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9. RECREATION AND COMMUNITY FACILITIES
   
 
RC1 General
RC2 Protected Areas of Public Open Space
RC3 Nuisance Sports
RC4 Countryside Recreation Facilities
RC5 Equestrian Facilities
RC6 Golf Courses and Golf Driving Ranges
RC7 Water Based Activities
RC8-9 Canal/Riverside Recreational Developments
RC10 Outdoor Formal Recreational and Amenity Open Space Facilities
  Indoor Recreation and Community Uses
RC11 General
RC12 Retention of Existing Community Facilities
RC13 Day Nurseries
RC14 Residential Institutions
RC15 Public Utility Services and Facilities
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  INTRODUCTION
9.1 The term "recreation" embraces a wide variety of sport and leisure pursuits which have come to play an increasingly important role in peoples lives. Such pursuits may involve the use of formal sports areas or play facilities (outdoor and indoor), or they may concern more informal aspects of leisure, and be associated with the surrounding environment and landscapes in the Borough such as the canal system, footpaths or the open countryside where activities such as leisure walking are popular.
9.2 In its widest sense, recreation also includes tourism, which is both a leisure activity and an important source of employment in the Borough. However, in view of its wider employment and economic implications, tourism is dealt with in the "Economy" chapter of this Local Plan.
9.3 Allied to the provision of recreation facilities is the provision of community facilities - these may include day nurseries, residential homes, health facilities, educational establishments, community centres and village halls which all serve the needs of the community.
9.4 The Local Plan aims to ensure that sufficient land and facilities can be made available to meet the needs of the local population and those visiting the area, but at the same time to minimise any potentially detrimental effects on the environment.
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  NATIONAL CONTEXT
9.5 The Government recognises sport and recreation as important components of civilised life and as playing a valuable social and economic role. Planning Policy Guidance Note (PPG) 17 outlines the Government policy of promoting the development of sport and recreation in the widest sense.
9.6 The guidance advises that Local Plans are the appropriate context in which to: o assess local needs for recreational facilities; o Identify deficiencies in the provision of public open space; o encourage the development of suitable sites and types of site for additional sport and recreation and open space provision; o ensure that provision is properly coordinated with other forms of development and land-use policies; and o protect open space and other land with recreational or amenity value.
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  STRATEGIC CONTEXT
9.7 The policy approach in the Structure Plan is to encourage the provision of recreation facilities which will adequately meet the needs and demands of both the residents and visitors which they intend to serve, whilst respecting the environmental capacity of the locality. It seeks to allow recreation developments which will attract a significant number of visitors in locations which are accessible by a choice of means of
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  LOCAL CONTEXT
  Local Area Profiles
9.8 To assist in understanding the individual characteristics and issues affecting the Borough's towns and in particular the rural area of the Borough, Local Area Profiles have been compiled for each of the towns and the rural area. These highlight key local trends, features and issues. The profiles are intended to give background information and provide an understanding of local areas in terms of their characteristics, dynamics and planning needs. In this respect they have also drawn upon the needs and issues highlighted by respondents to the Issues Paper consultation.
   
  Community Strategy
9.9 The Borough Council's Community Strategy seeks to satisfy the community's demand for operational, cultural, social inclusion and recreational activities through the Council's own actions and its influence over others. It brings together the development of new strategies in respect of Community Planning, Community Development, Democratic Engagement and Rural Areas with the existing strategies with respect to Amenities and Leisure, Highways and Transportation.
   
  Cultural Strategy
9.10 A cultural strategy for the Borough was commissioned by the Council and was completed in December 1998. Entitled "Pride of Place" this covers the period 1999-2001. The strategy defines 'culture' in its widest sense, as being "the sum total of the individual and collective experiences around us, and the ways in which we both see our world and respond imaginatively to it", as opposed to just relating to the recognised forms of art/culture such as drama, dance, literature etc. The strategy recognises that cultural measures are most effective when they form part of a strategic concept for sustainable development; and that economic development, environmental protection and cultural action are interrelated and not necessarily opposed to each other. Within these wide parameters, the strategy outlines objectives in respect of planning related matters such as town centre regeneration, culture and the natural environment, and regeneration of the waterways.
9.11 The findings and recommendations of the Cultural Strategy have been taken into account, not just in relation to the policies concerning recreation and community facilities, but throughout all sections of the Local Plan.
   
  Leisure Strategy
9.12 A new leisure strategy for the Borough was commissioned by the Council and was completed in June 1999. This involved a comprehensive review of the existing leisure provision in the Borough, and a consultation exercise with all the relevant agencies, statutory bodies, and organisations involved in, or having an influence on, the delivery of leisure provision in the Borough. The results of this review and consultation exercise were then used as the basis for a number of recommendations.
9.13 Of the numerous findings of the study, those considered to be relevant to the Local Plan are as follows:-
 
  • There is some unmet demand for health and fitness facilities in the Borough.
  • There is an under provision of synthetic turf pitches in the Borough.
  • There is a deficit of indoor swimming pool provision against recommended standards.
9.14 The strategy includes a number of recommendations, of which those concerning facility development are relevant to the Local Plan. These are as follows:-
 
  • To identify the Council's priority for further swimming provision in the Borough; and to determine the nature of this provision, if facility development is to take place.
  • To improve the quality of existing pitches.
  • To increase the number of pitches in the Borough.
  Recreational Demand
9.15 In addition to the requirements identified in the Leisure Strategy, there are a number of general issues concerning recreational matters which are of relevance to the Local Plan. The principle issue is the fact that in recent years there has been an increase in the number of people with spare time available, whilst, for those in employment, rising real incomes have meant increasing opportunities and demand for leisure pursuits.
   
