Wrexham Road, Chester
Development Principles
Paycause Ltd
1 November 2013
40812/09/MW/CSi
Nathaniel Lichfield & Partners 3rd Floor One St James's Square Manchester M2 6DN nlpplanning.com
This document is formatted for double sided printing.
© Nathaniel Lichfield & Partners Ltd 2013. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL
All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A Wrexham Road, Chester : Development Principles
Contents
1.0 Introduction 1 Purpose of the Document ...... 1
2.0 Site Context 3 Introduction ...... 3 The Site & Surroundings ...... 3 Planning History ...... 4 Summary ...... 6
3.0 Planning Policy 7 Introduction ...... 7 Sustainable Development ...... 7 Development Principles ...... 7 Design and Layout ...... 8 Highways & Transportation ...... 8 Heritage Assets ...... 9 Environmental Assets ...... 9 Infrastructure & Utilities ...... 10 Provision of Green Space ...... 11 Affordable Housing ...... 11 Summary ...... 11
4.0 Opportunities & Constraints 13 Introduction ...... 13 Land Use and Context ...... 13 Highways & Transportation ...... 14 Heritage Assets ...... 18 Environmental Assets ...... 20 Infrastructure & Utilities ...... 21 Summary ...... 21
5.0 Development Guidelines 25 Introduction ...... 25 Sustainable Development ...... 25 Development Principles ...... 26 Highways & Transportation ...... 28 Heritage Assets ...... 30 Environmental Assets ...... 30
6.0 Design & Layout Guidelines 33 Introduction ...... 33 Design Concept and Masterplan ...... 33
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Open Space Hierarchy ...... 37 Movement Hierarchy ...... 37 Character Areas ...... 43 Density of Development ...... 43 Quality of the Public Realm and Landscape ...... 47 Phasing ...... 47 Sustainability ...... 47
Figures
Figure 2.1 Site Location Plan ...... 3 Figure 4.1 Bus Routes ...... 16 Figure 4.2 Local Facilities ...... 17 Figure 4.3 Cycle Accessibility ...... 18 Figure 4.4 Heritage Assets ...... 19 Figure 4.5 Opportunities and Constraints...... 23 Figure 6.1 Illustrative Layout ...... 35 Figure 6.2 Open Space Network ...... 39 Figure 6.3 Movement Network ...... 41 Figure 6.4 Character Areas ...... 45
Tables
Table 5.1 Development Vision and Objectives ...... 25
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1.0 Introduction
Purpose of the Document
1.1 The Wrexham Road Site is situated on the southern edge of Chester City on the western side of Wrexham Road (A483). It is wholly located within the administrative boundary of Cheshire West and Chester Council [CWaC].
1.2 The purpose of this document is to provide the environmental, social, design, economic and consultation principles that will establish the framework for assisting the Council in preparing a Development Brief for the site.
1.3 The site falls within the Green Belt as defined in the Adopted Chester Local Plan (2006). However, the Council propose the removal of the site from the Green Belt in the Publication Draft CWaC Local Plan (2013) to facilitate the provision of around 1,300 new homes, together with a primary school and associated infrastructure. Draft Policy STRAT 3 indicates that the development should be brought forward in line with an agreed Development Brief to ensure the delivery of a high quality urban extension and neighbourhood to Chester.
1.4 This document establishes the landowners Vision for the site, namely to: “Deliver a high quality urban extension and new neighbourhood for Chester. The development proposals will create a high quality place that is economically, socially and environmentally sustainable drawing on the site’s gateway location and heritage, whilst considering the landscape setting of the City and Green Belt.”
1.5 The development proposals will adopt the traditional ‘Garden Village’ principles. The proposed development will be of high quality. New buildings will be well designed and set within in a landscaped setting where everyone can benefit from gardens, greenspace and generous useable open spaces linked to Chester ensuring permeability of the countryside.
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2.0 Site Context
Introduction
2.1 This section provides a brief description of the site and outlines the current land ownerships.
The Site & Surroundings
The Site
2.2 The Wrexham Road Site is situated on the southern edge of Chester City on the western side of Wrexham Road (A483). The A55 lies beyond the site providing a longer term defensible boundary to Chester.
Figure 2.1 Site Location Plan
2.3 The site is approximately 2.7km to the south of Chester City centre and compromises approximately 63.8 hectares (159.5 acres) of land. It is broadly ‘J shaped’ as illustrated on Figure 2.1.
2.4 The site is generally flat and comprises predominantly agricultural land mostly
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in arable production. Field boundaries are marked by hedgerows with relatively few trees. A medieval moated site, which is a Scheduled Ancient Monument, is located towards the centre of the site.
2.1 One farmstead and a residential bungalow abut the site; Marlston Heyes Farm within the site to the north, opposite to the Kings School, and a bungalow within the site near to Moat Farm. In addition there are a number of derelict buildings around Marlston Heyes Farm, and opposite to Chester Business Park.
The Surroundings
2.2 The site is bounded to: 1 The immediate north and west by the Westminster Park residential neighbourhood comprising the properties fronting Fir Tree Avenue, Sherbourne Avenue, Five Ashes Road, Rowcliffe Avenue, Merton Drive, Whaddon Drive, Greenacre Road and Lache Lane. 2 The south west by agricultural land and the A55 Chester By-pass beyond; 3 The south east by Wrexham Road and the Park and Ride; 4 The east by the A483, Chester Business Park and The Kings’ school.
2.3 The developments along the east side of the A483 Wrexham Road opposite to the site, including the Holiday Inn Hotel, Chester Business Park, and King’s School, create a context of well landscaped urban development on the approach into Chester. The Park and Ride Facility abutting the site is well contained by vegetation and earthmounding.
2.4 To the north and west of the site the Westminster Park residential area is predominantly a late 20 th century development with some older properties along Lache Lane. The Westminster Park local centre and Belgrave Primary school lie Close to the northern tip of the site and would be accessible via Sherbourne Avenue.
2.5 A public right of way (FP2) defines the south west boundary of the site at its interface with adjacent agricultural land.
Land Ownership
2.6 The draft allocation is substantially owned freehold or under option to Paycause Ltd and Lingley Estates respectively. Both parties support the development of this site.
