4 Northwich

4 Northwich

4.1 The town of Northwich and adjoining settlements combine to form the third largest urban area in the borough. As such it is a strategic focus for new development and for regeneration utilising the significant potential to re-use previously developed land. Development in Northwich must ensure that the design of new buildings and public spaces are of a high quality and integrate the rivers, a major environmental asset of the townscape. These are also objectives which are supported through the policies of the Northwich Neighbourhood Plan.

4.2 The delivery of new housing in Northwich, to meet the Local Plan (Part One) policy STRAT 5 requirement of at least 4,300 dwellings, will be achieved through the development of the urban village at Winnington, alongside a number of existing planning permissions, and land allocations set out in this section of the Local Plan (Part Two).

4.3 The Green Belt around Northwich will be maintained and the character and individuality of the settlements that form the wider built up area of Northwich safeguarded. Policies and designations to protect the individual character of the settlements around Northwich are provided within the relevant neighbourhood plans which currently include Hartford and Davenham.

4.4 The policies in this section seek to realise the high potential for regeneration and reuse of previously developed land in Northwich whilst safeguarding the character and individuality of the settlements that form the wider built up area surrounding Northwich. Sites are identified to meet the strategic development requirements for residential and employment development. The policies also seek to ensure that the development proposals in Northwich address the significant transport infrastructure implications on the local road network.

N 1 - Northwich settlement area

Policy N 1

Within the defined settlement boundary of Northwich 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 5:

  1. safeguarding the character and individuality of the settlements that form the wider built up area of Northwich;
  2. realising the high potential for regeneration and reuse of previously developed land;
  3. preventing the loss of countryside and urban sprawl to the south of Northwich;
  4. providing additional land for business and industrial development including logistics/warehousing and distribution; and supporting regeneration proposals set out in Local Plan (Part Two) policy N 2;
  5. supporting the town's growth as a tourist destination;
  6. utilising the town's waterways for recreation and tourism purposes, recognising their importance for ecology and biodiversity and encouraging effective re-use of previously developed land associated with the waterways;
  7. improving Northwich's transport infrastructure as recommended in the Northwich Transport Strategy;
  8. respecting local design policies in neighbourhood plans.

Explanation

4.5 Northwich settlement area is defined as the town of Northwich and adjacent settlements of Anderton, Barnton, Davenham, Hartford, Lostock Gralam, Lower Marston, Lower Wincham, Rudheath and Weaverham.

4.6 The Green Belt around Northwich will be maintained and the character and individuality of the settlements that form the wider built up area of Northwich safeguarded. There are a number of neighbourhood plans for the settlements which make up the Northwich settlement area, including Northwich, Davenham and Hartford which include a series of objectives and policies relating to the local area including the identification of Local Green Space.

4.7 The level of development proposed for Northwich through Local Plan (Part One) policy STRAT 5 reflects the potential of previously developed land to meet future housing requirements and supports the significant potential for the regeneration in the town. The key proposals for regenerating Northwich include the schemes at Winnington Urban Village, the Northwich Riverside regeneration projects in the town centre (including Barons Quay) and the regeneration schemes identified in Local Plan (Part Two) policy N 2. The further development of Gadbrook Park for continued employment purposes has been assessed and is the subject of Local Plan (Part Two) policy N 5.

4.8 A transport strategy for Northwich is currently being developed, which will identify if any future transport infrastructure interventions could be required as well as taking into account all of the proposed and potential development that could take place within Northwich. Development proposals coming forward in advance of this piece of work being completed, will be required to demonstrate that not only can any additional traffic be accommodated within the existing or proposed highway network, but that satisfactory arrangements can be made to accommodate the additional traffic before the development is brought into use.

N 2 - Northwich regeneration areas

Policy N 2

In line with Local Plan (Part One) policy STRAT 5, development proposals within the key regeneration areas and town centre, 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. improve linkages with the waterways, countryside and other regeneration initiatives;
  3. incorporate high quality design and public realm which reinforces the distinctiveness of Northwich and reflects the heritage and urban design principles identified in other development plan policies and the Northwich Neighbourhood Plan;
  4. promote opportunities for mixed use development on previously developed land within the town centre boundary, as defined by Local Plan (Part Two) policy DM 14;
  5. not detract from the vitality and viability of the town centre and services at identified local centres.

