Alsager - Cheshire East Council

Transcription

Foreword
2
1 Introduction
3
Introduction
3
What is the Local Development Framework?
3
How is the Local Development Framework being prepared?
3
What are the timescales for preparing the Local Development Framework?
4
What is the Place Shaping Consultation?
5
How do we assess the suitability of proposals?
6
How does this relate to Community-Led Planning?
7
How does this relate to Neighbourhood Planning?
7
2 A Snapshot of the Town
8
An Introduction to the Town
8
Housing
9
Economy
11
Town Centre
13
Transport
15
Open Space and the Countryside
16
The Built Environment
18
Community Infrastructure
21
3 To Sum Up...
24
To Sum Up...
Appendices
24
28
28
Appendix B: References
31
Contents
Appendix A: Glossary of Terms
CHESHIRE EAST LOCAL DEVELOPMENT FRAMEWORK Alsager Snapshot Report
1
Cheshire East Local Development Framework
Place Shaping Consultation – Snapshot Reports
Foreword
Cheshire East is facing many challenges over the next twenty years or so. These include climate
change, moving to a low carbon and globalised economy and increased housing need. These
challenges will need to be faced in a period of a slow growing national economy and much reduced
levels of infrastructure investment by the Government.
It will therefore be important to have a clear strategy to tackle these issues and to indicate how we
want our towns and villages to change and grow.
Your Place
Your Future
Your Say
In autumn 2010, we consulted on options for the overall strategy for Cheshire East. We are following
this up with the Place Shaping Consultation to look at the challenges facing our towns and villages
and how these can be addressed in the new development plan for Cheshire East.
The Place Shaping Consultation asks some fundamental questions:
What do you want your town or village to be like in 2030?
What are the challenges facing the town or village?
What are the constraints and opportunities for development?
How can development help to deliver improved local infrastructure?
This Snapshot Report sets out an overview of your town with a wealth of interesting facts to help you
think about planning its future.
Through this consultation we are embracing the spirit of localism and neighbourhood planning.
I want to encourage everyone to help us prepare the new plan so that we can make sure that Cheshire
East continues to be a great place for our children, grandchildren and us to enjoy.
Foreword
Cllr David Brown
2
Introduction
1.1 Cheshire East Council is working together with town and parish councils, local area partnerships,
businesses, community groups and local people of all ages to prepare the new development plan for
Cheshire East – called the Local Development Framework. This will guide the future planning and
development of our towns, villages and countryside up to 2030. It will cover all of Cheshire East
except the area that lies within the Peak District National Park. The Local Development Framework
will aim to ensure that Cheshire East continues to have:
a thriving economy
an attractive environment
a wide choice of housing
vibrant town centres with good quality shops and leisure facilities,
schools, health and community facilities,
a choice of transport
What is the Local Development Framework?
1.2
The Local Development Framework will consist of three main reports:
1.3 Core Strategy – this will set out the vision, objectives and strategy for the future development
of the Borough. It may include strategic development sites.
1.4 Site Allocations Plan – this will include detailed policies to be used in considering planning
applications as well as site allocations and policies.
1.5 Infrastructure Plan - this will set out the improvements required to transport, social and
community infrastructure, such as schools and health services, that will be required to serve new
development. It will set out a programme for their development and any financial contributions that
new developments will be required to make.
1.6 The Local Development Framework will be a single plan for Cheshire East and will replace the
Regional Spatial Strategy, the Cheshire Structure Plan, Cheshire Waste and Minerals Plans and the
Local Plans for Congleton, Macclesfield and Crewe and Nantwich.
How is the Local Development Framework being prepared?
Background Evidence
1.7 We started preparing the Local Development Framework in 2009, by producing background
evidence to help us understand the challenges facing the Borough. This looked at housing, economic
development, retailing, open space, environment, transport, minerals and waste. All reports can be
viewed on the Council’s website at: www.cheshireeast.gov.uk/ldf and at the Council offices at
Westfields, Sandbach.
1.8 We carried out a Borough wide consultation from November to December 2010 to begin the
discussions about how future housing and economic growth in the Borough should be planned for.
Options for the level of growth and three development strategies were considered. This consultation
provided valuable feedback which is summarised in the Report of Consultation available on the
Cheshire East website and at the Council offices at Westfields, Sandbach.
Introduction
Strategic Issues and Options Consultation
3
The Place Shaping Consultation
1.9 One of the key messages from this consultation was that further work was needed to understand
the challenges facing each town and village and the opportunities and constraints to addressing them.
The Council is keen to embrace the new spirit of localism and to ensure that local communities have
the opportunity to be involved in shaping the plan for their community. We want to be sure that all
sections of the community have the chance to be involved and that the plan takes account of the
needs of everyone, in particular the needs of the next generation.
1.10 Through the Place Shaping Consultation Cheshire East Council will be working closely with
town and parish councils, local area partnerships, town partnerships, local businesses, community
groups, young people and individuals to develop a plan for each town and larger village that will be
taken forward into the Local Development Framework. Smaller villages will be asked to consider
whether they have any development requirements and proposals to be included in the plan.
What are the timescales for preparing the Local Development Framework?
Introduction
1.11 The timescales for the preparation of the Local Development Framework are shown in the
Figure below:
4
What is the Place Shaping Consultation?
