6 Rural area

6 Rural area

6.1 The approach to development in the rural area reflects the overall strategy of the Local Plan (Part One) policies to guide the majority of development to the most sustainable areas of the borough. In the rural area, Local Plan (Part One) policies STRAT 8 and STRAT 9 aim to strike a balance between allowing for the managed growth of identified sustainable rural settlements whilst taking account of the overall strategy to concentrate most new development in urban areas. The policies in this section set out the housing and employment land allocations within the rural area and provide policy criteria for development proposals.

6.2 The rural area is defined in the Local Plan as the area beyond the boundaries of the main urban settlements of Chester, Ellesmere Port, Northwich and Winsford. Local Plan (Part One) policy STRAT 8 sets out the strategy for development in the rural area, with a focus for growth on the most sustainable settlements referred to as key service centres. The Local Plan (Part Two) identifies a second group of settlements in the rural area that are referred to as local service centres that offer the opportunity for small scale development reflective of the scale of the settlement. It should also be noted that significant parts of the rural area are also designated as Green Belt.

6.3 Beyond the key and local service centres, the rural area is referred to as the countryside, and the strategy for development is set out in Local Plan (Part One) policy STRAT 9. This policy aims to protect the character and beauty of the Cheshire countryside by restricting development in these locations. However, the development plan also supports farming and forestry operations and rural diversification, encouraging and supporting the rural economy where it is sensitive to its location.

R 1 - Development in the rural area

Policy R 1

In line with Local Plan (Part One) policy STRAT 8, development proposals in the rural area will be supported in key service centres and local service centres (identified settlements) where they meet the relevant policy criteria.

Neighbourhood plans or Neighbourhood Development Orders can promote more development than that set out in the Local Plan (Part One) to meet local housing, economic and social needs where appropriate. Policies dealing with design of development will be a key consideration in determining the acceptability of proposals.

Key and Local Service Centres
Within a key or local service centre settlement boundary, as identified on the policies map, development proposals that are in line with the development plan for the settlement, and are consistent with Local Plan (Part One) policy STRAT 8 will be supported.

The following settlements are defined as local service centres:

Antrobus* Delamere* Great Budworth* No Mans Heath
Ashton Hayes* Dodleston* Guilden Sutton* Norley*
Aldford Duddon Higher Wincham Saughall*
Childer Thornton* Eaton Kingsley* Tilston
Christleton* Eccleston* Little Budworth Utkinton
Comberbach* Elton* Mickle Trafford* Waverton*
Crowton* Great Barrow* Moulton Willaston

* additional restrictions apply in line with Local Plan (Part One) policy STRAT 9 and the National Planning Policy Framework.

New housing development outside but adjacent to a key or local service centre boundary will only be supported where the proposal is in line with Local Plan (Part Two) policy DM 24; is for a community land trust development supported by the Parish Council; the site has been allocated through a neighbourhood plan; or is brought forward through a Neighbourhood Development Order or Community Right to Build Order.

The countryside
For development proposals in the countryside, as identified on the polices map, which includes villages and hamlets that are not identified as key or local service centres (identified settlements), please see Local Plan (Part One) policy STRAT 9 and relevant development plan policies.

Explanation

6.4 The Local Plan promotes the regeneration of previously developed/brownfield land in sustainable locations; minimising the loss of greenfield land and protecting the countryside as a key asset by restricting development to that which requires a countryside location.

6.5 For the purpose of the Local Plan, an identified settlement refers to the most sustainable locations within the rural area and are categorised as key service centres and local service centres. Other villages and hamlets in the rural area that have not been identified as a key or local service centre are categorised as countryside, and proposals should be assessed in line with the the relevant development plan policies.

