Land off Station Road, Delamere · 2014. 3. 12. · The Delamere Estate Tarmac Lafarge, who are the minerals tenant on the Applicant’s Delamere Estate, has recently sought planning

Land off Station Road, DelamereProposals for New Residential Development

Design and Access Statement

February 2014

Prepared For

Steve MelliganStrategic Land ManagerThe Crown Estate16 New Burlington PlaceLondon W1S 2HX

Prepared By

AMEC E & I UK Ltd.Gables HouseKenilworth RoadLeamington SpaWarwickshire CV32 6JX

Main Contributors

Michael O’Connell

Issued By

...................................................................................................Michael O’Connell

Approved by

...................................................................................................Neil Hall

Doc Reg No. 21695-rr099

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Any disclosure of this report to a third party is subject to this disclaimer. The report was prepared by AMEC at the instruction of, and for use by, our client named on the front of the report. It does not in any way constitute advice to any third party who is able to access it by any means. AMEC excludes to the fullest extent lawfully permitted all liability whatsoever for any loss or damage howsoever arising from reliance on the contents of this report. We do not however exclude our liability (if any) for personal injury or death resulting from our negligence, for fraud or any other matter in relation to which we cannot legally exclude liability.

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Contents

Purpose and Scope of this Statement 2

Development Proposals 3

The Application Process 4

Structure of this Statement 4

3 Site and Context Appraisal

Location 10

Site Description 10

Surrounding Area 11

Topography 13

Geology / Ground Condition 13

Transport and Site Access 14

Accessibility to Facilities 18and Services

Landscape and Visual Context 19

4 Evaluation and Design Response

Evaluation - Development Constraints and Opportunities 36

Design Response 39

Design Response - Site Access 40

5 Evolution of the Design Process

Consultation with the Local Planning Authority and Key Stakeholders 44

Parish Councils 44

Community Consultation 46

Key Issues Raised and Design Response 47

Masterplan Overview 54

Land Uses and Amount 56

Development Form and Structure 60

Development Scale 62

Appearance and Character 63

Landscape and Open Space Strategy 65

Access and Movement 68

6 Design and Access Proposals 7 A Sustainable

Neighbourhood and Building for Life

8 Phasing and Implementation

Phasing Approach 74

Implementation 74

9 Summary and Conclusions

Biodiversity 23

Historic Environment 25

Flood Risk and Drainage 26

Land Quality 27

Utilities 28

Noise 28

Local Design Context: Character and Building Vernacular 29

Planning Policy 31

1 Introduction

A Sustainable Neighbourhood 72

Building for Life 72

Summary and Conclusions 76

2 The Landowner 6

Development Vision 7

The Landowner and their Vision

Introduction

1

2 I N T R O D U C T I O N

Introduction

Purpose and Scope of Statement

This Design and Access Statement (DAS), which has been prepared by AMEC on behalf of The Crown Estate, is submitted in support of the outline planning application for up to 180 dwellings and associated development (‘the Application’) on land off Station Road, Delamere (the Application Site). The Statement explains what has infl uenced development proposals for the Application Site and how the proposals have evolved. Using chosen design principles and selected design parameters (governing the amount of development, its layout, scale, landscaping and appearance) the Statement illustrates how the scheme might look once constructed and how issues relating to access have been addressed within the fi nal scheme design.

According to the National Planning Policy Framework (DCLG, 2012):

“Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.”

The purpose of the Statement is therefore to explain the design process behind the submitted scheme and to inform the subsequent Reserved Matters (‘detailed’) planning applications for the Site.

This Statement has been prepared in accordance with the requirements of:

• Article 4 of The Town and Country (Development Management Procedure) (England) (Amendment) Order 2013;

• Article 4C of The Town and Country Planning (General Development Procedure) Order 1995 (as amended); and

• Articles 62 (5) and 327A of The Town and Country Planning Act 1990.

The structure and content of this DAS also accords with ‘Guidance on Information Requirements and Validation’ published by the Department for Communities and Local Government (March 2010) and guidance from the Commission on Architecture and the Built Environment (CABE) ‘Design and Access Statements: How to write, read and use them’ (reprinted 2007).

This Statement should be read in conjunction with other documents which have been prepared and submitted to Cheshire West and Chester in support of the outline planning application, including the Planning Statement (including Draft Heads of Terms), Statement of Community Involvement and the following technical evidence:

• Planning Application drawings;

• Transport Assessment;

• Travel Plan;

• Landscape and Visual Assessment;

• Flood Risk Assessment;

• Ecological Appraisal and Bat Survey;

• Utilities Statement;

• Land Quality Assessment;

• Initial (Stage 1) Remedial Options Appraisal;

• Heritage Statement;

• Sustainability Statement;

• Employment Land Study

• Leisure and Tourism Market Assessment

• Tree Survey; and

• Topographical Survey.

3I N T R O D U C T I O N

Development Proposals

Outline planning permission is sought for residential development. With the exception of vehicular access, all other matters (e.g. details of appearance, landscaping, layout and scale) are reserved and will be submitted at a later date as part of Reserved Matters applications, which will be evaluated against the design principles and parameters set out in this Statement.

The development proposals comprise:

• Demolition of all existing vacant and redundant buildings on site;

• Site remediation works and ground remodelling;

• Construction of up to 180 residential dwellings and associated car parking;

• Construction of a vehicular access off Station Road (B5152);

• Provision of areas of formal and informal green spaces open space including children’s play areas and allotments;

• Retention of the wooded areas on the Site’s peripheries, with new tree planting and structural landscaping;

• Construction of new footpaths and their connection to adjoining networks; and

• Provision of new and/or improved services, utilities and drainage infrastructure works (including sustainable surface water attenuation and control) and other

Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Offi ce. © Crown Copyright. AMEC UK Ltd. AL 100001776

Application site boundary

Illustrative Masterplan

Land reserved for potential new access to Delamere Golf Club

Proposed new access

Residential Main Street

Enhanced Tree Belt

Retirement Accommodation

Allotments

Lanes and Shared Surfaces

Enhanced Tree Belt

Former hardstanding area replaced with new public open space / SUDs area

Flood compensation areas

4 I N T R O D U C T I O N

ancillary works.

The Application Process

The design proposals for the Site have evolved into the current proposals as a result of technical work and discussions with the local planning authority and statutory consultees, plus dialogue with and feedback from Parish Councils, and the local community.

The proposals set out in this outline planning application are illustrative but aim to provide a structure for the key components of the scheme.

Following grant of outline consent, the chosen developers of the Site will submit ‘reserved matters’ applications for approval to the Local Planning Authority. These applications will be more detailed in terms of appearance, layout and scale, and will provide further opportunity for the public to

comment on development proposals for the Site.

Structure of this Statement

The DAS is structured as follows:

Section 1 - Introduction

This section outlines the Statement’s purpose, scope and structure.

Section 2 -Vision

This section sets out the overarching vision for the future development of the Site.

Section 3 - Site and Context Appraisal

This section provides a description of the Site, its history and current character, and appraises the Site in terms of its physical, social, economic and planning policy context.

Section 4 - Evaluation and Design Response

This section evaluates information provided in Section 3 and identifi es the opportunities and constraints that have informed the development proposals. The design principles and concepts that have been applied to particular aspects of the proposal are also explained.

Section 5 - Evolution of Design Proposals

This section outlines the stakeholder and community consultation that has been undertaken in advance of, and as part of, the planning application process. It identifi es issues raised in relation to the initial design proposals. Where confl icting issues have arisen in terms of the Site’s design, an explanation is provided on how they have been resolved and, based the principles of good design and access, what decisions have been taken and why.

Section 6 - Design and Access Proposals

This section sets out the design proposals for the development in the form of an Illustrative Masterplan that is underpinned by ‘parameter plans’ (covering use, mix and amount of development, character areas, scale and massing, landscape design, materials, appearance and access).

Section 7 - A Sustainable Neighbourhood

This section provides an overview of the key sustainability considerations that underpin the proposed Illustrative Masterplan.

Section 8 - Phasing and Implementation This section outlines the proposed phasing of the development and the next steps to be taken in respect of the planning process.

Section 9 - Summary and Conclusions

In this fi nal section, a brief summary of the DAS is presented and the Statement is concluded.

The appendix provides an overview of the key design and access principles and an assessment of how the proposed development performs against ‘Building for Life’ criteria; the industry standard that is endorsed by Government for well-designed homes and neighbourhoods.

This Statement should be read alongside the contents of the outline planning application pack.

The Landowner and their Vision

2

6 V I S I O N

The Landowner

About The Crown Estate

On behalf of the nation, The Crown Estate manages a highly diverse £6 billion property portfolio across the UK. The Crown Estate’s objectives, which are laid down by Parliament under The Crown Estate Act 1961, include enhancing the value of the estate and the revenue it produces.

The Crown Estate’s objectives and responsibilities are refl ected in its core values of commercialism, integrity and stewardship. The Application Site is part of The Crown Estate’s 250 ha Delamere Estate which lies upon the Delamere Sandsheet, a large fl at deposit of glacial sands exploited mainly for construction purposes

Across the UK The Crown Estate develops and retains a long term interest in its property assets. Its involvement at Delamere is no diff erent. It has a long term commitment and shared ambition with Cheshire West and Chester Council and the local community to see the regeneration of the derelict former Marley tile works site and to help Delamere remain an attractive and sustainable place to live and work.

The Crown Estate is an environmentally and socially responsible landowner. It seeks to facilitate sustainable land based activities to enhance its Estate.

The Delamere Estate

Tarmac Lafarge, who are the minerals tenant on the Applicant’s Delamere Estate, has recently sought planning permission to merge the two main minerals extraction areas to provide one comprehensive operation and a restoration plan for the Crown Farm area. The former Marley works, which has been vacant since 2006, does not form part of Tarmac Lafarge’s plans and The Crown Estate is keen to see the derelict site brought back into positive use for the benefi t of the local area.

Right: Award winning development on a Crown

Estate site

Above: The Crown Estate works with local communities

on estate initiatives.

7V I S I O N

Development VisionThe Crown Estate’s vision for Land off Station Road, Delamere is to create a sustainable new residential development that will make best use of a large previously developed industrial site; a site that is allocated for development in the adopted and emerging Local Plan.

The development will off er a range of housing types, sizes and tenure, with the focus being family homes to help meet needs in the local area. Through high quality design which recognises that it is not just the design of individual buildings which is important, but the wider aspects - the relationship of buildings to each other and to the area around, the streets and the open spaces that make up the built environment - the development will help provide an environment that is enjoyable to live in.

By adhering to high quality design principles, both in terms of built development and landscaping, redevelopment of the Site will have a positive impact on the visual appearance of the area for local residents, tourists and visitors to Delamere Forest Park and will ensure that the scheme sensitively integrates with neighbouring land uses, its landscape setting and benefi ts the openess of Green Belt.

A quality open space framework will retain features of landscape and ecological value, and provide a green network linking the new neighbourhood with the rest of Delamere and to the wider countryside north and east of the village. This will encourage walking and cycling and off er the opportunity for people to interact in the community. Building upon the area’s existing assets, the green network will provide character, an attractive environment and amenity and recreational space, whilst supporting biodiversity in the natural and semi-natural settings created. Above all, the development will provide a high quality environment for its residents and will engender a sense of community; a development for which The Crown Estate, but also the Parish and District Councils, can be proud.

8 V I S I O N

Site and Context Appraisal

3

10 S I T E A N D C O N T E X T A P P R A I S A L

Site LocationSite Location

Site and Context Appraisal

This section provides a description of the Application Site and its surroundings in terms of its physical, social, economic, historic and character context. It sets out how development opportunities and constraints have had a key role in the development of the proposed scheme design as presented in sections 5 to 7.

Location

The Site is located in a predominately rural area approximately 100m beyond the northern fringe of the village of Delamere, 10 km west of Northwich and 17 km east of Chester. The Site falls within Oakmere Parish.

Site Description

The Site was formerly the home of Marley Tiles which commenced production in the 1950’s and has remained vacant since the factory ceased production in 2006. The Site is irregularly shaped with access provided from a single entry point close to the junction of Station Road (B5152) and Golf Club Road, an un-adopted road which also serves Delamere Forest Golf Club.

The Site covers an area of 11.97 hectares (29.58 acres), the majority of which comprises previously developed land associated with the former tile works. A number of derelict buildings occupy the northern part of the Site including a series of warehouse/factory buildings of diff ering ages and construction. The buildings are typically of steel or concrete frame with brick / concrete elevations with single pitch asbestos or profi le sheeted roofs. The largest single-storey warehouse unit is approximately 6 metres in height. In addition the Site contains other warehouse units (up to 9.5 metres in height), and the shell of a two storey offi ce block (8 and 10 metres in height), which has been completely gutted and a residential bungalow at the northern boundary (recently demolished). Other ancillary buildings provide garage premises and a former canteen, plus a number of disused tanks and a sub-station. In the central and southern part of the Site is a very large expanse of fl ood lit concrete hard standing, historically used for external storage with no limitation on the height or extent of storage.

11S I T E A N D C O N T E X T A P P R A I S A L

Feature Area (% of Site)

Total (ha)

Woodland/grass/scrub 50.8 6.1

Hardstanding 40.8 4.9

Buildings 8.4 1.0

Total 100 12.0

Mature woodland dominates the Site’s peripheries. A partially canalised drainage ditch and small watercourse (Fir Brook) are also present along the western, southern and south eastern site boundaries.