There are three stages to the consultation and a number of events are planned. These stages
Introduction
1.12
are:
5
1.13
Firstly, we want to understand the issues and challenges facing the community.
1.14 This Snapshot Report sets out information about the development of the town: about the
housing, economy, town centre, transport, built and natural environment and community infrastructure.
It identifies some key challenges that we need to take into account as we plan the future of the town.
1.15 We would like to hear what you like about the town, the changes needed and your priorities.
You can contribute through any of these events:
Local Area Partnership events – workshops for parish councils, community groups and
stakeholders
Community Exhibition with questionnaire
On line and postal consultation with questionnaire
Play Your Place with your group
1.16 Your Place - This activity has been developed for groups to think about the needs of different
people in their community and what type of place they may want to live in. Contact the Spatial Planning
Team to obtain an activity pack.
1.17 Secondly, we will then look at the constraints to development, the areas that need to be
safeguarded and then consider and assess options for various types of development. This will help
us to work together to develop the plan for the town. You can contribute through any of these events:
Stakeholder workshops
Exhibitions - community consultation
On line and postal consultation
1.18 Thirdly, we have to bring the plans for each town and village together and assess whether
they will deliver the overall needs of the Borough as a whole. This will be through:
Local Area Partnership Assemblies will consider the plans
Cheshire East Council will consider the plans and undertake assessments to ensure that they
comply with and deliver European and national legislation and planning policy. The Council will
have to ensure that there is a consistency of approach and that the plans in combination will
deliver the growth aspirations for the Borough as a whole.
Cheshire East Council’s Cabinet will consider the plans and assessments and agree the policies
and proposals to be included in the Preferred Options draft of the Local Development Framework.
How do we assess the suitability of proposals?
1.19
The options will be subject to a Sustainability Appraisal (incorporating a Strategic
Environmental Appraisal) that will test the proposals against a number of social, economic and
environmental indicators. Amongst other things, it will assess how the plan affects all sections of the
community, whether it promotes health and how it affects rural areas.
Introduction
1.20 A Habitats Regulation Assessment will be carried out to appraise the impact of proposals
on any sites and habitats designated as being of European importance for nature conservation.
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1.21
The Sustainability Appraisal and Habitats Regulation Assessment will be published for
consultation alongside the Local Development Framework.
How does this relate to Community-Led Planning?
1.22 Many communities in Cheshire East have completed Parish Plans. These have provided an
understanding of the challenges facing the community and an action plan for a wide range of initiatives.
Parish Plans cannot allocate land for development or include policies to control the planning or use
of land - that is the role of the Local Development Framework.
1.23 Parish Plans provide a useful starting point for the community to prepare its proposals for the
future planning of its village. Many communities have identified the need to provide more affordable
housing and / or starter homes in the village. Providing that a site can been agreed with the support
of the community, this can be taken forward as a proposed allocation into the Local Development
Framework. Other proposals such as new open space or community facilities may also be proposed
for allocation and included in the Infrastructure Plan.
1.24 The Local Development Framework will include policies to safeguard important open areas
such as parks and play areas as well as designated nature conservation sites and heritage assets.
Communities may wish to review the boundaries shown in the Local Plan and highlight any changes
they consider appropriate to reflect changed circumstances.
How does this relate to Neighbourhood Planning?
1.25 The Localism Bill is introducing the concept of Neighbourhood Planning. The intention behind
this is for Parish Councils or neighbourhood forums to work with the Borough Council to prepare their
own development plan that will deliver the detailed planning policies and site allocations for their area
in accordance with the Local Development Framework Core Strategy. Each Neighbourhood Plan
would be required to demonstrate that it accords with European and national legislation and planning
policy. It will be subject to a public examination and a referendum.
Introduction
1.26 Cheshire East Council wants to embrace the spirit of localism by working closely with
communities through the Place Shaping Consultation to ensure that all communities have the same
opportunity to help shape the preparation of the plan for their town or village to be included in the
Local Development Framework. By working together in this way it is envisaged that the resources
and costs of plan preparation, assessment and examination will be managed more effectively.
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An Introduction to the Town
2.1 Alsager is located in the south east of Cheshire East and has a population of 12,460. It is close
to the boundary of the Borough and therefore has links both within the Borough to the nearby towns
of Crewe and Sandbach but also externally to a number of towns within the Potteries. Alsager is
classed as one of nine Key Service Centres within the Cheshire East Settlement Study. This means
that it is a town with a range of employment, retail and education opportunities and services, with a
reasonable level of public transport.
A Snapshot of the Town
Figure 2.1 Location of Alsager
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2.2 Alsager was a small farming village until the 19th century when, due to its rail connections and
rural character, it became a popular place to live for managers from the nearby Potteries. During the
Second World War, a large armaments factory was built outside the town at Radway Green, and the
town grew to house the influx of munition workers. This site remains the town's largest employer.
More recently the town was noted for the presence of the Alsager campus of Manchester Metropolitan
University, but in 2006 the process began of transferring staff and departments to the Crewe campus.
2.3 In respect of restrictions to development, the town is bounded to the south and east by the
South Cheshire Green Belt, the main purpose of which is to maintain the separation between the
towns of Cheshire and the Potteries urban area. There is also an area to the south of the town that
is identified as being at risk of flooding.
