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Chapter 2
General Strategy
Introduction
2.1 The strategy of the Local Plan sets out the broad framework to be used to guide development decisions in the Borough up until 2016. It provides the focus for the detailed polices and proposals in the Local Plan which themselves implement the strategy, whilst at the same time making sure that the Plan works towards a common set of aims and objectives. The aims and objectives upon which the Plan is based are derived from a number of sources. Most significantly they include the Council’s Corporate Plan and the Vale Royal Community Plan.
VALE ROYAL BOROUGH CORPORATE PLAN 2003-06
2.2 The Council’s vision is: “Vale Royal – A great place to be”
2.3 The Council’s mission is:
“To promote Vale Royal as a great place in which to live, work and visit by tackling disadvantage, aiming for total accessibility, encouraging economic growth and achieving high performance as an organisation by working in partnership.”
2.4 The Borough Council’s Corporate Plan 2003-2006 identifies the main focus of the Council. It sets out five key priorities for the Council and how it will achieve success in these areas, which in turn will enable us to meet our mission. The priorities are:
- Performance management - working together to meet our targets and to continuously improve service delivery to a level that is recognised and approved by our customers
- E Government - working in partnership to achieve the Government’s national target to make all of our services available electronically by 2005
- Organisational development - growing the organisation both individually and together to develop skills and build capacity for future continuous improvement
- Regeneration – leading the community into a more cohesive and sustainable future
- Putting Vale Royal on the Map – raising the profile and knowledge of the Authority through the work we do, to encourage inward investment
2.5 The key priority that the Local Plan will most obviously contribute towards is Regeneration and this is a theme that runs throughout the Local Plan Alteration.
VALE ROYAL COMMUNITY PLAN 2002-2005
The Community Plan identifies local priorities and suggests actions to address them and shows how working together can improve our quality of life economically, environmentally and socially. The Plan has been prepared by the Vale Royal Community Forum which comprises a range of organisations with the shared objective of improving well-being in Vale Royal.
Its guiding principles are reflected in the Local Plan Alteration. Overall these are about creating ‘sustainable communities’. A sustainable community is described as one where:
- Opportunities for culture, leisure and recreation are available
- People feel safe in their community
- Local needs are met locally
- Waste is minimised
- The community is involved in decision making
- People have opportunities for satisfying work
- People’s good health is protected
- Pollution is limited
- Everyone has access to good food, shelter and fuel
- Nature is valued and protected
- Places and objects combine beauty with utility
- People can acquire new skills, improve knowledge and gain information
- We do not sacrifice for short-term gains what future generations may value
2.8 The Community Plan lists 13 priorities and a series of actions to meet them. The priorities relate to economic, social and environmental well-being.
They are:
Driving the Economy:
- Reduce unemployment amongst Vale Royal residents
- Diversify and support the rural economy
- Increase the wealth of the Borough by the attraction of investment into each of its towns as centres of habitation, commerce, service and recreation
Caring for the Community:
- Improve community safety
- Improve equal opportunities and equal access
- Support local communities in finding local solutions
- Improve health and well-being
- Provide opportunities for lifelong learning and cultural activities
- Create better homes
Caring for the Environment:
- Reduce waste and use of resources
- Create better environments for people to live in, work in and visit
- Reduce noise pollution and improve the quality of our air, land and water
- Getting about
2.9 The Council recognises that the Local Plan has an important role to play in meeting these priorities. All the priorities need to be supported by appropriate planning policies and this is one of the principal reasons for updating the Local Plan. A number of actions identified to meet community priorities are specifically related to land-use planning. In addition, the major objectives of the Local Plan (see below) are drawn directly from the Community Plan and the policy objectives have been reorganised and amended under these three themes.
ROLES OF THE LOCAL PLAN
2.10 Before the strategy of the Local Plan is described it is important to set out the purpose of the polices and proposals.
These are as follows:
- To create a vision of the future land use of the Borough.
- To protect the Borough’s natural and man made environment.
- To provide a working planning document for development control.
- To inform all those interested in Vale Royal what development proposals are likely in particular areas.
- To promote schemes that cannot be directly implemented through development control or Council spending e.g. building new roads or controlling pollution.
LOCAL PLAN OBJECTIVES
2.11 Consistent with the Community Plan, the objectives of the Local Plan are listed under the three themes of sustainable development - economic, social and environmental well-being. The Major Objectives are the same as those of the Community Plan and the Policy Objectives have been written to support community priorities.
2.12 Running through the three major objectives is the concept of acting in a way that does not sacrifice the quality of life of future generations for our short-term gains.
2.13 The concept of sustainable development is well defined within national planning policy and is the core principle underpinning planning. At the heart of sustainable development is the simple idea of ensuring a better quality of life for everyone, now and for future generations.
2.14 The underlying principles of sustainable development are economic, social and environmental well-being and these major themes have been incorporated within both the Council’s Community Plan and the Policy Objectives of this Local Plan Alteration. The Council has endeavoured to consider the inter-relationship between these major themes in the production of its policies and proposals. In particular, urban regeneration is seen as an important element of sustainable development within the Borough, to improve the well-being of communities, improve facilities, promote high quality and safe development and create new opportunities for the people living in those communities, whilst improving accessibility and reducing the need to travel, and also making efficient use of land and safeguarding natural resources. This approach is consistent with the objectives of sustainable development and national planning guidance.
Major Objective 1
To create a diverse economy in Vale Royal which attracts investment and enjoys the talents of all the community.
Policy Objectives
- To allocate a range of sites for business uses, general industry, warehousing, leisure and tourism sites, to help widen the Borough’s economic base and develop its economy, and to meet the requirements of industry and commerce.
- To improve the image of the Borough and existing employment areas for existing businesses and to attract new businesses.
- To provide opportunities for new employment – generating activities in the rural areas of the Borough to support rural regeneration including appropriate farm diversification.
- To allocate sites in locations suitable for high quality mixed development schemes.
- To improve accessibility within Vale Royal and improve transport links between the Borough and surrounding areas.
- To maintain and enhance the vitality and viability of town centres and defined village centres.
- To prevent the loss of existing and proposed employment sites in the Borough.
- To ensure that opportunities are available within the Borough to enable the retention and where appropriate expansion of local companies.
- To facilitate the delivery of the Northwich Regeneration Framework.
- To facilitate regeneration in Winsford.
- To support leisure, tourism and culture and promote Vale Royal as a tourist destination.
- To promote the establishment of a Weaver Valley Regional Park.
- To support the establishment and development of small and medium sized enterprises.
Major Objective 2
To create a vibrant community in Vale Royal which takes collective responsibility for including, empowering, engaging and valuing everyone.
Policy Objectives
- To promote development that reduces risks to life and improves health.
- To ensure that new development is located so as not to be subject to unacceptable pollution.
- To promote the principles of ‘secured by design’ in all developments.
- To ensure that centres of employment, town centres, recreational, tourism and cultural facilities are accessible to all sections of the community.
- To improve access to town centres by all modes of transport.
- To provide a range of accessible recreation facilities including open space.
- To protect important existing and potential open spaces and amenity land from development.
- To encourage the full use of existing recreational facilities.
- To promote the Northwich Community Woodlands as part of the Mersey Forest and as an important recreational, leisure and cultural resource in Vale Royal, Cheshire and the North West.
- To promote mixed residential communities by providing a range of housing types and sizes within developments.
- To ensure that there is an adequate supply of housing land to meet the Borough’s housing requirements.
- To ensure that there is an adequate supply of affordable housing for local people of the Borough.
- To engage communities in planning policy decisions that affect them.
- To maintain and improve the capacity and quality of community facilities and transportation infrastructure through seeking appropriate developer contributions as part of new development.
- To maintain and enhance local services and facilities, particularly for rural communities.
Major Objective 3
To create a cleaner and more attractive living environment in Vale Royal where resources are used wisely, pollution is minimised and climate change is addressed.
Policy Objectives
- To prioritise the use of previously-developed land and the conversion of existing buildings within the towns and larger villages in the Borough in meeting development needs rather than greenfield land, particularly where that land is currently derelict or underused.
- To respond to the legacy of former industrial sites and mineral workings where dereliction and contamination are particular problems.
- To protect the best and most versatile agricultural land.
- To encourage energy efficient building design and site layouts through planning and design briefs for all major new developments.
- To encourage the recycling of waste products and materials.
- To encourage the provision of renewable energy schemes.
- To protect the countryside for its own sake.
- To protect and enhance the character of the countryside.
- To sustain a long-term Green Belt boundary.
- To protect the openness of the Green Belt
- To guide new development to locations which make the best use of all transport modes.
- To protect and improve our historic built environment including Listed Buildings and Scheduled Ancient Monuments.
- To preserve and, where possible, enhance the character and appearance of Conservation Areas in the Borough.
- To improve the condition/appearance of areas where neglect, poor design, dereliction and inappropriate land use create an unattractive environment.
- To make sure that all new development contributes to the physical enhancement of Vale Royal by being of a high quality design, layout and landscaping, and being appropriate to its surroundings, particularly the major development sites.
- To enhance biodiversity.
- To ensure development is well designed and respects its context.
- To establish a network of accessible greenspace throughout the Borough including within built-up areas and protect existing public rights of way.
- To ensure that new industrial development does not create unacceptable pollution and reduces the level of pollution where possible.