Surrounding Area

Beyond the Site’s boundaries lies Golf Club Road immediately to the north, beyond which lies Delamere Forest Golf Club, a small number of isolated residential properties, a Victorian brick built water pumping house, and an area of woodland known as Relicks Moss. Golf Club Road is also a public footpath (Oakmere FP5).

Along its western boundary the Site abuts Station Road. Beyond this extend a number of agricultural fi elds and extensive areas of woodland including Delamere Forest Park, a Forestry Commission recreational resource including visitor centre, plus other recreational facilities e.g. Go-Ape!

Delamere village is located approximately 100 metres from the southern boundary of the Site and extends further south along Station Road. To the north/northwest lies Delamere Station, a caravan and camping site and Delamere Forest and visitor centre, plus other recreational facilities e.g. Go-Ape! To east and south-east of the Site lies a mosaic of woodland, scrub, mineral workings and lagoons and agricultural land that extend to the A556; within this area Lafarge Tarmac have recently secured planning consent for ‘Cheshire Sands’ a minerals scheme which will see quarrying over a 30 year period with a phased restoration plan.

Existing Site - Land Use Budget

The Tile Works when operational



Site boundary

Residential

Golf course

Delamere Forest (Tourism / Recreation)

Delamere Forest visitor centre and car parking

Woodland

Public open space

Minerals quarrying

Agriculture

Camping and caravaning

Residential / Hobby Farm

Poly Tunnels (Nursery)

Waterbody

Surrounding Land Uses


Topography

Overall the Application Site has a moderate slope from northwest to southeast, with elevations ranging from approximately 76m AOD near the access off Golf Club Road to 68m AOD in southern-most point of the Site. There is however more localised changes in topography, notably along the northern boundary of the Site where there is a steep embankment with a level change of approximately 10m at its steepest point from 81.3m to 71.3m AOD. There is also a marked change in levels along the western boundary of about 6m from 77.3m to 71.3m AOD adjacent to Station Road (in the centre of the block of woodland) and then back up to 73m AOD on the west edge of the previously developed part of the Site. A detailed topographic survey has been undertaken of the Site and is submitted in support of the planning application.

The topography immediately adjoining the Site to the north, east and south gently undulates between 70-80metres AOD interspersed with a series of small hills and gentle rises up to 85metres AOD. The distinct sandstone ridge to the south west of the Site is a key landscape feature, rising dramatically (to the west of Station Road) to reach Eddisbury Hill (158metres AOD) and Pale Heights (176metres AOD). These changes in local topography result in the Site eff ectively lying within a shallow bowl.

Geology/ Ground Conditions

The British Geological Survey (BGS) mapping for the Site indicates that the Site is underlain by the Bollin Mudstone and Northwich Halite member (halite stone and mudstone). The Bollin mudstone underlies the higher northern strip of the Site, with the Northwich halite member underlying most of the Site – i.e. the broader, lower lying area of the Site. The geology mapping also indicates that the low-lying area of the Site may be overlaid with superfi cial deposits of peat, and the higher western and northern edges with deposits of glaciofl uvial sands and gravels. The Cranfi eld University LANDIS soils database indicates that the soils on and around the Site are considered to be ‘freely draining very acid soils’.

A Desk Study/Site Investigation and Development Constraints study undertaken by Wardell Armstrong (2009) indicates that this mapped geology is correct (see paragraphs 3.4 to 3.7 therein), the report confi rms the layers of sandy superfi cial geology, but notes that layers of peat and clay are also present.

Application Site - internal access road View - former Marley offi ces towards Eddisbury Hall Industrial structures on northern part of Application Site

Left: Former Marley Tile offi ces

Topographical Plan of the Site


Transport and Site Access

The Road Network

The Site is located to the east of B5152, Station Road. This is the main road which runs through Delamere village. It is a two-way single lane road and links directly to a number of nearby ‘A’ classifi cation roads, including the A556 and the A54 located within approximately 2.2km to the south of the Site, and to the A56 near the settlement of Frodsham approximately 9km north of the Site; both ‘A’ roads providing access to the regional network.

The speed limit along Station Road varies. Adjacent to the Application Site it subject to a speed limit of 60mph but reduces to 40 mph to the south as the road passes through the built-up area of Delamere. Similarly to the north of the Site the speed limit reduces from 60 mph to 40 mph as the B5152 passes through the village of Hatchmere.

The 60 mph speed limit is not conducive with the levels of pedestrian and vehicular movements associated with the use of Delamere Railway Station, Delamere Forest and other tourist attractions in the area and, as a result, for a number of years various interest groups have lobbied the Highway Authority to reduce the speed limit to 40 mph. The Highway Authority are now supportive of the change and in response to a recent planning application made by the Forest Commission (for proposed improvements to Delamere Forest visitor centre and new holiday cabins (Ref. No: 13/02700/FUL), has called on the planning authority to require the applicant to formally seek a reduction in the speed limit on Station Road to 40mph and for this requirement to be enforced by a Grampian Condition. A resolution to grant planning permission for the Forestry Commission scheme was made by Cheshire West and Chester in October 2013, but has since been called-in for determination by the Secretary of State.

Site Access

Vehicular access to the Site is taken from an unadopted no-through road, Golf Club Road, which forms the minor arm of a priority junction with the B5152 Station Road, approximately 80m to the west of the entrance to the Site. Golf Club Road also serves three private dwelling houses and Delamere Forest Golf Club to the east.

The junction of Golf Club Road and the B5152 Station Road is located approximately 20m to the south of a priority junction on the opposite side which provides access via Forest Farm Road to Delamere Railway Station and car park, Delamere Forest Park and Visitors’ Centres and Delamere ‘Go-Ape’ Tree Top Adventure.

In its current form the existing access arrangement for the Site has been used in the past by a signifi cant number of vehicles, including heavy goods vehicles (HGVs), associated with the former Marley Tile Works and the adjacent Lafarge Tarmac minerals quarry; although currently inactive, the latter is still an extant planning permission and is accessed via the Tile Works site. Therefore, although the existing access arrangements to the Site are probably acceptable if redeveloped for certain employment uses, a major residential-led redevelopment scheme provides an opportunity to improve access to the Site rather than use the existing access which has restricted width and visibility.

Pedestrian Network

Pedestrian access to the Site is currently taken via Golf Club Road, which has no designated footway. There is an existing footpath linking the Site with Delamere village to the south; the footpath is located on the eastern side of Station Road. There is no footway present along the western side of the carriageway in the immediate vicinity of the Site, but one is available from Frith Avenue to the centre of the village.

To the north a footpath runs on the eastern side from Golf Club Road towards Hatchmere. However, the footpath only runs to just beyond the rail overbridge. There is no corresponding footpath on the western side of the road where the Railway Station is located. As a consequence, in order to move between platforms, railway passengers currently have to walk across the railway bridge along the edge of the carriageway. There is a gate ‘controlling’ pedestrian access from the Railway Station on to the B5152 Station Road, with signs in place warning pedestrians of the danger of fast moving traffi c. Footways are also absent along the access road to the railway station and car park.

CWaC has identifi ed a pedestrian improvement scheme which involves switching the footway from the eastern side of Station Road to the western side to provide safer access for rail users, particularly those that use the northern platform at the railway station. The proposal would necessitate the realignment of the B5152 Station Road across the railway bridge to maximise the available width of the footway on the western side (see page 16). To achieve this, the existing footpath on the eastern side would have to be removed where it crosses the bridge. CWaC has set out the expectation that the Forestry Commission’s development proposals for a new visitor centre to serve Delamere Forest would need to deliver this pedestrian scheme. In the event that The Forestry Commission’s application is refused or not implemented, there is the potential to agree a fi nancial contribution towards the scheme delivery through a S106 agreement. Please refer to the Planning Statement and Transport Assessment for further information.



Site boundary

Delamere C of E Primary Academy

Footpath

Existing footway along road

Chester to Manchester rail line

Delamere railway station

Bus services 82, 82A, 82B & X82

Bus stop

School bus service 41638

School pick-up point

Bus turn-around

Shop / community store

Community centre / post offi ce

Bowling green

500m catchment from Site access

Pub/restaurant

Cafe

To Chester

To Manchester

To Northwich

To Chester

Vehicular access to the Site

Frith Avenue

Eddisbury Hill

Delamere

Sta

tion

Ro

ad

B5

15

2

Chester Road A556

Oakmere FP5

Delamere FP4

500m

1000m

1500m

Transport and Site Access


Cycle Network

The National Cycle Network (NCN) Route 70 is located approximately 1.5km north of the development site, which routes along Ashton Road between Hatchmere and Manley. A NCN route is provided through Delamere Forest. This is an off -road traffi c free route only.

NCN Route 71 is located approximately 5km south of the development site.

There is no provision of cycle lanes in the vicinity of the Site. Public Rights of Way

At present there are no public rights of way (PRoW) across the proposed development site itself, however, the Delamere area is well served for both local and long distance routes.

The closest public right of way is a footpath (Oakmere FP5) that runs through Delamere Forest along Golf Club Road (immediately north of the Site) and towards Oakmere village and the A556.

Within the wider area are a number of long distance trails (such as the Sandstone Trail, the Delamere Way and Baker Way) and a series of promoted walks that use a combination of permissive routes, roads and public rights of way (such as the Delamere Loop and the Mount Pleasant Circular Walk). Pedestrians can cross the B5152 Station Road, from Oakmere FP5 and join the Delamere FP4 footpath which runs along Forest Farm Road towards Delamere Forest Park and Visitors’ Centre, where leisure routes for pedestrians, cyclists and horse riders are accessible.

A short section of permissive path follows the existing north-eastern access track into the Site opposite the Delamere Forest Golf Club car park. The route traverses the eastern part of the Site and exits in the south east. Its route is fenced and controlled via a number of access gates.

CWaC - Delamere Station / Station Road footpath scheme proposals


Public Transport

Rail services

Delamere Railway Station is situated on the Mid-Cheshire railway line which links Chester to Manchester. There are regular daily services to Chester, a journey which take approximately 16 minutes and Northwich (14 mins). Services to Manchester Piccadilly take approximately 1 hour and 15 minutes and operate every ½ hr in the morning peak and hourly during remainder of the day. The rail operator is Northern Rail.

Bus services

Bus service 48 operates between Frodsham and Northwich and is accessible via bus stops located at the B5152 Delamere Road/School Lane/B5152 Blakemere Lane/Ashton Road crossroads in Hatchmere (approximately 1.75km north of the Site). Monday to Saturday there are fi ve services per day from Hatchmere to both Frodsham and Northwich with an approximate journey time of 28 minutes and 15 minutes respectively.

Bus services 82, 82a, 82B and X82 operate between Chester and Northwich and are accessible via bus stops located in proximity of the B5152 Station Road/A556 Chester Road/B5152 Abbey Lane crossroads and adjacent to the Abbey Arms public house (approximately 1.75km south of the Site). Bus service 82 is the most frequent service and off ers at least an hourly daytime service between 09:00 and 18:00, Monday to Friday. The approximate journeys times from the Abbey Arms public house to Chester and Northwich are 30 minutes and 25 minutes respectively.

School bus services

A dedicated school bus service (No. 41638) operates between Delamere and Tarporley High School. The service, which is operated by GHA Coaches, has seating capacity for 33 pupils and is provided for children who qualify for travel assistance under current CWaC home to school/college transport policy. The nearest bus stop for this service is located at Frith Avenue, approximately 450 metres to the south of the Site.

There are advanced proposals to establish a new multi-user route linking Station Road, Delamere with Stoneyford Lane, Oakmere providing off -road access for pedestrians, horseriders and cyclists. Part of the route would pass through the northern fringe of the Application Site adjacent to Golf Club Road. It is proposed the relevant land will be dedicated as bridleway under section 25 of the Highways Act 1980, and will be made available for public use Spring 2014. In addition to this Tarmac Lafarge is, as part of the Cheshire Sands mineral scheme, seeking a diversion of the footpath which runs along Farm Lane (FP5) so that it runs in a westerly direction, through the eastern fringe of the Application Site and connects with Golf Club Road.

Proposed redevelopment of the former Marley tiles works presents opportunities for new recreational links through the development which can connect with the existing local PROW network.


Accessibility to Facilities

and Services

The village of Delamere off ers a range of local facilities including a shop, community centre / post offi ce, primary school and areas of formal and informal open space/recreation. The range of services and facilities are typical of rural settlement of its size and are supplemented by other facilities and services in the wider area including doctor’s surgery, shops, churches and public houses. As illustrated on the Local Facilities and Services plan many of these are within walking and cycling distance of the Application Site and /or by public transport.

Importantly future residents of the proposed housing development will undoubtedly use the existing local facilities, an increase in patronage which will not only help sustain but potentially also enhance off er locally for the benefi t of all residents. Furthermore, as detailed in the Planning Statement, redevelopment of the former tile works provides opportunities to improve existing facilities at the community hall via off -site fi nancial contributions.


Site boundary

Distance from site

Train Stations (Delamere, Cuddington and Mouldsworth

School

Shops/refreshments

Pubs/restaurants

Tourist/leisure - Delamere Forest

Sports Facility - Golf club

Libraries (Sandiway & Kelsall)

Church

Health Facility

Post Offi ce

Community Centre

Local retail off er

PO

Convenience store, Delamere

Delamere Community Centre


Landscape and Visual Context

Landscape

The majority of the Site is typical of many former industrial sites - dominated by hard standings, car parking, areas of bare-ground and access routes and a variety of built structures including derelict offi ces and warehouses; all considered to be of low value.