Housing
2.4 There are more than 5,000 homes within Alsager; of these a significant proportion are detached
properties. These are a mix of both houses and bungalows, mingled with a smaller number of
semi-detached properties. There are only a limited number of terraced houses and these are found
mainly within the Radway Estate and in the central area of the town.
Figure 2.2 House Types
2.6 There are only a small number of
vacant or empty homes within Alsager.
However, there is a level of both over and
under-occupancy within the town; with a
number of households having a larger
number of bedrooms than required and a
much smaller number of households with
insufficient bedrooms to meet the
requirements of their family.
2.7 In recent years the town has been
subject to development restraint policies,
the purpose of which was to assist in the
regeneration
of
the
Potteries.
Consequently, there have been relatively
few new housing developments built within
Alsager in the last five years; on average there has been 10 new homes built in each of these five
years, with only two of these being affordable dwellings.
2.5 Although house prices within Alsager are below the Cheshire East average there remains a
significant proportion of people who cannot afford to purchase their own home. The Strategic Housing
Market Assessment identifies a need for 36 affordable homes to be provided each year within Alsager,
particularly for affordable homes with two or more bedrooms.
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2.8 Within Alsager there is an
increasingly ageing population;
this is over and above the
average for Cheshire East, with
an increased proportion of
people over the age of 65 years
and more than a quarter of
households in Alsager being
'pensioner households'. This is
likely to give rise to a need for
more housing developments
aimed at older people, for
example
extra
care
developments. This will need to
build upon the existing provision
within the town including the
provision at Milton Park,
Sandbach Road South, Talke
Road, Sandbach Road North
and Hall Drive, by expanding
the choices available and
improving the existing facilities
where needed.
2.9 The Core Strategy Issues
and Options Report identified a
range of between 690 and 1,600 homes that need to be provided within Alsager by 2030. Research
has shown that there is demand for both smaller one bed properties and larger properties with more
than four bedrooms. There is also demand for a greater mix of house types with more people seeking
to live in smaller homes, including terraced properties and apartments. This is to meet the needs of
first time buyers and people looking to downsize their property but stay within the local area, in a high
quality development.
Figure 2.3 Age Structure of Alsager
2.10 It is important therefore to make sure that there is sufficient housing in the town to meet the
needs of existing and future residents over the next 20 years or so. It is also important to make sure
that sufficient affordable housing is provided for people who are unable to access market housing.
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Economy
2.11 The economy of the town grew slowly until the mid 20th century when both the Royal Ordnance
Factory and Twyfords Bathrooms opened in the town.
2.12 Radway Green (formerly the Royal Ordnance Factory) is now part of BAE Systems Global
Combat systems, and manufactures small arms ammunition for the armed forces. At its height in
1942, Radway Green employed over 15,000 people, mostly women, working three shifts per day,
seven days a week.
2.13 The Twyford brand has developed a long way in the 330 years since Joshua Twyford first
started making commercial pottery. From the early days, Twyford was the world’s first high volume
manufacturer of sanitaryware, exporting to Russia, America and Australia and Twyford is still leading
the way with groundbreaking new products like the ultra-hygienic rimless, water saving WC. Twyford
is currently looking to consolidate its manufacturing business and is therefore reducing the size and
scope of its Alsager site, which in future will consist of offices, distribution and storage.
2.14
Alsager has five main existing employment sites:
Radway Green (Royal Ordnance Factory) / BAE Systems (mixed use);
(1)
Twyford (mixed use);
Excalibur Trading Estate (mixed use);and
Cardway Cartons (general industrial).
2.15 Part of the Manchester Metropolitan University Campus is allocated for employment uses as
part of the redevelopment of the site for a variety of uses. There are further sites within the town that
have planning permission for business offices.
2.16 Alsager has a lower than average unemployment rate. Many residents travel to work outside
of the local area, to other locations within Cheshire East and outside of the Borough into the north
Staffordshire area. In order to maintain the high employment rate and to ensure that there is sufficient
variety and opportunities for people to continue to work, as well as creating new job opportunities, it
will be important to provide for high quality links to employment opportunities outside of Alsager.
1
Part of the Twyford site is currently subject to redevelopment proposals for residential and mixed use development.
2.17 Due primarily to the recent presence of Manchester Metropolitan University within the town,
Alsager has a high proportion of its population who are of working age, particularly in the 15-24 age
group. However, it has an above average level of economic inactivity, although of those of working
age who are not in work around 1 in 3 are students. This situation may change, however, with the
closure of the Manchester Metropolitan University campus.
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2.18 Out of a total of
164,400 jobs provided in
Cheshire East, Alsager
provides approximately
2,800; this is 1.7% of the
jobs available in the
Borough. The majority of
these jobs are within the
public
administration,
education and health
sectors,
although
subsequently this may be
affected by the closure of
the
Manchester
Metropolitan University
campus. Other significant
employers include the
distribution, hotels and
restaurants sector, which
may reflect the location
of
Brit
European
Transport at Radway
Green.
Figure 2.4 Jobs by Sector
2.19 The withdrawal of Manchester Metropolitan University from its Alsager campus and the loss
of a number of jobs at the Twyford factory has meant a significant loss of employment opportunities
within Alsager.In the region of 160 jobs may be lost at the Twyford site. This, combined with the low
level of job availability in the town, has highlighted the need to maintain and improve its employment
offer. Without an increased level of job opportunities it will be increasingly difficult to retain working
age people, and encourage younger people to move into the town.
