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Key Centre: Oswestry Community Hubs: Gobowen Kinnerley Knockin

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Key Centre: Oswestry Community Hubs: Gobowen Kinnerley Knockin SAMDev Preferred Options Draft February 2012 Oswestry Key Centre: Oswestry Community Hubs: Gobowen Kinnerley Knockin 1 SAMDev Preferred Options Draft February 2012 Llanymynech & Pant Ruyton XI Towns St Martins Whittington Community Clusters: Llynclys, Bryn Melyn, Dolgoch; Llanyblodwel and Porthywaen; Selattyn, Upper/Middle/Lower Hengoed and Pant Glas. Site Allocations in the Countryside: n/a If your village is not included in the list of Community Hubs or Community Clusters above, then this means that your Parish Council has not advised us to date that it wishes the village to be identified as a location for new open market housing development. The village is therefore proposed to be ‘countryside’ for planning policy purposes, where new development is strictly controlled in accordance with national and local planning policies. New housing would only be permitted in exceptional circumstances in accordance with Policies CS5 and CS11 of the Council’s Core Strategy. Infrastructure Information about the local infrastructure priorities, needs and aspirations for Oswestry and surrounding villages is available from the latest version of the Oswestry area ‘Place Plan’: http://www.shropshire.gov.uk/planningpolicy.nsf/open/A6750E681BBBC1A880257 922004CC919 All these issues will need careful examination when development applications are considered and development proposals will need to be discussed with relevant infrastructure providers at the earliest opportunity to understand the constraints to development. Key Centre: Oswestry Oswestry (population 18,300) is the second largest town in Shropshire after Shrewsbury, on the border between the lowlands of north-west Shropshire and the foothills of the Berwyns in Wales. It acts as the principal employment, commercial and administrative centre in the north west of the County. The town is a service centre for a wide rural hinterland, including parts of Wales, and this is reflected in the busyness of the centre. Oswestry has good road links to Shrewsbury, Wrexham and Chester via the A5/A483. Rail links are available at the nearby village of Gobowen. Oswestry has a relatively high level of self-containment for employment and the town provides more jobs than it has resident workers. 2 SAMDev Preferred Options Draft February 2012 Oswestry Proposed Primary Shopping Area and Primary and Secondary Frontages: Development Strategy Policy CS3 of the Core Strategy sets out Oswestry’s role as a focus for major development, to include a comprehensively planned, integrated and sustainable 3 SAMDev Preferred Options Draft February 2012 urban extension (SUE) on land between Shrewsbury Road, Middleton Road and the Oswestry A5/A483 Bypass – the Eastern Gateway SUE, accommodating major housing development, a Business Park, and land for community facilities and public open space, and providing a new link road between the Middleton and Shrewsbury Roads (see plans for the extent of the SUE and the broad arrangement of land uses, linked to Policy Direction MD7) The overall development targets for Oswestry for the period 2006-2026 proposed at this stage, following discussion with Oswestry Town Council, are for 2,600 dwellings and 35 hectares of employment land – approximately 40% of the housing and 60% of the employment land planned for North West Shropshire, reflecting the important role of the town in economic terms. Housing There are, however, significant constraints affecting land supply in Oswestry, although there are potentially major brownfield sites with scope for housing, employment, and other uses. At this stage, three significant brownfield sites are put forward for allocation as housing sites: - The Richard Burbidge site at Unicorn Road for predominantly housing re- development (potentially 180 dwellings); - The Council Depot at Alexandra Road (approximately 35 dwellings); - The former Oswestry Leisure Centre off College Road (approximately 35 dwellings). There are a number of other brownfield sites where clarification of the owners’ intentions is sought and which could then by identified as housing allocations rather than left as potential windfall. However, the proposed windfall balance of 480 dwellings, averaging 32 per annum from 2011, is considered reasonable having regard to the opportunities that exist and past rates. Greenfield housing options are limited by physical factors – the Morda Valley (flood risk and need to maintain separation from Morda village) and poor access (Weston Lane and former railway line) to the south; topography, landscape sensitivity and poor access to the west and north west; the Hill Fort and its setting to the north, and the Oswestry Bypass to the east. The two remaining significant greenfield areas on the eastern side of the town within the bypass are between the Shrewsbury and Middleton Roads (proposed for the Eastern Gateway SUE) and north of the Whittington Road. The principle of the Eastern Gateway SUE was established in the Core