  Formal/Sports Recreation
9.16 Whilst acknowledging the shortfalls identified in the Leisure Strategy, in general terms there is a reasonable provision of formal/sports-related indoor and outdoor recreational facilities throughout the Borough. Outdoor facilities include sports pitches, playing fields, bowling greens, golf courses, parks and play areas.
9.17 A survey carried out by the Borough Council, which identified all existing open areas and recreational facilities in the Borough based on the National Playing Fields Association (NPFA) definition of outdoor playing space shows that there is over 105 hectares of outdoor playing space provision (Table 5). However, according to the standards for outdoor playing space provision advocated by the NPFA, a further 109.26 109.34 hectares of sports pitches, play spaces and equipped play areas are still required to rectify the existing deficiency in provision throughout the settlements of the Borough.
9.18 It should be noted, however, that there are in addition some 667.24 hectares of open space not included in the NPFA standards. These include facilities within the education sector not usually available to the public, (approximately 142.75 hectares areas of school/ college playing fields), informal recreational open space of which there are some 264.84 hectares and public parks, allotments or golf courses.
9.18 Indoor facilities are mainly provided by the public leisure centres based in Alsager, Congleton, Middlewich, Sandbach and Holmes Chapel. Facilities available include a mix of swimming pools, squash courts, sports halls and gyms, as well as outdoor allweather pitches and tennis courts.
9.20 The expected increase in population for the whole of the Borough up to the end of the plan period will exert increasing pressure upon these areas both in terms of their value as a recreational resource, and in the case of the outdoor facilities particularly, their potential for built development. Where these open areas are considered a valuable resource and worthy of retention as recreational space, the Local Plan aims to secure their future as such.
9.21 Besides the retention of existing facilities, the Council recognises that there will be a demand for further formal recreational provision during the Plan period, notably in terms of sports pitch provision as a result of the expected increase in the population, and a need to improve existing provision.
   
 
Table 5 : Outdoor Playing Space Provision (Hectares)
  NPFA
Target 1		 Current
Provision 2		 Surplus(+)/
Deficiency (-)

Congleton
Sandbach
Middlewich
Alsager
Rural Areas
Borough

 61.62
41.80
29.11
29.23
53.02
214.81 		33.82
27.58
14.50
12.65
16.92
105.47		 -27.80
-14.22
-14.61
-16.58
-36,10
-109.34
Notes
1. 2.43 hectares/1,000 pop. Based on 1999 population estimates.
2. Current provision from 1999 Survey
   
  Informal/Countryside Recreation
9.21 National surveys have revealed that much of the demand for recreational facilities is for unmanaged, or hardly managed, freely accessible countryside rather than for formal facilities. The surveys also indicate that people would like to visit the countryside more often, and particularly countryside which is easily accessible.
9.22 Congleton Borough is fortunate in having a number of large expanses of attractive countryside areas surrounding the built-up areas of the towns and villages. However, accessibility into these areas by the general public is limited mainly to the public footpath and bridleway system, although there are areas, for example The Cloud, Congleton Edge and Brereton Heath, where significant portions of countryside have been dedicated for public use. There are also linear multi-user routes which have been established along some of the lengths of the disused railway lines which run through the Borough, such as "Merelake Way", "The Salt Line" and Biddulph Valley Way".
9.23 The most popular leisure activity is walking, which is particularly popular amongst the older participating age groups who are well represented in the Borough's population at present, and are expected to increase as an age group during the Plan period. This creates increasing demands for tracts of walking land i.e. freely accessible countryside. A major problem with making the countryside increasingly accessible, however, is the conflicts thus produced between people and working agricultural land, and areas of nature or other conservation interest. It is not always practicable to encourage people into all areas of the countryside since there are areas which might suffer as a result. However, by allocating a number of open areas in the countryside where recreation is the dominant land use, linked to other areas of leisure interest, by footpaths, cycleways and bridleways, not only will the countryside be accessible directly from the built-up areas, but also visitors can be dispersed throughout the countryside without causing unnecessary disturbance or damage.
9.24 The Local Plan also recognises that an alternative to the countryside for informal recreational pursuits is the great opportunity offered by the Borough's extensive canal system. Both Middlewich and Congleton could benefit from further promotion of the canal system as a recreational resource, following environmental improvements and recreation/tourist related developments along the canal course.
   
  Future Recreation Requirements
9.25 Recreation is recognised in the Local Plan as providing a positive contribution both to the quality of the environment and quality of life of its residents, and to the creation of jobs. As such, it is considered important, within the resources available, to strive to meet the recreational demands of those residents living in the Borough.
9.26 From the findings of the Leisure Strategy it is evident that the current provision of facilities within the Borough is unlikely to cater adequately for the perceived increase in demand over the Plan period. Therefore in order to maintain and wherever possible increase provision, the policies contained within this Local Plan seek to protect existing facilities and to allow for further new facilities to be provided in appropriate areas.
9.27 Additionally, there will be a need for further open space provision in certain parts of the Borough associated with new housing developments, as well as an improvement of existing facilities. In this respect, the Local Plan makes specific allocations for new or replacement recreational facilities and, in appropriate cases requires developers to make provision for public open space and recreation facilities to meet such needs as part of their development.
9.28 With regard to indoor sports facilities, it is considered that the existing leisure centres in the main settlements will be able to satisfy some of the additional demand for recreation, but there will be scope for the private sector to provide further facilities within the Plan period. This would apply in particular to specialist formal sports provision.
9.29 In general, the Borough Council seeks to fulfil the demand for recreational facilities where finances permit. However as resources are limited, the Borough Council will increasingly seek the involvement of private developers in the provision of much of the recreational requirements.
   