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

Explanation

4.9 Local Plan (Part One) policy STRAT 5 identifies a number of key sites and broad locations to deliver the overarching development strategy for Northwich. These include the two urban villages and the delivery of the Northwich Riverside. Local Plan (Part One) policies STRAT 5 and ECON 2 recognise Barons Quay as the key to delivering the regeneration of the town centre and this scheme is under construction. In addition to Barons Quay there are other emerging regeneration opportunities identified around the town centre and at Winnington.

Policy N 2.A

Weaver Square

Proposals for the Weaver Square regeneration area will be supported where they achieve:

  1. a mixed use development which positively contributes to the vitality and viability of the town centre and Barons Quay including the potential to relocate and / or improve the market;
  2. high quality design of prominent town centre sites, especially those on the approach along Chester Way;
  3. development adjacent to the River Dane which are orientated to face the river and provide activity along the waterfront, incorporating pedestrian and cycle access, whilst safeguarding the ecology and biodiversity of the watercourse in line with Local Plan (Part Two) policy DM 38.

Explanation

4.10 Development within the Weaver Square development area will be supported for mixed use development including retail, public services and residential provision. The redevelopment and/or relocation of the markets should be addressed as part of any redevelopment scheme. Consideration should also be given to the operation of the existing bus station and current road access arrangement for the servicing of the new development from Watling Street and Weaver Way. Provision of appropriate levels of car parking should be included as part of any redevelopment proposals, having regard to the Council's borough-wide Parking Strategy, and Parking Standards Supplementary Planning Document (SPD).

4.11 Urban design principles should be supported including active frontages to Chester Way/Watling Street. Pedestrian access between Watling Street and Witton Street/Leicester Street junction should be retained. The former County Offices site borders the River Dane and any building on the site should consider allowing for elevations with principal frontages along both Watling Street and Chester Way. Additionally the development should maximise the opportunity of the river frontage including aspect and views to and from the River, this could include active frontages as set out in Local Plan (Part Two) policy DM 38.

Policy N 2.B

Winnington Works (TATA)

Proposals for the Winnington Works area, as identified on the policies map, should be comprehensively planned and brought forward in line with an agreed development brief. Proposals will be supported where they:

  1. are for a mixed use redevelopment including residential, employment and community infrastructure including health facilities;
  2. have special regard to the desirability of preserving any heritage assets or their setting or any features of special architectural or historic interest, supported by a Heritage Impact Assessment;
  3. do not have adverse landscape and visual impacts within the site or surrounding area as demonstrated through a Landscape and Visual Impact Assessment;
  4. deliver suitable highways/access infrastructure improvements which ensures that the development can be satisfactorily accommodated both on the site and on the surrounding road network;
  5. include the use of sustainable modes of transport;
  6. are designed to have regard to flood risk in accordance with a site specific flood risk assessment and policy DM 40;
  7. improve public accessibility alongside the waterways.

Explanation

4.12 Redevelopment of the Winnington Works (TATA) site for a comprehensive mixed use residential, neighbourhood retail and employment development, with commensurate community facilities will be supported subject to meeting the necessary infrastructure requirements. The Northwich Transport Strategy identifies that there are existing issues with road congestion at the key pinch point at the Winnington/Barton Swing Bridge. Development of the site could have significant transport infrastructure implications for the north of Northwich, therefore a transport assessment will be required to ensure that transport infrastructure requirements can be satisfactorily addressed on the surrounding road network.

4.13 A development brief for the Winnington Works site should address the following:

  • transport links for vehicles, cycles and pedestrians connecting Winnington to Northwich town centre, and to the wider area;
  • opportunities to create a neighbourhood centre, which may include convenience retail and community facilities, such as a public house and medical facilities;
  • adequate education provision;
  • allowing public access to the River Weaver for cyclists and pedestrians, via the creation of landscaped routes along the southern bank;
  • the provision of play areas and equipment which are accessible from the wider Winnington area will be encouraged.

