Site Selection Final Report: Poynton

Cheshire East Local Plan

Site Selection Final Report: Poynton

July 2016

Contents

1 Introduction 1 2 Spatial Distribution of Development 2 3 Strategy for Development in Poynton 3 4 Sites Considered in the Site Selection Process 4 5 Sustainability Appraisal 6 6 Neighbourhood Plan 6 7 Safeguarded Land 6 8 Sites Assessed and Recommendations 6 Site PSS902 7 Site PSS905 11 Site PSS906 16 Site PSS900 21 Site PSS901 25 Site PSS903 29 Site PSS904 33 Site PSS909 37 Site PSS907 41 Site PSS908 45 9 Sites Recommended for Inclusion in the LPS for Poynton 49 10 Overall Conclusions re Sites for Inclusion in the LPS for Poynton 50 Appendices Appendix 1: Map Showing all Poynton Potential Strategic Sites

Considered in the Site Selection Process 51 Appendix 2: Poynton ‘Traffic Light’ Forms 54 Appendix 3: Local Plan Strategy Vision and Strategic Priorities Forms 100 Appendix 4: Summary of Infrastructure Providers and Statutory

Consultees Comments 135 Appendix 5: Green Belt Site Assessments 146

Cheshire East Local Plan Strategy: Final Site Selection Report

Poynton

1. Introduction

1.1 The „Cheshire East Local Plan Strategy: Site Selection Report – Poynton‟ was published as background evidence to the Cheshire East Local Plan Strategy Proposed Changes Version (LPS) consultation, which took place from 4 March to 19 April 2016. The Report documented the implementation of the Site Selection Methodology (SSM) for Poynton.

1.2 In response to the consultation, additional information was submitted in relation to a number of sites that had already been considered using the SSM. A number of new sites have also been proposed for consideration for inclusion in the LPS that have not previously been considered using the SSM.

1.3 This Report considers:

(i) the additional information that has been submitted, in relation to a number of sites that had already been considered using the SSM and whether such information means that the conclusions and recommendations, using the SSM should change, in relation to such sites;

(ii) the new sites that have been submitted, using the SSM and makes recommendations, regarding whether or not such sites should be included in the LPS and

(iii) the responses, relating to sites, submitted to the public consultation in March/April 2016.

1.4 This Report supersedes the March 2016 Report; it makes it clear where circumstances have changed in relation to sites and makes recommendations accordingly, some of which may be different to those made in the March 2016 Report. This updated Report also provides full consideration of new sites, using the SSM, along with recommendations. If a recommendation is made that a site is no longer to be included in the LPS or that a new site is to be included in the LPS this will be made clear.

1.5 This Report should be read alongside the SSM report (and its associated evidential documents, including the Urban Potential Assessment (UPA) [PS E039b], and Edge of Settlement Assessment (ESA) [PS E039b]), the Sustainability Appraisal (SA)/Habitats Regulations Assessment (HRA), and the Cheshire East Council Proposed Changes to the Local Plan Strategy (Consultation Draft) February 2016.

1.6 Poynton is identified as a Key Service Centre in the Local Plan Strategy (LPS). The 2013 mid-year population estimate for the town of Poynton is 12,800.

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1.7 Poynton is a town with its own settlement boundary, set within the North Cheshire Green Belt, as defined on the Proposals Map of the Macclesfield Borough Local Plan adopted in 2004.

2. Spatial Distribution of Development

2.1 The 36,000 dwelling requirement identified within the Cheshire East Council Proposed Changes to the LPS (Consultation Draft) February 2016 is the minimum requirement for housing development within Cheshire East across the Plan period. The Council needs to be sure that the 36,000 dwelling requirement will be completed by 2030. It is appropriate and recognised good practice for a local planning authority to apply an additional level of flexibility to settlements, in order to accommodate for any potential future changes to sites or even changing housing market conditions over the life of the LPS, to ensure that the housing requirement is achieved. This means that the total level of housing provided in each settlement will normally be higher than the expected level of development that is required. This additional amount of housing will be referred to as a „flexibility factor‟.

2.2 Further information on the flexibility factor can be found in the Housing Topic Paper. This accords with the National Planning Policy Framework and Planning Practice Guidance, and recent Inspector decisions on Local Plans.

2.3 The total employment land requirement identified within the Cheshire East Council Proposed Changes to the LPS (Consultation Draft) February 2016 already includes a 20% flexibility factor, as set out in the Alignment of Economic, Employment and Housing Strategy (Ekosgen Report) [PS E032], ¶¶3.55 – 3.58. Consequently, there is no need to add a further flexibility factor for employment land at the settlement level.

2.4 The Cheshire East Council Proposed Changes to the LPS (Consultation Draft) February 2016 reflects the overall development requirements for the Borough and their spatial distribution, in the form of the revised Policy PG6. Figure Poynton 1 below shows the development land requirements for Poynton.

Figure Poynton 1: Amount of development land required over the Plan period

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2.5 Policy PG6 of the submitted LPS identifies Poynton as providing sites for in the order of 3 hectares of employment land and 200 dwellings over the Plan period.

2.6 The revised proposed Spatial Distribution results in a revised Policy PG6 figure for Poynton of 10 hectares of employment land and 650 dwellings over the Plan period.

2.7 Updated housing (as at 31 March 2016) completion and commitment information is now available. The figures below have therefore been updated accordingly.

2.8 There have been 20 housing completions (net) in Poynton between 1 April 2010 and 31 March 2016, and zero employment completions between 1 April 2010 and 31 March 2013.

2.9 As at 31 March 2016 there were commitments for 23 dwellings, and 0.3ha of employment land as at 31 March 2013.

2.10 Taking into account the completions and commitments, this leaves an overall remaining requirement for the provision of 9.7 hectares of employment land and 607 dwellings over the remaining Plan period; some of the development requirements could be provided for through the Site Allocations and Development Policies Development Plan Document (SADPD) and Neighbourhood Plans.

2.11 Using the SSM and the iterative assessment approach, the following sections of this Report assess the candidate sites relative to their Green Belt contribution, as no brownfield or non-Green Belt sites have been assessed.

2.12 The UPA [PS E039b] (Stage 1) identifies the potential for 15 dwellings to be delivered within the urban area of Poynton during the Plan period; these are on sites of less than 10 dwellings. However, since then it has become clear that two significant sites are likely to come forward within the urban area – namely the former Vernon Infants School, and Poynton Sports Club. Allied to this there are smaller sites on the periphery of the village that could also accommodate a degree of limited development. Collectively this provides the circumstances for reserving a reasonable proportion of development to the site allocations stage. The possible sites in the UPA are discussed in more detail in [PS E039b], pp1072 to 1095.

3. Strategy for Development in Poynton

3.1 The focus for Poynton over the LPS period is that of high quality housing-led growth to accommodate the growing needs of the town and to help deliver the Poynton Relief Road. New employment to accommodate the expansion of existing businesses, attract new investment into the town, and to provide the opportunity to reduce the level of out-commuting is seen as an important part of creating a balanced and sustainable community.

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4. Sites considered in the site selection process: Poynton

4.1 Table Poynton 1 (below) shows all the sites considered in the site selection process for inclusion in the LPS. If a new site was submitted during the consultation process, this is indicated in the Table.

Delivery Option Ref

Site Name Size (Ha)

Number of Dwellings

Employment Land (Ha)

‘Saved’ Policy Designation1

PSS900/ SUB 2433

Woodford Aerodrome

22.00 540 Some as part of a mixed use development

Green Belt

PSS901/ SUB 2621

Land at Waterloo Road

16.64 500 0 Green Belt

PSS902/ SUB 2629

Land at Sprink Farm


PSS903/ SUB 2821

Land to the west of Poynton


PSS904/ SUB 2821

Land to the north of Hazelbadge Road


PSS905/ SUB 2821

Land adjacent to Hazelbadge Road


PSS906/ SUB 2866

Land south of Chester Road


PSS907 Adlington Business Park Extension

9.92 0 9.92 Green Belt

PSS908/ PCV3337 (new site)

Land North of Hope Lane

38.90 584 19 Green Belt

PSS909/ PCV6947 (new site)

Land South of Lower Park Road


Table Poynton 1: Sites considered in the site selection process

4.2 In addition, the following sites were submitted as representations to the Local Plan Strategy Proposed Changes Version, however they were not subject to the SSM; details are shown in Table Poynton 2 below.

1 In the Macclesfield Borough Local Plan (2004)

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Site Name and Address

Rep No Site Proposal Reason why site is not subject to the Site Selection Methodology (SSM)

Land off Glastonbury Drive, Poynton

PCV7965 30 dwellings Stage 3 of the SSM sifts sites and considers sites of a „strategic‟ size. This site is not considered to be large enough to be a „strategic‟ site and therefore is not considered as part of the SSM.

Poynton Sports Club PCV4814 94 dwellings Stage 3 of the SSM sifts sites and considers sites of a „strategic‟ size. This site is not considered to be large enough to be a „strategic‟ site and therefore is not considered as part of the SSM.

Table Poynton 2: New Sites Submitted to the Local Plan Strategy Proposed Changes Version Consultation Not Subject to the SSM

4.3 All of these sites will be given further consideration for inclusion in the SADPD, should there be the requirement for additional sites to be provided at that stage.

4.4 The content of the March 2016 Report forms the basis for this Report, however it has been revised where appropriate.

4.5 Where new information has been submitted in relation to a site, this is considered in the section of this Report that relates to that site. If it was considered to be necessary to produce new „Traffic Light‟ and/or „Vision and Strategic Priorities‟ forms for sites, this is made clear in this Report and they are included as Appendices. New sites are considered in this Report using the same format as that used for the consideration of all other sites; their „Traffic Light‟ and „Vision and Strategic Priorities‟ forms are included as Appendices.

4.6 This Report represents Stage 9 of the SSM, as it takes into account the responses received to the public consultation element of Stage 8 of the SSM. Accordingly, where consultation responses have been received in relation to sites a consultation proforma has been completed; the reference number to which can be found in the „Consultation Reponses‟ section of the „Site Selection Findings‟ summary box and the „Analysis and Conclusions‟ section has been amended accordingly.

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5. Sustainability Appraisal

5.1 All the sites considered in this report have been subject to a Sustainability Appraisal, where appropriate; the results of which can be found in the Cheshire East Local Plan Strategy: Sustainability (Integrated) Appraisal Addendum, and the detailed matrices contained in the SA of Poynton Site Options. Information on accessibility can be found in the Accessibility Assessments.

6. Neighbourhood Plan

6.1 Poynton Town Council is in the process of preparing a draft Neighbourhood Plan. The have prepared a suite of draft Policies that cover housing, transport, health and wellbeing, Green Belt, town centre, and business/local economy. They have undertaken a series of informal consultations and are yet to publish a draft Plan.

7. Safeguarded Land

7.1 To provide for long term development needs beyond the Plan period and to avoid the need to alter the Green Belt boundary in the short term, areas of safeguarded land will need to be provided. In Poynton it is likely that 19 ha of safeguarded land will be required (of the 200 ha required for the Borough as a whole, as justified in Appendix 2 of the SSM).

8. Sites Assessed and Recommendations

8.1 To provide the amount of development to meet Poynton‟s housing and employment needs there is a requirement to look at Green Belt release (Stage 6 of the SSM) as there are no appropriate brownfield or non Green Belt sites. Therefore, following the iterative approach one needs to examine the potential of those that make the least contribution.

8.2 Firstly, those sites that make a „contribution‟ to the Green Belt are considered. Therefore following the iterative approach, the first site to be assessed in this category is Land at Sprink Farm.

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Site PSS902: Land at Sprink Farm, Dickens Lane, Poynton (Representation Ref SUB 2629)

Introduction

8.3 This „Omission‟ Site is being actively promoted by an agent, and it is considered that it could accommodate around 150 dwellings. However, much will depend on the detailed application, and any constraints identified would need to be taken into account when producing a masterplan for the site. The site selection findings are summarised in Table Poynton 3 (Stage 5 – Site Characteristics).

Site Selection Findings

Summary of Key Points: Site PSS902: Land at Sprink Farm, Dickens Lane, Poynton

‘Traffic Light’ criteria

Availability The site is being actively promoted and is considered available.

Achievable – Market attractiveness/economic viability

The Draft Core Strategy and CIL Viability Assessment says that the site is in a part of the Borough considered to be broadly viable for residential development [BE 042].

There is a limited level of supporting information in relation to achievability, however further information submitted by the site promoter (PCV7332) states that it is highly likely that an outline planning application would be submitted within 6 months following adoption of the Local Plan.

Suitable Majority green, with those traffic lights assessed as amber considered to be matters that can be dealt with using appropriate mitigation measures. These are: o Landscape o Impact on the character of the settlement and

urban form o Ecology o Tree Preservation Orders

‘Vision and Strategic Priorities’ criteria

Meets 2 out of 5 of the „Promoting Economic Prosperity‟ criteria; the site would not provide employment, Poynton town centre would benefit as the site is within easy walking distance for residents, and the policy would require contributions to public transport links to the town centre.

Meets 3 out of 4 of the „Creating Sustainable Communities‟ criteria; the site adjoins Poynton and offers opportunities to provide and enhance community services in the town through new residents.

Meets 7 out of 9 of the „Protecting and Enhancing

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Environmental Quality‟ criteria; the site could be potentially contaminated. SUB2629 suggests the Green Infrastructure potential of Poynton Brook corridor will be maximised.

Meets 3 out of 4 of the travel and transport criteria; the site could contribute to improved bus infrastructure if needed locally, but it is unclear how it would contribute to road infrastructure. SUB2629 states there are direct connections from Dickens Lane to the town centre.

Infrastructure Providers/Statutory Consultees Consultation Responses2 (Stage 7)

CE Flood Risk Management - there are areas of high and medium risk from surface water along the southern boundary.

Environment Agency - Flood Zones 2 and 3 affect the southern boundary of this site. Any proposed development within these areas would be subject to the Sequential and Exception Tests. A site specific Flood Risk Assessment (FRA) would be required. Poynton Brook, which is designated a „main river‟, flows along the southern boundary of the site. Consent will be required for any proposed works or structures affecting the Brook, or within 8 metres of the top of the banks of the Brook.

CEC Education – Contributions that equate to 1 primary education classroom and 1 secondary education classroom.

CEC ICT and Broadband – Fibre coverage to 2017 should be sufficient for commercial use but residential development would require additional coverage.

Natural England – Development on the site is likely to affect the Peak Park Site of Special Scientific Interest (SSSI).

Ansa Environmental Services – Buffers to and corridors around Poynton Brook, creating link between existing Public Right of Way and greenways around links to existing development/housing on site. Public open space on site.

Electricity North West - There could be an impact upon Electricity North West‟s infrastructure and each development will be assessed through the planning application process. Should it be a requirement of the development to divert apparatus; the cost of this

2 Further detail can be found in the summary Table Poynton 25 in Appendix 4 to this Report.

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would usually be borne by the applicant.

Consultation Responses

About 25% support in the Draft Poynton Town Strategy consultation [BE099].

Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 114 (CS 58 Land at Sprink Farm).

Table Poynton 3: Site Selection Findings: PSS902: Land at Sprink Farm, Dickens Lane, Poynton

Site PSS902: Land at Sprink Farm Analysis and Conclusions

8.4 When comparing this site to other sites that make the same Green Belt contribution, which could potentially be included in the LPS for residential uses (PSS905 Land adjacent to Hazelbadge Road, and PSS906 Land south of Chester Road) it was considered that Land at Sprink Farm performed well.

8.5 The „Traffic Light‟ assessment of this site shows that it performs well in relation to most of the criteria, with the site being available, and viable. There is a limited level of supporting information in relation to achievability. Locationally, the site is considered to be sustainable as it meets the minimum standard in relation to the majority of the services and facilities identified in the SA Accessibility Assessment.

8.6 The „Vision and Strategic Priorities‟ assessment of this site shows that it performs well, in terms of delivering the Vision and Strategic Priorities of the LPS. In particular, the site is well related to the settlement, and local facilities with strong defensible boundaries.

8.7 The HRA does not identify any issues of relevance to this site.

8.8 A Green Belt Assessment has been carried out to take account of sites that either span multiple Green Belt parcels contained in the Green Belt Assessment Update (GBAU) [PS E034,] or form a smaller area that covers part of a Green Belt parcel. Table Poynton 4 below, is an extract of the Assessment relevant for this site, the full contents of which can be found in the Green Belt Site Assessment pro forma for Site PSS902 (Appendix 5).

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Consideration Summary

Potential area for Green Belt release

The area between the settlement inset boundary, Poynton Brook and the field boundary as shown on the map.

Green Belt Assessment of the Potential Area to be Released

The assessment of the area shows that it makes a „contribution‟ to Green Belt purposes. This assessment is consistent with the assessment of Parcel PY22 in the GBAU.

Resulting Green Belt boundary

The new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent.

Surrounding Green Belt

Release of nearby potential site PSS901 would not affect the potential for release of PSS902. Release of this site would not affect the function of the surrounding Green Belt.

Exceptional Circumstances

The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make „no contribution‟ to Green Belt purposes.

Table Poynton 4: Green Belt Assessment Summary Table for Site PSS902

8.9 Exceptional circumstances are required to justify the release of this site from the Green Belt, which include the inability to meet Poynton‟s needs without removing land from the Green Belt, and by not meeting those needs would result in unsustainable development, or a site-specific reason is identified that would justify altering the Green Belt boundaries.

8.10 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.

8.11 Overall, this site performs well in the SSM; it is a locationally sustainable site, and is available, and viable; with limited supporting information with regards to achievability. It will deliver a development of around 150 dwellings, and is considered to be well related to the existing settlement and local facilities.

8.12 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site

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should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS. The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this Report. In relation to those responses received contributions would be required for primary and secondary classrooms, and there may be an additional cost if electricity apparatus needs to be diverted.

8.13 Stage 8 of the SSM recommended that this site remains as an allocated site within the LPS, delivering 150 dwellings.

8.14 As a further element of Stage 8 of the SSM, the consultation responses received in relation to this site concern the traffic light assessment and comments have been made on the Vision and Strategic Priorities form. The Council has considered the information submitted and has amended the forms where it is considered appropriate. It is not considered that other representations received during the consultation have raised any fundamental issues that need to be addressed. The overall findings of the SSM in relation to this site therefore remain unchanged.

Stage 9: Recommendation re Site PSS902: Land at Sprink Farm, Dickens Lane, Poynton

Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site be included as an allocated site within the LPS, delivering around 150 dwellings.

8.15 Following the iterative approach the next site to be considered that makes a „contribution‟ to the Green Belt is Land adjacent to Hazelbadge Road.

Site PSS905: Land adjacent to Hazelbadge Road, Poynton (Representation Ref SUB 2821)

Introduction

8.16 This site forms part of a larger „Omission‟ Site being actively promoted by Persimmon Homes for over 500 units (which is assessed separately as PSS904 in this Report). However, being considered here is the southern part of the site, which could accommodate in the region of 150 units. The site selection findings are summarised in Table Poynton 5 (Stage 5 – Site Characteristics).

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Summary of Key Points: Site PSS905: Land adjacent to Hazelbadge Road, Poynton





There is a limited level of supporting information in relation to achievability.

Suitable Majority green, with those traffic lights assessed as amber considered to be matters that can be dealt with using appropriate mitigation measures. These are: o Landscape o Neighbouring uses o Ecology o Tree Preservation Orders

There is one red traffic light, which is: o Brownfield/greenfield



Meets 3 out of 4 of the „Creating Sustainable Communities‟ criteria; the site adjoins Poynton and offers opportunities to provide and enhance community services in the town through new residents. There is potential to increase car parking at Poynton Railway Station and so aid modal shift.

Meets 7 out of 9 of the „Protecting and Enhancing Environmental Quality‟ criteria; the site could be potentially contaminated.

Meets all of the travel and transport criteria; providing additional parking at Poynton Railway Station would be a major contribution of the site to the town as a whole.

Infrastructure Providers/Statutory Consultees

CE Flood Risk Management – there are areas of low to high risk from surface water throughout site, particularly in the centre to the north of Lower Park Primary School.

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Summary of Key Points: Site PSS905: Land adjacent to Hazelbadge Road, Poynton

Consultation Responses3 (Stage 7)

Environment Agency - Flood Zones 2 and 3 affect the eastern boundary of this site. Any proposed development within these areas would be subject to the Sequential and Exception Tests. A site specific FRA would be required. Poynton Brook, which is designated a „main river‟, flows along the eastern boundary of the site. Consent will be required for any proposed works or structures affecting the Brook, or within 8 metres of the top of the banks of the Brook.

CEC Education – Contributions that equate to 1 primary education classroom and 1 secondary education classroom.

Archaeology Planning Advisory Service – Possible desk based assessment: may require nothing further.


Natural England – Development on the site is likely to affect the Peak Park SSSI.

Ansa Environmental Services – Green Infrastructure links with footpaths and Poynton Brook, with a buffer to Poynton Brook. Ponds, open space on site.

Electricity North West - There could be an impact upon Electricity North West‟s infrastructure and each development will be assessed through the planning application process. Should it be a requirement of the development to divert apparatus; the cost of this would usually be borne by the applicant.


About 50% support in the Draft Poynton Town Strategy consultation (part of larger site) [BE099].

Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 113 (CS 57 Land adjacent to Hazelbadge Road).

Table Poynton 5: Site Selection Findings: PSS905: Land adjacent to Hazelbadge Road, Poynton


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Site PSS905: Land adjacent to Hazelbadge Road Analysis and Conclusions

8.17 When comparing this site to other sites that make the same Green Belt contribution, which could potentially be included in the LPS for residential uses (PSS902 Land at Sprink Farm, and PSS906 Land south of Chester Road) it was considered that Land adjacent to Hazelbadge Road performed well.

8.18 The „Traffic Light‟ assessment of this site shows that it performs well in relation to most of the criteria, with the site being available, and viable. There is a limited level of supporting information in relation to achievability. Locationally, the site is considered to be sustainable as it meets the minimum standard in relation to the majority of the services and facilities identified in the SA Accessibility Assessment.