The existing built form is considered to be incongruous in the local settled landscape with built form large in scale and not representative of local vernacular. In addition, in their existing derelict state they are considered to be visual detractors within the local landscape.

In contrast the peripheries of the Site contain large areas of mature woodland, individual tree cover (notable mature oak trees) and ditches. Woodland and tree cover is considered to be of local value and representative of the local character and its wooded feel.

Fir Brook watercourse The Site’s western and northern boundaries

Images from within the Site looking north


Visual

The high presence of woodland on the Site’s peripheries, combined with the heavily wooded nature of the surrounding landscape and variations in local topography, are highly infl uential in limiting the degree to which the Site and proposed development are visible. The Site does not have a strong visual relationship with the surrounding area and as a consequence views are predominantly limited to glimpsed and fi ltered views available to a small number of people located within the immediate surroundings.

The Site is publicly accessible via a short section of permissive footpath that traverses the eastern part of the Site and aff ords a series of views across the developed part of the Site.

Views into the Site from the immediate surroundings are largely restricted to short sections of local roads (Station Road and Golf Club Road) and a public right of way (Oakmere FP5) found to the north of the Site; a small number of residents (associated with Station Road and

View into the Site from Station Road / broken tree belt

Golf Club Road); and recreational users of Delemere Golf Course. Such views are typically glimpsed and fi ltered through the established woodland on the Site’s peripheries and are of derelict buildings and hard standings.

It is only from small areas located within Delamere Forest Park and Eddisbury Hill Park (elevated areas near Eddisbury Hill) that clearer views of the northern parts of the Site are available. From here it is the large scale buildings and chimney stack that are within the view.

Images of the Site from beyond northern boundary adjacent to Golf Club Road


Summary

Overall the LVIA concludes that the landscape of the Site is of low sensitivity and has capacity to accommodate the proposed development within a landscape framework that retains and enhances the Site’s wooded peripheries.

Southwestern boundary viewed from within the Site

Whilst the removal of a small area of woodland is required to necessitate access into the Site overall it is considered that the proposed development will have many benefi ts. The removal of large scale derelict built form and hard standings and their replacement with a fi ner grain of built

form (in keeping with the local vernacular) interspersed with open spaces and vegetation will deliver a landscape in better condition than that currently occupying the Site and more congruent within the existing settled landscape, and will represent a signifi cant improvement within the majority of views.

View towards the Site’s southwestern boundary from public open space off Station Road


Site boundary

Existing buildings

Residential dwellings

Hardstanding / bare earth

Woodland / signifi cant tree groups

Individual trees

Ruderal vegetation

Hedgerows

Gaps in vegetation

Semi-improved grassland

Water body (moss, mere, lagoon)

Ditch

Golf course

Delamere Forest Park

Public footpath (Oakmere FP5)

Permissive footpath

Long distance view of the Site from Eddisbury Hill

Local direct views

Local fi ltered views

Slope

Existing site levels

Northern part of the Site

71.50

Delamere Forest Caravan Touring Park

Golf Link Cottages

Long Ridge

Stonybutts Farm and cottages

Coronation Farm

Public open space with seating

Lodge House

Main Site Access

Sta

tion

Ro

ad

North Eastern Access into the Site

Delamere Golf Course

Delamere ForestGolf Club

Club House and Car Park

Golf Club Road

Delamere Station

Landscape Analysis Plan


Biodiversity

Overall habitats found on site are common and widespread in lowland England. Semi-natural habitats are localised in extent and therefore considered to be of no more than local nature conservation value. The primary interest of the habitats present lies in the potential to support individual/low numbers of protected and/or notable species. As a major developed site opportunities also exist to increase biodiversity value.

There are 4 statutory designated sites within 2km of the Application Site of national importance or greater. However, it is considered that no specifi c measures are required in respect of statutory designated sites because they are situated at a distance (no closer than 1km from the study area) and there are no pathways (e.g. connecting surface watercourses) across which eff ects could occur from the development on such sites at that distance.

There are 6 non-statutory designated wildlife sites of county importance within 2km. Of these, one located immediately adjacent to the study area (Marley Tile Works lagoon LWS) may be aff ected by off -site deposition of site-derived pollutants during construction and trampling from increased public usage. Having regard to the LWS, a number of mitigation measures are recommended which could be taken to reduce/ eliminate any negative impacts arising from the proposed development on the LWS are set out in the Ecology Appraisal report.

It is considered that no specifi c measures are required in respect of other non-statutory designated sites because they are situated at distance (greater than 250m from the study area) and there are no pathways (e.g. connecting surface watercourses) across which eff ects could occur from the development on such sites at that distance.

Following the fi ndings and recommendations included within an Extended Phase 1 Habitat Survey of the Application Site undertaken by AMEC, a number of species surveys have been conducted as follows:

• Bat transect survey;

• Reptile survey;

• Great Crested Newt survey;

• Water vole survey and

• Badger survey.

Detailed fi ndings of these surveys can be found in the Extended Phase 1 Habitat Survey that is included in the outline planning application pack. As summary of the key fi ndings is set out below:

Bats: Common bat species have been recorded using the Application Site for commuting and foraging; an undetermined species has also been identifi ed on site. Confi rmed/suspected bat roosts have been identifi ed within 4 buildings on-site, but are not considered to be ‘signifi cant’ or ‘important’ roosts (in the context of planning policy guidance). For other structures (trees/buildings) with bat roost potential, the Bat Appraisal report which accompanies the Planning Application does not reveal roosts at present, but the potential exists for bats to still use these structures in the future. For such structures, where features of moderate or high bat roosting potential are present, the report recommends that prior to any works further surveys are undertaken at the appropriate time of year.

Although an outline mitigation strategy is provided in the report including exclusion of bats and staged demolition at the appropriate time of year (September/October), and installation of new bat boxes, a mitigation licence from Natural England is required to ensure individual bats are not harmed during demolition of buildings or felling of trees.

There are no sites designated for bats within 2km. There are existing records of several commonly occurring and widespread bat species within approximately 500m to 1km of the Application Site.


Reptiles: A small population of grass snake and common lizard is present on-site. To protect reptiles from harm during development, it is recommended that reptiles are captured, translocated and continue to be excluded from the Application Site during development. It is proposed that the reptiles would be translocated to suitable habitat around the periphery of the Application Site.

GCN / Water Voles: No great crested newts or water voles were recorded. As such no specifi c recommendations were provided in relation to these species.

Badger: Historically there have been no records of badger on or adjacent to the Application Site. This is understandable given that the Site is dominated by hardstanding and other built development, therefore providing limited foraging habitat for badgers. The potential eff ect upon badgers in the wider area (during construction/post-development) has not been considered further as identifi ed setts are located more than 50m from the Application Site boundary and will not be directly or indirectly aff ected by the proposed development.

Redevelopment of the Site off ers an important opportunity to establish new habitat for fl ora and fauna e.g. wetland habitat creation in conjunction with drainage management/SUDS schemes within the layout.


Study area

Broad-leaved semi-natural woodland

Mixed woodland

Coniferous woodland

Coniferous plantation

I

SI

Phase 1 Habitat Survey

Semi-improved neutral grassland

Improved grassland

Tall ruderal

Scattered scrub

Scattered bracken

Broad-leaved tree

Coniferous tree

Hedge intact

Ditch

Other habitat

Building

Bare ground

Target note


Historic Environment

A Heritage Statement has been undertaken for the Site. This identifi es that there are no designated heritage assets or fi nds within the Site boundary. Three designated heritage assets, however, are located within 1km of the Site boundary. These assets comprise two scheduled monuments and one listed building, with the main feature being an Iron Age Hillfort on Eddisbury Hill to the south-west of the Site. This designated heritage asset occupies high ground above the proposed site and is a prominent feature of the local landscape.

The change to the setting of Eddisbury Hillfort, as a result of the proposed redevelopment of the former tiles works, is anticipated to make a positive contribution to the heritage signifi cance of the asset relative to the prevailing situation, with the removal of a negative element of the current setting. As a result of a combination of factors (including distance and intervening screening) the heritage signifi cance of other assets will not be aff ected by the proposed development.


Study area

2km buff er

Scheduled monument

Listed building - Grade II

Locally listed building

HER Entry - Point

HER Entry - Area

HER Entry - Line

Recorded Heritage Assets

within 1km of the Study Area


Flood Risk and Drainage

Examination of the Environment Agency’s online fl uvial fl ood map indicates that the Site is not included in the Environment Agency’s mapped Flood Zone 2 and 3 extents. The Agency’s fl ood mapping does not extend to sites such as this one in the upper parts of catchments. However, even though the Site is not shown on the map as at risk of fl ooding this indicates a lack of fl ood mapping information rather than no fl uvial fl ood risk at the Site.

A FRA has compared Site levels (based on a detailed site topographic survey) with modelled fl ood levels along the Fir Brook. This has indicated that currently some areas of the Site are in Flood Zones 2 and 3. Modelling indicates that conveyance along the Fir Brook is limited by the capacity of existing culverts which act like a throttle on the free fl ow of water and causes the Fir Brook to back up and spill onto low-lying areas of the Site during heavy rainfall events. This fl ooding is only to very shallow depths, bewteen 0.1m and 0.3m, metres and only during extreme events.

Culverts along Fir Brook

In order to redevelop the Site area, detailed fl ood modelling has been carried out of potential solutions to remove and or repair existing culverts together with raising the Site and creating compensatory fl ood storage alongside adjacent sections of the Brook such that off -site fl ood risk is not increased. A working solution has been identifi ed and is presented in the accompanying FRA.

To minimise fl ood risk to the development, and also to ensure the development does not increase the risk of fl ooding elsewhere, a surface water drainage strategy has been prepared for the Site informed by a Drainage Impact Assessment (DIA). Drainage for the proposed development will include Sustainable Drainage Systems (SuDS), which will provide attenuation and treatment of the surface water runoff from the impermeable area of the development. This combined with an allowance for climate change provides considerable betterment over the current situation.

Sections of Fir Brook



Site boundary

FRA Appendix F photograph reference

Flow direction arrow

71.0m AOD contour (from topographic survey)





m AOD spot level (from topographic survey)

Boreholes

Hydraulic structure (culvert etc - see FRA Table 3.2)

Potential reduced fl ood zone extent (Best case scenario)

1% AEP fl ood extent

0.1% AEP fl ood extent

Watercourse (Fir Brook)

Flood storage areas

Area requiring land raising to 69.1m AOD

The 1% AEP Flood Extent represents Flood Zone 3. The 0.1% AEP FloodExtent represents Flood Zone 2. Raising the indicated land to 69.1m AOD, leads to fl ood water being displaced into the new fl ood storage areas (in orange). At present fl ooding on site is relatively shallow, whereas the storage areas will be deeper.

Flood Zone 3 is only shown on site, as the extent in other areas is relatively limited - i.e. the river corridor within the area indicated as Flood Zone 2.

Site Hydrological Features and Potential Flood Extents


Land Quality

Land Quality issues are covered in detail in the Phase 1 Land Quality Assessment (LQA).

A total of sixty one moderate to high contamination risks have been identifi ed at the Site from a number of sources and relating to several potential receptors.

A previous intrusive investigation has identifi ed TPH and ammoniacal nitrogen contamination in near surface soils and within shallow groundwater. Asbestos is also present within a number of buildings across the Site.

It is considered that currently a number of environmental liabilities are associated with the Site which requires further investigation and possibly remediation measures to render the Site suitable for redevelopment in a residential context. In addition, a substantial amount of peat underlies the Site which is unlikely to be a suitable founding medium and also presents a signifi cant compression/subsidence risk to future buildings in addition to being a potential source of ground gas generation.

Whilst a number of potential pollutant linkages have been identifi ed, the LQA reports that it is unlikely that these are suffi ciently signifi cant in terms of preventing the Site from being developed for a residential end use. However, the Assessment recommends, amongst other things, that further intrusive investigations are undertaken at the Site in order to provide information to determine:

• Whether the possible contaminant linkages identifi ed pose a signifi cant risk.

• The extent of a landfi lled area located in the north of the Site and confi rmation of the nature of the infi ll material

• Delineate the extent of the peat underlying the Site, including proving its full thickness

These further investigations will be undertaken in order to inform the detailed design of the scheme in advance of the submission of Reserved Matters.

Industrial plant on-site

Large industrial structures within the Site


Utilities

A Utilities Statement has been prepared in support of this outline planning application. This identifi es the existing utilities that are located on the Site and any physical constraints that they may pose for development. The Statement also establishes if there is any capacity in the local network to accommodate the future requirements arising from the development of the Site.

Based on an initial assessment of information obtained from all key utility suppliers in the area, there are existing utilities on and/or close to the Site which can serve the proposed development. Where new services are needed or an upgrade/reinforcement required they have been identifi ed in the Statement.

• Electricity. A connection can be made to the existing HV network located in the Golf Club Road. It is expected that the existing networks on site are removed as part of any site clearance works.

• Water Supply. A connection can be made to the existing 250mm ductile iron main located in Stoney Lane . There are also water mains located in Station Road and Golf Club Road but these do not have suffi cient capacity to serve the Site.