  Community Facilities
9.30 Community facilities provide essential support services for the local population and help to sustain communities. They also help give communities a sense of place and civic pride as well as providing opportunities for recreation and leisure activities. It is important therefore to seek to ensure the retention of existing community facilities, and allow the provision of new facilities, including day nurseries and residential institutions, in appropriate locations, in order to satisfy the needs of the Borough's residents.
   
  Public Facilities
9.31 In addition to providing for the recreational and cultural needs of the local population, the Borough Council also provides a range of other public facilities and works in close partnership with local communities to address specific needs. The Borough Council is seeking to identify a site for a cemetery at Alsager although there are currently no specific proposals requiring the identification of sites within the Local Plan.
9.32 Cheshire County Council is responsible for schools, libraries and social services provision in the Borough. Generally these are provided in response to changes in the population structure, local circumstances and available resources. The only major proposal affecting the Borough currently is the reorganisation of secondary school provision at Congleton which will lead to the closure of Westlands High School in 2001 and the expansion of Heathfield (Congleton High) and Dane Valley (Eaton Bank) schools. There are currently no proposals for new schools, libraries or other major County Council facilities in the Borough.
9.33 Fire services in the Borough are also the responsibility of Cheshire County Council, whilst police services are the responsibility of Cheshire Constabulary. There are no significant changes envisaged in respect of the land use planning needs of either service in the foreseeable future.
9.34 The provision of health services, including ambulance stations, is the responsibility of the South Cheshire Health Authority which currently has no proposals for significant change to the provision of services with land use planning implications affecting the plan area.
9.35 Other public utility services are generally provided by statutory undertakers in response to demand as a result of new development.
   