- To resist development that may cause land, air, water, noise or light pollution.
- To encourage cycling as a transport mode and to provide safe routes for all cyclists.
- To reduce reliance on the car by promoting walking, cycling and the use of public transport.
- To protect sites/areas of significant ecological, archaeological, geological, historical and landscape value.
- To avoid development in flood risk areas and promote the use of sustainable urban drainage systems.
- To secure the designation of the Weaver Valley as a regional park project and implement initiatives and projects that support its aims.
THE LOCAL PLAN STRATEGY
2.15 Essentially the Local Plan Strategy gives broad guidance on the location of development and the general requirements for development, and outlines those strategic constraints to development.
2.16 The Council’s main aim as interpreted by the strategy of the Local Plan is to ensure a continued balance between a development which will bring investment and new jobs into the area, improved facilities, a range of good quality housing, and the protection and enhancement of the area’s natural and built environment.
FUTURE DEVELOPMENT
2.17 In view of the Borough’s central location within the County, the Local Plan recognises that Vale Royal has a significant role to play in attracting new development into Cheshire. At the same time it is important that the amount of new development is appropriate to the size and character of individual settlements and does not harm the existing assets of the Borough.
2.18 The strategy proposes that the majority of future development should continue to be concentrated in or on the edge of Northwich or in Winsford. In these towns where existing levels of investment in facilities are high, there is scope to use derelict and underused land and premises and there are opportunities to travel other than by using the private motor car.
2.19 Where new development takes place, the Local Plan aims to ensure that such development also brings local benefits such as improved infrastructure and facilities and the creation of new landscapes. New housing will be expected to contribute to meeting local needs.
2.20 Within the two towns, new development will be required to be in scale and character with the existing settlement pattern and take account of locally important environmental constraints.
2.21 Town centres will continue to play a central role in the provision of services and new shopping development and be a focus for public transport. Winsford Town Centre has recently seen major improvements. A Regeneration Framework for Northwich has also been approved to guide comprehensive proposals for the regeneration of the town centre following mine stabilisation. Out of town centre shopping development will be strictly controlled in line with Planning Policy Statement 6 ‘Planning for Town Centres’ and Policy STC7.New employment development will also principally be focused in Northwich and Winsford.
2.22 Outside these towns, the Local Plan will allow for new employment development including development that supports the rural economy. Because the Borough’s housing requirement can be met to 2016 very predominantly through three major land allocations within or on the edge of Northwich and within Winsford, new housing development within Frodsham, Helsby and Tarporley will be strictly controlled.
2.23 The development of a balanced and efficient transport system is also a crucial element to the strategy with an emphasis on measures to improve road safety, alleviate congestion, and promote the use of alternative transport modes to the motor car, particularly for journeys to work and into town centres.
2.24 It will also be the aim of the Plan to ensure that where appropriate new development provides opportunities to encourage journeys to be made other than by the motor car.
2.25 Where improvements to the road network are necessary and no feasible alternative to accommodating private car traffic is available, use will be made of joint public/private sector funding to carry out such improvements.
DEVELOPMENT CONSIDERATIONS IN RURAL AREAS
2.26 A significant part of the Borough is rural. The retention, protection and enhancement of the countryside is an important issue for the Local Plan in the future planning of the Borough.
2.27 The countryside is a valuable resource for agriculture, recreation, nature conservation and as a source of rural employment. In addition, it is also an important element in maintaining the character and separate identities of the Borough's towns and villages.
2.28 The Local Plan also re-affirms the Borough Council's commitment to maintaining the strategic aims of the North Cheshire Green Belt to restrict urban sprawl, safeguard the countryside, prevent the coalescence of towns and assist in urban regeneration both in Cheshire towns and in the conurbations.
2.29 The Plan area also contains a number of other designated areas which impose constraints to development including Areas of Special County Value for Landscape, high grade agricultural land and the Jodrell Bank Consultation Zone.
2.30 Development is also restrained in a number of villages because of environmental considerations, particularly where it is necessary to conserve their character, to avoid development encroaching into the countryside and to restrict the number of people living in such settlements when their employment is elsewhere.
2.31 Similarly within and between settlements there are Areas of Significant Local Environmental Value, which the Local Plan aims to protect from development to retain their open character, and retain the separate identities of individual settlements.
2.32 The Borough Council recognises the importance of the provision of affordable housing in rural areas and will work towards meeting these needs in partnership with Parish Councils.
IMPROVING THE QUALITY OF THE ENVIRONMENT
2.33 The Local Plan provides a framework for the protection and enhancement of both the built and natural environment throughout the Borough. Where new development is proposed the quality of the environment in particular should not be allowed to deteriorate; the development should benefit the area as a whole.
2.34 The policies of the Local Plan are designed to encourage and assist the enhancement of the environment through the conversion, improvement and re-development of land and buildings particularly the land within settlements, especially where it will result in the reuse of neglected, vacant or derelict land and buildings. This development will directly assist the regeneration of those areas and bring wider benefits from investment and improved infrastructure and in addition can reduce development pressure in the countryside.
POLICY APPROACHES
2.35 The Policy approaches outline the scale and type of development the Local Plan envisages for the towns, villages and rural areas.
NORTHWICH
2.36 Northwich is identified as a 'key town' within the region in Regional Planning Guidance for the North West. As such it is a strategic focus for new development and for regeneration resources. With its satellite villages it represents the largest centre of population and employment within the Borough. Northwich also serves a large rural catchment. The Council in partnership with the North West Development Agency, English Partnerships, Cheshire County Council and British Waterways has prepared a Regeneration Framework for the town. It follows the award of £32 million by English Partnerships on behalf of the Government under the Land Stabilisation Programme for the stabilisation of abandoned salt mines beneath the town centre. The Regeneration Framework provides a comprehensive land-use plan to reshape the town centre. It will strengthen its retail offer, transform it into an attractive tourist destination and introduce a new residential community into the heart of the town. An important focus of the Framework is to ensure that the design of new buildings and public spaces, including routes, are of a high quality. These will also need to integrate the rivers, a major environmental asset, into the townscape. A further, essential element of the Framework is the establishment of an integrated transport strategy to ensure new development is supported by an efficient transportation network.
2.37 The town will continue to be a focal point for other large-scale development. There will be an emphasis on the re-use of previously developed land and buildings particularly where they are derelict or underused. The town is generally constrained by the North Cheshire Green Belt on its northern side and to the south the flood plain of the River Dane an Area of Significant Local Environmental Value, prohibits development. Within the urban areas important open spaces will be protected from development.
2.38 Given its key town status, the significant regeneration agenda for the town and that it has the largest concentration of housing, employment and other services/facilities in the Borough, Northwich will accommodate the majority of additional housing development requirements to 2016.
WINSFORD
2.39 Whilst not constrained by Green Belt the town of Winsford is surrounded by attractive countryside which includes in particular the River Weaver and the Flash.
2.40 New housing development will be focused on a single major site known as the Winford Gateway. This allocation will transform in a comprehensive way, a number of vacant , under-used and derelict sites. It will create an attractive 'gateway' development leading to the town centre and considerably improving the town's image.
LARGER VILLAGES
2.41 Outside the Northwich area, the expansion of Frodsham and the villages of Helsby and Weaverham are constrained by Green Belt policies and in the case of Tarporley by other rural restraint polices.
2.42 Whilst it is likely that some development will take place within the settlements on for example former industrial sites, it is important that local employment opportunities remain and are strengthened. Development pressure within such settlements should not be at the expense of open space.
THE RURAL AREA
2.43 There will be provision for some small-scale new development and some small -scale expansion of existing businesses, in scale with the settlement and opportunities for existing businesses to adapt to changing circumstances.
2.44 The aim will be to encourage development which can help to meet demonstrated local housing needs and support the rural economy in a way which also protects the environment.
SELECTION OF SITES
2.45 All of the sites which are allocated for development in the Local Plan have been identified following a systematic analysis and assessment of a large number of potential sites.
2.46 The Council undertook a site selection exercise for both housing and employment sites to help identify the most sustainable and deliverable sites for allocation in the Local Plan Alteration. These assessments identified a wide range of candidate sites from sources such as the National Land Use Database, the Vale Royal Urban Capacity Study, existing housing and employment land allocations, the Local Plan First Review Inspector's Report and requests from landowners or their agents for sites to be considered for allocation through the Local Plan process. All candidate sites were assessed against a number of criteria including sustainability criteria such as accessibility and the regeneration and social benefits which an allocation may bring, as well as developability criteria such as site access and the presence of constraints such as ground conditions and other planning constraints (e.g. Green Belt, flood risk, etc). The best performing sites based on the site selection exercise were then included as allocations in the Local Plan Alteration.
2.47 Separate reports setting out the housing and employment site selection methodology have been prepared as background papers and accompany the Local Plan. These documents highlight in more detail the exercises which were undertaken and include a list of candidate sites which were considered and how they performed against the assessment criteria. These documents are available from the Council free of charge and on the Council's website (www.valeroyal.gov.uk).
SELECTION OF SITES Policy GS1 SUFFICIENT LAND WILL BE PROVIDED TO SATISFY DEMAND FOR NEW HOUSING, EMPLOYMENT AND SERVICES ARISING IN THE BOROUGH UP TO 2016 SUBJECT TO THE STRATEGIC POLICIES SET OUT IN THE CHESHIRE STRUCTURE PLAN ALTERATION. |
Reasons and Explanations
(i) Provisions for housing, employment and services in the period up to 2016 allows for the needs likely to arise within the Borough and also allows for modest growth through in-migration.
