2 Chester

2 Chester

2.1 The level of development proposed for the Chester spatial area through Local Plan (Part One) policy STRAT 3 reflects the environmental and historic constraints within and surrounding the city, and the potential for economic growth through the redevelopment of key sites. The policies in this section set out the employment land allocations within Chester and provide policy criteria for development proposals.

2.2 Chester is a key economic driver for the borough acting as a sub regional centre for employment, shopping, leisure, culture and tourism facilities. Local Plan (Part One) policy STRAT 3 sets out the main proposals for Chester to deliver new housing and drive economic growth.

2.3 The delivery of new housing in Chester, to meet the Local Plan (Part One) policy STRAT 3 requirement of at least 5,200 dwellings, will be achieved through the development of the strategic site at Wrexham Road, in addition to the delivery of a range of residential planning permissions across the settlement area.

2.4 The North Cheshire Green Belt, as set out in the Local Plan (Part One), defines the Chester settlement boundary. Within this boundary a suite of policies support the appropriate development and regeneration of land within the city; protect and enhance the historic walled city and its assets; and provide opportunities to deliver environmental improvements to open spaces, green networks and corridors.

2.5 Chester was a Roman Fortress, Saxon burh and medieval city of strategic importance and it still retains much of its defences and historic street pattern. Its historic environment makes a significant contribution to the economy, employment and tourism of the city. Its unique historic character is of national and international significance and it has notably important historic assets, including:

  • Chester Cathedral – Grade I listed, which, developed over the last 1,000 years.
  • Walls – an excellent example of Roman fortress defences and medieval town wall.
  • Castle – The Castle, including the Agricola Tower is a significant asset in the city.
  • Amphitheatre – Well researched and one of a relatively small number in England.
  • The Rows – Two storied timber shopping galleries are unique to the town and have origins in the medieval period.
  • Racecourse – The site of the oldest racecourse in Britain.
  • St John’s Church – Chester’s first cathedral in the eleventh century.
  • Shropshire Union Canal – one of the first ‘modern’ canals to be built in England.

2.6 Through implementation of the policies set out in the Local Plan, the Council seeks to manage change and safeguard the valuable environment of the city. The Council will continue to work with regeneration partners to identify key sites within the city centre, preparing development briefs where necessary, to promote and facilitate their redevelopment and regeneration with buildings of the highest quality.

CH 1 - Chester settlement area

Policy CH 1

Within the defined settlement boundary of Chester as identified on the policies map, development proposals will be supported which are in line with the relevant development plan policies and are consistent with the following principles, where relevant, aimed at delivering the Local Plan (Part One) policy STRAT 3:

  1. protecting the historic core of Chester (and its setting) for all development proposals;
  2. protecting historic routes and grain in the city centre, and reinstatement achieved where possible;
  3. recognising archaeology as critical environmental capital;
  4. protecting the nature, quality and scale of the strategic open space corridors, as identified on the policies map;
  5. creating strong and active frontages, appropriate in scale and height to the wider townscape, along the inner ring road and canal corridors;
  6. enhancing the character and appearance of principal gateways and routeways into the city;
  7. supporting the Chester Cycling Strategy;
  8. supporting mixed-use regeneration proposals set out in Local Plan (Part Two) policy CH 2;
  9. development must not give rise to significant adverse impacts on air quality

Development within or adjacent to areas of strategic open space should be appropriate in scale and type with sensitive boundary treatment so not to harm the nature, quality or scale of these spaces, or impede public enjoyment of them. The special qualities and characteristics of the following strategic open spaces which contribute to the setting and character of Chester, should be protected:

  1. The Meadows Corridor to the south of Chester and the River Dee Corridor;
  2. The Dukes Drive woodland to the south of Chester;
  3. The Canal Corridor to the north of Chester
  4. Dee Flood Plain to the west of Chester

Explanation

2.7 The Chester settlement boundary reflects the development requirements for the city as set out in Local Plan (Part One) policy STRAT 3 acknowledging the importance of the city as a key economic driver for the borough, within the environmental limitations and constraints of the Green Belt, and the city's historic setting.

