Gypsy, Traveller and Travelling Showpeople Site ... · identify Gypsy, Traveller and Travelling...

Project Ref: 27376/001

Doc Ref: 003

April 2014

Peter Brett Associates LLP

10 Queen Square

Bristol

BS1 4NT

T: 0117 9281560

F: 0117 9281570

E: [email protected]

Cheshire East Council

Gypsy, Traveller and Travelling Showpeople

Site Identification Study

Final Report

Gypsy, Traveller and Travelling Showpeople Sites Study

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Document Control Sheet

Project Name: Gypsy, Traveller and Travelling Showpeople Site Identification Study

Project Ref: 28417/001

Doc Ref: 003

Date: April 2014

Name Position Signature Date

Prepared by: Sharon Jefferies Senior Planner

01/04/2014

Reviewed by: Paul Jobson Associate

01/04/2014

Approved by: John Baker Partner

01/04/2014

For and on behalf of Peter Brett Associates LLP

Revision Date Description Prepared Reviewed Approved

00 28/01/2014 Draft Report SJ PJ JB

01 10/03/2014 Draft Final Report SJ PJ JB

02 14/03/2014 Final Report SJ PJ JB

03 01/04/31 Final Report (Revised) SJ PJ JB

Peter Brett Associates LLP disclaims any responsibility to the Client and others in respect of any matters outside the scope of this report. This report has been prepared with reasonable skill, care and diligence within the terms of the Contract with the Client and generally in accordance with the appropriate ACE Agreement and taking account of the manpower, resources, investigations and testing devoted to it by agreement with the Client. This report is confidential to the Client and Peter Brett Associates LLP accepts no responsibility of whatsoever nature to third parties to whom this report or any part thereof is made known. Any such party relies upon the report at their own risk.

© Peter Brett Associates LLP 2013


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Contents

1 Introduction and Background ................................................................................................. 7 1.1 Introduction .................................................................................................................... 7 1.2 Background .................................................................................................................... 7

2 Site Requirements .................................................................................................................... 9 2.1 Introduction .................................................................................................................... 9 2.2 Number of Pitches and Plots Required.......................................................................... 9 2.3 Cheshire East Local Plan ............................................................................................ 12 2.4 Number of Sites Required ........................................................................................... 12 2.5 Site Location ................................................................................................................ 13 2.6 Relationship to Surrounding Land Uses ...................................................................... 14 2.7 Site Conditions ............................................................................................................. 15 2.8 Essential Services........................................................................................................ 15

3 Methodology for Site Selection and Assessment ............................................................... 17 3.2 Identifying Sources of Sites to be Assessed for Gypsy, Traveller and Travelling Showpeople .............................................................................................................................. 17 3.3 Identifying Criteria for Site Selection and Assessment ................................................ 18 3.4 Stage 1 Suitability and Availability Matrix .................................................................... 19 3.5 Stage 2 Detailed Site Assessment .............................................................................. 23 3.6 Site Assessment and Capacity .................................................................................... 28 3.7 Stage 1 Suitability and Availability Matrix .................................................................... 29 3.8 Stage 2 Suitability, Availability and Achievability Site Assessments ........................... 29

4 Delivery Options ..................................................................................................................... 31 4.1 Pitch and Plot Targets ................................................................................................. 31 4.2 A Supply of Deliverable and Developable Sites .......................................................... 31 4.3 Site Delivery Options ................................................................................................... 32 4.4 Phasing, Monitoring and Review ................................................................................. 35 4.5 Funding Sources .......................................................................................................... 35

5 Recommendations .................................................................................................................. 37 5.1 Safeguarding Existing Sites ......................................................................................... 37 5.2 Sites with Full Planning Permission ............................................................................. 37 5.3 Sites with Potential to Meet Future Needs .................................................................. 38 5.4 Policy and Delivery ...................................................................................................... 38 5.5 Options for Identifying Further Sites ............................................................................ 40

Tables

Table 2.1: Existing Gypsy and Traveller Sites in Cheshire East ........................................................... 10 Table 2.2: Existing Travelling Showpeople Site in Cheshire East......................................................... 11 Table 2.3: GTAA need for Cheshire East in 5 year time periods .......................................................... 11 Table 3.1: Broad Site Criteria ................................................................................................................ 19 Table 3.2: Stage 1 Assessment Process .............................................................................................. 21 Table 3.3: Application of site assessment criteria ................................................................................. 25 Table 3.4: Sites with Potential for Further Provision for Gypsies and Travellers in Cheshire East (in numerical site reference order) ............................................................................................................. 29 Table 3.5: Site with Potential for Further Provision for Travelling Showpeople in Cheshire East ......... 30 Table 4.1: GTAA need for Cheshire East in 5 year time periods .......................................................... 31 Table 4.2: Capacity of Existing Gypsy and Traveller Sites ................................................................... 34 Table 4.3: Capacity of existing Travelling Showpeople site .................................................................. 34 Table 5.1: Existing Authorised Gypsy and Traveller Sites in Cheshire East ......................................... 37 Table 5.2: Existing Authorised Travelling Showpeople Sites in Cheshire East .................................... 37


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Table 5.3: Existing Sites with Potential to Meet Future Need for Transit Gypsy and Traveller Pitches in Cheshire East ........................................................................................................................................ 37 Table 5.4: Sites with Potential to Meet Future Need for residential Gypsy and Traveller Pitches in Cheshire East ........................................................................................................................................ 38 Table 5.5: Sites with Potential to Meet Future Need for transit Gypsy and Traveller pitches in Cheshire East ........................................................................................................................................................ 38 Table 5.6: Sites with Potential to Meet Future Need for Travelling Showpeople Plots in Cheshire East ............................................................................................................................................................... 38 Table 5.7: Summary of Gypsy and Traveller need and supply for Cheshire East in 5 year time periods ............................................................................................................................................................... 39 Table 5.8: Summary of Travelling Showpeople need and supply for Cheshire East in 5 year time periods ................................................................................................................................................... 39

Appendices

Appendix 1: Site Location Maps Appendix 2: Desktop Assessment Matrix at Stage 1 Appendix 3: Sites with No Potential at Stage 2 Appendix 4: Sites with Potential at Stage 2 Appendix 5: Glossary of Terms Appendix 6: Sites by Source Appendix 7: Call for Sites and Methodology Consultation Letter


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1 Introduction and Background

1.1 Introduction

1.1.1 The Council have appointed Peter Brett Associates LLP (PBA) to carry out research to

identify Gypsy, Traveller and Travelling Showpersons sites across the Borough. The report

identifies specific sites where the provision of Gypsy and Traveller pitches and Travelling

Showperson plots would meet the needs of families living in the Borough.

1.1.2 An updated Gypsy and Traveller Accommodation Assessment has recently been undertaken

by Opinion Research Service (ORS) (January 2014), which will help inform the number of

pitches and plots needed for Gypsy and Traveller and Travelling Showperson Sites in

Cheshire East up to 2028. This is discussed further within section 2 below.

1.1.3 The objective of the study is to assess sites to determine if they are suitable, available and

achievable. This included an assessment of sites from various data sources including

Council owned land.

1.1.4 The results of this study will inform the development of relevant policies and allocations

through the Cheshire East Local Plan Site Allocations and Development Policies Document

and to guide the consideration of future planning applications for Gypsy, Traveller and

Travelling Showpeople sites.

1.2 Background

1.2.1 Gypsies and Travellers have lived in Britain for at least 500 years and probably longer. For

the purposes of the planning system, Gypsies and Travellers means:

“Persons of nomadic habit of life whatever their race or origin, including such persons who

on grounds only of their own or their family’s or dependents’ educational or health needs or

old age have ceased to travel temporarily or permanently, but excluding members of an

organised group of Travelling Showpeople or circus people travelling together as such.”

(Planning Policy for Traveller Sites, CLG, March 2012).

1.2.2 Many Gypsies and Travellers continue to pursue an active nomadic lifestyle and are

generally self-employed people. However, increasingly communities are becoming more

settled with over 90% of the Travelling community living in bricks and mortar.

1.2.3 Gypsies and Travellers are not a uniform homogeneous community, but rather a group of

communities which share some features but have their own histories and traditions. Even

within each main group there is fragmentation between different families which emphasises

the lack of a single cohesive community and the need to avoid over generalisations.

However, the main cultural groups include:

Romany Gypsies

Irish Travellers



New Travellers.

1.2.4 Romany Gypsies (including English, Welsh and Scottish) and Irish Travellers are recognised

in law as distinct ethnic groups and are legally protected from discrimination under the Race

Relations Acts.

1.2.5 Travelling Showpeople have traditionally been involved in holding fairs and circuses for

many hundreds of years. For the purposes of the planning system, Travelling Showpeople

means:

“Members of a group organised for the purposes of holding fairs, circuses or shows (whether

or not travelling together as such). This includes such persons who on the grounds of their

family’s or dependent’s more localized pattern of trading, educational or health needs or old

age have ceased to travel temporarily or permanently, but excludes Gypsies and Travellers

as defined above.” (Planning Policy for Traveller Sites, CLG, March 2012).

1.2.6 The Government published a new policy statement Planning Policy for Traveller Sites in

2012, replacing Circulars 01/2006 and 04/2007 to address future accommodation needs of

Gypsies, Travellers and Travelling Showpeople because the previous planning policy

arrangements had failed to deliver adequate sites to meet identified needs over the previous

10 years.

1.2.7 Local planning authorities are required to identify and allocate sufficient sites to meet the

needs of these groups within their Local Plans. Sites for Gypsy and Traveller and Travelling

Showpeople will be allocated in the Site Allocations and Development Policies Document.

This means that when delivering sites consideration is required to which sites are available

and suitable for different types of the travelling communities.



2 Site Requirements

2.1 Introduction

2.1.1 Paragraph 3 of the ‘Planning Policy for Traveller Sites’ (CLG, March 2012) states that the

overarching aim of Government is “to ensure fair and equal treatment for Travellers, in a way

that facilitates the traditional and nomadic way of life of Travellers while respecting the

interests of the settled community.”

2.1.2 Planning Policy for Traveller Sites (CLG, March 2012) includes some significant changes to

the way in which the site needs of Gypsies, Travellers and Travelling Showpeople are

planned for. The most significant change has been the removal of regional targets and the

replacement with a new system of locally generated targets. Under this, local planning

authorities are required to:

Use a robust evidence base to establish accommodation needs

Set pitch and plot targets to address the likely permanent and transit site accommodation

needs of Travellers in their area

Identify and update annually a supply of specific deliverable sites to provide five years’

worth of sites against their locally set targets

Identify a supply of specific developable sites or broad locations for years six to ten and

where possible for years 11-15

Set criteria based policies to meet identified need and/or provide a basis for decisions in case applications come forward.

2.2 Number of Pitches and Plots Required

Gypsies and Travellers

2.2.1 In Cheshire East there is a need for residential Gypsy and Traveller sites. Residential sites

provide residents with a permanent home and can be privately owned, publicly rented for

affordable pitches, or privately rented to other Gypsies and Travellers. The size and the

amount of facilities available on these sites vary between sites.

2.2.2 Sites are made up of a number of caravan pitches and associated facilities. Although there

is no national definition of what size a pitch should be, a general guide contained in

Designing Gypsy and Traveller Sites1 states that “an average family pitch must be capable of

accommodating an amenity building, a large trailer and touring caravan… drying space for

clothes, a lockable shed…parking space for two vehicles and a small garden” (para 7.12).

On average nationally, usage is approximately 1.7 caravans per pitch, although locally it was

found to be 1.4 caravans in the GTAA 2007.

2.2.3 Residential sites provide a permanent home and the amount of facilities on site varies mainly

between public and private sites. Public sites will generally have amenity blocks and

1 Communities and Local Government (2008) Designing Gypsy and Traveller Sites Good Practice Guide



sometimes play areas and communal spaces. Private site facilities vary enormously

depending on the requirements of the residents.

2.2.4 In Cheshire East local authority area there are currently 15 private and 1 public owned and

occupied Gypsy and Traveller sites, ranging in size from single pitch family sites to one site

containing 25 pitches.

Table 2.1: Existing Gypsy and Traveller Sites in Cheshire East

Site No. Site Name Settlement Pitches Planning Status

CHE009 Land at 2 Railway Bridge Cottage Baddington 4 Private site with permission

CHE012 Flat Lane Sandbach 2 Private site with permission

CHE013 Three Oakes, Booth Lane* Middlewich 16 + 24*

Private site with permission for 16 with further permission for 24 pitches.

CHE015 Land opposite Five Acres Farm, Cledford Lane

Middlewich 3 Private site with permission

CHE016 Levis (Finney’s) Caravan Park, Newcastle Road

Sandbach 25 Private site with permission

CHE017 3 East Tetton Cottages, Booth Lane Middlewich 1 Private site with permission

CHE018 1 East Tetton Cottages, Booth Lane Middlewich 1 Private site with permission

CHE019 Horsehoe Farm, Warmingham Lane Middlewich 3 Private site with permission

CHE020 Lea Homes, Nantwich Road Nantwich 16 Private site with permission

CHE022 Wynbunbury Lane Stapley 3 Private site with permission

CHE023 New Start Park, Wettenhall Road Poole 8 Private site with temporary permission

CHE024 Astbury Marsh, Newcastle Road Congleton 18 Public site with permission

CHE025 Thimswarra Farm, Dragons Lane Moston 1 Private site with temporary permission

CHE026 Spinks Lane Pickmere 3 Private site unauthorised. Appeal dismissed.

CHE030 Tetton Bridge Yard, 368 Booths Lane Middlewich 3 Private site with permission

CHE033 Five Acres, land south of Cledford Lane Middlewich 3 Private site with permission

*For the purposes of this study, it has been assumed that the site at Three Oakes, Booth Lane Middlewich has full planning permission for the 24 units obtained from Congleton Borough Council. The Council is currently undertaking a detailed assessment of establish whether this planning permission is still extant or has lapsed. This assessment and its outcomes will be considered in future reviews of the study.

2.2.5 Most sites have full planning permission (subject to the above caveat), two sites have

temporary planning permission and one site has no planning permission.

Travelling Showpeople

2.2.6 The needs of Travelling Showpeople are different to Gypsies and Travellers. Their sites

often combine residential, storage and maintenance uses. Typically a site contains areas for

accommodation, usually caravans and mobile homes, and areas for storing, repairing and

maintaining vehicles and fairground equipment. These combined residential and storage

sites are known as plots.



2.2.7 Travelling Showpeople travel for extended periods during the summer and some families at

during other seasons, such as for Christmas fairs. Therefore they require a permanent base

for storage of equipment and for residential use for mainly the winter months. These sites

are also occupied throughout the year, often by older people and families with children, for

example.

2.2.8 In Cheshire East area there is currently 2 private owned and occupied Travelling

Showpeople sites. The site has a personal planning permission and represents a permanent

base for the family which is occupied when they are not travelling for work.

Table 2.2: Existing Travelling Showpeople Site in Cheshire East

Site No. Site Name Settlement Plots Planning Status

CHE085 Showmans Yard, Brick Lane, Newcastle Road

Brereton 1 Private site with permission

CHE086 Rear of L & S Motors, Moston Garage, Booth Lane

Sandbach 1 Private tolerated site

Cheshire Gypsy, Traveller and Travelling Showpeople Accommodation Needs

Assessment 2014

2.2.9 In 2014 a new Gypsy and Traveller Accommodation Needs Assessment was completed by

consultants ORS for the whole of Cheshire, which includes Cheshire East, Cheshire West

and Chester, Halton and Warrington.

2.2.10 Interviews were attempted with every Gypsy and Traveller household in the area who were

present in April to June 2013. In total, interviews were achieved on-site with 131 households

and a further 3 in bricks and mortar.

2.2.11 The Gypsy and Traveller and Travelling Showpeople Accommodation Assessment (GTAA)

estimate that the extra site provision to meet residential needs between 2013 and 2028 for

Cheshire East is 69 pitches to address the needs of all identifiable households. The GTAA

outlines the methodology of how this number was derived.

2.2.12 This includes a future supply to meet the existing households on unauthorised sites and the

households on the waiting list for a public site and new households likely to occur by 2030

due to household formation. The majority of the pitches will be required for private sites.

2.2.13 Interviews were undertaken with 10 Travelling Showpeople households in the area in April to

June 2013, to establish the need of Travelling Showpeople households in Cheshire East, as

part of the GTAA.

2.2.14 The Cheshire East estimated extra site provision to meet residential needs for the Travelling

Showpeople households between 2013 and 2028 is 13 plots to address the needs of all

identifiable households. Table 2.3 below sets out the GTAA need for Cheshire East in 5

year time periods:

Table 2.3: GTAA need for Cheshire East in 5 year time periods

2013-2018 2018-2023 2023-2028 Total

Gypsy and Traveller Residential Pitches 32 17 20 69

Travelling Showpeople Plots 11 1 1 13



2.2.15 The GTAA also identifies a need for a public transit site of between 5 and 10 pitches within

Cheshire East.

2.3 Cheshire East Local Plan

2.3.1 Cheshire East Council was formed in 2009 through the amalgamation of Congleton Borough

Council, Crewe and Nantwich Council and Macclesfield Council and Cheshire County

Council. Each district Council had an adopted Local Plan and these plans remain the

Development Plan Documents for the relevant previous local authority area. The sections

below outline the key policies within each plan which are most relevant to Gypsy, Traveller

and Travelling Showpeople development and the sites assessed in this study. Eventually

these plans will be superseded by the Cheshire East Local Plan.

Congleton Borough Local Plan (2005)

2.3.2 Congleton Borough Local Plan was adopted in January 2005 and provides the Development

Plan policies for the central part of Cheshire East. Policy H8 Gypsy Caravan Sites is the

most relevant policy within the Congleton Borough Local Plan, to assess sites for Gypsy,

Traveller and Travelling Showpeople development.

Crewe and Nantwich Replacement Local Plan (2011)

2.3.3 Crewe and Nantwich Replacement Local Plan was adopted in 2011 and provides the

Development Plan policies for the southern part of Cheshire East. Policy RES.13 Sites for

Gypsies and Travelling Showpeople is the most relevant policy within the Crewe and

Nantwich Replacement Local Plan, to assess sites for Gypsy, Traveller and Travelling

Showpeople development.

