Cheshire East Local Plan

Site Selection Final Report: July 2016 Contents

1 Introduction 1 2 Spatial Distribution of Development 2 3 Strategy for Development in Alsager 3 4 Sites Considered in the Site Selection Process: Alsager 4 5 Sustainability Appraisal 6 6 Neighbourhood Plan 6 7 Sites Assessed and Recommendations 6 Site PSS300 6 Site PSS301 10 Site PSS302 13 Site PSS304 19 Site PSS306 25 Site PSS307 27 Site PSS308b 30 Site PSS308a 34 Site PSS309 38 Site PSS310 41 Site PSS303 44 Site PSS305 49 8 Sites Recommended for Inclusion in the LPS for Alsager 54 9 Overall Conclusions re Sites for Inclusion in the LPS for Alsager (Stage 9– Summary) 55

Appendices Appendix 1: Map showing all sites considered in the Site Selection Process 56 Appendix 2: Traffic Light Forms 58 Appendix 3: Vision and Strategic Priorities Forms 117 Appendix 4: Summary of Infrastructure Providers and Statutory Consultees Comments 159 Appendix 5: Green Belt Assessments 167

Cheshire East Local Plan Strategy: Final Site Selection Report

Alsager

1. Introduction

1.1 The ‘Cheshire East Local Plan Strategy: Site Selection Report – Alsager’ was published as background evidence to the Cheshire East Local Plan Strategy Proposed Changes Version (LPS) consultation, which took place from 4 March to 19 April 2016. The Report documented the implementation of the Site Selection Methodology (SSM) for Alsager.

1.2 In response to the consultation, additional information was submitted in relation to a number of sites that had already been considered using the SSM. A number of new sites have also been proposed for consideration for inclusion in the LPS that have not previously been considered using the SSM.

1.3 This Report considers:

(i) the additional information that has been submitted, in relation to a number of sites that had already been considered using the SSM and whether such information means that the conclusions and recommendations, using the SSM should change, in relation to such sites; (ii) the new sites that have been submitted, using the SSM and makes recommendations, regarding whether or not such sites should be included in the LPS and (iii) the responses, relating to sites, submitted to the public consultation in March/April 2016. 1.4 This Report supersedes the March 2016 Report; it makes it clear where circumstances have changed in relation to sites and makes recommendations accordingly, some of which may be different to those made in the March 2016 Report. This updated Report also provides full consideration of new sites, using the SSM, along with recommendations. If a recommendation is made that a site is no longer to be included in the LPS or that a new site is to be included in the LPS this will be made clear.

1.5 This Report should be read alongside the SSM report (and its associated evidential documents, including the Urban Potential Assessment (UPA) [PS E039b], and Edge of Settlement Assessment (ESA) [PS E039b]), the Sustainability Appraisal (SA)/Habitats Regulations Assessment (HRA), and the Cheshire East Council Proposed Changes to the Local Plan Strategy (Consultation Draft) February 2016.

1.6 Alsager is identified as a Key Service Centre in the Local Plan Strategy (LPS). The 2013 mid-year population estimate for the town of Alsager is 11,800.

1 1.7 Alsager is a town with its own settlement boundary, outside which lies Green Belt and Open Countryside, as defined on the Proposals Map of the Adopted Congleton Borough Local Plan First Review (2005).

2. Spatial Distribution of Development

2.1 The 36,000 dwelling requirement identified within the Cheshire East Council Proposed Changes to the LPS (Consultation Draft) February 2016 is the minimum requirement for housing development within Cheshire East across the Plan period. The Council needs to be sure that the 36,000 dwelling requirement will be completed by 2030. It is appropriate and recognised good practice for a local planning authority to apply an additional level of flexibility to settlements, in order to accommodate for any potential future changes to sites or even changing housing market conditions over the life of the LPS, to ensure that the housing requirement is achieved. This means that the total level of housing provided in each settlement will normally be higher than the expected level of development that is required. This additional amount of housing will be referred to as a ‘flexibility factor’. .

2.2 Further information on the flexibility factor can be found in the Housing Topic Paper. This accords with the National Planning Policy Framework and Planning Practice Guidance, and recent Inspector decisions on Local Plans.