2.8 All development proposals should protect the historic city core (defined as the area within the City Walls) and its setting. The appearance of development along the radial and inner ring roads, railway corridors, the River Dee and the Shropshire Union Canal is important to the character of the city. The inner ring road, canal corridor, and gateway sites have great potential for redevelopment to improve poor quality environments and to enhance existing key sites to improve the image of the city. Development must enhance these routes and gateways through providing high quality, strong and active frontages, that preserve and enhance the local character and environment.

2.9 Informed by the study ‘Chester: The Future of an Historic City’ and supported by the Chester City Centre and Approaches Characterisation Study (2012), areas of strategic open space are considered to be fundamental to the fabric, character and / or setting of Chester. They include large areas of open land with rural character which penetrate into the urban area, providing physical and visual links between the built environment and the countryside.

2.10 The strategic open spaces identified in Local Plan (Part Two) policy CH 1 above, contribute towards the setting and character of the city in the following ways:

  • The "Meadows Corridor" to the south of Chester and the "River Dee Corridor" extending through the urban area, including Grosvenor Park and the Roodee – provides an important setting and edge to the city, with prominent views of the historic Chester skyline. The large open space makes an important contribution to Chester’s local distinctiveness and its unique balance between countryside and townscape.
  • The Dukes Drive Woodland to the south of Chester – protects and frames the setting of the surrounding historic and mature woodland corridor which forms a locally distinctive landscape feature within the wider urban fabric. It has significance as a historic gateway into the city and provides an important buffer between nearby settlements.
  • The Canal Corridor to the north of Chester – long corridor of open grassland and woodland which takes the countryside into the city centre, providing views of the Chester skyline and an important recreational green network.
  • The open, flat landscape of the Dee Flood Plain to the west of Chester – brings the countryside from the Lache Eyes and the Welsh Border into the heart of the city.

2.11 There are a number of areas in the settlement area that are affected by air quality issues. Chester has a designated city-wide air quality management area (AQMA) that covers the city centre and areas leading out of the city along Boughton and Liverpool Road. The air quality issues are a result of traffic / congestion along these routes.

CH 2 - Chester regeneration areas

Policy CH 2

Development proposals within the key regeneration areas, as identified on the policies map, where relevant must:

  1. promote safe walking and cycling routes into and within these areas, and minimise the impact of traffic;
  2. create high quality active and vibrant street frontages, incorporating active uses at ground floor level and/or high quality landscaping of the public realm;
  3. promote opportunities for mixed use development on previously developed land within the city centre boundary as defined by Local Plan (Part Two) policy DM 14;
  4. not harm the vitality and viability of the city centre and the district and local retail centres.

Development proposals within the areas set out below will be supported where they are in line with the relevant principles set out in CH 2.A to CH 2.D.

Explanation

2.12 Local Plan (Part One) policy STRAT 3 identifies a number of key sites and broad locations to deliver the overarching development strategy for Chester. The criteria set out in this policy ensure that high quality development which protects and enhances the city’s historic assets is achieved across the city. In these specific areas there is an emphasis on promoting and facilitating high quality, mixed use development, building upon and wherever possible, improving upon existing local physical, social, economic and environmental assets. Respecting the character, the needs and local distinctiveness of existing communities is a key aim of each regeneration area.

2.13 In addition, Local Plan (Part One) policies STRAT 1 and STRAT 2 promote strong, prosperous and sustainable communities and encourage the use and redevelopment of previously developed land and buildings. All redevelopment proposals must have consideration for the permeability and accessibility of each area as well as integration between areas of the city.

2.14 The One City Plan, the Chester City Centre and Approaches Characterisation Study (2012), the Chester Heritage and Visual Arts Strategy, and the Waterways Strategy for Chester provide guidance and direction for development proposals and should be referred to where appropriate.

Policy CH 2.A

Chester Northern Gateway
Development proposals should be in line with the relevant site specific development plan policies, in particular land allocations as set out in Local Plan (Part Two) policy CH 3. Development must be of a high quality and, where possible, improve the road and pedestrian accessibility into and out of the city from Hoole Road. Proposals that incorporate the following will be supported:

  1. improvements to the level and quality of station car parking;
  2. high grade office development;
  3. a mix of high quality affordable and market housing on suitable sites;
  4. higher density development where compatible with conservation / design policies.