Macclesfield Local Plan (2004)

2.3.4 Macclesfield Local Plan was adopted in 2004 and provides the Development Plan policies

for the most northern part of Cheshire East. Policy DC31 Gypsy Caravan Sites is the most

relevant policy within the Macclesfield Local Plan, to assess sites for Gypsy, Traveller and

Travelling Showpeople development and the sites assessed in this study.

Draft Cheshire East Local Plan

2.3.5 The Council are currently producing a new Local Plan which contains a number of

documents including the Local Plan Strategy (formerly called Core Strategy) and Site

Allocations and Development Policies. Once adopted, these policies will replace the three

adopted Local Plans identified above. In the meantime, the draft Local Plan policies are a

material consideration for assessing planning applications.

2.3.6 The Council has recently prepared its Local Plan Strategy – Submission Version for a formal

representation period with the expectation that a Public Examination will be held later in

2014, the Local Plan Strategy includes Policy SC7 Gypsy and Traveller and Showpeople.

This provided a criteria based policy for which planning applications would be tested against,

as well as pitches and plot targets for up to 2030.

2.4 Number of Sites Required



2.4.1 National evidence would suggest that Gypsies and Travellers prefer small sites containing a

small number of pitches to accommodate their immediate family and extended family.

Government guidance2 suggests that “experience of site managers and residents alike

suggest that a maximum of 15 pitches is conducive to providing a comfortable environment

which is easy to manage. However, smaller sites of between 3-4 pitches can also be

successful, particularly where designed for one extended family” (para 4.7).

2.4.2 There are sites within Cheshire East that have more than 15 pitches that work successfully,

and other sites which have residents from mixed ethnic groups. It is therefore difficult to

identify the exact number of sites required to meet the pitch requirements for Cheshire East.

2.4.3 For transit provision, the future need has been identified as 5-10 pitches on a public site, and

will therefore require 1 site in Cheshire East for transit Gypsy and Traveller provision.

2.4.4 For Travelling Showpeople, the future need will arise from the occupants of existing sites

and is likely to require additional sites.

2.5 Site Location

General Approach to Location

2.5.1 ‘Planning Policy for Traveller Sites’ (CLG, March 2012) states that “local planning authorities

should ensure that sites are sustainable economically, socially and environmentally” (para

11).

2.5.2 Local planning authorities should strictly limit the provision of sites in the open countryside

away from existing settlements or areas allocated in the development plan but can provide

for sites in rural areas subject to further considerations (para 23, Planning Policy for Traveller

Sites, CLG, March 2012). Where there is a lack of affordable land to meet the needs of the

travelling communities, local planning authorities in rural areas should consider allocating

small sites specifically for affordable pitches in small rural communities (para 13).

2.5.3 Sites should be located so as to provide a settled base that reduces the need for long

distance travelling and unauthorised encampments (para 11, Planning Policy for Traveller

Sites, CLG, March 2012).

2.5.4 Local planning authorities should reflect the extent to which Travellers working and living

from the same location could contribute to sustainability (para 11, Planning Policy for

Traveller Sites, CLG, March 2012) and therefore should consider mixed sites with residential

and business uses or separate sites but in close proximity (para 16).

2.5.5 Local planning authorities should also have regard to the needs of Travelling Showpeople to

have mixed use sites containing residential accommodation and space for the storage of

equipment (para 17, Planning Policy for Traveller Sites, CLG, March 2012).

Access to Services




2.5.6 ‘Planning Policy for Traveller Sites’ (CLG, March 2012) states that local planning authorities

should promote access to appropriate health services and ensure that children can attend

school on a regular basis but avoid placing undue pressure on local infrastructure and

services (para 11, Planning Policy for Traveller Sites, CLG, March 2012).

2.5.7 Local planning authorities should ensure adequate play areas for children (para 24, Planning

Policy for Traveller Sites, CLG, March 2012).

2.5.8 The Crewe and Nantwich Borough Local Plan 2011 Policy RES.13 states that sites should

be within easy reach of local services and facilities.

2.5.9 The Congleton Borough Local Plan 2005 Policy H8 states that sites, wherever possible,

should be within 1.6km (1 mile) of existing local shops, community facilities, primary school

and public transport facilities.

2.5.10 The Macclesfield Local Plan 2004 Policy DC31 states that sites should have reasonable

access to shops, schools and essential services.

2.5.11 The Cheshire East Local Plan Strategy – Submission Version Policy SC7 states that the

proximity of the site to local services and facilities will be taken into account in the

determination of locations for Gypsy and Traveller and Travelling Showpeople sites.

2.5.12 The Showmen’s Guild of Great Britain has published a Model Standard Package (The

Showmen’s Guild of Great Britain, 2007) which states that sites should have good vehicular

access, suitable for the ingress and egress of large vehicles and should be in close proximity

to a good road network. The site should be close to schools and other community facilities.

2.6 Relationship to Surrounding Land Uses

2.6.1 The Government is keen to promote a peaceful and integrated co-existence between a

Gypsy or Traveller site and the local settled community. In order to facilitate this, national

guidance3 states that “where possible, sites should be developed near to housing for the

settled community as part of mainstream residential developments” (para 3.7). However,

‘Planning Policy for Traveller Sites, CLG March 2012’ states that “local planning authorities

should ensure that the scale of such sites does not dominate the nearest settled community”

(para 12).

2.6.2 The Crewe and Nantwich Borough Local Plan 2011 Policy RES.13 states that sites should

not prejudice the amenity of occupants of nearby property.

2.6.3 The Congleton Borough Local Plan 2005 Policy H8 states that sites should avoid

unacceptable consequences for the amenity of nearby residents.

2.6.4 The Macclesfield Local Plan 2004 Policy DC31 states that sites should not result in a loss of

amenities to a substantial number of dwellings.




2.6.5 The Showmen’s Guild of Great Britain Model Standard Package states that the site should

respect amenities of any occupants of residential properties nearby.

2.6.6 DCLG guidance on the design of sites for Gypsies and Travellers also emphasises the

importance of locating sites away from heavy industry and states that locations adjacent to

industrial areas are unpopular because of their relative isolation, distance from local facilities

and because of safety fears.

2.6.7 An important consideration is avoiding noise and disturbance. This can be to the settled

community, in terms of the movement of vehicles to and from the site, from the stationing of

vehicles on-site and on-site business activities. Given the greater noise transference

through walls of caravans than through walls of conventional housing, there can also be

noise and disturbance to the Gypsies and Travellers from adjoining uses, such as from

industrial areas, railway lines or from highways.

2.7 Site Conditions

2.7.1 ‘Planning Policy for Traveller Sites’ (CLG, March 2012) guidance on the design of sites for

Gypsies and Travellers identifies that “no sites should be identified for Gypsy and Traveller

use that would not be appropriate for ordinary residential dwellings” (para 3.6).

2.7.2 Consequently the following are not considered acceptable locations:

Sites within flood zone 3

2.7.3 The guidance states that sites should not be located in areas at high risk of flooding such as

functional floodplains given the vulnerability of caravans.

2.7.4 Other sites are unlikely to be suitable:

Sites adjacent to rubbish tips

Sites on landfill sites

Sites located on contaminated land (due to remediation costs).

Sites closer to electricity pylons.

2.8 Essential Services

2.8.1 DCLG guidance on the design of sites for Gypsies and Travellers states that sites must have

access to water, electricity, drainage and sanitation, with electricity and sewerage for

permanent sites normally through mains systems, although in some locations alternative

provision may be appropriate. Although in Cheshire East there are many homes that are not

on mains sewage and therefore the requirement for essential services needs to reflect the

local area.

2.8.2 The Showmen’s Guild of Great Britain Model Standard Package states that the site should

provide amenities normally expected for human occupation.



2.8.3 ‘Planning Policy for Traveller Sites, CLG March 2012’ states that local planning authorities

should avoid placing undue pressure on local infrastructure and services (para 11, Planning

Policy for Traveller Sites, CLG, March 2012).



3 Methodology for Site Selection and Assessment

3.1.1 This section sets out the sources of sites Peter Brett Associates applied the site criteria

assessment against. A methodology for undertaking the site identification and assessment

was consulted on alongside the Call for Sites Proforma (see Appendix 7). A total of 16

responses were received on the methodology. These resulted in two minor changes to

specifically include reference to Green Belt as a key constraint and set out that planning

history would be considered when assessing existing authorised and unauthorised sites. A

total of 8 sites put forward via the call for sites and included in the study.

3.2 Identifying Sources of Sites to be Assessed for Gypsy, Traveller and

Travelling Showpeople

3.2.1 Potential sites were established from a review of information relating to:

Call for Sites - Peter Brett Associates produced a site proforma for landowners to submit sites. The Council publicised both the study and the Call for Sites exercise on the website and through a press release. The Council sent out an e-mail and the site proforma to contacts agreed with the Council, including land agents, planning agents, RSLs, public bodies, Town and Parish Councils and Cheshire East Councillors. Contact was also made with the Housing Market Partnership which is made up of Registered Providers, developers and landowners in Cheshire East. The sites assessed from this source are listed within Appendix 2 and Appendix 6. The call for sites and methodology consultation letter is contained in Appendix 7.

Existing authorised sites subject to full, temporary or personal consents or certificates of lawful use - Peter Brett Associates investigated the potential to intensify and expand existing sites in line with the two stage process set out in this section. The sites assessed from this source are listed within Appendix 2 and Appendix 6.

Existing unauthorised and tolerated sites and encampments - Peter Brett Associates considered these sites alongside other potential sites following the two stage process set out in this section. The sites assessed from this source are listed within Appendix 2 and Appendix 6.

Other sites owned by Gypsies and Travellers and Travelling Showpeople - Peter Brett Associates followed up any sites identified by Gypsies and Travellers during the fieldwork interviews of the GTAA and contacted planning agents known to represent Gypsies and Travellers to identify any additional sites.

Surplus Council owned land - Peter Brett Associates reviewed Council landholdings and discussions were held with Council officers and other public stakeholders to establish potential sites for survey. The sites assessed from this source are listed within Appendix 2 or Appendix 6.

Sites from previous and current land studies - Sites examined for their housing or employment potential but not accepted or delivered, were investigated.

Housing allocations and potential urban extensions - The scope for identifying land within larger housing allocations to meet the objective of achieving mixed and balanced communities. The sites assessed from this source are listed within Appendix 2 and Appendix 6.



Sites owned by Registered Providers (RPs) - Peter Brett Associates experience in other areas is that housing associations could provide an important source of sites as well as providing potential partners for ongoing site ownership and management.

3.3 Identifying Criteria for Site Selection and Assessment

3.3.1 Based upon our review of available policy, guidance, the identification site needs and

requirements, and physical constraints, Peter Brett Associates identified a series of site

criteria for discussion and agreement with the Council. Peter Brett Associates used these to

assess potential sites and to inform recommendations regarding future site criteria for

assessing future planning applications.

3.3.2 Account was taken of national policy, as contained within Planning Policy for Traveller Sites

(CLG, March 2012) and existing and emerging local policy, as contained within adopted and

draft Local Plans. Account has also been taken of the existing pattern and distribution of

need for Traveller provision as set out in the Cheshire-wide Gypsy and Traveller

Accommodation Needs Assessment 2014.

3.3.3 Within the overall policy framework, the general approach to identifying appropriate site

selection criteria was to build upon the national planning policy framework:

Is the site available?

Is the site suitable?

Is the site developable, e.g. viable and deliverable?

3.3.4 A key consideration, based upon national policy, has been that criteria should be “fair and

should facilitate the traditional and nomadic life of Travellers while respecting the interests of

the settled community” (Planning Policy for Traveller Sites, CLG March 2012 paragraph 10).

Criteria should be clear and transparent and unambiguous. Many previous studies and local

plan criteria based policies across the country have used very restrictive criteria which have

prevented many reasonable sites from coming forward.

3.3.5 Peter Brett Associates have taken account of the various criteria from the following sources

including:

‘Planning Policy for Traveller Sites’, CLG, March 2012

Adopted and emerging local policy in Cheshire East

The Showmen’s Guild of Great Britain ‘Model Standard Package’

‘Designing Gypsy and Traveller Sites: Good Practice Guide’, CLG, May 2008; an

The views of the travelling communities identified through the Gypsy and Traveller

Accommodation Needs Assessment 2014and the previous one in 2007

3.3.6 For the purposes of the site assessment process, Peter Brett Associates identified the

following broad site criteria:



Table 3.1: Broad Site Criteria

Availability

There is evidence that the landowner is willing to sell; and/or There is evidence that a developer is interested in developing. There is confidence that there are no legal or ownership problems, such a multiple ownerships, ransom strips, tenancies or operational requirements which are not capable of being overcome. The site is publicly owned and therefore deemed potentially available unless identified in a plan or strategy for another use.

Suitability

Policy Constraints

The site is not within an international environmental designation. The site does not compromise the objectives of nationally recognised designations.

Physical Constraints

The site is not at high risk of flooding which cannot be mitigated. The site is not located on unstable land. The site is not located on contaminated land which cannot be mitigated. The site has good road access. The site is in reasonable proximity to local services and facilities.

Potential impacts

Development and use of the site will not have an adverse impact upon the landscape, Green Belt, biodiversity or the historic environment. The site is not subject to unacceptable noise levels nor is it likely to give rise to unacceptable noise levels. The site will have a good residential environment and will not adversely impact upon neighbouring residential amenity.

Developable

Constraints identified are capable of being overcome. Any abnormal costs do not prejudice the ability of the site to be developed.

3.3.7 These broad site criteria have been developed and were applied in two stages. The first

stage in the assessment process involved a full review of any planning history on sites and

the application of broad suitability criteria, including identifying any absolute constraints,

together with an initial investigation of likely availability.

3.4 Stage 1 Suitability and Availability Matrix

3.4.1 The first stage in the assessment process involved the application of broad suitability criteria,

including absolute constraints, together with an initial investigation of likely availability.

3.4.2 The application of broad suitability criteria sieved out immediately sites which were likely to

fail on the grounds of contravening major constraints such as being within international

environmental designations or within the boundaries of scheduled ancient monuments, etc.

3.4.3 Availability was identified through this study as a key criterion. If availability was unknown,

then the site was assessed at Stage 2. With regard to existing occupied sites Peter Brett

Associates either discussed the future availability of the sites to accommodate additional

pitches/plots or to expand with current owners/occupants or had regard to the results of the



needs assessment and the informal interviews conducted by ORS for other families

contacted as part of the GTAA work.

3.4.4 If the landowner confirmed that the site was not available, nor is it likely to be available in the

future, then the site could not be recommended within this study as a site with potential for

Gypsy, Traveller or Travelling Showpeople use.

3.4.5 The initial assessment of site suitability and availability is summarised in a matrix, as set out

below. Peter Brett Associates have used a traffic light approach, identifying where sites do

not satisfy criteria in red, where criteria may be capable of being satisfied in yellow and

where criteria are satisfied in green. Table 3.2 overleaf sets out the Stage 1 Assessment

Matrix.



Table 3.2: Stage 1 Assessment Process

Criteria Designation/Issue Red (Sites do not satisfy criteria)

Yellow (Criteria may be capable of being satisfied)

Green (Criteria is satisfied)

Flood Zone

Environment Agency Indicative Flood Mapping and SFRA

The site is within flood zone 3 and not suitable for Gypsy and Traveller use.

The site is affected by Flood Zones 2 requiring further investigation (and application of policy tests).

The site is not affected by identified areas of indicative flood mapping or is located in Flood Zone 1. Area at Risk of Flooding

Environmental Designations

Special Protection Area

The site is covered by an international designation.

The site is within the buffer of an international designation and could therefore have a negative impact. The site is covered by a national or local designation or is within close proximity and could therefore have a negative impact.

The site is not within an international, national or local environmental designation or within its buffer.

RAMSAR Site

Site of Special Scientific Interest

Site of Nature Conservation Importance

Green Belt and Landscape

Green Belt Area of Outstanding Natural Beauty

n/a The site is within the Green Belt or AONB and could therefore have a negative impact requiring further investigation.

The site is not within the Green Belt or AONB and therefore will not have a negative impact on the designation.

Contamination or Unstable Land Issues

Land contamination or unstable land issues

The site is located on or adjacent a landfill site or the land is as unstable, and the land has been identified as unsuitable for residential use.

The site is potentially contaminated or unstable and requires further investigation.

There is no known contamination or unstable land issues.

Noise Issues Noise issues relating to existing land uses or transport corridors

n/a The site is located adjacent noisy land uses, which requires further investigation.

There are no noisy adjacent land uses and therefore no noise impact on the site.

Residential Amenity

Location of site in relation to existing dwellings

n/a The site is adjacent existing dwellings and requires further investigation.

There are no adjacent dwellings and therefore no impact on residential amenity.



Archaeology and Conservation

Scheduled Ancient Monument (SAM)

The site is covered by or is within close proximity of a SAM designation.

The site could have a negative impact upon archaeology or the historic environment, requiring further investigation.

The site is not within or close to any archaeological or historic environment designations.

Sites of Archaeological Importance

Conservation Area

Listed building

Availability Promoted sites, public land ownership, etc.

The owner has confirmed that the site is not available, nor is it likely to be available in the future.

Site availability is unknown and requires further investigation.

There is evidence that the landowner is willing to sell or develop the site as a Traveller site.

Public owned sites deemed potentially available for Gypsy and Traveller use.



3.4.6 All sites which did not receive a “red” at Stage 1 were considered further at Stage 2. Stage

2 involved a more detailed assessment of suitability issues and an examination of

developability. Potential capacity and delivery issues were also investigated.

3.5 Stage 2 Detailed Site Assessment

3.5.1 All shortlisted sites were visited by the consultant team, working in groups of 2. Peter Brett

Associates are used to recording information and assessing sites in a consistent way and

recorded site details and surroundings using a standard proforma. All Stage 2 sites were

sent to Council officers for comment. Sites outside of built up areas taken forward into Stage

2 were subject to a landscape appraisal undertaken by Enderby Associates.