Planning History
Local Plan History
2.7 The site’s release from the Green Belt has been previously considered; indeed the Council has continually acknowledged that the removal of the site from the Green Belt will not undermine the strategic role of the Chester Green Belt or
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adversely affect the historic character of the City. In particular: 1 The Deposit Version of the Greater Chester Local Plan (February 1988) allocated 38 hectares of land at Wrexham Road for residential development. However, the Inspector was unable to recommend the development of this Green Belt site in advance of the Structure Plan Review. 2 The Cheshire Replacement Structure Plan (February 1991) endorsed the allocation of 20 hectares of land for residential development at Wrexham Road, pending a comprehensive Urban Capacity Study. 3 The Study ‘Chester: The Future of An Historic City’ (June 1994) identified the development of 44 hectares of the site as suitable for development and able to be accommodated taking account of the environmental capacity of the City. 4 In September 1995 Cheshire County Council published ‘New Thoughts for the Next Century’. The document set out the need to identify safeguarded land for development after 2011. 5 The Chester District Local Plan Deposit Version (September 1997) allocated 51 hectares of land from the Green Belt on the western side of Wrexham Road for long term development [Policy DENV 83]. The 1997 Deposit Local Plan was issued with a certificate of conformity (September 1997) with the Cheshire Structure Plan (2001). There was therefore no objection by the County Council to the removal of the land at Wrexham Road from the Green Belt.
Planning Application History
2.8 In response to the allocation of the site in the Deposit Local Plan (1997) two planning applications for residential development to provide up to 855 dwellings [LPA refs: 6/160702 and 6/16920] were submitted in 1987 on the site and were subject to the resolution to grant planning permission in 1988.
2.9 The applications were the subject of a call-in Inquiry. The Inspector recommended that the applications be refused pending the outcome of the Local Plan Inquiry as it was considered premature to grant planning permission for development in the Green Belt in advance of the Structure Plan review.
2.10 Whilst planning permission was not granted for the development the Inspector’s Report did conclude that: 1 The site does not serve all the functions of a Green Belt; 2 The site is one of the most suitable in Chester for future Green Belt release; 3 In environmental and ecological terms the development of the site for housing would involve some loss but not sufficient on its own to warrant a refusal of planning permission; 4 The development of the site would lead to some local loss of amenity but this has to be balanced against the benefits arising from the proposed
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development; and, 5 The site was a logical contender for any extension of the built up area.
Surrounding Area Site History
2.11 Development has been permitted by the Council within the Green Belt in the vicinity of the Wrexham Road site. In particular: 1 The Chester Business Park; 2 The Wrexham Road Park and Ride Site which comprises seven hectares and 1,200 car parking spaces; and, 3 Land to the south of the site has been identified in the Chester Local Plan (2006) as the proposed safeguarded line of the Chester Western Relief Road.
Summary
2.12 The land at Wrexham Road has consistently been: 1 Identified as being suitable for development by the LPA. 2 Considered appropriate for release from the Green Belt. 3 Identified as the best opportunity for the creation of a sustainable urban extension to the City of Chester.
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3.0 Planning Policy
Introduction
3.1 This section outlines the planning policy context for the site and the formulation of subsequent development proposals. In accordance with Section 38(6) of the 2004 Act, the development plan currently comprises: 1 The ‘saved policies of the Chester Local Plan [CLP] (2006); and, 2 The Cheshire 2016 Structure Plan Alteration (2003).
The ‘saved’ policies of the Structure Plan are not relevant to the development of the site.
3.2 The CWaC Publication Draft Local Plan [CWDLP] was issued for consultation in July 2013. This Development Principles document is intended to support the proposed allocation of the land at Wrexham Road for residential purposes and demonstrate how the site could be developed in a sustainable and co-ordinated manner.
3.3 The National Planning Policy Framework [the Framework] is relevant to the development of the site.
Sustainable Development
3.4 The CWDLP [Policy STRAT1] has sustainable development as its first objective and overarching principle. It seeks to ensure that future development is economically, socially and environmentally sustainable.
3.5 The Framework [§7 & §8] states that the purpose of the planning system is to contribute to the achievement of sustainable development. The Framework identifies three dimensions to sustainable development: economic, social and environmental which should not be taken in isolation, because they are mutually interdependent. The Framework indicates that to achieve sustainable development, economic, social and environmental gains should be sought jointly and simultaneously through the planning system.
Development Principles
3.6 The CWDLP [STRAT3] removes the land to the west of Wrexham Road from the Green Belt in order to meet the housing needs identified in the draft Local Plan. There are therefore exceptional circumstances for the alteration of the Green Belt boundary as required by the Framework [§83]. The Council envisage the provision of around 1,300 dwellings on the site together with a new primary school. It is indented that the site will deliver a high quality development that creates a new neighbourhood for Chester.
3.7 The CWDLP seeks to secure a range and mix of housing types, tenures and sizes to meet the needs of the community. Affordable homes must be provided
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with all new residential development [Policies STRAT3, SOC1 & SOC3].
3.8 The Framework [§50] urges the provision of a wide choice of home ownership and the creation of sustainable, inclusive and mixed communities.
Design and Layout
3.9 The CLP [Policy ENV 13] seeks to secure development which enhances the character and appearance of principal gateways and routeways into Chester. In addition, development proposals should be designed to respect their surroundings and contribute positively to the character of the area, having particular regard to the prevailing layout, urban grain, landscape, density and mix of uses, scale and height, massing, appearance and materials [CLP Policies ENV2 & ENV6].
3.10 The CWDLP [Policy ENV2] requires new development to take full account of the characteristics of the development site, its relationship with its surroundings and views into and out of the site. In particular, new development respects local character and achieves a sense of place through appropriate layout and design [CWDLP Policy ENV6]. The aim should be to provide high quality public realm, be sympathetic to heritage, environmental and land scape assets. In addition development should take a positive role in providing high quality green space to meet the needs of the future residents the [CWDLP Policy SOC5].
3.11 The Framework [§57] states that it is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes. However, LPA's should not attempt to impose architectural styles or particular tastes and they should not stifle innovation but it is proper to seek to promote or reinforce local distinctiveness [§60].
3.12 In the context of housing, the Framework [§52] indicates that the supply of new homes can sometimes be best achieved through planning for larger scale development, such as new settlements or extensions to existing villages and towns that follow the principles of Garden Cities.
Highways & Transportation
3.13 The CLP [Policy TR1] seeks to ensure development proposals reduce dependence on private cars and/or extend the number of public transport and facilities.
3.14 The CWDLP [Policy STRAT10] requires new development to accommodate additional traffic on the existing or proposed highway network and development should be located to be accessible to local services and facilities by a range of travel modes to minimise the need for travel opportunities should also be sought to extend and improve existing local footpaths, cycle ways and greenways.
