cheshire East Council the west side of Alsager peat moss areas found surrounded by housing. in this part of Cheshire. It is a beautiful quiet area, much valued by local residents, of semi- natural varied woodland, small meadows and ponds.
59 Wood Park Located to the north east Contains the fenced- off Cheshire East Council of, and about 10 min- stadium of Alsager Town utes’ walk from, the town FC and a full sized grass centre, and immediately pitch used by a junior adjacent to the Radway football team, plus open housing estate. Provides a space and a play area. gateway to footpaths into Mature trees along the the open countryside. north and west sides, bounded by the stream on the north. The Mere This lake has a town cen- A key feature of Alsager Residents with gardens tre location with viewing and the open space for adjoining The Mere own points at Northolme which the town is best the first few metres into Gardens (Crewe Road) known as well as a key The Mere. and Coronation Gardens wildlife area. (Sandbach Road North).
Milton Park Town centre location. A much-loved and beauti- Cheshire East Council Includes formal planting fully restored park with its in the crescent opposite own steering group com- St Mary’s Church. prised of volunteers and councilors. The town’s annual Music Festival is held here as well as other community events. Cedar Avenue playing On the south side of Football pitch used infor- Cheshire East Council field Alsager, close to the town mally with open space centre, bounded by the around it, including the railway line, Cedar Avenue PROW with stiles across allotment site, and hous- the railway to Fanny’s ing (mainly retirement Croft. provision).
Table 2 - Incidental Open Spaces
Green Space Proximity to the Demonstration of Ownership Community Special Value
Land between Leicester Bounded by the brook Open space with clumps Cheshire East Council Ave and the brook, going and the Leicester Ave- of trees. Footpath runs to Sandbach Road North. nue housing estate. Joins along north side, by Wood Park to Sandbach stream. Popular walking Road North and on to the route, and access to Com- Salt Line. munity Orchard
Talke Road Allotments Allotments serving the Cheshire East Council, South and East of Alsager. leased to Alsager Town Council. Cedar Avenue Allotments Allotments serving the Ditto West and Centre of Alsager. Lawton Road allotments Servings the East of Ditto Alsager.
Coronation Avenue Serving the West of Ditto allotments Alsager.
60 Merelake Way Immediately adjacent to Well-used, with residents Cheshire East Council Linley Park. having formed action groups to preserve a cattle bridge and to resist tarmacking of the footpath; an important wildlife habitat. The Donkey Path The Donkey Path A key wildlife corridor Public footpath In the heart of the com- and an important pedes- munity, leading from the trian route for people tennis club and Highfields using schools and sports Primary School to the facilities as well as for cricket club and the Rad- shoppers. way estate. The Grig In the heart of west Alsag- A key pedestrian route in Public footpath er, running adjacent to Al- and out of town and to sager School and leading and from the High School, towards Hassall Road as well as an important wildlife corridor.
Hassall Road Play Area A major play area for A play area serving a large Cheshire East Council housing in western swathe of north and west Alsager. Alsager, and adjacent to our biggest new housing development on the for- mer MMU campus.
Green outside Medical A central play and recrea- A prominent green with Cheshire East Council Centre tion area directly outside benches, trees, annu- the town’s only medical al wildflower planting centre. (by volunteers) and a well-maintained play area for younger children.
Green outside council Alsager’s most central A key area for rest and re- Cheshire East Council offices and Civic Centre green space, outside the laxation by residents out Council offices and at the shopping, and much used town’s main crossroads. for community events in- cluding Christmas Market and Italian Day.
Open space north of Val- A green space alongside Popular with local walk- Cheshire East Council ley Brook, between Cedar the brook, with a public ers, and a route linking Avenue and Hall Drive footpath residential areas.
61 Appendix 3
Alsager wildlife Corridors
From Protecting and Enhancing Alsager’s Natural Environment (Cheshire Wildlife Trust, January 2018)
Map 10 - Indicative wildlife corridor network
62 Appendix 4 Listed and significant buildings in Alsager https://www.cheshireeast.gov.uk/environment/heritage_natural_environment/conservation_listed_buildings/ conservation_listed_buildings.aspx
1) Listed buildings
Ref: https://historicengland.org.uk/listing/the-list/map-search?clearresults=True/ School buildings and schoolmaster’s house, Church Road (now Charles Tryon Court) Pair of gatepiers at western door of Christ Church Christ Church St Mary’s Church Alsager War Memorial 21 & 23 Audley Road Townhouse Farmhouse (Audley Road) Bank Farmhouse (behind Audley Road)
2) Locally listed buildings
Cheshire East Council has prepared a Local List of Historic Buildings and accompanying Supplementary Planning Document. This document is intended to identify buildings and structures within Cheshire East that are of local importance yet without another form of national historic environment designation.