  Other Facilities
9.36 There are a large range of other educational, residential, health, cultural, social and leisure facilities provided by the private, voluntary and community sectors within the Borough. Generally these are provided to meet local needs according to available resources and individual initiatives and their future land use requirements are therefore not definitive.
9.37 The policies in the Local Plan seek to allow for the provision and expansion of these other facilities to meet needs in a manner which also protects the amenity of local residents and does not harm the character of the area.
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  RECREATION AND COMMUNITY FACILITIES POLICIES
GENERAL
RC1  
PROPOSALS FOR THE DEVELOPMENT OF NEW FACILITIES FOR RECREATION AND COMMUNITY USE, OR THE EXPANSION OF EXISTING FACILITIES WILL BE PERMITTED WHERE THE BOROUGH COUNCIL IS SATISFIED THAT:
I) THE SCALE AND NATURE OF DEVELOPMENT AND ITS PROPOSED LOCATION ARE ALL WELL RELATED TO ITS POTENTIAL CATCHMENT AREA OR WILL HELP TO SATISFY THE NEEDS OF THE LOCAL POPULATION:
II) IN THE CASE OF BUILDING CONVERSION IN THE COUNTRYSIDE, THE PROPOSED DEVELOPMENT IS IN KEEPING WITH AND ENHANCES THOSE FEATURES OF BUILDINGS WHICH WARRANT PRESERVATION, AS REGARDS FORM, BULK AND GENERAL DESIGN;
III) ANY PERMANENT BUILDINGS, STRUCTURES AND CAR PARKING REQUIRED WILL NOT UNACCEPTABLY AFFECT THE CHARACTER OR AMENITY OF THE LOCALITY;
IV) DEVELOPMENT IS, WHEREVER POSSIBLE, LOCATED WHERE IT IS ACCESSIBLE BY PUBLIC TRANSPORT ON FOOT AND CYCLE, AND WHERE VEHICULAR TRAFFIC LIKELY TO RESULT FROM DEVELOPMENT CAN OR WILL SAFELY BE ACCOMMODATED WITHOUT SIGNIFICANT PUBLIC EXPENDITURE;
V) THE DEVELOPMENT WILL NOT UNACCEPTABLY AFFECT, EITHER DIRECTLY OR INDIRECTLY AREAS OF NATURE CONSERVATION, GEOLOGICAL OR LANDSCAPE INTEREST;
VI) THE PROPOSAL WILL NOT RESULT IN A PERMANENT LOSS OF A SIGNIFICANT AMOUNT OF GRADE 1,2 OR 3A AGRICULTURAL LAND, OR DISRUPT THE VIABILITY OF AGRICULTURAL HOLDINGS;
VII) IT CONFORMS TO POLICIES FOR SPECIFIC RECREATIONAL OR COMMUNITY USES.
VIII) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN
9.38 The aim of this policy is to ensure that recreational or community-related developments accurately reflect the needs of the Borough and that the use of land/buildings for such purposes does not adversely affect the surrounding area, nor use land which is of agricultural, nature conservation, geological or landscape value.
9.39 New developments should, wherever possible, be accessible by public transport, public footpaths and cycleways. It is also important that any facilities would not create traffic problems which would necessitate the use of substantial public expenditure. Proposals should satisfy the appropriate requirements in terms of layout, building form, highway safety, car parking, and impact upon adjoining development where it occurs.
9.40 Where development is in open countryside particular consideration will be given to the impact of permanent buildings and structures on the openness of the area. Near to residential properties careful consideration will also be given to the impact of the use and ancillary structures, especially lighting and spectator facilities, on the local amenity.
PROTECTED AREAS OF OPEN SPACE
RC2  
PROPOSALS WHICH INVOLVE THE DEVELOPMENT FOR AN ALTERNATIVE USE OF ANY OF THOSE AREAS OF OPEN SPACE OR RECREATIONAL FACILITIES IDENTIFIED ON THE PROPOSALS MAP OR THOSE AREAS OR FACILITIES WHICH MAY SUBSEQUENTLY BE CREATED, WILL ONLY BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSED DEVELOPMENT WOULD NOT RESULT IN A LOCAL DEFICIENCY IN THE QUANTITY, RANGE AND ACCESSIBILITY OF RECREATIONAL FACILITIES OR AMENITY OPEN SPACE OR, ALTERNATIVELY, THE PROVISION OF AN EQUIVALENT OR IMPROVED AND SUITABLY LOCATED REPLACEMENT FACILITY IS PROPOSED WITHIN A TIME PERIOD ACCEPTABLE TO THE LOCAL PLANNING AUTHORITY;
II) THE OPEN SPACE OR RECREATIONAL FACILITY HAS NO SIGNIFICANT LOCAL VALUE EITHER AS PART OF AN EXISTING NETWORK OF OPEN AREAS, AS A BUFFER ZONE BETWEEN INCOMPATIBLE USES (INCLUDING NOISE ALLEVIATION ZONES), AS AN IMPORTANT VISUAL AMENITY OR SIGNIFICANT VISUAL BREAK IN AN OTHERWISE DEVELOPED AREA, OR IN RELATION TO AN EXISTING OR PROPOSED LINEAR AMENITY AREA SUCH AS A CANAL CORRIDOR, DISUSED RAILWAY LINE OR WILDLIFE CORRIDOR;
III) THE PROPOSAL IS IN ACCORDANCE WITH OTHER POLICIES OF THE LOCAL PLAN, PARTICULARLY THOSE RELATING TO NATURE CONSERVATION, LANDSCAPE AND AGRICULTURAL LAND
DEVELOPMENT ASSOCIATED WITH THE CURRENT USE OF THE SITE, OR EXTENSIONS TO EXISTING BUILDINGS WITHIN DESIGNATED AREAS OF PUBLIC OPEN SPACE WILL BE PERMITTED WHERE IT WILL ALLOW FOR IMPROVED FACILITIES ON THE SITE AND WILL NOT RESULT IN ANY SHORTFALL IN OPEN SPACE PROVISION AND WHERE THE PROPOSED USE CONFORMS TO OTHER RELEVANT POLICIES OF THE LOCAL PLAN.
9.41 Existing recreational facilities, particularly open spaces, are at a premium in settlements throughout the Borough, and would in certain circumstances, create a significant loss were they to be developed. Although many recreational facilities play an important role in Borough-wide provision, it is usually at the local level where deficiencies in particular types of provision and the insufficient quality of what does exist is most marked. Therefore it is important to consider provision in the locality and the significance of a particular use before allowing areas to be developed. The Borough Council considers that importance should be placed on the role of recreational facilities, particularly open space, and that only where all the criteria set out above are achieved will the development of an identified area of open space for an alternative use be allowed.