3.15 A core planning principle of the Framework is to actively manage patterns of
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growth to make the fullest use of public transport, walking and cycling, and focus significant development in sustainable locations. The Framework [§29] promotes sustainable modes of transport and, giving people a real choice of how they travel. Applications should be supported by a Transportation Assessment which takes account of the opportunities for sustainable modes of travel and improvements to the transport network that can cost effectively limit the significant impacts of development. However development proposals should only be refused where the residual impacts are severe [§32].
Heritage Assets
3.16 The CLP [Policies ENV31, ENV32, ENV33 & Policy ENV34] indicates that development proposals are prohibited which would adversely affect the site or setting of a Scheduled Ancient Monument or other nationally important sites and monuments.
3.17 The CWDLP [Policy ENV5] seeks to protect the borough’s unique and significant heritage assets. Development should safeguard or enhance both designated and non-designated heritage assets and the character and setting of areas of acknowledged importance.
3.18 The Framework [§131] highlights the desirability of sustaining and enhancing the significance of heritage assets; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and, the desirability of new development making a positive contribution to local character and distinctiveness. The effect of an application on the significance of a non-designated asset will be taken into account in determining the application; a balanced judgement will be required having regards to the scale of any harm or loss and the significance of the heritage asset [§135].
Environmental Assets
Landscape & Trees
3.19 The CWDLP [Policy ENV2] seeks to protect areas of landscape value and ensure development is designed and landscaped to a high standard which makes a positive contribution to a sustainable, attractive, safe and accessible built and natural environment.
Ecology
3.20 The CWDLP [Policy ENV4] seeks to safeguard and enhance biodiversity and geodiversity through the protection and identification of features of importance. Development proposals should not result in any net loss of natural assets and should seek to provide net gains.
3.21 The Framework [§118] aims to conserve and enhance biodiversity. In particular, opportunities to incorporate biodiversity in and around developments
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should be encouraged and proposals where the primary objective is to conserve or enhance biodiversity should be permitted.
Amenity
3.22 The CLP [Policies GE1, GE2 & GE3] seeks to ensure development proposals do not have a significantly detrimental effect on the amenities of people living nearby and there is no unacceptable risk of significant adverse environmental impact
3.23 The CWLP [Policy SOC5] seeks to resist proposals that give rise to significant adverse impacts on health and quality of life (e.g. soil, noise, water, air or light pollution) including residential amenity.
3.24 The Framework [§123] states that planning policies and decisions should aim to: 1 Avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development; 2 Mitigate and reduce to a minimum other adverse impacts on health and quality of life arising from noise from new development, including through the use of conditions; 3 Recognise that development will often create some noise and existing businesses wanting to develop in continuance of their business should not have unreasonable restrictions put on them because of changes in nearby land uses since they were established; and, 4 Identify and protect areas of tranquillity which have remained relatively undisturbed by noise and are prized for their recreational and amenity value for this reason.
Infrastructure & Utilities
3.25 The CLP [Policies GE4 & GE5] seeks to ensure utility services (in particular water supply and sewage treatment) are available or can be provided without placing inacceptable pressure on existing capacity, or causing unacceptable harm.
3.26 The CWDLP [Policy ENV1] requires all development to reduce flood risk, promote water efficiency measures and enhance water quality.
3.27 The Framework [§100] indicates that development plans should apply a sequential and risked based approach to the location of development. In addition, development that will generate increased rates of surface water run- off will only be permitted where there will be no adverse impact, for example an increased risk of flooding or damage to natural habitats or would have an unacceptable effect on groundwater quality.
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Provision of Green Space
3.28 CLP Policy DSR1 sets standards for provision of formal and informal sport across the District. Provision of playing pitches, children’s play areas, informal play space, and amenity space will all be required.
Affordable Housing
3.29 The CWLP [Policy SOC1] requires 30% affordable housing subject to viability.
Summary
3.30 National and local planning guidance requires the development of the land at Wrexham Road to accord with the following key principles: 1 The development should satisfy the three themes of sustainable development which comprises economic, social and environmental gains. 2 Housing applications should be considered in the context of the presumption in favour of development. A mixture of housing types should be provided to meet local needs and ensure a sustainable, inclusive and balanced community. 3 High quality recreation and amenity open space, including children’s play facilities, should be provided on the site. 4 A high standard of design is required that is sympathetic to the character of the area. 5 Walking and cycling accessibility and permeability should be prioritised, and opportunities to encourage sustainable transport modes maximised through the implementation of a travel plan. 6 Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. 7 Development should protect the significance of any heritage assets on or close to the site. 8 Development should minimise impacts on environmental assets including protected species and habitats as well as important landscape features. 9 Development should ensure a good standard of amenity for all existing and future occupiers of land and buildings. 10 Provision of a primary school and a local centre.
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4.0 Opportunities & Constraints
Introduction
4.1 The site represents an opportunity to create a high quality sustainable development that is integrated with existing settlements. However, as with all large sites there are constraints on the development of the land which must be considered.
4.2 This section identifies the main opportunities and constraints on future development.
Land Use and Context
Topography
4.3 In terms of topography, the site is generally flat although it slopes gently down from north to south and from west to east. In general there are no areas of the site where the existing topography will preclude development.
Existing Land Uses
4.4 The site is currently managed as arable agriculture with a small group of farm buildings on the north eastern part of the site adjacent to Wrexham Road which assist this use.
Context & Character
4.5 The site and its immediate surrounding area are excluded from defined character types identified within the Cheshire Landscape Character Assessment (2008). However, the land surrounding the site is included within the following character types: 1 LE1: Eaton Character Area Land to the east and south of the site falls within the Lowland Estate landscape character type. However, this area does not exhibit similar landscape characteristics as LE1 which is dominated by conspicuous linear blocks of woodland and parkland and are characteristic of the Eaton Estate. 2 DM2: The Lache Eyes (Chester) Character Area Land to the west falls within a small character area of Drained Marsh. This area comprises land reclaimed for farmland from a former part of the Saltney Marsh and is described as a ‘large scale, empty landscape with panoramic views’.
4.6 The character of the site and its immediate setting is not characteristic of either LE1 or DM2, rather it is arable land enclosed by established hedgerows and some hedgerow trees.
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4.7 The character of the site is influenced by the urban edge of Chester with the residential areas of the Westminster neighbourhood forming the western and northern boundary of the site. The landscape is also dominated by the large scale buildings within Chester Business Park and at The Kings School. The A483 Wrexham Road and the roundabouts which provide access to the Business Park as well as the A55, which traverses the landscape to the south of the site, are dominant features. The Park and Ride located to the south of the site is well screened from surrounding areas, however its presence together with the main roads reduces the tranquillity of the area.