Policy N 2.C

Wincham

Proposals within the Wincham regeneration area for residential development located off New Warrington Road; and/or for employment development located off Chapel Street/Wincham Lane, will be supported where:

  1. the design is sensitive to the different land uses in the area;
  2. impacts on neighbouring residents, business occupiers or recreational users are minimised and mitigated where relevant;
  3. the use and the design of the buildings proposed is consistent with their location in a hazard consultation zone;
  4. the design, layout and use of buildings is compatible with the level of flood risk;
  5. development alongside the Trent and Mersey Canal is in accordance with Local Plan (Part Two) policy DM 38 and DM 37, subject to necessary operational or safety restrictions;
  6. protected open space is managed and enhanced in accordance with Local Plan (Part One) policy SOC 6;
  7. links to public rights of way are incorporated in the design of a scheme;
  8. proposals are accompanied by a transport assessment ensuring that transport generated is safely and satisfactorily accommodated on the highway network, and the movement of heavy goods vehicles is managed, where applicable.

Explanation

4.14 Wincham Urban Village is identified in Local Plan (Part One) policy STRAT 5 as a key proposal with significant potential for the regeneration and reuse of previously developed land. The level of development as set out in paragraph 5.52 of the Local Plan (Part One) allows for a mixed use scheme including up to 950 dwellings. The land ownership has significantly changed across this area and the site has the potential to provide residential development along New Warrington Road, and employment uses on land off Chapel Street.

N 3 - Meeting the outstanding housing requirement in Northwich

Policy N 3

The following sites in Northwich, as identified on the policies map, are allocated to meet the outstanding requirement for housing land in Northwich:

  1. Briar Lane garage court (at least 10 dwellings)
  2. Land at Winnington Avenue (at least 100 dwellings)
  3. Land at Hargreaves Road (at least 235 dwellings)
  4. Former Castleleigh Centre, David Street (at least 20 dwellings)

Development proposals for the above sites must be line with the relevant development plan policies having specific regard to each of the following:

  1. provision of affordable housing in line with relevant policy;
  2. ecological surveys, including mitigation measures;
  3. site specific flood risk assessments, including appropriate mitigation measures;
  4. high quality design and layout in-keeping with the local character and surroundings:
  5. traffic impact assessments and relevant mitigation measures;
  6. sensitive design within the context of sites location, having regard to neighbouring uses;
  7. include safe and accessible walking and cycling routes linking with existing networks;
  8. noise and contamination assessments, including mitigation measures where required.

In addition, development proposals for sites (B) and (C) will be supported where they are in line with the relevant principles set out in N 3.B and N 3.C.

Explanation

4.15 Local Plan (Part One) policy STRAT 5 sets the housing requirement for Northwich of at least 4,300 new dwellings between 2010 and 2030. Local Plan (Part One) policy STRAT 5 identifies two major housing-led mixed use development schemes at Winnington and Wincham that, at the time of adoption of the Local Plan (Part One), were expected to deliver in the region of 2,100 dwellings. The capacity of the Wincham Urban Village has been significantly reduced and the residual housing land requirement will be met through the land allocations identified above.

Policy N 3.B

Land at Winnington Avenue
In addition to the criteria set out above in policy N 3, proposals for the development of site (B) Land at Winnington Avenue, must also have specific regard to, and be in line with Local Plan (Part Two) policies N 4, DM 33 and DM 34, and other relevant development plan policies.

Explanation

4.16 The site at Winnington Avenue is allocated to deliver both housing and employment developments as set out in policy N 3.B and N 4. Winnington Avenue is in close proximity to the Winnington Urban Village and to the Winnington Works (TATA) site which are both integral to regeneration of this part of Northwich. Proposals for housing and employment development should be designed to integrate with the existing developments and future regeneration schemes in the area.

Policy N 3.C

Land at Hargreaves Road
In addition to the criteria set out above, proposals for the development of site (C) Land at Hargreaves Road, must also:

  1. provide a high quality and sensitive integration with Griffiths Park and include opportunities to improve and enhance the access, and facilities of the park where possible;
  2. have regard to on site and adjacent Local Wildlife Sites, open space, sport and recreation allocations;
  3. provide appropriate mitigation against noise along the northern boundary of the site with the railway line;
  4. have specific regard to Local Plan (Part Two) policies DM 33 and DM 34;
  5. include appropriate contributions towards community facilities where appropriate; and
  6. be supported by a Green Travel Plan.

Explanation

4.17 The land allocations are primarily located on brownfield land reflecting the availability of land for redevelopment. Land at Hargreaves Road is a mixed site, incorporating two adjacent sites that are a mix of greenfield and brownfield land. The location of the site alongside Griffiths Park provides opportunities to deliver a highly sustainable development, making best use of the greenfield land within the site boundary, and significantly improving access and use of the formal recreational land.