• Telecoms. There are above ground BT copper cables located along the alignment of the Golf Club Road

Utility Utility Provider Apparatus present in or near the Site

Existing capacity

OK

Upgrade of/ or new

infrastructure possible

Not a physical

constraint on site

Electricity SP Energy Networks

Gas National Grid and Fulcrum Pipelines Ltd

× N/A

Water Supply United Utilities ×Telecoms BT Openreach and

Virgin Media× N/A

Storm Water United Utilities

Foul Water United Utilities ×

and underground BT copper cables within the Site boundary. Virgin Media do not have any fi bre optic cables within the area. BT Openreach has confi rmed that the Site can be connected to superfast broadband under a Fibre to the Premises (FTTP) pilot scheme.

• Foul Water Drainage. A combined 225mm sewer is located in Station Road which can serve the Site. Oakmere Wastewater Treatment Works, which serves Delamere village, is, however, currently at full capacity. United Utilities have informed AMEC that the Treatments Works is scheduled to be upgraded, but until these upgrading works have taken place (anticipated 2016) proposed residential development at the Application Site cannot be occupied.

At present neither the Site or Delamere village is served by mains gas. However, there is a National Grid low pressure main located approximately 900m north of the Site boundary and a Fulcrum medium pressure main in the Chester Road located approximately 2km south of the Site boundary. A connection can be made to the Fulcrum medium pressure main, which the operator has confi rmed has the capacity to serve both the Site and the rest of the village.

The only existing service which has a direct impact on the illustrative masterplan, is the Vyrnwy to Liverpool aqueduct (water trunk main) crossing the western side of the Site. Under a conveyance agreement with United Utilities, The

Crown Estate is required to maintain an easement of 5m from the outside edge of the mains. In addition, any road crossings must be at an angle of no less than 50 degrees and will also need to undertake protection works prior to any construction works taking place.

Noise

Having regard to proposed wet extraction operations on the adjacent Cheshire Sands mineral site, AMEC has undertaken a high level noise assessment looking at representative noise values predicted from a similar process and its potential impact on the amenity of future residents on the Application Site.

Based on a minimum separation distance between the closest property on the Application Site and the lake shore on the Cheshire Sands site of approximately 215m, the free fi eld calculated noise level is 49 dB LAeq, 1h at the new houses. This meets the WHO Guidelines for external noise levels, particularly when adjusted for the diff erent assessment time periods, ie if 49 dB LAeq, 1h occurred over the entire 12 hours working day, this would equate to a LAeq, 16h of 47-48 dB.

Although it is not usual to look at internal noise levels when assessing mineral extraction sites, assuming a maximum facade attenuation for an open window of 15 dB(A), it is estimated that the internal noise level of the nearest dwellings on Site would likely to be in the region of 34dB LAeq, 1h (assuming this occurred every hour for a full 12 hour day this would approximate to 32-33 dB LAeq, 16h over a 16 hour day). This level is below the internal noise criterion of 35 dB LAeq, 16h from BS8233:1999.

Obviously, as the dredging moves further away from the Application Site the noise levels from this operation will reduce, for example, dredging on the far side of the lake would produce free fi eld noise levels in the region of 38-39 dB LAeq, 1h at the closest properties on the Site.

Noise pollution from adjacent mineral operations is therefore not considered a constraint to future development at the former Marley works site.


Local Design Context: Built Form, Character

and Building Vernacular

In order to establish local references to infl uence design proposals for Application Site, a character assessment of buildings and urban form in the surrounding area been undertaken.

In Mid Cheshire, while there are a number of larger villages, the settlement pattern is predominantly dispersed defi ned by standalone farmsteads and houses, clusters of houses and historic hamlets.

The settlement of Delamere is located 100metres to the south of the Site. The village is small scale and linear in terms of its form (ribbon development), with most properties located on the western side of Station Road (B5152). This settlement predominantly comprises 20th Century residential properties that are largely associated with the inter-war period with some later infi ll.

Other nearby settlements include Oakmere village that extends along the A556 Chester Road (1.5km to the south of the Site) and Hatchmere also located off the B5152 (1km to the north of the Site).


In terms of the architectural character of Delamere and its building vernacular, the main points are:

• Buildings are principally arranged in linear blocks and set back from the street.

• Buildings are a mix of one and two storey, and detached or semi-detached.

• The dominant building material is red brick, with some dwellings white washed or rendered (mostly white), some built in sandstone and others having mock timber detailing.

• Roofi ng materials are a mix of slate, red or brown clay tiles. Red brick chimneys.

• Dormer windows are a feature of some properties, with some of these having the dormer window breaking the roof line.

• Limited application of architectural detailing e.g. contrasting brick banding/string courses or key stones.

• Property boundaries are defi ned by hedgerows, brick walls and some timber fencing.

• Window frames are principally wooden and are fl ush to the building, rather than recessed.

• Mix of low and steep pitched roofs.

Delamere village also includes a large percentage of prefabricated static caravan (park homes) located off Eddisbury Hill road.

The nature of the existing surrounding development means that there is no dominant local building vernacular to signifi cantly infl uenced proposed development on the Application Site. Instead there are basic architectural character and design cues which inform the scale and form of development presented later in this Statement.


Planning Policy

The application proposals have been developed within the framework formed by national and local planning policy and guidance. A detailed assessment of the proposed development against the National Planning Policy Framework (NPPF) and the local policy context is set out in the Planning Statement that accompanies this application. An overview of relevant policies is set out below, focusing on those elements of policy and guidance that specifi cally infl uence design and access issues.

National Planning Policy Framework

The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and how these are expected to be applied. It is a material consideration in planning decisions.

The core tenet of the NPPF is the presumption in favour of sustainable development (paragraph 14). The presumption in favour of sustainable development is applicable to these proposals for the reasons set out in the supporting Planning Statement.

The NPPF sets out the three ‘pillars’ for the planning system in order for it to deliver sustainable development:

• Planning for prosperity (an economic role);

• Planning for people (a social role); and

• Planning for places (an environmental role).

It is considered that these three components should be pursued in an integrated way, looking for solutions which deliver multiple goals. According to the Government, there is no contradiction between increased levels of development and protecting and enhancing the environment, as long as development is planned and

undertaken responsibly. In short, the planning system must play an active role in guiding development to sustainable solutions.

In relation to sustainable design, of the 12 core principles included in the NPPF at paragraph 17, the following are seen as being particularly relevant to this DAS:

• Planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings;

• Planning should promote the vitality of urban areas and take account of the diff erent roles and character of areas;

• Planning should support the transition to a low carbon future in a changing climate, including encouraging the use of renewable resources; and

• Planning should maximise the use of public transport, walking and cycling.

With regard to the last of the Core Principles noted above, the NPPF (paragraph 35) specifi cally states that opportunities for the use of sustainable transport modes should be exploited, with developments located and designed where practical to (amongst other things) give priority to pedestrian and cycle movements; have access to high quality public transport facilities; and create safe and secure layouts which minimise confl icts between traffi c and cyclists or pedestrians, avoiding street clutter and where appropriate establishing home zones.

The Framework states that, where practical, key facilities such as primary schools and local shops should be within walking distance of most properties (paragraph 38).

A section of the NPPF (section 7) is devoted to design considerations and makes it clear that the Government attaches great importance to high quality design of the built environment, and it considers this aspect to be indivisible from good planning. According to the Framework:

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 (paragraph 57).


Developments should:

• Function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

• Establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit;

• Optimise the potential of the Site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks;

• Respond to local character and history, and refl ect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;

• Create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and

• Be visually attractive as a result of good architecture and appropriate landscaping.

Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifl e innovation, originality or initiative. Local distinctiveness, however, should be promoted or reinforced (paragraph 60).

Although visual appearance is important, securing high quality and inclusive design goes beyond aesthetic considerations (paragraph 61).

When determining planning applications, great weight should be given to outstanding or innovative design which will help to raise standards generally. Conversely, permission should be refused for poor design that fails to take the opportunities available for improving the character and quality of an area (paragraphs 63-64).

Permission should not be refused for buildings simply because of concerns about incompatibility with the existing townscape if those concerns have been mitigated by good design. This has the caveat of “unless the concern relates to a designated heritage asset and the impact would cause material harm to the asset or its setting which is not outweighed by other benefi ts” (paragraph 65).

Planning policies and decisions should aim to achieve places which promote safe and accessible developments, containing clear and legible pedestrian routes, and high quality public space, which encourages the active and continual use of public areas (paragraph 69).

In determining planning applications, planning authorities should expect new development to take account of landform, layout, building orientation, massing and landscaping to minimise energy consumption (paragraph 96).

As is illustrated in the remainder of this DAS, proposals for Land off Station Road have regard to and respond to the design considerations for new development as articulated in the NPPF to create a high quality residential scheme for Delamere which off ers an attractive and safe place to live, with the ingredients to engender a stronge sense of place.

National Design and Access Guidance

National design and access guidance that has been taken into account during the design process includes:

Design and Access Statements - How to write, read and use them (CABE, 2007 - reprint);

The Urban Design Compendium 1 - Urban Design Principles (UDC2 - 2nd edition) (HCA 2007);

The Urban Design Compendium 2 - Delivering Quality Places (UDC2) (HCA 2007);

Manual for Streets (DoT, 2007); and

Safer Places - The Planning System and Crime Prevention (ODPM and Home Offi ce, 2004).


The Development Plan

Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise.

Following revocation of the Regional Strategy for the North West by parliamentary order on 20th May 2013, the ‘development plan’ for the Application Site includes only ‘saved’ policies in the Vale Royal Local Plan (adopted 2006).

Adopted Local Plan

Of ‘saved’ policies in the Vale Royal Local Plan the most directly relevant to the Site are summarised in the table to the right.

In the Planning Statement we explain the robust approach taken to illustrate how the development proposals for the Site do not confl ict with Green Belt policy when considered against provisions in the NPPF which, amongst other things sets out that limited infi lling or the partial or complete redevelopment of all brownfi eld land (excluding temporary buildings) can be considered appropriate in the Green Belt where there is no greater impact on openness.

As illustrated in the following section of this Statement and in the supporting LVIA, whilst there will be an increase in built form, overall the removal of large scale buildings and their replacement with a fi ner grain of built form (in keeping with the local vernacular and using muted materials and roofl ines) interspersed with open space and vegetation is considered to be an improvement in existing views of the Site and will have a benefi cial impact on the openness of the Green Belt.

Policy Ref. Summary Purpose

Policy GS3 ‘North Cheshire Green Belt’

Planning permission will not be given in the green belt except in very special circumstances for the erection of new buildings unless it is for certain purposes. Includes limited infi lling or redevelopment of major existing developed sites (making reference to policy E10 for employment sites)

Policy E4 ‘Redevelopment of Existing and Proposed Employment Land for Non Employment Purposes’

The policy states that planning permission for residential development will not be permitted on existing or allocated business, industrial or warehousing site or premises will not be allowed.

Policy E10 ‘Employment uses in the green belt including washed over green belt villages’

Sets out that within the green belt development for employment will only be allowed at certain locations including the Former Marley Tile Works, eff ectively allocating the Site as a major developed employment site in the green belt.

With specifi c regard to those policies which seek to ensure good quality development is delivered within the Borough, regard has been given to the following development control policies: Policy NE7 (Protection and enhancement of landscape features); NE8 (Provision and Enhancement of Landscape in New Development); Policy BE1 (Safeguarding and improving the quality of the built environment); Policy H12 (Density); Policy RT3 (Recreation and Open Space in New Development); Policy T8 (Pedestrians and Walking); Policy T9 (Cycling); Policy T13 (Car Parking); and Policy T15 (Provision of Access for People with Disabilities).

Cheshire West and Chester Local Plan

The emerging Local Plan for Cheshire West and Chester is being prepared in two parts. Once adopted Part One (Strategic Policies) will provide the overall vision, strategic objectives, spatial strategy and strategic planning policies for the borough from 2010 to 2030. Part One will be the starting point when considering applications and will be supported by Part Two (Land Allocations and Detailed Policies Document) which will feature more detailed policies and site allocations. Ultimately the two parts of the new borough-wide Local Plan will replace the existing Local Plans for Chester, Ellesmere Port and Neston, and Vale Royal. It will also replace the Minerals and Waste Local Plans produced by the former Cheshire County Council.

The Council submitted Part One of the Local Plan for Examination in December 2013, with adoption of the Plan scheduled for late summer 2014. Part Two is scheduled to be adopted in early 2016.

The Spatial Strategy section in Part One sets out the level and location of new development in the Borough. In the region of 22,000 new dwellings and 300 hectares of land for employment development are provided for with the main focus of new development being Chester, Ellesmere Port, Northwich and Winsford. However, under the Spatial Strategy 4,200 dwellings and around 10 hectares of employment land are identifi ed for within the Rural Area of which 2,300 dwellings are to be directed to Ten “Key Service Centres” with the remaining requirement (1,900dw) to be found in the wider rural area.

According to Strategic Policy STRAT 1 (Sustainable Development) development proposals need to be in accordance with relevant policies in the Plan and support listed sustainable development principles, unless material considerations indicate otherwise. Eight principles are listed including the following:

Vale Royal Local Plan - selected ‘saved’ policies


Oakmere Planning Framework

Although the Application Site is located just beyond the northern fringe of Delamere village and is well related to Delamere Station, the Site lies within Oakmere Parish.