9.42 This does not however preclude the redevelopment of built up areas of redundant sites such as school buildings, or development or extension of existing buildings associated with the use of the site where there would be no significant loss of a recreational facility involved or where it would allow for improved facilities on the site which would offset any loss. The term open space in the policy refers to all areas of open land which are of public benefit and includes formal, informal and natural areas of open space.
NUISANCE SPORTS
RC3  
PROPOSALS FOR THE DEVELOPMENT OF RECREATIONAL AND SPORTING ACTIVITIES WHICH BY THEIR NATURE MAY ADVERSELY AFFECT THE AMENITY OF NEARBY RESIDENTS, OTHER USERS OF THE COUNTRYSIDE, OR BUILT-UP AREAS, OR FEATURES OF NATURE CONSERVATION INTEREST WILL ONLY BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:-
I) THE PROPOSAL IS COMPATIBLE WITH NATURE CONSERVATION AND WILDLIFE INTERESTS;
II) ADEQUATE ON-SITE CAR PARKING AND ACCESS FROM A PUBLIC HIGHWAY CAN BE ACHIEVED AND THERE WILL BE NO EXCESSIVE TRAFFIC GENERATION ONTO THE EXISTING HIGHWAY NETWORK;
III) ANY PERMANENT STRUCTURES, CAR PARKS OR FEATURES DO NOT INTRUDE INTO THE SURROUNDING LANDSCAPE IN TERMS OF SITING, DESIGN AND MATERIALS USED;
IV) THERE WOULD BE NO DETRIMENT TO THE NATURE OF LAND FEATURES OF INTEREST AS A RESULT OF POSSIBLE EROSION OR LOSS OF VEGETATION;
V) THE PROPOSAL INCLUDES APPROPRIATE NOISE ATTENUATION MEASURES SUCH AS SCREENING BANKS AND TREES;
VI) THE PROPOSAL PROVIDES FOR THE ENHANCEMENT OF LAND IN A DEGRADED OR DERELICT STATE;
VII) THE PROPOSAL WILL CAUSE MINIMUM DETRIMENT TO NEARBY RESIDENTS AND OTHER USERS OF THE COUNTRYSIDE;
VIII) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
9.43 Several recreational activities such as motorcycle scrambling, war games or shooting clubs, can be detrimental to the amenity of nearby residents, nature conservation and other users of the countryside by virtue of noise, erosion, visual impact or traffic generation if they are inappropriately sited. The provision of suitable sites for such uses can divert unauthorised and damaging use of playing fields, footpaths, open land and woodlands. Wherever possible such sites should be readily accessible by public transport, footpaths and cycleways.
9.44 The governing body (or bodies) of the relevant sport will be consulted where a code of conduct has been produced.
COUNTRYSIDE RECREATIONAL FACILITIES
RC4  
PROPOSALS FOR COUNTRYSIDE RECREATIONAL FACILITIES WILL BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL WOULD NOT UNACCEPTABLY AFFECT THE AMENITIES AND CHARACTER OF THE SURROUNDING AREA;
II) ANY PERMANENT BUILDINGS AND CAR PARKING REQUIRED SHOULD BLEND INTO THE SURROUNDING LANDSCAPE IN RESPECT OF SITING, DESIGN AND MATERIALS USED;
III) SUFFICIENT CAR PARKING IS AVAILABLE WITHIN THE SITE;
IV) SATISFACTORY ACCESS TO THE SITE CAN BE ACHIEVED FROM A PUBLIC HIGHWAY;
V) PROPOSALS CAN BE INTEGRATED WHEREVER POSSIBLE WITH EXISTING AREAS OF OPEN SPACE AND THE RIGHTS OF WAY NETWORK;
VI) THE PROPOSAL WILL NOT UNACCEPTABLY AFFECT, EITHER DIRECTLY OR INDIRECTLY, AREAS OF NATURE CONSERVATION, GEOLOGICAL OR LANDSCAPE VALUE;
VII) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
9.45 Informal recreational facilities in the countryside, preferably linked to the footpath, cycleway and bridleway networks are necessary if countryside activities are to be managed effectively. Such sites can provide for interpretation of the local area and the direction of visitors along suitable parts of the rights of way network. Recreational activities can, however, conflict with other rural activities or interests, thus by allocating particular sites and controlling provision elsewhere the aim is to reduce the potential conflicts. The opportunity to acquire such land is limited, therefore it may be appropriate to seek land management agreement with landowners in partnership with Parish Councils, the County Council and others, in order to increase public access.
EQUESTRIAN FACILITIES
RC5  
PROPOSALS INVOLVING THE DEVELOPMENT OF EQUESTRIAN FACILITIES OR FOR THE ENLARGEMENT OF EXISTING FACILITIES OUTSIDE SETTLEMENTS, WILL BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL WOULD NOT ADVERSELY AFFECT, EITHER DIRECTLY OR INDIRECTLY, AREAS OF NATURE CONSERVATION, GEOLOGICAL, ARCHAEOLOGICAL OR LANDSCAPE VALUE;
II) THE SITE IS WELL SCREENED AND THE DEVELOPMENT WOULD NOT OBSTRUCT VIEWS OF LOCAL SIGNIFICANCE NOR BE VISUALLY DETRIMENTAL TO THE CHARACTER OF THE AREA;
III) NO PERMANENT LOSS OF AGRICULTURAL LAND GRADED 1, 2 OR 3A IS INVOLVED;
IV) THERE WOULD BE NO DETRIMENT TO THE AMENITY OF NEARBY RESIDENTIAL AREAS;
V) THERE WOULD BE NO DETRIMENT TO THE NATURE OF THE LAND AS A RESULT OF POSSIBLE EROSION OR LOSS OF VEGETATION;
VI) ADEQUATE ON-SITE CAR PARKING AND ACCESS FROM A PUBLIC HIGHWAY CAN BE ACHIEVED AND THERE IS NO EXCESSIVE TRAFFIC GENERATION ONTO THE EXISTING HIGHWAY NETWORK;
VII) ANY PERMANENT STRUCTURES, CAR PARKS OR FEATURES DO NOT INTRUDE INTO THE SURROUNDING LANDSCAPE IN TERMS OF SITING, DESIGN AND MATERIALS USED;