6.6 Within the rural area, Local Plan (Part One) policy STRAT 8 identifies ten key service centres (see Table 6.1), where an appropriate level of new development will be brought forward to support new homes, economic and social development:

Table 6.1 Local Plan (Part One) policy
Cuddington and Sandiway Kelsall Tattenhall
Farndon Malpas Tarporley
Frodsham Neston (including Parkgate)  
Helsby Tarvin  

6.7 Local Plan (Part One) policy STRAT 8 sets out the housing requirement for each of the key service centres up to 2030. Amendments were made to the supporting policy text during the examination process, summarising the land supply position and stating that "there will be little if any need for additional allocations to be made in the rural area".

6.8 There are no individual housing requirements set for the local service centres as it is recognised that they have a limited level of sustainability and are not the most appropriate for significant new development. Development may take place that is very limited in scale, meets a rural or other local housing need, or is identified in a neighbourhood plan. It is considered that the local community is best placed to understand the local needs in terms of supporting services or meeting a specific housing need, and local communities are encouraged, through preparing a neighbourhood plan, to take a holistic approach to meeting the future needs, providing the flexibility to shape their communities in a planned way. Neighbourhood plans can enable sites to be identified and allocated for housing and other uses, that will support or enhance local services and provide community infrastructure. Plans should also take account of local infrastructure constraints.

6.9 In line with the NPPF, neighbourhood plans may promote a higher level of development than is set out in the Local Plan, however they cannot promote less development. The level of development should not undermine the strategy of the Local Plan but a greenfield countryside site adjacent to an identified settlement boundary may be allocated to meet specific local housing needs and/ or seek community benefit through the provision of community infrastructure and facilities.

6.10 Those settlements that border the Green Belt are more restricted as the overall extent of the Green Belt in the borough is protected through strategic policies. However, opportunities do exist to plan for some more limited forms of development such as rural affordable housing and through Community Right to Build Orders. Neighbourhood plans that promote land allocations should be in line with Local Plan (Part One) policy STRAT 9 and the NPPF in relation to development appropriate in the Green Belt.

6.11 Infill development is only supported in the identified settlements that are set out in Local Plan (Part One) policy STRAT 8. Beyond the boundaries of the identified settlements, development, including infill proposals in villages and hamlets located in the countryside is not in accordance with the overarching sustainable strategy as set out in the Local Plan (Part One).

6.12 Within local service centres that are washed over by Green Belt development will be more restricted in line with Local Plan (Part One) policy STRAT 9 and the NPPF.

R 2 - Meeting the outstanding housing requirement in Tattenhall

Policy R 2

The following site in Tattenhall, as identified on the policies map, is allocated for residential development:

  1. land west of Ravensholme (up to 30 dwellings)

The following site, as identified on the policies map, is safeguarded for residential development after 2025:

  1. land to the rear of 68-84 Castlefields.

Development of land west of Ravensholme and land rear of 68-84 Castlefields (if required) must accord with the relevant development plan policies, and where applicable must have specific regard to the following:

  1. 30 per cent affordable housing must be provided on site;
  2. ecological surveys will be required as part of any planning application with appropriate mitigation measures identified;
  3. site specific flood risk assessments will be required with appropriate mitigation measures identified;
  4. the design and layout must be of a high quality and sensitive to the local character and surroundings, having regard to neighbouring uses;
  5. proposals should incorporate high quality landscaping throughout;
  6. proposals must include safe and accessible walking and cycling routes linking with existing networks.

In addition, development proposals for sites will be supported where they are in line with the relevant principles set out in R 2.A and R 2.B.

Explanation

6.13 Local Plan (Part One) policy STRAT 8 sets the housing requirement for Tattenhall of at least 250 new dwellings between 2010 and 2030.

Policy R 2.A

Land west of Ravensholme
In addition to the principles set out above, residential development proposals relating to land west of Ravensholme must have specific regard to the following:

  1. this key gateway into Tattenhall must be developed sensitively, retaining the ‘country lane’ feel to Chester Road, with low density development along this frontage which positively addresses the road;
  2. a high quality, well landscaped boundary must be provided along the western edge of the site; and
  3. the wildlife corridor along Mill Brook should be retained and enhanced and should allow for a continuation of the existing footpath which passes through Glebe Meadow and Barn Field.