In June 2012, Oakmere Parish Council published a community-led Planning Framework a document prepared in the spirit of neighbourhood planning to balance localism and growth, and aimed at providing a robust planning and design framework to inform planning decisions on new development within the parish.

The main body of this document covers potential proposals and direction of change in the Parish. The redevelopment potential of the former Marley tiles site is specifi cally recognised.

Design considerations Potential contributions / mitigation measures

Achieving an appropriate mix of uses on the Site, with the non-residential uses included. eg. Retirement- accommodation with extra care and recreational facilities.

High quality useable open space to be provided on site and accessible to the wider community.

Achieving an appropriate development form, whilst respecting local character landscape.

Aff ordable housing, in line with the development plan should be sought on all sites. This should be indistinguishable from the market housing and provide a mix of sizes to meet an identifi ed local need.

High quality and safe pedestrian connections are needed to knit the development into the local area and for access to Delamere Station.

Potential highways contributions required to achieve acceptable access and connections beyond the Site.

Acceptable access onto Station Road must be achieved.

High quality open space provided on site, including play, community recreation and potentially allotments.

Having regard to the Site’s strategic location adjacent to Delamere Forest and the train station, the Framework suggests an opportunity for new recreational and tourism uses for Oakmere as part of a comprehensive mixed use scheme including residential. Notwithstanding what the ultimately land use would be on the Site, the document states that main messages from local people is that any new development must be appropriate to the area and of high quality.

In Section 7, Implementation of the Planning & Design Framework, the Framework sets out a number of specifi c design considerations for the future redevelopment of the former Marley tiles works site. These design considerations, together with potential areas for fi nancial contribution / mitigation measures are reproduced in the table opposite.

In the remainder of this Statement we demonstrate how development proposals for the Application Site have responded to this Framework, plus local and national planning policy and guidance focused specifi cally on design and access issues.

• Locating new housing, wherever possible within 1.6km (1 mile) of existing or proposed local shops, community facilities and primary schools and be well connected to public transport.

• Encouraging and prioritising the use and redevelopment of previously developed land and buildings in sustainable locations that are not of high environmental value.

• Minimising the loss of greenfi eld land and high grade agricultural land.

Part One the Borough Council also states that existing local plan policies relating to ‘Major Developed Sites’ will be reviewed through Part Two of the Local Plan and other development control policies.

Oakmere Community-led Planning Framework – Former Marley Tiles Site (extract)


Evaluation and Design Response

4

36 E V A L U A T I O N A N D D E S I G N R E S P O N S E

Evaluation and Design Response

Evaluation - Development

Constraints and Opportunities

A number of key design opportunities and constraints have been identifi ed from the Site context analysis, and are illustrated on the plan opposite and summarised below. Individually and collectively these design opportunities and constraints have been carefully evaluated as part of the development of a draft illustrative masterplan for the Site (refer to section 5). Of the few constraints that have been identifi ed, none would prevent development. In fact, a number of these ‘constraints’ have been overcome by incorporating them into the development scheme as positive features.

The Former Marley Tile Works when operational

37E V A L U A T I O N A N D D E S I G N R E S P O N S E

Key Constraints

• Green Belt policy

• Extent of previously developed land

• Existing site access via Golf Club Road

• Traffi c speeds on Station Road

• Site topography with a broad change in levels across the Site of approximately 8 meters, but with more localised level changes close to the Site’s northern and western boundaries.

• Presence of Fir Brook and evidence of fl ood risk on southern part of the Site

• Presence of trees within the Site, including within the area proposed for new site access

• Presence of utilities crossing parts of site, including a trunk water main which cannot be removed or relocated For Main Rivers, the Environment Agency typically requires an 8 to 10m easement along watercourses. Given that the two watercourses (Fir Brook and tributary) are Ordinary watercourses, a minimum of a 5m easement is recommended. This will allow for future access for maintenance purposes (vegetation clearance etc).

• Evidence of bats using the Application Site for commuting and foraging, together with confi rmed/suspected bat roosts within some of the existing buildings

• Evidence of a small population of grass snake and common lizard on-site

• Presence of a number of large derelict former factory buildings and offi ces, plus a large expanse of concrete hardstanding

• Ground conditions and potential contamination

• Proximity to a sensitive local tourism asset, namely Delamere Forest.

Key Opportunities

• To assist CWaC in meeting the housing needs for the Borough, including aff ordable housing and support sustainable economic development through jobs in the construction industry

• To remove derelict industrial and offi ce buildings considered incongruous is a rural area, and so provide benefi ts to the visual amenity of existing residents and visitors to the area, including patrons of Delamere Forest whose visitor centre access is located opposite the Site.

• To strengthen the landscape framework of the Site and provide screening for sensitive receptors, and protect the Green Belt.

• To make eff ective use of land by reusing land that has been previously developed (brownfi eld land).

• To contribute to conserving and enhancing the natural environment by remediating and developing a site of lesser environmental value than greenfi eld sites in the Borough

• To provide high quality housing in a sustainable rural location close to facilities and services, including school bus services and Delamere Station enabling access to local schools and to commuter destinations such as Northwich and Chester, as well as Manchester.

• To bring forward a new site access which will help improve existing highway safety conditions by slowing traffi c on Station Road to the benefi t of all road users, including visitors to Delamere Forest and those using Delamere Station. Important safety benefi ts also to pedestrians accessing these facilities and those using the Public Right of Way which cross Station Road at this location.

• To provide high quality informal open space and play space for new and existing residents of Delamere.

• To help support and enhance existing local rural services, and to ensure that in the future a greater percentage of pupils attending Delamere Academy are drawn from within the local catchment area and so provide sustainable transport benefi ts, including increased opportunities for ride-sharing.

• To establish a signifi cant green infrastructure network through-out the Site and so bring amenity, recreational, biodiversity and sustainability benefi ts for new residents and wider community.

• To achieve a signifi cant reduction in the area of impermeable surfaces and control surface water run-off so that discharge rates are less than existing; measures which will have a positive impact on reducing fl ood risk off -site.

• To open up some of the culverted sections of Fir Brook and to make this an integral feature of any future development at this location. More specifi cally, signifi cant scope exists for enhancing the variety of aquatic habitat types present by modifying the profi le of the drainage channel along the south-western boundary and creating new wetland features as integral feature of a SuDS.

• Potential to help deliver a proposed Muti-User PROW along the northern edge of the Site adjacent to Golf Club Road.



Site boundary

Existing residential developments

Constraints

Derelict site clean-up costs

Water body (moss, mere, lagoon)

Watercourse

Local highway safety issues

Existing access

Permissive footpath

Safeguarding tourism asset/amenity

Site topography

Steep banking

Limit tall structures

Local and distant views

Local fi ltered views

Noise - future mineral workings

Area prone to shallow fl ooding

Trunk water main easement

Opportunities

Derelict site - remediate

Woodland / signifi cant tree groups

Strengthen boundary planting

New public open space and play areas

New green infrastructure

CWAC proposed improvements to pedestrian access at Delamere Station

New site access and traffi c calming

Convenient access to Delamere Station

Direct access to PRoW network

Pedestrian access to local social and community facilities

Move area out of fl ood risk

Constraints and Opportunities


Design Response

In response to the Site context, and the key design opportunities and constraints summarised above, the following core design principles have informed the scheme design and underpin the development parameters that are presented in sections 5 and 6 of this Statement.

Responding to Topography

and Green Belt Considerations

Through a combination of removing large industrial buildings and structures, working with the existing topography and by introducing new landscape planting in and around the Site, new development of an appropriate scale / height can improve the openness of the Green Belt at this location. Redevelopment also off ers the potential to create public open spaces on previously developed land.

Responding to Flood Risk

and Drainage Considerations

Currently there is fl ood risk to part of the Site, the most signifi cant source being fl uvial fl ood risk adjacent to Fir Brook. In response, it is proposed that part of the Site is raised and that compensatory fl ood storage is provided.

A comprehensive SuDS network is also prepared as an integral component of the scheme to limit the amount of surface water draining from the proposed development and therefore minimise the risk of fl ooding. These measures will store and slowly release water back to local watercourses, matching existing natural greenfi eld runoff patterns. These ponds will be situated outside of Flood Zone 3.

Ground profi ling and the setting of minimum fi nished fl oor levels will ensure protection from overland fl ow in excess of the capacity of the drainage system and to prevent surface ponding. A proposed ‘green corridor’ along the Fir Brook and the drainage ditch will enable future maintenance access (please refer to the Flood Risk Assessment and Drainage Impact Assessment for further information).

Responding to the Scale and Character

of Surrounding Areas

Proposed residential development must be of a density, scale and character that respects the Site’s rural location and maintains the amenity of local residents, tourists and other visitors to the area.

Residential blocks must be broken up by areas of formal and informal open space to help ensure that the development does not look suburban in character.

The north, north-eastern part of the Site must be no more than 2 storey to reduce visual impact.

In developing the illustrative masterplan, consideration must be given to the proximity of new development to the regionally important Delamere Forest tourist and visitor attraction which is principally accessed off Station Road opposite the Application Site. This means that only a limited amount of residential development should be located close to the western / south-western boundary facing Station Road, and that a new access must be sympathetically designed and landscaped avoiding housing development directly within the Site line of Station Road.


Incorporating Green Infrastructure

and Existing Landscape Features, and

Protecting and Enhancing Site Ecology

Green infrastructure should permeate through the new development and form links with the wider surroundings. This infrastructure should comprise native woodland planting; informal areas of open space and dedicated play provision for children, together with new surface water SuDS features and fl ood alleviation areas which should be sensitively landscaped.

Where possible as much of the existing trees on site must be retained and enhanced as they form a key part of the character of the Delamere area and help screen development.

Ecological areas of value within the Application Site, in particular woodland areas, and the watercourses, should be safeguarded and enhanced. Green spaces focused on nature conservation should also be incorporated.

Creating a Safe and Convenient Access

and Movement Network

A new main site access should be established directly off Station Road which can optimise safety benefi ts for all highways users, and designed to create a sense of arrival when entering the Site.

The internal movement network should designed to encourage lower speeds and provide routes which are convenient, safe, and legible for users, and which prioritise non-car modes of transport for local movement whilst still allowing appropriate access by the car.

Safe and convenient pedestrian and cycle access to Delamere Station should be provided from the Site.

Opportunities to support and enhance school bus services, which operate within the area, should be positively addressed e.g. new bus shelter, pick-up and bus turnaround area.

In line with adopted standards suffi cient car parking spaces should be provided and sensitively designed to ensure, where possible, they are integral to the streetscape and are safe.

Establishing a Focal Point to the Development

and Harnessing Solar Gain to Maximise

Energy Effi ciency

Where practical, having regard to site topography and other development considerations, buildings should be orientated to face south to maximise energy effi ciency through solar gain.

Opportunities to establish focal points within the development, which can serve to aid community interaction, should be pursued.


Responding to Service Infrastructure

Constraints

The scheme design should respond to physical constraints associated with safeguarding utility easements required for maintenance access, and health and safety considerations.

Protecting Existing and Proposed Public

Rights of Way

Existing and proposed Public Rights of Way routes should be safeguarded and opportunites to connect new footpaths to these routes pursued.


2. Priority Junction

(Application Site and Delamere Forest Golf Club)

This option is essentially the same as Option 1 but the Golf Club access would feed into the new access with Golf Club Road being ‘stopped-up’ but still maintained as a PRoW. It was envisaged that the benefi ts of this access option would be improved safety for all motor vehicle users and also for those using the PRoW and crossing Station Road at the existing Golf Club Road junction. Like Option 1, however, this option was also dependent on a reduction of the existing speed limit on Station Road to 40 mph. In addition, Golf Club Road is not an adopted public highway but a private road with no public access rights over it. Therefore, to be implemented this option would also need the support of all those who have right of access across Golf Club Road, and in particular the members of the Golf Club.

Design Response - Site Access

Given existing access conditions outlined in section 3 (and in the supporting Transport Assessment), The Crown Estate recognises the opportunity to deliver a new access and help secure highway safety benefi ts in the vicinity of the Site. Detailed discussions have therefore been held with the highway authority over the form and location of a new vehicular access off the B5152 Station Road. Three access options have been considered, before concluding that the roundabout option off ered the most appropriate solution - they are:

1. Priority Junction (Application Site Only)

Under this option it was proposed that the existing access to the Golf Club be maintained and that a new priority junction access be constructed to serve the Application Site. The advantage of this access solution would be to remove new development traffi c from an existing sub-standard access, namely Golf Club Road. On account of visibility splay requirements, to be implemented this option would, however, require the existing speed limit on Station Road to be reduced from 60 mph to 40 mph.

3. Roundabout (Application Site Only)

To achieve a suitable vehicular access off Station Road to serve the Site, under Option 3 a roundabout is proposed. It is considered that the provision of a roundabout will provide a safe and deliverable access solution to the Site whilst, at the same time, off ering an important opportunity to deliver safety enhancements on Station Road by slowing traffi c without the need for a reduction in the existing speed limit. For these reasons it has advantages over alternative ‘right-turn’/priority options, and is the option favoured by the Highway Authority and has been carried forward as the chosen access option for the Site.