8.19 The „Vision and Strategic Priorities‟ assessment of this site shows that it performs well, in terms of delivering the Vision and Strategic Priorities of the LPS. In particular, the site is well related to Poynton town centre and is immediately adjacent to the Railway Station, with opportunities to provide additional parking for the same.


8.21 A Green Belt Assessment has been carried out to take account of sites that either span multiple Green Belt parcels contained in the GBAU [PS E034,] or form a smaller area that covers part of a Green Belt parcel. Table Poynton 6 below, is an extract of the Assessment relevant for this site, the full contents of which can be found in the Green Belt Site Assessment pro forma for Site PSS905 (Appendix 5).



The area between the settlement inset boundary and the field boundaries as shown on the map.


The assessment of the potential area of land to be released shows that it makes a „contribution‟ to Green Belt purposes.


The new boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment.


Release of this site could have some impacts for surrounding Green Belt parcels but would not materially alter the function of the surrounding Green Belt.

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8.23 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. It is well related to the existing settlement and existing facilities, and has potential to contribute to localised infrastructure improvements.

8.24 Overall, this site performs well in the SSM; it is a sustainable site that is available, deliverable and achievable.

8.25 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS. The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this Report. In relation to those responses received contributions would be required for primary and secondary classrooms, and there may be an additional cost if electricity apparatus needs to be diverted.


8.27 As a further element of Stage 8 of the SSM, the consultation responses received in relation to this site concern an additional phase of the site to the north. This new site has been considered through the SSM as site PSS909, the assessment of which can be seen further on in this Report, in line with the iterative approach. Another representation suggests that the site could accommodate 170 dwellings and should be extended to the west to include a wooded area. New Traffic Light and Vision and Strategic Priority forms have not been produced for this proposed figure as it is considered that the assessment would be the same as that conducted for 150 dwellings. It is also

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considered that the additional land proposed as woodland does not warrant removal from the Green Belt. It is not considered that other representations received during the consultation have raised any fundamental issues that need to be addressed. The overall findings of the SSM in relation to this site therefore remain unchanged.

Stage 9: Recommendation re Site PSS905: Land adjacent to Hazelbadge Road, Poynton


8.28 Following the iterative approach the next site to be considered that makes a „contribution‟ to the Green Belt is Land south of Chester Road.

Site PSS906: Land south of Chester Road, Poynton (Representation Ref SUB 2866)

Introduction

8.29 This „Omission‟ Site is being actively promoted by an agent, and it is considered that it could deliver around 150 dwellings. The site selection findings are summarised in Table Poynton 7 (Stage 5 – Site Characteristics).


Summary of Key Points: Site PSS906: Land south of Chester Road, Poynton





Suitable Majority green, with those traffic lights assessed as amber considered to be matters that can be dealt with using appropriate mitigation measures. These are: o Landscape impact o Neighbouring uses o Strategic road network o Ecology o Accessibility

There is one red traffic light, which is: o Impact on the character of the settlement and

urban form

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Meets 2 out of 5 of the „Promoting Economic Prosperity‟ criteria; the site would not provide employment, Poynton town centre would benefit as the site is within a short driving distance for residents, and the policy would require contributions to public transport links to the town centre.



Meets 3 out of 4 of the travel and transport criteria; the site could contribute to the delivery of the Poynton Relief Road, improved bus infrastructure if needed locally, and to local road junction improvements.


CEC Flood Risk Management - there are areas of high risk from surface water to the north west of the site to the rear of existing properties.

CEC Education – Contributions that equate to 1.5 primary education classrooms and 1 secondary education classroom.



Ansa Environmental Services – Public open space on site and in full. Trees, link into neighbouring housing.



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Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 115 (CS 59 Land south of Chester Road).

Table Poynton 7: Site Selection Findings: PSS906: Land south of Chester Road, Poynton

Site PSS906: Land south of Chester Road Analysis and Conclusions

8.30 When comparing this site to other sites that make the same Green Belt contribution, which could potentially be included in the LPS for residential uses (PSS902 Land at Sprink Farm, and PSS905 Land adjacent to Hazelbadge Road) it was considered that Land south of Chester Road performed well.

8.31 The „Traffic Light‟ assessment of this site shows that it performs well, in relation to most of the criteria, with the site being available, achievable and viable. Locationally it is not considered to be a sustainable site as it significantly fails to meet the minimum standards for access to a number of services and facilities identified in the SA Accessibility Assessment.

8.32 The „Vision and Strategic Priorities‟ assessment of this site shows that it performs well, in terms of delivering the Vision and Strategic Priorities of the LPS. In particular, the site is well located to access the new road network whilst still being close to Poynton Railway Station with opportunities to link to the south and east in the future. It is also well related to the existing settlement.



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The area between the settlement inset boundary, Chester Road, field boundary and existing development curtilage as shown on the map.


The assessment of the potential area of land to be released shows that it makes a „contribution‟ to Green Belt purposes.


The new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the Poynton Relief Road being constructed.


Release of this site would not materially alter the function of the surrounding Green Belt.






8.37 It is considered that by confining the site to the east of the adjacent access track the risk of coalescence with Woodford is limited.

8.38 Overall, despite the results of the SA on accessibility, this site is considered to perform well in the SSM; it is considered to be available, viable and achievable. It could deliver around 150 dwellings, and is well related to the existing settlement.

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8.39 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS. The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this Report. In relation to those responses received contributions would be required for primary and secondary classrooms, and there may be an additional cost if electricity apparatus needs to be diverted.


8.41 As a further element of Stage 8 of the SSM, the consultation responses received in relation to this site concern the perception of walking distance from the site to services and facilities. The Council has considered the information submitted and has amended the forms where it is considered appropriate. Another representation suggested that the Green Belt boundary should be revised to include an additional strip of land that lies between the edge of the proposed residential allocation and the edge of the proposed Poynton Relief Road. This was considered as a reasonable alternative previously (PSS906). It is considered that by confining the site to the east of the adjacent access track the risk of coalescence with Woodford is limited. It is not considered that other representations received during the consultation have raised any fundamental issues which need to be addressed. The overall findings of the SSM in relation to this site therefore remain unchanged.

Stage 9: Recommendation re Site PSS906: Land south of Chester Road,

Poynton


8.42 Taking into account the sites assessed above, which make a „contribution‟ to the Green Belt, it is found that not enough land has been identified to meet Poynton‟s employment development needs over the Plan period. Therefore there is a requirement to look at other parcels that make a „contribution‟ to the Green Belt. However, of these additional parcels, they have been found to be too small, are part of an existing site or, as in the case of PY24, difficult to access, not being promoted, is poorly related to the settlement, and is in unsustainable location.

8.43 Therefore, as the development needs for Poynton cannot be met solely though Green Belt sites that make a „contribution‟ to the Green Belt at a strategic scale, following the iterative approach, it is necessary to look at those sites that make a „significant contribution‟ to the Green Belt (second part of Stage 6, following the iterative order).

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8.44 The first site to be considered that makes a „significant contribution‟ to the Green Belt is Woodford Aerodrome.

Site PSS900: Woodford Aerodrome, Poynton (Representation Ref SUB 2433)

Introduction

8.45 This „Omission‟ Site is being actively promoted by an agent on behalf of a development company. However as there is no layout to confirm the number of dwellings the site can accommodate, the figures from the SHLAA are used for consistency, which estimate that it could accommodate in the region of 540 dwellings with an alternative option for a mixed use development. The site selection findings are summarised in Table Poynton 9 (Stage 5 – Site Characteristics).


Summary of Key Points: Site PSS900: Woodford Aerodrome, Poynton




The Draft Core Strategy and CIL Viability Assessment [BE 042] says that the site is in a part of the Borough considered to be broadly viable for residential development. However, most categories of commercial development are not viable in current market circumstances, except food supermarket retail and general retail. But on balance the large housing element would help make a mixed use proposal viable.


Suitable Majority green, with those being assessed as amber traffic lights considered to be matters that can be dealt with using appropriate mitigation measures. These being: o Neighbouring uses o Local highways o Strategic road network o Ecology

There is one red traffic light, which is: o Impact on the character of the settlement and

urban form


Meets 3 out of 5 of the „Promoting Economic Prosperity‟ criteria; the policy would require contributions to public transport links to the town centre. Employment uses would improve the range of premises available.

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Summary of Key Points: Site PSS900: Woodford Aerodrome, Poynton

Meets 3 out of 4 of the „Creating Sustainable Communities‟ criteria; the site adjoins Poynton and offers opportunities to provide and enhance community services in the town through new residents, although new/upgraded existing routes will be required to improve connectivity.


Meets all of the travel and transport criteria; with appropriate new links, the site has good links to Poynton Railway Station, and walking routes to the town. A new road link to the Poynton Relief Road will be required. The site could contribute to the delivery of the Poynton Relief Road.


Archaeology Planning Advisory Service – Desk based assessment and further evaluation/mitigation likely to be required.





Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 117 (CS 65 (Safeguarded) Woodford Aerodrome).

Table Poynton 9: Site Selection Findings: PSS900: Woodford Aerodrome, Poynton

Site PSS900: Woodford Aerodrome Analysis and Conclusions

8.46 When comparing this site to other sites that make the same Green Belt contribution, which could potentially be included in the LPS for residential uses (PSS901 Land off Waterloo Road, PSS903 Land to the west of Poynton, and


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PSS904 Land north of Hazelbadge Road), it was considered that Woodford Aerodrome performed well.

8.47 The „Traffic Light‟ assessment of this site shows that it performs well in relation to most of the criteria, with the site being available, and viable. There is a limited level of supporting information in relation to achievability. Locationally the site is considered to be sustainable as it meets the minimum standard in relation to the majority of the services and facilities identified in the SA Accessibility Assessment, and creating new links can only assist in this respect.

8.48 The „Vision and Strategic Priorities‟ assessment of this site shows that it performs well, in terms of delivering the Vision and Strategic Priorities of the LPS. In particular, the site is well located to access the new road network whilst still being close to Poynton Railway Station, with opportunities to link to the south and east in the future.





The area between the settlement inset boundary, the West Coast Mainline, Poynton Brook, the proposed Poynton Relief Road and the boundary of Woodford Aerodrome, as shown on the map.


The assessment of the potential area of land to be released shows that it makes a „significant contribution‟ to Green Belt purposes.


The new boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment and the Poynton Relief Road being constructed.

Surrounding Green Belt Release of this site could have some impacts for surrounding Green Belt parcels but would not materially alter the function of the surrounding Green Belt.


The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make „no contribution‟ or a „contribution‟

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to Green Belt purposes.




8.53 Overall, this site performs well in the SSM; it is a locationally sustainable site, and is available, and viable; with limited supporting information with regards to achievability. It will deliver a development of around 540 dwellings or a mixed use development.

8.54 However, the site is of a substantial size and the quantum of development that it can provide is not required in Poynton at this stage; there are other housing sites that are located within parcels that make a lower Green Belt contribution than this. But, as mentioned previously in this Report, there is a need to deliver around 19ha of Safeguarded Land to provide for Poynton‟s longer term development needs beyond the Plan period. This site would provide an opportunity to meet this need, as, on balance, it is considered to be suitable for a variety of uses, being adjacent to an existing business park, and sustainably located, whereby delivery could take place after the Plan period, with the opportunity for it to be serviced by the Poynton Relief Road. Therefore taking the proposed route of the Poynton Relief Road into consideration, it is considered appropriate to safeguard the land to the eastern side of the Relief Road.

8.55 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS. The consultation responses are summarised above, with a list also provided at the end of this report. In relation to those responses received there may be an additional cost if electricity apparatus needs to be diverted.

8.56 Stage 8 of the SSM recommended that this site remains as Safeguarded Land within the LPS, for 22ha.

8.57 As a further element of Stage 8 of the SSM, the consultation responses received in relation to this site concern the suggestion that the site should be

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reduced in size, with Red Brook as its boundary, which is an un-named tributary. It is considered that this is not a reasonable alternative. A site plan has not been submitted as part of the representation, and the proposed site boundary is not visible on the ground. The Council considers that reducing the size of the site would mean that the Safeguarded Land target for Poynton couldn‟t be met. It is not considered that other representations received during the consultation have raised any fundamental issues that need to be addressed. The overall findings of the SSM in relation to this site therefore remain unchanged.

Stage 9: Recommendation re Site PSS900: Woodford Aerodrome, Poynton

Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site be included as a safeguarded site within the LPS, for 22 hectares.

8.58 Following the iterative approach the next site to be considered that makes a „significant contribution‟ to the Green Belt is Land off Waterloo Road.

Site PSS901: Land off Waterloo Road, Poynton (Representation Ref SUB 2621)

Introduction

8.59 This „Omission‟ Site is being actively promoted by an agent for around 322 units. However, as there is no layout to confirm this number, the figures from the SHLAA are used here for consistency, which estimate the site could accommodate some 500 dwellings. The site selection findings are summarised in Table Poynton 11 (Stage 5 – Site Characteristics).


Summary of Key Points: Site PSS901: Land off Waterloo Road, Poynton





There is a limited level of supporting information in relation to achievability, however further information submitted by the site promoter (PCV6561) states that it is highly likely that an outline planning application

25



would be submitted within one year following adoption of the Local Plan.

Suitable Majority green, with those being assessed as amber traffic lights considered to be matters that can be dealt with using appropriate mitigation measures. These being: o Landscape impact o Strategic road network o Ecology

There are two red traffic lights, which are: o Impact on the character of the settlement and

urban form o Brownfield/greenfield



Meets 3 out of 4 of the „Creating Sustainable Communities‟ criteria; the site adjoins Poynton, and offers opportunities to provide and enhance community services in the town through new residents.


Meets all of the travel and transport criteria; the site is within walking/cycling distance of the town centre where there are a good range of shops and other facilities. The site could contribute to the delivery of the Poynton Relief Road, and improved bus infrastructure if needed locally.

Infrastructure Providers/Statutory Consultees Consultation Responses (Stage 7)

This site has not been subject to this consultation, as it was not considered to be suitable for inclusion in the shortlist of sites for potential allocation in the LPS, in accordance with the SSM (see below).


Less than 10% support; the lowest of the Poynton sites considered in the Draft Town Strategy consultation [BE099].

Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 112 (Poynton (general

26



issues and new sites)). Table Poynton 11: Site Selection Findings: PSS901: Land off Waterloo Road, Poynton

Site PSS901: Land off Waterloo Road Analysis and Conclusions

8.60 When comparing this site to other sites that make the same Green Belt contribution, which could potentially be included in the LPS for residential uses (PSS900 Woodford Aerodrome, PSS903 Land to the west of Poynton, and PSS904 Land north of Hazelbadge Road), it was considered that Land off Waterloo Road performed well.

8.61 The „Traffic Light‟ assessment of this site shows that it performs well in relation to most of the criteria, with the site being available, and viable. There is a limited level of supporting information in relation to achievability. Locationally the site is considered to be sustainable as it meets the minimum standard in relation to the majority of the services and facilities identified in the SA Accessibility Assessment. There is concern regarding the impact on the landscape as it would intrude into rising ground towards the Peak District fringe. It is also not considered to be a logical or rounded extension to the urban form.

8.62 The „Vision and Strategic Priorities‟ assessment of this site shows that it performs well, in terms of delivering the Vision and Strategic Priorities of the LPS. In particular, the site is within walking/cycling distance of the town centre.



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The area between the settlement inset boundary, The Coppice, and field boundaries as shown on the map.




The new Green Belt boundary would be defined using physical features but any site policy should detail boundary treatments required to make sure the boundaries can be considered as readily recognisable and will endure in the long-term.

Surrounding Green Belt Release of nearby potential site PSS902 would not affect the potential for release of PSS901. Release of this site could have some impacts for surrounding Green Belt parcels but would not materially alter the function of the surrounding Green Belt.


The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make „no contribution‟ or a „contribution‟ to Green Belt purposes.




8.68 Overall, this site performs well in the SSM; it is a locationally sustainable site, and is available, and viable; with limited supporting information with regards to achievability. It will deliver a development of around 500 dwellings. However, the landscape impact and impact on the character of the settlement do count against the site, especially when considered against other sites in Poynton.

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There are also other housing sites that are located within parcels that make a lower Green Belt contribution than this.

8.69 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should not be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS.

8.70 Stage 8 of the SSM recommended that this site be not included as an allocated site within the LPS.

8.71 As a further element of Stage 8 of the SSM, the consultation responses received in relation to this site concern the number of dwellings that can be accommodated on the site, whereby it is suggested that 350 dwellings would be a more appropriate figure. New Traffic Light and Vision and Strategic Priority forms have been produced for this site, however both scenarios (500 dwellings and 350 dwellings) have been assessed as the same. It is not considered that other representations received during the consultation have raised any fundamental issues that need to be addressed. The overall findings of the SSM in relation to this site therefore remain unchanged.

Stage 9: Recommendation re Site PSS901: Land off Waterloo Road, Poynton

Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site be not included as an allocated site within the LPS.

8.72 Following the iterative approach the next site to be considered that makes a „significant contribution‟ to the Green Belt is Land to the west of Poynton.

Site PSS903: Land to the west of Poynton (Representation Ref SUB 2821)

Introduction

8.73 This „Omission‟ Site is being actively promoted by the landowner and a housebuilder; according to the ESA [PS E039b] it could accommodate around 740 dwellings. The site selection findings are summarised in Table Poynton 13 (Stage 5 – Site Characteristics).

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Summary of Key Points: Site PSS903: Land to the west of Poynton



The Matters Statement [M15.025] confirms that the site is available.



Suitable Some green, with the majority assessed as amber traffic lights, which are considered to be matters that can be dealt with using appropriate mitigation measures. These being: o Landscape impact o Impact on the character of the settlement and

urban form o Neighbouring uses o Highways access o Local highways o Strategic road network o Heritage assets o Ecology o Tree Preservation Orders



Meets 2 out of 5 of the „Promoting Economic Prosperity‟ criteria; the site would not provide employment, Poynton town centre would benefit as the site is just within walking distance for residents, and the policy would require contributions to public transport links to the town centre.

Meets 3 out of 4 of the „Creating Sustainable Communities‟ criteria; the site adjoins Poynton (and is close to Woodford), and offers opportunities to provide and enhance community services in the town through new residents.

Meets 6 out of 9 of the „Protecting and Enhancing Environmental Quality‟ criteria; the site could be potentially contaminated. The Matters Statement [M15.025] considers provision of additional Green Infrastructure.

Meets all of the travel and transport criteria; the site could contribute to the delivery of the Poynton Relief Road. The site is within walking distance of the

30


Summary of Key Points: Site PSS903: Land to the west of Poynton

Railway Station and Poynton Relief Road, so long as linkages are made.




Archaeology Planning Advisory Service – Desk based assessment and further evaluation/mitigation likely to be required.



Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 112 (Poynton (general issues and new sites)).

Table Poynton 13: Site Selection Findings: PSS903: Land to the west of Poynton

Site PSS903: Land to the west of Poynton Analysis and Conclusions

8.74 When comparing this site to other sites that make the same Green Belt contribution, which could potentially be included in the LPS for residential uses (PSS900 Woodford Aerodrome, PSS901 Land off Waterloo Road, and PSS904 Land north of Hazelbadge Road), it was considered that land off Land to the west of Poynton did not perform as well as PSS900 or PSS901.

8.75 The „Traffic Light‟ assessment of this site shows that it performs fairly well in relation to most of the criteria, with the site being available, and viable. There is a limited level of supporting information in relation to achievability. Locationally the site is considered to be sustainable as it meets the minimum standard in relation to the majority of the services and facilities identified in the SA Accessibility Assessment. However, there are access issues, pending completion of the Poynton Relief Road, which would delay delivery.

8.76 The „Vision and Strategic Priorities‟ assessment of this site shows that it performs well, in terms of delivering the Vision and Strategic Priorities of the LPS. In particular, with appropriate new links, the site has good links to Poynton Railway Station and the town.


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The area between the settlement inset boundary, Woodford Aerodrome, Poynton Brook and the Poynton Relief Road as shown on the map.


The assessment of the area shows that it makes a „significant contribution’ to Green Belt purposes.









32

8.81 Overall, this site performs fairly well in the SSM; it is a locationally sustainable site, and is available, and viable; with limited supporting information with regards to achievability. It will deliver a development of around 740 dwellings. However access will need to be resolved, which could delay delivery of the site. The site is also of a substantial size and the quantum of development that it can provide is not required in Poynton at this stage.

8.82 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS. The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this report. In relation to those responses received there may be an additional cost if electricity apparatus needs to be diverted.


8.84 As a further element of Stage 8 of the SSM, it is not considered that the representations received during the consultation have raised any fundamental issues that need to be addressed. The overall findings of the SSM in relation to this site therefore remain unchanged.

Stage 9: Recommendation re Site PSS903 Land to the west of Poynton


8.85 Following the iterative approach the next site to be considered that makes a „significant contribution‟ to the Green Belt is Land north of Hazelbadge Road.

Site PSS904: Land north of Hazelbadge Road, Poynton (Representation Ref SUB 2821)

Introduction

8.86 This „Omission‟ Site is being actively promoted by one site promoter, and according to the ESA [PS E039b], it could accommodate around 630 dwellings. The site selection findings are summarised in Table Poynton 15 (Stage 5 – Site Characteristics).

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Summary of Key Points: Site PSS904: Land north of Hazelbadge Road, Poynton






Suitable Some green, with the majority assessed as amber traffic lights, which are considered to be matters that can be dealt with using appropriate mitigation measures. These being: o Landscape impact o Neighbouring uses o Local highways o Strategic road network o Heritage assets o Ecology o Tree Preservation Orders



Meets 2 out of 5 of the „Promoting Economic Prosperity‟ criteria; the site would not provide employment, Poynton town centre would benefit as the site is just within walking distance for residents, and the policy would require contributions to public transport links to the town centre.


Meets 6 out of 9 of the „Protecting and Enhancing Environmental Quality‟ criteria; the site could be potentially contaminated. The Matters Statement [M15.024] considers provision of additional Green Infrastructure.

Meets all of the travel and transport criteria; providing additional parking at Poynton Railway Station would be a major contribution of the site to the town as a whole. The site could contribute to the delivery of the Poynton Relief Road. A link to Woodford Road is likely to be required, improving connectivity.