http://cheshireeast-consult.limehouse.co.uk/portal/planning/spd/locallist?pointId=1698283 Ref: http://maps.cheshire.gov.uk/CE/interactivemapping/ (Set map data/historic environment) The Firs, 79 Sandbach Road North, Alsager ST7 2AP 44 Crewe Road, Alsager ST7 2ET Old Milton House, Milton Park, Alsager ST7 2YS United Reformed Church, Brookhouse Road, Alsager ST7 2PA Wesley Place Methodist Church, Lawton Road, Alsager ST7 2AF Alsager Railway Station, Audley Road, Alsager ST7 2QL Ref https://www.historicengland.org.uk/advice/hpg/has/locallylistedhas/
3) Conservation Areas
These are listed at http://maps.cheshire.gov.uk/CE/interactivemapping/ See the description at http://rcp.cheshire.gov.uk/singleresult.aspx?user=desig&pwd=desig&uid=DCH1378 Alsager Conservation Area was designated in 1981 by Congleton Borough Council and revised in 2004 to include ‘The Avenue’. It includes most of The Avenue, Station Road between Cross St/Well Lane and the east end, part of Fields Road, Sandbach Road South and buildings around the junction where the War Memorial is. The impetus for growth in the area and the phase of expansion came in 1848, with the arrival of the North Staffordshire Railway. The conservation area is subject to an Article 4 direction order.
4) Other significant buildings
Aim: Listed below are buildings we believe to be of significance in Alsager, hence we would like them considered for local listing. There may be other examples. House next to Alsager Railway Station (NE corner of Audley Road/Talke Road) (railway architecture) Old Post Office, Audley Road Black-and-white building on Audley Road, opposite the Manor House Hotel White cottage on the NW corner of Pikemere Road and Sandbach Road North White Cottage on Sandbach Road North, next to the Grig footpath Methodist Chapel on Hassall Road Gardeners’ building in Milton Park The Railway Inn Cottages on Audley Road south of the Railway Inn Most of the houses on Church Road, between Crewe Road and the Lodge Road/Chancery Lane junction (Possible candidate for conservation area?) Town Council offices, Lawton Road There may be examples of the traditional Cheshire brick-built farmhouse in Alsager, which should be locally listed. 63 Appendix 5
Sports Facilities and School Playing Fields in Alsager
Many types of sport are available to a range of ages in Alsager. Football is popular; approximately 700 residents of various ages are members of local football clubs.
Alsager Town FC occupies a permanent site adjacent to Wood Park (ST7 2HL), and is the local non-league side, also running a reserve team and a youth team.
AFC Alsager, a separate organisation, runs a dozen youth sides of all ages in local leagues; they use the old MMU grounds (currently undergoing redevelopment), the pitches at Alsager School, Wood Park and the playing fields in Cedar Avenue.
Alsager Cricket Club (ST7 2NW) has a growing membership encompassing a wide age range. During the cricket season Tuesday evenings outside the club house are bustling occasions with a merry throng of juniors and enthusiastic adults all working to improve their cricket.
Alsager Lawn Tennis Club (ST7 2AQ) was founded in 1908. It has 4 tennis courts and more recently a small club house. Saturday mornings are reserved for Juniors, the rest of the week for men’s and women’s teams. These compete in Cheshire and Staffordshire leagues. During school holidays juniors can attend tennis camp for a small daily fee.
Alsager Institute Bowling Club (ST7 2EQ) is a charitable organisation. Open for junior training from age 9 and above, hosting the U3A and available to public.
Alsager Golf and Country Club (ST7 2UR) 18-hole golf course. The 6225-yard course is in beautiful Cheshire countryside rich in wildlife. Junior membership is available for 10 – 17-year- olds and there are a range of competitive tournaments for men and women alike. The clubhouse is also available for a variety of social occasions.
Alsager Golf Club on Linley Lane no longer has a golf course. It functions as a social club, and also provides snooker facilities, as do the 13 Club (Cedar Avenue) and the Radway Sports and Social Club (Longview Avenue).
Alsager Bowling and Recreation Club, on Fields Road, has a bowling green for members’ use.
Alsager schools are fortunate in having spacious outdoor areas for sport and recreation, many including small woodland areas. The largest is Alsager School; its facilities are also used by local clubs e.g. Triton Hockey Club.
