Wybunbury Parish Council Comments to the Proposed Changes to the Submitted Local Plan Wybunbury PC wishes to make comment on the following to items. 1.0 The allocation of housing proposed in the submitted local plan for the Wybunbury/Shavington Triangle. 2.0 The Provision of a Green Belt/Green Gap for the area enclosed between the A51 & the Newcastle Rd from the Cheer brook Roundabout. 1.0 Wybunbury/ Shavington Triangle. The parish council contends that the total number of properties proposed in the revised local plan (400), contradicts its self in that the land shown on the plan is less than the original submission by the developer & approved by the strategic planning committee (360) for the reduced area now shown on the plan. This level of density was considered by the planning officer to be the correct density considering it is on edge of the current developed area & that the site is with in an existing outer edge development & needs to show sympathy & character to the existing perimeter properties which are a mixture of detached & semi-detached houses & bungalows. The housing density of the approved application (currently under construction) was considered at some length, at that time, by the Cheshire East Design Officer and Flood & Drainage Officer (in accordance with NPPF paras: 61, 66) where the significant constraints of this frequently water-logged green field site require robust SUDS systems, water storage and green corridor solutions. Density and housing design (specifically greater height of buildings towards the center of the site with lower level homes towards the site perimeters were expressly chosen “…to respond to local character and history, and reflect the identity of local surroundings and materials” (NPPF: para 58, bullet 4). In this way, homes built toward the perimeters would provide ‘lower cottage’ height dwellings together with some bungalow and dormer-bungalow dwellings reflecting the existing mix of housing stock that has developed in a linear format along the perimeter boundaries of Stock Lane and Dig Lane, and ensuring that new build properties would not be over-bearing behind the bungalow frontage of Stock Lane. The site has also to provide water run of & storage areas within the site along with nature conservation areas. If at a later date the area currently removed & not shown as development land is proposed for development than the levels proposed in the revised plan can be achieved easily. Therefore the parish council requests that CEC & the inspector considers the councils request to remove the figure “400” and insert the figure “360” as is the current planning approval for the area shown on the plan. 2.0 Provision of Green Belt. Wybunbury Parish Council March 2016 The Parish Council request that their previous request for the designation of the area formed between the A51 & the Newcastle Rd from the Cheer brook Roundabout to the Boundary between CEC & Staffordshire as a Green Belt/Green Gap be reinserted into the proposed changes to the local plan. It will then be with the Inspector to decide whether it is appropriate to consider this area along with the other areas to the south of the borough or not. The area requested is a mixture of high & lower grade agricultural land mixed with wooded areas of various sizes. The Checkley brook runs from East to West through the area along with various ponds & Meres some of which are SSSI designated, Brook has strip wood land running its full length through the area, the area is of outstanding natural country side with only small hamlets of scattered properties & farms. Wybunbury Moss one off the few in the UK of its type with mosses & sedges along with a special spider is unique to the area, several years ago it was in danger from nitrates, sulphates & Hydrocarbons due to water running into the Moss from highway surface drains & sewage systems. This was resolved by the installation of a joint surface & fowl drainage system to collect this water & pump it into the main sewage system in the area. The land surrounding the Moss & the Wybunbury Meres including the village of Wybunbury has a high water table which various between 1 & 2 meters below the surface, so it is very important for the Ecology of the Moss & the Wybunbury Meres that very little water is injected into the sub surface of the surrounding area of the Moss & the Meres. This makes it very important that the area requested is controlled regarding development of any sort which will affect the sub surface water quality. This was recognized when two applications were submitted for a site adjacent to the Wybunbury Moss and on both occasions were recommended for REFUSAL by both CEC and Natural England (14/0128N). This makes it very important that the area requested is controlled regarding development of any sort which will affect the sub surface water quality. The only large groups of over 100 properties are formed by the villages of Wybunbury & Hough. There are several moated sites (Wybunbury & Stapeley) & a historic archeological iron works site dating back to the middle Ages (Lea Forge farm) located within the requested designated area, which need to be protected from development or the effects of development. Running along the boundary of area with Staffordshire is the West Coast main line & the proposed HS2 line which also need protecting & the provision of a buffer zone between the route of the HS2 line & any future development. The above could be achieved with what the council are requesting & it would give a layered effect if looked at in conjunction with the Crewe South Green gap, but not stifling development south of Crewe for future years. Whilst ensuring that the iconic Cheshire open countryside is protected. It must be remembered that the extended SGG area proposed by Wybunbury Parish Council supports its own essential economic and employment infrastructure. In addition to the traditional occupations associated with Wybunbury Parish Council March 2016 agriculture and rural industries, the Moss, the historic conservation areas, historic pubs, the rich network of PROW, equestrian centers and bridleways support a vibrant rural-based visitor economy which are essential in providing vital leisure and well-being resources not just for local residents but also for those new residents and employees who will be moving to new homes in the Local Plan allocated sites in Crewe and Shavington. Unfortunately the revised Local Plan Policy LG 4a (Strategic Green Gaps) and Policy PG 5 (Open Countryside) are already compromised insofar as evidence of coalescence is already occurring as opportunistic development is spreading from Shavington, across the physical boundary of the Newcastle Road into Wybunbury and Hough. The Wybunbury / Shavington Triangle site already approved in the SHLAA is already an example of this. Our SGG proposal is supported by South Cheshire Parishes, by CHALC, the Wybunbury Ward Councilor (Cllr Janet Clowes) the Constituency MP (Mr Edward Timpson: Crewe & Nantwich) and Crewe Town Council. This represents support for this alteration by the collective representatives of over 100,000 South Cheshire residents and we therefore ask that it is fully accommodated in the Local Plan going forward. Attached as appendices with in this document are previous supplied plans & supporting statements. Appendix 1 Green Belt/Gap Plan. Wybunbury Parish Council March 2016 Wybunbury & Hough Parish Council Green Belt Request Plan Wybunbury PC 2013 Submission. Wybunbury Parish Council March 2016 Green Belt & Safeguarding of Land. Wybunbury Parish Council Request that the plan on page 31 of the Shaping the Future, A Development Strategy for Jobs & Sustainable Communities for the South side of the Newcastle Rd be altered as stated below. That all of the land south of the Newcastle Rd from the Green Belt identified at Wychwood Park Chorlton to join up with the proposed Green Belt South of Nantwich at Stapeley. The following will identify the area stated for inclusion as Green Belt:- Starting at Chorlton, the area south of the Newcastle Rd would include Hough Common/Hough Mere (sites of country side value & sporting/public open space. Hough Hall & house (Historic House & Woodland linked to property in Wood cottage lane Wybunbury, old coach house) Wrinehill Rd to Cock Shades farm (Wybunbury Meres, Moated sites, areas where medieval fines found on land from Cockshades to Wood cottage, Wybunbury Moss & SSSI) areas of outstanding country side value. Grange farm between Dig Lane & Wybunbury Lane noted at the time of the A500 enquiry as a fine example of the enclosure act when common land was enclosed with hedges (outstanding country side value). Haymoor Green Rd, both sides of the lane are water meadows which flood or have standing water in the winter months. From Haymoor Green Rd heading west to Stapeley enclosed by Wybunbury Lane & the Newcastle Rd The Vagrants sports facility covers a large area of land with in the area identified above & is one of the largest private sports facilities in the area. The parish council considers that their proposals comply better with Green Belt land Policy CS3 rather than Policy CS4. As Green belt will control the sprawl of future development into open country side, protect the historical sites as well as the areas of outstanding country side value & the major sports facility in the area from future development. It will also stop future damage by pollution & excessive water levels to the Wybunbury Meres & the Moss from future development, between them & the Newcastle Rd. The parish council considers that their proposals comply with policies CS3 & CS6 so would request that the proposal is included in the final document Wybunbury Parish Council March 2016 Appendix 3 Wybunbury Conservation Area Plan. Attached PDF file showing the area of Wybunbury covered by the Conservation order by Crewe & Nantwich BC & also the two Moated site which sit with in the Conservation area.