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Summary of Key Points: Site PSS904: Land north of Hazelbadge Road, Poynton

Infrastructure Providers/Statutory Consultees Consultation Responses (Stage 7)

This site has not been subject to this consultation, as it was not considered to be suitable for inclusion in the shortlist of sites for potential allocation in the LPS, in accordance with the SSM (see below).



No consultation responses were received on this site during the consultation on the Proposed Changes to the LPS.

Table Poynton 15: Site Selection Findings: PSS904: Land north of Hazelbadge Road, Poynton

Site PSS904: Land north of Hazelbadge Road Analysis and Conclusions

8.87 When comparing this site to other sites that make the same Green Belt contribution, which could potentially be included in the LPS for residential uses (PSS900 Woodford Aerodrome, PSS901 Land off Waterloo Road, and PSS903 Land to the west of Poynton), it was considered that Land to north of Hazelbadge Road did not perform as well as PSS900 or PSS901.

8.88 The „Traffic Light‟ assessment of this site shows that it performs fairly well in relation to most of the criteria, with the site being available, and viable. There is a limited level of supporting information in relation to achievability. Locationally the site is considered to be sustainable as it meets the minimum standard in relation to the majority of the services and facilities identified in the SA Accessibility Assessment. There is concern regarding the impact on the landscape and the site‟s encroachment onto the open land north of Poynton.




35



The area between the settlement inset boundary, Lower Park Road and the pond as shown on the map.











8.94 Overall, this site performs well in the SSM; it is a locationally sustainable site, and is available, and viable; with limited supporting information with regards to achievability. It will deliver a development of around 630 dwellings. However, there are concerns regarding landscape impact and the site‟s encroachment onto open land north of Poynton. The site is also of a substantial size and the quantum of development that it can provide is not required in Poynton at this stage.

8.95 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors

36

considered in the SSM and summarised above, it was considered that this site should not be shortlisted for further consultation with infrastructure providers and statutory consultees, in relation to its potential allocation within the LPS.


8.97 As a further element of Stage 8 of the SSM, no consultation responses were received on the site, therefore the overall findings of the SSM in relation to this site therefore remain unchanged.

Stage 9: Recommendation re Site PSS904: Land north of Hazelbadge Road, Poynton


8.98 Following the iterative approach and in line with the consultation response to PSS905, the next site to be looked at is one that has been proposed for consideration for inclusion in the LPS as part of a representation submitted on the consultation (Stage 8 of the SSM), but has not previously been considered using the SSM; Land south of Lower Park Road (PSS909). This makes a „significant contribution‟ to the Green Belt.

Site PSS909: Land south of Lower Park Road, Poynton (Representation Ref PCV6947)

Introduction

8.99 This „Omission‟ site has been promoted as an extension to PSS905 and could accommodate around 351 dwellings. The site selection findings are summarised in Table Poynton 17.


Summary of Key Points: Site PSS909: Land south of Lower Park Road, Poynton






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Summary of Key Points: Site PSS909: Land south of Lower Park Road, Poynton

Suitable Some green, with the majority amber traffic lights, which are considered to be matters that can be dealt with using appropriate mitigation measures. These are: o Landscape o Impact on the character of the settlement and

urban form o Neighbouring uses o Local highways o Strategic road network o Heritage assets o Ecology o Tree Preservation Orders



Meets 2 out of 5 of the „Promoting Economic Prosperity‟ criteria; the site would not provide employment, Poynton town centre would benefit as the site is just within walking distance or a short driving distance for residents, and the policy would require contributions to public transport links to the town centre.

Meets 3 out of 4 of the „Creating Sustainable Communities‟ criteria; the site adjoins Poynton and offers opportunities to provide and enhance community services in the town through new residents. There is potential to increase car parking at Poynton Railway Station and so aid modal shift.


Meets all of the travel and transport criteria; providing additional parking at Poynton Railway Station would be a major contribution of the site to the town as a whole.



Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 113 (CS 57 Land adjacent to Hazelbadge Road).

Table Poynton 17: Site Selection Findings: PSS909: Land south of Lower Park Road, Poynton

Site PSS909: Land south of Lower Park Road Analysis and Conclusions

38

8.100 When comparing this site to other sites that make the same Green Belt contribution, which could potentially be included in the LPS for residential uses (PSS900 Woodford Aerodrome, PSS901 Land off Waterloo Road, and PSS903 Land to the west of Poynton), it was considered that Land to the south of Lower Park Road did not perform as well as PSS900 or PSS901, and that it performed the same as PSS903.

8.101 The „Traffic Light‟ assessment of this site shows that it performs well in relation to most of the criteria, with the site being available, and viable. There is a limited level of supporting information in relation to achievability. Locationally, the site is considered to be sustainable as it meets the minimum standards in relation to the majority of the services and facilities identified in the SA Accessibility Assessment.



8.104 A Green Belt Assessment has been carried out to take account of sites that either span multiple Green Belt parcels contained in the GBAU [PS E034], or form a smaller area that covers part of a Green Belt parcel. Table Poynton 18 below, is an extract of the Assessment relevant for this site, the full contents of which can be found in the Green Belt Site Assessment pro forma for Site PSS909 (Appendix 5).



The area between the settlement inset boundary, Lower Park Road and the ponds/field boundary as shown on the map.






Release of this site could have some impacts for surrounding Green Belt parcels but would not materially alter the function of the surrounding Green Belt.

Exceptional The exceptional circumstances set out in the GBAU are

39


Circumstances applicable to this site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.




8.107 Overall, this site performs well in the SSM; it is a locationally sustainable site, and is available, and viable; with limited supporting information with regards to achievability. It will deliver a development of around 351 dwellings. However, there are concerns regarding landscape impact and the site‟s encroachment onto open land north of Poynton. It is consider that it encroaches onto an area of attractive countryside that forms part of the open land between Poynton and the Greater Manchester conurbation. Also this area has already been made more vulnerable by the construction of the A6/MAR road. Therefore it is considered that, aside from the self contained sites at Chester Road and Hazelbadge, which knit within the urban form, it is more appropriate to propose expansion on the southern side of Poynton. The site is also of a substantial size and the quantum of development that it can provide is not required in Poynton at this stage, when taking into account the other allocations.

Stage 9: Recommendation re Site PSS909: Land south of Lower Park Road, Poynton


8.108 Following the iterative approach the next site to be considered that makes a „significant contribution‟ to the Green Belt is Adlington Business Park

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Extension, which could bring substantial benefits to the town through providing much needed employment land.

Site PSS907: Adlington Business Park Extension, Poynton

Introduction

8.109 The site is being promoted by two different parties; by way of the Strategic Housing Land Availability Assessment (SHLAA) (western area) for housing, and through a planning application for employment uses on the eastern area. Although the larger part of the site is being promoted for housing, the site is located adjacent to a business park; the site has been considered as a whole and it is considered that employment use is the most appropriate use for the land. The site selection findings are summarised in Table Poynton 20 (Stage 5 – Site Characteristics).


Summary of Key Points: Site PSS907: Adlington Business Park Extension, Poynton


Availability Part of the site is being actively promoted for housing through the SHLAA (SHLAA ref 4248).

For the remaining part of the site (the eastern parcel) a planning application (15/4865M) has been submitted for employment; the site is therefore considered available.


The Draft Core Strategy and CIL Viability Assessment says that most categories of commercial development are not viable in current market circumstances, except food supermarket retail and general retail [BE 042].


Suitable Some green, with the majority assessed as amber traffic lights, which are considered to be matters that can be dealt with using appropriate mitigation measures. These being: o Landscape impact o Impact on the character of the settlement and

urban form o Highways access o Local highways o Strategic road network

There are three red traffic lights, which are: o Heritage assets o Ecology o Brownfield/greenfield

‘Vision and Strategic Meets 3 out of 5 of the „Promoting Economic Prosperity‟ criteria; the proposed use is employment,

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Summary of Key Points: Site PSS907: Adlington Business Park Extension, Poynton

Priorities’ criteria

helping to meet Poynton‟s need. Former footpaths could be reinstated to improve pedestrian links to the Railway Station.

Meets 2 out of 4 of the „Creating Sustainable Communities‟ criteria; the site adjoins Poynton and offers opportunities to improve pedestrian access to the existing Business Park.

Meets 6 out of 9 of the „Protecting and Enhancing Environmental Quality‟ criteria; the site could be potentially contaminated, and there is concern over the impact on Hope Green.

Meets 3 out of 4 of the travel and transport criteria; however one criterion is not applicable (provision of homes). The site could contribute to improved bus services, and the delivery of the Poynton Relief Road.



Natural England – the site would be contained within the line of the proposed new link road and be regarded as a low risk development.

Sport England - The site appears to include part of the adjacent Golf Course; the loss needs to be justified against the criteria of paragraph 74 of NPPF.

Ansa Environmental Services - Ensure adequate greenways and footpath cycleway links into the extended business park to encourage alternative transport to work methods. These should also function as amenity spaces for employees (and visitors) for breaks and lunch hours to encourage activity.


This site was not consulted upon in the draft Poynton Town Strategy.

Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 116 (CS 60 Adlington Business Park Extension).


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Table Poynton 20: Site Selection Findings: PSS907: Adlington Business Park Extension,

Poynton

Site PSS907: Adlington Business Park Extension Analysis and Conclusions

8.110 The LPS is seeking to strengthen Poynton‟s employment role; the town was identified in the Determining the Settlement Hierarchy Paper [BE 046] as a Key Service Centre for everything apart from its employment role, where it was found to be a Local Service Centre. The need for new employment land in Poynton is reflected in the requirement for the delivery of 10ha over the Plan period in the town. This site will help to achieve this.

8.111 The „Traffic Light‟ assessment of this site shows that it performs reasonably well, in relation to many of the criteria, with the site being available, and potentially achievable and viable. Locationally it is not considered to be a sustainable site as it significantly fails to meet the minimum standards for access to a number of services and facilities identified in the SA Accessibility Assessment, however the reinstatement of former footpaths could go some way to improving this situation.

8.112 The „Vision and Strategic Priorities‟ assessment of this site shows that it performs well, in terms of delivering the Vision and Strategic Priorities of the LPS. In particular, it would provide employment, to meet Poynton‟s need. The construction of the Relief Road brings potential for well contained parcels of land around the existing industrial area to be brought forward for business use.


8.114 A Green Belt Assessment has been carried out to take account of sites that either span multiple Green Belt parcels contained in the Green Belt Assessment Update [PS E034] or form a smaller area that covers part of a Green Belt parcel. Table Poynton 21 below, is an extract of the Assessment relevant for this site, the full contents of which can be found in the Green Belt Site Assessment pro forma for Site PSS907 (Appendix 5).



The area between the settlement inset boundary, the West Coast Mainline and the access road; and the area between the settlement inset boundary, the Poynton Relief Road and the Woodford Aerodrome boundary, as shown on the map.



43









8.116 The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU [PS E034]. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries. The boundary of the site has been amended slightly from that which was assessed as part of the Green Belt Assessment to take into account potential mitigation related to the proposed Poynton Relief Road, and the boundary of the planning application on the eastern parcel.

8.117 In addition to this it has been demonstrated through the spatial distribution work that 10ha of employment land is needed for Poynton (Spatial Distribution Update Report [PS E047]), to strengthen its employment role. A greater level of employment land provision in Poynton will help the settlement get closer to the Borough average for the ratio of workplace-based employment to residence-based employment (0.99) ([PS E047], p12). This site would provide a significant amount of much needed employment land for the town in a suitable location, expanding a well-established employment site.

8.118 Stage 7 of the SSM involves input from infrastructure providers and statutory consultees. Taking into account and balancing the range of factors considered in the SSM and summarised above, it was considered that this site should be shortlisted for further consultation with infrastructure providers and

44

statutory consultees, in relation to its potential allocation within the LPS. The consultation responses are summarised above, with a list also provided in Appendix 4 at the end of this report. In relation to those responses received there may be an additional cost if electricity apparatus needs to be diverted.

8.119 Stage 8 of the SSM recommended that this site remains as an allocated site within the LPS, delivering around 10 hectares of employment land.

8.120 As a further element of Stage 8 of the SSM, the consultation responses received in relation to this site concern the impact on Hope Green – this has resulted in amendment to the Traffic Lights and Vision and Strategic Priorities forms; however the conclusions and recommendations remain unchanged. It is not considered that other representations received during the consultation have raised any fundamental issues that need to be addressed. The overall findings of the SSM in relation to this site therefore remain unchanged.

Stage 9: Recommendation re Site PSS907: Adlington Business Park

Extension, Poynton

Taking into account and balancing the range of factors considered in the SSM and summarised above, it is recommended that this site be included as an allocated site within the LPS, delivering around 10 hectares of employment land.

8.121 Following the iterative approach, the next site to be looked at is one that has been proposed for consideration for inclusion in the LPS as part of a representation submitted on the consultation (Stage 8 of the SSM), but has not previously been considered using the SSM; Land north of Hope Lane (PSS908). This makes a „significant contribution‟ to the Green Belt.

Site PSS908: Land north of Hope Lane, Poynton (Representation Ref PCV3337)

Introduction

8.122 This „Omission‟ site has been suggested as a proposed allocation for housing and employment uses. The representation did not contain any information on dwelling numbers or the amount of land to be considered for employment uses, therefore it has been assumed that the site is split 50/50 housing and employment, which provides figures of around 584 dwellings (at a density of 30 dwellings per hectare) and 19 hectares of employment land. The site selection findings are summarised in Table Poynton 22.


Summary of Key Points: Site PSS908: Land north of Hope Lane, Poynton


Availability No information regarding availability has been submitted, therefore the site is not considered to be

45



available.


The Draft Core Strategy and CIL Viability Assessment says that the site is in a part of the Borough considered to be broadly viable for residential development [BE 042]. However, most categories of commercial development are not viable in current market circumstances, except food supermarket retail and general retail.

No supporting information in relation to achievability has been submitted.

Suitable Some green, with the majority assessed as amber, which are considered to be matters that can be dealt with using appropriate mitigation measures. These are: o Landscape o Impact on the character of the settlement and

urban form o Highways access o Local highways o Strategic road network o Heritage assets o Ecology o Tree Preservation Orders

There are three red traffic lights, which are: o Availability o Achievability o Brownfield/greenfield


Meets 3 out of 5 of the „Promoting Economic Prosperity‟ criteria; the site could provide employment, Poynton town centre would benefit as the site is within walking distance or a short driving distance for residents, and the policy would require contributions to public transport links to the town centre.

Meets 3 out of 4 of the „Creating Sustainable Communities‟ criteria; the site adjoins Poynton and offers opportunities to provide schooling, health facilities and greenspace.


Meets all of the travel and transport criteria; the site could contribute to improved bus infrastructure if needed locally and to the Poynton Relief Road.

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Over 60% support in the Draft Poynton Town Strategy consultation (part of larger site) [BE099].

Consultation responses received to the LPS proposed changes are addressed separately in the consultation report responses proforma 112 (Poynton (general issues and new sites)).

Table Poynton 22: Site Selection Findings: PSS908: Land north of Hope Lane, Poynton

Site PSS908: Land north of Hope Lane Analysis and Conclusions

8.123 When comparing this site to another site that makes the same Green Belt contribution, which could potentially be included in the LPS for mixed uses (PSS900 Woodford Aerodrome has an alternative option for mixed use) it was considered that Land north of Hope Lane performed poorly.

8.124 However, the LPS is seeking to strengthen Poynton‟s employment role; the town was identified in the Determining the Settlement Hierarchy Paper [BE 046] as a Key Service Centre for everything apart from its employment role, where it was found to be a Local Service Centre. The need for new employment land in Poynton is reflected in the requirement for the delivery of 10ha over the Plan period in the town. This site could help to achieve this.

8.125 The „Traffic Light‟ assessment of this site shows that it performs fairly poor in relation to most of the criteria, with it not considered to be available and achievable, and it being only potentially viable with regards to employment. Locationally, the site is considered to be sustainable as it meets the minimum standard in relation to the majority of the services and facilities identified in the SA Accessibility Assessment.

8.126 The „Vision and Strategic Priorities‟ assessment of this site shows that it performs well in terms of delivering the Vision and Strategic Priorities of the LPS. In particular, the site could provide employment land.


8.128 A Green Belt Assessment has been carried out to take account of sites that either span multiple Green Belt parcels contained in the GBAU [PS E034] or form a smaller area that covers part of a Green Belt parcel. Table Poynton 23 below, is an extract of the Assessment relevant for this site, the full contents of which can be found in the Green Belt Site Assessment pro forma for Site PSS908 (Appendix 5).

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The area between Poynton Brook, Poynton Industrial Estate, Hope Lane, and Moggie Lane as shown on the map.


The assessment of the area shows that it makes a „Significant Contribution‟ to Green Belt purposes. This assessment is consistent with the assessment of Parcel PY23 in the GBAU.




Release of this area could have some impacts for surrounding Green Belt parcels, but would not materially alter the function of the surrounding Green Belt.






8.131 On planning balance, overall, this site performs fairly poor in the SSM; accessibility wise it is considered to be a sustainable site, but it is not considered to be available or achievable. It is potentially viable with regards to employment development. It could deliver a development of 19 hectares of employment land, contributing to Alsager‟s employment requirements and 584 dwellings. However, the site is also of a substantial size and the quantum of development that it can provide is not required in Poynton at this stage.

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Stage 9: Recommendation re Site PSS908: Land north of Hope Lane, Poynton


9. Sites recommended for inclusion in the LPS for Poynton

9.1 In conclusion, the sites recommended for inclusion in the LPS for Poynton (Stage 9) are shown in Table Poynton 24 below.

Delivery Option Ref

Site Name Size (Ha)

Number of Dwellings

Employment Land (Ha)

Proposal

PSS900 (CS 65)

Woodford Aerodrome

22.00 0 0 22 hectares of Safeguarded Land.

PSS902 (CS 58)

Land at Sprink Farm

5.32 150 0 A development of new homes.

PSS905 (CS 57)

Land adjacent to Hazelbadge Road


PSS906 (CS 59)

Land south of Chester Road


PSS907 (CS 60)

Adlington Business Park Extension

9.92 0 9.92 Around 10 hectares of employment land.

Table Poynton 24: Sites recommended for inclusion in the LPS

9.2 This totals 450 dwellings and around 10 hectares of employment land, with 22 hectares recommended to be safeguarded.

Highways implications of sites recommended for inclusion in the LPS for Poynton

9.3 Cheshire East Council‟s Highways Team have considered the sites in Poynton that are proposed for inclusion in the Proposed Changes to the Local Plan Strategy (2016) for public consultation. They have concluded that the proposed Poynton Relief Road is key to the mitigation of issues.

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10. Overall Conclusions re Sites for Inclusion in the LPS for Poynton (Stage 9 – Summary)

10.1 Figure Poynton 2 (below) shows the development requirements for Poynton, including the sites recommended for inclusion in the LPS, and the flexibility factor.

Figure Poynton 2: Amount of development land (employment and housing) required over the Plan period

10.2 The Spatial Distribution results in the revised Policy PG6 figure for Poynton of 10 hectares of employment land and 650 dwellings over the Plan period, with a flexibility factor of 6.6% (further information on which can be found in the Housing Topic Paper). Taking into account the sites recommended for inclusion in the LPS, completions and commitments, the minimum remaining development to be accommodated in the SADPD/Neighbourhood Plans is 200 dwellings and 0 hectares of employment land. The required amount of safeguarded land for Poynton of 19 ha would be met in the LPS.

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Appendix 1: Map showing all sites considered in the Site Selection process

51

STOCKPORTMETROPOLITANBOROUGH

PSS907

PSS909

PSS908

PSS903

PSS900

PSS904

PSS901

PSS902

PSS905

PSS906

0

This map should viewed alongside the Site Selection Reportto which the site reference numbers relate. It shows the sites that have been considered for inclusion inthe Local Plan Strategy. It does not indicate that areas of landwill be identified for development.

Poynton Relief RoadProposed A6 Manchester Relief RoadPotential Strategic Sites (PSS)Cheshire East Boundary

© Crown copyright and database rights 2016.Ordnance Survey 100049045

¯0 0.40.2km

Cheshire East Local Plan StrategyFinal Site Selection Report: Sites Considered

Poynton July 2016

Inset Map 1

52

PSS903This map should viewed alongside the Site Selection Reportto which the site reference numbers relate. It shows the sites that have been considered for inclusion inthe Local Plan Strategy. It does not indicate that areas of landwill be identified for development.

© Crown copyright and database rights 2016.Ordnance Survey 100049045

¯0 0.20.1km

Cheshire East Local Plan StrategyFinal Site Selection Report: Sites Considered

Poynton (Inset Map 1) July 2016

PSS905PSS904

PSS909

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Appendix 2: Traffic Light Forms

54

Site Address and Ref No

Woodford Aerodrome, Poynton PSS900 (Representation Ref SUB 2433) GREEN BELT SITE

Site Potential: 540 dwellings or 34ha of mixed use development (residential and employment)

Overall Criteria Sub criteria Traffic Light

Choice Commentary

1. Is the site Available?

G

This site is being actively promoted and considered available. Supporting information provided by the site promoter confirms that the site is available now (p3).

2. Is the site Achievable?

2.1 Market attractiveness-economic viability

G

According to the Draft Core Strategy CIL and Viability Assessment [BE042] this settlement is located within an area of the Borough where residential development is considered to be broadly viable based on strategic level testing (¶1.11, p4). However, the Assessment illustrated that most categories of commercial development are not viable in current market circumstance in either high or low value zones in Cheshire East, which is evident by the lack of activity in these sectors (¶1.15, p5). The exceptions were food supermarket retail and general retail [BE 042] (¶1.16, p5). The Assessment goes on to say that it is reasonable to assume that the viability of commercial development will improve over the Plan period (¶1.22, p6). Supporting information provided by the site promoter confirms that development of the site is economically viable and they are confident that residential development can be achieved in 5 years (p2). On balance, although it is acknowledged that there is a potential issue with the viability of employment uses on this site, the large housing element would help to make it viable. Therefore it is considered appropriate to score the site green.

