Site LPS 20: White Moss Quarry, Alsager
The development of White Moss Quarry over the Local Plan Strategy period will be achieved through:
- The provision of around 350 new homes in the plan period (at a density of between 25 and 35 dwellings per hectare);
- The creation of a new local centre including:
- Appropriate retail provision to meet local needs; and
- A small scale community facility that will be capable of accommodating a variety of uses.
- The incorporation of green infrastructure, including:
- A significant depth of native woodland and other semi-natural habitat screening along all relevant boundaries to provide a buffer between the development and the M6 (at least 40 metres) and to offset detrimental visual impact to the open countryside, along with the creation of wildlife habitats, including those for protected species;
- The retention, where possible, of important hedgerows that have a cumulative screening impact on development and contribute to the habitat value of the site;
- The creation of drainage ponds that have visual and habitat potential;
- Open space including multi use games area, equipped children's play space and facilities for teenagers; and
- Open space provision to accommodate the need for enhanced or new indoor and outdoor sports facilities to accommodate the additional demand from the housing. Provision should be in accordance with an adopted up to date and robust Playing Pitch Strategy and Indoor Sports Strategy.
Site Specific Principles of Development
- Ensure the delivery of a high quality and sustainable development which respects the character of local landscape and delivers excellent urban and architectural design.
- Provision of new access and highways improvements to the surrounding area.
- Improvements to existing and the provision of new pedestrian and cycle links to connect the site to Alsager town centre, existing and proposed residential areas, employment areas, shops, schools and health facilities.
- The development would be expected to contribute to improvements to existing and the provision of new public transport links to Alsager town centre and local villages.
- Development proposals would be expected to fully assess and mitigate any potential adverse impacts in line with the policy requirements of Policy SE 12 'Pollution, Land Contamination and Land Instability'.
- Development would be expected to allow for full remediation and restoration of the worked areas contributing to provision of green infrastructure.
- Full integration of existing trees and hedgerows within a network of green spaces, which connect within and beyond the site to existing services in Alsager.
- Protection of, and enhancements to, the existing Local Wildlife Site covering parts of the location.
- Provision of affordable housing in line with the policy requirements set out in Policy SC 5 'Affordable Homes'.
- Contributions to highways improvements on Butterton Lane B5077 and B5078 Radway Green Road, and contributions towards or delivery of improvements to junctions within the town.
- Contributions to education and health infrastructure.
- Proposals would need to demonstrate that any surviving peat and associated deposits do not require further analysis or is not worthy of preservation on palaeoecological grounds. If this could not be done, further archaeological and palaeoenvironmental work may be required involving specialist palaeoenvironmental input.
- The site will be developed only where it can be demonstrated that there is no adverse impact on the Midland Meres and Mosses Phase 2 Ramsar and Oakhanger Moss SSSI, particularly in relation to changes in water levels and quality and recreational pressures. This should include a Habitats Regulations Assessment of the direct and indirect impacts of the development on the features of special interest. Where impacts cannot be avoided, appropriate avoidance mitigation measures will be required to ensure no adverse effects on the integrity of sites.
- A site specific Flood Risk Assessment should be prepared.
- A minimum of a Phase 1 Preliminary Risk Assessment for contaminated land should be carried out to demonstrate that the site is, or could be made, suitable for use should it be found to be contaminated. Further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.
15.256 The location consists of areas that have been subjected to mineral related development in the form of peat and sand extraction for agricultural and horticultural purposes with associated aggregate recycling operations. Remaining areas are in agricultural use and contain a variety of wooded areas, existing hedgerows and field systems, to be retained and incorporated into the proposed scheme.
15.257 The site offers the opportunity to deliver homes within close proximity to Alsager with excellent access to the M6 corridor, employment opportunities at Radway Green Business Park, incorporation of green infrastructure and extended access to existing services within Alsager. The site would provide an extension to Alsager when joined with approved residential development on adjacent land to the east, off Crewe Road.
15.258 A need for the provision of affordable housing, additional school places and a small local centre and community facility has been identified and the integration of new pedestrian, cycle and transport links. Development at White Moss Quarry will also support the vitality and viability of Alsager town centre.
15.259 The site would make a valuable contribution to the overall housing need for the borough, whilst contributing to the Local Plan Strategy Vision and Strategic Objectives to promote economic prosperity, create sustainable communities and protect and enhance environmental quality, providing the opportunity to bring forward the benefits of restoring land currently in use as a quarry.
15.260 Details of Construction Environment Management Plans, landscaping, green infrastructure and open space proposals should be submitted to the council during any future planning application process on this site as part of sustainable development proposals and their proximity to a European site (consisting of either Special Areas of Conservation, Special Protection Areas and/or Ramsar sites).
15.261 Any replacement and/or new sports provision should be in accordance with an adopted up to date and robust Playing Pitch Strategy and Indoor Sports Strategy and with Policy SC 2 ‘Indoor and Outdoor Sports Facilities’.
15.262 The council expects that the following are considered in the context of the ecological value of the site due to its proximity to a European site (consisting of either a Special Area of Conservation, Special Protection Areas and/or Ramsar site):
- Impact on natural hydrological function, pathways, groundwater and surface water
- Impact on recharge to groundwater and consequent impact on site
- Impact on water resources
- Impact on water chemistry
- Impacts on nutrient status
- Risks from pollution during construction (e.g. spillages or minor pollution incidents and the storage of oils and fuels)
- Risks from misconnections, misuse of garden chemicals
- Impacts from changes to air quality from construction and ‘end use’ traffic emissions resulting in potential for increased nitrogen deposition
- Impacts from dust generated during the construction work
- Impact of increased foot traffic on the sensitive fen meadow vegetation
15.263 The site has planning permission, with a signed s106 Legal Agreement (planning application ref 13/4132N), for a mix of uses including the provision of up to 350 residential dwellings.
15.264 The site has potential for contamination to be present, therefore at least a Phase 1 Preliminary Risk Assessment for contaminated land needs to be carried out to ensure that any contamination that is present is subject to appropriate remediation.
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