Explanation

2.15 The Chester Northern Gateway is a key entrance into the city from the suburb of Hoole. Hoole Road links the outer ring road (A41) with the inner ring road at the Hoole Way roundabout (A5268) and Hoole Bridge is a prominent feature of this route. The policy approach to this key corridor is set out in Local Plan (Part Two) policy T 2. Local Plan (Part One) policy STRAT 3 identifies Chester Business Quarter as a broad location for mixed use development. Sites within this area are identified in Local Plan (Part Two) policy CH 3.

Policy CH 2.B

Commonhall Street
Development should have regard for the Commonhall Street Development Brief; maintaining green space, and protecting and enhancing the historic fabric and townscape where possible. Support will be given to leisure and tourism related development; and affordable and market housing.

Explanation

2.16 A development brief for the Commonhall Street area has been prepared by Chester Growth Partnership which aims to protect and enhance the character of this area through suggested public realm improvements. It also identifies key sites or areas within the brief boundary that could be considered for redevelopment in order to improve the connectivity of the area and support residential and commercial uses.

Policy CH 2.C

Chester Castle and Riverside area
Uses within the castle complex should be sympathetic to the existing buildings, and respect the historical / cultural environment. Development of the buildings and spaces within the castle complex  for visitor attractions,  tourist accommodation and visual arts/entertainment space will be supported. Public access to Chester Castle should be protected and enhanced where appropriate.

Improvements along the riverside, including The Groves must have regard for the relevant waterways and conservation strategies and studies.

Development proposals for hydro electric power generation at the weir which enables renewable electricity generation that fully respects the significance of the built heritage; archaeology; setting within the wider townscape; and river ecology will be supported.

Explanation

2.17 The Chester Castle and surrounding area is a key heritage asset that incorporates key buildings such as the Military Museum, County Court, Napier and Colvin House, the Gunsheds, and the parade ground. There are a range of users and owners within the complex and it is important that a comprehensive approach towards the future uses / development of this area is identified at an early stage. The preparation of a development brief for the area is recommended to ensure this approach is taken.

2.18 The riverside area between Chester Castle and River Lane is a key asset for both leisure and tourism, providing a range of facilities including the Amphitheatre and Grosvenor Park, on and alongside the river.

2.19 The former pumping house at Chester weir has been identified as a potential location for the generation of hydro electric power, making use of a building which was originally built for this use but which has since fallen into disrepair. Such a proposal would be supported in accordance with Local Plan (Part One) policy ENV 7 and could provide tourism benefits, provided that the impacts of development are fully addressed. The weir, pumphouse and Old Dee Bridge are listed structures and the location is highly sensitive within the wider townscape. The River Dee is internationally important for ecology (SSSI and SAC). Proposals for development may need to be the subject of an Environmental Impact Assessment; Habitats Regulation Assessment; Landscape and Visual Impact Assessment; and an assessment of construction and operational noise and vibration. Scheduled Monument Consent would also be required.

Policy CH 2.D

Northgate
The redevelopment of the Northgate area must be in line with Local Plan (Part One) policies STRAT 3 and ECON 2. Proposals that include the provision of the following will be supported:

  1. leisure and retail uses that incorporate active frontages along key pedestrian and cycle routes;
  2. residential development including market, affordable and housing for vulnerable and/or older people where possible.

Explanation

2.20 The Northgate redevelopment is a key retail and leisure proposal in the city centre identified in Local Plan (Part One) policy STRAT 3. Residential accommodation within the development is encouraged in order to create an active and mixed community and to support the leisure and retail uses within the city. The wider area includes the adjacent Storyhouse theatre development that has recently been completed, and which together with the Northgate redevelopment will enhance the cultural offer of the city whilst providing wider retail and leisure choices.