3.5.2 Stage 2 involved a more detailed assessment of suitability and an examination of

achievability issues. A further examination of availability was also undertaken at this stage.

3.5.3 Further investigations of suitability centred upon:

Availability – Peter Brett Associates contacted landowners and identified whether sites

could be made available and any potential legal or ownership constraints.

Suitability – Peter Brett Associates assessed each site against the agreed criteria

which were broadly grouped into policy requirements, physical constraints and potential

impacts.

Developability – Peter Brett Associates identified potential site constraints needing to

be rectified which could affect viability and any potential alternative uses likely to affect

deliverability.

3.5.4 Stage 2 Matrix, in table 3.3, below provides the details for how Peter Brett Associates

assessed each site relating to suitability, availability and achievability. Sites identified with

potential for Gypsy, Traveller and Travelling Showpeople use has a site proforma providing

more detailed information, including a site map.

3.5.5 An accessibility assessment was undertaken looking at the proximity of the site to key

services and facilities, including primary school, secondary school, bus stop, train station,

shop and General Practice surgery. No site was rejected purely because of distance to

facilities.

3.5.6 All issues of potential delivery identified were subject to investigations where possible, with

recommendations on how they can be addressed. All sites that were considered suitable,

available and developable were subject to an initial broad assessment of the capacity of the

site in terms of the number of pitches or plots which could be provided on site. This took

account of:

Size and shape of site and character of the adjoining area

‘Designing Gypsy and Traveller Sites: Good Practice Guide’, CLG, May 2008



Relevant planning history and design templates developed by Peter Brett Associates.



Table 3.3: Application of site assessment criteria

Draft criteria Stage at which criteria considered

Designation/Issue Reject Accept but further investigation/mitigation required

Accept

Availability Stage 2

Site promoted by landowners, agents or travelling community Public land confirmed as available

Site not available for Gypsy, Traveller or Travelling Showpeople use. There are known legal or ownership problems, such as multiple ownerships, ransom strips, tenancies or operational requirements which cannot be resolved. Public land has been identified in another plan / strategy for another use.

There continues to be doubt over whether the site is genuinely available for Gypsy, Traveller or Travelling Showpeople (GTTS) use after further investigations.

There is evidence that the landowner is willing to sell and/or a developer is interested in developing within the timeframe of the Local Plan. There are no known legal or ownership problems, such a multiple ownerships, ransom strips, tenancies or operational requirements which are not capable of being overcome within the timeframe of the LDP. Public site is not identified plan or strategy for another use.

Suitability

Contamination and unstable land

Stage 2 Note: Will be considered at stage 1 if information available

Contaminated Land Unstable Land

Contains an area of unstable or contaminated land that is likely to undermine the site’s suitability and achievability.

Could contain unstable or contaminated land that should be subject to further investigation.

Not located on unstable land. Not located on contaminated land.

Topography Stage 2 Topography Steep slopes which make the site unsuitable and/or unachievable.

Sloping or undulating land which may require works to achieve a suitable development.

Level or gently sloping site.



Site access and safety

Stage 2 Access Proximity to major roads

Poor access and/or road of poor standard. Likely to be subject to safety issues from surrounding uses incapable of mitigation

Access poor but capable of being improved. Road of adequate or good standard. Likely to be affected by safety issues but this is capable of mitigation.

Adequate or good access off adequate or good standard of road. Not affected by safety issues.

Accessibility to facilities

Stage 2

Access to facilities: GP Surgery Primary School Shop Access to public transport: Bus stop or route Train station

NA

NA

(Actual distances to be measured to facilities).

Potential impacts


Stage 2 Green Belt and Landscape impact and visual containment

Unacceptable impact of site upon Green Belt and/or landscape not capable of mitigation.

Impact capable of mitigation Potential cumulative impact with other identified sites.

No unacceptable impact on Green Belt and or landscape.

Biodiversity / Protected Species / Important hedgerow

Stage 2

Impact on biodiversity resources or known protected species Site of Special Scientific Interest Local Nature Reserve Geological Conservation Review Site Sites of Importance for Nature Conservation

Significant effect and unacceptable impact of site upon ecology or protected species or habitats not capable of mitigation where no overriding public interest.

Impact capable of mitigation. Potential cumulative impact with other identified sites.

No significant effect or unacceptable impact on ecology, protected species or habitats.

Historic environment

Stage 2

Scheduled Ancient Monuments Listed Buildings Historic Parks and Gardens

Adverse impact upon a designation not capable of mitigation.

Adverse impact on a designation but this is capable of mitigation.

No adverse impact on any designation.



Conservation Areas Heritage assets (local lists)

Water quality Stage 2 Groundwater Source Protection Zone

Unacceptable risk to the supply and quality of water resources.

Risk to the supply and quality of water resources capable of mitigation.

No risk to the supply and quality of water resources.

Noise Stage 2

Noise pollution from surrounding uses e.g. road, rail and air transport

Likely to be adversely affected by noise pollution from surrounding uses that could make for an unacceptable residential environment.

Likely to be affected by noise pollution but this is capable of mitigation.

Not affected by noise issues.

Residential amenity (Impact of site on adjoining uses)

Stage 2 Relationship with existing adjacent uses

Close proximity to existing adjacent uses esp. residential properties where any potential impact (light, visual, noise, traffic) on adjoining uses is not reasonably capable of mitigation.

Close proximity to existing adjacent uses esp. residential properties but any potential impact (light, visual, other disturbance) on adjoining uses is capable of mitigation.

Unlikely to adversely affect existing adjoining uses.

Residential amenity (Impact of adjoining uses on site)

Stage 2 Relationship with existing adjacent uses

Close proximity to existing adjacent uses and any potential impact from these uses (light, visual, other disturbance) on the site is not reasonably capable of mitigation.

Close proximity to existing adjacent uses but any potential impact from these uses (light, visual, other disturbance) on the site is capable of mitigation.

Unlikely to be adversely affected by existing adjoining uses.

Developability Stage 2 Deliverability Viability

Has hope value for housing and/or other land uses. Extensive buildings on site requiring demolition. Other constraints incapable of resolution without considerable expense.

Site constraints capable of being overcome but where extent and cost of mitigation are unclear at this stage.

In a location where housing development is contrary to spatial policy. No site constraints needing to be overcome.


28


3.5.7 A desk based accessibility assessment was also undertaken. Using GIS, Peter Brett

Associates mapped accessibility to key community facilities (subject to this information being

available).

3.5.8 Appendix 3 Sites with no potential sets out those sites which were rejected at Stage 2

and the reasons for rejection.

3.5.9 Sites with potential sets out the detailed site assessment results for those sites considered

potentially suitable, available and achievable for future provision.

Stage 2 Suitability and Achievability Reports

3.5.10 Stage 2 involved a more detailed assessment of suitability and an examination of

achievability issues. A further examination of availability was also undertaken at this stage.

3.6 Site Assessment and Capacity

3.6.1 The sites to be assessed were sourced as outlined in this section above. All sites assessed

at Stage 1 were mapped onto GIS and put on the sites database.

3.6.2 Stage 1 resulted in 74 sites. A map of Cheshire East local authority area is contained in

Appendix 1 showing the distribution of sites subject to assessment.

Capacity

3.6.3 In this section Peter Brett Associates identified a list of sites which Peter Brett Associates

believe are potentially suitable for additional Gypsy, Traveller and Travelling Showpeople

pitches and plots. All potentially suitable sites have been subject to an initial broad

assessment of the number of pitches which could be provided on site. This has taken

account, firstly, of:

Designing Gypsy and Traveller Sites: Good Practice Guide (DCLG, 2008)

Travelling Showpeople’s Sites Model Standard Package (The Showmen’s Guild of

Great Britain, 2007)

Mobile Homes Act 1984

Any relevant planning history.

3.6.4 In addition, Peter Brett Associates has developed templates for various forms of Gypsy and

Traveller development, including for residential and transit sites. Peter Brett Associates

have used these to inform the theoretical capacity of sites.

3.6.5 These have helped to determine the optimum size and configuration of pitches (or plots) on

site. On larger sites Peter Brett Associates may assume a mix of pitch sizes to reflect the

needs of different families.


29


3.6.6 Site capacity has also taken account of on-site constraints and the need, where appropriate,

for landscaping and other mitigation measures to achieve a suitable development. Providing

good quality landscaping and access arrangements have been taken into account. This will

result in sufficient access and accommodation space to create a site which Gypsy, Traveller

or Travelling Showpeople find attractive. At the same time, sufficient space and landscaping

will help to conserve the residential amenity of neighbouring uses.

3.6.7 The shortlisted sites have been assessed solely for their capacity to accommodate

residential uses. However, national policy states that some sites may be suitable for a mix of

residential and business uses. In cases where potential occupants may wish to

accommodate business uses, the suggested capacity of the sites to accommodate

residential pitches may need to be reviewed.

3.7 Stage 1 Suitability and Availability Matrix

3.7.1 The first stage in the assessment process involved the application of broad suitability criteria,

including absolute constraints, together with an initial investigation of likely availability.

3.7.2 The initial assessment of site suitability and availability is summarised in a matrix, which is

set out in Appendix 2. Peter Brett Associates have used a traffic light approach, identifying

where sites do not satisfy criteria in red, where criteria may be capable of being satisfied in

yellow and where criteria are satisfied in green.

3.7.3 Sites identified as red have not gone forward to be assessed at Stage 2. Twelve sites were

rejected at Stage 1 and therefore 63 sites were examined further at Stage 2.

3.8 Stage 2 Suitability, Availability and Achievability Site Assessments

3.8.1 Stage 2 involved a more detailed assessment of suitability, availability and an examination of

achievability issues.

3.8.2 Appendix 3 sets out those sites where we consider there is no potential for further provision

and the reasons for this decision.

3.8.3 Appendix 4 sets out the detailed site assessment results for those sites considered

potentially suitable, available and achievable for future provision.

3.8.4 A total of 8 sites were identified as potentially suitable sites to contribute additional pitches

towards meeting future identified needs for Gypsies and Travellers. Draft results are set out

in Table 3.4 below.

Table 3.4: Sites with Potential for Further Provision for Gypsies and Travellers in Cheshire East (in numerical site reference

order)

Site No. Site Name Settlement

No. of pitches

CHE003 The Oaks, 1 Mill Lane Sandbach 15

CHE008 Birchwood/Hollies Kennels, Birch Lane Hough 15

CHE010 Land off Groby Road Crewe 1

CHE017 3 East Tetton Cottage Middlewich 1

CHE019 Horseshoe Farm, Warmingham Lane Sandbach 4


30


CHE022 The Stables, Wynbunbury Lane Stapley 6

CHE030 368 Booths Lane Middlewich 1

CHE084 Land at London Road Bridgemere 1

3.8.5 A total of 1 site was identified as a potentially suitable site to contribute additional plots

towards meeting future identified needs for Travelling Showpeople. Draft results are set out

in Table 3.5 below.

Table 3.5: Site with Potential for Further Provision for Travelling Showpeople in Cheshire East

Site No. Site Name Settlement No. of plots

CHE001 Former Hack Green RAF Camp Nantwich 9

3.8.6 All the shortlisted sites have been assessed for their potential capacity. The results are set

out in Appendix 4 and considered in Section 6.


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4 Delivery Options

4.1 Pitch and Plot Targets

4.1.1 ‘Planning Policy for Traveller Sites’ (CLG, March 2012) requires local planning authorities to

set pitch targets for Gypsies and Travellers and plot targets for Travelling Showpeople, to

meet likely permanent and transit site accommodation needs arising in each area.

4.1.2 The new Gypsy, Traveller and Travelling Showpeople Accommodation Needs Assessment,

completed in 2014 has estimated the total identified need for new permanent residential

Gypsy and Traveller pitches to meet residential needs between 2013 and 2028 is 69 pitches

to address the needs of all identifiable households. The majority of this need is for public

owned sites for affordable pitches.

4.1.3 The assessment identifies a need for 5-10 pitches to address the needs for new transit

Gypsy and Traveller pitches between 2013 and 2028, to reflect local need and number of

encampments.

4.1.4 The assessment identifies a need for 13 plots to address the needs of Travelling

Showpeople.

Table 4.1: GTAA need for Cheshire East in 5 year time periods

2013-2018 2018-2023 2023-2028 Total

Gypsy and Traveller Residential Pitches 32 17 20 69

Travelling Showpeople Plots 11 1 1 13

4.1.5 The Council will therefore need to introduce pitch and plot targets into the emerging Local

Plan to ensure needs are met.

4.2 A Supply of Deliverable and Developable Sites

4.2.1 In developing their local plans, ‘Planning Policy for Traveller Sites’ (CLG, March 2012)

requires local planning authorities to identify and keep up-to-date a supply of specific

deliverable sites sufficient to provide five years’ worth of sites against those locally set

targets and a supply of specific developable sites or broad locations to meet needs, where

possible, for up to 15 years.

4.2.2 Peter Brett Associates would suggest that an initial starting point would be for the Council to

consider safeguarding existing Gypsy, Traveller and Travelling Showpeople sites, to ensure

that existing needs continue to be met in perpetuity. If sites are lost in future from these

uses, then new replacement sites may need to be found to maintain an adequate supply to

meet needs in accordance with the identified pitch and plot targets.

4.2.3 Peter Brett Associates would normally recommend that Council’s consider giving sites with

temporary planning permission, full planning permission. However the site assessments

have not identified either of the two sites with temporary permission as potentially suitable


32


due to landscape impacts. Reasons for why these sites are not suitable are provided within

Appendix 3.

4.2.4 As part of this study, Peter Brett Associates have assessed the potential from existing sites

to achieve additional pitches/plots either through increasing the capacity within existing

boundaries or through site extension onto adjoining land.

4.2.5 Our broad conclusions are that there is some potential from existing Gypsy, Traveller and

Travelling Showpeople sites to accommodate additional pitches and plots, and the

remainder of the identified need will need to be delivered on new sites. As part of the study

Peter Brett Associates have assessed both existing and all potential new sites.

4.2.6 Peter Brett Associates have identified some potential sites which could contribute

significantly, in numerical terms; to meet the identified future needs of Gypsies, Travellers

and Travelling Showpeople across the local authority area.

4.2.7 It is important to note that most current provision within the study area is met on private sites.

The future availability of existing sites to accommodate needs is therefore dependent on

existing site owners being prepared to accommodate future needs on these sites.

4.2.8 It is also important to note that different travelling communities have separate traditions and

patterns of movement and are unlikely to be prepared to share sites in every instance.

4.2.9 This study has assessed all potential available and suitable sites. In order to comply with

national policy the Council must review and maintain a rolling 5 year supply of Gypsy,

Traveller and Travelling Showpeople sites. Need against supply is considered in more detail

in Section 5.

4.3 Site Delivery Options

4.3.1 As part of this study, Peter Brett Associates have attempted to contact and speak to site

owners to understand whether there are opportunities to meet current and future needs on

existing sites.

4.3.2 Peter Brett Associates have identified a number of potential delivery models and applied

them to the sites that Peter Brett Associates have assessed. These include:

1 Existing privately owned sites where there is potential for additional pitches to be

created within the existing site boundaries to meet future immediate family needs.

Under this model, planning permission would be needed. The Council should

consider encouraging planning applications to meet short and medium term needs

through entering into dialogue with site occupants.


33



created by extending site boundaries to meet future immediate family needs. Under

this model, planning permission would be needed. The Council should consider

encouraging planning applications to meet short and medium term needs through

entering into dialogue with site occupants. The Council should consider allocating

sites to meet longer term needs through the Local Plan.


created by extending site boundaries to meet the wider needs of the travelling

communities either through selling or renting pitches to other families. The Council

should consider encouraging planning applications to meet short and medium term

needs through entering into dialogue with site occupants. The Council should

consider allocating sites to meet longer term needs through the Local Plan.

4 Sites which are not currently owned by the travelling communities but have been

identified as available for these uses. Allocation in the future Local Plan would identify

these sites to travelling communities and they could be purchased on the open

market. Alternatively the Council could consider using New Homes Bonus or other

monies to buy the site or identify their own public assets and then make them

available to organised groups on a non-profit making basis for them to develop and

manage. Such groups could also be offered the opportunity to buy stakes in the site,

allowing the income from such sales to provide further sites. There are emerging

examples of innovative acquisition and funding arrangements across the country.

5 Sites where the Council consider that additional affordable pitch provision may be

appropriate. In this case, the Council should investigate the potential for either buying

sites or developing their public assets using New Homes Bonus or central

Government site grant funding or other monies to secure or increase affordable

provision. Sites could then either be managed by a Council or a Registered Provider.

6 Provision required as part of the planning of large housing urban extension sites.

There is the opportunity to require large housing allocations in the Local Plan to

provide for Gypsy and Traveller pitches or Travelling Showpeople plots as par of the

overall development package. These could then be sold on the open market or

affordable pitches brought forward and managed by the Council or Registered

Providers.

4.3.3 Set out in Table 4.1 and Table 4.2 we have attempted to summarise existing and future

Gypsy and Traveller and Travelling Showpeople opportunities on existing sites, to start to

identify how a supply of deliverable and developable sites may come forward in future and

how the Council may wish to intervene to ensure a supply of deliverable and developable

sites can be demonstrated.

4.3.4 Further details can be found in the site assessment results set out in Appendix 4.

4.3.5 Recommendations on how the Council could deliver a supply of suitable sites to meet

identified needs and targets are set out in Sections 5.