It is recognised that, in comparison a priority junction, a roundabout at this location will have more of an ‘urbanising’ eff ect. Nevertheless, a roundabout off ers a number of important safety advantages and, in addition to the Highway Authority, is widely favoured by many local stakeholders keen to see highway safety improvement to this part of Station Road. Furthermore, as is explained in more detail in the following section, through use of appropriate materials and landscaping treatment, a roundabout can be sensitively designed so that its visual impact is limited.

For further information on the technical rational for the roundabout access, please refer to the supporting Transport Assessment.

Priority Junction (Application Site) Roundabout (Application Site)

Evolution of the Design Process

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44 E V O L U T I O N O F T H E D E S I G N P R O C E S S

Evolution of the Design Process

This section summarises the process of stakeholder consultation that has been undertaken and describes how the development proposals have evolved in response to the comments received.

Consultation with the

Local Planning Authority

and Key Stakeholders

The Crown Estate has promoted the Site for development for a number of years through the local planning process, and has had meetings with planning policy offi cers at Cheshire West and Chester Council regarding the development potential of the Site.

More recently, as part of the development of specifi c proposals for site, detailed discussions a have been held with relevant offi cers at the Council, including planners, landscape offi cers, fl ood risk and drainage specialists, environmental health, housing and education offi cers.

Discussions have also taken place with statutory bodies and other relevant organisations including the Environment Agency, utility providers, Tarmac Lafarge, the Forestry Commission and Delamere Forest Golf Club.

Meetings have been held with Delamere Parish Council and Oakmere Parish Council, and with Ward Councillors to seek their views on the emerging proposals. An escorted site visit for Ward and Parish Councillors was also undertaken in advance of the fi rst public consultation event

Parish Councils

Both Delamere PC and Oakmere PC were fi rst formally briefed on The Crown Estate’s intentions to redevelop the former Marley tile works in May 2012. At these briefi ngs key drivers for redevelopment of the Site were explained to Members and, based on the fi ndings of a baseline appraisal of the Site and early discussions with offi cers at Cheshire West and Chester, initial redevelopment options presented. The options were based on three main land uses: employment, residential and leisure.

Although there is a strong demand for leisure uses in Delamere Forest, based on market evidence the commercial opportunities for the Marley Tile site are considered very limited even as part of a mixed-use scheme as presented under Option 4 (please refer to supporting Leisure & Tourism Market Assessment, June 2011, Colliers International UK PLC). For this reason leisure uses were ruled out due to a lack of market demand for anything which is appropriate for the Site or is fi nancially viable. Leisure uses would also generate traffi c at times in the week when other leisure attractions are already busy and, as a result, would likely have a negative impact on the other attractions and on the amenity of local residents.

With regards employment uses on the Site, Parish Council Members were informed that:

• Since 2007 there had been a lack of interest shown by the market for employment uses

• Due to the dilapidated nature of the buildings, would not expect any future interest in re-use for high end users but instead potential for low grade B2, B8 employment and Sui-Generis users such as external storage, car breakers. However, low rents with short lease terms likely which would not result in any investment or environmental improvements for the Site

• Low grade employment uses would also reintroduce HGVs to the area.

Notwithstanding the above, having regard to the Council’s own evidence base on the demand for employment space in rural areas, it was suggested at the time that as part of a residential-led scheme there might be demand for approximately 1.5 acres (0.6 hectares) of rural workspace/business premises on part of the Site. Some employment space was therefore presented, along with residential, as an emerging preferred option.

Land Use Option Description

Employment 1 Re-use and retain existing buildings for employment comprising B8, B2, B1 and potentially Sui-Generis uses.

Employment 2 Redevelop for employment comprising B8, B2 and B1 uses.

Residential Led 3 Redevelop for residential including a possible residential care home and live - work units and / or rural workspace.

Land Use Option Abandoned

Mixed Use 4 Redevelop for a mixed use incorporating single family residential, care home, hotel / conference accommodation and live - work units and /or rural workspace.

45E V O L U T I O N O F T H E D E S I G N P R O C E S S


Site Boundary (10.59ha)

Residential (5.39 ha) (30dph = 162 dwellings

Commercial (0.53 ha)(1760m² Buildings Footprint)

Public Open Space and SUDS (0.73 ha)

Existing Watercourse

Indicative Buildings

Enhanced Buff er

Landscape Buff er/Woodland

Main Residential Street

Secondary Residential Streets

Existing Trees

New Trees

Contours

Development Option

August 2011


Following these briefi ngs further technical work was undertaken and redevelopment proposals refi ned in advance of engaging with the wider local community. The principle change was a decision not to include a dedicated area for rural workspace/business premises. This decision was taken for two reasons: uncertainty over market demand and also concerns over the impact an employment use of this kind would have on adjacent residential development. With regards to the latter various options on where employment uses could be located on site were investigated but due to the physical shape of the Site and the location of the proposed site access, a view was reached that there was no discrete area in which to locate workspace/business premises without a negative impact on the amenity of new residents adjacent either as a result of visual impact or employment traffi c/trade vehicles.

A residential scheme has therefore been pursued which not only helps meet the pressing need for housing in the district, including aff ordable housing, but also makes eff ective use of a brownfi eld site.

Community Consultation

Two pre-application public exhibition events were held at Delamere Community Centre:

• The fi rst was held on Friday 8th August 2013 (4pm until 8pm), with exhibition materials remaining on display for residents to view and comment on during Friday 9th and Saturday 10th August. The primary purpose of this exhibition was for the public to learn more about the context within which initial redevelopment for the Site had been prepared, and to encourage the public to share their views and formally provide feedback on initial redevelopment proposals, namely a residential scheme for up to 180 dwellings.

• A second consultation exhibition was held on November 22nd from 3.00pm to 7.00pm and on Saturday 23rd from 9.00am to 1.00pm. At this exhibition detailed proposals for the Site were presented; proposals which were partly informed by the feedback received at the fi rst consultation event.

A fl yer inviting local residents to the consultation events was distributed to approximately 500 homes in the Delamere and Oakmere area one week prior to the exhibition. Local elected representatives from Oakmere and Delamere Parish Council and Chester and Cheshire West ward councillors all received personal written invitations to the consultation events. The events were also promoted in the local newspaper, the Northwich Guardian through an advert and editorial.

Over the two events a total of 196 people viewed the exhibition material.


Key Issues Raised by the Local

Community and Design Response

A range of views were expressed at the consultation events and through completion of feedback forms, letters, emails and phone calls to the project team.

The top three issues raised by respondents following the fi rst exhibition were:

• Ensuring facilities and infrastructure can cope, e.g. schools and roads;

• Respecting the landscape setting and minimising impact on the Green Belt; and

• Providing a safe access.

While 84% of respondents supported the re-use of brownfi eld land as way of helping reduce development on greenfi elds elsewhere in the District, the most important potential local benefi ts of redevelopment of the former Marley tile works were identifi ed as:

• Improving pedestrian safety and traffi c calming around the station;

• Cleaning up a derelict site and bringing it back in to benefi cial use; and

• Supporting local services, schools and facilities.

Framework Concept Plan, August 2013


A number of concern and questions were also raised by the community in response to the initial framework masterplan proposals for the Site, the most frequent suggestions were that:

• Traffi c and access needed to be looked at in more detail;

• The local gas supply, broadband and sewage infrastructure needed improvement; and

• Specifi c provision should be made on site for older people, leisure/employment uses should be considered, as should aff ordability of the homes.

Both Delamere and Oakmere Parish Council also responded formally to the fi rst consultation event with similar comments as the wider local community. In addition, however, the Parish Council’s raised concerns regarding the scale of the scheme, the need to provide adequate facilities and recreational space, the impact of the increased amount of traffi c on the Abbey Arms junction, the need for community integration and improvements to the Community Centre.

AMEC used the feedback received from the local community at the fi rst consultation event to inform a Draft Illustrative Masterplan for the Site. Of those key issues raised, and for which there is a design response, a summary is provided in the table right.

In deciding what changes should be made to the initial scheme we also carefully considered what development best meets the needs of the area having regard to market demands and the likely costs of cleaning-up the Site and making it ready for development. The outcome is that residential re-use for up to 180 homes remains the most appropriate option for this brownfi eld site.

Theme / issue raised Design response in Draft Illustrative Masterplan

Homes for elderly people A dedicated area for 15 retirement dwellings (including 4 bungalows) was incorporated in to the scheme arranged around a communal ‘green’ and with convenient access to a community garden/allotments.

Need to reduce speeding on Station Road

This was one of the main issues raised at the initial consultation. Our original proposals included proposals for a roundabout access solution to reduce speeds near the station. We stayed with this option as the roundabout design meets highways standards and will help control traffi c speeds by forcing vehicles to slow as they approach the junction (especially heading north) and negotiate the central island.

Footpaths are required to facilities on Station Road

The access design includes new footways to connect to local facilities and a fi nancial contribution is proposed to fund better pedestrian connections around Delamere Station.

Protecting the landscape, green belt and wildlife

The design solution for the Site’s redevelopment has been informed by a wide range of technical studies, including ecological studies and protected species surveys, plus the fi ndings and recommendations following detailed landscape and visual impact assessments. As a result the scheme achieves a number of benefi ts which meets with local interests, they include:

Removal of areas of hard standing and derelict industrial buildings

Reduced visual impact by restricting buildings to no more than 2.5 storeys and no more than 2 storeys in the north eastern corner of the Site.

Retention and enhancement of most of the existing trees and the creation of new areas of habitat and wetland with woodland walks.

Recreation / open space The Draft Illustrative Masterplan has been designed for a range of open space typologies, including both formal and informal play areas. The overall open space provision on site exceeds local adopted standards and will provide a valuable resource for new and existing residents of Delamere.

Volume of traffi c and impact in the area and at the Abbey Arms Junction

About 130 vehicles would be generated in each peak hour. This traffi c has been modelled with other local traffi c growth to 2023. Results demonstrate that existing roads and junctions in the area will be able to cope with the number of homes proposed.


The Draft Illustrative Masterplan consulted on at the second public exhibition event provided for the following:

Up to 165 terraced, semi-detached and detached homes up to 30% of which will be aff ordable

Up to 15 homes specifi cally for older people, including bungalows, arranged around a communal ‘green’ and community garden/allotments area

New roundabout to provide safe access and help slow traffi c on Station Road

Contributions towards improved pedestrian facilities around the Site and Delamere Station, together with speed reduction measures on Station Road

A high quality design with opportunities for creating a sense of place within the new development

Tree belts and screening to be retained and reinforced

Open space, play areas and informal sports pitch for older children

New woodland walks and wetland areas which form part of a proposed Sustainable Drainage System (SUDS) and fl ood compensation strategy

Room for the proposed multi-user route protected

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Illustrative Masterplan November 2013

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Whilst there were some concerns raised around the impact of proposed residential development on traffi c and infrastructure, the number of feedback responses reduced signifi cantly from 63 at the initial consultation to 20 at the second consultation. A number of supportive comments were made for the scheme and there was only one outright objection to the proposals.

The majority of issues raised at the second event have been addressed through the technical information supporting the application. Of the few comments received which pertained to design issues, the most signifi cant concerned the proposed location of retirement accommodation. Some respondents suggested that this type of accommodation would be better located close to facilities on Station Road e.g. Delamere Station.

The proposed location of the retirement accommodation has been carefully considered and purposely located away from the Site access where the impact on the amenity of residents from car movements will be the greatest. The chosen location also off ers ease of access to the existing PROW network, as well as the planned open space on site, including a designated area for allotments. For these reasons, and the fact that Delamere Station is within convenient walking distance from any part of the Site, no changes have been made to the Illustrative Masterplan following the second consultation event.

For more detailed information, please refer to the separate Statement of Community Consultation (SCC) which supports The Crown Estate’s planning application.

Copy of exhibition material from the second consultation event (November 2013)


Key Issues Raised by the LPA

and Design Response

In response to the Draft Illustrative Masterplan, comments were received from relevant offi cers at Cheshire West and Chester Council. Constructive comments were received from the Case Offi cer who highlighted how the scheme layout could be amended before submission so that it was more ‘landscape driven’ and, as a result, responds more positively to the local environment. Other comments with a design focus concerned internal highway layout and parking issues.

In response, the Draft Illustrative Masterplan was revisited and options prepared to see how ‘fi ngers’ of new woodland could best be incorporated in to the Site, and the spine road realigned.

A number of high-level alternative layout options were considered. Not surprisingly those options which incorporated the largest amount of open space/strategic landscaping resulted in a corresponding reduction in the number of dwellings on site and negative impact on fi nancial viability. The same options also resulted in a scheme which was signifi cantly diff erent to what had been consulted and positively received by the local community. As a consequence, these options were not progressed.

Those options which proposed a fragmenting of areas

of open space were similarly not progressed as it would result in too many small areas which would be diffi cult and expensive to maintain, but would also not be large enough to accommodate certain typologies of play space which have minimum area standards. It was considerations such as these, together with the access solution and site topography, which had originally informed design proposals for the Site. As a consequence, a scheme design not too dissimilar to the Draft Illustrative Masterplan was discussed and agreed with the Case Offi cer.

The Final Illustrative Masterplan now shows more woodland throughout out the Site but also penetrating into the centre. This new woodland physically and visually links with woodland blocks which exist on and beyond the Site’s boundaries (please refer to Section 6 for more details). Some shallow bends have been incorporated into the spine road which, together with proposed new tree planting and surface road treatment, should have a positive impact on the street scene and provide visual cues to help slow vehicle speeds. The end product is a high quality scheme which is sensitive to its rural location, integrates with the surrounding woodland landscape and provides a positive change over the Site’s existing status as a derelict former industrial site which is visually intrusive and incongruous in the landscape.