CH 3 - Employment land provision in Chester

Policy CH 3

The following sites in Chester, as identified on the policies map, are allocated to meet the strategic requirement for new employment development:

  1. remaining parts of Chester Business Park (3 hectares, use class B1)
  2. Northern Gateway - Chester Business Quarter (2.3 hectares, use class B1a)
  3. Northern Gateway - Hoole Enterprise Centre (0.7 hectares, use class B1)
  4. Northern Gateway - Hoole Lane, Boughton (0.4 hectares, use class B1)
  5. Northern Gateway - Garden Lane (0.3 hectares, use class B1)
  6. remaining parts of Chester West Employment Park (0.7 hectares, use classes B1, B2, B8)
  7. land off New Crane Street, Chester (0.4 hectares, use class B1)

Development proposals on the above sites must also satisfy the following criteria;

  1. development proposals at Chester Business Park should be in line with Local Plan (Part Two) policy GBC 1;
  2. development proposals within the Northern Gateway area should be in line with Local Plan (Part Two) policy CH 2;
  3. proposals should meet specified design guidance for the area and have regard to the principles established in relevant masterplans and development briefs where appropriate;
  4. development proposals on land at New Crane Street must provide adequate pollution control measures to protect water quality in line with policy DM 43 and DM 44.

Sites must be developed in accordance with the specified use class and criteria for each site. To ensure the borough-wide strategic development requirement can be met, these sites will be protected from alternative forms of development.

Explanation

2.21 Local Plan (Part One) policy STRAT 2 sets out that over the plan period at least 365 hectares of land for employment development, to meet a range of types and sizes of site, will be delivered, and Local Plan (Part One) policy ECON 1 states that the supply will be met through existing planning commitments and new sites allocated for employment use.

2.22 This policy allocates a range of sites within Chester to cater for the continuing economic growth of the borough, and in line with Local Plan (Part One) policy STRAT 3 which seeks to protect a range and sizes and types of business needs, employment land and premises from alternative forms of development. Chester Business Quarter (CH 3.B) is a key location for employment led regeneration in Chester. The first phase of development, 'One City Place', has been completed, and further phases of office development will take place within the plan period.

2.23 It does not identify which uses should go to a particular site but sets out a number of criteria which proposals for development on those sites will be judged, and which must be read in conjunction with other relevant development plan policies. The site areas identified within the policy relate to the boundary of the proposed allocation. The net developable area and resultant employment floorspace will vary according to site specific characteristics and the mix/type of employment uses proposed.

2.24 There is a city wide air quality management area in Chester. Development proposals within Chester should not give rise to significant adverse impacts on air quality in line with Local Plan (Part Two) policy DM 31.

2.25 Development on land at New Crane Street (CH 3.G) should demonstrate that proposals will not cause unacceptable deterioration to water quality or cause unacceptable harm to biodiversity. Project level HRA screening should be undertaken to determine the potential for any likely significant effect on the River Dee SAC and a project level HRA may be required depending on the nature and potential effects of the proposed scheme.

CH 4 - University of Chester

Policy CH 4

Proposals for the development of education related facilities at the University of Chester campus sites in Chester, as defined on the policies map, will be supported where there are no significant detrimental impacts on neighbouring uses, residential communities, green infrastructure and local heritage.

Proposals relating to the Parkgate Road campus should be brought forward in a comprehensive manner in the context of a strategy for the campus as a whole.

Explanation

2.26 The University of Chester is a key educational establishment in Chester with dispersed facilities across the city centre and adjacent suburbs, and at campuses in Warrington and Shrewsbury. The university population is important to the creation and sustainability of safe communities across the city.

2.27 The University's Parkgate campus will continue to be a focus for development which may include additional student, teaching, research and enterprise accommodation, infrastructure and services, and sports and leisure facilities in suitable locations. The loss of green spaces within the site should be minimised and any loss must be considered against the benefits of development to the wider community.

2.28 The Kingsway campus will continue to be a focus for arts and media teaching, and activity set within the local community. New development should be focused in and around the existing built footprint of the campus and should not result in the loss of open spaces. Development proposals could include additional teaching, community, research and enterprise space, infrastructure and services, and sports and leisure facilities. Improvements to access and parking should be considered as part of any redevelopment proposals.

