Site MID 1: East and west of Croxton Lane
Land east and west of Croxton Lane is allocated for residential development for around 50 new homes. Development proposals for the site must:
- safeguard and protect, through an undeveloped and open landscaped buffer zone, the existing Trent and Mersey Canal Conservation Area;
- provide an offset from the existing recycling centre and achieve an acceptable level of residential amenity for prospective residents including in terms of noise and disturbance;
- retain existing mature hedgerows around the boundaries of the site as far as possible; and
- provide for improvements to the surface of the canal towpath to encourage its use as a traffic-free route for pedestrians and cyclists between the site and town centre, where this meets the test for planning obligations as set out in the NPPF and CIL Regulations.
12.37 This 2.91ha site lies on the northern edge of Middlewich. The site is split into two halves sitting either side of Croxton Lane (A530).
12.38 The part of the site located to the west of Croxton Lane has residential development to the south and a recycling centre to the northwest. Any development would need to make sure that prospective occupiers would enjoy an acceptable level of residential amenity, including in terms of noise and odour. It is expected that noise mitigation measures will be required. Any application for this part of the site and its access proposals would need to take account of the existence of the layby to its eastern side on Croxton Lane and make sure that appropriate visibility splays can be achieved.
12.39 The Trent and Mersey Canal runs along the northern and eastern boundary of the site. Any development would need to preserve and enhance the Trent and Mersey Canal Conservation Area by retaining undeveloped and open landscaped buffer zones adjacent to it.
12.40 Improvements to the surface of the canal towpath should be included in any future planning application to encourage its route for pedestrians and cyclists, provided that any such requirement meets the tests set out in paragraph 57 of the NPPF and Regulation 122 of the CIL Regulations 2010.
12.41 There is a high potential for contamination issues. The western boundary of the site is formed by a landfill and sewage disposal works. A phase 1 and 2 contaminated land assessment will therefore be required in support of any application.
12.42 A gravity sewer runs through the central part of the western site and this should be taken into account in the detailed design of any development proposals.
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