2.20 Qualification levels within Alsager are above the Cheshire East average. There are higher
levels of residents with degrees or equivalent, fewer residents with no qualifications and Alsager has
the highest proportion of all settlement areas in Cheshire East with residents having A-Levels or
equivalent. However, again this may have been influenced to some extent by the numbers of students
living in the area. Although the population is generally well educated, they are not paid as highly as
some other parts of Cheshire East with the average income in the town at £36,647, almost £1,500
less than the Cheshire East average.
2.21 The imminent closure of the University campus has also reduced the availability of further
educational opportunities within the town.
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Town Centre
2.22 Alsager town centre stretches along the main street and is focused around the crossroads of
the B5077 (Crewe Road / Lawton Road) and the B5078 (Sandbach Road North / Sandbach Road
South). In addition, the town centre includes Milton Park; a large area of public open space that has
recently been remodelled.
2.23
The 2010 Town Centre Survey provides the following information:
there are 129 retail premises within Alsager town centre;
10% (12 units) were vacant; this compares favourably with the UK and Cheshire East averages;
58 premises were shops;
20 were financial and professional services;
15 were restaurants, cafes, drinking establishments and hot food take-aways; and
a further 24 were in other uses.
2.24
The Cheshire Retail Study Update 2011 provides the following additional information:
there is 6,363sqm of retail floorspace in the town;
28% of the floorspace is for convenience (food) retailing;
27% of the floorspace is for comparison (clothes, electrical, furniture etc) retailing.
2.25
The closure of the
Manchester Metropolitan University
campus and the reduction in the
student population may have an
impact on the type of uses in the
town centre in the future.
2.27 There is currently a lack of comparison (clothes, electrical equipment, furniture etc) retail within
the town centre, encouraging people to shop elsewhere, particularly into the Potteries conurbation.
There may be opportunities for Alsager to continue to build on its selection of independent and
specialist retailers to increase the numbers of people using the centre for their comparison shopping.
Studies indicate that there may be capacity for additional comparison shopping. However, planning
permission has been granted for development on Sandbach Road South that could add extra
comparison retail development and should meet all of the town's need to 2015.
2.26 Existing food retail provision
is mainly focused at the Sainsbury’s
Local and the Co-op stores.
However, according to the Retail
Study (2011) significant levels of
spending from the Alsager area are
attracted to the Tesco store at
Kidsgrove and the Asda stores at
Tunstall and Wolstanton, all in the Potteries urban area. Research identifies that there may be
capacity for additional food retailing in Alsager. However, much of this extra capacity is likely to be
met through the redevelopment of the existing Co-op store.
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2.28
There are a number of
community facilities within the town
centre including the Civic Centre and
the library. The quality of these
buildings could be improved and other
uses introduced, including additional
indoor markets. The current outdoor
market was established in April 1994,
providing 25 pitches for traders
bringing their own stalls and is open
every Wednesday.
2.29 Research has identified that
limited numbers of people visit the
town centre for leisure related
activities such as entertainment or to
visit pubs or bars within the town.
Therefore there may be opportunities
to enhance the evening economy, recreational facilities and the provision of health and exercise
related facilities, to bring more people into the town.
2.30 There is scope to improve the quality and appearance of the town centre and to preserve and
enhance trees and green spaces within and adjacent to the town. This relates to the desire to enhance
the sense of place within Alsager.
2.31 Two main roads run through the town centre, effectively splitting it into 4 parts, making it
awkward for pedestrians to move through the town smoothly or without obstruction. There may be
scope to improve the pedestrian environment in the town centre.
2.32 A number of festivals take place within Alsager throughout the year, many of them with a focus
within the town centre. It will be important to ensure that this community spirit is built upon and
enhanced and that these events attract visitors to the town.
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Transport
2.33 The town of Alsager is situated on the B5077 and is located approximately five kilometres
(three miles) to the north-east of Junction 16 of the M6 Motorway.
2.34
Alsager Railway Station is
owned by East Midlands Trains and
provides hourly links, via Stafford,
Lichfield and the Trent Valley Line to
Northampton, Milton Keynes and
London Euston. This service is run by
London Midland, whilst the station also
sees hourly visits by trains on the East
Midlands Crewe to Derby Line.
2.35
Two bus interchanges exist
within Alsager, at Alsager Bank Corner
bus stop and Alsager Railway Station.
Bus services within the town give
access to Crewe, Leighton Hospital,
Hanley,
Sandbach,
Nantwich,
Congleton and Kidsgrove.
2.36 Recent years have seen the once regular bus link with Newcastle-Under-Lyme reduced to a
single peak time journey each way. Finally, from nearby Church Lawton crossroads, Alsager residents
have a Saturday service to and from Liverpool.
2.37 The Trent and Mersey Canal runs just to the north-east of the town, forming part of the Cheshire
Ring Canal Walk and the South Cheshire Way footpath. The canal's towpath and the nearby Salt
Line are also routes of the National Cycle Network. Bike racks have been provided in certain parts
of the town centre. There are opportunities to expand and enhance the existing walking and cycling
networks within Alsager. It would be particularly beneficial to create new off-road walking and cycling
opportunities where pedestrians and cyclists feel safe and there is greater opportunities for families
to exercise and play together.