4.8 The site is not designated for its landscape value or scenic quality. The landscape is low-lying and flat with a strong pattern of boundary hedges and a small number of mature trees. It contains some detracting elements such as derelict buildings and telegraph poles. The low-lying topography and enclosure created by the pattern of boundary hedgerows limits views. The site makes no contribution to the setting of the historic city, although the urban edge of Chester is clearly apparent. The surrounding built development fragments the area, reduces the tranquillity of the landscape and distorts any sense of openness. The site has a pleasant but ordinary landscape which has a distinguishable landscape structure but makes little contribution to its wider setting
4.9 The landscape character of the site is not considered to be sensitive and would be potentially tolerant of accommodating residential development. There is opportunity to retain existing landscape features within the development areas, to create an attractive landscape along the A4843 approach into Chester, and to create an attractive and firm new boundary with the remaining open agricultural land to the south.
Highways & Transportation
Access Arrangements
4.10 The site is located adjacent to the A483 Wrexham Road which the principal route into Chester from the south and west.
4.11 Wrexham Road is a high standard carriageway with footways and cycleways along its length and two roundabouts in the vicinity of the site which serve Chester Business Park and the Park & Ride site, which lies to the south of the development. Kings School lies to the east of Wrexham Road and is served via a limited access give way junction.
4.12 There are several locations where access can be provided into the site. These are: 1 The existing access into Kings School could be redesigned as a roundabout to serve the school and the development; 2 A fourth arm to the Chester Business Park northern roundabout could provide an access into the site; and,
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3 The access to the Park & Ride site could be altered to create an access into the site.
4.13 The site also fronts onto Lache Lane. At this location, there is scope for a reduced access (and/or an emergency access) as well as pedestrian/cycle links. It would also be possible to provide a bus only access with Lache Lane through the use of a bus gate feature.
4.14 The capacity of the A483/A55 interchange to the south is currently constrained, but significant improvements are proposed as part of the DfT Pinch Point Scheme. These improvements are programmed for completion by 2014/15. To the north lies the complex Overleigh roundabout which is the convergence of 6 main highways. This junction operates close to capacity in the peak periods. Whilst this presents a potential constraint measures are available to minimise and mitigate impact including: 1 Capacity improvements to the junction; and, 2 A strong sustainable access strategy for the development.
4.15 The Chester Transport Strategy is currently out to public consultation, aligned to the progression of the emerging Development Plan. Key objectives of the strategy are to: 1 Develop a range of deliverable transport solutions to facilitate economic growth and address social inclusion and accessibility; and, 2 Identify current and planned development opportunities on the road network and identify the key strategic transportation issues emerging as a result of proposed developments.
4.16 Key drivers for the Transport Strategy include Housing Growth and the proposed delivery of around 5,200 homes by 2030. The consultation for the Transport Strategy is being undertaken in parallel with that for the Local Plan including Greenbelt housing proposals.
4.17 The strategy sets out a package of potential transport interventions with varying timescales including: 1 Active traffic management in the City Centre; 2 Chester parking strategy; 3 Dealing with junction hotspots; and, 4 Park and Ride enhancements/Cross-city transit.
4.18 The emerging Strategy indicates that owing to potential development on Wrexham Road it is likely that capacity enhancements will be required at the Overleigh roundabout with potential improvements forming an element of the Junctions / Key Links Capacity Enhancements scheme included within the Strategy.
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Public Transport Opportunities
4.19 Wrexham Road is a major Public Transport Corridor for Chester with frequent services to Chester Business Park and also the Park & Ride site.
4.20 The Park & Ride provides a high frequency service into Chester but is under- utilised. This development presents an opportunity to support the development of the Park & Ride services that already provides quality public transport into Chester for residents of the site. The emerging Chester Transport Strategy proposes an intermediate stop at Chester Business Park as part of the Park and Ride Transit scheme which would benefit the development.
4.21 To the west there is an hourly bus service connecting Westminster Park with the city centre. Buses benefit from bus lanes on approach to the Overleigh roundabout to the north. The Bus routes serving the area are shown in Figure 4.1.
Figure 4.1 Bus Routes
Source: Vectos
4.22 The scale of the development will make the diversion of bus services through the site viable bringing services close to the resident population.
Walk & Cycle Access
4.23 Pedestrians and cyclists benefit from a network of local footpaths and are able to access the site from Wrexham Road via Sherbourne Avenue and via
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Greenacre Lane permitting access to the community facilities and amenities in the Westminster Park area. There is also the opportunity for residents to access the Park & Ride site to the south.
4.24 The nature of Wrexham Road presents a barrier for pedestrian movement and so pedestrian crossing facilities will need to be upgraded to improve connections to Kings School and to Chester Business Park.
4.25 There are a large range of employment, education, health, retail and leisure opportunities within a short walk of the site. Access to these attractions are shown in Figure 4.2.
Figure 4.2 Local Facilities
Source: Vectos
4.26 The size of the site provides the opportunity to develop community amenities within the site which enable residents to access those opportunities on foot thereby removing the need for a car trip. These amenities could include a primary school, local retail, and community facilities.
4.27 The city centre is within a short cycle ride from the site and cyclists benefit from cycle lanes along Wrexham Road and are also able to use the bus lanes to the north. The on-road and off-road cycle routes within a short 5km ride are shown in Figure 4.3.
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Figure 4.3 Cycle Accessibility
Source: Vectos
Heritage Assets
4.28 A desk-based assessment has been researched using standard national and local heritage databases, supplemented by archaeological and archival evidence from the County Record Office, libraries and internet sources. This has established that that there are no Listed Buildings, Conservation Areas, Registered Parks and Gardens or Registered Battlefields within the site and none nearby which present a constraint to the development of the site.
4.29 A designated (Scheduled) heritage asset, comprising a Medieval moated site lies near the centre of the land. Any development would therefore need to secure the in-situ preservation and long-term beneficial management of this Scheduled Monument and carefully integrate this heritage feature and its setting into the proposed development.
4.30 The site is identified within an area of ‘Ancient Field Systems’ by the Cheshire Historic Landscape Characterisation 1. However, although a strong network of hedgerows survive on the site, earthwork traces of medieval ridge and furrow (that survived on the site into the 1990s) have been removed by modern
1 Cheshire Council and English Heritage 2007]
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ploughing.