2.29 The Riverside campus will continue to be a focus for nursing courses. Any development proposals must have consideration for of Local Plan (Part Two) policy CH 2 and the identified regeneration areas. Education and business related courses are the focus of the Queens Park, Handbridge campus.

2.30 For reference to the University's campus and activities at Thornton Science Park please refer to Local Plan (Part Two) policy EP 5. For proposals relating to the creation of purpose built student accommodation please refer to Local Plan (Part Two) policy DM 27 and the Houses in Multiple Occupation and Student Accommodation Supplementary Planning Document.

2.31 Development at any of the university campuses must have consideration for both natural and built environments, acknowledging the importance of the local green infrastructure and any built assets.

CH 5 - Chester conservation areas

Policy CH 5

In line with Local Plan (Part One) policies STRAT 3 and ENV 5, development within Chester's conservation areas, as identified on the policies map, must meet the requirements of policy DM 46.

Development proposals will be supported where:

  1. it can be demonstrated that they have been sensitively designed, to have regard to their location and considering the location of ventilation equipment and plant; fire escapes and service areas;
  2. it can be demonstrated that Chester's key views, landmarks, gateways and historic skyline will not be adversely affected in line with Local Plan (Part Two) policy CH 6;
  3. they show careful attention to spaces between buildings, scale, height, mass and architectural detail, respecting the building lines, building hierarchy and urban grain;
  4. they use high quality and durable materials appropriate to the building and its setting;
  5. the proposal, adopts visually appropriate and discreet security fixtures and fittings to minimise their visual impact;
  6. they will not result in the loss of any historic routes. Where possible, historic routes should maintain their existing widths and alignments unless historic evidence suggests otherwise. Proposals which would result in the reinstatement of any historic routes will be supported.

Proposals for roof extensions to existing buildings (which may include the installation of conservatories, roof terraces, telecommunications equipment or solar collectors) should be carefully designed so that they do not:

  1. adversely affect either the architectural character or unity of a building or group of buildings;
  2. be visually intrusive or unsightly when seen in longer public or private views from ground or upper levels;
  3. result in the loss of unusual or historically significant or distinctive roof forms, coverings, constructions or features.

Within the city centre, proposals for illuminated signage will only be supported where they relate to night time uses where the level of street lighting and lighting from the shop window is inadequate for trading purposes and the proposal would preserve or enhance the character or appearance of the building and the area.

The Rows
Development proposals on the Rows will be supported which meet the requirements of policy DM 46 and where they:

  • include new uses for buildings on The Rows which encourage pedestrian footfall, retain the predominant public access to The Rows, improve natural surveillance, and promote commercial viability in accordance with Local Plan (Part Two) policy DM 14;
  • are for two-storey units which have a street level and a Row level presence which sensitively retain or reintroduce access into the retail unit at both street level and Row level; 
  • ensure that new facades or alterations to existing facades of shops or commercial premises within The Rows preserve or enhance those elements which contribute to the significance of the building or its setting. 
  • ensure that the design, location and materials used for business signage applied or attached to Row beams or posts are sympathetic to the character and appearance of The Rows.

Proposals for projecting box signs or signs projecting from a shop fascia will not normally be supported. Hanging signs on street frontage elevations will only be supported where they advertise the businesses at the premises; are of appropriate size, design and materials; and are sympathetic to the character and appearance of the building and The Rows. One hanging sign at balustrade level and fixed to the piers (which support the upper floors) will usually be supported for street level shops or businesses. One hanging sign at Row opening level or up to Row fascia level will usually be supported for Row level shops or businesses which have no street level frontage.

Waterways
Proposals within the Chester river or canal conservation areas will be required to demonstrate that the development will make a positive contribution to the visual appearance and character of the area and preserve or enhance the setting of the waterway corridor and associated infrastructure in accordance with the Chester Waterways Strategy, the Chester City Centre and Approaches Characterisation Study (2012) and any relevant conservation area appraisals. Development should create a positive connection to the waterside, promoting 'active' frontages and enhancing weak frontages.