Design and Access Proposals

6

54 D E S I G N A N D A C C E S S P R O P O S A L S

Design and Access Proposals

This section describes and illustrates the development proposals for the Application Site, including details of land uses and amount of development, scale parameters, access and appearance. The potential layout of the proposed development (including buildings, routes and open spaces) is shown as an illustrative masterplan, but it would be possible within the defi ned principles and parameters for detailed design proposals to be brought forward that diff er slightly from this.

Masterplan Overview

The masterplan has evolved through a design process informed by extensive site survey, environmental appraisal and public/ stakeholder consultation, and in response to adopted and emerging policies covering design issues. In summary a robust and iterative design process has been employed which has resulted in a high quality scheme design that:

• Creates a sensitive interface between the proposed new development and adjacent land uses;

• Creates an environmentally sustainable development which manages surface water and creates bio diverse environs and linkages through the Site via an extensive Green and Blue Infrastructure network;

• Creates an attractive and vibrant residential neighbourhood which encourages social interaction and more active lifestyles through provision of local amenities, open spaces and recreational facilities;

• Creates an access and movement network, which is convenient and safe;

• Creates a legible environmentally and commercially sustainable urban environment with its own sense of identity, which is appropriate in form and scale to its location and the local housing market;

• Respects existing site features and includes enhancement measures where opportunities have been identifi ed e.g. Fir Brook; and

• Has a benefi cial impact on the openness of the Green Belt, and on the amenity of local residents, tourists and visitors to the area, in comparison to the Site in its existing state as a derelict former industrial factory.

55D E S I G N A N D A C C E S S P R O P O S A L S



Illustrative Masterplan

Land reserved for potential new access to Delamere Golf Club

Proposed new access

Residential Main Street

Enhanced Tree Belt

Retirement Accommodation

Allotments

Lanes and Shared Surfaces

Enhanced Tree Belt

Former hardstanding area replaced with new public open space / SUDs area

Flood compensation areas


Land Uses and Amount

The land uses proposed are in response to a number of factors: market evidence which suggests that there is no requirement for this site to be retained for employment uses; the fact that the Site has been identifi ed in the Council’s Strategic Housing Land Availability Assessment (SHLAA) as suitable for residential development (up to 202 dwellings); and the economics associated with cleaning-up a large derelict former industrial site. Further justifi cation for residential development at this location is the inherent sustainability credentials of the Site being within walking and cycling distance of community facilities within Delamere village and public transport services at Delamere Station.

Residential

The illustrative masterplan proposes up to 180 new homes.

The overall site area is 11.97 Ha (29.58 acres) with the land use being split between developable residential 4.72 Ha (11.66 acres), Public Open Space 1.53 Ha (3.78 acres), retained / enhanced woodland and site access 5.54 Ha (13.69 acres), and areas for fl ood compensation 0.87 Ha (2.15 acres). The gross residential density is therefore 15 dwellings per hectare or 29 dwellings per hectare net, which is deemed appropriate having regard to the Site’s rural location, other recent residential developments in the area and the need to make eff ective use of previously developed land.

The design of the proposed dwellings will be established at the detailed design stage to refl ect the character of the local area and respond to neighbouring built development, woodland, and site topography. The residential mix should be 2, 3, 4 and 5 bedroom houses with all of the 5 bed houses being detached, 4 bed houses being either detached or semi detached, and 3 and 2 bed houses being semi detached or short terraces. Within this mix of dwellings it is proposed that 15 dwellings will be dedicated for those over 55 years i.e. retirement accommodation and will include bungalows which should be either detached or semi detached.

Dwelling type Total dwelling mix

Number %

2 bed house 26 14

2 bed bungalow 4 2

3 bed house 63 35

4 bed house 49 27

5 or more bed house 38 21

Total 180 100

The illustrative mix of dwelling types is approximately:

This illustrative mix has been informed by viability and market advice from Carter Jonas, and through discussions with the housing offi cer at CWaC. However, the mix may change at reserved matters stage, depending on the market and demand at the time.




Residential development Area (4.72ha)

Public open space (1.11ha)

Allotments (0.06ha)

Retained/enhanced woodland and site access (5.54ha)

Flood attenuation (0.87ha)

SUDS area (0.36ha)

Land Uses


Open Space

A total of 6.65 ha of open space is provided for, which equates to approximately 55% of the total Site area. Of this total approximately 1.53 ha of public open space occupies over a quarter of the previously developed part of the Site (5.9 ha).

The level of open space provision exceeds the Council’s standards for rural areas as presented in Vale Royal’s adopted SPD No. 3 (September 2007).

Table below provides a breakdown of the proposed open space provision on site against the various typologies contained within the Council’s SPD.

POS Typology Space requirement (sq/m)

Dwellings Area requirement (sq/m) Area requirement (Ha) for 180

dwellings

Proposed provision (Ha)

Amenity & play space

12.5 180 2,250.00 0.23 1.04*

Formal play space

20 180 3,600.00 0.36 0.43

Subtotal 5,850.00 0.59 1.47

Allotments 0.06

Total 1.53

* Includes 0.36 ha of SUDs dry balancing area




Natural and semi-natural green space

Amenity greenspace

LAP (Local Area for Play)

LEAP (Locally Equipped Area for Play)

Informal kick-about area

Allotments

Proposed fl ood compensation feature

Existing watercourse

LEAP straight line distance 240m radius

LAP straight line distance 60m radius

Public Open Space


Development Form and Structure

The proposed development form and structure for the Site is landscape driven. Development blocks are broken-up and/or punctuated with new woodland planting. On the edges of the Site new woodland planting is also introduced so that, as part of an over-arching landscape framework, development sensitively integrates with its surroundings.

The development structure also responds principally to both the Site’s irregular shape and the proposed location of the new vehicular access. Having regard to these two factors, the road network within the Site hangs off a central spine road which runs from west to east working with the existing topography. Proposed new development also works with the existing topography by limiting development to bungalows and only 2 storey dwellings on some of the higher parts of the Site , thereby ensuring that new development does not have a greater impact on the openness of the Green Belt than the existing development.

Areas of open space are dispersed within the Site to provide amenity benefi ts for as many of the new residents as possible, but not dispersed too much that the quality of the open spaces are compromised and/or that some are not large enough to support the recreational needs of children of diff erent age groups. The form and structure of the open space areas has also been designed to maximise opportunities for Sustainable Urban Drainage, and to create new areas of habitat for fl ora and fauna.

The strategic masterplan shows how the various land uses are intended to work together to create a vibrant and integrated scheme. The location and form of the main public open space areas are focal points of the development, as is its relationship with key development frontages. Buildings which, through either their height and/ or use of materials in construction (including render), are identifi ed as landmarks to add variety to the streen scene and help people visually orientate themselves within


Application boundary

Major gateway

Minor gateway

Green fi ngers/wedges

Green spine

Key frontages

Future recreation links

100m/200m (2 minutes walking)

Visually sensitive area

Neighbourhood focus

Existing major routes

Proposed new pedestrian access/crossing

Delamere Station

Retain/enhance Woodland edges

Open-up watercourses

Urban Design Framework

the development. The strategic masterplan also identifi es the location of the vehicular accesses into the Site and an indicative structure for the internal street network.

The illustrative masterplan interprets the strategic masterplan to show how the resultant development may look if the design parameters set in this DAS were applied to guide detailed development proposals at reserved matters stage.




Public open space

Retained/enhanced woodland

Residential development parcels

New cycleway/footpaths

Building frontages

Key building frontages

Landmark buildings

Allotments

Play areas

Trees

Flood compensation area

Fir Brook

Strategic Masterplan


Development Scale

Having regard to the sensitivity of the Site in terms of its Green Belt status, the fi ndings of the LVIA has shown that by working with the Site’s topography, and enhancing woodland screening, the Site can accommodate up to two and a half storey dwellings without having a negative visual impact.

The dwellings should have a variety of ridge heights which will create character within the development. The heights will vary depending on dwelling footprint and roof pitch, matters to be agreed at reserved matters stage, but they are likely to be up to a maximum of 8.5m high to the ridge line, and between 5m and 6m up to the eaves. It is anticipated that dwellings will be predominantly detached and semi-detached, with some short terraces, although this will depend on the mix of house sizes agreed at reserved matters stage.

A range of wide and narrow fronted dwellings will be suitable to create variety in appearance and help defi ne the streetscape. Wide fronted properties will generally be detached houses with building frontages of between 8 – 12m, with a depth of between 5 – 7m. Narrow fronted buildings will be terraced and semi-detached houses. Typically a pair of semi-detached houses will be between 8 – 12m in width and 8 – 10m in depth. Terraces will generally be short terraces, but could be up to a maximum of 6 houses with each house being 4-5m wide

The scale of the proposed development, in terms of building heights and spaces is very much planned with the pedestrian in mind.


Application boundary

1 Storey

Up to 2 Storey

Up to 2.5 Storey

Scale


Appearance and Character

The proposed appearance and fi nishes will be approved by the Local Planning Authority at the reserved matters/detailed design stage to create a coordinated residential development. The exterior building fi nishes may be either traditional or contemporary but must have high aesthetic quality with the overall material palette taking visual cues from the architectural vernacular of residential development in the local area.

Boundary Treatments

Boundary treatments will be defi ned through the use of fencing, walls and hedgerows (within a spatial hierarchy defi ned through a design code at the detailed design stage). As depicted in the Illustrative Masterplan the boundaries will also relate to adjoining properties and land uses to create a cohesive place, strengthening and defi nining each of the proposed character areas.

Boundary treatments will be natural with heights and details of boundaries appropriate to their location. The use of high boundary treatments to public areas will be minimised to ensure an attractive public realm and to maintain a sense of safety and security. The use of brick walls enclosing back gardens, where visible from the public realm, should be encouraged.

All boundary treatments within a street should be an integrated palette of materials and fi nishes.

Building Materials and Colours

Varied elevation treatments, roof fi nishes, and facade openings work alongside staggered street frontages to create diversity and character. This compliments the existing area while also creating unity through a cohesive material palette.

Although exact materials and colours will be confi rmed during reserved matters stages, we propose that the materials used should be:

• Predominantly Red brick with rendered facades to buildings in key locations.

• Grey and red roof tiles.

• Sustainable and locally sourced wherever possible.

Details for window and door heads and cills should also be carefully considered to create variety and quality without appearing pastiche.


The Public Realm and Streetscape

The primary route is gate-posted at the Site entrance and at other junctions with dwellings designed to create a distinctive feature and focal point. Residential properties are proposed to be set back from the highway, with some buildings orientated diff erently to add visual variety to the streetscape.

The curvature of the primary and secondary routes creates varied vistas, which in turn lead to tertiary shared surfaces that are enclosed to create semi-private areas. The primary route also includes a number of areas of open space along its course intended to include new tree planting as part of an overarching landscape (Green Infrastructure) framework.

The scheme plot and dwelling layouts have been designed to create generous public and private space and compliment a simple road hierarchy ensuring legibility and ease of movement.

The external hard surface materials have been designed to allow pedestrians and vehicles to easily identify highway priority. Details of materials will be confi rmed at reserved matters stage.

Lighting

Lighting should be located to minimise clutter and materials and fi ttings should be robust, minimise impact on resources and refl ect the design qualities of the diff erent character areas.

Lighting levels will be designed to create a secure environment and increase the perception of safety for users. However, given the extent of the natural areas and wildlife corridors surrounding the proposed development areas, lighting will need to be carefully designed to minimise light pollution (reducing glare and spillage) and its impact on adjacent areas including Delamere Forest (an informal ‘dark sky’ area) and nature conservation interests, whilst also maintaining community safety.

Waste Management

Homes will be provided with adequate internal and external space for waste and recycling containers, and also provided with composting facilities within back gardens.


Landscape and

Open Space Strategy

The Landscape Framework

The landscape for the Site is formed by a network of green spaces and corridors necessary to provide for drainage, wildlife habitat and places to exercise, roam and play.

The character and quality of the existing landscape has been instrumental in shaping the masterplan. The landscape strategy has taken best advantage of the intrinsic positive characteristics and features contained within the Site, and informed the overall scheme design to ensure that once developed the Site responds appropriately to the local landscape and visual context and has a positive relationship with its surroundings.

These proposals are illustrated on the Landscape Masterplan and Public Open Space Plan.

The key objectives and design features of the landscape framework are described below.

Protect and Enhance Existing Landscape Features and

Local Wooded Character

The masterplan has been developed to retain and protect the existing valued landscape features that existing on the Site including tree cover and ditches (including Fir Brook).

A tree survey has been undertaken in accordance with BS5837:2012, which has identifi ed the quality of woodland and trees through categorisation (A, B, C and U. All A, B and category trees are considered to have merit and the majority of these have been retained within the landscape framework. There are no Tree Preservation Order’s on site.

Tree cover is primarily located on the Site’s peripheries and will be retained and managed to promote ongoing good health. New planting, using locally native species, will be introduced to fi ll small gaps in woodland on the southern edges and reinforce and enhance the woodland understory and edges.