2.3 The total employment land requirement identified within the Cheshire East Council Proposed Changes to the LPS (Consultation Draft) February 2016 already includes a 20% flexibility factor, as set out in the Alignment of Economic, Employment and Housing Strategy (Ekosgen Report) [PS E032], ¶¶3.55 – 3.58. Consequently, there is no need to add a further flexibility factor for employment land at the settlement level.

2.4 The Cheshire East Council Proposed Changes to the LPS (Consultation Draft) February 2016 reflects the overall development requirements for the Borough and their spatial distribution, in the form of the revised Policy PG6. Figure Alsager 1 (below) shows the development land requirements for Alsager.

Figure Alsager 1: Amount of development land required over the Plan period

2 2.5 Policy PG6 of the submitted LPS identifies Alsager as providing sites for in the order of 35 hectares of employment land and 1,600 dwellings over the Plan period.

2.6 The revised proposed Spatial Distribution results in a revised Policy PG6 figure for Alsager of 40 hectares of employment land and 2,000 dwellings over the Plan period.

2.7 Updated housing (as at 31 March 2016) completion and commitment information is now available. The figures below have therefore been updated accordingly.

2.8 There have been 131 housing completions (net) in Alsager between 1 April 2010 and 31 March 2016 and 0.12 hectares of employment completions between 1 April 2010 and 31 March 2013.

2.9 As at 31 March 2016 there were commitments for 512 dwellings (excluding LPS Strategic Sites), and zero for employment land as at 31 March 2013.

2.10 Taking into account the completions and commitments, this leaves an overall remaining requirement for the provision of 39.88 hectares of employment land and 1,357 dwellings over the Plan period; some of the development requirements could be provided for through the Site Allocations and Development Policies Development Plan Document (SADPD) and Neighbourhood Plans.

2.11 Using the SSM, and the iterative assessment approach, the following sections of this Report assess the candidate sites, with brownfield sites being considered first, then non-Green Belt sites, and finally Green Belt sites, relative to their Green Belt contribution.

2.12 The UPA [PS E039b] (Stage 1) identifies the potential for 31 dwellings to be delivered within the urban area of Alsager during the Plan period; these are on sites of less than 10 dwellings. The possible sites are discussed in more detail in [PS E039b], pp364 to 426.

3. Strategy for Development in Alsager

3.1 The focus for Alsager over the Local Plan Strategy period is to boost economic growth in the town, increase job density and reduce overall out- commuting. The position of Alsager, adjacent to the M6, makes it an attractive location for future investment, with the future regeneration of Radway Green employment area expected to enhance to the town’s employment role in line with the conclusions of the Settlement Hierarchy [BE 046].

3.2 The role of Alsager in the Local Plan Strategy compliments the status of and the intentions of the ‘All Change for Crewe’ initiative [BE 122].

3 4. Sites considered in the site selection process: Alsager

4.1 Table Alsager 1 (below) shows all the sites considered in the site selection process for inclusion in the LPS. If a new site was submitted during the consultation process, this is indicated in the Table.

Delivery ‘Saved’ Number of Employment Option Site Name Size (Ha) Policy Dwellings Land (Ha) Ref Designation1

Within the PSS300/ Twyfords 3,000 sq. m 31.26 550 Settlement CS 12 and Cardway B1 (existing) Zone Line

Within the PSS301/ Former MMU 22.29 400 0 Settlement CS 13 Campus Zone Line

Radway PSS302/ Open Green 10.50 0 10 CS 14 Countryside Brownfield

Radway PSS303/ Green 25.10 0 25 Green Belt CS 15 Extension

PSS304/ White Moss Open 21.65 350 0 SL 5 Quarry Countryside

PSS305/ Fanny’s Croft 17.00 300 0 Green Belt SUB 1536

Land North PSS306/ Open of Heath End 12.59 375 0 SUB 1786 Countryside Farm

PSS307/ MMU 257 (382 incl Open 13.00 0 SUB 1786 Extension commitments) Countryside

0 12 PSS308/ Radway Open 12.00 SUB 1870 Green North Countryside 60 10

PSS309/ Sandbach Open 10.00 208 0 SUB 2133 Rd North Countryside

PSS310/ Land at Open 6.40 170 0 SUB 3126 Close Lane Countryside

1 In the Adopted Congleton Borough Local Plan First Review (2005)

4 Delivery ‘Saved’ Number of Employment Option Site Name Size (Ha) Policy Dwellings Land (Ha) Ref Designation1

Radway PSS311/ Green Open PCV6439 64.76 0 64.76 Brownfield Countryside (new site) Extension

PSS312/ White Moss Open PCV85 Quarry 38.41 750 0 Countryside (new site) Extension

Table Alsager 1: Sites considered in the site selection process

4.2 In addition, the following sites were submitted as representations to the Local Plan Strategy Proposed Changes Version, however they were not subject to the SSM; details are shown in Table Alsager 2 below.