Explanation

6.14 To contribute to meeting the outstanding housing requirement, land at west of Ravensholme is allocated for development of up to 30 dwellings, in line with policy 1 of the Tattenhall Neighbourhood Plan. High quality development of this site has the potential to enhance a key gateway into Tattenhall, provided that it is sensitively done. Development presents an opportunity to extend the existing footpath along the Mill Brook which is designated as a wildlife corridor in policy 6 of the Tattenhall Neighbourhood Plan.

6.15 Potential developers should note that the site is crossed by a sewer and protection measures in the form of easement widths or a diversion of the pipe would be required, which may impact upon the layout and density achievable on site. 

6.16 A programme of archaeological work is likely to be required as part of any application for development of this site. This could involve an initial non-intrusive survey followed by further targeted work, if areas of interest were located.

Policy R 2.B

Land to the rear of 68 to 84 Castlefields
In addition to the principles set out above, residential development proposals on the site, if required after 2025, relating to land to the rear of 68 to 84 Castlefields  must have specific regard to the following:

  1. proposals for development of the site will not be supported before 2025. It then must be demonstrated that the site is necessary to meet any outstanding housing requirement in Tattenhall;
  2. the site layout and the design of buildings must be distinct in character from the adjoining housing developments;
  3. development (including gardens and road infrastructure) must take place entirely within Flood Zone 1;
  4. a drainage strategy must be submitted as part of the required site specific flood risk assessment; and
  5. the Keys Brook corridor to be retained and enhanced as open space and a wildlife corridor.

Explanation

6.17 Development of land west of Ravensholme for 30 units would leave a small residual requirement of 13 units, as at 1 April 2017. This may be met through small sites within the village which may come forward during the plan period, for example two former garage sites which are being brought forward through a community land trust. However, to provide certainty that the requirement can be met in full, the plan makes provision for a second site to be brought forward later in the plan period if necessary. Planning permission will only be granted for development of land to the rear of 68-84 Castlefields after 2025 if the Council's most up to date Housing Land Monitoring Report identifies that there is still an outstanding requirement which would not be met through:

  • net completions;
  • deliverable commitments;
  • small windfall sites;
  • sites on the Council's Brownfield Land Register;
  • the development of site A; and
  • sites allocated in any review of the neighbourhood plan.  

6.18 The neighbourhood plan seeks to accommodate housing growth in a sensitive way, based on modest scale developments within and on the edge of Tattenhall. The neighbourhood plan aims to avoid large scale, suburban style developments along village boundaries. To ensure that any development to the rear of Castlefields complies with the spirit of the neighbourhood plan, the site must be designed so that it forms a visually distinct development with a different character from surrounding residential areas. The site is crossed by a sewer and protection measures in the form of easement widths or a diversion of the pipe would be required, which may impact upon the layout and density achievable on site. Development must be entirely within Flood Zone 1 and in accordance with a drainage strategy to mitigate runoff to greenfield rates.

R 3 - Employment land provision in the rural area

Policy R 3

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

  1. extension to Monument Place Employment Park, Farndon (1.9 hectares, use classes B1, B2) in line with R 3.A
  2. land adjacent Mere's Edge, Helsby (3.5 hectares, use classes B1, B2, B8) in line with R 3.B
  3. land to the west of Chowley Oak (2.2 hectares, use class B1) in line with R 3.C
  4. Oaklands Office Park, phase 3 (1 hectare, use class B1) in line with R 3.D

Sites must be developed in accordance with the specified use class and criteria for each site.

Employment land provision in Neston will be met from sites allocated in the Neston Neighbourhood Plan at Clayhill Business Park (3.8 hectares, use classes B1, B2 B8).

To ensure the borough-wide strategic development requirement can be met, these sites will be protected from alternative forms of development.

Explanation

6.19 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.

6.20 This policy allocates a range of sites within the rural area, to cater for the continuing economic growth of the borough and in line with Local Plan (Part One) policy STRAT 8 which seeks to provide for at least 10 hectares of land for business and industrial development to enable small scale expansion of existing employment sites and new sites within or on the edge of key services centres outside of Green Belt locations.