Access proposals have necessitated the removal of a small part of woodland located on the western edge of the Site. Alternative locations for access have been dismissed on highway grounds. The proposed access road has been aligned to minimise the loss of valued tree cover in this area and design methods (including the avoidance of tree root protection areas through implementation of hard collars and steepening of roadside embankments) is also proposed. Whilst this will minimise tree loss and retain the majority of the western wooded belt, the loss of mature trees (notably oaks) within this area is inevitable. To help compensate for these losses the scheme proposes to plant locally native tree species within the Sites landscape framework.

Protect and Enhance the Local Rural Character

The local wooded and enclosed character of the Site and surrounding landscape has been protected and enhanced through the retention of the Site’s wooded peripheries within the landscape framework.

The woodland that dominates the edges of the Site have been extended into the Site to create small pockets of housing set within a rich landscape fabric that refl ects local landscape character. The housing and road layout has been designed to promote a green gateway into the Site and green vistas with green spaces, woodland and tree cover incorporated along main road corridors and at junctions.

New development will be designed to respect the intrinsic character of the local built environment i.e. village scale development (with associated village scale green spaces such as the village green and the green retreat) that embraces the local vernacular and uses muted materials and roofl ines where visible from Eddisbury Hill or any surrounding area.

Access proposals will be carefully designed to avoid the perceived suburbanisation of roads within the countryside. The new roundabout and access road design shall seek to use materials suitable for its rural location (i.e. for surfacing, kerbs, signage), minimise the use of signage and ensure appropriate soft edge treatment to the western edges of the Site and new road i.e. use of timber post and rail fencing or native hedgerow to provide continuity with adjacent features.




Retain and enhance existing woodland

Wooded green spaces

Green gateway and green vistas

Village green

Green retreat

Allotments

Public footpath (Oakmere FP5) on Golf Club Road

Footpath connection to Oakmere FP5 footpath

Permissive footpath

Cheshire Sands Quarry

Fir Brook

Ditch

Children’s play area

Informal kick-about area

Surface water SUDs feature

Flood compensation feature

Landscape Framework

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16


Protect and Enhance Connections to Surrounding

Recreational Areas and Routes

The Site is located immediately adjacent to the public footpath (Oakmere PF5) that runs along Golf Club Road and the Cheshire Sands quarry site to the east of the Site. The existing permissive public footpath that traverses the Site connects into the adjacent Cheshire Sands quarry site.

The masterplan proposes two points of access onto public footpath (Oakmere FP5) and will incorporate the existing permissive footpath into the landscape framework maintain connectivity to the Cheshire Sands quarry site. These will enable connections into the wider network of paths including Delamere Forest Park to the west and Oakmere to the east.

Protect and Promote Biodiversity

The masterplan has been developed with a view to retaining and enhancing much of the biodiversity on site. The scheme proposes to install bat boxes and relocate the existing small population of grass snake and common lizard to the green spaces on the Sites’ peripheries.

Redevelopment of the Site off ers an important opportunity to establish new habitat for fl ora and fauna through wetland habitat creation associated with the fl ood alleviation ponds in conjunction with the enhancement of the Sites existing ditches and Fir Brook (i.e. re-profi ling for habitat creation).

Create Network of Public Open Spaces

and Green Infrastructure

The landscape framework for the Site is founded on the creation of a network of high quality multifunctional green infrastructure.

Existing mature woodland, individual trees, ditches (including Fir Brook) and existing public footpath within the Site create a valuable existing framework for green infrastructure within the Site. The masterplan has been informed by and responded to these existing features to establish a wider network of green spaces that are necessary to provide fresh air, drainage, wildlife habitat and places to exercise, roam and play.

New green spaces and green corridors are proposed throughout the Site that will contain new tree cover, public open spaces, footpaths, surface water Sustainable Urban Drainage features and fl ood compensation features. There is potential to extend the footpath network into and around the Site’s green edges and wooded peripheries.

Footpaths, fl ood alleviation ponds and woodland proposal have been designed to complement the Cheshire Sands restoration proposals on the eastern boundary of the Site.

Attenuation and Flood Compensation Ponds

The illustrative masterplan has been designed to ensure that there is suffi cient space on Site for SUDs attenuation ponds. The proposed SUDs area shown in the south eastern corner of the Site will attenuate water to greenfi eld rates prior to discharge to the local watercourse, Fir Brook.

In the south eastern corner and also east of the Site fl ood compensation features are proposed.

Having regard to the fi ndings of the FRA, it is proposed that the lower lying southern part of the Site is raised between 0.5 and 1 metre, with compensatory fl ood storage created alongside adjacent sections of the Brook such that off -site fl ood risk is not increased. A working solution has been identifi ed and is presented in the accompanying FRA.

Management

All of the public open spaces are envisaged as being managed and maintained by either a management company or the Parish Council should they wish to adopt the space. This would include the play areas and amenity open spaces. As the designated SUDs Approving Body (SAB) for any new drainage system in the Borough, once approved it is understood that CWaC will adopt and maintain the SUDs on site and fl ood compensation areas.


Access and Movement

The Access and Movement strategy for the Site has been informed though an iterative design process, having regard to development opportunities and constraints and in response to the fi ndings of the Transport Assessment (TA) and through liaison with the Highway Authority. Refer to the TA for further information.

Site Access, Circulation and Servicing

The proposed vehicular and main pedestrian access into the Site is located off the B5152 Station Road on the north western boundary of the Site. A roundabout junction is proposed in order to act as a traffi c calming measure on Station Road. This access serves the proposed dwellings directly and forms the only vehicular access into the Site; the existing access off Golf Club Road will be closed.

The internal road layout has been designed for three situations: primary and secondary circulation has been designed to encourage lower vehicular speed and segregate pedestrian use, whereas tertiary roads have been designed as shared surfaces to reduce vehicular speed and integrate pedestrian use.

The primary street will be designed for 30mph, with the secondary streets and shared surfaced residential streets designed for 20mph following ‘home zone’ design principles.

All junctions, and the internal road network that they serve have been designed to accommodate emergency and service/refuse vehicles as well as private vehicles, whilst ensuring that roads do not dominate the development.

Public Transport

Existing public transport provision is well established with Delamere Station located within walking distance of the Site. To further enhance connectivity to public transport a new footpath is proposed north of the Site along Station Road, and a new pedestrian crossing located north of Golf Club Road and south of the rail overbridge.

Pedestrians

A network of footpaths is proposed throughout the Site which links with the adjoining footpaths on Station Road and local Public Rights of Way. The footpath network also provides easy access to dedicated area of open space within the Site and to the proposed school bus stop adjacent to the entrance, as well as to Delamere Station to the north.

Inclusive Access

The detailed design of the proposed development and its associated new transport infrastructure will be undertaken in accordance with the requirements of the Disability Discrimination Act. Detailed designs should be prepared in accordance with current good practice as embodied within the DfT’s “Inclusive Mobility” document. This approach will help to ensure that the proposed development is a fully inclusive facility that meets the needs of all users, including those with disabilities or temporary mobility impairments. The requirement to design for disabled people should permeate all aspects of the design process and include not only access to, and movement within the Site, but also the interface between the development and the surrounding road network.

Parking

Residential parking is primarily in-curtilage parking spaces designed to reduce the visual impact and prevent cars dominating the street scene. In situations where garages are proposed, they have been located, in the main, behind the building line to enhance the primary elevations. Parking courts have been kept to a minimum and serve a maximum of 12 dwellings on the eastern edge of the scheme.




Primary street

Secondary residential street

Tertiary lanes / drives (home zones)

B5152 (Station Road)

Unadopted road (Golf Club Road)

Proposed Internal Street Hierarchy

B5

15

2 S

tatio

n R

oa

d

Golf Club Road


A Sustainable Neighbourhood and

Building for Life

7

72 A S U S T A I N A B L E N E I G H B O U R H O O D A N D B U I L D I N G F O R L I F E

A Sustainable Neighbourhood and Building for Life

For any new development to be considered sustainable it should minimise as far as possible its impact upon the environment.

The following considerations are therefore central to the illustrative masterplan for the Site.

• The development has been planned to ensure safe and convenient pedestrian access to Delamere Station to encourage the use of public transport other than the private car to access the main centres of employment and retail in the area.

• Reducing energy use and maximising energy effi ciency are key considerations. The illustrative masterplan refl ects the principles of passive solar design and the new houses will align with the government’s ever tightening effi ciency standards (enshrined in building regulations).

In terms of sustainable construction, the developer(s) will be required to prepare a site waste management plan, which sets out the design measures incorporated to reduce construction waste, including the use of recycled materials in order to reduce the level of construction waste to landfi ll.

In addition, each building will allow for adequate internal and external space for bins and recycling boxes, linked to the latest standards that CWaC may have at the time of construction.

Achieving high quality in urban design will help provide an environment that is enjoyable to live in. This recognises that it is not just the design of individual buildings that is important, but the wider aspects too, i.e. the relationship of buildings to each other, to the area around the streets, and to the open spaces that make up the built environment.

The design and layout of the scheme and the ultimate development proposals for the Site will be governed by over-arching design principles, refl ecting the Council’s aspirations for high quality development and the achievement of best practice.

Ecological mitigation measures have been identifi ed and incorporated into the scheme as part of the landscape and drainage proposals.

Building for Life

An assessment of how the proposed development performs against ‘Building for Life’ criteria, the industry standard for well designed homes and neighbourhoods is included in Appendix A. This tool was developed by the Commission for Architecture and the Built Environment (CABE), with partners the Home Builders Federation, the Civic Trust and Design for Homes.

Phasing and Implementation

8

74 P H A S I N G A N D I M P L E M E N T A T I O N

Phasing and Implementation

This section outlines the proposed phasing of the development and the next steps to be taken in respect of the planning process.

Phasing Approach

Given the size and location of the Site, it is likely that it will be developed in three phases with land closest to Station Road being developed fi rst. The small area proposed for retirement accommodation to the north-east corner of the Site and housing , to be accessed from York Road would be developed last.

It is assumed that the development would commence in Mid-2016, with completion Mid-2020, a period of around 4 years. This is based on the construction and sale of between three and four dwellings per month, but this rate could change subject to local housing market conditions.

Assuming up to 180 dwellings, one developer and a start date mid 2016, the anticipated build out rate would broadly be as follows:

• 2016 = 20 units

• 2017 = 40 units

• 2018 = 50 units

• 2019 = 40 units

• 2020 = 30 units

Implementation

Once planning permission is issued, The Crown Estate will work with the chosen developer to deliver a high quality scheme in line with The Crown Estate’s strong commitment to design quality in a way that responds to the local context and has regard to the Site’s sensitive position within the North Cheshire Green Belt and in close proximity to Delamere Forest.


Application boundary (11.97ha)

Phase 1

Phase 2

Phase 1/2

Phase 3

Phasing

Summary and Conclusions

9

76 S U M M A R Y A N D C O N C L U S I O N S

Summary and Conclusions

The illustrative masterplan, which is presented in this Design and Access Statement, has been prepared having regard to the context of the Site and the identifi ed development opportunities and constraints. It has developed through an iterative process following feedback from offi cers at Cheshire West and Chester Council, Ward Councillors and members of Delamere and Oakmere Parish Councils, together with other key stakeholders and the general public following public consultation events held in August and November 2013.

In summary, the proposed development:

• Off ers an important opportunity to help support and enhance existing local rural services through increased patronage;

• Achieve a signifi cant reduction in the area of impermeable surfaces and controls surface water run-off so that discharge rates are less than existing; measures which will have a positive impact on reducing fl ood risk off -site;

• Ensures that all components e.g. buildings, landscapes, access routes, parking and open space are well related to each other, to provides a safe and attractive environment; and

• Safeguards land to deliver a proposed Multi-userPROW linking Station Road, Delamere with Stoneyford Lane, Oakmere providing off -road access for pedestrians, horseriders and cyclists.

• Removes large derelict industrial and offi ce buildings with resultant benefi ts to the openness of the Green Belt and the visual amenity for local residents, tourists and other visitors to the area, namely those using Delamere Forest;

• Makes eff ective use of previously developed land, and contributes to conserving and enhancing the natural environment by remediating and developing a site of lesser environmental value than greenfi eld sites in the Borough;

• Establishes a signifi cant green infrastructure/ open space network through-out the Site, bringing amenity, recreational, biodiversity and sustainability benefi ts for new residents and wider community;

• Provides high quality housing in a sustainable rural location close to facilities and services, including school bus services and Delamere Station enabling access to local schools and to commuter destinations such as Northwich and Chester, as well as Manchester;

• Brings forward a new site access which will help improve existing highway safety conditions by slowing traffi c on Station Road to the benefi t of all road users, including visitors to Delamere Forest, those using Delamere Station and those using the local Public Right of Way network which crosses Station Road at this location;

The proposals for the former Marley tiles site ensure that a high quality new residential development can be delivered, assisting the LPA in meeting its fi ve year land supply requirements on a site already identifi ed as suitable for housing in the Council’s SHLAA, whilst also making eff ective use of a major previously developed (brownfi eld) site.

The masterplan is illustrative only and is therefore intended to demonstrate how the Site could be developed to create a sustainable new residential development.

77S U M M A R Y A N D C O N C L U S I O N S

Final Illustrative MasterplanExisting Site

Documents

Land off Station Road, Delamere · 2014. 3. 12. · The Delamere Estate Tarmac Lafarge, who are the minerals tenant on the Applicant’s Delamere Estate, has recently sought planning