Site Name Site Reason why site is not subject to the Site and Rep No Proposal Selection Methodology (SSM) Address

Land at PCV7257 60 Stage 3 of the SSM sifts sites and considers sites Hassall dwellings of a ‘strategic’ size. This site is not considered to Road, be large enough to be a ‘strategic’ site and Alsager therefore is not considered as part of the SSM.

Land South PCV7534 55 Stage 3 of the SSM sifts sites and considers sites of Crewe dwellings of a ‘strategic’ size. This site is not considered to Road, be large enough to be a ‘strategic’ site and Alsager therefore is not considered as part of the SSM.

Table Alsager 2: New Sites Submitted to the Local Plan Strategy Proposed Changes Version Consultation Not Subject to the SSM 4.3 All of these sites will be given further consideration for inclusion in the SADPD, should there be the requirement for additional sites to be provided at that stage.

4.4 The content of the March 2016 Report forms the basis for this Report however it has been revised where appropriate.

4.5 Where new information has been submitted in relation to a site, this is considered in the section of this Report that relates to that site. If it was considered to be necessary to produce new ‘Traffic Light’ and/or ‘Vision and Strategic Priorities’ forms for sites, this is made clear in this Report and they are included as Appendices. New sites are considered in this Report using the same format as that used for the consideration of all other sites; their ‘Traffic Light’ and ‘Vision and Strategic Priorities’ forms are included as Appendices.

5 4.6 This Report represents Stage 9 of the SSM, as it takes into account the responses received to the public consultation element of Stage 8 of the SSM. Accordingly, where consultation responses have been received in relation to sites a consultation proforma has been completed; the reference number to which can be found in the ‘Consultation Reponses’ section of the ‘Site Selection Findings’ summary box and the ‘Analysis and Conclusions’ section has been amended accordingly.

5. Sustainability Appraisal

5.1 All the sites considered in this report have been subject to a Sustainability Appraisal, where appropriate; the results of which can be found in the Cheshire East Local Plan Strategy: Sustainability (Integrated) Appraisal Addendum, and the detailed matrices contained in the SA of Alsager Site Options. Information on accessibility can be found in the Accessibility Assessments.

6. Neighbourhood Plan

6.1 Activity is underway in terms of the Alsager Neighbourhood Plan.

7. Sites Assessed and Recommendations

7.1 Following the iterative approach, the first site to be assessed is the brownfield strategic site of Twyfords and Cardway (PSS300).

Site PSS300: Twyfords and Cardway, Alsager (CS 12)

Introduction

7.2 Allocated for 550 homes and the retention of existing office development (about 3,000 square metres) in the LPS Submission Version, the Twyfords site has planning approvals for 335 dwellings (11/4109C), and a new retail superstore (13/4121C). An outline planning application (13/4081C) for 110 dwellings was refused at Cardway Business Park, on grounds of loss of open space in an area of deficiency. However, a new application has been approved (15/2101C), subject to the signing of a s106 Agreement for 110 dwellings, with a qualitative increase in the amount of open space. The site selection findings for Twyfords and Cardway are summarised in Table Alsager 3 (Stage 5 – Site Characteristics).

6 Site Selection Summary of Key Points: Site PSS300: Twyfords and Findings Cardway, Alsager

‘Traffic Light’ criteria

Availability  The Cardway site has planning permission (15/2101C), subject to the signing of a s106 Agreement and is therefore considered to be available. The majority of the Twyfords site has planning permission for either housing or retail, both with signed s106 Agreements.

Achievable – Market  The Draft Core Strategy and CIL Viability Assessment attractiveness/economic says that the site is not viable; however, it goes on to viability say that there are instances in which it can become viable, for example if the abnormal costs of bringing the site into a developable state are deducted from the land value [BE 042].  Part of the site has outline planning permission (11/4109C) for residential development with a signed s106 Agreement. Wainhomes is now taking forward this part of the Twyford’s site (PCV6977).  Part of the site has full planning permission (13/4121C), with a signed s106 Agreement for a retail superstore.  The Cardway site has planning permission (15/2101C), subject to the signing of a s106 Agreement for up to 110 dwellings, with a qualitative increase in the amount of open space.