2.39 Through the provision of improved public transport and pedestrian and cycling networks there
will be positive impacts on local people’s health and well-being, through increased activity and social
interaction. The use of sustainable transport modes will also help to lower resource use and in turn,
carbon emissions.
2.38 Alsager has 4 public car parks. Fairview Car Park is known to get busy at certain times, often
corresponding with the school drop off and collection times and also on market days and during
popular University of the Third Age (U3A) events at the Civic Hall. The redesign of the layout of
Fairview Car Park as part of the redevelopment of the Co-op is intended to address this issue.
15
2.40 Alsager is situated in the open countryside within an attractive landscape setting. The land
to the south and east of the town is identified as Green Belt, which is not a landscape designation
but is intended to maintain the separation of the town from the Potteries conurbation. The tributaries
of the River Wheelock and River Wear are natural boundaries to the town to the north and south.
2.41 Alsager Mere is a small spring fed lake located in the centre of Alsager. Its presence has been
noted from before medieval times, but it has shrunk considerably in size since then. The Mere is also
designated as a 'Park and Garden of Historic Interest', by English Heritage, recognising that the site
has historical value. There is presently limited access to Alsager Mere via two fenced public viewing
areas on Crewe Road and Sandbach Road North and from the residential gardens that border the
site. The Mere is privately owned and it is therefore difficult to create increased access to the site,
however, there are opportunities to increase safety and access to the existing viewing points.
2.42 Milton Park is the town's main park,
with a large open space, children's play area,
football pitch, skate park and formal garden
area, which has been remodelled in recent
times. The park is also classed as a 'Park
and Garden of Historic Interest'. However,
there appears to be an under use of open
spaces within the town, such as Milton Park.
This could be due to a lack of signage or
knowledge that the facilities are there or
because of perceived community safety
issues that may prevent people visiting the
open space areas at certain times of the day,
or at all.
2.43 Research has shown that Alsager has
a lack of outdoor sports provision and of children’s play provision. Therefore new open space needs
to be provided, and new developments will need to ensure that they are not adding to this lack of
open space provision. The open space needs to be safe and accessible as well as of a high quality
whether that be for general use, children's play space or as parks and gardens. There would also
be increased value if these sites could be linked into a network of open spaces. There are plans for
a new play area on the Fairview Car Park, to replace the existing provision, including equipment for
both children and young persons.
16
2.44 Due to the ageing population within Alsager there may also be a need to give greater
consideration to the types of open space provided. This could be an increased need for opportunities
for older people to sit down or for areas for leisurely walks or it may be that there is an increased
demand for allotments within the area.
2.45
There are several car-free
walking and cycling areas in and
around Alsager, with two of the best
known being the Salt Line and
Merelake Way. The Salt Line runs
between the north of Alsager and
Hassall Green, with Merelake Way
running from Talke Road in southern
Alsager to Merelake on the Cheshire
East
boundary.
There
are
opportunities to expand and enhance
these existing walking and cycling
routes to create a safe network for
everyone to use.
2.46 There are also many areas of formal and informal greenspace located amongst the residential
areas that have amenity value. There are opportunities to ensure that these spaces are maintained
and that new developments provide similar spaces, as they can improve the open feeling of a
development, improve the visual amenity of the area and provide opportunities for wildlife.
2.47 Alsager is renowned for its many mature trees most of which are protected. These trees
enhance the appearance of the town and also provide valuable habitats for wildlife. The use of trees
in future developments and as part of any open space schemes should be encouraged.
2.48 Alsager is surrounded by gently undulating countryside. Loss of hedgerow boundaries and
the introduction of fences in the landscape have occurred in recent years. Oakhanger and White
Mosses lie to the west of the town, separated by the M6 motorway that runs north-south through the
area. This is a flat landscape of mixed land use and varying scales.
2.49 Oakhanger Moss is a Site of Special Scientific Interest and forms part of the Midlands Meres
and Mosses - Phase 2 Ramsar (a site of European Importance). The site comprises of a large range
of habitats from open water to raised bog and supports a number of rare species of plants associated
with wetlands, as well as a collection of invertebrates including several rare species. It is of greatest
importance for the range of mire vegetation that it supports. The site is in a favourable condition.
Development within and adjacent to the town will need to consider any potential impacts it may have
on this site, and ensure that these important habitats are protected.
2.51 Bibby’s Moss, to the north of the town, is a Site of Biological Importance (SBI). It is a large
ancient mossland, consisting of a dried out raised lowland peat bog. Most of the site is now covered
with woodland; with damp and quite diverse broadleaves in the south and mixed plantations in the
north. There are also open glades. Development that takes place close to either Cranberry Moss or
Bibby's Moss will need to consider any potential they may have on these sites.
2.50 Cranberry Moss is a nature reserve about 1 mile west of the town centre and its preservation
will play an important part in the maintenance of the wildlife within the town.
17
2.52 The majority of buildings within Alsager are 2 storey with a number of bungalows and chalet
bungalows within the residential areas. The buildings on the University campus and on the Twyford
site provide some slightly taller properties, however, the redevelopment of both these sites has, and
will see a number of these buildings demolished. Despite the relative similarity of buildings, certain
places feel more enclosed than others because of the way in which the buildings are sited and relate
to the street. Many of the modern residential estates have open plan front gardens with the properties
well set back from the street, creating a much more open character.
