7 Green Belt and countryside

7 Green Belt and countryside

7.1 One of the Local Plan (Part One) strategic objectives is to protect the environmental quality and character of the borough through maintaining the general extent and character of the North Cheshire Green Belt and Cheshire countryside. Policy STRAT 9 of the Local Plan (Part One) acknowledges that the rural area of the borough and the high quality of its landscape is a key asset and is highly values by residents. The diversity of landscapes, including a range of hard and soft landscape characteristics such as open fields and pastures, woodland or farmed land as well as built form and features, contribute to the intrinsic character and distinctiveness of the borough’s countryside. The policies in this section provide criteria for development proposals relating to existing commercial sites located within the Green Belt and the approach to be taken in protecting the landscape and key settlement gaps.

7.2 The strategy of the Local Plan (Part One) is to focus the majority of new development in the main urban areas of the borough and minimise the loss of greenfield land. The Local Plan (Part Two) does not alter the Green Belt boundaries established through the Local Plan (Part One) and the settlement boundaries for the urban areas of Chester and Ellesmere Port are defined by the Green Belt boundary as shown on the policies map. In areas outside of the Green Belt key settlement gaps have been identified where necessary to safeguard the character and individuality of the settlements.

7.3 Forty-two percent of the borough is identified as Green Belt within which the construction of new buildings is considered inappropriate development as set out in the National Planning Policy Framework (NPPF). However, national policy does allow for a number of exceptions, including the limited infilling or the partial or complete redevelopment of previously developed sites providing there would not be a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.

7.4 There are a range of major employers that are located in the Green Belt including;

• Chester Zoo
• Countess of Chester Health Park
• Dale Barracks
• Chester Business Park
• Urenco, Capenhurst

7.5 These sites make a significant contribution to the local economy. Given the size, scale and location of these sites within the Green Belt and their development potential over the plan period, further detailed policies are required to guide future development proposals to maintain appropriate safeguards for the Green Belt. Local Plan (Part Two) policy GBC 1 sets out the acceptable uses within these site for a continuation of current activities and additional guidance is provided where there is evidence to suggest land is (i) likely to be redeveloped for operational improvements or (ii) likely to become surplus for current needs over the plan period, the policy provides a framework for assessing future proposals for the partial or complete redevelopment of these sites in line with national planning policy and Local Plan (Part One) policy STRAT 9. Local Plan (Part Two) policy GBC 1 relates to infill and redevelopment (partial and complete) only and all other development will be assessed in line with Local Plan (Part One) policy STRAT 9, and other relevant development plan policies.

GBC 1 - Commercial sites in the Green Belt

7.6 Local Plan (Part Two) policy GBC 1 and details set out in GBC 1.A to GBC 1.E, on commercial sites in the Green Belt apply whether the land is redundant or in continuing use, however this does not include temporary buildings within the site.

Explanation

7.7 Local Plan (Part One) policy ECON 3 identifies Chester Zoo as a major tourism asset, which supports a range of jobs and economic benefits for the area, where the development of enhanced visitor opportunities will be supported. The zoo is a conservation and educational charity, whilst it is a major employer with around 1,000 employees and visitor attraction for the borough, it is not a commercial operation in the typical sense. It makes a significant contribution to tourism and conservation at a local, regional and national level. The site contains significant open areas and is distinct from the main urban area of Chester. Planning permission was granted in 2010 to expand the zoo as part of the Natural Vision project which provides a masterplan for the redevelopment and expansion of the zoo to 2024.

7.8 The boundary of the site recognises the current development taking place in line with planning permissions for future expansion and operational improvements to the site. Any changes to the operational area as a result of new development taking place will be a material consideration for future development proposals. The zoo will be preparing a revised development framework for the site, which will be a non-statutory plan which will also inform residents and local groups of the zoo's long term aspirations and will be a material consideration in determining planning applications. The Council will continue to support the quality and range of facilities offered by the zoo, subject to the impact which such extensions could have on the open character and permanence of the Green Belt. Development for 'zoological purposes' within the defined boundary may include new animal exhibits, animal enclosures (including non-exhibit animal care), front line staff facilities, car parking and access arrangements and guest/visitor services that are ancillary and related to the zoo's operational activities.

Explanation

7.9 Local Plan (Part One) policy STRAT 9 recognises that the Countess of Chester Health Park was previously identified as a major developed site in the Green Belt. The Council will continue to work with the NHS Trust to understand future development needs on the site for medical purposes. This is to ensure that the site remains capable of meeting modern health care needs, whilst respecting the Green Belt location. The Countess of Chester has identified a key challenge for the future will be to modernise the existing hospital estate to offer both acute and preventative care and meet the increased demographic demands placed on particular departments, such as the Accident and Emergency service and responding to the needs of an ageing population. 