4.31 Examination of the available archaeological evidence suggests that the archaeological interest of the wider site is relatively limited; evidence for Roman agricultural activity was recorded across Wrexham Road on the Chester Business Park and related evidence can be anticipated on the eastern part of the proposed development.
Figure 4.4 Heritage Assets
Source: CgMs Consulting
4.32 Figure 4.4 illustrates designated and non-designated heritage assets on and bordering the site. Accordingly, in order to protect the significance of heritage assets on the site, any development will secure the following safeguards: 1 A carefully considered Masterplan which protects the scheduled Medieval moat and its setting; 2 Provision for the beneficial management of the scheduled moated site; and, 3 Provision for the evaluation of the site to identify any areas of archaeological interest, in order that appropriate mitigation measures can be implemented ahead of development.
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Environmental Assets
Landscape & Trees
4.33 The site comprises 18 fields divided by hedgerows. The landscape is low-lying and flat with mature trimmed hedgerows of varying ages forming the field boundaries. There are some mature Ash and Oak trees located within the hedgerows and along the line of former field boundaries.
4.34 A distinctive cluster of mature trees surrounds a pond located in the south near to Moat Farm. Apart from the tree planting established around the Park and Ride there is no woodland within the site or its immediate vicinity. Very few of the trees are high quality Grade A trees, and those that exist should be retained in the designs along with the majority of Grade B trees. One length of hedgerow close to Greenacre Lane is currently defined as being important in accordance with The Hedgerow Regulations 1997, and this should also be retained within the designs.
4.35 There are a few small field ponds, and a number of ditches running alongside the hedgerows. The majority of the ponds are not notable visual landscape features.
4.36 Whilst there is landscape features worthy of retention generally there are few site based constraints. Opportunities to retain hedgerows, mature trees and ditches within the development site to provide a sense of place should be sought.
Ecology
4.37 The Wrexham Road site lies within an agricultural landscape with a network of hedgerows, mature trees and ditches along field boundaries. The site contains several on-site ponds, some with mature marginal aquatic vegetation. Small stretches of plantation woodland and areas of tall ruderal herbs surround the clusters of buildings along the eastern and southern boundary of the site.
4.38 Some of the on-site ponds provide breeding habitat for amphibians and have been found to support a small metapopulation of great crested newts [GCN]. The primary ecological constraint to development is therefore the presence of GCN within the site boundary. Additional constraints include the possible loss of some trees, hedgerows and buildings. Loss of these features could cause potential disruption to the ecological network within the site which supports species including foraging and roosting bats, roosting barn owl and breeding birds.
4.39 It will be a requirement to mitigate for any impact on breeding or terrestrial habitat of GCN, in addition to avoiding harm to the animals themselves. It is likely that the multi-pond population will be mitigated for within the south of the site in its entirety in order to avoid fragmentation or an isolation effect. Appropriate mitigation and habitat compensation create a significant opportunity to deliver benefit to biodiversity and enhancement in the wider
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landscape. In particular, there is an opportunity to encourage the population further south and east to allow greater connectivity with ponds and other GCN populations in the wider area.
4.40 Although mitigation requirements for GCN is the primary constraint within the site, there is also the opportunity for habitat enhancement for other species.
Amenity
4.41 The development will be set back from the A483 Wrexham Road in order to preserve the amenity of future residents in respect of noise, vibration and air quality. In addition, the proposed development will need to take account of the proximity of residential properties along the western and northern boundaries and maintain the normal interface distances to ensure there are no adverse impacts on the existing residents in terms of privacy, dominance and amenity.
Infrastructure & Utilities
4.42 The site is served by electrical, gas, water and telecommunications networks on or in in close proximity to the site at Wrexham Road and Lache Lane. Connections and supplies to existing utilities infrastructure to serve the proposed development are available with local improvements. Reinforcement works may be necessary to cater for the demands of the new development and to ensure the existing network and supplies to the neighbouring developments are not affected.
4.43 The land contains a number of unnamed ordinary watercourses. There will be a need for water attenuation to be included in any development designs. The scheme will ensure there is no increase in discharge rates from the site and, if possible, naturalise the watercourse through the development.
4.44 The site is located in an area served by an existing foul sewer network which has capacity at the local waste water treatment works. It is envisaged that the proposed development will connect to this network at a number of points to be agreed with Welsh Water once definitive development proposals are confirmed. Due to the topography of the land, foul water from the development is expected to either require a pumping station and rising main or improvements to the existing pumping station on the site boundary with Lache Lane will be required to cater for the additional flows from the proposed development.
Summary
4.45 Figure 4.5 illustrates the opportunities and constraints on the development of the land. The development of the land at Wrexham Road needs to take account of the following: 1 There are no topographical or land use constraints on the proposed development site. 2 The development should seek opportunities to retain existing hedgerows
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and trees within the development to preserve elements of the existing landscape character, to create an attractive landscape on the approach to Chester, and create a firm new Green Belt boundary on the southern boundary. 3 The development should incorporate opportunities for access points from Wrexham Road and the provision of improvements to the highway network and public transport which could benefit the wider area. 4 The development will need to secure a network of footpath and cycleways to local services and facilities as well as the Chester Business Park to encourage non-car modes of transport. 5 The scheme should protect the scheduled Medieval moat and secure an appropriate setting and long-term management for the heritage asset. 6 The development needs to accommodate adequate mitigation for the protected species [GCN] and ensure a net enhancement to biodiversity as part of the proposals. 7 The development should include a sustainable drainage strategy to avoid off-site drainage impacts from the development. 8 The development should provide an adequate standard of amenity for the future occupants in terms of noise and air quality. 9 The development should maintain the residential amenity of the adjacent residents. 10 The development should take into consideration the location of existing underground services and proposed connections.
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Figure 4.5 Opportunities and Constraints
Source: Randall Thorp
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5.0 Development Guidelines
Introduction
5.1 This section provides guidance on the appropriate type and form of development that could be accommodated on the site.
5.2 The vision for the development and the design principles are set out in Table 5.1.
Table 5.1 Development Vision and Objectives
Vision Deliver a high quality urban extension and new neighbourhood for Chester. The development proposals will create a high quality place that is economically, socially and environmentally sustainable drawing on the site’s gateway location and heritage, whilst considering the landscape setting of the City and Green Belt.