2.2 Is the site achievable? A

Whilst the representation discusses the strategic merits of the site and states it is achievable, there is little

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Choice Commentary

site specific information to support this. Supporting information provided by the site promoter indicates that the site is within the ownership of Harrow Estates plc and that it is in a position to deliver the site immediately; development could take place in conjunction with the Poynton Relief Road (p2). It goes on to say that it’s anticipated that it could be built out by up to three developers at around 25 dwellings per annum (p3).

3. Is the site suitable

3.1 Landscape impact

G

Whilst there is a footpath running along the northern boundary of the site, the site is not prominent from any vantage points and, being flat and part of a former airport, has little landscape value.

3.2 Impact on the character of the settlement and urban form

R

Currently only has an ‘edge’ to the industrial estate to the east. However the Poynton Relief Road will have an impact and will change that character.

3.3 Impact on Green Gap (N.B. Criteria only used for the settlements of Crewe and Nantwich)

N/A

3.4 Neighbouring uses

A

Industrial estate and railway line to the east, and proposed Relief Road to the west will require some noise mitigation. Any development proposal would need to ensure that it minimises and mitigates effects from pollution, in line with Policy SE 12 of the LPS.

3.5 Highways access G Private access to the south through the industrial estate.

3.6 Local Highways

A

There is currently no good access adjacent to the site, just access tracks. The Relief Road will change this in the future.

3.7 Impact on Strategic Road Network

A Dependent on Poynton Relief Road being built.

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Choice Commentary

3.8 Heritage Assets

G

No known heritage assets on site. Lostock Hall Farmhouse (a Grade II Listed Building) is off site with reasonable separation.

3.9 Flooding/drainage

G

The majority of the site is located within flood zone 1. Flood zones 2 and 3 impact the far east side of the site, which will need to be accommodated, but will have no impact on the majority of the site. Any site specific Policy would require appropriate Policy wording to guide where development can take place on the site and to require appropriate mitigation to deal with flood risk, such as that included in Policy CS23 of the LPS.

3.10 Ecology

A

Whilst there is a water course to the east and a pond to the south, the vast majority of the site is tarmac (the runway) or grass verges with very little other vegetation, trees etc. There is a possible issue with ground nesting birds. Brown Hare (a priority species) is present and it would be necessary to provide a suitable buffer adjacent to Wigwam Wood LWS. Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.

3.11 Tree Preservation Orders G No TPOs on site.

3.12 Air Quality G

The site is not located within an Air Quality Management Area.

3.13 Minerals

A

Most of the site is located within the Minerals Safeguarding Area for sand and gravel as outlined in the CgMs Minerals Sites and Assessment (2015).

3.14 SA Accessibility Assessment G

The site meets the minimum standards for access to the majority of services and facilities identified in the Accessibility Assessment.

3.15 Outcome of HRA (stage 5 of methodology) G

The development of this site is unlikely to result in any significant adverse impacts on European sites due to its distance from any sites

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Choice Commentary

and a lack of hydrological connectivity with any watercourses that could be affected by development. The nearest site is the South Pennine Moors SAC/SPA which is located more than 8km to the south-east (p14).

3.16 Brownfield/Greenfield A A mix of greenfield and brownfield

(the runway). 3.17 Agricultural Land

Classification A The agricultural land quality of the

site is Grade 3. It is unknown if this is Subgrade 3a or 3b.1

1 Geographical Information Systems – Agricultural Land Classification, Natural England dataset (accessed 26/11/15)

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Land off Waterloo Road PSS901 (Representation Ref SUB 2621) GREEN BELT SITE

Site Potential: 500 dwellings


Choice Commentary


G

The site is being actively promoted and considered available.



G

According to the Draft Core Strategy and CIL Viability Assessment [BE042] this settlement is located within an area of the Borough where residential development is considered to be broadly viable based on strategic level testing (¶1.11, p4). The site is located within an attractive market area.

2.2 Is the site achievable?

A

Good contextual and desk based information but no detailed plan and little site specific survey work on transport/ecology etc. Submitted information from the site promoter states that the landowners (The Trustees of Mr CE Hunt and The Trustees of Mr F Fryer) are willing to see development on their land early within the Plan period (Viability and Deliverability of Omission Sites, p16). It goes on to say that technical work undertaken to date has not indicated that there are any viability reasons why the site is not capable of delivering housing early within the Plan period (Viability and Deliverability of Omission Sites, p16). The supporting information also says that Housing is capable of being delivered on this site within the next five year period and certainly with the Plan period (Viability and Deliverability of Omission Sites, p17). Further information received (PCV6561) states that it is highly likely that an (outline) planning application would be submitted within one year following adoption of the Local Plan. Once approved the site would be placed upon the open market. Interest has been shown in the site by national house builders. Given the strong market interest shown in the site to date the owners would be willing to consider

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Choice Commentary

a shorter time frame for the submission of reserved matters applications, and implementation of the development than is normally specified in outline planning application conditions as they are confident this development could be brought forward quickly. Given the size of the site it is likely that the land would be acquired by a single developer.



A

Prominent site intruding on rising ground towards Peak district fringe, a public footpath runs along the eastern boundary. Any development proposal needs to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.


R

Only adjoins the ‘main’ settlement to the west. To the north there is an element of ‘ribbon’ development but this is not included as part of the main settlement.


N/A

3.4 Neighbouring uses G Adjoins residential and agricultural land uses.

3.5 Highways access A Access could come off Waterloo Road with minor improvements.

3.6 Local Highways

A

Would require contribution to Poynton Relief Road for wider traffic impact and improvement of Dickens Lane/A523 junction.

3.7 Impact on Strategic Road Network A


3.8 Heritage Assets G

There is a Listed Building to the north of the site but there is a reasonable degree of separation.

3.9 Flooding/drainage G The site is located within flood zone 1.

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Choice Commentary

3.10 Ecology

A

There are numerous hedges, mature trees and waterbodies on site. In addition there is a Local Wildlife Site to the south. These matters will need to be addressed as part of any proposals. Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.

3.11 Tree Preservation Orders G

There are trees off site to the north west but they should not impact on any development on this site.

3.12 Air Quality G


3.13 Minerals

A

The site is located within the Minerals Safeguarding Area for coal (shallow) as outlined in the CgMs Minerals Sites and Assessment (2015).



3.15 Outcome of HRA (stage 4 of methodology)

G

The development of this site is unlikely to result in any significant adverse impacts on European sites due to its distance from any sites and a lack of hydrological connectivity with any watercourses that could be affected by development. The nearest site is the South Pennine Moors SAC/SPA which is located more than 8km to the south-east (p14).

3.16 Brownfield/Greenfield R The site is greenfield.

3.17 Agricultural Land Classification

A The agricultural land quality of the site is Grade 3. It is unknown if this is Subgrade 3a or 3b.1


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Land off Waterloo Road, Poynton PSS901 (Representation Ref PCV6561) GREEN BELT SITE



Choice Commentary


G

The site is being actively promoted and considered available.



G



A

Good contextual and desk based information but no detailed plan and little site specific survey work on transport/ecology etc. Submitted information from the site promoter states that the landowners (The Trustees of Mr CE Hunt and The Trustees of Mr F Fryer) are willing to see development on their land early within the Plan period (Viability and Deliverability of Omission Sites, p16). It goes on to say that technical work undertaken to date has not indicated that there are any viability reasons why the site is not capable of delivering housing early within the Plan period (Viability and Deliverability of Omission Sites, p16). The supporting information also says that Housing is capable of being delivered on this site within the next five year period and certainly with the Plan period (Viability and Deliverability of Omission Sites, p17). Further information received (PCV6561) states that it is highly likely that an (outline) planning application would be submitted within one year following adoption of the Local Plan. Once approved the site would be placed upon the open market. Interest has been shown in the site by national house builders. Given the strong market interest shown in the site to date the owners would be willing to consider

62





Choice Commentary

a shorter time frame for the submission of reserved matters applications, and implementation of the development than is normally specified in outline planning application conditions as they are confident this development could be brought forward quickly. Given the size of the site it is likely that the land would be acquired by a single developer.



A

Prominent site intruding on rising ground towards Peak district fringe, a public footpath runs along the eastern boundary. Any development proposal needs to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.


R

Only adjoins the ‘main’ settlement to the west. To the north there is an element of ‘ribbon’ development but this is not included as part of the main settlement.


N/A

3.4 Neighbouring uses G Adjoins residential and agricultural land uses.

3.5 Highways access A Access could come off Waterloo Road with minor improvements.

3.6 Local Highways

A





There is a Listed Building to the north of the site but there is a reasonable degree of separation.


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Choice Commentary

3.10 Ecology

A

There are numerous hedges, mature trees and waterbodies on site. In addition there is a Local Wildlife Site to the south. These matters will need to be addressed as part of any proposals. Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.

3.11 Tree Preservation Orders G

There are trees off site to the north west but they should not impact on any development on this site.

3.12 Air Quality G


3.13 Minerals

A

The site is located within the Minerals Safeguarding Area for coal (shallow) as outlined in the CgMs Minerals Sites and Assessment (2015).




G






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Land at Sprink Farm, Dickens Lane PSS902 (Representation Ref SUB 2629) GREEN BELT SITE

Site Potential: around 150 dwellings


Choice Commentary


G

The site is being actively promoted and considered available. Supporting information provided by the site promoter confirms that the site is available (Viability and Deliverability of Omission Sites, p13).



G



A

Good contextual and desk based information but no detailed plan and little site specific survey work on transport/ecology etc. Submitted information from the site promoter states that all the landowners (the Trustees of Mr CE Hunt and The Trustees of Mr F Fryer) are willing to see development on their land early within the Plan period (Viability and Deliverability of Omission Sites, p12). It goes on to say that technical work undertaken to date has not indicated that there are any viability reasons why the site is not capable of delivering housing early within the Plan period (Viability and Deliverability of Omission Sites, p12). The supporting information also says that Housing is capable of being delivered on this site within the next five year period and certainly with the Plan period (Viability and Deliverability of Omission Sites, p14). Further information received (PCV7332) states that it is highly likely that an (outline) planning application would be submitted within six months following adoption of the Local Plan. Once approved the site would be placed upon the open market. Interest has been

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Choice Commentary

shown in the site by national house builders. Given the strong market interest shown in the site to date the owners would be willing to consider a shorter time frame for the submission of reserved matters applications (e.g. 18 months), and implementation of the development than is normally specified in outline planning application conditions as they are confident this development could be brought forward quickly. Given the size of the site it is likely that the land would be acquired by a single developer.



A

Site is relatively open to the road frontage, but well contained from other views. A public footpath crosses the site. Any development proposal needs to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.


A

The site has built development on two sides (north and east).


N/A

3.4 Neighbouring uses G

Residential/open space/agricultural uses adjoin.

3.5 Highways access

G

Existing farm access could be improved. Further information received (PCV7332) states that Initial surveys have indicated that a satisfactory site access can be achieved on land wholly within the control of the landowners or the Highways Authority.

3.6 Local Highways

G

Adjoins distributer road. The proposed Poynton Relief Road will address congestion issues and is a key component of the Local Plan.

3.7 Impact on G Limited strategic impact.

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Choice Commentary

Strategic Road Network


No known heritage assets on or adjacent to the site.


G

The majority of the site is located within flood zone 1. A water course to the south falls in flood zone 2 and 3 but only impacts on a small part of the site, and any development should be able to avoid this area. Any site specific Policy would require appropriate Policy wording to guide where development can take place on the site and to require appropriate mitigation to deal with flood risk, such as that included in Policy CS23 of the LPS.

3.10 Ecology

A

Whilst there are few features of interest on the site, the wooded water course could raise issues to be addressed as part of any proposals. The woodland and stream along the southern boundary of the site would need to be retained and buffered as part of any development proposals. There is a pond off-site that may potentially support Great Crested Newts. Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.

3.11 Tree Preservation Orders

A

Group order on trees in SW corner of site but will have minimal affect on any layout. Any site specific Policy would require appropriate Policy wording to ensure that such trees would be incorporated into any development.

3.12 Air Quality G


3.13 Minerals

A

Most of the site is located within the Minerals Safeguarding Area for coal, with part located within the 250m buffer zone for Coal (shallow) and sand and gravel, as outlined in the CgMs Minerals Sites and Assessment (2015).

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Choice Commentary

3.14 SA Accessibility assessment G



G


3.16 Brownfield/Greenfield A The majority of the site is greenfield,

with some buildings present. 3.17 Agricultural Land

Classification A The agricultural land quality of the

site is Grade 3. It is unknown if this is Subgrade 3a or 3b.1


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Land to the west of Poynton PSS903 (Representation Ref SUB 2821) GREEN BELT SITE



Choice Commentary


G

The site is being actively promoted and considered available. [M15.025] confirms that the site is available.



G



G

There is a complex number of reps covering the site, but taken together there is a good amount of evidence supporting development of the site, including a comprehensive masterplan and reasonable level of supporting information. [M15.025] states that there is a reasonable prospect that the site could be viably developed within the plan period. It goes on to say that there are no significant legal or ownership problems preventing development, and there are no significant technical constraints that would impede development. The site is being promoted by Persimmon.



A

Sizable site, which is crossed by footpaths and will be highly visible from the Relief Road. Any development proposal needs to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.


A

Has an ‘edge’ to the north east and north, which on balance constitute 2 ‘edges’. A6MARR and the Relief Road will have an impact.


N/A

3.4 Neighbouring uses A

The adjacent A6MARR and Poynton Relief Roads and will require some noise mitigation but it should be

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Choice Commentary

possible to build them into any development proposals. Any development proposal needs to ensure that it minimises and mitigates effects from pollution, in line with Policy SE 12 of the LPS.

3.5 Highways access A A track leads to Chester Road. 3.6 Local Highways A Local roads currently poor.


A Assumes Poynton Relief Road is built.

3.8 Heritage Assets

A

Lostock Hall Farmhouse is Grade II Listed. Any specific site Policy would require appropriate Policy wording to ensure that any development conserves and enhances the heritage assets, such as that included in Policy CS23 of the LPS.


G

A sizable area of the site is in flood zones 2 and 3; however these areas are not proposed to be developed as part of the various master plan proposals. Any site specific Policy would require appropriate Policy wording to guide where development can take place on the site and to require appropriate mitigation to deal with flood risk, such as that included in Policy CS23 of the LPS.

3.10 Ecology

A

A sizable area of the site (Wigwam Wood) is a Local Wildlife Site (LWS) and there are numerous trees/hedges/water bodies on site. However proposals show how these issues can be addressed. There is a possible issue with ground nesting birds. Brown Hare (a priority species) is present and it would be necessary to provide a suitable buffer adjacent to Wigwam Wood LWS. Matter Statement [M15.025] states that as part of any development proposal, Persimmon Homes would seek to conserve, enhance, and protect any aspects of the site which are of ecological and

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Choice Commentary

visual value. Any site specific Policy would require appropriate Policy wording to ensure that any development protects and enhances biodiversity, such as that included in Policy SE 3 of the LPS.


A

Wigwam wood is covered by a woodland order, however all the master-plans/layouts avoid any development of this area. Any site specific Policy would require appropriate Policy wording to ensure that such trees would be incorporated into any development.

3.12 Air Quality G


3.13 Minerals

A

The site is located within the Minerals Safeguarding Area for sand and gravel, with part located within the 250m buffer zone, as outlined in the CgMs Minerals Sites and Assessment (2015).




G






71


Land north of Hazelbadge Road PSS904 (Representation Ref SUB 2821) GREEN BELT SITE



Choice Commentary


G

This site is being actively promoted and considered available. The Deliverability Statement [M15.024] confirms that the site is available (¶4.4).



G

According to the Draft Core Strategy and CIL Viability Assessment [BE042] this settlement is located within an area of the Borough where residential development is considered to be broadly viable based on strategic level testing (¶1.11, p4). The site is located within an attractive market area. Supporting information submitted by the site promoter states that the site is being promoted by Persimmon Homes; it goes on to say that they have undertaken due diligence concerning the future viability of the site, and it can be viably developed (p2).


A

Although there is a simple master-plan drawn for the site, and discussion of the main issues, there is little evidential information behind this. The supporting information supplied by the site promoter suggests that the site can be developed within the first five years of the Local Plan (p4). It goes on to say that Persimmon’s interest includes properties either side of the junction of Hazelbadge Road/Chester Road in order to serve development of the site (p3).



A

There are several footpaths crossing and one running along the northern boundary of the site making it reasonably prominent. Encroaches onto open land north of Poynton. Any development proposal needs to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.

3.2 Impact on the character of the G The site adjoins the settlement to

the east, south and west.

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Choice Commentary

settlement and urban form


N/A


A

There is a railway line adjacent to the site and the A6MARR road will run to the north (with a separation). Whilst neither is considered to be a significant issue, noise mitigation is likely to be required. Any development proposal needs to ensure that it minimises and mitigates effects from pollution, in line with Policy SE 12 of the LPS.

3.5 Highways access G There is an existing access off Hazelbadge Road.

3.6 Local Highways

A

Whilst access off Lower Park Road could be an issue, Hazelbadge Road may not be suitable for significant numbers of extra vehicles from the larger (combined) site.


Would offer the opportunity to expand the size of Poynton Railway Station car park. A link to Woodford Road is likely to be required for the number of houses proposed.

3.8 Heritage Assets

A

There is a Grade II Listed Building ‘Haybrook’ to the north west side of the site. The Deliverability Statement [M15.024] states that the formulation of the development masterplan will seek to enhance and preserve the setting of Haybrook (¶3). Mitigation should address this matter. Any specific site Policy would require appropriate Policy wording to ensure that any development conserves and enhances the heritage assets, such as that included in Policy CS23 of the LPS.


G

The stream and a small part of the site on the eastern boundary is in flood zones 2 and 3 but the majority is flood zone 1. The Deliverability

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Choice Commentary

Statement [M15.024] states that there is potential to create an extended wetland within the green corridor adjacent to accommodate seasonal changes in flow (¶3). Any site specific Policy would require appropriate Policy wording to guide where development can take place on the site and to require appropriate mitigation to deal with flood risk, such as that included in Policy CS23 of the LPS.

3.10 Ecology

A

There a numerous ponds, a watercourse and individual/groups of trees with ecological interest but a sensitive layout/ecological mitigation should address these issues. Great Crested Newts may potentially be present. There are woodland habitats on site that would need to be retained as part of any development proposals. Supporting information provided by the site promoter states that Persimmon will seek to conserve, enhance and protect the ecological and natural value and amenity characterising the site and the surrounding context (p4). Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.


A

Numerous individual trees and some lines of trees are protected by TPO’s. Any site specific Policy would require appropriate Policy wording to ensure that such trees would be incorporated into any development.

3.12 Air Quality G


3.13 Minerals

A


74





Choice Commentary




G






75


Land adjacent to Hazelbadge Road PSS905 (Representation Ref SUB 2821) GREEN BELT SITE



Choice Commentary


G

This site is being actively promoted (as part of a larger site) and considered available. Supporting information provided by the site promoter confirms the site’s availability (p4).



G



A

Although there is a simple master-plan drawn for the greater site (including land to the north), and discussion of the main issues, there is little evidential information behind this. The supporting information supplied by the site promoter suggests that the site can be developed within the first five years of the Local Plan (p4). It goes on to say that Persimmon’s interest includes properties either side of the junction of Hazelbadge Road/Chester Road in order to serve development of the site (p3).



A

There is a footpath passing north/ south through the site, and the site is relatively prominent from Lower Park Road (a track that is a PROW). Any development proposal needs to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.

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Choice Commentary


G

The site adjoins the settlement to the east, south and west.


N/A


A

There is a railway line adjacent to the site and the A6MARR road will run to the north (with a reasonable separation). Whilst neither is considered to be a significant issue, noise mitigation is likely to be required. Any development proposal needs to ensure that it minimises and mitigates effects from pollution, in line with Policy SE 12 of the LPS.

3.5 Highways access G

There is an existing access off Hazelbadge Road.

3.6 Local Highways G

Whilst access off Lower Park Road could be an issue, Hazelbadge Road is a straight two way road.

3.7 Impact on Strategic Road Network G

Would offer the opportunity to expand the size of Poynton Railway Station car park and so aid modal shift.

3.8 Heritage Assets

G

Whilst there is a Grade II Listed Building 'Haybrook’ to the NW side of the site, it is considered likely to be too far away to require any mitigation in this case.


G

The majority of the site is located within flood zone 1, with the stream and a small part of the site on the eastern boundary in Flood Zones 2 and 3. The Deliverability Statement [M15.024] states that there is potential to create an extended wetland within the adjacent green corridor to accommodate seasonal changes in flow (¶3). Any site specific Policy would require appropriate Policy wording to guide where development can take place on the site and to require

77





Choice Commentary

appropriate mitigation to deal with flood risk, such as that included in Policy CS23 of the LPS.

3.10 Ecology

A

There is a watercourse and individual/groups of trees with ecological interest that may require appropriate mitigation. Great Crested Newts may potentially be present. There are woodland habitats on site that would need to be retained as part of any development proposals. Supporting information provided by the site promoter states that Persimmon will seek to conserve, enhance and protect the ecological and natural value and amenity characterising the site and the surrounding context (p4). Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.


A

Numerous individual trees and some lines of trees are protected by TPO’s. These should be capable of being retained as part of any development. Any site specific Policy would require appropriate Policy wording to ensure that such trees would be incorporated into any development.

3.12 Air Quality G


3.13 Minerals

A

A small part site is located within the Minerals Safeguarding Area for sand and gravel, with part located within the 250m buffer zone, as outlined in the CgMs Minerals Sites and Assessment (2015).




The development of this site is unlikely to result in any significant adverse impacts on European sites due to its distance from any sites and a lack of hydrological

78





Choice Commentary

connectivity with any watercourses that could be affected by development. The nearest site is the South Pennine Moors SAC/SPA which is located more than 8km to the south-east (p14).





79


Land adjacent to Hazelbadge Road, Poynton PSS905 (Representation Ref PCV6947) GREEN BELT SITE



Choice Commentary


G

This site is being actively promoted (as part of a larger site) and considered available. Supporting information provided by the site promoter confirms the site’s availability (p4).