N 4 - Employment land provision in Northwich

Policy N 4

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

  1. land at Chapel Street, Wincham (16 hectares, use classes B1, B2, B8) in line with Local Plan (Part Two) policies N 2 and N 2.C
  2. Winnington Avenue, Northwich (6 hectares, use classes B1, B2, B8) in line with Local Plan (Part Two) policy N 3
  3. land at Lostock Works House (1.7 hectares, use classes B2, B8)
  4. land on Denton Drive Industrial Estate (0.6 hectares, use classes B1, B2, B8)
  5. Gadbrook Park (3 hectares, use classes B1, B2, B8) in line with Local Plan (Part Two) policy N 5
  6. land to the south A556/south-west Gadbrook Park (19 hectares, use classes B1, B2, B8) in line with Local Plan (Part Two) policy N 5

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.

Development in the vicinity of a hazard consultation zone must meet the requirements of Local Plan (Part Two) policies DM 33 and DM 34.

Explanation

4.18 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.

4.19 This policy allocates a range of sites within Northwich, to cater for the continuing economic growth of the borough and in line with Local Plan (Part One) policy STRAT 5 which seeks to provide for at least 30 hectares of additional land for business and industrial development.

4.20 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 Local Plan policies. Whilst proposals will need to accord with all relevant development plan policies, Local Plan (Part Two) policy N 5 is necessary to address site specific issues that have been identified. On large sites it is essential that new development is comprehensively planned in an agreed way.

4.21 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.

N 5 - Gadbrook Park

Policy N 5

Within the Gadbrook Park area, as identified on the policies map, development proposals must be compatible with established employment uses, the character of the surrounding area and contribute towards achieving a more sustainable pattern of development for users of the business park. Within the established business park, proposals for environmental improvements that encourage continued investment by current and future occupiers will be supported where;

  1. there would be no adverse impact on the amenity of nearby residents
  2. it is compatible with the operational needs of site users
  3. there is no significant loss of employment potential
  4. provision is made for adequate car parking, or to encourage sustainable modes of travel

Employment development on land to the south-west of Gadbrook Park, as identified in Local Plan (Part Two) N 4, should be comprehensively planned and brought forward in line with an agreed development brief that addresses criteria 5-11 below. Development within the area identified on the policies map should:

  1. provide suitable highways and access infrastructure improvements to ensure the traffic generated can be satisfactorily accommodated on the site and the surrounding road network;
  2. include measures to improve access by walking, cycling and public transport and provide connections to the surrounding area and established business park;
  3. support improvements and enhancements to the rail network and safeguard sufficient land for a railway station;
  4. provide car parking having regard to the Council's parking standards and takes account of parking needs in the surrounding area;
  5. minimise the landscape and visual impact of new development, be of a high quality design, of a suitable scale, density, form, massing, height and materials that respects the surrounding landscape character and topography and preserves or enhances the historic environment in accordance with the historic environment policies of the plan (DM 46-50), where relevant;
  6. integrate and enhance surrounding ecological networks and green infrastructure;
  7. minimise and mitigate flood risk within the site and surrounding area in line with Local Plan (Part Two) policy DM 40.

Explanation

4.22 Local Plan (Part One) policy STRAT 5 identifies Gadbrook Park to be retained and protected for continued employment use. Despite the attractive location of Gadbrook Park for employment development, the reliance on the car as the main mode of transport combined with the continued expansion of businesses has led to some parking problems within the business park and impacts on surrounding neighbouring residential areas. The Council is considering a range of potential solutions to support and enhance the continued success of businesses at Gadbrook Park, to minimise disruption to residents and to support environmental enhancements. Overspill car parking for current users of Gadbrook Park will be encouraged within or adjacent to the existing business park.

4.23 Land is allocated to provide a south westerly expansion of the business park, under Local Plan (Part Two) policy N 4. The allocation is specifically on land to the west of the railway line as it is anticipated that this will be the first phase of employment development within the Local Plan period. The land to the east of the railway line is identified within the policy boundary, to ensure that any development is considered in a holistic manner and integrates fully with the established business park, improves connectivity for future occupiers/users and addresses any potential transport or environmental impacts of new development. The land to the east of the railway line may have longer term development potential. It is therefore essential that scale, phasing of development, the proposed design layout and mix and type of uses within the site should be agreed through a comprehensive masterplan for the area defined on the policies map. It is essential that any development is a high standard of design, layout, materials that takes account of local landscape character and potential effect on the setting of historic assets. Proposals should be accompanied by a Landscape and Visual Impact Assessment and mitigation strategy. The scheme should be designed to minimise and mitigate ecological harm, minimise flood risk and to safeguard and enhance biodiversity networks in line with other relevant development plan policies.  