7.10 Where necessary and justified, a development brief will be prepared for the site to ensure that a comprehensive approach is taken towards new development within the health park. Any surplus land should be retained for medical or related purposes to ensure that new development would not undermine the long term role of the health park. The NHS have identified the need for residential training opportunities, together with specific types of residential development such as step-down beds, directly related to the health care facilities and to support future service provision. The policy gives priority to residential uses that are directly related to and necessary to support uses on the health park. Other forms of residential development may be considered as part of a comprehensive redevelopment plan for the site, where it is clearly demonstrated the land is surplus to future health care needs and the development could support operational improvements in the quality or range of services provided.

Explanation

7.11 The Dale Barracks is an operational military base to the north of Chester. The Ministry of Defence is reviewing its national land and property portfolio to enhance the quality and performance of the defence estate. It is aimed at utilising the estate as efficiently as possible and improving military capability. A Better Defence Estate (2016) sets out the long term strategic approach towards the future of the estate to 2040. It identifies (a) sites that will be subject to further investment to optimise their military use and (b) sites that are surplus to military requirements and likely to be disposed. The Dale Barracks site, Chester was included within the announcement as a potential site for future disposal. This policy is therefore necessary to (i) support continuing existing military operations on the site and (ii) to provide a framework for the potential long term use of the site, in the context of national and local planning policy. It enables a planned approach to retain important existing uses/facilities and ensure infrastructure provision is appropriate to the types of future development on the site. A development brief/masterplan for the site will be prepared in partnership with the Council and other key stakeholders.

7.12 There are a wide range of buildings and facilities within and around the site, used in connection with the military use. This includes medical and dental facilities, sports facilities, community centre and welfare areas, local shops, service family accommodation and some market housing. The operational site is situated in the grounds of Moston Hall (built 1789) and some of the associated parkland/gardens remains. There is also extensive landscaping and open space within the site. Where appropriate, community uses, landscaping and open space should be retained and where possible enhanced, particularly where they contribute towards the openness of the greenbelt. 

7.13 Outside of the operational boundary there are residential properties some of which are privately owned. The policy seeks to protect residential amenity for these properties, together with neighbouring and future occupiers. This part of the site should be considered in the context of the wider masterplan. The Open Space Study and Playing Pitch Strategy (2016) identify a sports pitch to the east of the site that is currently used by local community groups. The future use of this part of the site should be considered in line with Local Plan (Part One) policy SOC 5 and Local Plan (Part Two) policy DM 36.

7.14 The transport impacts from any long term potential redevelopment should be considered alongside other developments in the surrounding area e.g. The Countess of Chester Health Park and Chester Zoo.

7.15 The Fox Barracks (Chester Army Reserve Centre) does not form part of the announcement made in November 2016. The policy therefore does not apply to this part of the site as it not surplus to requirements and some military/related use is expected to continue.

Explanation

7.16 Chester Business Park is a landscaped, high quality employment park within the Green Belt to the south of Chester. Local Plan (Part One) policies STRAT 3 and ECON 1 identify Chester Business Park as being protected for new high quality office development and as a key employment location, essential to meeting the future economic growth of the area. It is important the parkland setting is retained and this is an important consideration in the assessment of proposals for extensions to existing buildings or the development of new buildings.

7.17 Although the business park is now substantially developed, due to the limited employment land supply in the Chester area it remains a key location for employment/office provision. The Council's Annual Monitoring Report (AMR) identifies there are some remaining undeveloped plots within the site that will continue to contribute towards the employment land provision in Chester and are allocated in Local Plan (Part Two) policy CH 3.

7.18 Transport Impact Assessments of the continued development of the Chester Business Park should consider whether the development has a material impact on the trunk road and motorway network, and consult with Highways England on the scale and nature of these impacts.

Explanation

7.19 Local Plan (Part One) policy STRAT 9 recognises that the Urenco complex at Capenhurst was previously identified as a major developed site in the Green Belt. It is separated and clearly distinct from the main urban area of Ellesmere Port.

7.20 The Capenhurst site is major hazardous installation and nuclear registered site with a unique infrastructure associated with its historic and operating uranium enrichment plants and associated facilities. The Local Plan (Part One) policy ENV 8 recognises that the Capenhurst site in Cheshire West and Chester is a small producer of intermediate level radioactive waste and the detailed Integrated Waste Strategy for the Capenhurst facility provides for all waste arisings, currently on site and to be produced by future operations. These wastes are managed in compliance with environmental permits, the Nuclear Site Licence and other regulatory requirements outside of the planning process.