Alsager Leisure Centre, co-located with Alsager School, has a swimming pool open to the public when not in use by schools, a gym, a sports hall, squash courts, etc.
Among the primary schools, Cranberry Academy has a thriving garden managed by the children. Highfields Academy has a Forest School provision. All primary schools, including Pikemere, St. Gabriel’s and Excalibur use their grounds for extracurricular competitive sport activities.
Alsager Company of Archers, who have produced several international archers, use an outdoor range at Cranberry Academy. The various school grounds also represent vital green lungs for the town.
64 Appendix 6
Community Facilities in Alsager
Alsager has a good range of community facilities, which include:
Alsager Civic – main hall, 2 smaller rooms, kitchen Alsager Institute (smaller than the Civic) Alsager Library, including a bookable room Alsager Community Support Centre Alsager Community Fire Station, including two rooms bookable by the public Alsager Leisure Centre (see above) Six churches, with halls or rooms that can be booked. Most have small gardens around, which provide peaceful areas for public use. Christ Church cemetery, which will be full in a few months’ time. One secondary school and five primary schools Alsager Medical Centre Sports and social clubs as listed above Several blocks of sheltered housing, including one (Dennis Round Court) whose lounge can be booked for events Two dental practices Various private medical/therapy practices, e.g. physiotherapy, chiropody, osteopathy Many hairdressers, barbers, beauty parlours Approximately eight pubs Various coffee shops, restaurants and takeaways Two private gyms
65 Appendix 7
Map of public rights of way in and around Alsager
Public rights of way shown in purple - Map taken from Cheshire East website
Appendix 8
Evidence and research base
This is a list of all sources of evidence and research consulted during the process of putting together the Alsager Neighbourhood Plan. It includes public documents (including national and local planning policies, and reports), and notes of private meetings and conferences attended.
Where the document is publicly available on the internet, the relevant link is provided. In all other cases the documents have been lodged on the Alsager Neighbourhood Plan website where they can be viewed. [ www. alsagerneighbourhoodplan.org.uk ]
For convenience they have been divided into three categories depending on their scope – national, regional and Alsager.
National
N1 National Planning Policies Framework (Ministry of Housing, Communities and Local Government, July 2018) https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/740506/ National_Planning_Policy_Framework_print_version.pdf 66 N2 The Portas Review - An independent review into the future of our high streets (Mary Portas, 2011) https://www.gov.uk/government/news/mary-portas-high-street-review N3 High Street UK 2020 - Identifying factors that influence vitality and viability (Cathy Parker, Nikos Ntounis, Simon Quin and Steve Millington, Interim Project Report 2014) N4 Best Practice in British High Streets (notes from the conference attended on 27/7/2017) N5 WEAVE digital and creative network (notes from the conference attended on 7/9/2017) N6 www.fablabsuk.co.uk [Fab Labs] N7 https://www.pps.org/places/benches-collective/ [Benches Collective] N8 http://menssheds.org.uk/what-is-a-mens-shed/ [Men in Sheds] N9 Accidents by Design - The Holmes Report on “Shared Space” in the United Kingdom (Lord Holmes of Richmond, July 2015) http://chrisholmes.co.uk/wp-content/uploads/2015/07/Holmes-Report-on-Shared-Space-.pdf N10 Building for Equality: Disability and the Built Environment [Shared space report] (Women and Equalities Select Committee, April 2017) https://publications.parliament.uk/pa/cm201617/cmselect/cmwomeq/631/631.pdf N11 Beyond Retail: Redefining the shape and purpose of town centres (Distressed Town Centre Property Task Force, November 2013) N12 Ensuring the Vitality of Town Centres (Department for Communities and Local Government, March 2014) https://www.gov.uk/guidance/ensuring-the-vitality-of-town-centres N13 The Creative Community Builder’s Handbook: How to Transform Communities Using Local Assets, Arts and Culture (2007 Fieldstone Alliance) https://creativecommunitybuilders.com/ N14 The Grimsey Review 2 (Bill Grimsey, July 2018) http://www.vanishinghighstreet.com/wp-content/ uploads/2018/07/GrimseyReview2.pdf For guidance on conservation principles for historic buildings see Historic England https://content.historicengland. org.uk/images-books/publications/conservation-principles-sustainable-management-historic-environment/ conservationprinciplespoliciesguidanceapr08web.pdf/’