4.24 The assessment of sites within and around Gadbrook Park has considered potential transport impacts and mitigation measures on the highway network. The allocation of additional employment land in this area is only possible with improvements to transport infrastructure along the A556, particularly on junctions with the A530 and at Gadbrook Road, combined with a wider package of transport measures (including pedestrian/cycle links) and mitigation. Further transport assessments will be required to ensure that transport infrastructure requirements can be satisfactorily addressed on the surrounding road network.

4.25 The Council supports improved access to Gadbrook Park by public transport or other means of transport to the car. The Local Plan (Part One) policy STRAT 10 requires development proposals to be accompanied by transport assessments and to maximise the use of sustainable modes of transport. The re-opening of the Sandbach to Northwich line to passenger traffic is identified as a potential scheme to improve connectivity between Cheshire West and the surrounding area. The reinstatement of this service and the potential for a station at Gadbrook Park is recognised through the policy. There is the potential to safeguard land for a fully accessible new railway station within the area defined on the policies map, subject to further detailed assessment. The layout and design of development proposals should allow for provision for public transport services throughout the site.

N 6 - Northwich conservation area

Policy N 6

In line with Local Plan (Part One) policy ENV 5, development proposals within the Northwich conservation area as identified on the policies map, must meet the requirements of policy DM 46.

Development proposals will be supported which seek to re-establish the historic grain, with narrow frontages, traditional roofscapes and contribute to a diversity of form and detail in the conservation area.

The demolition of any historic timber-framed buildings, traditionally designed to reduce the effects of subsidence, will only be permitted where it can be demonstrated that:

  1. the building does not have any features of architectural or historic interest; and
  2. it makes no positive contribution to the conservation area's significance, character or appearance.

Proposals which seek to improve existing poor quality shop frontages will be also be positively encouraged in accordance with Local Plan (Part Two) policy DM 16.

The Weaver Navigation and River Dane are significant environmental assets in the town. Development proposals alongside or in close proximity to the watercourses must demonstrate that they preserve or enhance the area’s setting. Where possible, development should be orientated to positively address the watercourse to improve the relationship between the watercourse and the town centre and to provide animation and activity along the waterfront.

The Council will continue to support the interpretation and regeneration of the former historic industrial site at Lion Salt Works, as identified on the policies map, to promote the understanding and significance of the development of the Northwich area.

Explanation

4.26 The Northwich conservation area covers a significant part of the town and its immediate outskirts, stretching from Barons Quay on the northern edge of the town centre, Leftwich to the south, Castle Hill to the west and St. Helen's Church to the east.

4.27 The character of the town centre is dominated by the black and white buildings - predominantly timber framed - constructed as a response to, and result of subsidence due to salt mining and brine pumping. The design of the town centre’s historic shopping streets is very specific to Northwich and involves materials and approaches that are not commonly found elsewhere. This includes moveable buildings constructed of timber framing, brick panelling and supporting metal beams and ties.

4.28 Outside the town centre conservation area, the river is a dominant element within the area together with associated buildings and structures including locks and weirs, Hayhurst Bridge and the Edwardian pumping station.

4.29 The new supermarket and marina provide an enhanced area of public space adjacent to the river and bring activity and vibrancy to this part of the conservation area.

4.30 There are several documents that provide detailed design guidance for the buildings and public spaces within Northwich conservation area, focused largely on the town centre. These include:

  • Northwich Shop Front Design Guide, November 2014
  • Northwich Management and Maintenance Guide for Historic Buildings, November 2014
  • Northwich Urban Design Guide and Public Realm Strategy, November 2010
  • Northwich Conservation Area Appraisal, August 2018
  • Northwich Conservation Area Management Plan, August 2018

4.31 Development proposals in conservation areas outside Northwich town centre will be required to be in line with Local Plan (Part Two) policy DM 46 and where applicable, a local conservation area appraisal/management plan or a relevant neighbourhood plan.