Site LPS 48: Land adjacent to Hazelbadge Road, Poynton

The development of Land adjacent to Hazelbadge Road over the Local Plan Strategy period will be achieved through:

  1. The delivery of around 150 new homes;
  2. Incorporation of green infrastructure, including:
    1. an appropriate level of amenity open space and children's play space;
    2. the creation of links with footpaths to the north and east; and
    3. pedestrian and cycle links to new and existing residential areas, employment areas, shops, schools and health facilities, including improved pedestrian links to the town centre, and the railway station.
  3. Open space provision to accommodate the need for enhanced or new indoor and outdoor sports facilities to accommodate the additional demand from the housing. Provision should be in accordance with an adopted up to date and robust Playing Pitch Strategy and Indoor Sports Strategy.

Site Specific Principles of Development

  1. Contributions to existing, and the provision of new, public transport links to the town centre or contributions towards or the provision of land for additional car parking for Poynton Railway Station.
  2. Improvements to Hazelbadge Road and its junction with Chester Road, including provision of improved turning/parking facilities linked to Lower Park School and access improvements to Lower Park School.
  3. Contributions to health infrastructure and education provision.
  4. The provision of affordable housing in line with the policy requirements set out in Policy SC 5 'Affordable Homes'.
  5. Appropriate boundary treatments should be implemented to provide a clearly defined Green Belt boundary that is likely to endure.
  6. The inclusion of appropriate noise mitigation along the south western boundary of the site to make sure that noise and disturbance from the West Coast Mainline, which runs along the south western boundary of the site, is reduced to a level to be agreed at a future date.
  7. Any application would need to be supported by a full ecological appraisal. Mitigation would be required to address any impacts on protected species.
  8. Any woodland, priority habitats or habitats of Local Wildlife Site quality on the site should be retained and buffered by areas of open space/habitat creation.
  9. The protected trees shall be retained and incorporated into any development.
  10. A site specific Flood Risk Assessment should be prepared. New development will be expected to respect any flooding constraints on the site and, where necessary, provide appropriate mitigation.
  11. A desk based archaeological assessment shall be carried out, to determine if any further evaluation/mitigation will be needed.
  12. 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.
  13. Poynton Brook should be retained and an undeveloped 8 metres wide buffer zone should be provided alongside it.
  14. An area of land should be set aside for flood risk mitigation, the extent of which must be informed by a site specific Flood Risk Assessment. This should include measures to mitigate for surface water flood risk and, if possible, assist in slowing flow, thereby reducing flood risk to areas downstream.

Justification

15.548 The site is located on the edge of Poynton, to the north west of the town. The site has been identified to deliver some 150 dwellings and presents an opportunity to deliver a high quality, sustainable residential development. The eastern boundary of the site is formed by Poynton Brook, with part of the western boundary formed by the railway line.

15.549 The site is greenfield and covers an area of about 6 hectares. There is good access to the site by road from the town and it is close to Poynton Railway Station.

15.550 Boundary treatments should be reinforced so as to ensure a strong long term perimeter to the Green Belt.

15.551 Hazelbadge Road is a non through road that currently serves Lower Park Primary School and adjoining residential properties. Development provides the opportunity to improve the access and turning arrangements locally.

15.552 It is important that cycle and pedestrian links between the site and the surrounding residential areas and countryside are provided to improve connectivity within and around the town.

15.553 Impacts on education and health infrastructure will require appropriate mitigation.  Provision of access improvements for Lower Park School can be considered as part of the overall mitigation measures.

15.554 The development of this site would assist in the delivery of additional car parking for Poynton Railway Station.

15.555 The provision of green infrastructure and the improvement of existing green infrastructure are of paramount importance. This will assist in improving the health and well-being of residents and employees, as well as enhancing the environment of the local area.

15.556 It is important that appropriate noise mitigation, along the south western boundary of the site, with the West Coast Mainline is provided in such a way that noise and disturbance are mitigated to an acceptable level.

15.557 The council would require the retention of the site’s valued trees.

15.558 Full consideration of mitigation and management should be given to the impact on the footpaths that cross the site.

15.559 Habitats for protected species and appropriate mitigation, if required, will be provided within the site; the development will have to be appropriately sited to make sure that there is not any adverse impact on such habitat areas.

15.560 Part of the site is affected by flood risk (Poynton Brook), and a sequential test has been applied in line with national planning policy. Policy PG 6 'Spatial Distribution of Development' identifies that an additional 650 dwellings should be provided at Poynton. In the absence of alternative, reasonably available sites within or immediately adjacent to Poynton for housing development with a lower probability of flooding, the allocation of Land Adjacent to Hazelbadge Road satisfies the Sequential Test. Through a site specific Flood Risk Assessment, carried out to inform any planning application proposal, it should be demonstrated that the proposed development would be safe from fluvial flooding, and would not increase the risk of flooding elsewhere. As with any development adjacent to a main river an undeveloped buffer zone should be provided. The buffer zone needs to be 8 metres wide measured from bank top for the whole extent of the watercourse. Bank top is defined as the point at which the bank meets normal land levels.

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

15.562 Any 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’.

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

15.564 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.

Policy information

 

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