(ii) Within the Borough, development should continue to be concentrated where: levels of investment are high; there is scope for journeys to be made other than by private car; there is scope for environmental improvement; where there is the potential to use derelict and vacant land and re-use existing buildings and developed land that have become redundant and where the loss of natural resources is minimised. Such scope continues to be provided largely within or on the edge of Northwich and in Winsford.
(iii) For the purpose of calculating the policy requirements of the Structure Plan for the Local Plan, a base date of March 2004 has been used. In addition the housing and employment land requirements in the Local Plan now reflect the contents of the Cheshire 2016 Structure Plan Alteration.
NEW DEVELOPMENT IN THE BOROUGH Policy GS2 NEW DEVELOPMENT IN THE BOROUGH WILL GENERALLY BE CONCENTRATED IN OR ON THE EDGE OF NORTHWICH AND IN WINSFORD, INCLUDING THE LARGER VILLAGES OF ANDERTON, BARNTON, CUDDINGTON, DAVENHAM, HARTFORD, LOSTOCK GRALAM, LOWER MARSTON, LOWER WINCHAM, MOULTON, RUDHEATH, HIGHER WINCHAM, AND WEAVERHAM. THE OTHER LARGER VILLAGES, TARPORLEY, FRODSHAM AND HELSBY ARE ALSO SUITABLE FOR FURTHER DEVELOPMENT. |
Reasons and Explanations
(i) To conform with the strategic aims of the Cheshire Structure Plan Alteration to concentrate development in or on the edge of the towns of the County.
(ii) To maximise the use of existing infrastructure and services.
(iii) To safeguard the rural areas and villages from a scale of development inappropriate to that location.
(iv) To protect areas of high landscape quality.
(v) To minimise the loss of valuable ecological resources.
(vi) To provide access to services without the need to use the private car.
(vii) Not all types of development will be appropriate in all settlements. Users of the Plan should refer to the policies contained in the relevant Chapter of the Plan to establish the Borough Council's approach to specific proposals.
Policy Derivation
Cheshire Structure Plan Alteration (2016) Polices GEN1, IND1, HOU1
NORTH CHESHIRE GREEN BELT Policy GS3 THE NORTH CHESHIRE GREEN BELT EXTENDS ACROSS THE NORTHERN PART OF THE BOROUGH, ITS BOUNDARIES BEING DEFINED ON THE PROPOSALS MAP. WITHIN THE GREEN BELT PLANNING PERMISSION WILL NOT BE GIVEN EXCEPT IN VERY SPECIAL CIRCUMSTANCES, FOR THE ERECTION OF NEW BUILDINGS UNLESS IT IS FOR THE FOLLOWING PURPOSES: (i) AGRICULTURE AND FORESTRY (REF POLICES H4, RE3, RE4, RE7) (ii) ESSENTIAL FACILITIES FOR OUTDOOR SPORT AND RECREATION (REF POLICIES RT1, RT12, RT15-RT16, RE9, MW4) FOR CEMETERIES AND FOR OTHER USES OF THE LAND WHICH PRESERVE THE OPENNESS OF THE GREEN BELT (REF POLICY PS1) AND WHICH DO NOT CONFLICT WITH THE PURPOSES OF INCLUDING LAND WITHIN THE GREEN BELT; (iii) LIMITED EXTENSION, ALTERATION OR REPLACEMENT OF EXISTING DWELLINGS (REF POLICIES H8, H9, H10, H11) (iv) LIMITED AFFORDABLE HOUSING FOR COMMUNITY NEEDS (REF POLICY H16) (v) LIMITED INFILLING OR REDEVELOPMENT OF MAJOR EXISTING DEVELOPED SITES (REF POLICY E10 FOR EXISTING EMPLOYMENT SITES AND POLICY PS2 FOR REDUNDANT INSTITUTIONAL SITES) PROPOSALS WHICH INVOLVE A MATERIAL CHANGE IN THE USE OF LAND OR ENGINEERING AND OTHER OPERATIONS AS SET OUT IN THE STATUTORY DEFINITION OF DEVELOPMENT WILL BE ALLOWED PROVIDED THEY MAINTAIN THE OPENESS OF THE GREEN BELT AND DO NOT CONFLICT WITH THE PURPOSES OF INCLUDING LAND IN THE GREEN BELT. |
Reasons and Explanations
(i) To conform with the Cheshire 2016 Structure Plan Alteration.
(ii) To check the unrestricted sprawl of large built-up areas as part of the North Cheshire Green Belt, the Green Belt boundaries shown on the Proposals Map perform the strategic roles of helping:
- To prevent neighbouring towns from merging into one another;
- To preserve the setting and special character of historic towns;
- To assist in safeguarding the countryside from encroachment;
- To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
(iii) Openness in terms of this policy generally means freedom from built development. Any development which reduces the openness of the Green Belt as a whole will not be acceptable under the terms of the policy.
(iv) The boundaries have been drawn to enable a long term Green Belt boundary to be established so as to avoid short term amendments.
(v) The Borough Council is not identifying any areas of safeguarded land between the urban areas and the Green Belt since it is confident that there is sufficient land outside the Green Belt to accommodate foreseeable future development needs.
(vi) To conform with PPG2 "Green Belts"
Policy Derivation
PPG2 - "Green Belts"
Cheshire Structure Plan Alteration (2016) Policy GEN2
CHANGES TO THE NORTH CHESHIRE GREEN BELT Policy GS4 THE FOLLOWING CHANGES TO THE NORTH CHESHIRE GREEN BELT BOUNDARY ARE PROPOSED AND SHOWN ON THE PROPOSALS MAP. (a) LAND AT ANDERTON CONCRETE WORKS, NEW ROAD, HOUGH LANE, ANDERTON IS EXCLUDED FROM THE GREEN BELT. |
Reasons and Explanations
(i) The Borough Council considers that in view of the developed nature of the site, this land should be excluded from the Green Belt. It is therefore unnecessary to keep this land permanently open.
(ii) The realigned Green Belt boundary is well defined, follows an existing hedge line which essentially defines the edge of the built up area.
(iii) This amendment to the Green Belt boundary will not lead to the encroachment of development into the surrounding countryside.
(iv) The site received planning consent for housing development in April 1996 as a Departure to the development Plan justified on the basis of exceptional circumstances, i.e. the removal of a non-conforming noisy industrial use. The site has now been developed fully.
(b) LAND COMPRISING THE FRODSHAM, HELSBY AND LORDSHIP MARSHES AS SHOWN ON THE PROPOSALS MAP IS INCLUDED WITHIN THE NORTH CHESHIRE GREEN BELT. |
Reasons and Explanations
(i) This land has been safeguarded as a possible future site for large scale industry of national importance since 1979 when the Secretary of State confirmed the area's potential in approving the Cheshire County Structure Plan. His view was that development should only be permitted in exceptional circumstances. The Cheshire Replacement Structure Plan (1992) retained a presumption against development except for agricultural purposes (EMP4). In addition all planning applications on the marshes were to be referred to the Secretary of State instead of being dealt with by the Borough Council.
(ii) There is now increasing international recognition of the value of estuaries in nature conservation terms and the Mersey Estuary in particular which now has the status of a Ramsar site and special protection area. The Marshes lying within the Estuary zone and the Ramsar designation should not now be considered for large scale industry.
(iii) In addition the Marshes represents a major open area between the heavy industrial sites at Ellesmere Port and Runcorn and therefore perform the function of separating large built up areas. Their openness is essential to this function.
(iv) The Manchester Ship Canal is an important strategic waterway that needs to be maintained by regular dredging to ensure that it remains navigable and for drainage purposes. The Borough Council recognises the importance of the canal deposit grounds located in the Frodsham, Helsby and Lordship Marshes to the continued maintenance works required to the Canal.
(c) LAND AT DALGETY, WINCHAM LANE, LOWER WINCHAM BE EXCLUDED FROM THE GREEN BELT. |
Reasons and Explanations
(i) A very substantial part of this site is occupied by a large and prominent industrial building. Physically, visually and functionally it now forms part of the large industrial complex to the south.
(ii) The site no longer contributes to the openness of the Green Belt and no longer performs a Green Belt function.
(iii) The form and bulk of the existing development on this site creates the exceptional circumstances necessary to change the Green Belt boundary.
(d) HONEYWELL PLC, NOVAR/BRAND REX SITE, HELSBY BE EXCLUDED FROM THE GREEN BELT AND BE INCLUDED WITHIN THE SETTLEMENT BOUNDARY OF HELSBY. |
Reasons and Explanations
(i) The site is almost wholly occupied by a large industrial building. Physically, visually and functionally it now forms part of the industrial complex to the north.
(ii) The site no longer contributes to the openness of the Green Belt and fulfils none of the purposes for including land in the Green Belt.
(iii) Retention of the site within the Green Belt would be a clear anomaly and this provides the exceptional circumstances which justify the change to the Green Belt boundary.