7.21 Historically, development has been allowed on the site and there is no evidence that its current Green Belt designation has had a significant effect on its viable operation. The site is identified in the Employment Land Study Update (2013) as a large scale employer in the rural area with sector specific expansion needs. Planning permission has been granted for the development of a Tails Management Facility and Legacy Cylinder Facility and on site which has a life span beyond the Local Plan period.

7.22 Urenco/Capenhurst Nuclear Services are responsible for the management of nuclear materials at the Capenhurst site, as well as undertaking the decommissioning and remediation process, acting on behalf of the Nuclear Decommissioning Authority (NDA). The Nuclear Decommissioning Authority Strategy (2016) sets out the national approach to the UK's legacy sites in line with the Energy Act (2004). Parts of the Capenhurst site are subject to the decommissioning of redundant NDA facilities as well as the processing and storage of nuclear materials. Decommissioning is a long process that will extend beyond the plan period. Certain proposals for new development (associated with decommissioning and the management of nuclear materials) may be required at Capenhurst.

7.23 The policy is necessary to ensure that the development plan reflects current and future activities proposed within the site to 2030 and to provide a framework for the long-term processes taking place. The site is within the Green Belt and there are opportunities for infilling or partial redevelopment of brownfield parts of the site. Proposals requiring planning permission would be subject to consideration alongside relevant development plan policies supported by any necessary technical assessments.

GBC 2 - Protection of landscape

Explanation

7.24 The borough’s countryside will be protected in line with Local Plan (Part One) policy STRAT 9 which recognises and seeks to protect the intrinsic character and beauty of the Cheshire countryside. Local Plan (Part One) policy ENV 2 states that the Local Plan will protect, and wherever possible, enhance landscape character and local distinctiveness. This policy provides further guidance on how development should consider landscape in order to protect the countryside’s intrinsic character and distinctiveness.

7.25 The most up-to-date landscape guidance, A Landscape Strategy for Cheshire West and Chester Borough 2016 (the Landscape Strategy), identifies key landscape characteristics, including sensitivities, qualities and values, and provides built development and landscape management guidelines for each landscape character area across the borough. Regard should be given to this guidance to inform appropriate design, siting and mitigation measures according with landscape context and character.

7.26 All of the borough's landscapes, including non-designated landscapes, are important for their contribution to local character and distinctiveness. On the basis of the evidence set out in the Local Landscape Designation Review Local Landscape Designation Review Advisory Position Paper Part 1: Moving Towards a Rationalised Local Landscape Designations Policy Hierarchy in Cheshire West and Chester (January 2016), ASCVs are identified which have demonstrably special landscape character and scenic value. The special qualities of ASCV are defined through the following criteria: distinctiveness, perceptual character, landscape and scenic quality, natural character, cultural character and function. The special landscape qualities underpinning each ASCV designation are identified in the evidence document, Local Landscape Designations: Areas of Special County Value in Cheshire West and Chester (2017), which should be used to inform the assessment of development impacts on an ASCV.

7.27 Improvements to public access and enjoyment of the landscape should take into account proximity to European sites. Increased public access may not be appropriate in all areas, and proposals that would likely increase recreational pressure or disturbance on European Sites will not be considered appropriate.  

7.28 Development proposals should identify the potential for adverse landscape and visual impacts and fully address those impacts in line with landscape character, context, key characteristics and significance. Where adverse landscape impacts are likely then a landscape appraisal or Landscape and Visual Impact Assessment will be required.

GBC 3 - Key settlement gaps

Explanation

7.29 Local Plan (Part One) policy ENV 2 states that the Local Plan (Part Two) will identify key gaps between settlements, outside of the Green Belt, that serve to protect and maintain their character. In line with Local Plan (Part One) policy STRAT 5, key settlement gaps have been identified between areas where it is necessary to safeguard the character and individuality of the settlements that form the wider built up area of Northwich.

7.30 Key settlement gaps are important for maintaining the distinct and/or remaining separation between settlements, and in doing so, help to define settlement identity, character, sense of place or historic settlement form. Five key settlement gaps have been identified where the threat of coalescence or erosion of settlement identity is likely due to pressure from development. The network of key settlement gaps contributes towards protecting landscape character and distinctiveness. The policy seeks to ensure that development within key settlement gaps is only appropriate where the settlement separation and identity functions of the gap are fully considered and conserved. The term identity function relates to those features that are important in defining separate settlement identity, character, sense of place and historic settlement form. Assessment of harm to the separation and identity functions of a key settlement gap should be informed by the details and justification for each designation set out in the Local Landscape Designation ReviewLocal Landscape Designation Review Advisory Position Paper Part 2: Identification of Key Settlement Gaps Outside the Green Belt in Cheshire West and Chester (2016).