Development Development Objectives Design Principles Objectives To encourage the creation of a high Environmentally Sensitive & quality sustainable balanced To set the development within a high quality Design community by providing a broad mix landscape. Principles and tenure of housing. To increase biodiversity. To integrate new development with the existing communities. To encourage environmental sensitivity and long-term sustainability in the built fabric. To provide an appropriate range of uses including new education provision and Sustainably Well Connected community facilities to meet the needs To connect the development to the existing of the future residents and by creating communities. a new centre, providing convenience To create a permeable layout with a hierarchy and a sense of belonging. of streets. To create multi-functional green space To ensure public transport integration and infrastructure with a well defined public good access to bus routes. realm and generous areas of open space. Quality Place Making and Design To create a sustainable and locally To draw upon and reflect the heritage of the distinctive place through high quality area with high quality and well designed layout architecture and good urban design. and buildings that maintain and enhance the character of the locality. To develop a movement network which improves connectivity and focuses on To create an appropriate new identity for the the needs of pedestrians, cyclists and site through high quality architecture and good public transport users, in balance with urban design. the private car, to minimise impact on To create a high quality gateway and arrival the existing highway network and point to the site providing a positive public improve accessibility to the site. face for the development. To create an environmentally To create a well defined high quality public sustainable development. realm consisting of safe streets and spaces, which reflect principles of good design. To create high quality areas of open space.
Sustainable Development
5.3 The National Planning Policy Framework [Framework] states that the purpose of the planning system is to contribute to the achievement of sustainable development. The CWDLP also identifies sustainable development as its first objective and overarching principle. The proposed scheme will secure a
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sustainable development and address economic, social and environmental sustainability. In particular: 1 It will contribute to building a strong, responsive and competitive economy by providing high quality aspirational housing which is attractive; 2 It will support job creation during construction and increased expenditure in the local economy from future residents; 3 It will support the creation of a strong, vibrant and healthy community by increasing the supply of housing of types and tenure to meet the needs of the area in a sustainable development; and, 4 It will not harm the natural, built or historic environment whilst helping to improve biodiversity as well as using natural resources prudently and addressing climate change.
Development Principles
Land Uses
5.4 The planning policy context for assessing the appropriate form and scale of development on the site is provided by the CWDLP [Policy STRAT3], which indicates that up to 1,300 dwellings could be accommodated on the site.
5.5 Due to the scale of the proposed development, a variety of ancillary uses would also be acceptable in land use planning terms to create a sustainable mixed- use community. These uses include: 1 A small supermarket (Use Class A1) with a floorspace not exceeding 280sq.m. (net), where it is accessible to future residents by non-car modes of transport; 2 Other smaller shops (Use Classes A1) with a total floorspace not exceeding 500sq.m. (gross), where it is accessible to future residents by non-car modes of transport; 3 A public house (Use Class A4) with a floorspace not exceeding 650sq.m. (net), where it is accessible to future residents by non-car modes of transport; and, 4 A primary school (single form entry) together with the associated playing fields, which is accessible to future residents by non-car modes of transport, which will also serve as a community hub.
Housing Mix
5.6 The development will create a balanced community, with a mix of property types and tenures distributed across the site. The aim will be to provide for both general market housing needs and the affordable housing needs of the local community.
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Market Housing
5.7 The aim is to provide a range of housing on the site which responds to the local context in terms of layout and design but appeals to the widest spectrum of market requirements and potential occupiers. The precise housing mix will be dependent on market demand at the time of the planning application. However, it is anticipated that the development will accommodate a mixture of 2, 3, 4 and 5+ bedroom properties.
Affordable Housing
5.8 The exact format and type of affordable units to be provided within the development will be identified in the submission of planning application(s). However, the on-site affordable housing will include a range of sizes and tenures reflective of established needs and based on an up-to-date assessment of Housing Needs Assessment and reflecting the development mix as a whole.
5.9 The location of affordable housing will be integrated with open-market homes to create a mixed and inclusive community. The external appearance of the dwellings will be compatible with the open market homes on the development and by so doing achieve visual integration.
5.10 The types of affordable housing provision likely to be provided on the site are: 1 Social Rented Housing provided by a Registered Provider, where access is on the basis of housing need, with rents no higher than target rents set by the government for housing association and local authority rents. 2 Affordable Rented Housing is subject to rent controls that require a rent of no more than 80% of the local market rent. 3 Shared Ownership Aimed at first time buyers and key workers on average and below average incomes. Where "staircasing" of ownership is permitted, the receipts should be ring fenced for reinvestment in affordable housing within the Borough. 4 Rent to buy / 'intermediate' rent Aimed at emerging households on average and below average incomes. 5 Specialist Accommodation The provision of specialist and supported accommodation can also be included where justified (e.g. 'extra care' affordable provision for older people or 'accessible' wheelchair adapted housing for people with disabilities).
5.11 The CWDLP [Policy SOC1] seeks to secure up to 30% affordable housing on residential developments. However, the policy acknowledges the need to take account of the economic viability of the development.
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Open Space Provision
5.12 Open space provision on the Wrexham Road Site will be provided in accordance with CLP Policies DSR1, DSR6 & DSR7.
5.13 The emerging CWDLP will require open space to be provided in accordance with the Cheshire west and Chester Open Space Assessment and Playing Pitch Strategy which suggests a requirement similar to that in the currently adopted Local Plan. Provision is based on ha/1000 population. A population of 3,000 has been assumed for this development.
5.14 On this basis the following minimum provision will be required: 1 4.8ha of formal playing fields of which 3.6ha will be pitches. 2 1.3 ha of designated children’s play space. 3 1.2 ha of casual informal play space. 4 3.0 ha of amenity space.
Highways & Transportation
Vehicular Access & Improvements
5.15 Vehicular access to the development would be available as follows: 1 By the creation of a new roundabout junction at the existing limited movement access to the Kings School; 2 By the creation of a fourth arm off the Chester Business Park existing roundabout access (north); and, 3 Via the existing Chester Business Park (south)/Park and Ride existing partially signalised roundabout access.
5.16 The junctions will be designed in accordance with appropriate design standards, be tested for capacity using computer modelling and be subject to appropriate safety audits. Development proposals will identify opportunities and proposals for the treatment of Wrexham Road in the vicinity of the site accesses to: 1 Provide an enhanced gateway to Chester; 2 Reduce traffic speeds on approach to the site; and, 3 Improve access to the site for vulnerable road users.
Based on preliminary capacity assessment work, the access strategy set out above can accommodate the level of development anticipated.
5.17 The detailed design of the site accesses should ensure that they operate efficiently and safely for all road users, and appropriate operational assessments should be undertaken as part of any detailed transport assessment.