Policy Derivation
PPG2 - "Green Belts"
THE OPEN COUNTRYSIDE Policy GS5 THE CHARACTER AND APPERANCE OF THE OPEN COUNTRYSIDE WILL BE PROTECTED. OPEN COUNTRYSIDE IS DEFINED AS ALL PARTS OF THE BOROUGH WHICH LIE OUTSIDE OF SETTLEMENT POLICY BOUNDARIES BUT EXCLUDING THE LAND IN THE NORTH CHESHIRE GREEN BELT SHOWN ON THE PROPOSALS MAP NOTWITHSTANDING THAT THERE EXIST BUILDINGS SINGLY AND IN GROUPS WITHIN THE OPEN COUNTRYSIDE. NEW BUILDINGS WILL NOT BE ALLOWED IN THE OPEN COUNTRYSIDE UNLESS PROVIDED FOR THROUGH OTHER POLICIES OF THE LOCAL PLAN. |
Reasons and Explanations
(i) It is the Strategic Policy of the Cheshire Structure Plan Alteration to limit development in the rural parts of the County and to direct most new development for housing, employment and commercial purposes to the towns of the County.
(ii) The Borough Local Plan provides for most forms of development to be accommodated within existing settlements. This does not mean that development of all land within towns and villages will be acceptable. Policies in this Local Plan for the protection of the character, environmental qualities and amenities of the towns and villages will be used to assess the suitability of development proposals for individual sites.
(iii) The variety of form and character of towns and villages of Vale Royal means that some settlements will be capable of accommodating a wider range of development than others. The Polices of this Local Plan indicate the range of development which are appropriate to each of the towns and villages for which Settlement Policy Boundaries are identified. These policies apply within the areas as shown on the Proposals Map.
(iv) The Settlement Policy Boundaries show the extent of the area in which the range of developments appropriate in a particular locality may be permitted within the aims of the Plan.
Policy Derivation
Cheshire Structure Plan Alteration (2016) Policy GEN1
CHANGE OF USE/CONVERSION OF RURAL BUILDINGS Policy GS6 THE RE-USE OF RURAL BUILDINGS FOR EMPLOYMENT, RECREATION, TOURISM OR COMMUNITY PURPOSES WILL BE ALLOWED WHEN THE FOLLOWING CRITERIA CAN BE MET: (i) THE PROPOSAL DOES NOT LEAD TO UNACCEPTABLE LEVELS OF TRAFFIC, A REDUCTION IN RESIDENTIAL AMENITY OR A DETRIMENTAL IMPACT ON THE BUILT OR NATURAL ENVIRONMENT. (ii) THE APPLICANT MUST SHOW THAT THE BUILDING TO BE CONVERTED IS STRUCTURALLY SOUND AND OF PERMANENT AND SUBSTANTIAL CONSTRUCTION. AGRICULTURAL BUILDINGS BUILT WITHIN 4 YEARS OF THE PROPOSED CHANGE OF USE ARE DEALT WITH IN RE5 WITH AN ADDITIONAL POLICY, BUT SHOULD ALSO MEET THE CRITERIA IN THIS POLICY. (iii) THE APPLICANT MUST SHOW THAT THE BUILDING CAN BE BROUGHT BACK INTO USE WITHOUT COMPLETE OR MAJOR RECONSTRUCTION. (iv) WHERE RELEVANT THE APPLICANT SHOULD PROVIDE DETAILS OF ANY PROTECTED SPECIES, E.G. BATS WHICH PRESENTLY INHABIT THE BUILDING. (v) THE DESIGN OF THE CONVERSION SHOULD NOT INVOLVE SIGNIFICANT EXTERNAL CHANGE NOR EXTENSION NOR THE CONSTRUCTION OF ADDITIONAL BUILDINGS AND SHOULD RESPECT THE ORIGINAL STYLE , BULK, DESIGN AND FORM OF THE BUILDING AND WHERE POSSIBLE SHOULD USE LOCAL STYLES AND MATERIALS OR THEIR EQUIVALENTS TO ENSURE THE BUILDING IS IN KEEPING WITH THE RURAL CHARACTER OF THE AREA. (vi) ALTERATIONS TO THE CURTILAGE OF THE BUILDING TO PROVIDE CAR PARKING SHOULD USE STYLES AND FINISHES APPROPRIATE TO THE BUILDING BEING CONVERTED. (vii) THE OVERALL APPEARANCE OF THE BUILDING AND ITS CURTILAGE SHOULD NOT BE DETRIMENTAL TO EITHER THE VIEWS INTO THE SITE OR THE CHARACTER AND OPENNESS OF THE AREA. (viii) IN THE CASE OF BUILDINGS OF ARCHITECTURAL MERIT OR HISTORIC INTEREST, THE CONVERSION SHOULD, WHERE APPROPRIATE, PRESERVE THE INTERNAL AND EXTERNAL FEATURES OF THE BUILDING AND ITS SETTING. PERMITTED DEVELOPMENT RIGHTS MAY BE REMOVED WHERE IT IS CONSIDERED THAT FURTHER ALTERATIONS TO A BUILDING OF ARCHITECTURAL MERIT OR HISTORIC INTEREST WOULD BE LIKELY TO HAVE AN UNACCEPTABLE IMPACT ON IT OR ITS WIDER SETTING. (ix) THE CONVERSION DOES NOT LEAD TO DISPERSAL OF ACTIVITY ON SUCH A SCALE TO PREJUDICE TOWN AND VILLAGE VITALITY. THE CONVERSION OR CHANGE OF USE OF RURAL BUILDINGS TO RESIDENTIAL LIVING ACCOMMODATION WILL NOT BE PERMITTED EXCEPT IN THE CIRCUMSTANCES SET OUT IN POLICY H6. |
Reasons and Explanations
(i) The Government expresses a clear preference for the economic re-use of farm buildings (PPS7, PPG2, RPG13, Rural White Paper (2000)). This policy is applicable to all types of rural buildings that lie within the Open Countryside or Green Belt (including washed over villages). This includes, for example: agricultural buildings, schools, churches and village halls.
(ii) The re-use of rural buildings is one of the ways local planning authorities can assist rural diversification. Additionally, providing employment opportunities in rural areas can allow people to work locally and therefore reduce the need to travel.
(iii) Residential conversions have a minimal beneficial economic impact for rural communities, while business conversion can offer local employment opportunities and help support the rural economy
(iv) The focus of additional housing development should be directed to the principal built-up areas in the Borough. Government guidance states that buildings in the countryside, away from settlements should be strictly controlled. Agricultural buildings are also excluded from the definition of previously developed land. PPG3 states that priority should be given to using previously developed land.
(v) Buildings of architectural merit or historic interest are those which are listed by the Secretary of State for National Heritage under Section 1 of the Town and Country Planning Act (1990).
(vi) The conversion to residential use of Listed Buildings within Tier 3 and Tier 4 locations may be considered as a special case.
Policy Derivation
PPG2 "Greenbelts"
PPG3 "Housing"
PPS7 "Sustainable Development in Rural Areas"
PPG13 "Transport"
RPG 13 "Regional Planning Guidance for the North West"
DETR (2000) "Our Countryside: The Future - A Fair Deal for Rural England" (Rural White Paper)
AREAS AFFECTED BY FORMER UNDERGROUND ROCK SALT MINING IN NORTHWICH Policy GS7 NEW BUILDING DEVELOPMENT IN THE AREA KNOWN TO HAVE BEEN AFFECTED BY FORMER UNDERGROUND ROCK SALT MINING AS SHOWN ON THE PROPOSALS MAP WILL NOT BE ALLOWED UNTIL EVIDENCE CAN BE PRODUCED TO SHOW THAT THE DEVELOPMENT CAN BE UNDERTAKEN, OCCUPIED AND USED IN AN APPROPRIATE MANNER WITHOUT RISK TO PEOPLE OR PROPERTY RESULTING FROM UNDERGROUND CONDITIONS. EXCEPTIONS TO THIS MAY BE ALLOWED IN RESPECT OF BOTH MINOR EXTENSIONS TO RESIDENTIAL PROPERTY, MINOR EXTENSIONS TO RETAIL AND OTHER COMMERCIAL PROPERTY AND OTHER DEVELOPMENT WHERE THE DEVELOPER IS PREPARED TO DELAY THE DEVELOPMENT UNTIL AFTER INVESTIGATIONS HAVE BEEN CARRIED OUT AND IT HAS BEEN DEMONSTRATED TO THE SATISFACTION OF THE BOROUGH COUNCIL THAT PEOPLE AND PROPERTY WOULD NOT BE PUT AT RISK. |
Reasons and Explanations
(i) To ensure that new developments are not put at risk of subsidence because of underground conditions within the area to the north of Northwich.
(ii) The Council has secured funding through the Land Stabilisation Programme managed by English Partnership for the stabilisation of abandoned salt mines beneath the town centre. It is anticipated that stabilisation works will be completed by 2007. Development will be permitted to be carried out in phases as individual mines are stabilised throughout this period.
(iii) The stabilisation works for the four town centre mines commenced in January 2005. Penny's Lane and Neumann's mine will be stabilised by Autumn 2005, Baron's Quay by Autumn 2006 and Witton Bank by Autumn 2007.