G



A

Although there is a simple master-plan drawn for the greater site (including land to the north), and discussion of the main issues, there is little evidential information behind this. The supporting information supplied by the site promoter suggests that the site can be developed within the first five years of the Local Plan (p4). It goes on to say that Persimmon’s interest includes properties either side of the junction of Hazelbadge Road/Chester Road in order to serve development of the site (p3).



A

There is a footpath passing north/ south through the site, and the site is relatively prominent from Lower Park Road (a track that is a PROW). Any development proposal needs to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.

80





Choice Commentary


G

The site adjoins the settlement to the east, south and west.


N/A


A

There is a railway line adjacent to the site and the A6MARR road will run to the north (with a reasonable separation). Whilst neither is considered to be a significant issue, noise mitigation is likely to be required. Any development proposal needs to ensure that it minimises and mitigates effects from pollution, in line with Policy SE 12 of the LPS.


There is an existing access off Hazelbadge Road.


Whilst access off Lower Park Road could be an issue, Hazelbadge Road is a straight two way road.

3.7 Impact on Strategic Road Network G

Would offer the opportunity to expand the size of Poynton Railway Station car park and so aid modal shift.

3.8 Heritage Assets

G

Whilst there is a Grade II Listed Building 'Haybrook’ to the NW side of the site, it is considered likely to be too far away to require any mitigation in this case.


G

The majority of the site is located within flood zone 1, with the stream and a small part of the site on the eastern boundary in Flood Zones 2 and 3. The Deliverability Statement [M15.024] states that there is potential to create an extended wetland within the adjacent green corridor to accommodate seasonal changes in flow (¶3). Any site specific Policy would require appropriate Policy wording to guide where development can take place on the site and to require

81





Choice Commentary

appropriate mitigation to deal with flood risk, such as that included in Policy CS23 of the LPS.

3.10 Ecology

A

There is a watercourse and individual/groups of trees with ecological interest that may require appropriate mitigation. Great Crested Newts may potentially be present. There are woodland habitats on site that would need to be retained as part of any development proposals. Supporting information provided by the site promoter states that Persimmon will seek to conserve, enhance and protect the ecological and natural value and amenity characterising the site and the surrounding context (p4). Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.


A

Numerous individual trees and some lines of trees are protected by TPO’s. These should be capable of being retained as part of any development. Any site specific Policy would require appropriate Policy wording to ensure that such trees would be incorporated into any development.

3.12 Air Quality G


3.13 Minerals

A

A small part site is located within the Minerals Safeguarding Area for sand and gravel, with part located within the 250m buffer zone, as outlined in the CgMs Minerals Sites and Assessment (2015).




The development of this site is unlikely to result in any significant adverse impacts on European sites due to its distance from any sites and a lack of hydrological

82





Choice Commentary

connectivity with any watercourses that could be affected by development. The nearest site is the South Pennine Moors SAC/SPA which is located more than 8km to the south-east (p14).





83


Land south of Chester Road, Poynton PSS906 (Representation Ref SUB 2866) GREEN BELT SITE



Choice Commentary


G

The site is being actively promoted and considered available. The submitted Development Statement (p26) confirms the availability of the site.



G

According to the Draft Core Strategy and CIL Viability Assessment [BE042] this settlement is located within an area of the Borough where residential development is considered to be broadly viable based on strategic level testing (¶1.11, p4). The site is located within an attractive market area. The submitted Development Statement states that the site can be viably developed (p26). Supporting information provided by the site promoter ASL states that they have entered into a legally-binding promotion agreement with the landowners to promote this site for residential development, to secure planning permission and to dispose of the site to the market (p2). The information goes on to say that in advance of entering this agreement, ASL carried out due diligence to confirm that the site was viable, taking account of physical constraints, financial viability, and market conditions.


G

Numerous reps cover this site (including a Masterplan contained in the submitted Development Statement), in varying levels of detail, however on balance there is a good level of supporting information on the site and an indication as to how it would be brought forward. Supporting information provided by the site promoter states that the development land is owned privately under one title, while the residential property that is proposed for

84





Choice Commentary

demolition to afford access is owned by a separate party. It goes on to say that ASL has legal agreements in place with all the landowners to secure a positive planning context for the residential development on the site. Once this is achieved, the site will be disposed of to a housebuilder for delivery during the Plan period. The supporting information suggests that it is not anticipated that the site would need to be delivered in phases and that development would commence soon after planning permission is secured. It goes on to say that it is reasonable to assume that a site of this size be delivered by a single housebuilder at a standardised rate of at least 35 dwellings per annum once up and running.



A

Whilst not readily visible from Woodford Road, the site is very prominent from a footpath running through the site, and will be prominent from the proposed Relief Road. Any development proposal needs to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.


R

Currently only has an ‘edge’ to the NE as properties to the N are ‘ribbon’ development. However A6MARR and the Relief Road will have an impact.


N/A


A

The adjacent A6MARR and Poynton Relief Roads will require some noise mitigation. Any development proposals need to ensure that it minimises and mitigates effects from pollution, in line with Policy SE 12 of the LPS.

85





Choice Commentary


Existing track access, potential to use alternative existing property frontage if necessary.


Chester Road is very busy, but is of a good standard. The A6MARR should reduce traffic on this road.


A Assumes Poynton Relief Road is built (with SEMMMS in place). However could have an independent access.

3.8 Heritage Assets

G

No known heritage assets on site. Lostock Hall Farm, a Listed Building, is too far away to be significantly affected by development on this site.


G

The site is located within flood zone 1. According to the submitted Development Statement Sustainable Urban Drainage would be used (p24).

3.10 Ecology

A

Whilst not considered a significant issue, there are mature trees on the site and waterbodies nearby, which will require sensitive treatment/ecological mitigation; there is the potential for Great Crested Newts to be present. Hedgerows border the site. The submitted Development Statement states that hedges and trees would be retained (although some trees will be removed due to the creation of an access (p48)), with potential new tree planting where necessary, and that species can be accommodated (p22). Any development proposal would need to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.

3.11 Tree Preservation Orders G No TPOs on site.

3.12 Air Quality G


3.13 Minerals

G

The area of search stops south of this site as identified in the Cheshire Replacement Minerals Local Plan (1999) [BE 114].

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Choice Commentary

3.14 SA Accessibility Assessment

A

The site significantly fails to meet the minimum standards for access to a number of services and facilities identified in the Accessibility Assessment.


G


3.16 Brownfield/Greenfield A

The majority of the site is greenfield (with a very small brownfield element if a house is demolished to provide site access).




87


Adlington Business Park Extension, Poynton PSS907 GREEN BELT SITE

Site Potential: 10ha


Choice Commentary


G Part of the site is being actively promoted for housing through the Strategic Housing Land Availability Assessment (SHLAA ref 4248). For the remaining part of the site (the eastern parcel) a planning application (15/4865M) has been submitted for employment; the site is therefore considered available.



A According to the Draft Core Strategy CIL and Viability Assessment [BE042] this settlement is located within an area of the Borough where most categories of commercial development are not viable (based on strategic level testing) in current market circumstance in either high or low value zones in Cheshire East, which is evident by the lack of activity in these sectors (¶1.15, p5). The exceptions were food supermarket retail and general retail [BE 042] (¶1.16, p5). The Assessment goes on to say that it is reasonable to assume that the viability of commercial development will improve over the Plan period (¶1.22, p6). A full planning application (15/4865M) has been submitted on the eastern parcel of the site for the erection of a logistics warehouse (6,728sqm) and ancillary trade sales. A decision is awaited.


A Detailed studies prepared to support the planning application (15/4865M) include a Planning Statement, Design and Access Statement, Transport Statement, Extended Phase 1 Habitat Survey, Great Crested Newts Survey and Mitigation, Flood Risk Assessment, and Contaminated Land. For the remaining area of the site, detailed information has not been provided.


3.1 Landscape impact A The site is visible from, and it crossed by, a public footpath; it is visible from the golf course, and

88





Choice Commentary

local highways. The site would also be visible from the proposed Poynton Relief Road. There will be impacts that require mitigation. Any development proposal would need to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.


A The eastern parcel of the site is substantially enclosed on three sides, with the western parcel immediately adjacent to, and extends an existing employment site. The Poynton Relief Road will have an impact and change that character; on balance the score of amber is considered appropriate.


N/A

3.4 Neighbouring uses G No issue for employment development. The adjoining uses include Adlington Business Park, a golf course, railway line and a former runway.

3.5 Highways access A Access could be taken from existing industrial estate roads. An alternative access, if necessary, would be off the Poynton Relief Road.

3.6 Local Highways A Some congestion A523 and Adlington Industrial Estate road - but this is mitigated with delivery of the Poynton Relief Road.


A Dependent on Poynton Relief Road for access and mitigation.

3.8 Heritage Assets R Although there are no heritage assets on site, the Grade II Listed Buildings of Greenacres, a Milestone, and Street Lane Farmhouse are adjacent to the site. Hope Green has traditionally has open views and therefore any development close by would have an adverse effect on the setting and Listed Buildings. Any specific site

89





Choice Commentary

Policy would require appropriate Policy wording to ensure that any development conserves and enhances the heritage assets, such as that included in Policy CS23 of the LPS.


3.10 Ecology R Trees and hedges border the site. The eastern block of land in the business park supports a pond that has a Great Crested Newt population associated with it. The pond is currently cut off from the surrounding habitat and the development of this land would have a significant adverse impact on this population that is not easy to mitigate. In respect of the western block of land, there are some proposals here for some Great Crested Newt mitigation to be implemented as part of the PRR scheme, which will have an impact on the volume of development that can be implemented here. It would need to be ensured that any allocation was compatible with the PRR proposals. Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.


G There are no TPOs on site.

3.12 Air Quality G The site is not located within an Air Quality Management Area.

3.13 Minerals A Most of the site is located within the Minerals Safeguarding Area for sand and gravel as outlined in the CgMs Minerals Sites and Assessment (2015).


A The site fails to meet the minimum standards for access to the majority of services and facilities identified in the Accessibility Assessment.


G The development of this site is unlikely to result in any significant adverse impacts on European sites

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Choice Commentary

due to its distance from any sites and a lack of hydrological connectivity with any watercourses that could be affected by development. The nearest site is the South Pennine Moors SAC/SPA which is located more than 8km to the south-east (p14).

3.17 Brownfield/Greenfield

R The site is greenfield.




91


Land North of Hope Lane, Poynton PSS908 (Representation Ref PCV3337) GREEN BELT SITE

Site Potential: 584 dwellings and 19 Ha of employment (assuming a 50/50 split)


Choice Commentary


R The site has been suggested through the LPS – Proposed Changes Version consultation (PCV3337), however no information regarding availability has been submitted.



A According to the Draft Core Strategy and CIL Viability Assessment [BE042] this settlement is located within an area of the Borough where residential development is considered to be broadly viable based on strategic level testing (¶1.11, p4). The site is located within an attractive market area. According to the Draft Core Strategy CIL and Viability Assessment [BE042] this settlement is located within an area of the Borough where most categories of commercial development are not viable (based on strategic level testing) in current market circumstance in either high or low value zones in Cheshire East, which is evident by the lack of activity in these sectors (¶1.15, p5). The exceptions were food supermarket retail and general retail [BE 042] (¶1.16, p5). The Assessment goes on to say that it is reasonable to assume that the viability of commercial development will improve over the Plan period (¶1.22, p6).


R The representation does not contain any site specific supporting information.


3.1 Landscape impact A Footpaths are adjacent to and cross the site. Development would extend the urban form of Poynton considerably further to the south. The views to the south would no longer be wholly over farmland but would be of nearby residential development. Footpath users would no longer have the impression of being in the open countryside, but would, because of the loss of

92





Choice Commentary

character of the rural landscape, be within the urban area. Any development proposal would need to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.


A The site has built development on two sides (north and west).


N/A

3.4 Neighbouring uses G The adjoining uses include Poynton Industrial Estate, residential and open countryside.

3.5 Highways access A Industrial access could come off First Avenue Industrial Estate road. Potential for housing access off Vernon Road.

3.6 Local Highways A Would require contribution to Poynton Relief Road for wider traffic impact


A Would require contribution to Poynton Relief Road for wider traffic impact.

3.8 Heritage Assets A The Grade II Listed Building of Wards End Old Farm is located on the north-eastern boundary of the site. Any specific site Policy would require appropriate Policy wording to ensure that any development conserves and enhances the heritage assets, such as that included in Policy CS23 of the LPS.

3.9 Flooding/drainage G The majority of the site is located within flood zone 1. A water course to the north falls in flood zone 2 and 3 but only impacts on a small part of the site, and any development should be able to avoid this area. Likewise there is a slight drainage issue on part of the site. Any site specific Policy would require appropriate Policy wording to guide where development can take place

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Choice Commentary

on the site and to require appropriate mitigation to deal with flood risk, such as that included in Policy CS23 of the LPS.

3.10 Ecology A This greenfield site has the potential to support a number of protected species including Great Crested Newts, badgers, roosting bats, barn owl, water vole and otter. Substantial mitigation may be required if Great Crested Newts are present. Existing ponds should be retained in areas of open space regardless of whether Great Crested Newts are present. Any ponds unavoidably lost should be replaced appropriately. The Woodland along Poynton Brook towards the north of the site is on the national inventory of priority habitats. The brook and woodland should be retained within a buffer of semi-natural habitat. Hedgerows, a priority habitat, are also present. Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.


A To the north of there are TPOs on site and adjacent.

3.12 Air Quality G The site is not located within an Air Quality Management Area.

3.13 Minerals A Most of the site is located within the 250m buffer zones for Coal (shallow) and sand and gravel, as outlined in the CgMs Minerals Sites and Assessment (2015).


G The site meets the minimum standards for access to the majority of services and facilities identified in the Accessibility Assessment.


G The development of these sites is unlikely to result in any significant adverse impacts on European sites due to their distance from any sites

94





Choice Commentary

and a lack of hydrological connectivity with any watercourses that could be affected by development. The nearest site is the South Pennine Moors SAC/SPA which is located more than 8km to the south-east. No likely significant effect on any European Site

3.17 Brownfield/Greenfield

R The site is greenfield.




95


Land south of Lower Park Road, Poynton PSS909 (Representation Ref PCV6947) GREEN BELT SITE



Choice Commentary


G

This site is being actively promoted and considered available. The Deliverability Statement [M15.024] confirms that the site is available (¶4.4).



G



A

Although there is a simple master-plan drawn for the site, and discussion of the main issues, there is little evidential information behind this. The supporting information supplied by the site promoter suggests that the site can be developed within the first five years of the Local Plan (p4). It goes on to say that Persimmon’s interest includes properties either side of the junction of Hazelbadge Road/Chester Road in order to serve development of the site (p3).



A

There are footpaths crossing, and one running along the eastern boundary, of the site making it reasonably prominent, for example from Lower Park Road (a track that is a PROW). Encroaches onto open land north of Poynton. Any development proposal needs to ensure that it conserves and enhances the landscape, in line with Policy SE 4 of the LPS.

96





Choice Commentary


A

The site adjoins the settlement to the east, and south.


N/A


A

There is a railway line adjacent to the site and the A6MARR road will run to the north (with a separation). Whilst neither is considered to be a significant issue, noise mitigation is likely to be required. Any development proposal needs to ensure that it minimises and mitigates effects from pollution, in line with Policy SE 12 of the LPS.

3.5 Highways access G There is an existing access off Hazelbadge Road.

3.6 Local Highways

A

Concerns about operation of junction of Hazelbadge Road with a further 200 homes on top of the preferred allocation.


Would require contribution to Poynton Relief Road for wider traffic impact. Would offer the opportunity to expand the size of Poynton Railway Station car park and so aid modal shift.

3.8 Heritage Assets

A

There is a Grade II Listed Building ‘Haybrook’ to the north west of the site. The Deliverability Statement [M15.024] states that the formulation of the development masterplan will seek to enhance and preserve the setting of Haybrook (¶3). Mitigation should address this matter. Any specific site Policy would require appropriate Policy wording to ensure that any development conserves and enhances the heritage assets, such as that included in Policy CS23 of the LPS.

97





Choice Commentary


G

The majority of the site is located within flood zone 1. A water course to the east falls in flood zone 2 and 3 but only impacts on a small part of the site. The Deliverability Statement [M15.024] states that there is potential to create an extended wetland within the adjacent green corridor to accommodate seasonal changes in flow (¶3). Any site specific Policy would require appropriate Policy wording to guide where development can take place on the site and to require appropriate mitigation to deal with flood risk, such as that included in Policy CS23 of the LPS

3.10 Ecology

A

This greenfield site has the potential to support a number of protected species including Great Crested Newts, badgers, water vole and otter. The open fields may support ground nesting priority bird species. There are woodland habitats on site that would need to be retained as part of any development proposals. The water course along the eastern boundary of the site should be retained within a buffer of semi natural habitat. Supporting information provided by the site promoter states that Persimmon will seek to conserve, enhance and protect the ecological and natural value and amenity characterising the site and the surrounding context (p4). Any development proposal needs to ensure that it protects and enhances biodiversity, in line with Policy SE 3 of the LPS.


A

Numerous individual trees and some lines of trees are protected by TPO’s. These should be capable of being retained as part of any development. Any site specific Policy would require appropriate Policy wording to ensure that such trees would be

98





Choice Commentary

incorporated into any development. 3.12 Air Quality

G The site is not located within an Air Quality Management Area.

3.13 Minerals

A





G



3.17 Agricultural Land Classification A

The agricultural land quality of the site is Grade 3. It is unknown if this is Subgrade 3a or 3b.1


99

Appendix 3: Vision and Strategic Priorities Forms

100

ASSESSING POTENTIAL DEVELOPMENT SITES IN RESPECT OF THE LPS VISION AND STRATEGIC PRIORITIES

PSS900 Woodford Aerodrome, Poynton (Representation Ref SUB 2433)

Promoting Economic Prosperity

• Would improve the range of employment land/premises available that would be attractive to businesses to start up or grow

Yes

• Would enhance the vitality, viability and accessibility of a town centre Yes

• Supports a major regeneration scheme in Crewe or Macclesfield town centre

No

• Would directly benefit rural businesses No

• Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2

Yes

Comments: It is considered that building houses here will benefit Poynton town centre as the site is within walking distance via a tunnel under the railway, or within a short driving distance, for residents. The policy would require contributions to improvements to existing and the provision of new public transport links to the town centre. Employment uses would improve the range of premises available. The site will have very good access to the new A6MARR road via the proposed Poynton Relief Road, and access to Manchester and the Airport will be excellent, although a point of access will be required. The Railway Station is also close to the site with good links north, although additional green infrastructure (as proposed on the adjacent site (PSS903)), is needed to create the link.

Creating Sustainable Communities

• Located within or adjoining a Principal Town or Key Service Centre Yes

• Would provide a Sustainable Village No

• Scope to provide or enhance conveniently located community services

Yes

• Opportunities to link with nearby neighbourhoods through sustainable transport modes

Yes

Comments: The site adjoins Poynton; a Key Service Centre. It offers opportunities to provide and enhance community services in the town through new residents, although new/upgraded existing routes will be required to improve connectivity, which at present is limited to footpaths that are unsuitable for regular year round use.

101

Protecting and Enhancing Environmental Quality

• Capable of respecting the character and distinctiveness of the immediate locality Yes

• Capable of maintaining and enhancing the character and separate identity of the settlement(s)

Yes

• Avoids land at risk from flooding Yes

• Would result in the remediation of contaminated land Potentially

• The site lies outside a notified area of high pollution Yes

• Capable of conserving and enhancing the natural and historic environment Yes

• Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace Yes

• Would avoid the use of Green Belt land No • Would help establish a clearly defined new Green Belt boundary that is

likely to endure Yes

Comments: Sensitive development can enhance the town and its identity and avoids any areas of high pollution. Green infrastructure is needed (and proposed on the adjacent site (PSS903)) to increase connectivity to the town/Railway Station. The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment and the Poynton Relief Road being constructed. See additional information in the Green Belt Site Assessment Proforma for Site PSS900. The Relief Road has potential to form the new Green Belt boundary. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

Reducing the Need to Travel, Promoting Sustainable Modes of Transport, Improving the Road Network

• Would provide homes that would be close, or easily accessible, to where people work, shop, access services and enjoy recreational facilities

Yes

• Located conveniently close to existing sustainable modes of transport Yes • Could reasonably be expected to contribute to extending/enhancing

sustainable transport services and/or facilities Yes

• Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity Yes

Comments: The site meets the minimum standards for access to the majority of services and facilities identified in the Sustainability Appraisal Accessibility Assessment; including the minimum standards for access to transport facilities. With appropriate new links (as proposed on the adjacent site (PSS903)) the site has good links to Poynton Railway Station, and walking routes to the town. The policy would require contributions to the delivery of the proposed Poynton Relief Road, and a new road link to the Poynton Relief Road will be required. It is considered that the site could contribute to improved bus services, if needed.

102


PSS901 Land off Waterloo Road (500 dwellings) (Representation Ref SUB 2621)



No



No



Yes

Comments: The proposal does not include employment use. It is considered that residential development of this site will benefit Poynton town centre as the site is within easy walking distance for residents. The policy would require contributions to improvements to existing and the provision of new public transport links to the town centre. The site will have good access to the new A6MARR road (although it is on the far side of the town) and access to Manchester and the Airport will be excellent. The Railway Station is within reasonable walking/cycling distance, or a short drive, of the site with good links north.


• Located within or adjoining a Principal Town or Key Service Centre

Yes


• Scope to provide or enhance conveniently located community services Yes


Yes

Comments: The site adjoins Poynton; a Key Service Centre. Although no information has been submitted it is considered that it offers opportunities to provide and enhance community services in the town through new residents. There are numerous on and off road links to the town with opportunities to walk/cycle away from busy roads.