5.18 An emergency access could be made via Lache Lane which could be under the
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control of the emergency services.
5.19 Preliminary assessments have been undertaken at Overleigh Roundabout, based on robust traffic flow forecasts, which indicate improvements would be achievable to accommodate Local Plan development, including residential led development at Wrexham Road. Such improvements would be deliverable without changing the landscape character of this junction.
5.20 Preliminary assessments have also indicated that the Pinch Point improvement at the A55/A483 grade separated roundabout would provide sufficient capacity to accommodate traffic growth arising as a result of Local Plan development, including residential development proposals at Wrexham Road.
Internal Layout
5.21 The internal highway layout will be based on the principles described in Manual for Streets whereby the road user hierarchy places the pedestrian at the top, recognises the importance of the community and place function of a street above the need for movement.
5.22 The design will promote an integrated and connected network of streets designed for a 20mph speed limit and based around walkable neighbourhoods with a network of safe cycle routes. The number and extent of cul-de-sacs will be minimised to encourage efficient movement.
5.23 A hierarchy of streets will be identified, based on their likely function, and designed to appropriate standards to ensure that they cater for likely traffic flows but provide a safe and attractive environment for all road users.
5.24 The layout of the site will allow for access to countryside and the wider public rights of way network and should identify opportunities for allowing circular walks and cycle rides within the site.
Pedestrian & Cycle Provision
5.25 Pedestrian linkages form the foundation of a sustainable development. The provision of local amenities on the site as described above will mean those trips can be made on foot rather than getting into a car. These facilities could include a school, local retail, and leisure opportunities, which allow residents to access these without having to use the car.
5.26 The site will provide links to the Westminster Park area via Sherborne Avenue and Greenacre Lane providing access to local schools and local shops. Equally in reverse existing residents of Westminster Park will be able to walk to the local facilities on the site and also enables those to walk directly to Kings School and to Chester Business Park.
5.27 Pedestrian & cycle crossings of Wrexham Road will be upgraded to connect to Kings School and Chester Business Park and cycle facilities upgraded along the corridor.
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Public Transport Improvements
5.28 Access to public transport will be promoted through the design of quality bus stops internally and on Wrexham Road and an internal loop road will allow buses to pass through the site with the potential to connect directly to the Park & Ride site.
5.29 The development proposals will identify opportunities to improve public transport provision to serve the site. In particular: 1 Improvements to local bus services to key services and facilities; and, 2 Identifying opportunities to route bus services into the site to minimise walking distances to buses for residents, generally dwellings should be within 400m of a bus stop served by frequent services.
Community Travel Planning
5.30 Development proposals for the site will seek to minimise new vehicular trips as far as possible through the provision of measures and initiatives to encourage walking, cycling, car sharing and public transport.
Heritage Assets
5.31 In addition to the protection and management of the designated (scheduled) moated site within an area or open space, opportunities to interpret the Medieval moated site and utilise its educational and recreational potential will be identified.
5.32 In particular, the moated site will be maintained potentially as a wild-flower meadow or similar grassland habitat, the existing historic hedgerows which bound the moat to the north-west and north-east will be retained, and an appropriate buffer around the core site will be maintained. Positive management of the SAM site will be required.
Environmental Assets
Landscape & Trees
5.33 To assist the integration of the residential development into the existing landscape character of the area elements of the existing landscape pattern will be retained. Important Hedgerows, Grade A trees and trees important for bats should be retained. These have wildlife benefits as well as providing a mature setting for the green infrastructure.
5.34 The existing pattern of drainage ditches should be retained and incorporated into a sustainable drainage design to help the existing and proposed landscape knit together and enhance the wildlife value of the site.
5.35 In order to protect the screening function of certain trees, such as the woodland surrounding the Park and Ride, the trees located along the boundary of the
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residential areas to the north and west, and the best trees along the A483 Wrexham Road corridor, these should be retained within the development proposals.
5.36 A landscape treatment along the A483 Wrexham Road which enhances the setting of the road and provides an attractive outlook for those travelling in and out of Chester will be established.
5.37 The interface between the southern boundary of the site and the Public Right of Way and countryside beyond should be laid out to maintain the visual amenity of the route and provide a strong Green Belt boundary. The existing boundary hedgerow which provides some screening of the site will be retained and development should be set back from the PRoW with a landscape area.
5.38 In order to maintain some visual connection between the site and higher ground to the south west consideration should be given to the retention of existing views between these points where possible.
5.39 New planting will complement the retained trees and hedgerows by using similar species appropriate to the landscape character. This structure planting may take the form of formal hedgerows and/or tree lines; trees along former hedgerow lines or a combination of the two. The establishment of new woodland copses will also be appropriate within the southern portions of the site, where small copses are a feature of the landscape character.
Ecology
5.40 A comprehensive biodiversity mitigation strategy will be formulated for the site as part of any planning application, which will include the protection of retained assets, mitigation measures and compensation for those assets that cannot be retained in situ . The biodiversity strategy will include: 1 Presentation of baseline conditions, habitat losses and habitat gains under mitigation proposals; 2 Identification of ecological features retained in situ and details for their protection; 3 Allocation of mitigation areas, on site and/or offsite as appropriate; 4 Parameters for habitat compensation - habitat types and areas; 5 Specific details for protection of species, including any exclusion, capture and translocation measures, protection in situ and provision for specific habitat requirements; 6 Timescales involved and phasing, if appropriate to the development programme; and, 7 Specific details for proposed habitat linkages and connectivity both within the site, within the allocation mitigation area and with the wider landscape will be provided within the mitigation strategy.
5.41 The favourable conservation status of GCN provides opportunities to provide
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mitigation onsite in an appropriate form to fit within the development layout; ensuring the terrestrial and aquatic habitats and the connectivity within the wider landscape is enhanced. The mitigation strategy shall seek to ensure no net loss of hedgerows and trees, in terms of quality or quantity and development proposals should aim to ensure enhancement for each. Therefore opportunities for bat and barn owl foraging and roosting will also be maintained with design proposals.
5.42 The mitigation strategy for the Wrexham Road site will be designed in a way to provide mitigation opportunities for future development within the Chester area. The aim will be to produce a coherent mitigation scheme for the wider landscape.
Amenity of Residents
5.43 In formulating the development scheme the proposed land uses together with the layout and design of the buildings will take account of adjacent properties. The amenities of the existing properties within Westminster Park will be given particular consideration and development will not adversely affect the privacy or general amenity of adjoining occupiers.
5.44 The scheme will also be planned to ensure that noise and air quality issues are taken into consideration through design.