Policy Derivation
PPG14 - " Development on Unstable Land"
PROPOSALS FOR NEW DEVELOPMENT FOR MAIN TOWN CENTRE USES Policy GS8 PRIOR TO THE COMPLETION OF THE MINE STABILISATION PROGRAMME IN NORTHWICH TOWN CENTRE, PROPOSALS FOR NEW DEVELOPMENT FOR MAIN TOWN CENTRE USES WILL NOT BE PERMITTED ON SITES OUTSIDE THE NORTHWICH TOWN CENTRE POLICY BOUNDARY EXCEPT WHERE: (i) THE PROPOSED DEVELOPMENT COULD NOT BE ACCOMMODATED ON EXISTING TOWN CENTRE SITES OR ON SITES COMING FORWARD THROUGH THE TOWN CENTRE MINES STABILISATION WORKS; OR, (ii) THE PROPOSAL WOULD COMPRISE DEVELOPMENT WHICH IS SPECIFICALLY PERMITTED BY OTHER POLICIES AND ALLOCATIONS OF THE PLAN. |
Reasons and Explanations
(i) The Council has secured funding through the Land Stabilisation Programme managed by English Partnerships for the stabilisation of abandoned salt mines beneath the town centre. It is anticipated that stabilisation works will be completed by 2007. The Northwich Regeneration Framework identifies significant opportunities to accommodate the full range of key town centre uses within Northwich Town Centre. If the Regeneration Framework is to succeed then it is imperative that these uses are not lost to sites outside the town centre.
(ii) The term 'main town centre uses' is defined in paragraph 1.8 of PPS6.
(iii) Following completion of the mine stabilisation programme in Northwich town centre, proposals will be assessed against the requirements of Policy STC7.
Policy Derivation
PPS6 'Planning for Town Centres'
NORTHWICH VISION
In March 2003, the Borough Council in partnership with the North West Development Agency, British Waterways, Cheshire County Council and English Partnerships commissioned the preparation of a comprehensive regeneration framework to guide the redevelopment of the town centre over the next 15 to 20 years. This comprehensive regeneration will be facilitated by the stabilisation of abandoned salt mines which have, for a number of years, prevented new significant development from taking place (see policies GS7 and GS8). This moratorium on significant development has presented the Council with an opportunity to plan for new development in the town centre in a holistic way. The mine stabilisation works are being funded by a grant of £32 million through the Land Stabilisation Programme administered by English Partnerships. It is anticipated that the stabilisation works will be completed in 2007.
Following extensive consultation, the Northwich Vision was approved by the Borough Council as Interim Planning Guidance (Northwich Vision IPG) in February 2004. It gives guidance on the implementation of development, public realm and transportation projects throughout the town centre. The strategy seeks to expand and enhance the town centre's offer in terms of shopping, tourism and leisure. Significant new residential development is proposed along with employment development, particularly offices. It aims to build upon the town's key assets including the waterfront, its historic buildings and the natural setting of the town adjacent to the Northwich Community Woodlands. Underpinning the strategy is a focus on good urban design through new high quality buildings, spaces and routes.
The Northwich Vision IPG identifies the creation of two distinctive, but overlapping, town centre 'offers' which can be described in physical terms as town centre circuits. The first is a market town circuit based on an east-west axis (Witton Street/Watling Street). It incorporates all the functions of the market town: shopping, employment, civic and administrative services, community and cultural facilities. The second is the visitor destination circuit that incorporates the visitor and cultural attractions, the historic hub of the town. It harnesses the potential of waterside sites and is a focus for a range of leisure uses. These circuits overlap and intersect at the Bull Ring and confluence of the River Dane and the Weaver Navigation. The creation of these circuits provides an overarching rational for the encouragement of new development across a range of sites within the town centre.
There is extensive support for the Northwich Vision in regional, strategic and local policies. Northwich is identified as a 'key town' within the region through policy SD3 of Regional Planning Guidance for the North West and is therefore a focus for development and regeneration in Cheshire. Northwich lies at the heart of the Weaver Valley Regional Park which provides a wider strategic context for regeneration efforts in the town. The establishment of the Regional Park is supported in proposed changes to RPG13 and the Cheshire Structure Plan Alteration. The latter also explicitly supports the delivery of the Northwich Vision, both in its land-use and transportation aspects. Regeneration in the town will contribute to the strategic objective of regeneration as set out in the Regional Economic Strategy (2003). The emerging Sub-Regional Economic Strategy1 identifies the Northwich Vision as a regeneration focus. The implementation of the Northwich Vision is also a key priority in the Vale Royal Community Plan.
A number of the sites allocated as part of the Northwich Vision are in multiple ownerships and there will be a need for land assembly. The council will use its compulsory purchase powers to support this where necessary.
Retail and Leisure Need and Capacity.
Planning Policy Statement 6: Planning for Town Centres reinforces the need for local planning authorities to take a proactive approach to planning for town centres. It indicates that assessments should be undertaken of the need for new retail and leisure floorspace. This should take into account both quantitative considerations, for example the forecasted additional expenditure likely to be available to support new development, and qualitative considerations, for example the need to provide a genuine choice of retail and leisure facilities which would be accessible to the whole community.
An assessment of the quantitative and qualitative need for retail development in Northwich was carried out for the Council by consultants White Young Green in 2005. The study involved 1167 household surveys to gain an understanding of shopping and leisure patterns. It also looked at the current vitality and viability of the town centre and assessed Northwich town centre's position in relation to key competing centres.
It found that Northwich showed signs of vitality and viability but noted that there are clear weaknesses in terms of the overall quality of the retail offer and the very limited evening economy. In the face of current proposals to improve other competing town centres it identified that without significant intervention through new development, Northwich would, in relative terms, decline.
The quantitative need for additional retail floorspace took into account three main factors. These were:
- The forecasted increase in population to 2016.
- The anticipated increased expenditure on goods.
- Northwich's likely 'market share' taking into account the Northwich Vision proposals
It found that there is a need for additional shopping floorspace in Northwich for convenience and comparison goods. Convenience goods are those goods which are generally purchased on a daily or weekly basis such as food items. Comparison goods are those goods which are generally more costly and purchased less frequently such as clothes and electrical goods. There is a need for further convenience floorspace to accommodate an additional £25 million of expenditure growth. This equates to a medium sized foodstore. In terms of comparison goods, the study identified the need for between 350,000 and 430,000 square feet (gross) of new floorspace by 2016. This includes the floorspace needs for what are referred to as 'bulky' goods'.
The Study estimated that there would be significant growth in commercial leisure activities throughout the plan period. Such uses support the vitality and viability of town centres by enhancing the evening economy. Specifically, the Study identified a quantitative need for a new cinema complex to support the catchment area of Northwich.
The allocations for retail and leisure development contained in the Local Plan Alteration are expected to, together, deliver the forecasted need for new retail and leisure development in Northwich. As these opportunities come forward through the development control process the cumulative additional floorspace and facilities will be monitored. Proposals will be assessed in the context of the forecasted need for new retail and leisure development identified in the Study.
The Borough Council will undertake a review of its shopping and town centre development strategy to assess the scale of the facilities which are likely come forward in the light of the assessment of the quantitative and qualitative need for the different types of retail and leisure floorspace and an appraisal of allocated sites against sequential criteria.
The policies that follow aim to facilitate the delivery of key aspects of the Northwich Vision. The sites identified are those anticipated to come forward for development within the Plan period. Reference should also be made to other policies relevant to the town centre. These include policies H2, E5 and STC2.
