1. Nantwich - Planning for a Sustainable Future

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1 1. Nantwich - Planning for a Sustainable Future Cheshire East Council is charged with preparing its Development Plan to guide housing and other growth over the period to The Council intends to publish its Preferred Options for both an overarching Core Strategy and more detailed Site Allocations document for public comment in the second half of The Core Strategy will establish the overall housing growth requirement and strategic policies for employment areas and job growth, key infrastructure and significantly how development needs should be distributed across Cheshire East. This will include statements about Nantwich s role and how much development should be delivered. Nantwich is recognised as a Key Service Centre settlement where new development can be sustainably delivered. The Council is currently undertaking a series of consultations and assessments as part of a Place Shaping process, where workshops and exhibitions have been held in each major centre in the Borough. That process, together with other evidence, will be used to help make recommendations and decisions on what is the right spatial strategy for the Borough as a whole and also for the individual towns and their environs. The Council is currently reviewing the evidence of overall housing needs. It is currently working to an annual housing requirement of 1,150 new dwellings over the period to However, this equates to the low level option identified in the Core Strategy Options consultation undertaken from November 2010, with higher options looking at 1,350 and 1,600 additional dwellings annually. The Council has explained that the evidence of household formation projections by the Government for Cheshire East justifies at least the middle option and, if the subregional economic growth strategy is to be delivered, then the high housing growth option would need to be taken forward. In all of these scenarios, in the options being considered by the Council in November 2010, Nantwich will be required to accommodate new peripheral housing growth given its location on the A500/A51 corridor, its services base and its economic potential. Mosaic Estates and Reaseheath College have reviewed the Nantwich Young Persons Group response to the Cheshire East Local Development Framework Consultation. The Group was concerned that facilities for younger people were designed in from the outset and that new developments have a mix of uses with good linkages and integration to the town and to the countryside. Land to the North West of Nantwich between Waterlode and A51 offers a sustainable opportunity to address the development needs of the area. This exhibition provides background information about the area and illustrates the benefits of development both for Reaseheath College and, particularly for Nantwich.

2 2. Reaseheath College, Nantwich Employs over 500 staff Contributes 24.5m to local economy Doubled size in past 5 years OFSTED inspection - Good with Outstanding Features in all areas 30m investment since 2006 Further 20m planned investment Government capital grant withdrawn in August 2009 Development of North West Nantwich * extension to replace funding source * North West Nantwich extension has been identified in the local planning arena for the past 10 years as a potential location for additional housing and riverside park

3 3. How We re Funding The Expansion? The college land is part of a proposal put forward by Jennings in the late 1990 s, following on from the receipt of planning consent on Kingsley Fields and the construction of the Weaver Bridge. The initial proposal was submitted as part of the Local Plan but, at that time, the inspector felt Nantwich as a town needed to be rested following the development of Cronkinson Farm & Kingsley Fields. It has been 5 years since the completion of these developments and the argument that the need for a rest has we believe now passed. The development of this land will benefit not only the college in allowing the proposed expansion of facilities, but also the Town of Nantwich by: Incorporating a relief road on the A51 around The Green - originally proposed by Cheshire County Council Providing a new distributor road through the development between Waterlode and the A51 Reducing traffic in Town Centre & under the Aqueduct as well as around the Showground Reducing traffic past existing school access Delivering new homes allowing Nantwich to maintain its growth & position as a desirable area to live

4 4. The Benefits - Reaseheath College Ability to invest income from land sales to secure future of the college through completing the agreed master plan of specialist facilities and resources, which include: Sports centre and specialist playing surfaces Business starter units linked to the colleges specialism Removal of student pressure on residential accommodation in Nantwich Town Social, recreational and dining hub Specialist learning difficulties facility Schools and Countryside education centre Specialist centre for horticulture and sustainable food production Secure the employment of over 500 staff Improved access to the College, increasing safety for staff and students Removal of all non-college traffic from access Separate access from A51 Safe movement between College & the Equine Centre

5 5. The Benefits - Nantwich Town Delivery of the Riverside Walk & conservation area between A51 & Waterlode Realignment of A51 around The Green and a contribution towards Cheshire East proposals to improve the Burford crossroads Removal of traffic passing high risk areas Receive benefit of significant road improvements without funding issues Expansion of town in controlled way A leading centre for sustainability and low carbon food production Ability to invest income from land sales to secure future of the college through completing the campus re-development of specialist facilities & resources Delivery of new homes allowing sustainable growth 24 acres for Equine Management Removal of student pressure on residential accommodation in Nantwich Town Provide community access to new sports complex Allocation of 4 acres employment land for potential employers of Reaseheath students Provide a newly built primary school and play facilities within the development 1100 new homes, including affordable homes up to 2030