Strategy, reflecting the widespread consensus on the suitability of the site as a location for development. Policy Direction MD7 in the Preferred Options SAMDev Plan sets out the key elements of the development, including the provision of approximately 750 dwellings on a phased basis. The broad arrangement of land uses proposed is shown on a separate plan in this document, and this will be refined through the preparation of a masterplan, to be the subject of separate public consultation and then adoption by the Council. The Council considers that there is scope for sensitively planned development of some of the land off Whittington Road (housing and employment), together with land and farm buildings west of the Gobowen Road (housing) whilst safeguarding 4 SAMDev Preferred Options Draft February 2012 the setting of the Hill Fort. English Heritage has not supported development in these areas to date and require further work to be carried out to assess the setting of the Hill Fort and the impact of development of the areas proposed. The Council also recognises that there are highways issues to be resolved with regard to the speed of traffic on the Gobowen Road, and the junction of the Gobowen and Whittington Roads. The two proposed developments off Gobowen Road are linked and would include facilities and public open space for improved visitor access to the Hill Fort. The land off Whittington Road is in the same ownership, and all of these areas are being put forward as part of a comprehensive and co-ordinated approach to this part of the town. The relationship between existing business premises on Whittington Road, new employment development (proposed primarily on the land adjacent to the A5/A483 Bypass) and new housing development (in the lower lying land between the two) would also require careful planning, with adequate landscaping, open space and other buffer areas. Two further greenfield sites are proposed to be identified – land south of the Cemetery, subject to satisfactory access from Victoria Fields and to the provision of land for an extension to the Cemetery (to be agreed with Oswestry Town Council); and land off the Morda Road (The Cottams), still maintaining the important physical gap to Morda village (this site is in Oswestry Rural Parish). Employment Land The provision of land for employment to meet Oswestry’s needs has proved problematic in the past, with a longstanding land allocation at Weston Farm not having been delivered, linked to difficulties of access associated with the protection of the line of the former railway. The Council is therefore proposing to remove this land allocation, and therefore needs to identify sufficient land both to replace it (12 hectares) and to add to the existing committed supply of 8 hectares (15 hectares) to meet the overall target of 35 hectares. The same constraints affecting potential housing sites also apply to employment land, but with employment buildings potentially having even more impact on sensitive landscape and the setting of the Hill Fort. Whilst the Eastern Gateway SUE can provide a 4-6 hectares Business Park and the land off Whittington Road a further 2-3 hectares of land for B1 uses, it is clear that a major step needs to be taken east of the Oswestry Bypass if the employment land target is to be met. This is accepted in principle by Shropshire Council and Oswestry Town Council and investigations of site options are on- going, embracing land at Park Hall and off the Whittington Road, and land at Mile End. There is sufficient land in these areas, with potentially willing landowners, but more work is required before specific areas of land can be put forward. The employment land allocations will include provision for recycling and environmental industries, where appropriate. Town Centre In supporting Oswestry’s role as a Principal Centre, and in line with evidence from the Oswestry Retail Study 2006, it is proposed to define the extent of the Primary Shopping Area and Primary and Secondary Frontages for the town centre. This is shown on the map above and will be included on the Proposal Map when adopted. The Preferred Options document does not propose to alter the extent of the wider town centre boundary which can be viewed via the following link 5 SAMDev Preferred Options Draft February 2012 http://www.shropshire.gov.uk/planningpolicy.nsf/viewAttachments/EWET- 8NUEVF/$file/oswestry-borough-local-plan-town-centre-insert-map-31.pdf. The Proposals Map will define the extent of the town centre and Primary Shopping Area when finalised. Development proposals in these areas will need to satisfy policy requirements set out in Core Strategy Policy CS15 and SAMDev Policy MD12 when adopted. Other Policy Issues The Proposals Map for Oswestry in the Final Plan will also identify: - Existing major employment areas, linked to Policy Direction MD11; - The line of the former Cambrian railway through the town, linked to Core Strategy Policy CS16; - the development boundary for the Oswestry urban area. The boundary proposed as the preferred option is the boundary currently shown on the former Borough Council’s 1999 Local Plan.
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