GENERAL URBAN DESIGN PRINCIPLES FOR DEVELOPMENT IN NORTHWICH TOWN CENTRE Policy GS9 NEW DEVELOPMENT WITHIN NORTHWICH TOWN CENTRE SHOULD REFLECT THE FOLLOWING URBAN DESIGN PRINCIPLES: 1. CHARACTER - ENSURING THAT NORTHWICH TOWN CENTRE HAS ITS OWN IDENTITY, REINFORCED THROUGH NEW DEVELOPMENT (A) DELIVER HIGH QUALITY, CONTEMPORARY ARCHITECTURE THAT RESPONDS TO THE EXISTING TOWNSCAPE CHARACTER IN TERMS OF THE WIDTH, CHARACTER, MASSING, PROPORTIONS AND RHYTHM OF BUILDINGS AND CREATE CONTINUITY AND ENCLOSURE; (B) REINFORCE A SENSE OF PLACE; (C) INTEGRATE WITH ITS SURROUNDINGS THROUGH ITS FORM, USE OF MATERIALS AND LANDSCAPE ELEMENTS; (D) CREATE DISTINCTIVENESS THROUGH HIGH QUALITY ARCHITECTURE AND THE DETAILING OF BUILDINGS AND THE PUBLIC REALM; (E) ORIENTATE DEVELOPMENT, AT EVERY OPPORTUNITY, TO POSSITIVELY ADDRESS THE WEAVER NAVIGATION AND RIVER DANE AND PROVIDE ANIMATION AND ACTIVITY ALONG THE WATERFRONT; (F) ENHANCE THE SETTING OF LISTED BUILDINGS; AND (G) ENHANCE THE CHARACTER AND APPEARANCE OF NORTHWICH CONSERVATION AREA. 2. HIGH QUALITY PUBLIC REALM - ENSURING THE TOWN CENTRE HAS ATTRACTIVE AND SUCCESSFUL OUTDOOR AREAS DEVELOPMENT PROPOSALS SHOULD: (A) INCLUDE NEW AREAS OF ATTRACTIVE THRIVING PUBLIC SPACES; (B) ENSURE THAT THERE IS VERSATILITY SO THAT ALL PEOPLE CAN USE THE SPACES CREATED; (C) ENSURE THAT THE TOWN CENTRE IS INCLUSIVE BY BEING ATTRACTIVE TO A WIDE RANGE OF USERS; (D) USE HIGH QUALITY HARD AND SOFT LANDSCAPING DETAIL TO REINFORCE A SENSE OF PLACE AND LEGIBILITY; (E) APPLY A CONSISTENT STYLE OF STREET FURNITURE AND AVOID CLUTTER; (F) INCORPORATE EXTENSIVE PUBLIC ART; (G) MAKE CREATIVE USE OF LIGHTING TO ADD DRAMA TO THE NIGHT-TIME LANDSCAPE, FOR EXAMPLE, BY THE ILLUMINATION OF LANDMARK BUILDINGS WHILST PREVENTING EXCESSIVE LIGHT GLOW; (H) IDENTIFY CLEAR MANAGEMENT REGIMES TO MAINTAIN THE QUALITY OF THE PUBLIC REALM; AND (I) CREATE SPACES THAT OPTIMISE SAFETY AND THE SENSE OF SAFETY. 3. EASE OF MOVEMENT - ENSURING THAT THE TOWN CENTRE IS EASY TO GET TO AND MOVE THROUGH DEVELOPMENT PROPOSALS SHOULD: (A) BE WELL CONNECTED THROUGH A NETWORK OF HIGH QUALITY ROUTES AND INTEGRATE WITH EXISTING ADJACENT STREETS TO PROVIDE PEDESTRIAN CIRCUITS; (B) PROVIDE, AT EVERY OPPORTUNITY, RIVERSIDE PEDESTRIAN AND CYCLE ACCESS ALONGSIDE THE WEAVER NAVIGATION AND RIVER DANE; (C) GIVE PEDESTRIANS PRIORITY TO ALL SHOPPING STREETS; (D) ADDRESS THE ACCESSIBILITY NEEDS OF EVERYONE IN THE DESIGN OF BUILDINGS, PUBLIC SPACES AND ROUTES, ESPECIALLY THOSE WITH PUSHCHAIRS, PEOPLE WITH DISABILITIES AND THE ELDERLY; (E) MAKE PROVISION FOR ALL FORMS OF MOVEMENT WITH POSITIVE DISCRIMINATION IN FAVOUR OF WALKING, CYCLING AND PUBLIC TRANSPORT; (F) PROVIDE SERVICING ARRANGEMENT FOR SHOPS AND OTHER USES THAT DO NOT CONFLICT WITH SHOPPERS AND OTHER TOWN CENTRE VISITORS; (G) PROVIDE APPROPRIATE CAR PARKING IN AN IMAGINATIVE WAY THAT CATERS FOR DIFFERENT TOWN CENTRE USERS; (H) BE DESIGNED TO CREATE PERIMETER BLOCKS AND A MOVEMENT GRID; AND (I) INCORPORATE ROUTES FOR CYCLISTS AND PROVIDE CYCLE PARKING. 4. LEGIBILITY - ENSURING THE TOWN CENTRE HAS A CLEAR IMAGE AND IS EASILY UNDERSTOOD DEVELOPMENT PROPOSALS SHOULD: (A) PROVIDE LANDMARKS AND GATEWAYS THROUGH THE DESIGN, POSITIONING AND ARCHITECTURAL DETAILING OF BUILDINGS; (B) MAKE EXTENSIVE USE OF PUBLIC ART; (C) MAKE USE OF LEVELS TO CREATE INTEREST IN THE STREETSCENE; AND (D) ESTABLISH VISTAS AND VIEWS ALIGNED TO LANDMARKS WITHIN AND OUTSIDE INDIVIDUAL SITES. 5. DIVERSITY AND MIX OF USES - ENSURING THAT DEVELOPMENT PROVIDES VARIETY AND CHOICE IN THE TOWN CENTRE TO CREATE VITALITY AND STREET LIFE DEVELOPMENT PROPOSALS SHOULD: (A) HAVE ACTIVE GROUND FLOOR USES FACING STREETS AND OTHER AREAS OF PUBLIC REALM; (B) INCORPORATE A VERTICAL MIX OF USES WITHIN BUILDINGS; AND (C) ADDRESS AMENITY ISSUES, PARTICULARLY WHERE RESIDENTIAL AND LEISURE USES ARE LOCATED CLOSE TO ONE ANOTHER. 6. SUSTAINABILITY - ACHIEVING A BALANCE BETWEEN THE NATURAL AND BUILT ENVIRONMENT DEVELOPMENT PROPOSALS SHOULD: (A) INCORPORATE ENERGY EFFICIENT DESIGN AND THE USE OF RENEWABLE ENERGY; (B) TAKE FULL ACCOUNT OF FLOOD RISK ISSUES IN THE TOWN CENTRE; AND (C) OPTIMISE THE RE-USE OF MATERIALS IN THE CONSTRUCTION PROCESS. 7. ADAPTABILITY - ENSURING THAT THE USE OF PLACES AND BUILDINGS CAN CHANGE OVER TIME DEVELOPMENT PROPOSALS SHOULD: (A) PLAN NEW BUILDINGS IN PERIMETER BLOCKS THAT CAN ACCOMMODATE A RANGE OF USES AND DESIGN INTERIOR SPACE SO THAT IT CAN BE ADAPTED TO NEW USES OVER TIME. 8. VALUE - ENSURING APPROPRIATE VALUES CAN BE ATTAINED FROM NEW DEVELOPMENT TO SUSTAIN A MIX OF USES AND DEVELOPMENT QUALITY DEVELOPMENT PROPOSALS SHOULD: (A) DEMONSTRATE THAT THEY ARE ECONOMICALLY VIABLE AND DELIVERABLE. |
Reasons and Explanations
(i) The planning system has an important role to play in creating good urban design. This is acknowledged in national and regional planning guidance.
(ii) Good design will be essential in creating successful, sustainable development within Northwich Town Centre. It will ensure the creation of lively places with distinctive character; streets and public spaces that are safe, accessible, pleasant to use and human in scale; and places that inspire because of the imagination and sensitivity of their designers.
(iii) The key principles set out in this policy should be followed in all developments that contribute towards the Northwich Vision regeneration strategy. In realising the opportunities that good urban design can bring, it must be addressed at an early stage in the development process. The early consideration of design issues provides the most successful way of achieving sustainable, integrated developments that respect their context within the town centre. This policy makes it clear to developers what will be expected of them. It is hoped that this approach will enable the Council to deal with applications efficiently.
(iv) The townscape of Northwich town centre has been strongly influenced by salt extraction. The effects of mining subsidence led to the development of the distinctive timber-framed building construction. This method of building meant that buildings did not collapse and enabled them to be lifted in the case of subsidence. These buildings are particularly evident at the Bull Ring and along High Street and Witton Street. Approximately 150 timber framed buildings exist in Northwich today. The design of Town Bridge and Hayhurst Bridge on floating caissons was also in response to this subsidence threat.
(v) Northwich has suffered from poor quality development in more recent times. Most significantly many of the buildings constructed in the 1960s, particularly the police station, the magistrates court, the Memorial Hall and the County Council's offices contrasted with the traditional aesthetics and scale of the town. Consequently, these buildings are now seen to have contributed little, if anything, to the townscape of Northwich. With the Chesterway/Watling Street dual carriageway they form an inappropriate concrete girdle through the town centre inhibiting the integration of sites along the Weaver Navigation.
(vi) Further guidance on the application of these principles is included in the policies that follow relating to identified development opportunities. Applicants will be expected to demonstrate how these principles have been incorporated into development proposals.
