Site LPS 31: Tall Ash Farm, Congleton

The development of Tall Ash Farm over the Local Plan Strategy period will be achieved through:

  1. The delivery of around 225 new homes;
  2. Provision of pedestrian and cycle links set in green infrastructure to new and existing employment, residential areas, shops, schools, health facilities the town centre;
  3. Provision of an appropriate buffer zone to the eastern boundary of the site adjacent to the Macclesfield Canal and Ancient Woodland to the south of the site at Bath Vale Woods.

Site Specific Principles of Development

  1. Contributions towards the delivery of the Congleton link Road or the A34 online improvements.
  2. The Local Plan Strategy site will provide affordable housing in line with policy requirements set out in Policy SC 5 'Affordable Homes'.
  3. Contributions towards health and education provision.
  4. Contributions towards Macclesfield Canal towpath improvements.
  5. Contributions towards public rights of way and public realm improvements.
  6. Contributions towards improvement to 2 no. bus stops.
  7. Provision of electric vehicle infrastructure (charging points).
  8. 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.
  9. The provision of a travel plan in line with Policy CO 4 of the Local Plan Strategy.
  10. The design, layout and style of individual plots should be guided by appropriate masterplanning and design codes influenced by existing locational assets of the area and its surroundings.
  11. Development should integrate with the adjacent existing and proposed uses, particularly through sustainable transport, pedestrian and cycle links.  
  12. A desk based archaeological assessment will be required for this site.
  13. Protected species have been recorded on and near the site, additional ecological surveys and mitigation will be required on the site. New development will be expected to respect any existing ecological constraints on site and where necessary provide appropriate mitigation.
  14. 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’.

Justification

15.382 The site has a resolution to grant outline planning permission (ref 15/2099C) for 236 dwellings (subject to a S106 agreement) following Strategic Planning Board meeting of the 18th November 2015. A Heritage Impact Assessment has been prepared for this site, at the request of Historic England.

15.383 Protected species are known to be present on the site; it is important that appropriate habitat for protected species, if required, is retained/provided within the site.

15.384 It is important that appropriate buffering planting, along the boundaries of the site, is provided in such a way that a clear edge to the development is provided and that visual impacts are mitigated. A suitable transition will be required between the urban area and the countryside beyond, which also takes account of the site’s juxtaposition to the Macclesfield Canal. This will require a substantial landscape buffer to be provided and suitably maintained.

15.385 An archaeological assessment will be required, to ensure that there will not be an impact on undesignated heritage assets.

15.386 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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