VIII) THE PROPOSED DEVELOPMENT IS REASONABLY WELL RELATED TO THE EXISTING PUBLIC BRIDLEWAY NETWORK WHOSE CAPACITY IS LOCALLY ADEQUATE TO SUPPORT INCREASED USE BY HORSES AND RIDERS WITHOUT DETRIMENT TO OTHER AUTHORISED TRAFFIC.
9.46 By their nature, equestrian facilities which may include stables, grazing and paddocks, jumping/and training areas and associated facilities such as parking, may often take on an appearance which is at variance with the agricultural use of the countryside. However, the Borough Council is aware of the need for the provision of such facilities in countryside areas where they can be linked to bridleways and therefore seeks to ensure that the visual and amenity impact of such proposals is minimised. Wherever possible, new buildings should be sited within or near to an existing farm complex and existing buildings should be utilised in preference to new buildings. Linkages with the existing bridleway network should also be sought.
GOLF COURSES AND DRIVING RANGES
RC6  
PROPOSALS FOR THE DEVELOPMENT OF NEW GOLF COURSES, THE ENLARGEMENT OF EXISTING GOLF COURSES OR GOLF DRIVING RANGES WILL BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL CONFORMS TO POLICY RC1 EXCEPT THAT USE MAY BE MADE OF LAND OF GRADES 1, 2 AND 3A WHERE NO IRREVERSIBLE LOSS OF AGRICULTURAL VALUE OCCURS AND WHERE NO SIGNIFICANT EARTHMOVING OR BUILDING WORKS ARE INVOLVED;
II) ANY BUILDINGS, PERMANENT STRUCTURES OR CAR PARKS ASSOCIATED WITH THE DEVELOPMENT DO NOT INTRUDE INTO THE SURROUNDING LANDSCAPE IN TERMS OF SITING, SCALE, DESIGN AND MATERIALS USED;
III) THE PROPOSAL WOULD NOT ADVERSELY AFFECT AREAS OF LANDSCAPE VALUE, NATURE CONSERVATION OR GEOLOGICAL INTEREST, OR OF HISTORIC OR ARCHAEOLOGICAL VALUE;
IV) THE PROPOSAL DOES NOT ADVERSELY AFFECT THE EXISTING RIGHTS OF WAY NETWORK;
V) IN CASES WHERE A GOLF COURSE OR GOLF DRIVING RANGE FORMS ONLY PART OF A WIDER DEVELOPMENT PROPOSAL, THE OTHER ELEMENTS OF THE PROPOSAL (FOR EXAMPLE, HOTELS, CONFERENCE CENTRES, LEISURE CENTRES OR HOUSING) WILL BE CONSIDERED IN ACCORDANCE WITH THOSE LOCAL PLAN POLICIES RELATING TO THE PARTICULAR USE PROPOSED;
VI) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
9.47 Golf Course developments use considerable amounts of land normally only available in the open countryside. The use of non-agricultural land, such as derelict land or that available following mineral working, is preferable to the loss of land in high quality agricultural use, (Grade 1, 2 and 3a) however, so long as no significant earthworks are proposed on high grade agricultural land then golf course development is considered acceptable.
9.48 The demand for golf facilities in the Borough presently outweighs the supply, particularly for "pay-as-you-play" facilities. However it is important that proposals are appropriate to the surrounding environment in terms of location, siting and layout, and that any areas of special interest are retained and incorporated into the layout design, and where possible opportunities for such areas to be established are exploited. Any proposal for golf course development should be accompanied by agricultural and ecological surveys and analyses, together with a commitment to prepare and implement a conservation management plan.
9.49 Golf Driving Ranges require less amounts of land than golf courses, and may therefore be more readily accommodated in urban fringes. Their visual impact can however be more significant than that of a golf course, given the concentration of buildings, car parking, netting and lighting that is usually required in association with such a facility. It is therefore particularly important that any proposed golf driving range is appropriately sited to minimise any detrimental visual or functional impact upon the locality, with due regard given to the scale, design and use of materials proposed.
9.50 Any proposals should naturally take full account of the environmental policies contained within the plan, and in the case where other development is proposed is association with such a facility, then those relevant policies should also be considered.
WATER BASED ACTIVITIES
RC7  
PROPOSALS FOR NEW WATER BASED ACTIVITIES OR THE INTENSIFICATION OR DIVERSIFICATION OF EXISTING ONES WILL ONLY BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA AREA SATISFIED:
I) THE PROPOSAL WOULD NOT UNACCEPTABLY AFFECT ANY AREA OF LANDSCAPE, NATURE CONSERVATION OR GEOLOGICAL INTEREST, OR OF HISTORIC OR ARCHAEOLOGICAL VALUE;
II) THE PROPOSAL WOULD NOT UNACCEPTABLY AFFECT EXISTING WATER BASED ACTIVITIES.
III) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
9.51 There are a number of open water sites around the Borough which could benefit from some form of recreational use being placed upon them to provide opportunities for waterbased activities such as sailing, fishing and sub-aqua diving. Potential also exists to incorporate more land based activities such as nature trails, into the overall development so as to use the site to the full, though paying heed to environmental and conservation policies. It may be possible on some such sites, to allow ancillary facilities to develop as demand indicates the need, though again this is subject to the prevailing environmental policies contained in this plan.
9.52 In considering proposals, the Authority will consult the Environment Agency in appropriate cases, as advised by PPG17 (paragraph 56).