5.45 It is expected that the proposed development will comply with the guidance set out in Design of Residential Development (2007) in relation to privacy, amenity and security (unless design considerations indicate otherwise and adequate amenity and privacy is maintained).
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6.0 Design & Layout Guidelines
Introduction
6.1 The design of the layout must respond positively to the characteristics of the site, in order to retain and establish a local sense of place. The layout illustrated in this document is based on a process of “Survey, Analysis, Design”. It sets out a vision for the main public open spaces of the site around which the housing will be arranged, and a vision for the character of the housing which will be developed on the site.
Design Concept and Masterplan
6.2 The layout is based on and appreciation of the site constraints and opportunities and embraces the following key concepts: 1 Creation of useable open space across the site which incorporates the most valued landscape features into the public realm and deliver all the required types of open space for recreation close to the home. 2 Preservation of the moated site in a dedicated park where the site can be properly interpreted, managed, and preserved. 3 Creation of a strong architectural treatment and landscape structure to the A428 road frontage which will enhance the approach to Chester. 4 Creation of an urban grain which reflects the natural grain of the landscape, uses land efficiently and enables the conservation of hedgerows wherever possible. 5 Delivery of a movement network which maximises permeability and creates appropriate connections with the surrounding areas for all modes of travel. 6 Delivery of ecological mitigation and enhancement in conjunction with the creation of a strong new Green Belt boundary.
6.3 The illustrative layout is shown on Figure 6.1.
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Figure 6.1 Illustrative Layout
Source: Randall Thorp
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Open Space Hierarchy
6.4 Figure 6.2 illustrates the vision for the open space network. Four significant parkland spaces will be created: 1 A local park delivering children’s play and active kickabout space, located where it can incorporate many of the hedges and trees at the heart of the site. 2 The ‘Moat Park’; a local space incorporating the Scheduled Ancient Monument which will be interpreted and protected as a wildflower meadow with low key ‘village green’ amenity space around it. 3 A sports area, located close to the Park and Ride site and to a proposed site for a new primary school, which can contribute to the new Green Belt boundary. 4 An Ecological Park at the interface of the development with the remaining green belt, which could incorporate the naturalisation of the watercourse, surface water attenuation and ecological mitigation.
6.5 Smaller play spaces and green connections along the hedgerows will supplement these spaces to create an interconnected and multifunctional greenspace network across the site.
Movement Hierarchy
6.6 Figure 6.3 shows the primary and secondary vehicular routes across the site together with the key off-road footpath and cyclelinks.
6.7 Three points of vehicular access are included: 1 A new junction off the entry road to the Park and Ride site; 2 A central point of access via a new arm from the Chester Business Park roundabout; and, 3 A point opposite to the access to Kings School where a new roundabout will be created.
6.8 These three points will be linked by a primary internal road network capable of taking buses.
6.9 Three key cycle paths: 1 From the Park and Ride site passing the proposed school site and shop, and running east alongside the western side of Chester Road, and north along the road network towards the Moat Park. 2 Between Greenacre Lane/Whaddon Drive and the Kings School site, taking in the Moat Park and Local Park areas, and utilising an existing hedged track to Marlston Heyes Farm, and, 3 Between the Kings School and Sherbourne Avenue, which together with the other routes will provide good access between the site and the
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Westminster Park local facilities.
6.10 The cycle paths will be supplemented by a network of footpaths linking the open spaces via green routes alongside hedgerows.
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Figure 6.2 Open Space Network
Source: Randall Thorp
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Figure 6.3 Movement Network
Source: Randall Thorp
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Character Areas
6.11 Figure 6.4 illustrates how four character areas will be delivered.
6.12 The frontage to the A428 will comprise larger properties set behind a strong landscape treatment, such as a double avenue of red oaks or chestnuts, to lend a high quality character to the A483 road frontage.
6.13 Around the Local Park development will be mixed family housing taking in the full range of housetypes, with areas of highest density towards the north where there is good accessibility to Westminster Park and the local shop along the Wrexham Road. Streetscenes will be mixed with some areas of street trees, and local pocket greenspaces.
6.14 Around the Moat Park, housing will have an architectural style which complements the historic site and creates a distinctive heart to the development. Development will be mostly medium density with some higher density close to the school and shops.
6.15 Around the ecology park, development will incorporate lower density areas and will have green streets to supplement the ecological aims.
Density of Development
6.16 The development will comprise two to three storey family housing, laid out to create an interesting new suburb with a range of housing.
6.17 Density, height and massing will vary to help establish different character areas of the development. Within each character area higher densities will be located close to the retail and primary school. Lower densities will be particularly suitable on the fringe of the site, in order to create a soft edge to the open countryside and minimise the impact of the development on the Green Belt.
6.18 It is anticipated that the following density ranges will be accommodated to facilitate the creation of the defined character within these areas: 1 High Density 38dph - 45dph 2 Medium Density 25dph - 37dph 3 Low Density 15dph - 25dph
6.19 The overall density of the development will not exceed 30dph to achieve the objectives outlined above.
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Figure 6.4 Character Areas
Source: Randall Thorp
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Quality of the Public Realm and Landscape
6.20 The public realm will be high quality but easy to manage. It will include naturalistic landscape treatments along the hedgelines and green corridors, and distinctive landscape treatments in each of the four key public park areas. Small informal meeting areas and local play spaces will be incorporated within the housing areas, which will be laid out using high quality hard and soft materials.
6.21 The frontage to Wrexham Road will be laid out to secure an attractive well treed approach to Chester using a combination of built form and landscape treatments to create an attractive introduction to Chester City.
Phasing
6.22 The scheme will be delivered over a period of 15 years (depending on market conditions) with housing in the northern areas laid out first, to deliver a natural expansion of the City.
Sustainability
6.23 Listed below are a series of environmental and social sustainability attributes, reflecting local planning policy on climate change and resource efficiency. Development proposals will be required to meet these as part of the master planning of the site and incorporate them in the detailed design of schemes later submitted for planning approval: 1 Ensuring future flexibility in the built fabric; 2 Reducing demand for energy use; 3 Reducing demand for water; 4 Making recycling / reducing waste easy during construction and occupation; 5 Making walking, cycling and public transport modes attractive; 6 Re-using existing material as well as using sustainably resourced materials and construction techniques; 7 Long-term landscape and open space management and maintenance considerations and mechanisms (including community involvement) integral to the design and planning process; and, 8 Taking account of climate change adaption requirements in design through the use of green and blue infrastructure.
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