6.21 The rural area covers a large geographical area and Local Plan (Part One) policy STRAT 8 enables the Council to exceed the 10 hectare requirement where suitable and appropriate, to provide a positive and flexible supply of employment land in the rural area. There are a number of extant planning permissions for employment development in the rural area, for example at Urenco, Capenhurst, where any new development must be in line with Local Plan (Part Two) policy GBC 1, which combined with other windfall applications will contribute towards the employment land provision in the rural area. In addition, local communities can support economic development in the rural area through relevant policies in neighbourhood plans.

6.22 Neighbourhood plans are prepared to reflect the strategic policies of the Local Plan (Part One). Neston Neighbourhood Plan identifies a number of vacant sites within the Clayhill Business Park that could be developed for employment uses and includes a specific policy for the site.

6.23 This policy does not identify which uses should go to a particular site but sets out a number of criteria against which proposals for development on those sites will be judged, and which must be read in conjunction with relevant development plan policies. The site areas set out in 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.

Policy R 3.A

Monument Place, Farndon
Land at Monument Place employment park Farndon, as identified on the policies map, is allocated for employment use (use classes B1, B2). Development proposals will be supported that are comprehensively planned and designed to:

  1. be an appropriate scale, type, density and layout and create a logical extension of the existing business park;
  2. protect and retain existing landscape features. Proposals should provide an additional landscaping scheme for the site to make positive enhancements to the setting. Additional screening should be provided to the northern boundary with Brewery Lane;
  3. minimise and mitigate harm to nature conservation interests within and adjacent to the site;
  4. meet the requirements of policy DM 47;
  5. ensure that there is satisfactory and safe access onto the highway network. A transport assessment will be required;
  6. sensitively locate service areas associated with employment development to minimise the visual impact on the area;
  7. use high quality building materials to be in-keeping with the rural area.

Explanation

6.24 The policy relates to Monument Place employment park and provides for the small scale expansion to the north of the industrial estate, located close to the key service centre of Farndon.

6.25 A Heritage Impact Assessment has identified heritage assets within the vicinity of the site, including Holly Cottage (grade II listed building) and Barnston's Monument (grade II* listed building). The management of the scale, type and form of development is essential to ensure that schemes respect the rural setting, historic assets and surrounding landscape. The site is located on a key route into Farndon and development proposals should be accompanied by a full landscape and visual assessment and mitigation strategy. It is not proposed to develop to the south of the existing industrial area but there is an opportunity to strengthen screening to the south of the site, to minimise impacts on the setting of the Barnston Monument. The building materials and design should be appropriate and in-keeping with the agricultural character and setting of the surrounding area and there is an opportunity to provide landscape enhancements to the northern boundary of the site. Development proposals should also take account of the policies within the Farndon Neighbourhood Plan where appropriate.

Policy R 3.B

Land adjacent to Mere's Edge, Helsby
Land adjacent to Mere's Edge, Helsby, as identified on the policies map, is allocated for employment use (use classes B1, B2, B8). Development proposals will be supported where:

  1. the transport/traffic requirements can be satisfactorily accommodated on the surrounding road network and appropriate access to the site should be provided;
  2. the development proposal is compatible with the amenity of residents or business occupiers in the vicinity;
  3. the scheme is designed to assess and mitigate potential environmental risks to future occupiers (air, noise) from adjacent uses;
  4. it provides suitable flood minimisation and mitigation measures;
  5. the form and appearance of the development, including height, massing and building materials, takes account of the surrounding landscape character;
  6. it protects and enhances landscape features, with sufficient boundary treatment, that respects the landscape character of the area;
  7. it minimises and mitigates harm to ecological designations.