This policy should be read in conjunction with policy Local Plan (Part Two) policy DM17 and
DM 50.

Explanation

2.32 Local Plan (Part One) policies STRAT 3 and ENV 5 recognise the national and international importance of Chester as a historic walled city and the need to conserve and enhance the character of the city centre and the setting of the city with its impressive and diverse architectural inheritance. Best practice in conservation allows the city’s conservation areas to develop in a managed way, allowing for appropriately designed and contextual new development to enhance the quality of the townscape, historic buildings and spaces, whilst preserving the city’s character. The evolution of the historic cityscape is achieved through striking a careful balance between historic conservation and contemporary design.

2.33 A knowledge and understanding of the local context is necessary in order to achieve high quality new development. This requires a thorough understanding of the city’s physical form; its key approaches; its topography, morphological and historical development; its key unique elements and urban form that gives Chester its character and strong sense of place; its uses; its overall character, architectural quality, materials and detailing and building heights; its buildings of townscape merit and shopfront quality; the nature and quality of its landscape character and public realm. This analysis is found in the Chester City Centre and Approaches Characterisation Study (2012).

2.34 The choice of building materials is very important. Aesthetic quality, colour, profile, texture, detailing, durability, and weathering are key considerations to ensure that development does not deteriorate in appearance.

2.35 The city's inner and outer conservation areas are shown on the policies map and in the Chester City Centre and Approaches Characterisation Study (2012). Geographically, the area focuses on the central part of the city and its key approaches. Almost all of the characterisation study area falls within existing conservation areas, either the city centre conservation areas or one of several surrounding suburban conservation areas.

2.36 The Chester City Centre and Approaches Characterisation Study (2012) is a key evidence base document which defines the specific character and critical heritage assets of individual areas of Chester and assesses their importance in the context of the city.

2.37 In respect of The Rows, the Council will accept the following where proposals are in line with other relevant development plan policies, and the Draft Chester Rows Conservation Management Plan:

  • CCTV cameras within The Rows to improve security and safety, and prosecutions for heritage crime;
  • the improvement of lighting on The Rows;
  • the improvement of accessibility to The Rows;
  • the promotion of best practice in the provision of fire safety measures in liaison with the Cheshire Fire Service.

2.38 Alterations to improve disabled accessibility to properties may be allowed where they are located and designed to minimise impacts on features of historic or architectural interest.

2.39 The Council recognises the strategic importance of the river and canal corridors in Chester and will seek to ensure their protection and enhancement. The conservation areas which protect such areas and the Chester Waterways Strategy provide a basis to manage the future of these resources.

2.40 The Chester Canal Conservation Area was designated in January 2018. This designation seeks to protect features of interest identified in the accompanying conservation area appraisal and management plan as well as encouraging enhancement and protection of the canal and its setting.

CH 6 - Chester key views, landmarks and gateways and historic skyline

Policy CH 6

In line with Local Plan (Part One) policies STRAT 3 and ENV 5, development proposals within Chester, which are higher than the general prevailing height of the surrounding townscape will only be supported where they:

  1. are of an appropriate design which will have a positive and contextual relationship with the city’s key gateways;
  2. would make a positive contribution and would not intrude upon strategic views; landmark buildings and their contextual roofscapes, historic townscapes and skyline;
  3. would not intrude upon the setting of the Walls, the Town Hall, The Rows, the Cathedral, Amphitheatre, Castle Complex or Riverside;
  4. have regard to the surrounding townscape context in terms of scale, streetscape and built form;
  5. enhance the skyline, and views from and to locally important views and prospects;
  6. where relevant meet the requirements of policies DM 46 and DM 47;
  7. are of the highest architectural quality with an appropriate scale, form and silhouette;.
  8. create, where relevant, appropriate stop views and termination of vistas of the highest quality of design;
  9. enhance the key approaches into Chester by their profile, aspect ratio and choice of facing and glazing materials.

Existing tall buildings in Chester do not set a policy precedent for similar development on adjacent sites, unless they are contextually appropriate in that locality or townscape setting and sit comfortably within the topography of the area.