Policy Derivation
Northwich Vision IPG, February 2004
Urban Design Compendium, English Partnerships, 2000
Urban Design for Retail Environments, BCSC, 2002
By Design: Urban Design in the Planning System: Towards Better Practice, DETR and CABE, 2000
Regional Planning Guidance for the North West, Government Office for the North West, March 2003
BARONS QUAY DEVELOPMENT AREA Policy GS9A A COMPREHENSIVE, RETAIL-LED, MIXED-USE REGENERATION SCHEME WILL BE SUPPORTED IN PRINCIPLE WITHIN THE DEFINED BARONS QUAY DEVELOPMENT AREA (BQDA) SHOWN ON THE PROPOSALS MAP. THE COUNCIL WILL SUPPORT A SUBSTANTIAL ELEMENT OF CLASS A1 COMPARISON RETAIL FLOORSPACE WITHIN THIS SITE. THIS RETAIL AREA WILL BE REGARDED AS AN EXTENSION TO THE PRIMARY SHOPPING AREA ONCE SUCH DEVELOPMENT HAS TAKEN PLACE. OTHER USES WILL BE PERMITTED WITHIN THE BQDA INCLUDING LEISURE, OFFICES AND RESIDENTIAL THAT ARE COMPLIMENTARY TO THE RETAIL OFFER. THE SCHEME WILL INCLUDE THE DEVELOPMENT OF A CULTURAL CENTRE ADJACENT TO THE WEAVER NAVIGATION. PROPOSALS ANYWHERE IN THE TOWN THAT ARE LIKELY TO PREJUDICE THE COMPREHENSIVE DEVELOPMENT OF THE BQDA, OR TO HARM THE VITALITY AND VIABILITY OF THE PRIMARY SHOPPING AREA AS EXTENDED BY THE DEVELOPMENT OF THE BQDA AS PROPOSED BY THIS POLICY, WILL NOT BE PERMITTED. PROPOSALS FOR THE BQDA SHOULD REFLECT THE URBAN DESIGN PRINCIPLES IN POLICY GS9 AND, IN ADDITION: 1. EXTEND AND COMPLIMENT THE EXISTING HIGH STREET SHOPPING OFFER WITH AN APPROPRIATE CRITICAL MASS OF COMPARISON RETAIL DEVELOPMENT TO ENABLE NORTHWICH TO ACHIEVE A STEP CHANGE IN ITS TOWN CENTRE OFFER; 2. CREATE AN OPEN STREET SCHEME WITH STRONG RETAIL CIRCUITS CONNECTING BACK TO WITTON STREET AT ITS JUNCTION WITH LEICESTER STREET AND TABLEY STREET; 3. ORIENTATE DEVELOPMENT TO FACE THE WEAVER NAVIGATION AND PROVIDE ACTIVITY ALONG THE WATERFRONT; 4. MAKE STRONG PHYSICAL CONNECTIONS AND CIRCUITS BETWEEN DEVELOPMENT WITHIN THE SITE AND THE WATERFRONT AREA; 5. USE THE LEVEL CHANGES BOTH IN TERMS OF FLOORSPACE CONFIGURATION AND NECESSARY LINKAGES TO CREATE INTEREST AND VITALITY; 6. GIVE PEDESTRIANS PRIORITY ALONG WEAVER WAY AND ALL SHOPPING STREETS; 7. PROVIDE PEDESTRIAN AND CYCLE ACCESS ALONGSIDE THE WEAVER NAVIGATION; 8. PROVIDE A WATERBUS MOORING FACILITY ADJACENT TO THE CULTURAL CENTRE; AND 9. PROVIDE PEDESTRIAN AND CYCLE LINKS TO THE NORTHWICH COMMUNITY WOODLANDS. |
Reasons and Explanations
(i) The BQDA is the most important regeneration opportunity within Northwich town centre. In order to achieve the objectives identified in the Northwich Vision Regeneration Framework, the Council has identified a comprehensive, retail-led, mixed-use development in this area as the primary 'driver' to deliver the 'step change' necessary to strengthen and enhance Northwich's position as an important market town and retail and visitor destination and securing its long term vitality and viability as a key town identified in Regional Planning Guidance. It is the most appropriate location to promote and focus a major development and strengthen the current retail offer centred on the junction of Leicester Street and Witton Street. It will also act as a catalyst for wider investment and improvements across the town centre.
(ii) There has been under provision of new retail development for several years as a result of land stability issues caused by the occurrence of abandoned mines beneath the town centre. The retail offer in the town has remained relatively static while significant new investment has been constrained (see policies GS7 and GS8). As a consequence there is, for example, a shortage of quality retail units of a size that meets modern retailer requirements. Because the expansion of retail floor space has been stifled Northwich has not been able to respond to the growth of other competing centres in terms of the breadth and scale of its retail offer. The regeneration of the town centre deliberately aims to reverse this and recapture a proportion of expenditure that would otherwise continue to leak to other centres. A beneficial consequence is that there is substantial outstanding demand from the retail sector for representation in the town centre.
(iii) There is a need to ensure proper integration of the BQDA scheme with the existing town centre. Accordingly, the BQDA incorporates adjacent sites to allow flexibility in the geographical extent of the proposals. Additional areas outside the area shown on the proposals map could be included if this would secure a more comprehensive and superior solution taking into account the issues of quality and integration. Reflecting the above aims, the policy seeks to secure the redevelopment and renewal of the BQDA as part of a single comprehensive scheme.
(iv) The BQDA offers the best opportunity to naturally extend and strengthen the existing primary shopping frontage. It is expected that retail development will be focussed on an extension to Leicester Street and Tabley Street. There is an opportunity to create new traditional, open shopping streets incorporating larger units to meet modern-day retailer requirements. It should compliment the existing town centre high street offer. The extended retail area could be underpinned by a new, large department store. The new shopping streets should be designed for pedestrians first and foremost and should present active ground floor frontages. They should create an interesting and stimulating retailing environment. Buildings should incorporate a vertical mix of uses, including residential units. Use should be made of changes in levels across the site to create variety and interest in the townscape.
(v) The remainder of the site is appropriate for a mix of uses to compliment the retail element of the scheme. These uses will include residential, office and leisure uses.
(vi) The scheme will include the development of a cultural centre adjacent to the Weaver Navigation. It will provide a focal point for cultural activity both during the day and into the evening. It could include a new library, theatre, salt museum, tourist information centre and ancillary uses such as a café/restaurant and administrative accommodation. The delivery of this project is being led by the Borough Council in partnership with other organisations. The development should be an exiting iconic structure and a landmark for the town when viewed from both the land and water. The design of the development should be sensitive to its prime waterfront location. A contemporary design solution is considered appropriate. The restoration and reuse of the Listed Moore and Brock warehouse building should be incorporated into the development. In addition, the relationship of the building with the Listed Town Bridge should also be given careful consideration, particularly in relation to views along the waterfront.
(vii) In terms of overall layout, the development should be laid out as outwardly facing blocks set within a grid of streets. It should be fully integrated with the remainder of the town centre. The objective should be to create circuits of pedestrian movement for shoppers and other visitors. To create interest and variety there should be choices of routes for pedestrians from one place to another. Strong linkages will need to be created with the Weaver Navigation waterfront and Cultural Centre. The aim should be to provide pedestrian and cyclist access alongside the full length of the watercourse where adjacent to the site. This will require the feasibility of a build-out boardwalk to be explored. Development should be orientated to face the Weaver Navigation. An innovative solution will be required to deal with the unsightly backs of High Street properties that currently face towards Weaver Way and the Navigation.
(viii) The overall comprehensive development of the BQDA will provide an opportunity to create high quality architecture engendering civic pride for residents and a welcoming and exiting draw for visitors. The objective will be to ensure that the design of the scheme is innovative whilst respecting the historic character and features of the town. Complimentary to this, the scheme must deliver high quality public realm through new and enhanced linkages and the creation of new public spaces. Proposals should therefore include a comprehensive plan for hard and soft landscaping. There should be consistency in design approach towards signage and street furniture. There should be extensive investment in public art to reinforce distinctiveness and legibility. This should also be reinforced by the creation of vistas across as well as into and out of the site. Details of the future management and maintenance of the public realm should also accompany the proposals.
(ix) The BQDA scheme must respect the town's historic assets. The site lies within and adjacent to Northwich Conservation Area. Proposals will be expected to enhance its character and appearance. There are two Listed Buildings within the site, Northwich Library on Witton Street and the Moore and Brock Warehouse situated adjacent to the Weaver Navigation.
(x) The comprehensive BQDA redevelopment and renewal scheme should address all necessary transport issues including pedestrian priority, servicing, traffic calming, junction alterations, parking provision for cars and powered two wheelers, cycle routes/parking, taxi and any necessary road closure orders. Innovative and integrated transport solutions will be encouraged.
(xi) Ancillary activities should be considered and planned for at the outset of the design process such as shopmobility and public toilet provision.
(xii) The Borough Council will support land assembly for an approved comprehensive scheme through its compulsory purchase powers.
(xiii) The BQDA redevelopment and renewal is the Council's first priority for retail led development expansion of the town centre. It will secure the future role of Northwich as a premier shopping destination in mid Cheshire and act as a catalyst for other regeneration and development within the town centre and across the town. Key to this is the scale of the development opportunity and the requirement for it to come forward in a comprehensive way. As a consequence any proposals that compromise this objective will be considered unacceptable.
Policy Derivation
Northwich Vision Interim Planning Guidance, 2004
Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005
WEAVER SHOPPING CENTRE EXTENSION DEVELOPMENT AREA Policy GS9B FOLLOWING THE IMPLEMENTATION OF THE BARONS QUAY DEVELOPMENT AREA SCHEME, A COMPREHENSIVE RETAIL-LED REGENERATION SCHEME WILL BE SUPPORTED IN PRINCIPLE WITHIN THE DEFINED WEAVER SHOPPING CENTRE DEVELOPMENT AREA (WSCDA) SHOWN ON THE PROPOSALS MAP. THE NEW RETAIL AREA WILL BE REGARDED AS AN EXTENSION TO THE PRIMARY SHOPPING AREA ONCE SUCH DEVELOPMENT HAS TAKEN PLACE. OTHER USES WILL BE PERMITTED ON UPPER FLOORS WITHIN THE WSCDA INCLUDING OFFICES AND RESIDENTIAL. THE COMPREHENSIVE SCHEME WILL INCLUDE THE PROVISION OF A MULTI-STOREY CAR PARK FOR APPROXIMATELY 350 CARS. PROPOSALS FOR THE WSCDA SHOULD REFLECT THE URBAN DESIGN PRINCIPLES IN POLICY GS9 AND EXTEND AND COMPLIMENT THE EXISTING HIGH STREET SHOPPING OFFER WITH ACTIVE GROUND FLOOR USES FRONTING SHOPPING STREETS (INCLUDING CHESTER WAY). |
Reasons and Explanations
(i) Following the expansion of the retail core within the Barons Quay Development Area, there is an opportunity to further extend and consolidate the town's retail area between Witton Street and Chester Way. It is envisaged that the development would not come forward until towards the end of the plan period. The site is in a prominent location adjacent to a key route through the town centre. It currently hosts buildings of poor architectural quality. Although the site is not affected by ground stability issues, it is imperative that the timing of the development does not compromise the delivery of retail development within the BQDA.
