Site CRE 2: Land off Gresty Road
Land off Gresty Road is allocated for employment development (use classes E(g) and B8) on 5.69 ha of land. Development proposals for the site must:
- not result in an unacceptable rise in noise and disturbance for any residents living around or in close proximity to the site;
- include measures to conserve, restore and enhance any priority habitat identified on the site;
- maintain the area of existing woodland, unless it can be demonstrated that there are clear overriding reasons for any loss and provision is made for net environmental gain by appropriate mitigation, compensation or offsetting in line with LPS Policy SE 5 'Trees, hedgerows and woodland'. This may include essential drainage infrastructure, where this is justified and complies with the biodiversity mitigation hierarchy in the NPPF;
- provide a landscape buffer to separate and screen new development from existing residential properties along Crewe Road and Gresty Green Road;
- have regard to the setting of Yew Tree Farm, a non-designated heritage asset, providing an open undeveloped buffer zone to the north of this dwelling;
- provide unobstructed access to Gresty Brook and an undeveloped 8 metre buffer zone for maintenance and emergency purposes, except for possible sustainable drainage infrastructure within the buffer area where this is compatible with ensuring access for maintenance and emergency purposes;
- provide satisfactory details of proposed foul and surface water drainage; and
- include measures to improve walking and cycling routes to the site.
Supporting information
12.22 The site is an agricultural field located to the south of Crewe and presents the opportunity for an established and important local company, Morning Foods, to invest in and expand their business.
12.23 The site is bounded by railway lines, industrial and residential development. Crewe Road (B5071) runs along the eastern boundary of the site, beyond which is the allocated Site LPS 3 'Basford West'. Residential properties lie to the south. Gresty Green Road runs along the western boundary, beyond which is residential development and a storage depot.
12.24 Because the site is adjacent to residential properties to the southern, eastern and western boundary, any development proposal should make sure that there will be no adverse impact on the amenity of nearby residents. A detailed BS4142 noise assessment should be submitted to support any application. A landscaped buffer should also be provided to screen new development from existing residential properties on Crewe Road and Gresty Green Road.
12.25 A traditional orchard is located to the south of the site and is a priority habitat listed under Section 41 the Natural Environment and Rural Communities (NERC) Act 2006. Any priority habitat that occurs on site should be conserved, retained and enhanced.
12.26 Proposals should also seek to maintain the area of existing woodland on the site, unless it can be demonstrated that there are clear overriding reasons for any loss. This may include the provision of essential drainage infrastructure provided that this is justified and complies with the biodiversity mitigation hierarchy in paragraph 180(a) of the NPPF. If it can be demonstrated that there are overriding reasons for any loss, appropriate mitigation, compensation or offsetting will be required in line with LPS Policy SE 5 'Trees, hedgerows and woodland'.
12.27 To the southeastern corner of the site is Yew Tree Farm. Yew Tree Farm and its barn are non-designated heritage assets (locally listed buildings). It is important that the proposals consider the impact of development on the significance of the asset and its agricultural setting. An open buffer to Yew Tree Farm is required in order to protect the setting of this heritage asset.
12.28 The site is greenfield and Gresty Brook runs along its northern boundary. The majority of the site is in flood zone 1, although there is a small area of the site in the northeast corner that is in flood zone 2. Any proposed development should have regard to this area of flood risk. An undeveloped buffer of 8 metres should be maintained along Gresty Brook for access and maintenance purposes but also to make sure that disturbance to the brook and its environs is minimised for ecological reasons. As an exception, sustainable drainage infrastructure may be justified in the buffer area provided that this is compatible with the need to ensure access for maintenance and emergency purposes.
12.29 Development proposals will need to take account of (as relevant) existing utilities infrastructure crossing the site, including any water/wastewater pipelines, together with provision for foul and surface water drainage.
12.30 Access to the site from Gresty Road may require the relocation/alteration of the existing bus stop facility. Measures to improve walking and cycling routes to the site should be provided.
12.31 As the site is adjacent to a railway boundary and freight lease site, proposals for development should also be discussed with Network Rail’s Asset Protection Team prior to the submission of an application. Proposals should not impact upon the safe operation of the railway and should consider the impacts on any level crossings in the area.
Policy information
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