CANAL/RIVERSIDE RECREATIONAL DEVELOPMENTS
RC8  
PROPOSALS FOR RECREATION AND LEISURE USES RELATED TO THE CANALS AND RIVERSIDES OF THE BOROUGH, WILL BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL IS WITHIN OR CLOSE TO THE EXISTING SETTLEMENT BOUNDARY OF THOSE SETTLEMENTS DEFINED IN POLICIES PS4 AND PS5;
II) SUFFICIENT PARKING IS AVAILABLE WITHIN THE SITE;
III) SATISFACTORY ACCESS CAN BE ACHIEVED FROM A PUBLIC HIGHWAY;
IV) THE PROPOSAL IS OF AN APPROPRIATE SCALE AND TYPE WHICH WOULD NOT DETRACT FROM THE AMENITY OR VALUE OF THE SURROUNDINGS;
V) THE PROPOSAL UTILISES, AS FAR AS IS POSSIBLE, EXISTING BUILDINGS, AND WHERE NEW BUILDINGS ARE REQUIRED, THEY SHOULD BLEND INTO THE SURROUNDINGS IN TERMS OF SITING, DESIGN AND MATERIALS USED, AND SHOULD FRONT THE CANAL OR RIVER;
VI) THE PROPOSAL INTEGRATES, WHERE POSSIBLE, WITH AREAS OF RECREATIONAL OPEN SPACE AND LINK WITH A DEVELOPING NETWORK OF FOOTPATHS, BRIDLEWAYS, CYCLEWAYS, TOWPATHS AND WILDLIFE CORRIDORS;
VII) THE PROPOSAL DOES NOT UNACCEPTABLY AFFECT SITES AND FEATURES OF WILDLIFE AND NATURE CONSERVATION INTEREST OR OF HERITAGE VALUE;
VIII) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
9.53 The aim of this policy is to encourage the development of canalside/riverside areas for appropriate uses in order to upgrade the area generally, encourage use of the canals and rivers by residents and visitors alike and to integrate the varied water features in the Borough with other recreational areas by means of the footpath and cycleway network.
RC9  
PROPOSALS FOR CANAL MOORING FACILITIES WILL BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL IS WITHIN OR ADJACENT TO AN EXISTING SETTLEMENT WHERE AMENITIES SUCH AS SHOPS AND PUBLIC HOUSES ALREADY EXIST;
II) SUFFICIENT CAR PARKING IS AVAILABLE WITHIN THE SITE;
III) SATISFACTORY VEHICULAR ACCESS TO THE SITE CAN BE ACHIEVED FROM A PUBLIC HIGHWAY;
IV) THE PROPOSAL DOES NOT UNACCEPTABLY AFFECT SITES AND FEATURES OF WILDLIFE AND NATURE CONSERVATION INTEREST;
V) THE PROPOSAL WOULD NOT DETRACT FROM THE AMENITY OR VALUE OF THE SURROUNDINGS;
VI) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
9.54 Canalside mooring facilities are most effective when they are sensibly spaced out in relation to each other. This avoids boat traffic congestion and uneconomic duplication of facilities. Linear moorings can restrict the use of the canal for other activities. Mooring basins and transit moorings provide limited facilities for mooring while reducing obstruction on the canal. Boating centres provide a wide range of facilities and services. These should be located sensibly in relation to each other and the needs of the travelling public on the canals.
OUTDOOR FORMAL RECREATIONAL AND AMENITY OPEN SPACE FACILITIES.
RC10  
PLANNING PERMISSION WILL BE GRANTED FOR OUTDOOR PLAYING FACILITIES PROVIDED THAT ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL IS WITHIN OR ADJACENT TO THOSE SETTLEMENTS DEFINED IN POLICY PS4 AND PS5;
II) ADEQUATE CHANGING FACILITIES AND CAR PARKING ARE PROVIDED WITHIN THE SITE IF APPROPRIATE TO THE PROPOSED USE;
III) SATISFACTORY ACCESS TO THE SITE CAN BE ACHIEVED;
IV) THE AMENITIES OF ADJACENT PROPERTIES OR NEARBY RESIDENTIAL AREAS WOULD NOT BE ADVERSELY AFFECTED;
V) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
VI) DEVELOPMENT IS WHEREVER POSSIBLE ACCESSIBLE BY PUBLIC TRANSPORT, ON FOOT AND CYCLE.
9.55 This policy aims to promote the development of outdoor playing facilities such as football pitches, skate parks, etc to improve current provision for formal sports activities within the Borough, provided car parking can be provided within the site so as to reduce traffic hazards on adjacent roads and where access meets Council adopted standards. The Council considers it important to safeguard the amenity of nearby residents and properties, particularly in terms of noise attenuation, traffic flows, and building form bulk and general design.
INDOOR RECREATION AND COMMUNITY USES
General
RC11  
PROPOSALS FOR INDOOR RECREATIONAL FACILITIES, ENTERTAINMENT, SOCIAL, CULTURAL AND COMMUNITY USES WILL BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL IS WITHIN THOSE SETTLEMENTS DEFINED IN POLICIES PS4, PS5 AND PS6 OR RELATES TO THE RE-USE OF BUILDINGS WITHIN THE OPEN COUNTRYSIDE OR SOUTH CHESHIRE GREEN BELT IN ACCORDANCE WITH POLICY BH15;
II) THE PROVISION OF ADEQUATE ON-SITE CAR PARKING AND SERVICING OR, WHERE APPROPRIATE, THE BOROUGH COUNCIL MAY ACCEPT A COMMUTED PAYMENT IN LIEU OF THE PROVISION OF CAR PARKING FACILITIES WITHIN THE DEVELOPMENT SITE;
III) SATISFACTORY ACCESS TO THE SITE CAN BE ACHIEVED;
IV) THE PROPOSAL WOULD NOT GIVE RISE TO UNACCEPTABLE LEVELS OF VEHICULAR TRAFFIC, EITHER IN RELATION TO LOCAL FLOWS OR TO OVERALL DISTANCE TRAVELLED;
V) THE AMENITIES OF ADJACENT PROPERTIES OR NEARBY RESIDENTIAL AREAS WOULD NOT BE UNACCEPTABLY AFFECTED;
VI) A HIGH STANDARD OF DESIGN TAKING INTO ACCOUNT THE RELATIONSHIP OF THE DEVELOPMENT WITH THE SURROUNDING AREAS AND PROPERTIES;
VII) A SUITABLE MEANS OF ACCESS AND APPROPRIATE PARKING FACILITIES ARE PROVIDED TO MEET THE NEEDS OF DISABLED PEOPLE, IN ACCORDANCE WITH POLICY GR12;
VIII) APPROPRIATE NOISE CONTROL MEASURES ARE CARRIED OUT;
IX) THE PROPOSAL ACCORDS WITH THE OTHER POLICIES OF THE LOCAL PLAN.
