PEEL•• Land North East of Culcheth ....-­•• Development Prospectus Warrington Local Plan Manchester to Liverpool Railway Line rook A R K B Y P C U L C H E T H bcroft T R U N Hitchfield Ji C O Wood Jibcroft Brook ood Leigh Golf Club ld W y Lane Green Belt boundar y y Wellfie Green Belt boundar Open space y boundar y Belt Twiss Green Lane Twiss Green Twiss Green Lane Primary Existing Green School pitches Potential School Extension Culcheth High Withington Avenue School B5207 Common Lane B5212 Holcr oft Lane Culcheth bo undar y oad Community Primary School ton Rarring Green Belt A574 W w Lane June 2019 2 Turley RANDALL THORP•••• Client Peel Holdings (Management) Ltd Our reference Disclaimer This drawing/document is for illustrative purposes only and should not be used for any construction or estimation purposes. Do not PEEM3056 scale drawings. No liability or responsibility is accepted arising from reliance upon the information contained in this drawing/document. Date of issue Copyright June 2019 All drawings are Crown Copyright 2015. All rights reserved. Licence number 100020449. 3 Contents 1. Introduction 4 2. A unique opportunity for Culcheth 6 3. The Proposals 12 4. Strategic Context and Development 14 5. Local Context and Site Sustainability 17 6. Opportunities and Constraints 19 7. Green Belt Assessment 21 8. Suitability 22 9. Benefts 26 10. Sustainable and Achievable 27 11. Summary and Conclusions 28 Appendix 1: Sustainability Checklist 30 4 1. Introduction This development prospectus has been prepared on behalf The site is presently designated as Green Belt land within of Peel Holdings (Management) Ltd (“Peel”) in respect of land the Warrington Unitary Development Plan (June 2005). Peel north-east of Culcheth. It sets out a vision and masterplan consider that the site would represent a sustainable location for the sustainable development of the site and its allocation for residential development, capable of making a signifcant through the emerging Warrington Local Plan. It also presents contribution to meeting the housing needs of Warrington an assessment of the site’s suitability for development over the emerging plan period and delivering substantial as proposed. benefts to the community such as a new Country Park, signifcant public open space and a school drop-off area. This prospectus is submitted in response to Warrington Peel therefore proposes that the site be released from the Council’s consultation on the Proposed Submission version Green Belt and allocated for residential development through of the Local Plan (PSLP). It should be read in conjunction with the Local Plan. The benefts which could be realised through the suite of papers (dated June 2019) submitted by Peel, in the development of this site are unique and of a scale and response to the same consultation. type that other sites within Culcheth cannot compete. It comprises an update to the Development Prospectus dated This prospectus demonstrates that the site represents September 2017 which accompanied Peel’s representations to a sustainable opportunity capable of accommodating a the Preferred Development Option (PDO) consultation on the desirable and high quality residential development. It will Local Plan. make a positive contribution to the settlement of Culcheth by integrating into the existing settlement, retaining and Context enhancing important features within and surrounding the site. This prospectus is presented in the context of an acknowledged requirement that Warrington will need to Having regard to this context, the prospectus goes on to identify a suitable and sustainable portfolio of Green Belt consider how the site could be developed in a manner which sites to meet its future housing needs over the period 2017 to ensures the role and integrity of the wider Green Belt is 2037. Peel agrees with this conclusion as set out in its suite of maintained and endures over the long term, consistent with representation papers. The papers provide general comments the requirements of the National Planning Policy Framework on the PSLP published by the Council in April 2019 and the (‘the Framework’). associated evidence base. They consider the following: The remainder of the document is structured as follows: • The adequacy of the proposed housing requirement and • Outline of the unique opportunity the site presents; supply; • A description of the proposals; • The proposed spatial distribution of residential development and appraisal of spatial options; • Description of the site and its context; • The type and range of sites needed to meet the Borough’s • An overview of the opportunities and constraints development needs. presented by the site; Land North East of Culcheth • An assessment of the contribution which the site makes to the Green Belt; The site is located to the immediate north of the settlement of Culcheth, located within the northern part of the Borough, • An assessment of site deliverability; close to the intersection of the M6 and M62 motorways. The site is well related to the settlement with its southern • Summary of the benefts that development will secure; boundary adjoining existing residential properties, which currently form the settlement boundary in this location, to • An assessment of the proposals, to demonstrate that the south. The site extends to 97.12 ha in total and currently development of the site is sustainable and achievable. comprises a mix of agricultural land and woodland. 