6 6. Reaseheath College - Re-Development Master Plan Reaseheath College master plan: Aboriculture & countryside Horticulture Foundation learners practical unit Entry/Pre-Entry learners facility Equestrian learner welfare facilities Infrastructure improvements Student residential accommodation Student hub Sports centre All-Weather sports pitches Employment starter units The benefits to the local community will include: A51 improvements and new link from Waterlode to A51 Business development Modern indoor & outdoor sports facilities Associated employment opportunities Better traffic management Riverside walk

7 7. Site Assessments & Constraints Site Location The site is generally bounded by Welshman s Lane in the west, the A51 Chester Road in the north, the River Weaver and the urban area to the east, and Waterlode and Kingsley Fields development and the recreation uses of Malbank School and the Football Club to the south. In formulating development proposals for the area, Mosaic Estates has worked closely with Reaseheath College and has liaised with various departments at Cheshire East to understand the constraints and opportunities which apply. The development proposals avoid the River Weaver Floodplain and the Registered Historic Nantwich Battlefield which is located to the west of Welshman s Lane. Landscape Analysis In particular, consideration has been given to the landscape character of the area and the important features which should be respected and protected. The plan below presents graphically the Landscape Analysis that has been undertaken which identifies the location of important features and designations including the Conservation Area covering the College and The Green in the north, the River Weaver floodplain, the hedgerow structure within the site and the extent of the Registered Historic Battlefield to the west of Welshman s Lane beyond the outer boundary of the site. The topography of the area has also been considered, noting the site is less undulating and with larger field sizes to the west. Henhull Hall Farm is located within the site on the western boundary and the site of the buildings and their immediate environs can continue to be served off the existing access on Welshman s Lane in respect of the current character of the area. Welshman s Lane provides an effective and defensible outer boundary to the town. Landscape Analysis

8 8. Site Assessments & Constraints Access and Transport A key aspect of creating a sustainable new community is to ensure it is effectively integrated with the existing settlement and new infrastructure is provided which complements the existing situation and addresses the impacts of new development. An analysis has been made of the existing local facilities and sustainable transport provision in west Nantwich which is shown on the plan [Figure 1.1] The site practically adjoins Nantwich Town Centre and enjoys direct pedestrian, cycle and road links which can be enhanced in conjunction with the development. Access Strategy The site can deliver two significant road improvements in the area at no public cost: Realignment of A51 Chester Road to bypass The Green New link west of Nantwich between A51 and Waterlode The development would be served from these roads which will provide excellent links to the wider road network. No new development would be served off Welshman s Lane other than suitable expansion of the Henhull Hall Farm complex. The current A51 will be replaced by a new link road and the existing A51 route redesigned to incorporate a proposed restricted access through The Green [Figure 1.2]. Access & Transport - Figure 1.1 Sustainable Transport Opportunities The new north/south road route can support a public transport corridor serving new residential development to the east and west as part of a western loop service as illustrated on the Access Strategy diagram (Figure 1.2). A comprehensive network of pedestrian and cycle routes can also be integrated within the development proposals, following key desire lines through the area and using existing rights of way. There are existing pedestrian bridge crossings over the River Weaver which will allow excellent integration between the town and the proposed development and new riverside park. Cycle facilities exist at Waterlode to the south and the Connect2 network is located East of the River Weaver with which new routes can be safely linked. The local secondary school adjoins the site at Malbank and a site has been identified within the proposed development for a new primary school to serve the development, as advised by the education authority. The detailed masterplan will ensure that safe and convenient routes to the local schools are available from the outset of the development. Access Strategy - Figure 1.2

9 9. Site Assessments & Constraints Social and Green Infrastructure RPS and Mosaic Estates have consulted Cheshire East Council on the education, health, economic development, green infrastructure as well as the transport needs of potential development in this location. It has been confirmed that: The existing Town Centre medical centre has capacity to serve a proposed development of up to 1,100 dwellings making more efficient use of existing infrastructure The secondary and sixth form school capacity also exists to serve the development in close proximity to the site A new primary school will be needed as there are limited spare places in local schools In accordance with Reaseheath College s strategy, the provision of starter and grow-on business units will complement more strategic employment growth areas at Basford and Wardle A new Riverside Park should be established A Neighbourhood Equipped Area for Play should be provided Consideration should be given to an area of allotments Open spaces should be located to protect and respect existing mature trees and hedgerows Key new pedestrian and cycle connections should be integrated within the open space network Affordable Housing It is proposed that the development will deliver new affordable housing in accordance with the Cheshire East policy requirements having regard to the evidence of needs locally in terms of type and tenure. The detailed mix, type and location will be the subject of further discussion once the principle of development has been established. However, the intention will be that properties should be tenure blind and new affordable homes effectively integrated within the overall development.