Table 4.2: Capacity of Existing Gypsy and Traveller Sites

Site ref Site name Settlement Potential for additional supply and delivery model

Indicative additional pitch capacity

CHE009 Land at 2 Railway Bridge Cottage Baddington No scope for additional supply. 0

CHE012 Flat Lane Sandbach No scope for additional supply 0

CHE013 Three Oakes, Booth Lane* Middlewich Scope for additional supply 24*

CHE015 Land opposite Five Acres Farm, Cledford Lane Middlewich No scope for additional supply 0

CHE016 Levis (Finney’s) Caravan Park, Newcastle Road Sandbach No scope for additional supply 0

CHE017 3 East Tetton Cottages, Booth Lane Middlewich Scope for additional supply 1

CHE018 1 East Tetton Cottages, Booth Lane Middlewich No scope for additional supply 0

CHE019 Horsehoe Farm, Warmingham Lane Middlewich Scope for additional supply 4

CHE020 Lea Homes, land adjacent to Starkeys Farm, Nantwich Road Nantwich No scope for additional supply 0

CHE022 Wynbunbury Lane Stapley Scope for additional supply 6

CHE023 New Start Park, Wettenhall Road Poole No scope for additional supply 0

CHE024 Astbury Marsh, Newcastle Road Congleton No scope for additional supply 0

CHE025 Thimswarra Farm, Dragons Lane Morston No scope for additional supply 0

CHE026 Spinks Lane Pickmere No scope for additional supply 0

CHE030 Tetton Bridge Yard, 368 Booths Lane Middlewich No scope for additional supply 1

CHE033 Land south of Cledford Lane Middlewich No scope for additional supply 0

TOTAL 36 *For the purposes of this study, it has been assumed that the site at Three Oakes, Booth Lane Middlewich has full planning permission for the 24 units obtained from Congleton Borough Council. The Council is currently undertaking a detailed assessment of establish whether this planning permission is still extant or has lapsed. This assessment and its outcomes will be considered in future reviews of the study.

Table 4.3: Capacity of existing Travelling Showpeople site

Site ref Site name Settlement Potential for additional supply and delivery model

Indicative additional pitch capacity

CHE085 Showmans Yard, Brick Lane, Newcastle Road Brereton No scope for additional supply 0

CHE086 Rear of L & S Motors, Moston Garage, Booth Lane Sandbach No scope for additional supply 0

TOTAL 0



4.4 Phasing, Monitoring and Review

4.4.1 As with other forms of development, the release of Gypsy, Traveller and Travelling

Showpeople sites should be managed to ensure a good fit with identified need.

4.4.2 If the Council has insufficient identified sites to meet needs within the plan period or more

crucially the first 5 years it will be necessary to revisit the identification of sites either

periodically or sooner if a 5 year supply. Recommendations on how to identify further sites is

outlined within Section 5 of this report. This could include ranking sites which have

previously been rejected on other grounds, such as landscape or Green Belt impact or

identifying land within strategic urban extensions.

4.4.3 Peter Brett Associates would suggest that it would be prudent for the Council to continue to

review the potential supply of sites and identify a potential reserve of sites which could be

brought forward in the future if required, rather than wait for the need to be established and

then start a review of the development plan at that time.

4.4.4 Existing sites where Peter Brett Associates have identified potential for meeting future needs

should be considered for immediate allocation.

4.4.5 Once enough sites are identified, any release of land to meet future needs would require

active monitoring of supply against need, at least on an annual basis. It would also require

the Council to undertake periodic review of their needs evidence base.

4.5 Funding Sources

4.5.1 The majority of need identified for Cheshire East is residential Gypsy and Traveller sites.

Although there is also a need for a public transit site of between 5-10 pitches.

4.5.2 The Government has identified that it is focusing on incentivising councils to deliver new

housing, including Traveller sites. The ‘Planning for Traveller Sites’ (CLG, March 2012)

identified three potential sources of funding for local authorities:

4.5.3 Firstly, the New Homes Bonus scheme operates in the same way for Traveller sites as for

other forms of housing. Namely, for every new pitch, a local planning authority will get six

years of matched Council Tax funding, with an extra supplement for affordable pitches (such

as sites owned or managed by local authorities).

4.5.4 Secondly, the Homes and Communities Agency (HCA) has allocated, as part of its National

Affordable Housing Programme for 2015-18 £1.7bn to fund the provision of affordable

housing including traveller sites.

4.5.5 The Homes and Communities Agency has launched the prospectus inviting housing

associations, councils, developers and others to bid for a share of up to £1.7bn of grant

funding for delivery of new affordable housing outside London. Bids will only be accepted for

the provision of new traveller pitches and as with other types of accommodation, the



Government does not expect to receive bids for schemes on Green Belt land or other land

with special environmental protections.

4.5.6 A portion of the £1.7bn funding will be retained for future bids through ongoing Market

Engagement. This will allow organisations to take the longer timeframes they need to submit

funding bids where schemes are not fully worked up by noon at 30 April 2014 when the

formal bid round closes. This approach will also encourage bidders to bring forward a higher

proportion of firm and realistically deliverable schemes at the outset as it will allow them the

flexibility to respond to development opportunities as these arise.

4.5.7 Thirdly, the introduction of the Community Infrastructure Levy provides a further potential

funding source for enabling works required to deliver Council priorities.

4.5.8 There are also emerging examples within the country of local planning authorities planning

for the future provision of sites for travelling communities by allocating urban extension sites

for housing and Traveller pitches, requiring developers to design and layout serviced

pitches/plots for private sale to Gypsies, Travellers or Travelling Showpeople. Where there

is a demonstrable need for affordable provision, some local planning authorities are

identifying a need for developers to provide pitches/plots or commuted sums as part of the

overall affordable housing contribution required for new housing sites. Peter Brett Associates

have worked with Mid Sussex Council, who have specifically set out this requirement in

adopted policy.

4.5.9 There are also innovative delivery models being developed in other parts of the country,

such as Elim Housing in West of England which could provide for funding of initial sites to be

recycled to provide for further sites, in the same way as affordable housing have been

delivered by housing bodies for some years. For example, the Council could consider using

Homes Bonus or other monies to buy a site or identify their own public assets and then make

them available to organised Gypsy and Traveller groups on a non-profit making basis for

them to develop and manage. Such groups could also be offered the opportunity to buy

stakes in the site, allowing the income from such sales to be recycled to provide further sites.

4.5.10 The Council should investigate these sources of funding further, in partnership with the

Registered Providers and other delivery partners.



5 Recommendations

5.1 Safeguarding Existing Sites

5.1.1 There are 13 existing authorised Gypsy and Traveller sites with permanent permission within

Cheshire East. One of the sites has a personal planning permission (subject to assessment

by the Council).

Table 5.1: Existing Authorised Gypsy and Traveller Sites in Cheshire East

Site ref Site name Settlement

CHE009 Land at 2 Railway Bridge Cottage Baddington

CHE012 Flat Lane Sandbach

CHE013 Three Oakes, Booth Lane* Middlewich*

CHE015 Land opposite Five Acres Farm, Cledford Lane Middlewich

CHE016 Levis (Finney’s) Caravan Park, Newcastle Road Sandbach

CHE017 3 East Tetton Cottages, Booth Lane Middlewich

CHE018 1 East Tetton Cottages, Booth Lane Middlewich

CHE019 Horsehoe Farm, Warmingham Lane Middlewich

CHE020 Lea Homes , land adjacent to Starkeys Farm, Nantwich Road Nantwich

CHE022 Wynbunbury Lane Stapley

CHE024 Astbury Marsh, Newcastle Road Congleton

CHE030 Tetton Bridge Yard, 368 Booths Lane Middlewich

CHE033 Land south of Cledford Lane Middlewich *For the purposes of this study, it has been assumed that the site at Three Oakes, Booth Lane Middlewich has full planning permission for the 24 units obtained from Congleton Borough Council. The Council is currently undertaking a detailed assessment of establish whether this planning permission is still extant or has lapsed. This assessment and its outcomes will be considered in future reviews of the study.

5.1.2 There is 1 existing authorised Travelling Showpeople site with personal planning permission

within Cheshire East.

Table 5.2: Existing Authorised Travelling Showpeople Sites in Cheshire East

Site ref Site name Settlement

CHE085 Showmans Yard, Brick Lane, Newcastle Road Brereton

5.1.3 From site survey it is clear that these sites are currently in use and are occupied. There

appear to be no reasons on the grounds of need why these sites should not be safeguarded

in the Cheshire East Local Plan and subsequent DPD for site allocations. Safeguarding

these sites will prevent their loss to other uses and therefore ensure that new site provision

is only required to meet future needs.

5.2 Sites with Full Planning Permission

5.2.1 There is 1 existing site that has full planning permission for 24 pitches (* subject to

assessment by the Council). The permission has not been fully implemented and could

therefore contribute towards meeting the need in Cheshire East between 2013 and 2028.

Table 5.3: Existing Sites with Potential to Meet Future Need for Transit Gypsy and Traveller Pitches in Cheshire East

Site ref Site name Settlement No. of pitches

CHE013 Three Oakes, Booth Lane* Middlewich 24* *For the purposes of this study, it has been assumed that the site at Three Oakes, Booth Lane Middlewich has full planning permission for the 24 units obtained from Congleton Borough Council. The Council is currently undertaking



a detailed assessment of establish whether this planning permission is still extant or has lapsed. This assessment and its outcomes will be considered in future reviews of the study.

5.3 Sites with Potential to Meet Future Needs

5.3.1 A total of 8 sites are identified as potentially suitable sites for residential Gypsies and

Travellers to meet identified current and future residential pitch needs in the short to medium

term period. Site CHE003 is suitable for both residential and transit use.

Table 5.4: Sites with Potential to Meet Future Need for residential Gypsy and Traveller Pitches in Cheshire East

Site Ref Site Name Settlement No. of additional pitches

CHE003 The Oaks, 1 Mil Lane Sandbach 15

CHE008 Birchwood/Hollies Kennels, Birch Lane Hough 15

CHE010 Land off Groby Road Crewe 1

CHE017 3 East Tetton Cottage Middlewich 1

CHE019 Horseshoe Farm, Warmingham Lane Sandbach 4

CHE022 The Stables, Wynbunbury Lane Stapley 6

CHE030 368 Booths Lane Middlewich 1

CHE084 Land at London Road Bridgemere 1

TOTAL 44

5.3.2 One site has been identified as potentially suitable for residential or transit Gypsy and

Traveller use to meet identified future needs in the short to medium term period. Details of

this site are set out in Appendix 4.

Table 5.5: Sites with Potential to Meet Future Need for transit Gypsy and Traveller pitches in Cheshire East

Site Ref Site Name Settlement No. of plots

CHE003 The Oaks, 1 Mil Lane Sandbach 15

5.3.3 One site has been identified as potentially suitable for Travelling Showpeople to meet

identified future needs in the short to medium term period. Details of this site are set out in

Appendix 4.

Table 5.6: Sites with Potential to Meet Future Need for Travelling Showpeople Plots in Cheshire East

Site Ref Site Name Settlement No. of plots

CHE001 Former Hack Green RAF Camp Nantwich 9

5.4 Policy and Delivery

5.4.1 The Gypsy, Traveller and Travelling Showpeople Accommodation Needs Assessment

(2014) identifies a need for 69 net additional Gypsy and Traveller residential pitches to be

developed by 2028.

5.4.2 The needs assessment highlights there is currently a local need for between 5-10 transit

pitches in Cheshire East. This would enable the police to utilise their powers to direct

Travellers to a ‘suitable pitch’ under section 62a-e of the Criminal Justice and Public Order

Act (1994)



5.4.3 The needs assessment identifies a need for 13 additional plots for Travelling Showpeople in

Cheshire East by 2028.

5.4.4 The Council should consider identifying local targets in its emerging Local Plan to meet

these identified needs, particularly to illustrate that they have identified 5 years of supply.

Tables 5.7 and 5.8 overleaf set out summarises of need and supply for Cheshire East.

Table 5.7: Summary of Gypsy and Traveller need and supply for Cheshire East in 5 year time periods

2013-2018 2018-2023 2023-2028 Total

(a) Need for Gypsy and Traveller Residential Pitches

32 17 20 69

(b) Existing sites with permission 24 0 0 24

(c) Existing sites with potential 13 0 0 13

(d) New sites with potential 31 0 0 31

(e) Total potential supply (b+c+d) 68 0 0 68

(f) Net Need (a-e) +36 -17 -20 -1

5.4.5 Peter Brett Associates consider that 1 existing site with permission, 5 existing sites and 3

new sites may be suitable for up to 68 Gypsy and Traveller pitches. Overall this is 1 pitch

short of the identified need figure for 2013-2028. Peter Brett Associates consider that all site

options are deliverable within the first 5 years, and it is clear that the Council could have

sufficient sites to identify provision to meet the first 5 years needs.

5.4.6 The GTAA has identified the need for 5-10 pitches for transit use. Site CHE003 (included in

Table 5.7) is suitable for either residential or transit provision. It may be possible to provide

a combination of both on the site, although the proposal would need to be carefully designed

and managed and an appropriate number of pitches identified overall so as not to impact on

existing residential amenity of properties close by. An indicative split of 10 residential pitches

and 5 transit pitches would reduce the potential pitch provision to 64 suitable residential

pitches, but contribute 5 potential transit pitches to meet identified needs.

5.4.7 Table 5.8 summarises the need and supply for Travelling Showpeople for Cheshire East:

Table 5.8: Summary of Travelling Showpeople need and supply for Cheshire East in 5 year time periods

2013-2018 2018-2023 2023-2028 Total

Need for Travelling Showpeople Plots 11 1 1 13

(b) Existing sites with permission 0 0 0 0

(c) Existing sites with potential 0 0 0 0

(d) New sites with potential 9 0 0 10

(e) Total potential supply (b+c+d) 9 0 0 10

(f) Net Need (a-e) -2 -1 -1 -4

5.4.8 Peter Brett Associates have identified that there is potential to meet future needs for

Travelling Showpeople at the former Hack Green RAF Camp, near Nantwich, providing 9

plots in total. This would not be sufficient to meet the identified need within the first 5 years.

5.4.9 The study assessed all existing sites and sites identified through the study. Despite

researching all potential sites, the study was unable to identify enough available and suitable

sites within Cheshire East, to meet the Gypsy, Traveller and Travelling Showpeople needs

for Cheshire East over the whole plan period.



5.4.10 All available sources of sites have been fully investigated as part of this study and there are,

at this point in time, no further available and suitable sites. There are a number of reasons

the study has not identified enough sites, including the policy and physical constraints in

some locations and sites not being made available for Gypsy and Traveller use.

5.4.11 To conform to ‘Planning Policy for Traveller Sites, CLG March 2012’ the Council will need to

identify sites in the Local Plan in order to meet the need for the local travelling community

within the first 5 years. The study has identified sufficient sites to meet the need for Gypsy’s

and Travellers, but has identified insufficient sites to meet the needs of Travelling

Showpeople in the first 5 years. It is recommended that the Council reassess the supply of

sites specifically for Travelling Showpeople to ensure that the Council continues its proactive

approach to the identification of suitable sites.

5.4.12 Peter Brett Associates recommend that all existing and potential sites should be allocated

and safeguarded through the proposed Local Plan or a subsequent allocations DPD.

5.4.13 To meet the unidentified need for Gypsy and Travellers through the plan period and to

provide a base for considering planning applications, the Local Plan should include a criteria

policy. The draft Local Plan Policy SC7 Gypsy and Traveller and Showpeople included

criteria for assessing planning applications. Peter Brett Associates recommend that this

criteria policy is expanded to incorporate additional criteria as set out in this study.

5.4.14 As with other forms of development, the release of additional pitches for Gypsies, Travellers

and Travelling Showpeople sites should be managed to ensure a good fit with identified

need.

5.4.15 Peter Brett Associates would suggest that it would be prudent for the Council to identify a

potential reserve of sites which could be brought forward in the future if required to ensure a

continuous supply of deliverable and developable sites.

5.5 Options for Identifying Further Sites

5.5.1 Despite researching all potential sites, the study was unable to identify enough available and

suitable sites within Cheshire East, to meet the Gypsy and Traveller needs of the Authority

area.

5.5.2 The section below outlines options for identifying further sites. These options can also be

used when future revisions of need are undertaken.

Urban Extensions / Strategic Allocations

5.5.3 There is the potential to deliver sites within urban extensions and strategic sites for Gypsy,

Traveller and / or Travelling Showpeople uses. All strategic allocations should be explored

for their potential to provide Gypsy and Traveller provision.

5.5.4 Gypsy and Traveller sites should be required to be provided within these strategic sites, and

this requirement set out as policy within the development plan.



5.5.5 A number of authorities around the country are now planning for future Gypsy and Traveller

provision through this delivery option, including Mid Sussex.

Sites Allocated for Other Uses

5.5.6 In the urban areas land is allocated for other uses, such as open space or employment land

for example. These sites have not been assessed as part of this study, or previous site

assessments undertaken by the Council, due to their allocated status. However, the Council

may wish to undertake audits of other allocated uses to see if there is any surplus land which

could provide a further supply of potential Gypsy, Traveller and/or Travelling Showpeople

sites. This may be particularly useful for Travelling Showpeople sites which are more suited

to urban areas due to equipment being stored on these types of sites.

Landscape constrained sites

5.5.7 Sites on the edge of settlements or in the countryside have been assessed for its impact on

the landscape. Some sites are constrained by landscape impact by according to this

assessment.

5.5.8 Landscape impact is not an absolute constraint in planning terms, compared to sites located

within flood zone 3 or international ecological designations, for example. Therefore further

work could be completed to rank sites in terms of their impact on landscape character. The

Council could then make a decision to whether the need for Gypsy, Traveller and/or

Travelling Showpeople sites outweighs the landscape impact of any of the sites.

Council owned land

5.5.9 This study has considered Council owned land that is potentially available for Gypsy,

Traveller and/or Travelling Showpeople uses. The study has deemed all Council land as

potentially available unless identified as an allocation or within a strategy for another land

use.

5.5.10 In future, the Authority should monitor Council owned sites that becomes surplus to

requirement and consider them for Gypsy, Traveller and/or Travelling Showpeople uses

within future reviews of this study.

Delivering Sites Across Local Authorities

5.5.11 Where there are not enough sites available in Cheshire East, for residential Gypsy and

Traveller sites or Travelling Showpeople sites, there is a need to consider co-operation with

other local authorities.

5.5.12 Councils should therefore investigate with neighbouring authorities the potential to meet

some of their needs on sites within neighbouring Authorities, but reasonably close to where

need arises.