Appendix A and the supporting evidence base identifies the landmark buildings and features and key views as listed below.

Explanation

2.41 Local Plan (Part One) policies STRAT 3 and ENV 5 recognise that any development within or on the periphery of the city centre or within or on the edge of the urban area should be compatible with the conservation or enhancement of the city centre and the character and setting of the city.

2.42 Landmark buildings and features provide orientation within Chester from long reaching and local viewpoints. They are relatively limited in number and tend to occupy strategic locations such as corners, road junctions, termination of vistas and summits.

Landmark buildings, structures and notable landscape features as identified in Appendix A

A. The Castle M. Railway Viaduct over the River Dee
B. The Cathedral N. St John’s “The Baptist” Church
C. The City Walls and Gates O. St Mary’s Centre
D. The Eastgate Clock P. St Mary’s Church, Handbridge
E. Grosvenor Bridge Q.  St Paul’s Church, Boughton
F. The Guildhall R. The Steam Mill
G. The Heritage Centre S. The Town Hall
H. Lead Shot Tower T. Water Tower, Boughton
I. The Rows U. Water Tower, Handbridge
J. Northgate Church V. The Canal
K. The Old Dee Bridge W. The River Dee
L. Queens Park Suspension Bridge  

2.43 These landmarks are important features of Chester, providing an orientation point on the skyline, and enriching the townscape in terms of character, appearance and visual cohesiveness. Existing landmarks should be protected and enhanced. New development should contribute positively to views and not obscure, or provide an inappropriate setting for key buildings or landscape features. Nor should they compete with existing landmarks in terms of height, bulk or level of detail.

Key views as identified in Appendix A

1. View from The Cross
2. City Walls to Tower Wharf and Canal Basin
3. City Walls to Golf Course and Welsh Hills beyond
4. Northgate Bridge along canal corridor
5. Cow Lane Bridge along canal corridor
6. Frodsham Street / Victoria Place, to Kaleyards
7. City Walls to Roodee and Curzon Park Villas, and railway viaduct
8. Grosvenor Park to the Meadows and Dee Banks / Sandy Lane
9. The  Meadows to the city centre, Boughton and Dee Banks
10. City Walls to Handbridge
11. Sealand Road to city skyline
12. Cathedral and city from Victoria Road
13. Cathedral and city from Hoole Way
14. Cathedral and city from Boughton
15. Handbridge, city skyline, Meadows and Riverbank Terraces from recreation area
16. Views up Lower Bridge Street
17. Old Dee Bridge and city from Handbridge approach
18. Panoramic city skyline from Grosvenor Bridge
19. Roodee, City Walls and skyline from footbridge and railway viaduct
20. Eastgate Clock
21. Mollington Parkgate Road - from A540, near canal bridge
22. Upton Weston Grove - from Gatesheath Drive junction with Weston Grove
23. Saughall Road, Blacon
24. Canal, Blacon
25. Liverpool Road
26. Bouverie Street

27. A51 from Christleton

28. Ferry Lane, Dee footbridge

29. Bretton (Broughton), A55 bridge

30. Balderton A55 bridge

2.44 The roofscape is an important factor in defining the skyline of the historic city due to the topography of the settlement. The roofscape reflects the historic fabric and provides a wealth of interest and should be a key element in the design of any new development.

2.45 Taller buildings should be contextually appropriate in that locality or townscape setting, and sit comfortably within the topography of the area.

2.46 The natural landscape is exceptionally important to the setting of the city. The river provides one of the key natural physical attributes. This, combined with The Meadows creates a very rural setting to the urban form and brings the countryside closer to the city.

2.47 The Shropshire Union Canal is equally important as a key watercourse and key views within this corridor are extremely important.

2.48 Consideration will be given to the removal of tall buildings that do not make a positive contribution and to their replacement by buildings that are lower in scale, height and higher quality design. This is especially the case where buildings adversely impact on key views into the city or key gateways, or on the setting of conservation areas or listed buildings.

2.49 Reference should also be made to the Chester City Centre and Approaches Characterisation Study: Volumes 1 and 2 (2012) and the Historic England guidance note on Tall Buildings.