Figure 2.5 Land Use Plan
18
2.53 The land use diagram identifies a clear commercial core to the town where the majority of
food retail, professional services and other retail are clustered along the main east-west axis of Crewe
Road / Lawton Road. Beyond the town centre, the surrounding streets are largely residential in nature,
with the occasional community use, such as schools or churches interspersed. There are a couple
of employment areas to the eastern part of the town and the Radway Green Business Park just
outside of the urban area to the south west.
2.54 Alsager Conservation Area,
the largest within the town, consists
of many fine buildings that are
mostly in residential use. The area
includes a number of attractive
Victorian Villas dating back from
the 1850’s, which front onto Fields
Road. Generally the detached
buildings are characterised by
detailed brickwork with double
frontages and are built on a fairly
modest scale.
Development
continued into the later half of the
th
19 Century and in the 1870’s and 1880’s semi-detached homes were built in a more suburban
manner, extending the built up area along Station Road.
Figure 2.6 Map of Alsager Conservation Areas
2.56 The Avenue Conservation Area, located adjacent to Alsager Mere, is characterised by
substantially sized residential properties on either side of The Avenue. The Avenue's distinctive
characteristics are also attributed to by the road's narrow and informal appearance, along which run
a number of trees and hedges, many of which are protected.
2.57 St. Mary Magdalene Church is the only Listed Building (Grade II) within the two Conservation
Areas. Designed by Austin and Paley in the gothic style, the Church was built in 1896, and is located
within The Avenue Conservation Area.
2.55 Another important feature of the Alsager Conservation Area is the town’s war memorial, which
forms a focal point at the junction of Ashmore’s Lane and Sandbach Road South.
19
2.58
Alsager has seven Listed Buildings; six of which are Grade II (School buildings and
schoolmasters house, Church Road; Pair of Gatepiers C5 yards from the western door of Church of
Christ, Church Road; Church of St Mary Magdalene, Crewe Road; 21 & 23 Audley Road; Townhouse
Farm, Audley Road; and Bank Farmhouse, Audley Road) and one is Grade II* (Church of Christ,
Church Road).
2.59 Alsager has six buildings on the
Local List of Historic Buildings. The
'Local List' includes buildings that are of
local importance but are without any
statutory protection. Such buildings
within Alsager are Alsager Railway
Station, United Reformed Church, 44
Crewe Road, Wesley Place Methodist
Church, 79 Sandbach Road North and
Milton House.
2.60
There has been no recent
significant
archaeological
work
undertaken within the town and it is
therefore not possible to ascertain the
extent, preservation and survival of
archaeological deposits in Alsager. The
study of Alsager forms part of a national research priority for archaeological work to examine the
origins and development of medieval towns and rural markets.
2.61 There is a need to protect Alsager's historic assets including its Listed Buildings, buildings
within the Conservation Areas and buildings of local historic importance.
20
2.62 The term 'community infrastructure' embraces a wide number facilities/services in Alsager
including education, learning and childcare; health care and social care services; leisure facilities;
community safety and policing; and meeting places and places of worship. It is important to ensure
that important community facilities and services are delivered and that further provision meets the
needs of local communities, including disadvantaged groups.
2.63 There is a strong feeling of community spirit within Alsager, with a number of community
events held throughout the year and a significant number of active community groups.
Education
Six Primary Schools.
One Secondary School located on Hassall Road, which is a specialist business and enterprise
college and is designated as a high-performing specialist school.
Based on current projections there are sufficient school places in the area to meet demand over
the next five years although the anticipated surplus is low. Therefore, a review of provision may
be required in the near future.
Manchester Metropolitan University is seeking to concentrate its Cheshire-based activities into
an expanded campus based in Crewe, leading to the closure of many of the facilities at Alsager.
The University does intend to retain some land to serve as sports fields. However, it is currently
seeking planning permission for a mixed-use development including housing.
Health Care
There are two doctors surgeries
within Alsager, both based at
the modern Alsager Health
Centre. These are the Cedars
Medical Centre and Merepark
Medical Centre.
There are a small number of
dental practices based within
the town.
Alsager Leisure Centre has been identified as currently at or approaching its full capacity,
particularly at peak times. Its current facilities include: 25m swimming pool; Everybody fitness
suite; multi-purpose sports hall; squash courts; sauna; and floodlit synthetic soccer/hockey pitch.
There are two tennis clubs in Alsager; Alsager Lawn Tennis Club and Alsager Bowling and
Recreation Club.
There is one cricket club located in Alsager, which is home to Alsager Cricket Club. There are
also playing facilities at Manchester Metropolitan University and Alsager School.
There are three football pitches within Alsager at Wood Park (senior), Cedar Avenue (senior,
with capacity for junior) and Milton Park (junior). There is also the Alsager Town Football Club
ground located to the north east of the town.
There are two bowling greens in Alsager located at Alsager Institute Bowling Club and Alsager
Bowling and Recreation Club.
Alsager has four good quality allotment areas, which are managed by Alsager Gardens
Association for Cheshire East Council.
Leisure Facilities
21
Places of Worship
There are several churches in Alsager including Christ Church, which also has a cemetery,
Alsager Community Church, St Mary Magdalene Church, Wesley Place Methodist Church and
St Gabriel's Roman Catholic Church.