5.5.13 The Council can also consider the provision of transit sites across boundaries, but this

removes the ability of the Police to use their powers to redirect unauthorised occupants, as

the land would need to be within the authorities boundary.



Green Belt constrained sites

5.5.14 Sites within the Green Belt have been assessed for its impact on Green Belt purposes.

Some sites are constrained by Green Belt impact by according to this assessment.

5.5.15 Where the Council have explored all other avenues for delivering Gypsy, Traveller and

Travelling Showpeople sites, the Council may wish to explore undertaking a Green Belt

review, to allow for Gypsy, Traveller and Travelling Showpeople sites within the Green Belt.

Therefore further work could be completed to rank sites in terms of their impact on Green

Belt purposes. The Council could then make a decision to whether the need for Gypsy,

Traveller and/or Travelling Showpeople sites provides an exceptional circumstance to

provide sites within the Green Belt. PBA would recommend that if all other options have

been explored, as outlined in the report above, then this would provide the exceptional

circumstance to provide Gypsy, Traveller and Travelling Showpeople sites within the Green

Belt.


Appendix 1: Site Location Maps



Appendix 2: Desktop Assessment Matrix at Stage 1


Criteria Designation/IssueRed (Sites do not satisfy criteria)

Amber(Criteria may be capable of being satisfied)

Green(Criteria is satisfied)

Environment Agency Indicative Flood Mapping and SFRA

Area at Risk of Flooding

Special Protection Area

RAMSAR Site

Site of Special Scientific Interest

Site of Nature Conservation Importance


Green BeltArea of Outstanding Natural Beauty

n/a The site is within the Green Belt or AONB and could therefore have a negative impact requiring further investigation.

The site is not within the Green Belt or AONB and therefore will not have a negative impact on the designation.

Contamination or Unstable Land Issues

Land contamination or unstable land issues The site is located on or adjacent a landfill site or the land is as unstable, and the land has been identified as unsuitable for residential use.

The site is potentially contaminated or unstable and requires further investigation.

There are no known contamination or unstable land issues.

Noise Issues Noise issues relating to existing land uses or transport corridors

n/a The site is located adjacent noisy land uses, which requires further investigation.

There are no noisy adjacent land uses and therefore no noise impact on the site.

Residential Amenity

Location of site in relation to existing dwellings n/a The site is adjacent existing dwellings and requires further investigation.

There are no adjacent dwellings and therefore no impact on residential amenity.

Utility Provision Provision of utilities in relation to the location of the site n/a The site is located in an isolated location awa y from existing development with existing utility provision.

The site is located close to development with existing utility provision.

Scheduled Ancient Monument

Sites of Archaeological Importance

Conservation Area

Listed building

There is evidence that the landowner is willing to sell or develop the site as a Traveller site .

Public owned sites deemed potentially available for Gypsy and Traveller use.

The site is not within or close to any archaeological or built environment designations.

Flood ZoneThe site is within flood zone 3 and not suitable for Gypsy and Traveller use.

The site is affected by Flood Zones 2 requiring further investigation (and application of policy tests).

The site is not affected by identified areas of indicative flood mapping or is located in Flood Zone 1.

Environmental Designations

The site is covered by an international designation.

The site is within the buffer of an international designation and could therefore have a negative impact. The site is covered by a national or local designation or is within close proximity and could therefore have a negative impact.

The site is not within an international, national or local environmental designation or within its buffer.

Availability Promoted sites, public land ownership, etc.The owner has confirmed that the site is not available, nor is it likely to be available in the future.

Site availability is unknown and requires further investigation.


The site is covered by or is within close proximity of a SAM designation.

The site could have a negative impact upon archaeology or the built environment, requiring further investigation.

Availability Conclusion

Site ref Site name and address Site area

(ha)

Source

Flood ZoneEnvironmental Designations

Green BeltContamination or unstable Land Issues

Noise IssuesResidential Amenity

Utility Provision


Availability for G+T Use

Should the site be considered further?

CHE001 Former Hack Green RAF Camp, Nantwich 3.79 Call for sites (Travelling

Showpeople)

YES

CHE003 The Oaks, Mill Lane, Sandbach 0.89 Call for sites YES

CHE004 Pochin Way, Middlewich 3.76 Council owned land YES

CHE005 Cledford Hall Farm, Middlewich 0.75 Council owned land YES

CHE008 Birchwood/Hollies Kennels, Hough 0.56 Call for sites YES

CHE009 Land at 2 Railway Bridge Cottages, Baddington 0.92 Private authorised & call for

sites

YES

CHE010 Land off Groby Road, Crewe 0.28 Private unauthorised & call

for sites

YES

CHE011 Moor Lane, Wilmslow 1.28 Private unauthorised YES

CHE012 Flat Lane, Sandbach 0.10 Private authorised YES

CHE013 Three Oakes, Booth Lane, Middlewich 2.89 Private authorised YES

CHE014 Kinderton Park, Cheldford Lane, Middlewich 1.11 Private authorised YES

CHE015 Land opposite Five Acres Farm, Cledford Lane,

Middlewich

1.28 Private authorised YES

CHE016 Levis (Finney's) Caravan Park, Newcastle Road,

Sandbach


CHE017 3 East Tetton Cottages, Booth Lane,

Middlewich


CHE018 1 East Tetton Cottage, Booth Lane,

Middlewich


CHE019 Horseshoe Farm, Warmingham Lane,

Sandbach


CHE020 Land adjacent to Starkeys Farm (Lea Homes),

Nantwich Road, Nantwich


CHE022 Wynbunbury Lane, Stapley 1.77 Private authorised YES

CHE023 New Start Park, Wettenhall Road, Poole 1.13 Private authorised YES

CHE024 Astbury Marsh, Newcastle Road, Congleton 0.76 Private authorised YES

CHE025 Thimswarra Farm, Dragons Lane, Morston 0.82 Private authorised YES

CHE026 Spinks Lane, Pickmere 2.10 Private unauthorised YES

CHE028 Oakfield, Pickmere Lane, Pickmere 0.16 Privately owned NO

CHE029 Oakotis, Heath Lane, Sandbach 1.06 Previous refusal YES

CHE030 368 Booths Lane, Middlewich 0.09 Private authorised YES

CHE031 Land south of Dragons Lane, Sandbach 0.56 Private ownership YES

CHE033 Land south of Cledford Lane, Middlewich 0.24 Private authorised YES

CHE034 Land north of A555, nr Stanley Green,

Handforth

1.74 Council promoted YES

CHE036 Land west of Dairy House Road, Nr Gillbent,

Stockport

0.63 Council promoted YES

CHE037 Appleton Airfield, M6 J16/22 33 Council promoted YES

CHE038 White Moss Quarry, Alsager 35.72 Potential urban extension NO

CHE039 Twyfords and Cardway, Lawton Road, Alsager 26.43 Potential urban extension NO

CHE040 Twyfords and Cardway, West of Linley Lane,

Alsager

4.71 Potential urban extension NO

CHE041 Land west of Leighton Hospital site,

Middlewich Road, Crewe

9.83 Potential urban extension NO

Site details Suitability

CHE042 Land off Middlewich Road, Crewe 9.66 Potential urban extension NO

CHE043 Land off A5020, Crewe 47 Potential urban extension NO

CHE044 Land east of the A536, Macclesfield 64.97 Potential urban extension NO

CHE045 Land west of London Road, Macclesfield 30.05 Potential urban extension NO

CHE046 Land east of Old Mill Road, Sandbach 50.74 Potential urban extension NO

CHE047 Royal London, Alderley Road, Wilmslow 22.26 Potential urban extension NO

CHE048 Land off University Way, Crewe 1.6 Council owned land YES

CHE050 Land off Mill Lane, Wilmslow 31.55 Council owned land YES

CHE051 Nursery site, Lees Lane, Wilmslow 1.5 Council owned land YES

CHE052 Allotments and land to north, A538, Wilmslow 2.38 Council owned land YES

CHE053 Land NE of Mobberley Road, Wilmslow 0.41 Council owned land YES

CHE054 Land off Welsh Row, Nether Alderley 2.05 Council owned land YES

CHE055 Land at Melrose Way roundabout, Melrose

Way

1.43 Council owned land YES

CHE056 Cattle Market car and trailer park, Dixon

Drive, Chelford

0.51 Council owned land NO

CHE057 Over Alderley County Primary School Site,

School Lane, Alder's Moss


CHE059 Land West of Coalpit Lane, Langley 0.51 Council owned land YES

CHE060 Land north of Lark Hall Road, Macclesfield 0.47 Council owned land YES

CHE061 Priory Land Residential Accommodation,

Priory Lane, Macclesfield


CHE062 Land west of Gawsworth Road, Macclesfield 7.96 Council owned land YES

CHE063 Land south of Woodhouse End Road,

Macclesfield


CHE065 Picnic site, Land North of Redesmere Road,

Siddington


CHE066 Land south of B5392, Macclesfield 6.18 Council owned land YES

CHE067 Pyms Lane Waste Disposal Site, north of

Plym's Lane, Crewe


CHE070 Land east of the A530, Between Middlewich

and Crewe


CHE071 Land west of the A530, Between Middlewich

and Crewe


CHE073 Land south of Byley Lane, Holmes Chapel 0.86 Council owned land YES

CHE074 Land north of Goostrey, Goostrey 193.69 Council owned land YES

CHE075 Peover Estate Site 44.63 Council owned land YES

CHE077 Ridley Estate Site 56.52 Council owned land YES

CHE078 Land off Wrexham Road and Windsor Drive

Brindley


CHE079 Tweedale Farm Waste Disposal Centre,

Wardle


CHE081 Sound Estate, Whitchurch Road, Sound 24.78 Council owned land YES

CHE082 Batherton Estate, Broad Lane, South of

Nantwich


CHE083 Land off Lodmore Lane, Burleydam 0.24 Council owned land YES

CHE084 Land at London Road, London Road,

Bridgemere


CHE085 Showmans Yard, Brick Lane, Newcastle Road,

Brereton


CHE086 Rear of L & S Motors, Moston Garage, Booth

Lane, Sandbach

- Tolerated site YES

CHE087 Redsands Children Centre site, Crewe Road,

Willaston


CHE088 Land south of Hunsterson Road, Brown Moss 3.11 Survey YES

CHE089 Land at Silk Road, Macclesfield 0.25 Privately owned YES

CHE090 Former Rowlinson Timber premises, Weston

Road, Crewe

- Encampment on private site YES


Appendix 3: Sites with No Potential at Stage 2


Site ref Site name Settlement Reason for rejection

Appendix 3 - Site with no further potential at Stage 2

CHE004 Pochin Way Middlewich The site is not suitable for Gypsy and Traveller use as it would have an unacceptable impact on landscape character. The road, valley and woodland defines a clear edge to the built up area on the eastern side of the town. Whilst generally of a poor quality, the landscape has a natural character and any incursion into this area is likely to be perceived as a clear encroachment beyond the defined limit of the urban area.

CHE005 Cledford Hall Farm Middlewich The site is not suitable for Gypsy and Traveller use as it would have an unacceptable impact on a Listed Building. The building is on site and the Council are in discussions with the landowner concerning the Listed Building status. If the Listed Building status was to be removed then the site has potential to be suitable for Gypsy and Traveller or Travelling Showperson use. Although unsuitable at this moment in time, this site should be monitored in future reviews of this study.

CHE009 Land at 2 Railway Bridge Cottages Nantwich This is an existing Gypsy and Traveller site which needs to be safeguarded. The site is not suitable for further pitches as it would have an unacceptable impact on landscape character. This is an existing site which is locally prominent and incongruous within a moderately open and flat landscape; the elaborate new entrance walls draw attention to the site and there are clear views of the park homes and caravans from the road and the surrounding landscape. Further subdivision of the field north of the access is evident with a post and rail and close-boarded fencing. Any further extension of the site will increase the adverse effects of the development and should be avoided.

CHE011 Land west of Moor Lane Wilmslow A planning application (12/4247M) was refused for 1 pitch, on 24 January 2013, due to inappropriate development in the Green Belt and loss of openness and encroachment into the countryside. The application is under appeal and awaiting a decision.

CHE012 Flat Lane Sandbach The site has a personal planning permission for residential caravans. The site is is not large enough for intensification of the existing use and also has poor access to the local highway.

CHE013 Three Oakes Middlewich This is an existing Gypsy and Traveller site with 40 authorised pitches, which needs to be safeguarded. The landowner is not looking to extend the site further. The size of the site is above the recommended number of 15 pitches and therefore this site is not considered a suitable location for further pitches.

CHE014 Kinderton Park Middlewich Although the site has permission for 17 Gypsy and Traveller pitches, the site is currently a residential caravan park. The landowner is not making the site available for Gypsy and Traveller use. The Council is expecting an application imminantly to remove the Gypsy and Traveller condition.

CHE015 James Acre Middlewich This is an existing Gypsy and Traveller site with 3 authorised pitches which needs to be safeguarded. All three pitches are empty at present. Any further expansion of the site would have an unacceptable impact on landscape character. This permitted site has had a significant urbanising effect on the lane with the construction of elaborate walls and gates creating a wide entrance that draws attention to the site and detracts from the character of the lane. The site contains a metal clad barn (with windows) in the southern corner. It appears that a wall has also been constructed further into the site. The site is located immediately south of site CHE014, and almost directly opposite site CHE033; any further expansion of the site is therefore likely to give rise to the already significant cumulative effects that the approved developments have on the rural characteristics of the area and urbanisation of the lane. No further expansion is recommended in this location.

CHE016 Finney's Caravan Park Sandbach This is an existing Gypsy and Traveller site with 25 authorised pitches, which needs to be safeguarded. The size of the site is above the recommended number of 15 pitches and therefore this site is not considered a suitable location for further pitches. The Council should only consider the site further if unmet needs requires the consideration of additional sites.



CHE018 1 East Tetton Cottage Middlewich This is an existing Gypsy and Traveller site which needs to be safeguarded. The landowner is not making this site available for any further pitches at present, but this could change in the future. Therefore the Council should reconsider this site in future reviews of this study.

CHE020 Land adjacent to Starkeys Farm (Lea Homes) Nantwich This is an existing Gypsy and Traveller site with 15 authorised pitches, which needs to be safeguarded. The size of the site is at the recommended number of 15 pitches and therefore this site is not considered suitable for further pitches. There is no capacity to expand the site.

CHE023 New Start Park Nantwich Although the site has temporary permission for Gypsy and Traveller use, the site would not be suitable for full planning permision ,as it would have an unacceptable impact on landscape character. Situated within an area of rectilinear small pasture fields beyond the northern edge of Nantwich where there are signs of creeping urban fringe uses which, collectively, are eroding the prevailing strong rural character of ther locality. A loose ribbon of properties is located along Cinder Lane to the east and the site is separated from this, essentially lying on its own; it therefore relates poorly to the prevailing settlement pattern. Although the site (and the existing development) is visually quite well contained due to the prevailing landsdcape structure of robust hedgerows, the area's rural character is susceptible to erosion through piecemeal uses and activities, some of which is already apparent (including this site). The site is considered to be in inappropiate location for a permanent Gypsy and Traveller development.

CHE024 Astbury Marsh Congleton This is an existing Gypsy and Traveller site with 16 authorised pitches, which needs to be safeguarded. The size of the site is above the recommended number of 15 pitches and therefore this site is not considered suitable for further pitches. The site also lies within the Green Belt.

CHE025 Thimswarra Farm Moston Although the site has temporary permission for Gypsy and Traveller use, the site is not suitable for full planning permission, as it would have an unacceptable impact on landscape character. There are partial views (reasonably screened in summer) through the hedgerow adjoining the junction of Dragons Lane and Plant Lane; as such the site is in a quite prominent location and development is likely to be recognisable as an isolated and non-vernacular intrusion into this rural area, although further appropriate screening could undountedly be provided. Furthermore, development within this part of the field would make it difficult to resist further piecemeal expansion and the extension of related activities (site CHE031 relates to part of the site and adjoining land and is evidence of this). The site is unsuitable as a location for permanent or any additional development.

CHE026 Spinks Lane Pickmere Planning application (12/1113M) for a temporary permission was refused and the appeal was dismissed on this application (22.09.13), due to the effect on the Green Belt; visual intrusion on the countryside character and appearance; and significant adverse effect on the highway safety. Enforcement action is being undertaken at present.

CHE029 Oakotis Sandbach The site is not suitable for Gypsy and Traveller use, as it is located adjacent the M6 motorway. Therefore potential residents would be subject to noise and air quality issues.

CHE031 Land south of Dragons Lane Sandbach The site would have an unacceptable impact on landscape character.

CHE033 Five Acre Farm Congleton This is an existing Gypsy and Traveller site which needs to be safeguarded. The site is not large enough for intensification of the existing use. Further expansion should be resisted to avoid an increase in the cumulative landscape and visual effects in conjunction with the other developments in this area (CHE014, CHE015).



CHE034 Land north of A555 Handforth The central part, north of the hotel buildings, comprises a narrow area of mature trees. The larger western part is a level pasture field defined by hedges and trees. This is apparent from within the hotel grounds and the adjoining busy roads. The entire site lies within the southern edge of the Green Belt. The only part where Gypsy and Traveller development could be accommodated, without adverse effects on character and views, is the contained eastern part. However, notwithstanding its location within Green Belt, access appears to be limited to via the hotel grounds, which rules the site out on access grounds. The remaining parts are wholly unsuitable for Gypsy and Traveller development in landscape, visual and Green Belt terms.

CHE036 Land west of Dairy House Road Stockport The site would have an unacceptable impact on the purposes of the Green Belt. Despite the proximity of development to the east and the road the area does possess notable rural qualities. The site is visually very well contained. Even if the existing access were suitable the site is an unsuitable location for Gypsy and Traveller development as it would be contrary to Green Belt purposes, particularly being within an area that contributes to the separation of settlements, and would reduce openness .

CHE037 Appleton Airfield Nr Appleton The site is in private ownership and availability for Gypsy and Traveller use is unknown.