10 10. Landscape Principles Landscape - Principles Several principles have been identified from the landscape analysis which have informed the masterplanning of the site: Riverside Retention of the Riverside area as an important local landscape resource Enhance connections to the Riverside area Sensitive integration of new residential development edge with the riverside area avoiding a hard or harsh transition Trees and Hedgerows Retention of existing informal hedgerows where possible and seek to maintain wildlife corridors across the area Retain mature notable trees especially the Oaks immediately north of the football ground and adjacent the riverside area New Planting Design main road corridors to include potential for planting of larger tree species Use appropriate buffer areas and planting between new residential areas and adjoining uses Design Opportunities Orientate new streets and spaces to provide views of local landmarks, e.g. St Mary s Church spire Set residential frontages back from Welshman s Lane, using private drives and preserving the hedge Use green routes for pedestrian and cycle movements Integrate play spaces with green routes where appropriate Provide public realm spaces at focal points Provide access to wider countryside linking into existing rights of way

11 11. Indicative Masterplan An indicative Concept Masterplan has been prepared which has drawn on the extensive constraints analysis work and the land use opportunities that have been identified. The plan shows the proposed alignment of the new A51 route from the Beam Bridge roundabout westwards to the existing Chester Road, east of Holly Farm and the new link proposed from Waterlode by the Nantwich Town Football Club to the new A51. A new access link from the central site roundabout is proposed to serve existing properties on the bypassed section of the Chester Road at The Green as well as the new employment area for small and growing businesses which can spin off from the technological research and learning at Reaseheath College. A new housing area is proposed of some 1,100 dwellings supported by a small local centre and a new primary school. The local centre would provide a local retail unit to serve the new development and potentially other facilities, for example a children s nursery or pub/restaurant. A substantial area of Green Infrastructure is proposed which will have extensive public access. This includes the proposed Riverside Park, neighbourhood children s play area, green corridors and allotments. In addition, an extensive area will remain as pasture associated with the Reaseheath College Equestrian Centre in the north eastern part of the land. The proposals provide an attractive green corridor route from the town through the development linking to the public footpath leading west from Welshman s Lane to the Shropshire Union Canal. Given the traffic flows on the A51, it is proposed that a segregated crossing will be provided under the road to allow pedestrian and cycle movements safely under the road. The proposals seek to deliver many key local objectives which will benefit the local community: A Riverside Park Traffic Relief for The Green and the Conservation Area A new western distributor road for the town easing movement to the A500 and A51 corridors Major investment for Reaseheath College Business space for new start ups, spinning off from Reaseheath College initiatives Extensive new affordable housing within a comprehensively planned new community supported by social and green infrastructure and integrated effectively with the town centre and neighbouring areas

12 12. RESPONSE TO DEC 2011 CONSULTATION Mosaic Estates, Reaseheath College and RPS Planning and Development have received 32 written responses from people who had attended the exhibition on 10th December 2011 or viewed the material on-line. A separate presentation was given to Nantwich Civic Society on 20 December 2011 which led to one of the 32 responses from that body. The comments raised a number of issues, with transport issues being of greatest interest. As a consequence, Mosaic Estates and RPS has met again with Cheshire East Highways Officers to discuss the transport strategy for the proposed development in the light of comments that had been raised through the consultation. The Masterplan has been revised to take into account these issues and concerns. Transport Issues are addressed on the next exhibition board. The riverside park has been broadly supported and several local people and groups have expressed an interest in collaborating over its design and potential future management. There would appear to be merit in forming a forum group, expressly focused on this aspect of the proposals, taking advantage of local knowledge and interest in this. Draft area proposals prepared on behalf of Crewe and Nantwich Borough Council prepared in 2007 are presented below. A second matter which has been commonly raised concerns the need for further development at Nantwich. This concern is understandable, but it is clear from the demographic evidence identified by Cheshire East Council that there is a need for housing growth at a strategic scale across the District, including at Nantwich. Cheshire East Council has been clear to state that the growth agenda should not however be focused only on housing provision and integration with employment growth and new infrastructure is essential. North West Nantwich will deliver extensive new infrastructure including roads, green space, recreation areas and a primary school. Employment opportunities are being created on site in the form of business starter units associated with Reaseheath College led innovation, a new business park proposed at Wardle and the strategic opportunities being created in the A500 corridor at Basford. A third issue concerns achieving sustainable development standards. At masterplanning level, the proposals seek to encourage non-car travel through the inclusion of local facilities within the proposals and provide attractive, convenient and safe pedestrian and cycle routes to the town centre, college and other key local destinations. Further work will be done on the most appropriate option for energy supplies for the proposed development. The detailed sustainable construction issues will be addressed at the architectural design stage of the project. Draft Riverside Area Proposal