Other Facilities
Alsager's library is located within the civic quarter
of the town and provides various services and
facilities including a Customer Service Point,
computers, meeting room, photocopier and talking
books to name but a few. There is also an Alsager
Police Community Support Officer helpdesk
available in the library on Saturdays.
Alsager Civic Centre has been at the heart of the
Alsager Community since 1971 and has three
rooms that can be hired for meetings and events.
22
23
Figure 2.7 Infrastructure in Alsager
Community Infrastructure within the town is indicate in the figure below:
2.64
To Sum Up...
3.1
Some of the challenges for Alsager are as follows. What else should be added to this list?
Housing
The Core Strategy Issues and Options Report identified a range of between 690 and 1600 homes
to be provided within Alsager by 2030.
There is also demand for a greater mix of house types, particularly both smaller 1 bed properties
and larger properties with more than 4 bedrooms.
Although house prices within Alsager are below the Cheshire East average there remains a
significant proportion of people who cannot afford to purchase their own home. A need for 36
affordable homes to be provided each year within Alsager has been identified.
The population profile of the town is older than the average for Cheshire East.
Economy
The number of jobs available within Alsager is low, however, there is lower than average
unemployment. Many resident travel to work outside of the local area.
Qualification levels within Alsager are above the Cheshire East average, however, the average
income remains below average.
The closure of the Manchester Metropolitan University Campus and the loss of a number of jobs
at the Twyford factory has meant a significant loss of employment opportunities within Alsager.
Town Centre
Alsager town centre faces significant competition for trade from the nearby retail centres of
Hanley, Crewe, Sandbach, Kidsgrove, Tunstall and Wolstanton.
There are a number of community facilities within the town centre including the Civic Centre and
the library. The quality of these buildings could be improved to bring them into line with modern
standards.
A number of festivals take place within Alsager throughout the year, many of them with a focus
within the town centre. It will be important to ensure this community spirit is built upon and
enhanced.
Transport
Alsager is well located; it is approximately five kilometres (three miles) to the north east of
Junction 16 of the M6 motorway and has a train station within walking distance of the town
centre, which includes services to many of the surrounding towns and cities and onwards to
London.
Bus services link various areas of the town, and to other nearby towns, but there is potential for
further improvements to this service.
Public car parks within the town can be particularly busy during peak times.
To Sum Up...
24
There are shortages of outdoor sports space and facilities for teenagers and children within the
town.
There are important areas of open space within the town such as Milton Park, the Mere and
Cranberry Moss that add to the character of the settlement.
There are a number of areas within Alsager that have historic and architectural value, and will
add to the sense of place and character of the town, it will be important to ensure these are
conserved.
The majority of buildings within Alsager are two storey although there is a number of bungalows
and chalet bungalows within residential areas. Despite the relative similarity of buildings, certain
places feel more enclosed than others because of the way in which the buildings are sited and
relate to the street. Many of the modern residential estates have open plan front gardens with
the properties well set back from the street, creating a much more open character.
To Sum Up...
There is a strong feeling of community spirit within Alsager, with a number of community events
held throughout the year and a significant number of active community members.
Alsager Leisure Centre has been identified as currently at or approaching its full capacity,
particularly at peak times.
25
To Sum Up...
26
Appendices
Appendices
27
Appendix A: Glossary of Terms
Affordable Housing
Affordable housing covers a range of housing types and tenures. It
includes social rented, affordable rented and intermediate housing,
provided to eligible households whose needs are not met by the market.
Affordable housing should meet the needs of eligible households including
availability at a cost low enough for them to afford, determined with regard
to local incomes and local house prices. It should include provision for
the home to remain at an affordable price for future eligible households
or, if these restrictions are lifted, for the subsidy to be recycled for
alternative affordable housing provision.
Allocated
An allocated site is one that has been identified for development through
the planning process. Existing allocated sites in Cheshire East are those
identified within the three former authority Local Plans. Future site
allocations will be made within the Core Strategy and Site Allocations
Development Plan Documents.
Annual Monitoring Report The Annual Monitoring Report (AMR) forms part of the Local Development
Framework. The purpose of the report is to:
Provide a profile of the Borough of information and key trends;
Identify the effects of planning policies on social, environmental and
economic outputs;
Help determine the extent to which objectives, targets and
programmes are being met;
Inform and guide future plans and policies; and
Monitor the extent to which the timetable set out in the Local
Development Scheme is being met.
Combined Heat and
Power (CHP)
CHP is the use of a power generator to simultaneously generate electricity
and useful heat, to provide hot water for example in a district heating
system.
Appendices
Community Infrastructure Community infrastructure is the basic facilities, services, and installations
needed for the functioning of a community or society.
Community infrastructure includes community buildings and halls, leisure
facilities, education services, healthcare facilities and renewable energy
installations.
28
Comparison Retail
Non-food retailing, e.g. clothes, electrical goods, furniture etc.
Conservation Area
An area considered worthy of preservation or enhancement because of
its special architectural or historic interest.
Convenience Retail
Food retailing.
Core Strategy
The Core Strategy will set the strategic spatial planning framework for
how Cheshire East will develop in the future. Its vision, objectives and
strategic policies are overarching and form the basis for the whole LDF.
District Heating
A system for distributing heat generated in a central location for example
in a combined heat and power plant.
