Site LPS 3: Basford West, Crewe
The development of Basford West over the Local Plan Strategy period will be achieved through:
- Delivery of up to 0.16 hectares of B1 employment uses and through highway improvements the delivery of around 22 hectares of employment uses with existing outline planning permission in the locations shown on Figure 15.4;
- Delivery of up to 370 new homes (in the locations shown on Figure 15.4), ancillary to the delivery of employment uses on the site. The delivery of more than 370 new homes on the site will only be permitted if this can be justified by the submission of a viability study. Such a study will be independently evaluated, on behalf of Cheshire East Council, such costs to be borne by the developer(s);
- Creation of a new local centre (in the locations shown on Figure 15.4) including:
- Appropriate retail to meet local needs:
- Restaurant / takeaway;
- Car showroom;
- Protection of the amenity of residential properties along Crewe Road;
- Continued access to and servicing of the adjacent railways; and
- Incorporation of green infrastructure, including:
- A significant depth of native woodland screening and wildlife habitats in the locations shown on Figure 15.4 of a minimum width of 40 metres with an average width of 70 metres, to offset detrimental visual impact to the open countryside and residential amenity and to provide a habitat of ecological value;
- Existing hedgerows and mature trees should be incorporated wherever possible
- Community woodland;
- Open space, separating the residential development from the ecological mitigation areas, including multi use games area; outdoor gym and equipped children's play space;
- The site will be developed only where it can be demonstrated that there is no adverse impact on West Midland Mosses SAC and Midland Meres and Mosses Phase 1 Ramsar (Wybunbury 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 mitigation measures will be required to ensure no adverse effects on the integrity of the site.
Site Specific Principles of Development
- The development would be expected to contribute towards road infrastructure improvements in the area, including the Crewe Green Link Road South, A500 link capacity improvements,the provision of a spine road; improvements to junction 16 of the M6 and other traffic management and regulations.
- Improvements to existing, and the provision of new, pedestrian and cycle links to connect the site to existing and proposed residential areas, employment areas, shops, schools and health facilities.
- The development would be expected to allow continued access to and servicing of the adjacent railways.
- Development should incorporate green infrastructure and reflect 'The Green Infrastructure Action Plan for Crewe' (TEP, 2012), including tree planting; the creation of tree lined boulevards with the provision of greenspaces within new developments. This should include the creation of green spaces, including those linking green infrastructure with safe and secure pedestrian and cycle routes that should be integrated into any development proposals.
- Future masterplanning and development of the site should take into account potential impacts from High Speed Rail Two.
- Development must not have an adverse impact on the established great crested newt habitat areas.
- A financial contribution will be sought from developers to fund tree planting at appropriate locations.
- On site provision, or where appropriate, relevant contributions towards transport and highways, education, health, open space and community facilities.
- The Local Plan Strategy site is expected to provide affordable housing in line with the policy requirements set out in Policy SC 5 'Affordable Homes'.
- The development would be expected to contribute to improvements to existing and the provision of new public transport links to Crewe Railway Station, Crewe town centre and local villages.
- The site has potential for the provision of rail sidings with good rail access for the trans-shipment of freight between railway and road and/or rail connected warehousing and distribution. If this is not provided within the site, a larger contribution to road infrastructure improvements will be required.
- Habitat and appropriate mitigation measures to be provided within the site for protected species.
- The masterplanning of the site will need to ensure that the development is located within the site in such a way that it will not have any adverse impact on existing and proposed protected species habitat.
- The Basford area has a 'typical' Cheshire landscape, characterised by a flat topography broken up with a dense network of field hedges interspersed with mature hedgerow trees. The development of Basford West will need to respond to this sensitive landscape setting.
- 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.
15.58 At present the site comprises open farmland, with mature trees and hedgerows. It is known to support some interesting flora and fauna, including great crested newts. Surrounding uses include the railway to the east; the A500 to the south; Crewe Road to the north and west, with mainly ribbon residential development to the west, on Crewe Road.
15.59 The principle of developing this area has been accepted in previous Development Plans. The strategic site is a development plan allocation for regional and strategic employment identified in the Crewe and Nantwich Local Plan and known as Basford West. An outline planning application (ref P03/1071) for employment uses and associated works was granted permission on 13 May 2008 on the majority of the land within the employment allocation.
15.60 Outline planning approval (14/0378N) was granted on the eastern portion of the site for 96,851 square metres of B2 and B8 uses on 18 July 2014.
15.61 An outline planning application, on part of the site, for residential development (up to 370 units), offices, local centre, restaurant, hotel, car showroom and new spine road was approved, subject to S.106, by Strategic Planning Board in August 2013 (ref 13/0336N). Reserved matters planning approval for up to 370 dwellings, local centre (A1), public house (A3/4), hotel (C1) and car showroom was approved on 24 September 2015.
15.62 The provision of employment development is the principal and overriding objective of the Basford West site. A viability assessment has been submitted, to justify the provision of 370 new homes on the site. The housing development will act as an 'enabler' to ensure that the employment development takes place. If any more than 370 new homes are proposed to be delivered on this site a viability study will be required to be submitted. This will be independently evaluated, on behalf of Cheshire East Council and the cost for this will be borne by the developer(s). This is to ensure that the objective of delivering an employment site, to support the aims of 'All Change for Crewe; High Growth City' are met.
15.63 The delivery of the employment elements of the site, as well as the contributions that it will make towards infrastructure improvements, including the A500, Crewe Green Link Road, junction 16 of the M6 and the spine road, are considered to be of vital importance to the delivery of “All Change for Crewe”.
15.64 The provision of new green infrastructure and the improvement of existing green infrastructure are of paramount importance. This will assist in improving the health and wellbeing of residents and employees, as well as enhancing the environment of the town and reflects the findings of the Green Infrastructure Action Plan for Crewe (TEP, 2012) and will also help deliver the aspirations of 'All Change for Crewe: High Growth City' .
15.65 Habitat for protected species and appropriate mitigation will be provided within the site; the development will have to be appropriately sited, to ensure that there is not any adverse impact on such habitat areas.
15.66 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’.
15.67 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.
15.68 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(s):
- 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
- 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 sensitive habitats and species
15.69 At the date of the adoption of this Local Plan Strategy, part of Site LPS 3 Basford West, Crewe is subject to the 'Safeguarding Directions Fradley to Crewe' given by the Secretary of State for Transport which came into force on 12 January 2016, which include proposals for an Infrastructure Maintenance Depot (IMD) at Crewe ("the Safeguarding Directions"). However, in September 2016, the Secretary of State published the 'High Speed Two Phase 2a: West Midlands to Crewe Design Refinement Consultation', which includes the potential relocation of the proposed IMD to a site near Stone in Staffordshire. The consultation took place between 13 September and 7 November 2016. In the event that the 'HS2 Phase 2 West Midlands to Crewe Hybrid Bill' includes an IMD located at Stone, the council anticipates that the Secretary of State will withdraw the Safeguarding Directions affecting Site LPS 3.
Indicative Site Delivery
- It is expected that the employment land will be delivered during the middle part of the plan period (2020-2025).
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