CHE048 Land off University Way Crewe The site would have an unacceptable impact on landscape character. Linear strip of rough grassland lying between road and area of woodland (a prominent landscape feature) which is a Site of Biodiversity Importance. The site is identified as a wildlife corridor which 'supports' this site. Site located within employment area but is quite prominent being raised above road level. Gypsy and Traveller development would be out of character with this structured development area and would be particularly prominent - the narrow width of the site limiting the opportunities for suitable mitigation - and conflict with its biodiversity function, with potential impacts on the adjoining woodland. The site is not considered suitable due to the potential adverse effect that development may have on the prominent character and local landscape feature of the woodland. Mitigation measures would undoubtedly be required and these are also likely to have an adverse effect on the prevailing character of the area and local views of the woodland feature.

CHE050 Land off Mill Lane Wilmslow The site would have an unacceptable impact on landscape character and Green Belt purposes. This is an extensive tract of open pasture farmland extending to the River Dean centred around Pitlane Farm. Access is limited due to the small amount of road frontage and there are no obvious locations where Gypsy and Traveller development could be accommodated without adversely affecting the prevailing character of the area. The land lies within Green Belt and any development is likely to be regarded as a reduction in openness within in area that is vulnerable to encroachment due to its close relationship to the outskirts of Wilmslow and Bramhall to the north.

CHE051 Nursery site Wilmslow The site appears to be operational as part of a nursery and therefore the location of any Gypsy and Traveller development within the working area is unlikely to be feasible.

CHE052 Allotments and land to the north Wilmslow The site would have an unacceptable impact on landscape character and the purposes of the Green Belt. The allotments are not available for Gypsy and Traveller use. The remaining area is unsuitable for development due to the existing tree cover, which is part of the belt of vegetation defining the southern side of the road corridor, and the screening function that this land provides in containing the allotments. The site lies in Green Belt and any such development would represent an extension of development into a quite open landscape beyond the well defined southern edge of the town, an encroachment into countryside, and a reduction in openness.

CHE053 Land NE of Mobberley Road Wilmslow The site would have an unacceptable impact on landscape character and the purposes of the Green Belt. A right of way runs along the north eastern boundary of the site and any development is likely to have a local adverse effect on the amenity of the route. Any development within the site would conflict with Green Belt designation representing an encroachment into countryside and a reduction in openness in an area that is already fragmented by existing scattered development.



CHE054 Land off Welsh Row Nether Alderley The site would have an unacceptable impact on Green Belt purposes. The site is in Green Belt and offers no scope for accommodating Gypsy and Traveller development without compromising the mitigation measures for the new road. Furthermore, development would be a compromise to the openness of the Green Belt and create an encroachment into the countryside that would be out of character.

CHE055 Land at Melrose Way roundabout The site would have an unacceptable impact on landscape character and the purposes of the Green Belt. The only vacant northern part offers no scope for the accommodation of Gypsy and Traveller development, as it is separated from the old road by mature trees, which form part of the attractive tree lined southern approach to the village and is also particularly conspicuous locally. Even if development were to be possible it would reduce openness and be entirely out of character in this quite prominent location.

CHE057 Over Alderley County Primary School Site Alder's Moss The site would have an unacceptable impact on landscape character and the purposes of the Green Belt. The site is within the Green Belt, locally prominent and the open parts contribute to the loose character of the settlement which is not considered suitable for development. The school buildings, which are at least of some local interest, would be suited more to conversion than demolition to make way for a small Gypsy and Traveller site which would be wholly out of character with the prevailing character of the settlement.

CHE059 Land West of Coalpit Lane Langley The site would have an unacceptable impact on landscape character and the purposes of the Green Belt. Most of the land is overlooked and visible from adjoining properties and roads and forms part of the settlement's setting. Industrial buildings lie on the western edge. The site lies within Green Belt and is not a suitable location for development which would affect the village's setting and constitute an encroachment into the countryside.

CHE060 Land north of Lark Hall Road Macclesfield The site would have an unacceptable impact on landscape character and the purposes of the Green Belt. A poor site which forms part of open countryside extending up to the well defined settlement edge. Any Gypsy and Traveller development in this location would also be at odds with the prevailing residential character of the settlement edge.

CHE061 Priory Land Residential Accommodation Macclesfield A Council owned site which has a derelict house located at the western end, with an abandoned garden containing rough grassland. The site is suitable for Gypsy and Traveller use but currently not available. If present plans do not go ahead, then this site should be reassessed in future reviews of this study.

CHE062 Land west of Gawsworth Road Macclesfield The site would have an unacceptable impact on landscape character and the purposes of the Green Belt. The area has a strong rural character, with the field contained by hedges with many mature trees and a copse in the western part. A public footpath crosses the western part of the site and runs along the southern edge of the site. The site lies within Green Belt and any development would appear as an encroachment into open countryside. Whilst the eastern end of the site abuts the southern edge of the built up area the land is elevated above the adjoining road level and any development is likely to be locally prominent and would erode the small gap that the site provides between the ribbon of houses to the north (which remain in Green Belt) and the ribbon of houses to the south.

CHE063 Land south of Woodhouse End Road Macclesfield The site would have an unacceptable impact on landscape character and the purposes of the Green Belt. An extensive tract of farmland in open countryside and the Green Belt, characterised by medium rectangular fields, hedges and hedgerow trees and occasional copses, with a gently undulating topography. Road frontage is limited and there appear to be no locations where Gypsy and Traveller development could be accommodated successfully without adverse landscape and visual effects. Any development would detract from the openness of the area and is likely to be readily recognisable as an inappropriate encroachment into the countryside.

CHE065 Picnic site Siddington The site is an inappropriate location for development due to its current recreational use, an enclosed picnic site, located a short distance from Redesmere Lake which appears to be a popular attraction.



CHE066 Land south of B5392 Macclesfield The site would have an unacceptable impact on landscape character and the purposes of the Green Belt. Any development would be wholly out of place in this strong rural setting and create an obvious encroachment into the countryside.

CHE067 Pyms Lane Waste Disposal Site Crewe A Council owned site which is located on the northern fringe of Crewe, off Plym's Lane. The site is suitable for Gypsy and Traveller use but currently not available. If present plans do not go ahead, then this site should be reassessed in future reviews of this study.

CHE070 Land east of the A530 Between Middlewich and Crewe The site would have an unacceptable impact on landscape character. Farm buildings looks in productive use and any development within/adjoining these buildings appears unsuitable. Otherwise, there is no opportunity to accommodate Gypsy and Traveller development without significant adverse effects.

CHE071 Land west of A530 Between Middlewich and Crewe The site would have an unacceptable impact on landscape character. There are no suitable locations to accommodate development within the site without adverse effects on the prevailing strong rural character of the area.

CHE073 Land south of Byley Lane Holmes Chapel The site would have an unacceptable impact on landscape character. The site is an inappropriate location for development which would be particularly prominent and out of place in relatively open rural surroundings.

CHE074 Land north of Goostrey Goostrey The site would have an unacceptable impact on landscape character. There are no obvious suitable locations for Gypsy and Traveller development within this area; any such development would be out of place in this strongly rural landscape unless it could be accommodated within existing farmstead complexes. This seems to be unlikely due to the limited access to some of these properties and the impact that such a use may have on the operation of the holding.

CHE075 Land east of Holmes Chapel Road Between Goostrey and Nutsford The site would have an unacceptable impact on landscape character. There are no obvious locations where development could be accommodated without significant effects on views and the character of the area, with the exception perhaps of within the cluster of farm buildings in the north west corner of the site although any such use may be disruptive to the operation of the holding.

CHE077 Ridley Estate Site Bunbury The site would have an unacceptable impact on landscape character. There are no accessible locations where Gypsy and Traveller development could be accommodated without significant adverse effects on this rural character. Any development would be particularly conspicuous and out of place with the existing settlement character of farmsteads. The only exception to this may be at Ridley House Farm where there may be scope to accommodate a small site (caravans only) within the farm building complex. Although a public footpath passes through the farmstead, giving rise to potential for adverse effects on the route and associated amenity, and development may disrupt farm activities.

CHE078 Land off Wrexham Road and Windsor Drive Brindley The site is not suitable due to potential impact on existing residential amenity.

CHE079 Tweedale Farm Waste Disposal Centre Wardle This is an area of apparently abandoned land, which may have been subject to waste disposal, therefore unsuitable for Gypsy and Traveller use. The existing access is via a bridge which is not wide enough to take two-way traffic and the cost of a new bridge could impact on the viability of a Gypsy and Traveller site in this location.



CHE081 Sound Estate Sound The site would have an unacceptable impact on landscape character. The site is an open block of farmland with a strong rural character. The two eastern fields that have road frontage are contained to a degree by a belt of woodland along the roadside; access is limited to the track serving the farm (also a right of way) and any new access would involve cutting through this woodland opening up views. The site is not considered suitable as any Gypsy and Traveller development would be appear as sporadic development in the countryside and detract from the rural character of the area.

CHE082 Batherton Estate site South of Nantwich The site would have an unacceptable impact on landscape character. Access into the land is from the road frontage to Broad Lane which is limited by the almost continuous ribbon of development that extends southwards from Nantwich. There appear to be no suitable opportunities to accommodate even a small discreet Gypsy and Traveller site without it perpetuating the ribbon of development extending into the open countryside and detracting from the prevailing rural character.

CHE083 Land off Lodmore Lane Burleydam The site would have an unacceptable impact on landscape character. Gypsy and Traveller development would be out of character and would also be particularly apparent from the adjoining roads/junction; it would also give rise to visual amenity issues due to its close relationship with adjoining properties. The site is considered to be an unsuitable location for development.

CHE085 Showmans Yard Brereton This is an existing Travelling Showpersons site with a personal planning permission for 6 plots, which needs to be safeguarded and is suitable for full planning permission for 6 plots. However, the site is not suitable for further intensification or expansion as it would have an unacceptable impact on landscape character. The existing site is exposed to views from the A50 creating a significant intrusive incursion into attractive open countryside.

CHE086 Rear of L & S Motors Sandbach This site is a temporary location for a Travelling Showpeople family. The site is not suitable for the family and they are looking to move to another site.

CHE087 Redsands Childrens Centre Willaston A Council owned site which previously was a children's centre and associated green spaces. The site is suitable for Gypsy and Traveller use but currently not available. If present plans do not go ahead, then this site should be reassessed in future reviews of this study.

CHE088 Land south of Hunsterson Road Brown Moss The ownership of this site is unknown but was identified by PBA on survey as a potentially suitable site. It is a plant nursery which is now largely abandoned. The site is suitable for Gypsy and Traveller use but currently identified by the Council as not available. If the site does become available in the future, then this site should be reassessed in future reviews of this study.

CHE089 Land at Silk Road Macclesfield This site is in private ownership and the Council have confirmed with the landowner that this site is not available for Gypsy and Traveller use.

CHE090 Former Rowlinson Timber premises Crewe Attempts to contact the landowner, to establish the availability for Gypsy and Traveller use, have been unsuccessful. Therefore the site is currently unavailable for Gypsy and Traveller use. However, this site has been used for approximately 16 unauthorised caravans and is potentially suitable for Gypsy and Traveller use, therefore this site should be reassessed in future reviews of this study.


Appendix 4: Sites with Potential at Stage 2


Description of siteThe site is a former RAF Camp which is cleared, located to the south of Nantwich. The site is overgrown and situated to the east of some isolated housing, which provides access to the site via Coole Lane. There are a number of shrubs and trees located throughout the site and it is bordered by countryside to the north, east and south.

Site refCHE001

Site nameFormer Hack Green RAF Camp

Site addressCoole Lane

Planning historyPlanning application (P03/0662) was refused 14.10.03 for change of use to a permanent Showman's quarters with living accommocation and equipment. An inquiry was held in 2005/6 and the appeal was dismissed on the site, due to being in an unsustainable location; impact on landscape/countryside; and ecological issues relating to Great Crested Newts.

AVAILABILITYThe site is owned by Travelling Showpeople and is being promoted for Travelling Showpeople development.

SettlementNantwich

Source: current unauthorised

Source: current authorised Source: privately promotedSource: public owned landSource: candidate site

Physical constraintsHighways comments - The site is large and may need a transport statement. It has a narrow frontage and there is low confidence in providing visibility at the junction.This is a previously developed site which could potentially present contamination issues which would require further investigation.

Landscape ImpactsThis previously developed site has considerable scope for accommodating a Travelling Showpeople's site without giving rise to significant adverse landscape or visual effects. However, any proposal needs to respect the site's boundaries, allowing sufficient space for the retention of existing trees and hedgerows and for reinforcement of these boundaries.

Policy constraintsPolicy RES.13: Sites for Gypsies and Travelling Showpeople from the Crewe and Nantwich Local Plan (17th February 2005)Policy NE.2: Open Countryside (Within) from the Crewe and Nantwich Local Plan (17th February 2005)Policy NE.12: Agricultural Land Quality (Within) from the Crewe and Nantwich Local Plan (17th February 2005)

Accessibility to services: GP surgery 2.8km; primary school 1.3km; shop 2.1km; bus stop 1.2km; train station 2.3km; secondary school 1.5kmPlanning permission on this site has been previously refused due to access to services. The site is situated between 1-3 kms from local facilities which is not ideal for accessing community services. However, the site is available and suitable. The Local Plan could consider the needs of Travelling Showpeople and lack of sites for this use as more significant than the distance of the site to local facilities and services.

Appendix 4 - Sites with potential at Stage 2

SUITABILITY

Source: call for sites

Local authorityCheshire East

Size (ha)3.79

Source: strategic site

WardAudlem Ward

OS grid referenceSJ6556149578

DBPix Evaluation

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Other Potential ImpactsEcologist comments - Known presence of Great Crested Newts and potential Roosting Bats and Badgers. Any proposal would require an ecological assessment and potential mitigation / compensation strategy. Council officer comment - The work for the GCN mitigation has reduced the size of the developable land to 9 plots.The agent for the site has stated that further Ecological Reports have been commissioned and mitigation measure will be proposed. The site is adjacent to existing residential properties and small open space adjoining the access, therefore any development could impact on the residential amenity of existing properties and will need consideration within any proposal.

ConclusionThe site is owned by a Travelling Showperson and available for Travelling Showperson use. It is a suitable site, although there are a number of constraints that require further investigation and mitigation measures would need to be put in place. There are ecological constraints to the site's development given its unmanaged nature. The retention of some selected areas within the site would assist with the assimilation of any development. The site would require mitigation measures relating to minimse the impact on landscape and residential amenity. Further investigation is also required relating to potential contamination issues. Any development would require suitable highway access. The number of plots suitable for this site is approximately 9 plots, subject to ecological mitigation.

This map is reproduced from the Ordnance Survey map by Peter Brett Associates with the permission of t he Controller of Her Majesty's Stationery Office - Crown Copyright. All rights reserved. Cheshire East Borough Council. 201 3.

ACHIEVABILITYThere are potential costs for mitigation measures relating to landscaping, ecology, potential contamination issues and transport measures. There appears to be no reasons why the site could not be developed by the existing landowner for Travelling Showpeople use. The land is available, policy and physical constraints are capable of being overcome and mitigation measures are feasible subject to the ability of the owner to finance the development. The development appears to be viable.

2013 - 2018 9

2018 - 2023 0

2023 - 2028 0

Potential Yield

DELIVERY

Delivery model

Privately owned traveller site requiring planning

permission.

Site available to be purchased and occupied by

traveller family.

Use of public grants to allow site to be purchased

and managed by travellers.

Existing public owned site to be developed for

publicly managed traveller provision

Purchase of site by public bodies for publicly

managed traveller provision.

Type of use

Residential

Description of siteThe site is a level area of rough ground containing tipped materials and some dilapidated/derelict sheds, a mobile home along southern boundary and houses lie to the north. Mill Lane provides access to a field gate on the southern boundary. The site is opposite a few residential properties to the west and open countryside on the remaining boundaries.

Site refCHE003

Site nameThe Oaks

Site address1 Mill Lane

Planning historyThere is no known relevant planning history.

AVAILABILITYThe site is privately owned and available for Gypsy and Traveller use. A private registered provider is in a position to lease the site for the long term and suggested they could provide both transit and residential Gypsy and Traveller provision in this location.

SettlementSandbach



Physical constraintsTransport comments - would need to confirm access arrangements.Mill Lane provides access to a field gate on the southern boundary, but the road is rural and quite narrow, although the site has good road links.

Landscape ImpactsThe north eastern boundary is defined by an intermittent hedge with some trees. The site has an unmanaged character which is at odds with the generally managed surrounding countryside and, in its current condition, is a local eyesore. Its close association with the loose ribbon of properties fronting onto the A50 means that any development would not be seen in isolation. However, if the site is to be considered as a Gypsy and Traveller site it should not be over developed - development should be set back from the more open north east boundary (which should be reinforced with planting) and Mill Lane where the hedge should be reinforced and extended to reduce views at the site entrance (assuming the road is considered to be suitable for access to the site). The hedge on the western boundary is thin, notably so in winter months, and there will be views available to development within the site unless it is reinforced with development set back to allow for this. The visual amenity of the properties opposite should also be respected.

Policy constraintsPolicy H8: Gypsy Caravan Sites from the Congleton Local Plan (Adopted 27th January 2005)Policy PS8: Open Countryside (Within) from the Congleton Local Plan (Adopted 27th January 2005)

Accessibility to services: Shop 1.3kms; primary school 1.1km; GP surgery 3.2kms; bus stop 0.2km; train station 5.6kms; secondary school 4.3kms


SUITABILITY



Size (ha)0.89


WardBrereton Rural Ward


DBPix Evaluation

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Other Potential ImpactsThe site is located opposite existing residential properties, and therefore consideration should be given in any proposal to protect the residential amenity of existing properties.

ConclusionThe site is being actively promoted for Gypsy and Traveller use, subject to leases being signed by a registered provider with the landowner. The site is suitable for Gypsy and Traveller use subject to landscape mitigation and protection of existing residential amenity provided within any future proposals. Any development would require suitable highway access.


ACHIEVABILITYThere appears to be no reasons why the site could not be developed by a registered provider. The land is available, policy and physical constraints are capable of being overcome and mitigation measures are feasible subject to the ability of the public body to finance the development, either through grant monies or utilising existing assets.