Green Infrastructure
The network of natural environmental components and green and blue
spaces that lies within and between cities, towns and villages which
provides multiple social, economic and environmental benefits. Green
Infrastructure is the region's life support system.
Habitats Regulations
Assessment
The Habitats Regulations Assessment process is intended to describe
and evaluate the likely significant effects of implementing a policy
document on Special Protection Areas, Special Areas of Conservation
and Ramsar sites, taking into account the document‟s objectives and
geographical scope. It is required to ensure that the document will not
individually or cumulatively impact on the Natura 2000 network.
Index of Multiple
Deprivation (IMD)
The IMD measures the level of deprivation of an area down to the Lower
Super Output Area level.
Jobs Density
The number of jobs per working age person in a given area.
Listed Building
A building or structure that has been placed on English Heritage's
Statutory List of Buildings of Special Architectural or Historic Interest.
Listed Buildings may not be demolished or altered without permission
from the local planning authority. There are three grades of listing: Grade
I (buildings of exceptional interest); Grade II* (particularly important
buildings of more than special interest); and Grade II (nationally important
buildings of special interest).
Local Development
Framework (LDF)
A folder of documents that will outline the development plan for Cheshire
East. This sets out the planning policies used when determining planning
applications.
Locally Listed Building
Locally listed buildings are listed by the Council in addition to English
Heritage's Statutory List for buildings that are of local importance. There
is no statutory protection for buildings on the local list.
Ramsar Site
Ramsar sites are wetlands of international importance, designated under
the Ramsar Convention.
Scheduled Ancient
Monument (SAM)
A SAM is a nationally scheduled (protected) structure of special historic
interest or significance, ranging from a earthworks to ruins to buried
remains.
Section 106 Agreement
(s106)
A legal agreement relating to monies paid by developers to the Council
in order to offset the costs of the external effects of development, for
example to fund new school places, provide new green spaces or improve
a road layout.
Site Allocations
Document
The Site Allocations document is part of the LDF and will contain land
allocations and detailed policies and proposals to deliver and guide the
future use of this land.
Site of Biological
Importance (SBI)
A SBI is a local non-statutory designation to protect locally valued sites
of biodiversity.
Site of Special Scientific A SSSI is an area with statutory protection of national importance for its
Interest (SSSI)
special interest, which may be due to its fauna, flora, geological or
geomorphological features.
Appendices
Lower Super Output Area A set of geographical areas developed by the Office for National Statistics
(LSOA)
to enable data to be analysed at a very local level. They typically have
a population of around 1,500 people.
29
Special Area of
Conservation (SAC)
SACs are areas which have been given special protection under the
European Union’s Habitats Directive. They provide increased protection
to a variety of wild animals, plants and habitats and are a vital part of
global efforts to conserve the world’s biodiversity.
Special Protection Area
(SPA)
SPAs are areas which have been identified as being of international
importance for the breeding, feeding, wintering or the migration of rare
and vulnerable species of birds found within European Union countries.
They are European designated sites, classified under the ‘Birds Directive
1979’ which provides enhanced protection given by the Site of Special
Scientific Interest (SSSI) status all SPAs also hold.
Strategic Environmental SEA is a method of ensuring that policies, plans and programmes
Assessment (SEA)
incorporate environmental considerations and is required under an EU
Directive. This will be incorporated into the Sustainability Appraisal.
Strategic Housing Land
Availability Assessment
(SHLAA)
The SHLAA is is a key component of the evidence base to support the
delivery of sufficient land for housing; to meet the community’s need for
more homes; and to inform housing policy within the Cheshire East Local
Development Framework.
Strategic Housing Market This is a study that assesses the local housing markets and need for
Assessment (SHMA)
housing in the area.
Sustainability Appraisal is a process that identifies and reports on the
likely effects of a plan, and the extent to which the plan's implementation
will impact upon the environmental, social and economic objectives for
an area.
Appendices
Sustainability Appraisal
(SA)
30
Appendix B: References
Author
Document
Date
Population
Cheshire Constabulary
Cheshire Constabulary Crime Records
2009
Cheshire East Council
Settlement Study
2010
Housing
Strategic Housing Market Assessment
2010
Strategic Housing Land Availability Assessment
2010
Annual Monitoring Report
2010
Economy
Cheshire East Council - Annual Business Enquiry
2008
Research and Intelligence
Sentinel Newspaper
Twyford Article - 16/07/2010
2010
Town Centre
Shopping Surveys
2010
Annual Monitoring Report
2010
Cheshire Retail Study Update
2011
Transport
Transport Baseline Data Report
2010
Rights of Way Improvement Plan
2011
Local Transport Plan
2011
Car Parks Town by Town
2011
Cycle Routes in Cheshire
2011
Sustrans
Cheshire Cycle Routes
2011
The Natural Environment
Cheshire Landscape Character Assessment
2007
Open Spaces Database
2011
Green Infrastructure Framework for North East Wales, Cheshire and 2011
Wirral
English Heritage
Heritage Gateway
2011
Local List of Historic Buildings Supplementary Planning Document 2010
Cheshire County Council Cheshire Historic Towns Survey, Alsager Archaeological Assessment 2003
and English Heritage
Leisure, Culture and Tourism
2011
Infrastructure Study
Unpublished
Renewable Energy
Climate Change and Renewables Study
2011
Appendices
Sources of information for this Town Strategy
31

Alsager - Cheshire East Council

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