Suitable  A mixture of green and amber, with those traffic lights assessed as amber considered to be matters that can be dealt with using appropriate mitigation measures. These are: o Neighbouring uses o Strategic road network o Heritage o Ecology o Tree Preservation Orders o HRA

‘Vision and Strategic  Meets 3 out of 5 of the ‘Promoting Economic prosperity’ Priorities’ criteria criteria; the site will retain some employment land, and could improve links to Alsager town centre. Junction 16 of the M6 is a short distance away.  Meets 3 out of 4 of the ‘Creating Sustainable Communities’ criteria; the site is located in Alsager. New and improved links to the town centre and residential areas could be provided. The policy would require contributions to education and health infrastructure.

7 Site Selection Summary of Key Points: Site PSS300: Twyfords and Findings Cardway, Alsager  Meets all of the ‘Protecting and Enhancing Environmental Quality’ criteria; however, one criterion is not applicable (Green Belt). A brownfield site would be redeveloped.  Meets all of the travel and transport criteria; the policy would require contributions to, or delivery of, the improvements of road junctions. Development will provide improved bus services and public transport facilities.

Infrastructure  CEC Flood Risk Management - Culverted watercourse Providers/Statutory flowing through site. Area of high surface water risk Consultees along eastern boundary adjacent to Linley Lane. Other Consultation areas of varying risk across the site. If any alterations 2 Responses (Stage 7) to ordinary watercourses (ditches, drains etc.) are proposed, the developer will be required to obtain formal consent from Cheshire East Council.  CEC Education - Contributions that equate to 2 primary education classrooms, and 3 secondary education classrooms.  CEC ICT and Broadband – Fibre coverage to 2017 should be sufficient for commercial use, but residential development would require additional coverage.

Consultation  82% support in the Draft Alsager Town Strategy Responses consultation [BE 117].  Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 78 (CS 12 Twyfords and Cardway). Table Alsager 3: Site Selection Findings: PSS300: Twyfords and Cardway, Alsager

Site PSS300: Twyfords and Cardway Analysis and Conclusions

7.3 When comparing this site to another site that could potentially be included in the LPS for residential and employment uses (PSS308b Radway Green North) it was considered that Twyfords and Cardway performed better.

7.4 The ‘Traffic Light’ assessment of this site shows that it performs well in relation to most of the criteria, with the site considered to be available, achievable, and

2 Further detail can be found in the summary Table Alsager 17 in Appendix 4 to this Report

8 potentially viable; locationally it is considered to be a sustainable site, meeting the minimum standard in relation to most of the services and facilities in the SA Accessibility Assessment. It is largely a redundant brownfield site, located within the settlement.

7.5 The ‘Vision and Strategic Priorities’ assessment of this site shows that it performs well in terms of delivering the Vision and Strategic Priorities of the LPS. In particular, a brownfield site would be redeveloped, and there would be improvements to local highways junctions, and public transport facilities.

7.6 The HRA identifies that development of the site could result in adverse impacts on Oakhanger Moss Site of Special Scientific Interest (SSSI); however, policies in the LPS can help to mitigate these impacts.

7.7 Overall, this site performs well in the SSM; locationally it is considered to be a sustainable site and is available, achievable, and potentially viable. It will deliver a development of 550 dwellings and 3,000 square metres of office space; regenerating a brownfield site, and reducing the need to build on greenfield land.

7.8 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees in relation to its potential allocation in the LPS. The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this Report. In relation to those responses received contributions would be required for primary and secondary school classrooms.

7.9 Stage 8 of the SSM recommended that this site remains as an allocated site within the LPS, delivering 550 dwellings and retaining the existing office development.

7.10 As a further element of Stage 8 of the SSM, the consultation responses received in relation to this site concern the number of dwellings that can be accommodated on the Twyford part of the site. However, the Council believes that the reduction in dwelling numbers of part of the Twyfords site to 268 dwellings still allows the whole site (including Cardway) to accommodated 550 dwellings. It is not considered therefore that the representations received during the consultation have raised any fundamental issues that would impa