2013 - 2018 15

2018 - 2023 0

2023 - 2028 0

Potential Yield

DELIVERY

Delivery model


permission.


traveller family.







Type of use

Residential or Transit

Description of siteThe site is currently used as a single dwelling and garden, kennels and employment. Access is via a private road which serves this property and an adjacent house and kennels. It is a flat site with good boundary treatment. There are a number of buildings on this flat site including a large house, one storey employment building, outbuildings and small kennel structures.

Site refCHE008

Site nameBirchwood/Hollies Kennels

Site addressBirch Lane


AVAILABILITYThe site is in single ownership and privately owned and is being promoted for Gypsy and Traveller use.

SettlementHough



Physical constraintsHighway comments - The junction with the adopted highway infrastructure is outside control. There could be a need to improve this junction without the facility to do so. A minimal traffic statement would be required to assess.

Landscape ImpactsSite and development generally discreet in landscape although partial views into site from right of way along north east boundary. Wooded common land to north west. Site largely devoid of significant landscape features. Site suitable for Gypsy and Traveller development although this should be focused on already developed areas and ensure a suitable buffer is provided along the north east boundary and the south eastern edge of the existing developed area (i.e. between the development and the paddock in the south eastern part of the site). The undeveloped open land along the north western part of the site should also be retained undeveloped to retain a buffer to the common and trees beyond.

Policy constraintsPolicy RES.13: Sites for Gypsies and Travelling Showpeople from the Crewe and Nantwich Local Plan (17th February 2005)Policy NE.2: Open Countryside (Within) from the Crewe and Nantwich Local Plan (17th February 2005)Policy NE.12: Agricultural Land Quality (Within) from the Crewe and Nantwich Local Plan (17th February 2005)Policy BE.21: Hazardous Installations (Within) from the Crewe and Nantwich Local Plan (17th February 2005)Policy NE.8: Sites of Local Importance for Nature Conservation (Adjacent to) from the Crewe and Nantwich Local Plan (17th February 2005)

Accessibility to services: Shop 2.1kms; primary school 2kms; GP surgery 3.2kms; bus stop 0.2km; train station 4.2kms; secondary school 2.9kms


SUITABILITY



Size (ha)0.53


WardWybunbury Ward


DBPix Evaluation

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Other Potential ImpactsEcologist comments - The site is adjacent to Hough Common Local Wildlfe Site and any development would need to ensure this is protected. Potential for bats and barn owls in buildings on site. Pond to north may require GCN survey if there is any habitat on site that is lost. The site is adjacent an existing residential property, and any development could impact on the residential amenity of existing properties.

ConclusionThe site is available for Gypsy and Traveller use and the previously developed areas of the site are suitable for Gypsy and Traveller use, subject to landscape mitigation and the protection of ecology and residential amenity. The whole site is being promoted for Gypsy and Traveller use, although it is unlikely that house would be demolished, therefore the rented unit and kennels would be the most suitable location for Gypsy and Traveller pitches.


ACHIEVABILITYThe whole site is being promoted for Gypsy and Traveller use. There is a single residential property on the site which could preclude the whole site coming forward for a public Gypsy and Traveller site due to hope value for the residential property. However, the whole site could be viable for a private Gypsy and Traveller site subject to the ability of the owner to finance the purchase and development of the land. However, the site could be split so that the house and kennels are sold separately and the kennels are used for Gypsy and Traveller use.

2013 - 2018 15

2018 - 2023 0

2023 - 2028 0

Potential Yield

DELIVERY

Delivery model


permission.


traveller family.







Type of use

Residential

Description of siteThis is a site comprising a large storage area and is close to other residential properties. It is located east of Groby Road and just north of Crewe.

Site refCHE010

Site nameLand off Groby Road

Site address

Planning historyPending planning application (13/0358N) for change of use as a residential caravan site for 1 Gypsy family with 4 caravans, including 1 static mobile.

AVAILABILITYThere is a pending planning application for Gypsy and Traveller development on this site, therefore the site is available for Gypsy and Traveller use.

SettlementCrewe



Physical constraintsHighway comments - Significant residential development (several hundred units) is planned for this area in the immediate vicinity of the site. Access immediately opposite the opposed junction is also a concern.

Landscape ImpactsThe currently developed part of the site has an unattractive developed character and appears suitable for a compact Gypsy and Traveller development without wider landscape or visual effects. However, the road frontage screen should be retained and protected; the northern tree group retained and safeguarded, and the eastern boundary with the grass field properly defined by fencing and native planting to limit development encroaching into the less contained, intact part of the field to the east. The entrance from the road should be suitably designed to avoid an urban appearance.


Accessibility to services: GP surgery 2.1kms; primary school 0.7km; shop 1.2km; bus stop 0.1km; train station 2.1kms; secondary school 1.4km


SUITABILITY



Size (ha)0.11


WardCrewe East Ward


DBPix Evaluation

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Other Potential ImpactsEcologist comments - Pond adjacent to the site may support protected species. Site is in known area of high density GCN, lesser diving bettle and mud snail.

ConclusionThere is a pending planning application for 1 pitch and therefore the site is available for Gypsy and Traveller use, subject to suitable landscape mitigation and protection of ecology. Any development would require suitable highway access.


ACHIEVABILITYThere are potential costs for mitigation measures relating to landscaping and highways measures. There appear to be no reasons why the site could not be developed by the existing landowner. The land is available, policy and physical constraints are capable of being overcome and mitigation measures are feasible subject to the ability of the owner to finance the development. The development appears to be viable.

2013 - 2018 1

2018 - 2023 0

2023 - 2028 0

Potential Yield

DELIVERY

Delivery model


permission.


traveller family.







Type of use

Residential

Description of siteThis is an existing Gypsy and Traveller site which has 1 pitch and is adjacent a residential property, canal and another Gypsy and Traveller site to the south and large employment area to the north. The site has good access onto Booth Lane.

Site refCHE017

Site name3 East Tetton Cottages

Site addressBooth Lane

Planning historyThe site has planning permission (05/0465/COU) for 1 pitch, approved on 27.09.05.

Land to the north of the site has outline planning permission (07/0323/OUT) for a strategic site. The adjacent proposal includes a by-pass and development for B1, B2 and B8, appropriate leisure and tourism (including hotel) uses. The canal lies between the strategic development site and site CHE017.

AVAILABILITYThis is an existing Gypsy and Traveller site and the owner has confirmed that they could make room for another 1 pitch.

SettlementMiddlewich



Physical constraintsHighway comments - Acceptable on proof of access. The Middlewich Eastern Bypass, as indicated on Congleton Local Plan First Review, is located to the south east of the site. This is part of a strategic development, which has outline planning permission. However, it is located on the other side of the canal and should not impact on the delivery of further Gypsy and Traveller pitches on this site.

Landscape ImpactsSite contains a park home with a smaller building to the north west. It appears possible that there may be capacity for a further pitch, although the potential effects of over-development of the plot on the amenity of the adjoining canal towpath should be considered.

Policy constraintsPolicy H8: Gypsy Caravan Sites from the Congleton Local Plan (Adopted 27th January 2005)Policy DP10: Transport Schemes And Facilities (Adjacent to) from the Congleton Local Plan (Adopted 27th January 2005)Policy RC8: Canal/Riverside Recreational Developments (Adjacent to) from the Congleton Local Plan (Adopted 27th January 2005)Policy BH8, BH9 & BH10: Conservation Areas (Adjacent to) from the Congleton Local Plan (Adopted 27th January 2005)

Accessibility to services: GP surgery 2.6kms; primary school 1.7kms; shop 1km; bus stop 0.1km; train station 3.1kms; secondary school 2.6kms


SUITABILITY



Size (ha)0.09




DBPix Evaluation

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Other Potential ImpactsEcologist comments - Hedgerows should be retained.The site is opposite existing residential properties, therefore any development could impact on the residential amenity of existing properties.Adjacent the site is the Canal Conservation Area, therefore any Gypsy and Traveller proposal on this site would need to protect the historic environment of the adjacent canal area.

ConclusionThe site is both available and suitable for Gypsy and Traveller use. There are potential impacts on the adjacent Conservation Area and residential amenity of neighouring residential properties, which would need to be protected within any proposal for the site.


ACHIEVABILITYThere appear to be no reasons why the site could not be developed by the existing occupants. The land is available, policy and physical constraints are capable of being overcome and mitigation measures are feasible subject to the ability of the owner to finance the development. The development appears to be viable.

2013 - 2018 1

2018 - 2023 0

2023 - 2028 0

Potential Yield

DELIVERY

Delivery model


permission.


traveller family.







Type of use

Residential

Description of siteThis is an existing Gypsy and Traveller site which comprises a small number of caravans and large piece of flat land, with mature hedgerows on the boundary with the road. It is a large site within the open countryside and has good access onto Warmingham Lane. The existing site is focused on the eastern part of the site closest to Warmingham Lane adjoining a large sheet metal barn. This forms part of a larger parcel of land contained on all sides by hedgerows containing many mature trees.

Site refCHE019

Site nameHorseshoe Farm

Site address

Planning historyThe site has planning permission (07/0647/FUL), allowed at appeal 30.10.08, for 3 residential pitches and 2 transit pitches with no more than 9 caravans at any one time and no more than 3 to be static or mobile homes.

Planning application (10/4977C) was refused on 21.04.11, for the extension of the existing Gypsy caravan site, including laying of hardstandings, stationing of 9 caravans and erection of 6 utility buildings. Subsequently an appeal has been withdrawn.

AVAILABILITYThis is an existing Gypsy and Traveller site and the owner has expressed an interest in making the site potentially available for a further 3-4 pitches, located on the most southern part of the site in their ownership.

SettlementSandbach



Physical constraintsHighway comments - Acceptable on proof of access.

Landscape ImpactsThe land falls gently in a westerly direction. The surrounding countryside has a strong attractive rural character. Whilst in summer the existing development is reasonably discreet within the wider landscape, in winter months the development will be much more apparent as an isolated and out of place development detracting from the rural character of the area. Further westward expansion of the site would only increase the adverse effects of the development and the site is therefore considered to be an unsuitable location for further development. If there is scope for further pitches within the existing developed site this would be acceptable although any permission should be subject to appropriate mitigation measures in the form of significant native planting to define and enclose the western side of the site.


Accessibility to services: GP surgery 3.5kms; primary school 1.1km; shop 2.1kms; bus stop 0.3km; train station 3kms; secondary school 3.5kms


SUITABILITY



Size (ha)0.91




DBPix Evaluation

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Other Potential ImpactsWater courses on north and western boundary may support protected species and should be safeguarded. Buildings on site may have potential to support bats and barn owls. A GCN survey may be required if there is any habitat lost.

ConclusionThis is an existing authorised Gypsy and Traveller site which needs to be safeguarded. Expansion of the site to the west is unsuitable, as it would have an unacceptable impact on landscape character. However, there is scope to intensify the existing site, pending mitigation measures being put in place relating to landscape, ecology and highway access.


ACHIEVABILITYThere are potential costs for mitigation measures relating to landscaping, ecology mitigation and highway measures. There appear to be no reasons why the site could not be intensified by the existing occupants.The land is available, policy and physical constraints are capable of being overcome and mitigation measures are feasible subject to the ability of the owner to finance the development. The development appears to be viable.

2013 - 2018 4

2018 - 2023 0

2023 - 2028 0

Potential Yield

DELIVERY

Delivery model


permission.


traveller family.







Type of use

Residential

Description of siteThis is an existing Gypsy and Traveller site with a brick day room and currently 1 mobile home. The buildings and permitted caravans are on the existing hardstanding, and there is a large paddock at the back of the site. The whole site is flat and the small field to the east is within the same ownership. There are a number of residential properties close to the site, a rugby club to the north and the site has good access onto Wynbunbury Lane.

Site refCHE022

Site nameThe Stables

Site addressWynbunbury Lane

Planning historyThe site gained planning permission (P08/0509) on appeal 11.11.09, for 3 pitches (no more than 2 caravans per pitch and only 1 a static caravan or mobile home).

AVAILABILITYThe site is being promoted for further Gypsy and Traveller caravans. The landowner has expressed an interest of having up to 3 more caravans on the existing hardstanding area, although had indicated that the site could be available for another 9 pitches across the whole site.

SettlementStapley



Physical constraintsHighway comments - Acceptable on proof of access.

Landscape ImpactsThe site falls within an area identified as a possible area of new Green Belt in the Green Belt and Strategic Open Gap Study. The existing development is reasonably contained by roadside vegetation although development has extended too close to existing trees with fencing installed hard up to the roadside boundary. Inappropriate conifer planting has taken place along the western boundary. Although opportunities to view the site were limited it would appear that the use of the existing hard standing to accommodate a further 3 pitches may be possible without further adverse effects as this is an area that is already developed and within the curtilage of the existing permitted development; the further northward extension to accommodate additional pitches should be avoided as this would represent a further encroachment into this vulnerable area. The implementation of a comprehensive and appropriate mitigation strategy should be a requirement of any further permission.


Accessibility to services: GP surgery 2kms; primary school 1.7km; shop 1.3km; bus stop 0.4km; train station 2.9kms; secondary school 1.8km


SUITABILITY



Size (ha)1.77


WardNantwich South and Stapeley Ward


DBPix Evaluation

www.ammara.com

Other Potential ImpactsEcologist comments - Watercourse to north may support protected species and should be safeguarded. A GCN survey will be required. Badgers may be present.

ConclusionExpansion of the existing site, to the north into the paddock area, is unsuitable due to unacceptable impact on landscape character. However, the existing site is large enough for intensification for Gypsy and Traveller use and suitable for further pitches. This will be subject to landscape and ecological mitigation measures where appropriate, and any future development would require suitable highway access.


ACHIEVABILITYThere appears to be no reasons why the site could not be intensified by the existing occupants. The land is available, policy and physical constraints are capable of being overcome and mitigation measures are feasible subject to the ability of the owner to finance the development. The development appears to be viable.

2013 - 2018 6

2018 - 2023 0

2023 - 2028 0

Potential Yield

DELIVERY

Delivery model


permission.


traveller family.







Type of use

Residential

Description of siteThe site comprises a bungalow and number of caravans on flat hardstanding, fronting Booth Lane. It is opposite a large employment area with the main road and canal separating the site from the employment area.

Site refCHE030

Site nameTetton Bridge Yard

Site addressTetton Bridge

Planning historyThe has planning permission (37793/3) for 2 caravans, and planning permission (05/1181/full) for a further 1 caravan.

AVAILABILITYThe availability of the site for further pitches is unknown. However, this is an existing Gypsy and Traveller site and is therefore potentially available for further pitches.

SettlementMiddlewich



Physical constraintsHighway comments - acceptable on proof of access.Pylons stretch outside, but adjacent, to the west of the site although this should not preclude intensification of the existing use.

Landscape ImpactsThere appears to be space for a further pitch. Whilst readily visible from the road, the developed surroundings and adjoining car park to the south means that this would not give rise to any landscape or visual issues.


Accessibility to services: GP surgery 2.2kms; primary school 1.3km; shop 0.6km; bus stop 0.1km; train station 3.5kms; secondary school 2.2kms


SUITABILITY



Size (ha)0.09


WardMiddlewich Ward


DBPix Evaluation

www.ammara.com

Other Potential ImpactsThere are no known potential impacts.

ConclusionThe site is an existing Gypsy and Traveller site which needs to be safeguarded. There is room for a further pitch, although any intensification of the site would require suitable highway access.


ACHIEVABILITYThere appear to be no reasons why the site could not be intensified by the existing occupants. The land is available, policy and physical constraints are capable of being overcome and mitigation measures are feasible subject to the ability of the owner to finance the development. The development appears to be viable.

2013 - 2018 1

2018 - 2023 0

2023 - 2028 0

Potential Yield

DELIVERY

Delivery model


permission.


traveller family.







Type of use

Residential

Description of siteThis is a plot of disturbed land surrounded by reasonably robust hedgerows, with trees along the southern boundary. It is located next to a converted Methodist church and has good access onto London Road.

Site refCHE084

Site nameLand at London Road

Site addressLondon Road


AVAILABILITYThe site is owned by Cheshire East Borough Council and therefore deemed potentially available for Gypsy and Traveller or Travelling Showpeople use.

SettlementBridgemere



Physical constraintsHighway comments - Access would need to be determined before this site would be acceptable to the Strategic Highways Manager.

Landscape ImpactsSite does have potential for a very small Gypsy and Traveller site (possibly one pitch) although boundary vegetation needs to be protected, especially along road frontage, and amenity of adjoining property safeguarded with significant landscape buffer, also providing protection to the trees.

Policy constraintsPolicy NE.2: Open Countryside (Within) from the Crewe and Nantwich Local Plan (17th February 2005)Policy NE.12: Agricultural Land Quality (Within) from the Crewe and Nantwich Local Plan (17th February 2005)Policy RES.13: Sites for Gypsies and Travelling Showpeople from the Crewe and Nantwich Local Plan (17th February 2005)

Accessibility to services: GP surgery 6.4kms; primary school 0.8km' shop 6.5kms; bus stop 0.3km; train station 9.2kms; secondary school 7.3kms


SUITABILITY



Size (ha)0.15


WardWybunbury Ward


DBPix Evaluation

www.ammara.com

Other Potential ImpactsThe site is adjacent to a existing residential property, therefore any development could impact on the residential amenity of existing properties.

ConclusionThe site is owned by the Council and therefore potentially available for Gypsy and Traveller use. It is suitable for 1 pitch subject to landscape mitigation measures to protect the residential amenity of a neighbouring property.


ACHIEVABILITYThere are potential costs for mitigation measures relating to landscaping. There appear to be no reasons why the site could not be developed for Gypsy and Traveller use. The land is potentially available, policy and physical constraints are capable of being overcome and mitigation measures are feasible subject to the ability of the owner to finance the development. The development appears to be viable.

2013 - 2018 1

2018 - 2023 0

2023 - 2028 0

Potential Yield

DELIVERY

Delivery model


permission.


traveller family.