Regional
R1 Cheshire East Local Plan (July 2017) – multiple policies referenced throughout the Neighbourhood Plan http://www.cheshireeast.gov.uk/planning/spatial_planning/cheshire_east_local_plan/local-plan-strategy/local_ plan_strategy.aspx R2 Cheshire East Site Allocations and Development Policies Document – Appendix A Draft Issues Paper (2018) https://moderngov.cheshireeast.gov.uk/documents/s53121/APPENDIX%20ASADPD%20Issues%20Paper%20 17.1.17.pdf R3 Cheshire East Urban Potential Assessment (2015) https://www.cheshireeast.gov.uk/planning/spatial_planning/ research_and_evidence/urban-potential-study.aspx R4 The Cheshire East Borough Design Guide - volumes 1 and 2 (January 2016) http://www.cheshireeast.gov.uk/planning/spatial_planning/cheshire_east_local_plan/supplementary_plan_ documents/design-guide-supplementary-planning-document.aspx R5 Cheshire East Green Space Strategy (2018) https://www.cheshireeast.gov.uk/pdf/planning/spatial-planning/ researchand-evidence/fd-18-green-space-strategy-update.pdf R6 Cheshire East Housing Monitoring Update (August 2017) https://www.cheshireeast.gov.uk/pdf/planning/ spatial-planning/researchand-evidence/housing-monitoring-report/main-report.pdf R7 Cheshire East Highway Asset Management Strategy (December 2016) http://www.cheshireeast.gov.uk/highways_and_roads/highway-asset-management/highway-asset-management- policy-and-strategy.aspx R8 A review of the creative and digital sector in Cheshire East (May 2015) R9 Cheshire East Visitor Economy Strategy 2016-2020 http://cheshireleaderfund.co.uk/wp-content/uploads/2016/07/Visitor-Economy-Strategy-May-2016.pdf R10 Cheshire Retail Study (May 2016) http://www.cheshireeast.gov.uk/planning/spatial_planning/research_and_ evidence/cheshire_town_centres_study.aspx R11 Cheshire East Cemeteries Strategy (July 2018) https://www.cheshireeast.gov.uk/register_office/cemeteries/ cemeteries-and-crematoria.aspx R12 Congleton Borough Council Local Plan and List of saved and deleted policies from CBC Local Plan https://www.cheshireeast.gov.uk/planning/spatial_planning/saved_and_other_policies/congleton_local_plan/ congleton_local_plan.aspx R13 Notes from meeting with Adrian Fisher re employment land (12/7/2017) R14 Highways and traffic - meeting with Rob Welch (notes from meeting on 25/7/2017) R15 Turning count summary (Crewe Road/Lawton Road/Sandbach Road North/Sandbach Road South) - 1 November 2016 [follow-up data from meeting with Rob Welch] R16 Meeting with Janey Moran and Marieke Navin, Cheshire East Cultural Economy Team 26 September 2017
67 R16 Meeting with Janey Moran and Marieke Navin, Cheshire East Cultural Economy Team 26 September 2017 R17 Visit to Foxlowe Arts Centre, Leek, - 10 July 2017 R18 Poynton shared space report (notes from visit to Poynton 18/7/2017) R19 Notes on visit to Congleton town centre (27/10/2017) R20 Blue Planet building in Chatterley Valley, Newcastle-under-Lyme (example of sustainable logistics building) R21 CEC Green Belt Assessment Update (July 2015) https//www.cheshireeast.gov.uk/planning/spatial_planning/research_and_evidence/research_and_evidence.aspx
Alsager
Policy and strategy
A1 Cheshire East Local Development Framework - Alsager Town Centre Supplementary Planning Document (October 2010) http://www.cheshireeast.gov.uk/planning/spatial_planning/cheshire_east_local_plan/supplementary_plan_ documents/alsager_town_centre_strategy.aspx A2 Alsager Town Strategy (July 2012) http://www.cheshireeast.gov.uk/planning/spatial_planning/cheshire_east_ local_plan/local_plan_consultations/town_strategies_2012/alsager_town_strategy_2012.aspx A3 Report from NAI Erinaceous to Alsager Town Council giving key issues and options in relation to an Area Action Plan for Alsager (February 2008)
Community engagement
A4 Discussions with individuals and group representatives A5 Facebook comments (screen shots of all comments) A6 Traffic issues from Facebook - summary of issues raised A7 Architects in Action (report on visit to 2nd Alsager guides on 27/9/2017) A8 Notes from meeting with Plus Dane (16/10/2017) – in Housing WG report of 30/10/2017 A9 Alsager Chronicle (12/7/2018) “’No Scope’ for extension of full town cemetery” with additional reporting on 21st June and 26th July A10 18 points of historical interest in Alsager (Alsager Local History Society) A10a Report from resident A10b 18 points of historical interest in Alsager (Alsager History Society)