103


• Capable of respecting the character and distinctiveness of the immediate locality

Yes


No




• Capable of conserving and enhancing the natural and historic environment

Yes

• Specific opportunities to create/maintain high quality and accessible green infrastructure that is part of a network of greenspace

Yes

• Would avoid the use of Green Belt land

No

• Would help establish a clearly defined new Green Belt boundary that is likely to endure

Yes

Comments: It is considered that sensitive development can enhance the town and its identity. There are concerns it will have an adverse impact on the character of the settlement. The Vision Document provided by the site promoter states that there are opportunities to enhance the local footpath network at the eastern edge of Poynton through provision of a further link from the current residential edge to the rural network of footpaths (p6). It goes on to say that development proposals for the site aim to maximise the Green Infrastructure potential of the hedgerow, watercourse, and tree network through the site (p17). The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features but any site policy should detail boundary treatments required to make sure the boundaries can be considered as readily recognisable and will endure in the long-term. See additional information in the Green Belt Site Assessment Proforma for Site PSS901. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

104



Yes

• Located conveniently close to existing sustainable modes of transport Yes

• Could reasonably be expected to contribute to extending/enhancing sustainable transport services and/or facilities

Yes

• Could reasonably be expected to contribute to providing additional road transport infrastructure that would improve connectivity

Yes

Comments: The site meets the minimum standards for access to the majority of services and facilities identified in the Sustainability Appraisal Accessibility Assessment, including the majority of the minimum standards for access to transport facilities. The site is within walking/cycling distance of the town centre where there are a good range of shops and other facilities. There are some employment opportunities in the town. The site is within reasonable walking/cycling distance (or a short drive) to the Railway Station, and there is a bus route on Waterloo Road. The site could contribute to improved bus infrastructure if needed locally. The policy would require contributions to the delivery of the Poynton Relief Road for wider traffic impact and improvement of Dickens Lane/A523 junction.

105


PSS901 Land off Waterloo Road, Poynton (350 dwellings) (Representation Ref PCV6561)



No



No



Yes




Yes




Yes

Comments: The site adjoins Poynton; a Key Service Centre. Although no information has been submitted it is considered that it offers opportunities to provide and enhance community services in the town through new residents. There are numerous on and off road links to the town with opportunities to walk/cycle away from busy roads.

106



Yes


No





Yes


Yes


No


Yes

Comments: It is considered that sensitive development can enhance the town and its identity. There are concerns it will have an adverse impact on the character of the settlement. The Vision Document provided by the site promoter states that there are opportunities to enhance the local footpath network at the eastern edge of Poynton through provision of a further link from the current residential edge to the rural network of footpaths (p6). It goes on to say that development proposals for the site aim to maximise the Green Infrastructure potential of the hedgerow, watercourse, and tree network through the site (p17). The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features but any site policy should detail boundary treatments required to make sure the boundaries can be considered as readily recognisable and will endure in the long-term. See additional information in the Green Belt Site Assessment Proforma for Site PSS901. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

107



Yes



Yes


Yes

Comments: The site meets the minimum standards for access to the majority of services and facilities identified in the Sustainability Appraisal Accessibility Assessment, including the majority of the minimum standards for access to transport facilities. The site is within walking/cycling distance of the town centre where there are a good range of shops and other facilities. There are some employment opportunities in the town. The site is within reasonable walking/cycling distance (or a short drive) to the Railway Station, and there is a bus route on Waterloo Road. The site could contribute to improved bus infrastructure if needed locally. The policy would require contributions to the delivery of the Poynton Relief Road for wider traffic impact and improvement of Dickens Lane/A523 junction.

108


PSS902 Land at Sprink Farm, Dickens Lane (Representation Ref SUB 2629)



No



No



Yes




Yes




Yes

Comments: The site adjoins Poynton, a Key Service Centre. Although no information has been submitted, it is considered that it offers opportunities to provide and enhance community services in the town through new residents. Submitted information from the site promoter states that there may be scope for the provision of community uses alongside residential development (Viability and Deliverability of Omission Sites, p12). There are numerous on and off road links to the town with opportunities to walk/cycle away from busy roads.

109



Yes


Yes





Yes


Yes


No


Yes

Comments: Sensitive development can enhance the town and its identity. A well designed layout would conserve the natural environment – i.e. the wooded water-course. There are footpaths that connect to long distance trails, and an opportunity to provide a further link alongside Poynton Brook (SUB2629, Vision Document, p6); SUB2629 suggests that development proposals for the site aim to maximise the green infrastructure potential of the Poynton Brook corridor through the site and enhance local recreational connections to the wider network to the east of Poynton (Vision Document, p17). The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. See additional information in the Green Belt Site Assessment Proforma for Site PSS902. The southern boundary of the site consists of a wooded water course, which forms a good boundary. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

110



Yes



Yes


No

Comments: The site meets the minimum standards for access to the majority of services and facilities identified in the Sustainability Appraisal Accessibility Assessment; including the minimum standards for access to transport facilities. The site is within walking/cycling distance of the town centre where there are a good range of shops and other facilities. SUB2629 states that there are direct connections from Dickens Lane to the town centre, including via foot or bus, with bus stops located adjacent to the site (Vision Document, p6); there are bus routes locally. There are some employment opportunities in the town. The site is within reasonable walking/cycling distance (or a short drive) to the Railway Station. It is considered that the site could contribute to improved bus infrastructure if needed locally, but it is unclear how it would contribute to road infrastructure.

111


PSS903 Land to the west of Poynton (Representation Ref SUB 2821)



No



No



Yes

Comments: The proposal does not include employment use. It is considered that residential development of this site will benefit Poynton town centre as the site is just within walking distance, or within a short driving distance, for residents. The policy would require contributions to improvements to existing and the provision of new public transport links to the town centre. The site will have very good access to the new A6MARR road and access to Manchester and the Airport will be excellent, although a point of access will be required. The Railway Station is also close to the site with good links north, although a green link (as proposed in the master plan) will be required to improve connectivity.






Yes

Comments: The site adjoins Poynton; a Key Service Centre (and is close to Woodford). Although no information has been submitted it is considered that it offers opportunities to provide and enhance community services in the town through new residents, although new/upgraded existing routes will be required to improve connectivity, which at present is limited to footpaths that are unsuitable for regular year round use.

112



Yes


Yes





Yes


Yes


No


Yes

Comments: It is considered that sensitive development can enhance the town and its identity. The derelict Listed Building on site could be renovated as part of any proposals. Green infrastructure is proposed as part of the master plan to increase connectivity to the town/Railway Station. The Deliverability Statement [M15.025] considers, for example, incorporating existing footpaths and green links into any proposals; working with existing field boundaries and natural features to maintain the existing landscape structure; providing additional green infrastructure and habitat value; reflecting and strengthening local landscape character. The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features but any site policy should detail boundary treatments required to make sure the boundaries can be considered as readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment and the Poynton Relief Road being constructed. See additional information in the Green Belt Site Assessment Proforma for Site PSS903. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

113



Yes



Yes


Yes

Comments: The site meets the minimum standards for access to the majority of services and facilities identified in the Sustainability Appraisal Accessibility Assessment; including the minimum standards for access to transport facilities. With appropriate new links (as proposed) the site has good links to Poynton Railway Station, and walking routes to the town. A new road link to the Poynton Relief Road will be required; the policy would require contributions to the delivery of the Poynton Relief Road. [M15.025] suggests that development of the site for housing would provide an opportunity to contribute to the Poynton Relief Road.

114


PSS904 Land North of Hazelbadge Road, Poynton (Representation Ref SUB 2821)



No



No



Yes

Comments: The proposal does not include employment use. It is considered that residential development of this site will benefit Poynton town centre as the site is just within walking distance, or within a short driving distance, for residents. The policy would require contributions to improvements to existing and the provision of new public transport links to the town centre. The site will have very good access to the new A6MARR road and access to Manchester and the Airport will be excellent. The Railway Station is adjacent to the site and will provide good links north.






Yes

Comments: The site adjoins Poynton; a Key Service Centre. Although no information has been submitted it is considered that it offers opportunities to provide and enhance community services in the town through new residents. Pedestrian/cycle links to the town are good and those along Lower Park Lane can be enhanced by any development.

115



Yes


Yes





Yes


Yes


No


Yes

Comments: It is considered that sensitive development can enhance the town and its identity. The Deliverability Statement [M15.024] considers, for example, incorporating existing footpaths and green links into any proposals; working with existing field boundaries and natural features to maintain the existing landscape structure; providing additional green infrastructure and habitat value; reflecting and strengthening local landscape character (¶4). It is considered that the green infrastructure route along Lower Park Road can be enhanced and would form a strong northern Green Belt boundary to the site. The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. See additional information in the Green Belt Site Assessment Proforma for Site PSS904. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

116



Yes



Yes


Yes

Comments: The site meets the minimum standards for access to the majority of services and facilities identified in the Sustainability Appraisal Accessibility Assessment; including the minimum standards for access to transport facilities. Providing additional parking at Poynton Railway Station would be a major contribution of the site to the town as a whole. A link to Woodford Road is likely to be required, improving connectivity. The policy would require contributions towards the delivery of the Poynton Relief Road. The Deliverability Statement [M15.024] illustrates a potential access improvement to allow the provision of safe access to and from the site at the Hazelbadge Road/Chester Road priority junction (¶3, Figure 5). [M15.024] suggests that development of the site for housing would provide an opportunity to contribute to the Poynton Relief Road.

117


PSS905 Land adjacent to Hazelbadge Road, Poynton (Representation Ref SUB 2821)



No



No



Yes

Comments: The proposal does not include employment use. It is considered that residential development of this site will benefit Poynton town centre as the site is just within walking distance, or within a short driving distance, for residents. The policy would require contributions to improvements to existing and the provision of new public transport links to the town centre. The site will have very good access to the new A6MARR road and access to Manchester and the Airport will be excellent. The Railway Station is adjacent to the site with good links north.






Yes

Comments: The site adjoins Poynton; a Key Service Centre. Although no information has been submitted it is considered that it offers opportunities to provide and enhance community services in the town through new residents. Pedestrian/cycle links to the town are good and it is considered that those along Lower Park Lane can be enhanced by any development. Potential to increase car parking at Poynton Railway Station and so aid modal shift.

118



Yes


Yes





Yes


Yes


No


Yes

Comments: It is considered that sensitive development can enhance the town and its identity. It is considered that the green infrastructure route along Lower Park Road can be enhanced by the development and that the site could enhance the natural environment if a sensitive development is proposed. The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment. See additional information in the Green Belt Site Assessment Proforma for Site PSS905. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.



Yes



Yes


Yes

119

Comments: The site meets the minimum standards for access to the majority of services and facilities identified in the Sustainability Appraisal Accessibility Assessment; including the minimum standards for access to transport facilities. Providing additional parking at Poynton Railway Station would be a major contribution of the site to the town as a whole, the policy would require contributions towards or the provision of land for this. The Deliverability Statement [M15.024] illustrates a potential access improvement to allow the provision of safe access to and from the site at the Hazelbadge Road/Chester Road priority junction (¶3, Figure 5).

120


PSS905 Land adjacent to Hazelbadge Road, Poynton (Representation Ref PCV6947)



No



No



Yes







Yes


121



Yes


Yes





Yes


Yes


No


Yes

Comments: It is considered that sensitive development can enhance the town and its identity. It is considered that the green infrastructure route along Lower Park Road can be enhanced by the development and that the site could enhance the natural environment if a sensitive development is proposed. The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment. See additional information in the Green Belt Site Assessment Proforma for Site PSS905. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.



Yes



Yes


Yes

122


123


PSS906 Land south of Chester Road, Poynton (Representation Ref SUB 2866)



No


• Supports a major regeneration scheme in Crewe or Macclesfield town centre No


• Capitalises on the accessibility of the Borough particularly in relation to the Manchester City Region, Manchester Airport or HS2 Yes

Comments: The proposal does not include employment use. It is considered that residential development of this site will benefit Poynton town centre as the site is within a short driving distance for residents. The policy would require contributions to improvements to existing and the provision of new public transport links to the town centre. The submitted Development Statement states that an objective of the site is to invest in the local economy through the provision of housing to attract the economically active and increase the vitality of local services and businesses (p4). The site will have very good access to the new A6MARR road and access to Manchester and the Airport will be excellent, although a point of access will be required. The Railway Station is also close to the site and will provide good links north; the Manchester to London Main Line runs through Poynton (submitted Development Statement (p5)).



Yes



• Opportunities to link with nearby neighbourhoods through sustainable transport modes Yes

Comments: The site adjoins Poynton; a Key Service Centre (and also Woodford). Although no information has been submitted it is considered that it offers opportunities to provide and enhance community services in the town through new residents. Links to the town to the south and east are limited, although could be improved in combination with adjacent sites. The submitted Development Statement (p45) states that there is the potential to:

• provide new pedestrian/cyclist connections from the eastern residential area into the land parcel and through to the western public footpath

• provide new vehicular and pedestrian access from Chester Road, improving pedestrian connections between Chester Road and Lostock Hall Primary School

• create a legible network of routes and spaces, with priority for pedestrians and cyclists.

124



Yes


Yes





Yes


Yes


No


Yes

Comments: Sensitive development can enhance the town and its identity. The submitted Development Statements says that an objective is to deliver new homes that are sensitive to the character of the site and its surroundings. Green infrastructure is proposed as part of the master plan on sites to the south and this site could link into that network. The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the Poynton Relief Road being constructed. See additional information in the Green Belt Site Assessment Proforma for Site PSS906. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.



No



Yes


Yes

125

Comments: The site significantly fails to meet the minimum standards for access to a number of services and facilities identified in the Sustainability Appraisal Accessibility Assessment; however it does meet the minimum standards for access to transport facilities. The site is within walking distance of the Railway Station and will have easy connections to the A6MARR Road and Poynton Bypass. There are bus routes along Chester Road linking to the town; it is considered that the site could contribute to improved bus services, if needed and to local road junction improvements. The policy would require contributions to the delivery of the proposed Poynton Relief Road.

126


PSS907 Adlington Business Park Extension, Poynton



Yes

• Would enhance the vitality, viability and accessibility of a town centre

Yes


No

• Would directly benefit rural businesses

No


Yes

Comments: The proposed use for the site is employment, helping to meet Poynton’s need. The site will have good access to the new A6MARR road and access to Manchester and the Airport will be excellent. It is considered that the Railway Station is within a short drive of the site with good links north. To reduce the walking distance to the Railway Station the footpaths crossing the former Woodford Aerodrome could be reinstated. The policy would require contributions to improvements to existing and the provision of new public transport links to the town centre and the reinstatement of footpaths crossing the former Woodford Aerodrome.



Yes

• Would provide a Sustainable Village

No

• Scope to provide or enhance conveniently located community services

No


Yes

Comments: The site adjoins the built format of Poynton; a Key Service Centre. Although no information has been submitted, it is considered that the site offers opportunities to provide links with nearby neighbourhoods if improvements are made to the pedestrian access to the site (Adlington FP53) and the installation of a pedestrian crossing across the A523 London Road. The policy would require the provision of these.

127



Yes


Yes

• Avoids land at risk from flooding

Yes

• Would result in the remediation of contaminated land

Potentially

• The site lies outside a notified area of high pollution

Yes


No


Yes


No


Yes

Comments: Although there are no heritage assets on site, there are Listed Buildings adjacent. Hope Green has traditionally has open views and therefore any development close by would have an adverse effect on the setting and Listed Buildings. The Policy would require that any development conserves and enhances the heritage assets. The site is adjacent to the built form, surrounding the majority of the existing Business Park. The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment and the Poynton Relief Road being constructed. See additional information in the Green Belt Site Assessment Proforma for Site PSS907. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

128



N/A

• Located conveniently close to existing sustainable modes of transport

Yes


Yes


Yes

Comments: The site is proposed for employment use only. The site fails to meet the minimum standards for access to the majority of services and facilities identified in the Sustainability Appraisal Accessibility Assessment; however it does meet the minimum standards for access to transport facilities. It is considered that the site could contribute to improved bus services, if needed, and to local road junction improvements. The policy would require contributions to the delivery of the proposed Poynton Relief Road.

129


PSS908 Land North of Hope Lane, Poynton (Representation Ref PCV3337)



Yes



No



Yes

Comments: The proposal includes employment use. It is considered that residential development of this site will benefit Poynton town centre as the site is within walking distance, or a short driving distance, for residents. The policy would require contributions to improvements to existing and the provision of new public transport links to the town centre. The site will have good access to the new A6MARR road (although it is on the far side of the town) and access to Manchester and the Airport will be excellent. The Railway Station is within reasonable walking/cycling distance, or a short drive, of the site with good links north.



Yes




Yes

Comments: The site adjoins Poynton, a Key Service Centre. The representation states (PCV3337) that the site could incorporate schooling, health facilities and green space. There are on and off road links to the town with opportunities to walk/cycle away from busy roads.

130



Yes


Yes





Yes


Yes


No


Yes

Comments: Sensitive development can enhance the town and its identity. A well designed layout would conserve the natural environment – i.e. the wooded water-course. There are footpaths that connect to long distance trails. The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. See additional information in the Green Belt Site Assessment Proforma for Site PSS908. The northern boundary of the site consists of a wooded water course, which forms a good boundary. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

131



Yes



Yes


Yes

Comments: The site meets the minimum standards for access to the majority of services and facilities identified in the Sustainability Appraisal Accessibility Assessment; including the minimum standards for access to transport facilities. The site is within walking/cycling distance of the town centre where there are a good range of shops and other facilities. The site is within reasonable walking/cycling distance (or a short drive) to the Railway Station. It is considered that the site could contribute to improved bus infrastructure if needed locally, and to the Poynton Relief Road.

132


PSS909 Land South of Lower Park Road, Poynton (Representation Ref PCV6947)



No



No



Yes







Yes


133



Yes


Yes





Yes


Yes


No


Yes

Comments: It is considered that sensitive development can enhance the town and its identity. It is considered that the green infrastructure route along Lower Park Road can be enhanced by the development and that the site could enhance the natural environment if a sensitive development is proposed. The site is located in the Green Belt; the new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment. See additional information in the Green Belt Site Assessment Proforma for Sites PSS905 and PSS909. The site does not lie within a known notified area of high pollution. It is considered that the site has potential for contamination, therefore further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.



Yes



Yes


Yes

134


135

Appendix 4: Summary of Infrastructure Providers and Statutory Consultee Comments

136

Cheshire East Local Plan Strategy: Site Selection

Table Poynton 25: Summary of Consultation Responses from Infrastructure Providers and Statutory Consultees: Poynton

Consultee PSS900 Land at Woodford Aerodrome

PSS902 Land at Sprink Farm

PSS903 Land to the west of Poynton

PSS905 Land adjacent to Hazelbadge Road

PSS906 Land south of Chester Road


Electricity North West

There could be an impact upon Electricity North West’s infrastructure and each development will be assessed through the planning application process. Should it be a requirement of the development to divert apparatus; the cost of this would usually be borne by the applicant.

CEC Flood Risk Management

For any planning application for sites greater than 1 hectare (ha), a site-specific flood risk assessment will be required. This should assess the risk of flooding from all sources (including fluvial, pluvial, groundwater, sewer, canal, reservoirs etc.) and propose suitable mitigation measures where appropriate. The incorporation of Sustainable Drainage Systems (SuDS) in new developments is now a material planning consideration for the Local Planning Authority. Cheshire East Council as Lead Local Flood Authority (LLFA) encourages all new development and redevelopment to use SuDS. No comment. Areas of high and

medium risk along southern boundary.

No comment. Areas of low to high risk throughout site, particularly in the centre to the north of Lower Park Primary School.

Area of high risk to north west of the site to rear of existing properties.

No comment.

United Utilities United Utilities recommends that surface water associated with any new development should be managed in accordance with the Surface Water Hierarchy. Surface water should be discharged in the following order of priority: 1. An adequate soakaway or some other form of infiltration system. 2. An attenuated discharge to watercourse. 3. An attenuated discharge to public surface water sewer. 4. An attenuated discharge to public combined sewer.

CEC Education No comment. Contributions - equates to 1 primary

No comment. Contributions - equates to 1

Contributions - equates to 1.5

No comment.

137







education classroom and 1 secondary education classroom.

primary education classroom and 1 secondary education classroom.

primary education classrooms and 1 secondary education classroom.

CEC Strategic Highways

The junction of the A523 and A5149 experiences congestion and delays leading to severance issues in the town centre, whereby operation will be assisted by the Poynton Relief Road and links towards Macclesfield.

Environment Agency

No comment. Flood Maps show Flood Zones 2 and 3 affecting the southern boundary of this site. Any proposed development within these areas would be subject to the Sequential and Exception Tests. A site specific FRA would be required to demonstrate that the proposed development would be safe from fluvial flooding and would not increase the risk of flooding elsewhere. Poynton Brook,

No comment. Our Flood Maps show Flood Zones 2 and 3 affecting the eastern boundary of this site. Any proposed development within these areas would be subject to the Sequential and Exception Tests. A site specific FRA would be required to demonstrate that the proposed development would be safe from fluvial

No comment. No comment.

138







which is designated ‘main river’, flows along the southern boundary of the site. EAs consent will be required for any proposed works or structures affecting the brook, or within 8 metres of the top of the banks of the brook, in accordance with the Water Resources Act 1991 and the Land Drainage Byelaws.

flooding and would not increase the risk of flooding elsewhere.

Network Rail Where growth areas or significant housing allocations are identified close to existing rail infrastructure it is essential that the potential impacts of this are assessed. Many stations and routes are already operating close to capacity and a significant increase in patronage may create the need for upgrades to the existing infrastructure including improved signalling, passing loops, car parking, improved access arrangements or platform extensions. As Network Rail is publicly funded, It is therefore appropriate to require developer contributions or CIL contributions to fund such railway improvements; it would also be appropriate to require contributions towards rail infrastructure where they are directly required as a result of the proposed development and where the acceptability of the development depends on access to the rail network. The likely impact and level of improvements required will be specific to each station and each development.

CEC Nature Conservation

It has been suggested in the past that Woodford

The woodland and stream along the southern boundary of

It has been suggested in the past that Woodford

Great Crested Newts may potentially be

There is a pond adjacent the site so great crested

The eastern block of land in the business

139







aerodrome is good for ground nesting birds, but it is unclear if this has ever been confirmed by detailed surveys. Brown Hare (a priority species) is present and it would be necessary to provide a suitable buffer adjacent to Wigwam Wood LWS.

the site would need to be retained and buffered as part of any development proposals. There is a pond offsite that may potentially support great crested newts.

aerodrome is good for ground nesting birds, but it is unclear if this has ever been confirmed by detailed surveys. Brown Hare (a priority species) is present and it would be necessary to provide a suitable buffer adjacent to Wigwam Wood LWS.

present. There are woodland habitats on site that would need to be retained as part of any development proposals.

newts potentially present.

park supports a pond that has a Great Crested Newt population associated with it. The pond is currently cut off from the surrounding habitat and the development of this land would have a significant adverse impact on this population that is not easy to mitigate. In respect of the western block of land, there are some proposals here for some Great Crested Newt mitigation to be implemented as part of the PRR scheme, which

140






PSS907 Adlington Business Park Extension will have an impact on the volume of development that can be implemented here. It would need to be ensured that any allocation was compatible with the PRR proposals.

