Site LPS 22: Former Manchester Metropolitan University Campus, Alsager

The development of the Former Manchester Metropolitan University Campus over the Local Plan Strategy period will be achieved through:

  1. The delivery of around 400 new homes;
  2. Creation of a wider sports and leisure hub, linked to the adjacent Cheshire East Council leisure centre facilities;
  3. Development of this site could also include:
    1. An extra care development providing housing for the older population;
    2. Appropriate retail provision to meet local needs;
    3. Community facility / place of worship;
    4. Public house / take away / restaurant;
    5. Commercial sport and health related facilities, potentially including small scale sports science and sports therapy related development;
  4. The incorporation of green infrastructure and creation of strong boundaries around the site; and
  5. Pedestrian and cycle links to new and existing residential areas, shops, schools and health facilities.

Site Specific Principles of Development

  1. Contributions to improvements to town centre accessibility.
  2. Retention and incorporation into the development of existing hedges and trees, particularly those shielding the sports pitches at the junction of Hassall Road and Dunnocksfold Road, and those trees that are protected.
  3. Contributions towards or delivery of improvements to road junctions.
  4. Contributions to education and health infrastructure.
  5. Recording of the surviving WWII buildings on site and the archaeological investigation of the former site of Daisybank Farm, will be required.
  6. This Local Plan Strategy site is expected to provide affordable housing in line with the policy requirements set out in Policy SC 5 'Affordable Homes'.
  7. The retention and/or replacement of the indoor and outdoor sports facilities should be in accordance with the findings of an adopted, up to date and robust needs assessment.
  8. The site will be developed only where it can be demonstrated that there is no adverse impact on the Midland Meres and Mosses Phase 2 Ramsar and Oakhanger Moss SSSI, particularly in relation to changes in water levels and quality and recreational pressures. This should include a Habitats Regulations Assessment of the direct and indirect impacts of the development on the features of special interest. Where impacts cannot be avoided, appropriate mitigation measures will be required to ensure no adverse effects on the integrity of sites.
  9. A proposal needs to be put forward and agreed with Sport England that replaces the playing fields to an equivalent or better quantity and quality in a suitable location.
  10. A minimum of a Phase 1 Preliminary Risk Assessment for contaminated land should be carried out to demonstrate that the site is, or could be made, suitable for use should it be found to be contaminated. Further work, including a site investigation, may be required at a pre-planning stage, depending on the nature of the site.

Justification

15.279 The site is located to the north west of Alsager and within the established urban area. It covers an area of approximately 22 hectares. The site's oldest buildings date to the 1940s and were built to accommodate munitions workers. The majority of buildings on the site date to the 1960s. The site was occupied by the University since 1992, although the majority of their operations have now relocated to Crewe. The site currently comprises various unused buildings. The sports hall, gymnasium, changing rooms and playing fields remain in use, but will be provided in Crewe in coming years.

15.280 The site is bounded to the north and west by countryside; to the east by Hassall Road; and to the south by Dunnocksfold Road.

15.281 The site was allocated for up to 150 dwellings in the Congleton Local Plan, as part of a mixed-use allocation under Policy DP3A. It is the subject of a Development Brief SPD, which identifies the potential for 300 homes. The site is subject to a planning application for 408 homes and sports pitches (15/5222C).

15.282 The council will support the retention of existing hedges and trees, particularly those shielding the sports pitches at the junction of Hassall Road and Dunnocksfold Road.

15.283 Focus should be given to the sustainable management of surface water on the site including use of SuDS.

15.284 Situated adjacent to the corner of the existing settlement, the site presents an excellent opportunity to contribute to housing stock in the area, whilst retaining and enhancing important leisure facilities, forming a wider leisure hub linked to the adjacent school and Cheshire East Council Leisure Centre.

15.285 Details of Construction Environment Management Plans, landscaping, green infrastructure and open space proposals should be submitted to the council during any future planning application process on this site as part of sustainable development proposals and their proximity to a European site (consisting of either Special Areas of Conservation, Special Protection Areas and / or Ramsar sites).

15.286 Any replacement and/or new sports provision should be in accordance with an adopted up to date and robust Playing Pitch Strategy and Indoor Sports Strategy and with Policy SC 2 ‘Indoor and Outdoor Sports Facilities’.

15.287 It has been identified through the Alsager Town Centre Supplementary Planning Document that accessibility to and within the town centre for cyclists and pedestrians needs to be improved.

15.288 The council expects that the following are considered in the context of the ecological value of the site due to its proximity to a European site (consisting of either a Special Area of Conservation, Special Protection Areas and/or Ramsar site):

15.289 The site has potential for contamination to be present, therefore at least a Phase 1 Preliminary Risk Assessment for contaminated land needs to be carried out to ensure that any contamination that is present is subject to appropriate remediation.

Policy information

 

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