Survey results and analysis
A11 Alsager Town Council Community Consultation Report (May 2016) A12 Comment and contact analysis final (Sept 2017) A13 Town centre survey analysis (Oct 2017) A14 Town centre business survey (March 2018) A15 Household survey analysis (January 2018) A16 Youth survey analysis (April 2018) A17 Protecting and Enhancing Alsager’s Natural Environment (Cheshire Wildlife Trust, January 2018) A18 Alsager Estates Agent Survey Results (September 2017)
Statistical data
A19 2011 Census Results - Ward Atlas Cheshire East A20 Rural community profile for Alsager (parish) - December 2013 [ACRE and OCSI] A21 Settlement profile for Alsager (from the Cheshire East Local Plan) A22 Index of multiple deprivation (2015, Cheshire East with disaggregation to wards) A23 Cheshire East Economic Profile (March 2018) A24 Alsager Housing Needs Note (July 2017) Appendix 9
Draft Delivery Plan
During the process of researching the Neighbourhood Plan and developing ideas for policies, a number of proposals for improvement have arisen, proposals which are not really planning issues but which should not be lost. The Delivery Plan is essentially a list of projects (Table A) and infrastructure requirements (Table B) which Alsager should try to pursue as resources allow. These are dynamic lists which will be added to and amended over time.
It should be noted that at this stage none of the organisations listed in the final column have been approached about their involvement. This is just an indication of who might appropriately be involved. 68 Table A Projects Ref Requirements Responsibility / Comments PUBLIC REALM P-PR1 Consultancy on developing a scheme for Alsager’s ANPSG public realm, or possibly more broadly a town plan Town Council - involve residents. Residents P-PR2 Lobby Cheshire East to adopt the car park on Town council Sandbach Road South, including providing an at- CE Highways? tractive entrance to Milton Park, and the car park on Well Lane. P-PR3 Explore the possibility of preventing access from Discussions with shop owners - incentives? Lawton Road to private shop parking behind shops Part of larger scheme on the north side of Lawton Road, instead creating access from Fairview Car Park (thus reducing vehi- cle movements across pedestrian areas). P-PR4 Design improved signage, walking routes, treasure Involve Alsager Local History society trails, places of historic interest, town centre maps. Can probably do much of this relatively cheaply Include improved signs to car parks, and from car and involving various members of communi- parks to town centre (improve legibility). ty. 18 points of interest already identified, and Alsager Partnership about to undertake a his- tory project with the Library and local societies (2018/19). Look at best practice.
P-PR5 Better benches alignment to encourage Part of streetscape development socialising.
P-PR6 Spruce up the town centre with business support. Alsager businesses Alsager Partnership Town Centre Manager BUSINESSES P-B1 Attract retail businesses offering DIY/household Town Centre Manager goods and affordable clothes.
P-B2 Attract individual retail businesses offering goods Town Centre Manager of good quality, variety, interest and individuality.
P-B3 Active steps to seek businesses in the creative and Town Centre Manager digital sector to locate to Alsager town centre. Council - business rates Landlords - rents and general helpfulness
P-B4 Facilitate pop-up shops in vacant premises. Town Centre Manager Alsager Partnership
P-B5 Investigate replacing or supplementing the weekly Town Centre Manager Alsager market with a more viable option such as Alsager Partnership monthly or occasional specialist markets, possibly Alsager Town Council in a different location. Cheshire East Council
ARTS AND CULTURE P-AC1 Arrange regular music and drama performance Town Centre Manager events in the town centre streets and Milton Park. Alsager Partnership
69 P-AC2 Encourage public art projects. Local creative community P-AC3 Set up Alsager creative and digital network. Local creative community P-AC4 Encourage arts events to reflect a greater cultural Civic Centre diversity than at present. Local creative community
P-AC5 Bring more quality arts projects to Alsager. Civic Centre P-AC6 Inspire, encourage and instil ambition in local chil- Schools dren to develop creative, digital and Community projects entrepreneurship skills. P-AC7 Create an Alsager Arts and Heritage Centre.