Archaeology Planning Advisory Service

Desk based assessment and further evaluation/mitigation likely to be required.

No comment. Desk based assessment and further evaluation/mitigation likely to be required.

Possible desk based assessment: may require nothing further

No comment. No comment.

CEC ICT and Broadband

No comment. Fibre coverage to 2017: Coverage to date mainly provided by Connecting Cheshire, should be sufficient for commercial use but residential development would require additional coverage.

No comment. Fibre coverage to 2017: Coverage to date mainly provided by Connecting Cheshire, should be sufficient for commercial use but residential development

Fibre coverage to 2017: Coverage to date provided by commercial provider, should be sufficient for commercial use but residential development would require

No comment.

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would require additional coverage.

additional coverage. However due to no significant industrial premises currently on these sites potential coverage would need to be tested with BT Openreach.

Natural England Development on the site is likely to affect Peak Park SSSI.

Development on the site is likely to affect Peak Park SSSI.




The site would be contained within the line of the proposed new link road and be regarded as low risk development.

Sport England No comment. No comment. No comment/ No comment. No comment. The site appears to include part of the adjacent Golf Course; the loss needs to be justified against the criteria of

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PSS907 Adlington Business Park Extension paragraph 74 of NPPF. No evidence has been provided to demonstrate the loss of part of the Golf Course is surplus to requirement or that it will be replaced. For that reason Sport England object to the extension of this strategic site until evidence is provided that demonstrates the allocation can meet the requirements of paragraph 74 of NPPF.

Ansa Environmental Services

No comment. Buffers to and corridors around Poynton Brook, creating link between existing PROW and

No comment. GI links with footpaths and Poynton Brook, with a buffer to Poynton Brook.

POS on site and in full. Trees, link into neighbouring housing

Ensure adequate greenways and footpath cycleway links

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greenways around links to existing development/housing on site. POS on site.

Ponds, open space on site.

into the extended business park to encourage alternative transport to work methods. These should also function as amenity spaces for employees (and visitors) for breaks and lunch hours to encourage activity.

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Appendix 5: Green Belt Assessments

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Green Belt Site Assessment: PSS900 Woodford Aerodrome

Map PSS900: Site Boundary and Potential Area for Release from the Green Belt

Relationship of Site to Green Belt Parcels

The site is located entirely within the North Cheshire Green Belt. It partly lies within GBAU parcel PY06 as shown on the map above. There is also a small area of the site not within any assessed parcel in the GBAU.

Boundary Considerations / Area Considered for Removal from Green Belt

The Poynton Relief Road shown on the map is the latest defined route for the proposed road, and was the subject of a “detailed route consultation” in October and November 2015 prior to submission of a planning application.

The site’s notional boundary extends beyond the line of this route reflecting the fact that the route has evolved over time. The GBAU parcel PY06 was drawn to the line of the preferred route at the time of producing the GBAU but as the map shows, the route has changed since that time.

If the site was to be removed from the Green Belt, the line of the new road would represent a good, clear boundary. There are few clear boundaries in the land to the west of the proposed road and it would seem clear and logical to draw the Green Belt boundary to the line of the new road.

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The Green Belt boundary to the north of the site would be defined using Poynton Brook and the current aerodrome boundary. This is a fenced boundary also marked by public rights of way in places and prominent tree lines in other places. The southern Green Belt boundary marked in cyan on the map would be defined using the current aerodrome boundary fence, but here it is not accompanied by a public right of way or prominent tree / hedge line. Whilst these are physical features that are readily recognisable, the aerodrome boundary fence may well not be permanent, given the closure of Woodford Aerodrome. If released from the Green Belt, any site policy should detail the boundary treatments required to make sure that readily recognisable features define the boundary in the long term.

If the planned Poynton Relief Road is not built, or the current identified route is altered significantly, then a further Green Belt assessment of this site would be required.

Green Belt Assessment of Parcels

The GBAU makes the following assessment of parcel PY06, within which the majority of the potential area to be released is located.

Parcel Overall Evaluation Overall Assessment

PY06: Land northeast of Adlington Industrial Estate at Woodford Aerodrome

The parcel makes a significant contribution to Green Belt purposes given its role in checking the unrestricted sprawl and in safeguarding the countryside from encroachment. In particular, the parcel is well related to the countryside and is connected to Poynton along the south eastern boundary of the Adlington Industrial Estate. The proposed A6 to Manchester Airport Relief Road forms a strong boundary to the west and south west of the parcel and will assist in preventing encroachment in the long term. The northern most edge of the parcel makes a limited contribution to maintaining the gap between Poynton and Bramhall. The assessment considers the parcel with the proposed Poynton Relief Road in place. If the road was not built, the assessment would need to be reviewed.

Significant contribution

Green Belt Assessment of Potential Area for Release

This assessment relates to the potential area of land to be released from the Green Belt, as shown on the map.

Green Belt Purpose Assessment 1 Check the unrestricted sprawl of large built-up areas

Significant Contribution: Once the Poynton Relief Road is in place, the site will have a strong outer boundary. The northern and southern boundaries are not so strong and will require some form of boundary treatment to enable them to endure. The site is adjacent to the urban area and is well connected to the Adlington Business Park. Development here would not represent ‘rounding-off’ of the settlement pattern although it would lie between the urban edge and the new road. It plays no role in preventing ribbon development.

2 Prevent neighbouring towns merging into one another

No Contribution: this area does not perform a separation role between towns.

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Green Belt Purpose Assessment 3 Assist in safeguarding the countryside from encroachment

Significant Contribution: Once the Poynton Relief Road is in place, the site will have a strong outer boundary. The northern and southern boundaries are not so strong and will require some form of boundary treatment to enable them to endure. There is existing built development within the site in the form of the runway and associated infrastructure associated with the former Woodford Aerodrome. There are a number of long-line open views from the site but there are also significant views of the urban area, and in particular the Adlington Business Park. There is a significant degree of openness but the area has a relationship both with the urban area and the countryside. At present, the site is not publicly accessible and is not identified to serve any of the beneficial uses of Green Belt.

4 Preserve the setting and special character of historic towns

No contribution: Poynton is not a historic town.

5 Assist in urban regeneration, by encouraging the recycling of derelict and other urban land

Contribution: Poynton has 0.8% brownfield urban capacity for potential development; therefore the site makes a limited degree of contribution to the purpose.

Overall evaluation The area makes a significant contribution to checking unrestricted sprawl and assisting in safeguarding the countryside from encroachment. It also makes a contribution to assisting in urban regeneration but no contribution to preventing neighbouring towns from merging or preserving the setting and special character of historic towns.

Overall assessment Significant Contribution.


A review of surrounding GBAU parcels has been carried out to determine:

1. Whether the release of this area of land would affect the function of surrounding Green Belt parcels; and

2. Whether the release of any additional adjacent land would affect the Green Belt Assessment of this area of land.

GBAU Parcel

Contribution Potential For Release from Green Belt

Impacts on Adjacent Parcels of Releasing PSS900

Impacts on PSS900 of Releasing Additional Adjacent Land

PY06 Significant Contribution

Parcel PY06 contains part of potential site PSS903 (to the north) and potential site PSS907 (to the south) which are also being considered for release from the Green Belt through the site selection work.

Release of PSS900 would reduce the size of parcel PY06. The remaining area is outside of the former Woodford Aerodrome and retains a significant degree of openness. Development of PSS900 could increase views of the urban area; however there are currently views of the Adlington Business Park from the remaining part of PY06 across potential site PSS900. Some careful design and boundary treatment may help to

Release of adjacent sites PSS903 and / or PSS907 would not affect the potential for this site to also be released from the Green Belt (subject to there being a need for all sites to justify exceptional circumstances). If adjacent site PSS903 was released but PSS900 was not, this would result in an irregular settlement boundary.

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GBAU Parcel




minimise visual impacts and could actually reduce the visual of the existing business park. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt.


This parcel contains part of potential site PSS903 which is also being considered for release from the Green Belt through the site selection work.

Although adjacent to the urban area, PY07 has a significant degree of openness. Development of PSS900 could increase views of the urban area from PY07, although there are already glimpses of the Adlington Business Park and the wooded brook provides a visual barrier. Careful design and boundary treatments could help to minimise any impacts. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt.

If adjacent site PSS903 was released but PSS900 was not, this would result in an irregular settlement boundary.

The area also sits within the GBAU General Area P2, which makes a significant contribution to Green Belt purposes. Release of PSS900 from the Green Belt would not undermine the overall Green Belt function of this General Area.


The proposed development requirements for Poynton over the Plan period are 650 net additional dwellings and 10 ha of employment land.

The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.

These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” or a “contribution” to Green Belt purposes).

The detailed Site Selection work should also consider all other planning factors to determine any site-specific circumstances.

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Summary

Consideration Summary Potential area for Green Belt release

The area between the settlement inset boundary, the West Coast Mainline, Poynton Brook, the proposed Poynton Relief Road and the boundary of Woodford Aerodrome, as shown on the map.


The assessment of the potential area of land to be released shows that it makes a “significant contribution” to Green Belt purposes.




Exceptional Circumstances The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.

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Green Belt Site Assessment: PSS901 Land off Waterloo Road



The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel PY20 as shown on the map above. The site’s boundaries correspond with parcel boundaries in places, but differ in other places.


If this site were to be removed from the Green Belt, the property ‘Lynden’ and its curtilage would also be removed to avoid leaving it as a small isolated area of Green Belt. To enable a clear, logical boundary to the south west corner, it would seem appropriate to remove the existing properties and their curtilages from the Green Belt and use the road boundary as the new Green Belt boundary.

The Green Belt boundary would be defined using Dickens Lane, The Coppice and tree and hedge-lined footpaths and field boundaries. The northern and eastern boundaries are not considered as strong or moderate boundaries in the GBAU. Whilst these are physical features, that are nearly continuous, there are areas where the boundary is not so prominent. In particular, the site boundaries highlighted in cyan are field boundaries marked by post and wire fences. If released from the Green Belt, any site policy will need to detail the boundary treatment required to make sure that boundaries are defined by readily recognisable physical features that will endure in the long term.

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The GBAU makes the following assessment of parcel PY20, within which the potential area for release is located.


PY20: Land to the east of Waterloo Road, south of Coppice Road

The parcel makes a significant contribution to Green Belt purposes given its role in safeguarding the countryside from encroachment and in checking the unrestricted sprawl of Poynton. It plays a major role in preventing ribbon development along the northern side of The Coppice and to the south of Coppice Road. The parcel is well related to the countryside with open long line views from the settlement.

Significant Contribution




Major Contribution: The site itself does not have strong boundaries to contain development. The parcel in which it sits does have moderate outer boundaries but given the landscape form and parcel shape, the outer areas are very detached from the settlement. The site is adjacent to the urban area on its western side but its predominant relationship is with the open countryside. Development would not represent ‘rounding-off’ of the settlement pattern. The Green Belt designation plays an important role in preventing further ribbon development along Coppice Road and The Coppice, although a comprehensive development scheme would not represent ribbon development.


No contribution: the site does not play a role in maintaining separation between settlements.

3 Assist in safeguarding the countryside from encroachment

Significant Contribution: The site boundaries are fairly weak in places and appropriate boundary treatments would be required. Other than a very limited number of residential properties at the site edge, the whole area is entirely free of built development. There are limited views of the urban area from the western end of the site but overall the site is well related to the open countryside and has open long line views. There are areas of dense vegetation but overall there is low vegetation and a major-significant degree of openness. There is a public right of way giving access to the countryside which is a beneficial use of the Green Belt.




Contribution: Poynton has 0.8% brownfield urban capacity for potential development; therefore the parcel makes a limited degree of contribution to the purpose.

Overall evaluation This site makes a major contribution to checking unrestricted sprawl and a significant contribution to assisting in safeguarding the countryside from encroachment. It makes only a limited contribution to assisting in urban regeneration and no contribution to preventing neighbouring towns from merging or preserving the setting and special character of historic towns.

Overall assessment Significant Contribution

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GBAU Parcel





This parcel does not contain any potential strategic sites and is not being considered for release from the Green Belt.

This parcel has a significant degree of openness, although there are existing views of the urban area. Potential site PSS901 is fairly well screened by existing development and vegetation but given the topography there are areas of PY19 with views across PSS901. Development here could increase views of the urban area and it will be important to minimise these through careful design. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt.

No adjacent land considered for release.


This parcel does not contain any other potential strategic sites being considered, other than PSS901

Release of PSS901 would significantly reduce the size of parcel PY20. The remaining area would retain similar characteristics but at present is very detached from the urban area. There would be a need for careful design and boundary treatments in order to reduce views of the new development which could affect the openness. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt.

No additional land considered for release.

PY22 Contribution This parcel contains another potential strategic site (PSS902) which is also being considered for release from the Green Belt

These two areas are not strongly related and it is not considered that release of potential site PSS901 would materially impact on the Green Belt function of parcel PY22.

Release of PSS902 would not impact on the potential for PSS901 to also be released.

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The area also sits within the GBAU General Area P1, which makes a major contribution to Green Belt purposes. Release of PSS901 from the Green Belt would not undermine the overall Green Belt function of this General Area.






Summary


The area between the settlement inset boundary, The Coppice, and field boundaries as shown on the map.




The new Green Belt boundary would be defined using physical features but any site policy should detail boundary treatments required to make sure the boundaries can be considered as readily recognisable and will endure in the long-term.

Surrounding Green Belt Release of nearby potential site PSS902 would not affect the potential for release of PSS901. Release of this site could have some impacts for surrounding Green Belt parcels but would not materially alter the function of the surrounding Green Belt.


The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.

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Green Belt Site Assessment: PSS902 Land at Sprink Farm



The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel PY22 as shown on the map above. The site’s boundaries broadly correspond with parcel boundaries although there are some differences in places.


If this site were to be removed from the Green Belt, a logical and clear new Green Belt boundary could be created by using Poynton Brook. This would mean that the area within the highway boundary of Dickens Lane as well as the properties and curtilages between the site boundary and Dickens Lane would also be removed from the Green Belt.

The Green Belt boundary would be defined using Poynton Brook and a hedge-lined field boundary at the eastern end. These are physical features that are readily recognisable and likely to be permanent.



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PY22: Land south of Dickens Lane, north of Poynton Brook and east of Narrow Lane

The parcel has a limited contribution to the purposes of the Green Belt. The parcel has potential for rounding off development. The parcel has no contribution to preserving the historic setting as the parcel is not located near a conservation area. The parcel has a limited contribution to assisting urban regeneration.

Contribution


This assessment relates to the potential area of land to be released from the Green Belt, as shown on the map. The potential area to be released is very similar to the GBAU parcel PY22, and the assessments are consistent.


Contribution: Bounded on two sides by the edge of the urban area and relatively well connected to it. Some ribbon development has taken place on the south side of Dickens Lane which forms the northern boundary. The southern boundary is defined by Poynton Brook. Development of the parcel could be viewed as rounding off the settlement, although the Brook forms only a moderately strong boundary, and the parcel does play a role in preventing further ribbon development along Dickens Lane.


No Contribution: loss of this parcel would not narrow the gap between Poynton and other towns and therefore plays no role in preventing neighbouring towns from merging.


Contribution: The parcel has a strong relationship to the edge of the urban area. The containment is compromised to an extent by the less defensible boundary formed by Poynton Brook, although the Brook and its linear woodland are likely to be sufficient to resist further encroachment into the land to the south. There is a public footpath running through the site giving access to the countryside which is a beneficial use of the Green Belt.


No contribution: Poynton is not a historic town for the purposes of this Green Belt assessment.


Contribution: Poynton has 0.8% brownfield urban capacity for potential development, therefore the parcel makes a limited degree of contribution to the purpose.

Overall evaluation The parcel has a limited contribution to the purposes of the Green Belt. The parcel has potential for rounding off development. The parcel has no contribution to preserving the historic setting as the parcel is not located near a Conservation Area. The parcel has a limited contribution to assisting urban regeneration.

Overall assessment Contribution




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GBAU Parcel





This parcel contains another potential strategic site (PSS901) which is also being considered for release from the Green Belt.

These two areas are not strongly related and it is not considered that release of potential site PSS902 would materially impact on the Green Belt function of parcel PY20.



This parcel contains another potential strategic site (PSS908), which is also being considered for release from the Green Belt.

This parcel is relatively detached from the urban area and has a significant degree of openness. The heavily wooded boundary to Poynton Brook provides a good visual barrier and it is not considered that development of PSS902 would impact on the Green Belt function of PY23.

Release of PSS908 would not impact on the potential of PSS902 to also be released.





These general exceptional circumstances will only apply to this area of land if there are no other suitable alternative sites where release would cause less harm to the Green Belt (in this case sites that make “no contribution” to Green Belt purposes).


Summary


The area between the settlement inset boundary, Poynton Brook and the field boundary as shown on the map.

Green Belt Assessment of the The assessment of the area shows that it makes a Contribution to

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Potential Area to be Released Green Belt purposes. This assessment is consistent with the assessment of Parcel PY22 in the GBAU.



Surrounding Green Belt Release of nearby potential site PSS901 would not affect the potential for release of PSS902. Release of this site would not affect the function of the surrounding Green Belt.

Exceptional Circumstances The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make “no contribution” to Green Belt purposes.

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Green Belt Site Assessment: PSS903 Land West of Poynton

Map PSS903: Site Boundary and Area for Release from the Green Belt


The site is located entirely within the North Cheshire Green Belt. It lies mainly within GBAU parcels PY06, PY07, PY08 and PY09 as shown on the map above. There are also small areas of the site not within any assessed parcel in the GBAU.


Removal of the site from the Green Belt would leave an isolated area of Green Belt between properties on Lostock Hall Road and Wigwam Wood. If the site was removed from the Green Belt, this area would be removed also.


The site’s notional boundary extends beyond the line of this route reflecting the fact that the route has evolved over time. The GBAU parcel PY06 was drawn to the line of the preferred route at the time of producing the GBAU but as the map shows, the route has changed since that time.

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If the site was to be removed from the Green Belt, the line of the new road would represent a good, clear boundary and it would seem clear and logical to draw the Green Belt boundary to the line of the new road.

The Green Belt boundary to the south of the site would be defined using Poynton Brook and the current aerodrome boundary. This is a fenced boundary also marked by public rights of way in places and prominent tree lines in other places. The north west Green Belt boundary would be defined using a field boundary and the curtilage boundary of existing development. Whilst these are physical features that are readily recognisable, the aerodrome boundary fence may well not be permanent, given the closure of Woodford Aerodrome. If released from the Green Belt, any site policy should detail the boundary treatments required to make sure that readily recognisable features define the boundary in the long term.



The GBAU makes the following assessment of parcels PY06, PY07, PY08 and PY09 within which the majority of the potential area to be released is located.





PY07: Area of land between Poynton Brook and the railway line

The parcel is largely an agricultural area and open in character. The parcel has no contribution to preserving the historic setting as the parcel is not located near a conservation area. The parcel has a limited contribution to assisting urban regeneration.


PY08: Land to the rear of properties on Lostock Hall Road including Wigwam Wood

The parcel makes a significant contribution to Green Belt purposes given its role in checking the unrestricted sprawl as it adjoins Poynton to the north and west with no clear defensible boundary to the west. Given that the majority of the parcel consists of a wooded area which is a TPO region and it is well related to the countryside along the southern and eastern boundary, the parcel plays a significant role in safeguarding the countryside from encroachment.


PY09: Area south of Chester Road to the rear of properties on the Bird Estate

The parcel makes a significant contribution to Green Belt purposes given its role in checking the unrestricted sprawl as it adjoins Poynton to the north. Given that the parcel is well connected to the countryside and supports a major degree of openness, the parcel plays a significant role in safeguarding the countryside from encroachment.


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Significant Contribution: the boundaries are of varying strength although ultimately the outer boundary would be contained by the Poynton Relief Road. Other boundaries are not so strong and will require some form of boundary treatment to enable them to endure. The site is adjacent to the urban area, and some parts might be thought of as rounding-off the settlement pattern; the site as a whole cannot be considered to be rounding-off. The Green Belt designation does not play an important role in preventing ribbon development.


No Contribution: loss of this parcel would not narrow the gap between Poynton and other towns and therefore plays no role in preventing neighbouring towns from merging.


Significant Contribution: the boundaries are of varying strength although ultimately the outer boundary would be contained by the Poynton Relief Road. Other boundaries are not so strong and will require some form of boundary treatment to enable them to endure. The area is very large and predominantly consists of open land with the exception of Locstockhall Nursery and the derelict Lostockhall Farm. There are prominent views of the settlement in parts, but elsewhere the area is more remote, with low vegetation and long line views. Overall, it has a significant degree of openness and a strong relationship with the open countryside.





Overall evaluation This area makes a significant contribution to checking unrestricted sprawl and assisting in safeguarding the countryside from encroachment. It also makes a contribution to assisting in urban regeneration, but no contribution to preventing neighbouring towns from merging or preserving the setting and special character of historic towns.






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GBAU Parcel





This parcel also contains part of potential strategic site PSS900 which is being considered for release from the Green Belt through the site selection methodology.

Release of PSS903 would significantly reduce the size of parcel PY06. The remaining area would mainly be the part within the boundary of the former Woodford Aerodrome. This area has a significant degree of openness but also some views of the urban area. Development of PSS903 could lead to increased views of the urban area and would result in the remainder of PY06 being surrounded by the urban area on three sides, potentially reducing openness. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt.

If PSS903 was released on its own, it would result in an irregular settlement boundary and (subject to being needed to meet development requirements), release in PSS900 in addition would result in a more rounded boundary.