13 13. RESPONSE TO DEC 2011 CONSULTATION Several comments have referred to the provision of allotments. For the avoidance of doubt, there is no proposal to affect the existing allotment area on Welshman s Lane next to the site. There are proposals, however, to provide an area of new allotments next to the existing area to be available to residents of the new development and wider town. The phasing of development has been raised. This is under consideration with progression from south to north considered broadly most appropriate, albeit with construction traffic using a haul route off A51. It is agreed that the A51 and north-south link should be constructed during the early development phases in accordance with an agreed development programme secured through the grant of planning permission. The capacity of the site has also been questioned, referring to previous proposals for 550 and 750 dwellings compared with 1,100 new homes in the recent consultation. The change to 1,100 dwellings relates to the inclusion of all the developable land east of Welshman s Lane in the proposals in addition to the land previously promoted by Mosaic Estates/Jennings Estates through the last Crewe & Nantwich Borough Local Plan review. The capacity of 1,100 dwellings represents a medium to low density proposal compared with the forms of development provided at Kingsley Fields where the policy pressure at the time sought much higher densities involving a significant proportion of apartments. Transport Masterplan Changes A51 Corridor The main changes relate to the need for A51 improvements. It has been confirmed that the realignment of A51 around The Green is necessary and desirable. The detailed alignment of the new road and size of the proposed round-about have been amended to agreed standards. The minimum radius for curves on the A51 is achieved of 225m. The inscribed circle diameter (ICD) for the new roundabout is a minimum of 40m, for which a buffer area has been set aside if this were needed to increase in future design considerations. The new road design is shown on the Masterplan. A number of respondents have identified the Burford A51 junction as a priority for improvement in the Core Strategy Plan period. The Highway Authority has indicated that it would be appropriate for the development of North West Nantwich to contribute towards the improvement but that it would not be a requirement on the development to deliver the scheme. RPS understands that the proposed employment land allocation at Wardle would similarly be required to contribute towards this improvement. One solution could be that Community Infrastructure Levy proceeds from development across Cheshire East could contribute towards this improvement. As part of proposed measures to improve the A51 corridor, it is proposed to close the northern section of Welshman s Lane and to divert traffic on the lane through the development area. This will reduce the number of turning vehicles on A51 at the western edge of the site, improving traffic flows and safety in this location. North-South Link Road (A51 to Waterlode) Inconsistent responses have been received over how the A51 to Waterlode north-south link road should function through the development. This has also been discussed with the Highway Authority s officers. It has been agreed with the Highway Authority that the design approach for the new link road should be to create a residential distributor road, rather than a relief road whose primary purpose is to carry through traffic. Accordingly, it is not necessary to encourage higher speeds but rather to design a through route with 30mph traffic, recognising its residential environment. It is agreed with the Highway Authority that the character of the southern section up to the northern side of the football club should be similar to that of Waterlode to the south, i.e. a wider corridor with segregated roadside cycle path. Once the road reaches the community hub, in the centre of the development, the character of the road will change to be a tighter corridor with a clearly residential environment where the design will encourage lower speeds.

14 14. RESPONSE TO DEC 2011 CONSULTATION Pedestrian and Cycle Links As shown on the Masterplan, the development will include a network of footpaths and cycleways through the site to encourage sustainable modes of transport, which will provide convenient links to the adjoining areas and town centre, and link up to the existing path on the adjacent countryside to the west of Welshman s Lane. The cycle routes will link with the Connect2 cycle route which runs along the A530 between Crewe and Nantwich, starting close to the eastern edge of the site to which convenient access can be gained across existing bridges over the River Weaver. Other Masterplan Changes Several respondents have welcomed the green corridors proposed through the development including the new east-west route proposed to link up with the existing footpath westwards from Welshman s Lane to the canal towpath. However, comments have also been made seeking a more significant landscaped green edge to the development adjacent to Welshman s Lane. The revised masterplan shows a 30m wide green corridor on the edge of the development which will allow scope for new planting and the creation of an attractive planned edge to the town in this location. It is proposed that properties will front out to Welshman s Lane and private drives and front gardens will lead to even greater separation of properties from the lane. The green network has also been expanded to include the existing footpath in the south west corner of the site adjacent to the proposed allotments extension area. A new east-west pedestrian/cycle link has been included to link with the Welshman s Lane buffer route south of Henhull Hall Farm where an off road northern extension of the existing footpath is proposed. The realignment of the A51 diversion and repositioning of the roundabout junction with the north-south link has altered the configuration of the employment land but has retained an area of some 1.63ha (4ac) with good visibility from A51. Reaseheath College and Mosaic Estates are inviting the local community to submit their views on this exhibition proposal for a Sustainable Urban Extension to Nantwich to the North West of the town. Your views will assist in developing the design of the Masterplan proposals for the site incorporating potentially further or different community needs. Feedback forms are provided and can be posted in the box, or returned at a more convenient time using the address provided by 23rd March Responses can also be made by to: We look forward to receiving your comments and thank you for your attendance.

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