9.56 This policy aims to promote the development of indoor recreational facilities, entertainment, social, cultural and community uses which serve the needs of the general community and which may therefore be considered appropriate in a variety of locations. Such uses may include schools, churches, health facilities, public houses, cinemas, leisure centres, community centres, libraries, swimming pools etc. The Council considers it important to safeguard the amenity of nearby residents and properties, particularly in terms of noise attenuation, traffic flows and building form, bulk and general design.
Retention of Existing Community Facilities
RC12  
PLANNING PERMISSION WILL NOT BE GRANTED FOR ANY PROPOSED DEVELOPMENT WHICH WOULD RESULT IN THE LOSS OF ANY COMMUNITY FACILITY WHICH MAKES A POSITIVE CONTRIBUTION TO THE SOCIAL OR CULTURAL LIFE OF A COMMUNITY, UNLESS SUITABLE ALTERNATIVE PROVISION IS MADE.
9.57 The Borough Council will resist any proposals which would result in the loss of an existing community facility. There are a wide range of facilities serving community needs, including public houses, church and village halls, churches, schools, libraries, village/local shops etc. Any proposal involving the loss of such a facility would need to demonstrate that the continued or future use of the facility is unviable and that its loss would not be detrimental to the locality, or make provision for a suitable alternative facility elsewhere within the community.
Day Nurseries
RC13  
PROPOSALS FOR THE DEVELOPMENT OF NEW, OR FOR THE EXTENSION OR INTENSIFICATION OF USE OF EXISTING, DAY NURSERIES AND PLAYGROUPS WILL BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE DEVELOPMENT WILL PROVIDE AN ADEQUATELY SIZED AND WELL SCREENED GARDEN FOR OUTDOOR PLAY;
II) THE PROPOSALS ARE CONSIDERED BY THE BOROUGH COUNCIL TO BE OF A SCALE APPROPRIATE TO THE LOCALITY AND WILL NOT BE OF SIGNIFICANT DETRIMENT TO THE AMENITIES OF LOCAL RESIDENTS BY VIRTUE OF NOISE, GENERAL DISTURBANCE, LOSS OF PRIVACY AND TRAFFIC GENERATION;
III) APPROPRIATE MEASURES ARE TAKEN TO MINIMISE NOISE NUISANCE ARISING FROM THE PROPOSED DEVELOPMENT;
IV) ADEQUATE CAR PARKING FOR RESIDENTS AND STAFF CAN BE PROVIDED IN AN UNOBTRUSIVE MANNER WHICH PRESERVES THE AMENITY AND CHARACTER OF THE LOCALITY;
V) THERE ARE SATISFACTORY VEHICULAR ARRANGEMENTS AVAILABLE FOR THE DROPPINGOFF AND COLLECTING OF CHILDREN WITHOUT CAUSING A DANGER TO OTHER ROAD USERS, EITHER;
  A) WITHIN THE CURTILAGE OF THE SITE, OR;
  B) WHERE THERE ARE NO PARKING RESTRICTIONS, ON THE HIGHWAY FRONTING THE PREMISES PROVIDING THE HIGHWAY IS CONSIDERED BY THE BOROUGH COUNCIL TO BE WIDE ENOUGH TO ALLOW VEHICLES TO STOP WITHOUT ENDANGERING OR INCONVENIENCING OTHER ROAD USERS.
  VI) THE PROPOSAL ACCORDS WITH OTHER POLICES OF THE LOCAL PLAN, IN PARTICULAR POLICY RC11
9.58 The Borough Council recognises the growing need for day nurseries and play groups within the Borough and the increasingly important role of the private sector in providing such facilities.
9.59 This policy supports the provision of day nurseries and play groups within the Borough where they will not have a significantly detrimental impact upon the amenity of local residents or the character and appearance of the area.
9.60 The Borough Council's adopted parking standards are set out in the Appendix of the Local Plan. These indicate the maximum parking provision which will be sought.
Residential Institutions
RC14  
PROPOSALS FOR THE DEVELOPMENT OF NEW, OR FOR THE EXTENSION OR INTENSIFICATION OF USE OF EXISTING, RESIDENTIAL INSTITUTIONS (WITHIN USE CLASS C2 OF THE TOWN AND COUNTRY PLANNING USE CLASSES ORDER 1987) WILL BE PERMITTED WITHIN THOSE SETTLEMENTS DEFINED IN POLICIES PS4 AND PS5, WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE DEVELOPMENT WILL PROVIDE AN ADEQUATELY SIZED GARDEN FOR USE BY THE RESIDENTS;
II) THE SITE IS CAPABLE OF ACCOMMODATING THE NECESSARY PARKING AND MANOEUVRING AREAS FOR STAFF, RESIDENTS AND VISITORS;
III) THE DEVELOPMENT DOES NOT HAVE AN ADVERSE IMPACT ON THE AMENITY OF LOCAL RESIDENTS BY VIRTUE OF NOISE, GENERAL DISTURBANCE AND LOSS OF PRIVACY DUE TO THE ACTIVITY UNDER CONSIDERATION OR THE VEHICULAR OR PEDESTRIAN MOVEMENTS IT GENERATES;
IV) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN, IN PARTICULAR POLICY RC11.
9.61 The Borough Council recognises the growing demand for residential institutions within the Borough and the increasingly important role of the private sector in providing such facilities.
9.62 The Borough Council considers the development of such institutions to be acceptable within existing settlements where they will not have a significantly detrimental impact upon the amenity of local residents or the character and appearance of the area.
9.63 The Cheshire County Council Parking Standards will be used to assess the adequacy of the parking and servicing arrangements.
PUBLIC UTILITY SERVICES AND FACILITIES
RC15  
DEVELOPMENT BY A PUBLIC UTILITY OR STATUTORY UNDERTAKER WILL BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE PROPOSAL IS ESSENTIAL TO THE MAINTENANCE OF AN EXISTING SERVICE, OR THE PROVISION OF A NEW SERVICE OR UNDERTAKING;
II) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
9.64 The aim of this policy is to enable the necessary provision of public services and facilities within the Borough with due regard to their detailed environmental impact where operational necessity calls for their siting in sensitive locations.
   
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