This parcel contains potential strategic site PSS906 which is also being considered for release from the Green Belt through the site selection methodology.

Release of PSS903 would significantly reduce the size of parcel PY09. The remaining area would be separated from the site by existing development and vegetation at Long Furrow. The remaining area is well connected to the settlement with significant views of the urban area, as well as being separated from the site. It is not considered that release of PSS903 would alter the Green Belt function of the remaining area of PY09.

If PSS903 was released from the Green Belt, it would result in the remaining area of PY09 being surrounded on three sides by built development and by the Poynton Relief Road on the other side. Therefore, if PSS903 was released, consideration should be given to releasing PSS906 in addition.




The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and

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employment development, combined with the significant adverse consequences of not doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.



Summary


The area between the settlement inset boundary, Woodford Aerodrome, Poynton Brook and the Poynton Relief Road as shown on the map.


The assessment of the area shows that it makes a Significant Contribution to Green Belt purposes.





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Green Belt Site Assessment: PSS904 Land North of Hazelbadge Road



The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcels PY10 and PY11 as shown on the map above. The site boundaries broadly correspond with the outer boundaries for these parcels, although there are some differences.


To avoid leaving an isolated area of Green Belt, land at Lower Park School would also need to be removed from the Green Belt. To avoid long narrow fingers of Green Belt between the site and the current settlement inset boundary, these areas (within the railway land and between the site and Poynton Brook) would also be removed. At the western end, the Green Belt boundary would use the pond just beyond the site boundary.

The Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. These are Lower Park Road and a pond / fence at the western end.

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The GBAU makes the following assessment of parcels PY10 and PY11, within which the parcel is located.


PY10: North of Hazelbadge Road and railway line and south of Lower Park Road

The parcel makes a significant contribution to Green Belt purposes given its role in checking the unrestricted sprawl and safeguarding the countryside from encroachment. The parcel plays a limited role in preventing Poynton and Bramhall from merging given that the western most section forms part of the gap between these settlements albeit the gap is already narrower in other locations. There is existing ribbon development along Lower Park Road and Woodford Road and the parcel plays a role in preventing further ribbon development. It could however be argued that development of the parcel could round off the settlement pattern (along with PY11).


PY11: Land to the west of Hazelbadge Road

The parcel makes a limited contribution to Green Belt purposes given its weak southern and northern boundaries which are unlikely to be sufficient in preventing urban sprawl and encroachment in the long term. The parcel lies adjacent to Poynton along the southern boundary however dense trees to the west and the school located within the parcel hinder long line views from the settlement. Given the irregular shape of the settlement the parcel provides the opportunities to round off the settlement pattern (along with PY10).

Contribution




Significant Contribution: The outer boundary is formed of Lower Park Road which is a moderate boundary. Although adjacent to the urban area on three sides, this is a large area and parts are very detached from the urban area. Despite the size of the area, it could be said to be ‘rounding-off’ of the settlement pattern. There is currently some ribbon development along Lower Park Road and the Green Belt designation is important in preventing further ribbon-type development, although a comprehensive development scheme would not represent ribbon development.


Contribution: the western most section of the parcel forms a less essential gap between Poynton and Bramhall located to the north west. A reduction in the gap would not lead to the actual merging of settlements, however due to the Bramhall Golf Club the perceived distance between settlements would be reduced. The gap is already narrower at its closest point. Furthermore the proposed A6 to Manchester Airport relief road will provide a physical barrier which will maintain the perceived gap between settlements.

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Significant Contribution: Other than the primary school, this is predominantly agricultural land. It is adjacent to the urban area and there are views of existing development in places although these are mainly screened by vegetation. The existing primary school is also an urbanising influence in the south of the area. Further north within the site, there are some long-line views and a significant degree of openness. Footpaths give access to the countryside.




Contribution: Poynton has 0.8% brownfield urban capacity for potential development; therefore the area makes a limited degree of contribution to the purpose.

Overall evaluation The area makes a significant contribution to checking unrestricted sprawl and safeguarding the countryside from encroachment. It also makes a contribution to preventing neighbouring towns from merging and assisting in urban regeneration but does not contribute to preserving the setting and special character of historic towns.






GBAU Parcel






Parcel PY12 is detached from the urban area and has a significant degree of openness, although there are some urbanising influences around its edges. There are low levels of vegetation and open long-line views. Release of PSS904 for development is likely to increase views of the urban area which could impact on the openness. Careful design and boundary treatments would be required to help minimise visual impacts.



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Summary


The area between the settlement inset boundary, Lower Park Road and the pond as shown on the map.







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Green Belt Site Assessment: PSS905 Land Adjacent to Hazelbadge Road



The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcels PY10 and PY11 as shown on the map above. The site boundaries differ from the parcel boundaries.


To avoid leaving an isolated area of Green Belt, land at Lower Park School would also need to be removed from the Green Belt.

The Green Belt boundary would be defined using physical features. These are field boundaries to the north and east of the site. The boundaries highlighted in cyan are field boundaries defined intermittently by post and wire fences. If released from the Green Belt, any site policy should detail the boundary treatments required to make sure that readily recognisable features define the boundary in the long term.


The GBAU makes the following assessment of parcels PY10 and PY11, within which the parcel is located.

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Contribution




Contribution: The boundaries of this area are not well-defined and would require boundary treatments to make sure they endured in the long term. However, the area is well connected to the urban area, being directly adjacent on two sides. Given the current settlement form, development of this area could be regarded as ‘rounding-off’ of the settlement pattern. The Green Belt designation has no role to play in preventing ribbon development.


No contribution: the area does not play a role in maintaining separation between settlements.


Contribution: The boundaries of this area are not well-defined and would require boundary treatments to make sure they endured in the long term. The area is adjacent to the urban area and there are views of existing development, although these are screened in places by vegetation. The existing Primary School is also a significant urbanising influence within the potential area for removal from the Green Belt. Given the surrounding urban area and vegetation, views outwards are somewhat limited although there are some glimpses of mid-range views from parts. Overall, the degree of openness is fairly limited. There is a footpath which gives access to the countryside.





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Green Belt Purpose Assessment Overall evaluation The area makes a contribution to checking unrestricted sprawl, assisting

in safeguarding the countryside from encroachment and assisting in urban regeneration. It does not contribute to preventing neighbouring towns from merging or preserving the setting and special character of historic towns.

Overall assessment Contribution





GBAU Parcel





This parcel also contains parts of potential strategic sites (PSS904 and PSS909) which are being considered for release from the Green Belt through the site selection methodology. PSS904 and PSS909 are an extended version of PSS905 so would only be released instead of it – not in addition to it.

Release of PSS905 would slightly reduce the size of parcel PY10. Parts of the parcel are relatively detached from the urban area and overall it has a significant degree of openness. Development of PSS905 could increase views of the urban area from PY10 but careful design and boundary treatments would help to reduce any impact. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of Green Belt.

PSS904 and PSS909 are also being considered for release and could be released instead of PSS905.




The exceptional circumstances required to release this area of land from the Green Belt arise from the exceptional circumstances set out in general terms in the GBAU. These are the need to allocate sufficient land for market and affordable housing and employment development, combined with the significant adverse consequences of not

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doing so, particularly because it is not practicable to fully meet the development needs of the area without amending Green Belt boundaries.



Summary


The area between the settlement inset boundary and the field boundaries as shown on the map.


The assessment of the potential area of land to be released shows that it makes a “contribution” to Green Belt purposes.


The new boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the site policy detailing appropriate boundary treatment.



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Green Belt Site Assessment: PSS906 Land South of Chester Road



The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel PY09 as shown on the map above.


To enable a clear a logical Green Belt boundary, it would seem appropriate to draw the new boundary to the existing Chester Road (which would remain as an access road for the properties fronting it) so that the existing built up frontage to Chester Road would also be excluded from the Green Belt.


The new Green Belt boundary would be defined using a track forming the western boundary of the site, Chester Road, a field boundary and the curtilage boundary of existing development. These boundaries are physical features that are readily recognisable and likely to be permanent.

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The GBAU makes the following assessment of parcel PY09 within which the potential area to be released is located.


PY09: Area south of Chester Road to the rear of properties on the Bird Estate

The parcel makes a significant contribution to Green Belt purposes given its role in checking the unrestricted sprawl as it adjoins Poynton to the north. Given that the parcel is well connected to the countryside and supports a major degree of openness, the parcel plays a significant role in safeguarding the countryside from encroachment.





Contribution: the area would be mainly bounded by strong and moderate boundaries (existing Chester Road and an unmaintained dirt track) although the southern boundary may require some further boundary treatments to enable it to endure. The area is well-related to the urban area. Although it could not be said to ‘round-off’ the settlement pattern, it is currently surrounded by built development on 2½ sides and the third side will be contained by the track. The Green Belt designation does not prevent ribbon development.


Contribution: only the northern most section of the parcel forms a less essential gap between Poynton and Bramhall located to the north west. A reduction in the gap would not lead to the actual merging of settlements and the gap is already this distance at its closest point. The existing ribbon development along the A5102 and A5149 already links the settlements. Furthermore the proposed A6 to Manchester Airport Relief Road will provide a physical barrier which will maintain the perceived gap between settlements.


Contribution: whilst the parcel in which this site is located has a major degree of openness, this area is visually separate. Whilst there are glimpses of long line views from parts of the site, in general the openness is limited with the predominant feature being views of the adjacent urban area and the site is contained by vegetation. Given the intervening development, the relationship with the wider countryside feels weak and this will only increase with the presence of the new road. There is a footpath which gives access to the countryside.





Overall evaluation This area makes a contribution to checking unrestricted sprawl, preventing neighbouring towns from merging, assisting in safeguarding the countryside from encroachment and assisting in urban regeneration. It does not contribute to preserving the setting and special character of historic towns.

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Green Belt Purpose Assessment Overall assessment Contribution.





GBAU Parcel





Parcel PY09 also contains an additional potential strategic site (PSS903) which is also being considered for release from the Green Belt.

Release of PSS906 would reduce the size of PY09. The parcel is currently split into two visually separate parts. Release of PSS906 would not affect the Green Belt function of the remaining part of the parcel.

Release of adjacent land PSS903 would not impact on the potential to also release PSS906.

The area also sits within the GBAU General Area P2, which makes a significant contribution to Green Belt purposes. Release of PSS906 from the Green Belt would not undermine the overall Green Belt function of this General Area. The adjacent Green Belt also extends into the neighbouring local authority area. This area does share a visual connection although to the north it is well screened by existing development and to the west it is separated by the line of the Poynton Relief Road. Any site policy should detail how the design and boundary treatments will minimise any visual impact on this area of Green Belt.





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Summary


The area between the settlement inset boundary, Chester Road, field boundary and existing development curtilage as shown on the map.


The assessment of the potential area of land to be released shows that it makes a “contribution” to Green Belt purposes.


The new Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent, subject to the Poynton Relief Road being constructed.

Surrounding Green Belt Release of this site would not materially alter the function of the surrounding Green Belt.


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Green Belt Site Assessment: PSS907 Adlington Business Park Extension



The site is in two separate areas and is located predominantly within the North Cheshire Green Belt. It lies within GBAU parcels PY03, PY05 and a small part of PY06. There is also a small area of the site not within any assessed parcel in the GBAU as well as an area outside of the Green Belt.



For the western part of the site, the new Green Belt boundary would be defined using the line of the new road and the existing boundary to the former Woodford Aerodrome. The new Green Belt boundary for the eastern part of the site would be defined using the West Coast Mainline and the minor access road to the south.

These boundaries are largely physical features that are readily recognisable and likely to be permanent. The boundary marked in cyan on the map would be defined using the current aerodrome boundary fence. Whilst this is a physical feature, it may well not be permanent given the closure of Woodford Aerodrome. If released from the

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Green Belt, any site policy should detail the boundary treatments required to make sure that readily recognisable features define the boundary in the long term.



The GBAU makes the following assessment of parcels PY03, PY05, and PY06 within which the majority of the potential area to be released is located.


PY03: Land between London Road, railway line and Adlington Industrial Estate

The parcel makes a limited contribution to Green Belt purposes. The strong boundary to the east would effectively contain development and the openness of the parcel and land beyond to the west is compromised by built development. The parcel has no contribution to preserving the historic setting as the parcel is not located near a conservation area. The parcel has a limited contribution to assisting urban regeneration.

Contribution

PY05: Land southeast of Adlington Industrial Estate

The parcel makes a significant contribution to Green Belt purposes given its role in safeguarding the countryside from encroachment and in checking the unrestricted sprawl. The parcel consists of open agricultural land which is well related to the countryside and only adjoins Poynton along the northern boundary. The assessment considers the parcel with the proposed Poynton Relief Road in place. If the road was not built, the assessment would need to be reviewed.







Green Belt Purpose Assessment

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Contribution: The eastern area is well bounded, has strong relations with the urban area and would represent ‘rounding-off’ of the settlement pattern. The western area has strong boundaries, with the exception of the very small area to the north bounding the aerodrome which would require further boundary treatment. This part is also well-related to the existing business park but would not represent ‘rounding-off’ of the settlement pattern. Neither part plays much of a role in preventing ribbon development.


No contribution: neither area plays a role in maintaining separation between settlements.


Significant Contribution: The eastern area has strong boundaries, existing development and views of the business park with a very limited degree of openness. The western area also has views of the business park although it is fairly well screened by vegetation. It is partly in agricultural use and partly in use as a golf course, serving a beneficial use of the Green Belt – although it is likely that use as a golf course would cease following construction of the Poynton Relief Road. There is also a public right of way crossing the area which gives access to the countryside. There are some open views from this area.





Overall evaluation Whilst there are two parts to the site, overall it makes a significant contribution to safeguarding the countryside from encroachment. It also makes a contribution to checking unrestricted sprawl and assisting in urban regeneration. It makes no contribution to preventing neighbouring towns merging or preserving the setting and special character of historic towns. Whilst the eastern part only makes a ‘contribution’ to Green Belt purposes, overall it is just considered to make a ‘significant contribution’ due to the openness of the western area.






GBAU Parcel




PY01 Contribution This parcel does not contain any potential strategic sites and is not being considered for

This parcel has a limited degree of openness and serves only a limited Green Belt function. It is separated

No adjacent land being considered for release.

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GBAU Parcel




release from the Green Belt.

from the site by the West Coast Mainline and release of PSS907 would not alter the Green Belt function of this parcel.

PY03 Contribution Other than PSS907, this parcel does not contain any other potential strategic sites being considered for release.

Release of PSS907 would significantly reduce the size of parcel PY03. The remaining area is occupied by residential properties and has no degree of openness. It would make ‘no contribution’ to purpose 3.


PY04 Contribution This parcel does not contain any potential strategic sites and is not being considered for release from the Green Belt.

There is only a very weak relationship between potential site PSS907 and parcel PY04. Release of PSS907 would not impact on the Green Belt function of PY04.



This parcel also contains a potential strategic site (PSS900) which is also being considered for release from the Green Belt through the site selection methodology.

Release of PSS907 would slightly reduce the size of parcel PY06. It would not impact on the function of the remaining area of the parcel.

Release of adjacent site PSS900 would not affect the potential for PSS907 to also be released.






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Summary


The area between the settlement inset boundary, the West Coast Mainline and the access road; and the area between the settlement inset boundary, the Poynton Relief Road and the Woodford Aerodrome boundary, as shown on the map.







The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make “no contribution” or a “contribution” to Green Belt purposes.

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Green Belt Site Assessment: PSS908 Land North of Hope Lane



The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcel PY23 as shown on the map above. The site’s boundaries correspond with parcel boundaries.


If this site were to be removed from the Green Belt, a logical and clear new Green Belt boundary could be created using Poynton Brook, Hope Lane, and Moggie Lane. These are physical features that are readily recognisable and likely to be permanent.



Parcel Overall Evaluation Overall Assessment PY23: Land between Poynton Brook, Moggie Lane, Hope Lane and Poynton Industrial Estate

The parcel makes a significant contribution to Green Belt purposes given that it is closely related to the open countryside with relatively open views and with very limited urbanising influences thus making a significant contribution to safeguarding the countryside from encroachment. The strong


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boundaries to the north and west adjoining Poynton have so far prevented any urban sprawl and the parcel makes a significant contribution to this purpose. The parcel does not play a separation role between settlements.


This assessment relates to the potential area of land to be released from the Green Belt, as shown on the map. The potential area to be released is the same as GBAU parcel PY23, and the assessments are consistent.


Significant contribution: the area is connected to Poynton along the western boundary and part of the northern boundary. The area borders open land along its remaining boundaries. The area has strong boundaries to the west consisting of the Poynton Industrial Estate and to the north with the Poynton Brook, which is set within a ditch and is heavily tree lined. These boundaries have so far prevented urban sprawl. Hope Lane and Moggie Lane are both maintained roads with tree and hedge lining and also form a strong boundary to the east and south.


No contribution: the area does not play a role in maintaining separation between settlements.


Significant contribution: the area adjoins Poynton along the western and north western boundary with the remaining boundaries adjoining the countryside. The majority of the area is in agricultural use with sheep grazing and there are very limited urbanising influences within and adjacent to the parcel consisting of sparsely located farm properties. There are relatively open long line views from the western settlement boundary out across the area. The heavily tree lined Poynton Brook to the north provides a strong boundary which will help to prevent encroachment in the long term.


No contribution: Poynton is not a historic town for the purposes of this Green Belt assessment.


Contribution: Poynton has 0.8% brownfield urban capacity for potential development, therefore the area makes a limited degree of contribution to the purpose.

Overall evaluation The area makes a significant contribution to checking unrestricted sprawl and safeguarding the countryside from encroachment. The area has no contribution to preserving the historic setting as the parcel is not located near a Conservation Area, or to preventing neighbouring towns from merging into one another. The area has a limited contribution to assisting urban regeneration.

Overall assessment Significant Contribution




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GBAU Parcel




PY22 Contribution This parcel contains another potential strategic site (PSS902) which is also being considered for release from the Green Belt.

The heavily wooded boundary to Poynton Brook provides a good visual barrier and it is not considered that release of potential site PSS908 would materially impact on the Green Belt function of parcel PY22.


PY24 Contribution This parcel does not contain any potential strategic sites and is not being considered for release from the Green Belt.

This parcel is relatively detached from the urban area and has a significant degree of openness. The moderately wooded boundary to Hope Lane acts as a good visual barrier, and careful design and boundary treatments could help to reduce any impact. Any site policy should detail how the design and boundary treatments will minimise the visual impacts on this area of the Green Belt.








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Summary


The area between Poynton Brook, Poynton Industrial Estate, Hope Lane, and Moggie Lane as shown on the map.


The assessment of the area shows that it makes a ‘Significant Contribution’ to Green Belt purposes. This assessment is consistent with the assessment of Parcel PY23 in the GBAU.



Surrounding Green Belt Release of this area could have some impacts for surrounding Green Belt parcels, but would not materially alter the function of the surrounding Green Belt.

Exceptional Circumstances The exceptional circumstances set out in the GBAU are applicable to this site provided there are no other suitable alternatives that make ‘no contribution’ or a ‘contribution’ to Green Belt purposes.

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Green Belt Site Assessment: PSS909 Land South of Lower Park Road



The site is located entirely within the North Cheshire Green Belt. It lies within GBAU parcels PY10 and PY11 as shown on the map above. The site’s northern, eastern and southern boundaries broadly correspond with the outer boundaries for these parcels, although there are some differences.


To avoid leaving an isolated area of Green Belt, land at Lower Park School would also need to be removed from the Green Belt. To avoid long narrow fingers of Green Belt between the site and the current settlement inset boundary, this area (between the site and Poynton Brook) would also be removed. At the western end, the Green Belt boundary would use the ponds just beyond the site boundary and a field boundary.

The Green Belt boundary would be defined using physical features that are readily recognisable and likely to be permanent. These are Lower Park Road, and a combination of ponds, field boundaries, trees, and hedges at the western end. The boundaries highlighted in cyan are field boundaries defined intermittently by post and wire fences. If released from the Green Belt, any site policy should detail the boundary treatments required to make sure that readily recognisable features define the boundary in the long term.

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The GBAU makes the following assessment of parcel PY10, within which the parcel is located.







Contribution




Significant Contribution: The outer boundary is formed of Lower Park Road which is a moderate boundary, and a combination of ponds, field boundaries trees, and hedges. The western boundary is not well-defined and would need boundary treatments to make sure it endured in the long term. Although adjacent to the urban area on two sides, this is a large area and parts are very detached from the urban area. Despite the size of the area, it could be said to be ‘rounding-off’ of the settlement pattern. There is currently some ribbon development along Lower Park Road and the Green Belt designation is important in preventing further ribbon-type development, although a comprehensive development scheme would not represent ribbon development.


Contribution: the western most section of the parcel forms a less essential gap between Poynton and Bramhall located to the north west. A reduction in the gap would not lead to the actual merging of settlements, however due to the Bramhall Golf Club the perceived distance between settlements would be reduced. The gap is already narrower at its closest point. Furthermore the proposed A6 to Manchester Airport relief road will provide a physical barrier which will maintain the perceived gap between settlements.

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Significant Contribution: Other than the primary school, this is predominantly agricultural land. It is adjacent to the urban area and there are views of existing development in places although these are mainly screened by vegetation. The existing primary school is also an urbanising influence in the south of the area. Further north within the site, there are some long-line views and a significant degree of openness. Footpaths give access to the countryside.





Overall evaluation The area makes a significant contribution to checking unrestricted sprawl and safeguarding the countryside from encroachment. It also makes a contribution to preventing neighbouring towns from merging and assisting in urban regeneration but does not contribute to preserving the setting and special character of historic towns.






GBAU Parcel






Parcel PY12 is detached from the urban area and has a significant degree of openness, although there are some urbanising influences around its edges. There are low levels of vegetation and open long-line views. Release of PSS909 for development is likely to increase views of the urban area which could impact on the openness. Careful design and boundary treatments would be required to help minimise visual impacts.



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Summary


The area between the settlement inset boundary, Lower Park Road and the ponds/field boundary as shown on the map.


The assessment of the potential area of land to be released shows that it makes a ‘significant contribution’ to Green Belt purposes.





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Site Selection Final Report: Poynton

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