Explanation

6.26 The land adjacent to Mere's Edge is located alongside an existing employment area to the north (Honeywell Distribution Centre) within the key service centre of Helsby. Redevelopment has taken place in the wider area for a range of uses, with new residential development taking place to the east of the site. To the west of the site is the railway line and a water treatment works. This policy aims to ensure that new development is compatible with surrounding uses, residents and business occupiers with regard to potential risks (air, noise, water) and transport impacts.

6.27 The employment allocation is located in close proximity to the A5117 and Junction 14 of the M56. In view of surrounding development proposals, further assessment of access onto the A5117 or A56 will be required as part of any development proposal.

6.28 The site is a greenfield location on the edge of Helsby that would extend the built form of the settlement, therefore good design, landscape, flood risk and ecological mitigation measures will be essential as part of any development scheme.

6.29 Development proposals should also have regard to the policies within the Helsby Neighbourhood Plan, which supports new business development of a scale appropriate to it's surroundings.

Policy R 3.C

Chowley Oak
Land at Chowley Oak, as identified on the policies map, is allocated for employment use (use class B1). Development proposals will be supported that are comprehensively planned and designed to:

  1. be an appropriate scale, type, density and layout and create a logical extension of the existing business park;
  2. utilise the access through the existing business park;
  3. provide safe and satisfactory access to the highway network and encourage sustainable modes of travel. Proposals should improve connectivity to public transport along the A41. A transport assessment should be provided;
  4. protect the route of the disused railway line and where necessary provide an alternative link in line with Local Plan (Part Two) policy T 4;
  5. retain and enhance existing landscape features, particularly to the site boundaries to minimise the visual impact of new development. The use of locally native species is encouraged. A landscape management plan for the site should be provided;
  6. include an appropriate flood risk and sustainable drainage strategy for the site;
  7. minimise and mitigate harm to nature conservation interest within or adjoining the site. A scheme for reasonable avoidance measures in relation to the management of protected species should be provided.

Explanation

6.30 This policy relates to Chowley Oak business park and provides for the small scale westerly expansion of the business park. The site is located close to the key service centre of Tattenhall and is accessed off the A41. It is primarily accessed by road and development proposals are encouraged to incorporate footways/cycleways to link Tattenhall along the route of the disused railway. There is also the potential to improve connectivity with public transport on the A41 through the provision of improved transport infrastructure and contributions towards public transport services. The nature of the rural lanes accessing the site mean that the site is unsuitable for industrial or warehousing use and HGV use, therefore the employment uses on site are restricted to those falling within the B1 use class. To ensure road safety, additional passing places may be required on surrounding lanes linking to the A41 (Chowley Oak Lane, Dog Lane and Green Lane).

6.31 The site is in a greenfield location and the scale, layout and design of new development should be carefully considered and in keeping with the landscape character and rural setting of the surrounding area. There is an opportunity to provide screening enhancements to the boundary of Dog Lane and a landscape assessment and mitigation strategy should be provided alongside any application. Access to the site must be through the existing business park to minimise potential landscape impacts. Ecological appraisals should be undertaken to minimise the impacts on nature conservation in line with Local Plan (Part Two) policy DM 44.

Policy R 3.D

Oaklands Office Park
Land at Oaklands Office Park, as identified on the policies map, is allocated for employment use (use class B1). Development proposals will be supported where:

  1. the landscape and visual impact of the development is minimised and mitigated;
  2. the scale, density, layout, design and materials employed are in keeping with the established business park;
  3. it minimises and mitigates flood risk in line with Local Plan (Part Two) policy DM 40;
  4. it minimises and mitigates harm to nature conservation interest within or adjoining the site, in line with Local Plan (Part Two) policy DM 44.

Explanation

6.32 This policy allows for small scale development for the phase three expansion of Oaklands Office Park. Oaklands Office Park provides for office development in an attractive parkland setting sustainably located close to Hooton Railway Station and Ellesmere Port. The site is accessible from the B5133 and is close to Junction 5 of the M53. This is a brownfield local employment area in the Green Belt. Development proposals should be designed to minimise impacts on landscape, flood risk and nature conservation in line with relevant development plan policies.