COMMUNITY P-C1 Benches collective. Community project
P-C2 Shed project (originating from Men in Sheds Community project projects). Alsager Partnership - old cadet building
P-C3 Develop youth facilities within the town centre CE responsible for youth services. designed to enable young people to spend time together in a safe and pleasant environment. P-C4 Directories, visitor website, Facebook. Alsager Partnership to take the lead P-C5 Commission a place making / branding project for Town Council Alsager.
P-C6 Investigate feasibility of creating a Wavemaker Community project space or similar within Alsager, and possible place making / branding project for the town. EMPLOYMENT P-E1 Master Plan for Radway Green sites. Cheshire East Planning Office Alsager Town Council Barthomley Parish Council P-E2 Improve connections between Alsager schools and Alsager schools employers. CEC Skills and Growth company CEC Cultural Economy team P-E3 Develop a strategy to attract small businesses and Alsager Town Council good quality jobs to Alsager. Cheshire East Skills and Growth company Cheshire and Warrington Local Enterprise Partnership
ENVIRONMENT P-EN1 Seek to obtain air quality data for the area around Cheshire East White Moss Quarry and Radway Green lights, and Alsager Town Council to identify this as an Air Quality Management Area. P-EN2 Review current listed buildings and locally listed Alsager Family History Group buildings, and the conservation area, to consider Alsager Town Council whether they should be extended. P-EN3 Review trees, hedgerows and woodlands in Alsager in Bloom Alsager to assess which additional features should Alsager Urban Wildlife Initiative be protected, and how. Alsager Sustainability Group
P-EN4 Review route of footpath from Heathend Road Alsager Town Council towards the Salt Line, turn left at the stile. Cheshire East
70 Table B Infrastructure requirements (things to be purchased)
Ref Requirements Responsibility / Comments PUBLIC REALM I-PR1 Public realm regeneration in accordance with policy TC1.
I-PR2 Professional study of options for Alsager’s public realm.
I-PR3 Spruce up the town centre - tidy, paint, canopies, flowers. I-PR4 Provide access to Lawton Road shops parking from Fairview car park (if owners agree in principle).
I-PR5 Signs, maps, plaques.
BUSINESSES I-B1 Town centre manager. ARTS AND CULTURE I-AC1 Budget for public art projects.
I-AC2 Support for Alsager creative and digital network.
I-AC3 Support to bring more quality arts and culture pro- jects and events to Alsager. COMMUNITY I-C1 Transfer old cadet building from CE
I-C2 Create a youth facility within the town centre, possibly within Milton Park or another suitable location. I-C3 Youth worker.
I-C4 Investigate feasibility of creating a Wavemaker space or similar within Alsager and commission a place making / branding project for the town. EMPLOYMENT I-E1 Professional support for creating a master plan for the Radway Green employment sites.
71 Appendix 10
Local Green Spaces
72 Appendix 11
Acknowledgements
Following public consultation and a decision in 2016 by Alsager Town Council to create an Alsager Neighbourhood Plan, a steering group was established in January 2017, led by residents and including some town councillors.
Steering group members have talked to many people in Alsager and in local councils, and conducted local surveys, and would like to acknowledge the support and contribution of all those who have been involved in any way, including those who have been steering group members at an earlier stage.
The Town Council has been supportive from the start and has made funds available to support the work of the Steering Group. Cheshire East staff have also provided helpful guidance and support and additional funding has been supplied via a Locality grant.
Members of Alsager Neighbourhood Plan Steering Group at time of Referendum
Christine Marsh Chair Sarah Anderson Vice Chair Colin Barcroft Treasurer Nicola Clarke Secretary Kevin Armstrong Carrie Pletscher Hilary Robinson Jane Smith Phil Williams Andrew Thomson Neighbourhood Plan Consultant
Thanks also go to:
Former Members Chris Sandrawich Tom Evans, Cheshire East Council Neighbourhood Plan Team Dr Rachel Giles, Cheshire Wildlife Trust Locality, Central Government Funding Alsager Town Council Alsager Partnership Alsager Scouts & Guides Alsager High School & Primary Schools Alsager GP Practices Alsager Round Table Alsager In Bloom Butters John Bee & Stephenson Browne, Estate Agents Dane Housing U3A Costa Coffee Bank Corner Public House The Plough, Public House Wilbraham Arms, Public House Alsager Market Radway Social club
Photo Credits
Photographs have been provided by a wide range of residents, and in many cases it is not known where the photographs have originated. We would like to thank all those who have made available photos for use in this Neighbourhood Plan. In particular we acknowledge the contribution made by Muriel Dale.
Logo design
Kat Williams
73 74