(ii) The scheme should provide ground floor retail development with upper storey accommodation being utilised for office, residential and ancillary uses. An anchor store should be included as part of the scheme.
(iii) A new multi-storey car park will be required as an integral part of the scheme to accommodate in the region of 350 cars. The elevational treatment of the car park is a critical issue in such a high profile location. A high quality architectural treatment will be required.
(iv) The development should be laid out as outwardly facing blocks set within a grid of streets. These should be knitted into existing adjacent streets so that the area is seamlessly integrated with the town's Primary Shopping Area. The new retail area will be regarded as an extension to the Primary Shopping Area once the development has been carried out.
(v) The comprehensive WSCDA redevelopment and renewal scheme should address all necessary transport issues including pedestrian priority, servicing, traffic calming, junction alterations, parking provision for cars and powered two wheelers, cycle routes/parking, taxi and any necessary road closure orders. Innovative and integrated transport solutions will be encouraged.
(vi) The objective will be to ensure that the design of the scheme is innovative whilst respecting the historic character and features of the town. Proposals should include a comprehensive plan for hard and soft landscaping. There should be consistency in design approach towards signage and street furniture. There should be investment in public art to reinforce distinctiveness and legibility. Details of the future management and maintenance of the public realm should also accompany the proposals.
(vii) Additional areas outside the area shown on the proposals map could be included if this would secure a more comprehensive and superior solution taking into account the issues of quality and integration. This may be to create additional active frontages on the approaches to the site, particularly from Witton Street (Timber Lane and Crum Hill) and the Weaver Shopping Centre. The Borough Council will support land assembly for an approved comprehensive scheme through its compulsory purchase powers.
Policy Derivation
Northwich Vision Interim Planning Guidance, 2004
Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005
LAND NORTH OF LEICESTER STREET Policy GS9C FOLLOWING THE IMPLEMENTATION OF THE BARONS QUAY DEVELOPMENT AREA SCHEME, A BULKY GOODS RETAIL DEVELOPMENT WILL BE SUPPORTED ON LAND NORTH OF LEICESTER STREET AS SHOWN ON THE PROPOSALS MAP. PROPOSALS SHOULD REFLECT THE URBAN DESIGN PRINCIPLES IN POLICY GS9. |
Reasons and Explanations
(i) Bulky goods retailing is considered appropriate in this location. It is envisaged that the development would come forward towards the end of the plan period so that it does not compromise new retail development within the Barons Quay Development Area.
(ii) This is a high profile site that requires careful treatment through the design of new development. New buildings on this site should incorporate simple geometry, contain substantial glazing offering views into retail floorspace and utilise scale and proportions appropriate to its town centre location. The imposition of industrial 'sheds' onto the site without reference to the site's context will not be supported. Clear views should be retained through to the Northwich Community Woodlands.
(iii) A very high quality landscaping will be required along the Leicester Street boundary of the site to provide a setting for the development and contribute to the creation of a tree lined 'boulevard' along Leicester Street. It will be essential to provide strong pedestrian and cycling links to the Barons Quay Development Area and the remainder of the Primary Retail Area.
(iv) The entrance to the Northwich Community Woodlands should be incorporated into the development of the site. This should be in the form of a high quality and high profile gateway for pedestrians and cyclists.
Policy Derivation
Northwich Vision Interim Planning Guidance, 2004
Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005
NORTHWICH MARKET Policy GS9D THE COMPREHENSIVE REDEVELOPMENT AND REMODELLING OF NORTHWICH MARKET AND ITS ADJACENT CAR PARK TO CREATE A NEW COVERED PUBLIC SQUARE WILL BE SUPPORTED. PROPOSALS SHOULD REFLECT THE URBAN DESIGN PRINCIPLES IN POLICY GS9. |
Reasons and Explanations
(i) The remodelling of the market provides an exiting architectural opportunity to create a new public square and iconic canopy to act as a landmark for Northwich and enhance Northwich Conservation Area. This location is a key arrival point for visitors by public transport and as such should be treated as a major gateway into the town.
(ii) The market square and canopy should be designed so that they can host a variety of activities, from a market to a place for public events and performances.
(iii) Any new buildings that form part of the comprehensive scheme should not detract from this new public space. They could accommodate retail and food and drink uses.
(iv) The quality of the public realm will be of vital importance. The selection of materials and design details should be selected to ensure that a robust, easily maintained and cleaned space is created.
Policy Derivation
Northwich Vision Interim Planning Guidance, 2004
MARINA DEVELOPMENT AREA Policy GS9E A COMPREHENSIVE, REGENERATION SCHEME WILL BE SUPPORTED IN PRINCIPLE WITHIN THE DEFINED MARINA DEVELOPMENT AREA (MDA) SHOWN ON THE PROPOSALS MAP FOR LEISURE AND RESIDENTIAL USES. PROPOSALS SHOULD REFLECT THE URBAN DESIGN PRINCIPLES IN POLICY GS9 AND, IN ADDITION: 1. ORIENTATE DEVELOPMENT TO POSSITIVELY ADDRESS THE WEAVER NAVIGATION AND PROVIDE ACCESS AND ACTIVITY ALONG THE WATERFRONT, PARTICULARLY LEISURE AND FOOD AND DRINK USES; 2. GIVE PEDESTRIANS PRIORITY IN ALL AREAS OF PUBLIC REALM WITHIN THE SITE; 3. PROVIDE PEDESTRIAN AND CYCLE ACCESS ALONGSIDE THE WEAVER NAVIGATION; 4. PROVIDE APPROPRIATE CAR PARKING IN AN IMAGINATIVE WAY THAT CATERS FOR RESIDENTIAL OCCUPANTS ON THE SITE, VISITORS AND TOWN CENTRE USERS; 5. MAKE PROVISION FOR MARINA FACILITIES ON THE WEAVER NAVIGATION; |
Reasons and Explanations
(i) The Northwich Vision identifies this site as a key leisure and visitor destination within the town centre, a focus for river-related activity and an opportunity to create new residential development.
(ii) The development should include a mixture of commercial leisure facilities - including potentially cafes and bars, improved marina facilities including a chandlery, car parking and highest quality residential accommodation.
(iii) The site lies at the confluence of the Weaver Navigation and the River Dane. It is a prominent riverside site that requires high quality buildings and spaces and provides an opportunity to introduce a landmark building.
(iv) The provision of improved marina facilities must be addressed within any proposals. This may also need to address additional issues such as security, potential slipway provision and access, administration accommodation, customer service block and access. This will require discussion with British Waterways.
(v) The residential element of the scheme provides the opportunity to create a high density and high quality waterside residential development promoting innovative design. The Northwich Vision indicates that taller residential blocks may be appropriate on the site to respond to the massing of an adjacent cinema building. Further residential accommodation, bars and restaurants are envisaged adjacent to the Weaver Navigation. Acoustic attenuation and management of leisure facilities will be required to ensure that issues of residential amenity are addressed.
(vi) The Council may support the inclusion of the peninsula site to the north in the scheme for further leisure/food and drink uses. If it is included, consideration should be given to the provision of a footbridge link over the River Dane.
(vii) A waterside route for pedestrians and cyclists should be provided and servicing hours and locations should be controlled to ensure that a safe and attractive environment is maintained.
Policy Derivation
Northwich Vision Interim Planning Guidance, 2004
Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005
COUNTY COUNCIL OFFICES SITE Policy GS9F A COMPREHENSIVE MIXED-USE DEVELOPMENT WILL BE SUPPORTED ON THE COUNTY COUNCIL OFFICES SITE, WATLING STREET AS SHOWN ON THE PROPOSALS MAP. ACCEPTABLE USES WITHIN THE SITE WILL INCLUDE RETAIL (FACING WATLING STREET), FOOD AND DRINK AND RESIDENTIAL. PROPOSALS SHOULD REFLECT THE URBAN DESIGN PRINCIPLES IN POLICY GS9 AND, IN ADDITION: 1. ORIENTATE DEVELOPMENT TO FACE THE RIVER DANE AND PROVIDE ACTIVITY ALONG THE WATERFRONT; AND 2. INCORPORATE PEDESTRIAN AND CYCLE ACCESS ALONGSIDE THE RIVER DANE. |
Reasons and Explanations
(i) The site offers the opportunity to provide an attractive waterside mixed-use development with active ground floor uses. A high quality design solution on this corner site is essential. The design solution should respond to the architectural character and style of the replacement Magistrates Court building opposite Chester Way.
(ii) Connections should be made to the River Dane and new development should address the riverside and bring activity to this area.
(iii) There may also be an opportunity to reduce the carriageway width of Watling Street as a result of the removal of general traffic (see policy GS9n). This could allow an increase in pavement width and flexibility in terms of the footprint and building line of the development on this site.
Policy Derivation
Northwich Vision Interim Planning Guidance, 2004
Assessment of Quantitative and Qualitative Need for Retail and Leisure Development in Northwich, White Young Green for VRBC, 2005
MAGISTRATES' COURT SITE Policy GS9G |