5 6 2. A Unique Opportunity for Culchech Allocation and subsequent development of the site has the potential to provide substantial benefts for existing and future residents of Culcheth. The opportunity to deliver these benefts is unique to this site and can only occur with its allocation. The key, overriding benefts are explored below whilst Section 9 outlines the additional economic and social benefts be derived from development of land North East of Culcheth. Country Park A new extensive green infrastructure network could wrap around the north eastern portion of the site allowing for the retention and enhancement of existing landscape features. This new recreational and ecological asset would form a Country Park bordering the northern portion of the site. The Country Park would be a signifcant beneft to the existing and future residents of Culcheth. The Country Park would provide areas of parkland and more naturalistic space, providing an attractive setting for public rights of way, new footpaths, cycleways and bridleways to create a time leisure destination. Open Space An area of open space, to the east of the site would be focused around areas of amenity grassland, wildfower meadows, wetlands and SUDs. Allotments would be provided, along with new sports pitches and a NEAP. Footways, cycleways and bridleways would connect to the Country Park. Access and Drop-Off Area for Culcheth High School The existing access to the school is in need of improvement. The Illustrative Masterplan shows that a connection will be provided, via the new access, to Culcheth High School and a new car park and drop-off facility for the school will be provided within the site. Easy access will be provided to this area located a short driving distance from the main road. The new site access from Warrington Road could include a priority controlled junction or roundabout and will allow signifcantly better management of access to the school, with conficts removed from Warrington Road including the u-turns that are made at the Warrington Road/Holcroft Lane junction. The provision of this new access will provide signifcant benefts for new and existing residents by relocating the school access from its current position close to the Warrington Road / Holcroft Lane junction. 7 8 The Illustrative Masterplan Area measures: Total site area 97.12 ha The Illustrative Masterplan shows a development of 600 residential units, whilst also providing substantial benefts in Developable area 19.34 ha the form of a large country park to the north, open space to the Spine road 4.19 ha east and also making provision for a new access, drop-off area Open Space 32.62 ha Culcheth Country Park 38.48 ha Canada House, 3 Chepstow Street, Manchester M1 5FW and extension to Culcheth High School. The site provides the Allotments 0.82 ha 0161 228 7721 [email protected] www.randallthorp.co.uk opportunity to deliver new housing for Culcheth during the Formal sport 1.40 ha current plan period. Allotments/sports car park 0.27 ha Key Proposed site boundary This site could deliver up to 600 units at 31 dwellings per hectare. Proposed Green Belt boundary Existing vegetation Existing watercourses and waterbodies Proposed tree and woodland planting Proposed development cell Area measures: Proposed Culcheth Country Park Total site area: 96.10 ha Total developable area: 39.57 ha (retained within Green Belt) Total infrastructure areas: 4.47 ha Manchester to Liverpool Railway Line Total green infrastructure: 52.06 ha Canada House, 3 Chepstow Street, Manchester M1 5FW Proposed open space 0161 228 7721 [email protected] www.randallthorp.co.uk rook A R K This site could deliver up to 900 units depending on B Y P development density Potential school extension Key bcroft T R C U L C H E T H Sites with planning applications / Proposed site boundary U N Hitchfield B5207 Broseley Lane Ji recently developed Existing vegetation C O Wood Existing watercourses and Proposed new sports pitches waterbodies Jibcroft Brook ood Proposed woodland buffer Leigh Golf Club Retained PRoWs Proposed development cell ld W e Proposed