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Alsager July 2016 Contents

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Alsager July 2016 Contents Cheshire East Local Plan Site Selection Final Report: Alsager 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 Crewe 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.
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