Type of use

Residential


Appendix 5: Glossary of Terms


Glossary of terms

For the purposes of this document we have compiled the following glossary:

Gypsies and Travellers: Persons of nomadic habit of life whatever their race or origin, including such

persons who on grounds only of their own or their family’s or dependents’ educational or health

needs or old age have ceased to travel temporarily or permanently, but excluding members of an

organised group of Travelling Showpeople or circus people travelling together as such. (Planning

policy for traveller sites, CLG, March 2012).

Travelling Showpeople: Members of a group organised for the purposes of holding fairs, circuses or shows (whether or not travelling together as such). This includes such persons who on the grounds of their family’s or dependent’s more localized pattern of trading, educational or health needs or old age have ceased to travel temporarily or permanently, but excludes Gypsies and Travellers as defined above. (Planning policy for traveller sites, CLG, March 2012). Pitch: A pitch is the space required to accommodate one household and their caravans, parking space and enough room for the turning of vehicles. There is no one-size-fits-all measurement of a pitch as, in the case of the settled community, this depends on the size of individual families and their particular needs. However, as a general guide it is possible to specify that an average family pitch must be capable of accommodating an amenity building, a large trailer and a touring caravan (or two caravans) drying space for clothes/ a small garden, a lockable shed and parking space for two vehicles. Plot: A plot is a pitch on a Travelling Showpeople site (often called a ’yard’). This terminology differentiates between residential nature of pitches for Gypsies and Travellers and the mixed-use nature of plots for Travelling Showpeople, which can incorporate space for the storage and maintenance of equipment such as fairground rides. Yards: Another term for Travelling Showpeople plots. During the winter months Showpeople tend to reside in what was traditionally known as ‘winter quarters’. These ‘yards’ are now often occupied all year around by some family members. Permanent Pitch: A pitch with planning permission where the residents have the right to remain on the site permanently. Temporary Pitch: A pitch with temporary planning permission where the residents have the right to remain on the site for a specifified number of years. Transit Pitch: A transit pitch is intended for short term use by Gypsies and Travellers on the move. The pitch is itself permanent, while its residents are temporary, with a maximum period of stay imposed, usually by the site manager/owner. Unauthorised encampment: Land where Gypsies or Travellers reside in vehicles or tents without permission. Unauthorised encampments can occur in a variety of locations (roadside, car parks, parks, fields, etc.) and constitute trespass. The 1994 Criminal Justice and Public Order Act made it a criminal offence to camp on land without the owner’s consent. Unauthorised encampments fall into two main categories: those on land owned by local authorities and those on privately owned land. It is up to the land owner to take enforcement action in conjunction with the Police.

Unauthorised development: Establishment of Gypsy and Traveller sites without planning

permission, usually on land owned by those establishing the site. Unauthorised development may

involve ground works for roadways and hard standings. People parking caravans on their own land

without planning permission are not Unauthorised Encampments in that they cannot trespass on

their own land – they are therefore Unauthorised Developments and enforcement is always dealt

with by Local Planning Authorities enforcing planning legislation.

Public sites provided by Registered Providers (RP’s) and Local Authorities provide pitches/plots for

rent at affordable levels.

Private Sites: The vast majority of the Gypsy, traveller and Travelling Showpeople community live on

private sites, bought and developed at the families own expense.

Gypsy and Traveller Accommodation Assessment (GTAA): The main document produced or

commissioned by a local authority that specifies the accommodation requirements for Gypsies and

Travellers.

Planning Policy for Traveller Sites: National Government policy and guidance in respect of planning

for travellers as set out by the Government in March 2012.


Appendix 6: Sites by Source


Source 1 - Existing Gypsy, Traveller and Travelling Showpeople sites

No Site name and address Site area (ha) Status Stage in study

1 Land at 2 Railway Bridge Cottages,

Baddington

0.92 Private authorised & promoted in call for sites Stage 2

2 Moor Lane, Wilmslow 1.28 Private unauthorised Stage 2

3 Flat Lane, Sandbach 0.10 Private authorised Stage 2

4 Three Oakes, Booth Lane, Middlewich 2.89 Private authorised Stage 2

5 Five Acres, Cheldford Lane, Middlewich 0.24 Private authorised Stage 2

6 Land opposite Five Acres Farm, Cledford

Lane, Middlewich

1.28 Private authorised Stage 2

7 Levis (Finney's) Caravan Park, Newcastle

Road, Sandbach


8 3 East Tetton Cottages, Booth Lane,

Middlewich


9 1 East Tetton Cottage, Booth Lane,

Middlewich


10 Horseshoe Farm, Warmingham Lane,

Sandbach


11 Land adjacent to Starkeys Farm (Lea

Homes), Nantwich Road, Nantwich


12 Wynbunbury Lane, Stapley 1.77 Private authorised Stage 2

13 New Start Park, Wettenhall Road, Poole 1.13 Private authorised Stage 2

14 Astbury Marsh, Newcastle Road, Congleton 0.76 Private authorised Stage 2

15 Thimswarra Farm, Dragons Lane, Morston 0.82 Private authorised Stage 2

16 Spinks Lane, Pickmere 2.10 Private unauthorised Stage 2

17 368 Booths Lane, Middlewich 0.09 Private authorised Stage 2

18 Showmans Yard, Brick Lane, Newcastle

Road, Brereton


19 Moston Garage, Booth Road - Private tolerated Stage 2

Source 2 - Call for sites

No Site name and address Site area

(ha)

Stage in Study

1 Former Hack Green RAF Camp, Nantwich 3.79 Stage 2

2 The Oaks, Mill Lane, Sandbach 0.89 Stage 2

3 Birchwood/Hollies Kennels, Hough 2.97 Stage 2

4 Land north of A555, nr Stanley Green, Handforth 1.74 Stage 2

5 Land west of Dairy House Road, Nr Gillbent, Stockport 0.63 Stage 2

6 Appleton Airfield, M6 J16/22 33 Stage 2

7 Land at Silk Road, Macclesfield 0.25 Stage 2

8 Land at 2 Railway Bridge Cottages, Baddington 0.92 Stage 2

(Excluding sites taken into Stage 1 assessment)

Council ref Known as Reason for Rejection

16 132 LONDON ROAD NANTWICH Residential property and garden

99 BICKERTON HOLY TRINITY CE PRIMARY SCHOOL School playing field

116 WILKINSON HOUSE Large house and garden at rear.

203 ASTON BY BUDWORTH ESTATE Site No discreet parcel of potential land could be identified for G&T use within the

wider site for consideration in Stage 1.

208 MOBBERLEY ESTATE Site No discreet parcel of potential land could be identified for G&T use within the


210 NORTH RODE ESTATE Site No discreet parcel of potential land could be identified for G&T use within the


211 PEOVER ESTATE Site No discreet parcel of potential land could be identified for G&T use within the


228 COOLE PILATE ESTATE Site No discreet parcel of potential land could be identified for G&T use within the


229 HASLINGTON ESTATE Site No access and no discreet parcel of potential land could be identified for G&T

use within the wider site for consideration in Stage 1.

232 MINSHULL VERNON ESTATE Site No access and no discreet parcel of potential land could be identified for G&T

use within the wider site for consideration in Stage 1.

235 WOOLSTANWOOD ESTATE Site No discreet parcel of potential land could be identified for G&T use within the


239 HASSALL ESTATE Site No discreet parcel of potential land could be identified for G&T use within the


308 HASSALL ROAD WASTE DISPOSAL CENTRE ALSAGER Household waste disposal centre

379 LAND SMALL PIECE PART OF PARKING 1 ROE STREET

CONGLETON

Too small

606 STAPELEY BROAD LANE CE PRIMARY SCHOOL Primary School

649 RUSKIN SPORTS & LANGUAGE COLLEGE COMMUNITY HIGH

SCHOOL Site

Allotments

696 LAND TO THE REAR OF 3 CROSS LANE COTTAGES NANTWICH Too small

826 REDROOFS ALDERLEY EDGE Site (DWELLING) House

878 CLAREMONT HOUSE CREWE Residential house

965 COUNCIL OFFICES BOLLINGTON Site Building on site. Residential amenity.

966 WELLINGTON ROAD DEPOT Site Residential amenity

973 CIVIC CENTRE KNUTSFORD Site Not a site

978 KNUTSFORD CIVIC CENTRE Site Public Open Space

998 SOMERTON ROAD DEPOT Residential amenity

1001 WOMENS REFUGE CENTRE Site Large house and wooded garden within built up resdiential area.

1006 BRIDGE GREEN PUBLIC CONVENIENCE PRESTBURY Public conveniences

1019 LACEY GREEN PAVILION Site County Park land

1025 ALSAGER TOWN YARD DEPOT BROOKHOUSE ROAD Council yard.

1029 ARCLID DEPOT DAVENPORT LANE Household waste site

1038 NEWALL AVENUE PLAYING FIELDS Council depot

1049 CRANAGE PARK Sport facilities and park

1952 LAND WEST SIDE OF WILMSLOW ROAD Parts of the site have no access and there are no discreet parcel of potential

land could be identified for G&T use within the wider site for consideration in

Stage 1.

1960 LAND AT BUXTON ROAD BOSLEY 2630 Site overgrown with trees and situated and poor visibility.

1961 LAND AT CORBISHLEY BRIDGE 2631 SITE Amenity land.

1973 LAND AT DISLEY COUNCIL YARD 2643 SITE Woodland area

1976 GAWSWORTH ESTATE HIGHWAYS Road verge.

2077 LAND AT BROAD OAK LN MOBBERLEY 2748 Too small

2078 LAND ROAD PART OF ANTROBUS BRIDGE FAULKNERS LANE

MOBBERLEY

Too small

2079 LAND CORNER BURLEYHURST LANE & ECCUPS LANE WILMSLOW Road verge.

2092 LAND AT BATEMILL BRIDGE PEOVER 2829 Too small

2105 LAND AT WOODFORD ROAD POYNTON 2842 SITE Too small

2117 LAND CONGLETON LANE SIDDINGTON Residential amenity

2122 LAND AT CONGLETON BUXTON ROAD 2859 Peak District National Park

2196 LAND AT 62 STYAL ROAD WILMSLOW 2933 Site Too small

3023 LAND AT 9 WEST STREET CREWE 4029 Site Too small

3119 LAND AT WISTASTON GREEN ROAD 4191 SITE Grass verge

3120 LAND AT WISTASTON GREEN ROAD Flood zone 3 and amenity space

3122 LAND AT 51 MAIN ROAD WORLESTON 4194 Too small

3801 LAND STRIP BY WOODSIDE FARM BYLEY LANE CRANAGE Road verge.

Source 3 - Council owned land (identified with potential and surveyed)

3864 LAND AT BOOTH LANE MOSTON 5204 Amenity land

4238 BROWNLOW WASTE DISPOSAL SITE Landfill site

4389 LAND AT WESTON LANE SHAVINGTON 5930 Road verge.

4467 LAND AT MILL LANE MOBBERLEY 6132 Site Too small

4645 LAND AT WELSH ROW NANTWICH Too small

7020 GIRL GUIDES PYMS LANE Building in use.

9971 MAW GREEN WASTE DISPOSAL CENTRE COPPENHALL Landfill site

9992 ELM HOUSE ELDERLY PERSONS HOME PILLORY STREET

NANTWICH

Residential home.

19590 LAND AT HALL MOSS FM WOODFORD 2969 SITE No discreet parcel of potential land could be identified for G&T use within the


87966 MARSHFIELD BANK INDUSTRIAL ESTATE Site Amenity land

87978 TIPKINDER PARK Site Park

3423544 RUSKIN ROAD ALLOTMENTS CREWE Allotments

2.00003E+11 POOLSWOOD CENTRE Site Buildings on site and playing field.

C1/1017 LAND FIELD OPPOSITE 65 CLAY LANE TO SAGARS ROAD

HANDFORTH

No access

C1/1048 LAND BY SOUTH CORNER WILMSLOW ROAD & SAGARS ROAD

HANDFORTH

Too small

C1/1270 LAND ROAD STRIP BETWEEN FRONT 68 & 72 DICKENS LANE

POYNTON

Too small

C1/1310 LAND PIECE OF RIVERSIDE COURT AT CORNER COALPIT LANE

LANGLEY

Too small

C1/1387A LAND BY 15 CANTON WALKS MACCLESFIELD Residential amenity and no access.

C1/1467 LAND RIVERBANK CLOSE BY 1-3 ALBERT ROAD BOLLINGTON Grass verge

C1/1520 LAND AT CORNER LONGDEN LANE BUXTON OLD ROAD

MACCLESFIELD

No access and no discreet parcel of potential land could be identified for G&T

use within the wider area for consideration in Stage 1.

C1/1538A LAND CORNER 110 KENILWORTH ROAD & APPLEBY CLOSE

MACCLESFIELD

Public open space

C1/1581 LAND BY REAR 17 CARTMEL CLOSE MACCLESFIELD Woodland.

C1/489 LAND & PART POND LARK HALL ROAD MACCLESFIELD Amenity land.

C1/564 POOL BANK PUBLIC CONVENIENCE BOLLINGTON Too small

C1/583A LAND SMALL FIELD WITH MAST REAR 61 HARROP ROAD

BOLLINGTON

Residential amenity and amenity space

C1/585 LAND & ROAD FROM 7 TO NEAR 61 HARROP ROAD BOLLINGTON Amenity land.

C1/699 LORRY PARK AT WASTE DISPOSAL SITE MOBBERLEY ROAD

KNUTSFORD

Public open space

C1/722A LAND OFF NORTH DOWNS BY NORTH SHORE BOOTHS MERE

KNUTSFORD

Public open space

C1/783 LAND ROYAL ROAD & ELIZABETH AVENUE & DANE HILL CLOSE

DISLEY

Amenity land

C1/861A LAND OFF NEW ROAD & BRIDGE GREEN ADMIRAL RODNEY

PRESTBURY

Public open space

C1/87/86D LAND BY 72 PRIORY LANE IN FRONT PLAYING FIELDS

MACCLESFIELD

Park.

C1/874 CHESTER ROAD PUBLIC CONVENIENCE POYNTON Too small

C1/896 LAND & ROAD PIECE COALPIT LANE BY RIVERSIDE COURT

LANGLEY

Road verge.

C1/951 LAND CORNER BY NURSING HOME STATION ROAD STYAL Too small

C1/953 LAND PIECE CORNER RIVER DEAN BY OUTFALL HANDFORTH Park.

C22/21/1 LAND OFF CANAL STREET & GREEN STREET MACCLESFIELD Residential amenity land

C5/33 LAND OFF VICTORIA ROAD & PRIORY LANE MACCLESFIELD No access and overgrown

C5/44 LAND BY PUMP HOUSE CHAPEL HOUSE INN PEPPER STREET

MOBBERLEY

Too small

CH103432 LAND OFF CROSS LANE CHURCH MINSHULL Site Too small

CH173267/CH50581

0/CH568020

LAND ROAD OFF BRUNSWICK HILL Carpark and open space.

CH191651 LAND SLICE IN FRONT OF 32A CONGLETON ROAD SANDBACH Too small

CH209959 LAND BY PARKGATE TRADING ESTATE PARKGATE LANE

KNUTSFORD

Employment land

CH244857 LAND OFF GROSVENOR AVENUE & SANDBACH ROAD NORTH

ALSAGER

Park.

CH263217 LAND SOUTH OF BROOK LANE ALDERLEY EDGE Noise impact from road.

CH276933/CH30973

0/CH405186

LAND AT WHITEHALL FM WILMSLOW 2877 Site Noise impact from road.

CH284927 LAND & ROAD AT DAIRY HOUSE LANE CHEADLE HULME Road verge.

CH335287 LAND TRACK TO EAST OF SANDBACH ROAD NORTH CHURCH

LAWTON

Overgrown area.

CH341061 LAND FIELD EAST OF SANDBACH ROAD NORTH CHURCH

LAWTON

Woodland area

CH36219 LAND CORNER OF KENTS LANE & WARMINGHAM ROAD CREWE

Site

Residential amenity.

CH408849 LAND PART ARCLID WOOD BY WASTE SITE DAVENPORT LANE

CONGLETON

Woodland area

CH408052 LAND FACING 2 TO 8 THE BLANKNEY NANTWICH Site Residential home

CH419662 LAND OFF CRESSWELLSHAWE ROAD ALSAGER Amenity space and no access

CH420844 LAND BETWEEN FIELD LANE AND WISTASTON BROOK CREWE

Site

Flood zone 3 and amenity space.

CH434112 LAND HOLMES CHAPEL ROAD AT ACCESS PROSPECT COURT

MIDDLEWICH

Amenity land.

CH434817 SOUTHWAY CAR PARK MIDDLEWICH Car park

CH441684 LAND WEST OF AND FROM 11 DAVENPORT LANE BRERETON Woodland.

CH481191 LAND AT THE PARKLANDS BRYNLOW DRIVE MIDDLEWICH Residential amenity

CH492394 LAND OFF KNUTSFORD ROAD & SOUTH OF NEEDHAM DRIVE

CRANAGE

Playing field and recreational facilities

CH498623 CREWE CEMETERY MINSHULL NEW ROAD Cemetery.

CH514313 LAND WITH PONDS BY RAILWAY SOUTH OF ALVESTON DRIVE

WILMSLOW

Public open space.

CH517780 WILLOWMERE EXTRA CARE DEVELOPMENT PFI Care development

CH524773/CH52477

4/CH525005

LAND SITUATE OFF IVY ROAD MACCLESFIELD Garages in use

CH534024 HOLLINS VIEW COMMUNITY SUPPORT CENTRE Community centre and public open space

CH564009 HULME STREET ALLOTMENTS CREWE Site Allotments

CH564009 LAND OFF MINSHULL NEW ROAD CREWE Site Open space

CH578066 LAND PIECE BESIDE REAR CORNER OF 50 GREENGATE ROAD

ALSAGER

Too small

CH590941 LAND AT OAKWOOD FARM County Park land

CH595190 LAND OFF MIDDLEWICH ROAD CONNECT 2 GREENWAY CREWE Public open space.

CH602015 LAND HIND HEATH ROAD SANDBACH Site No discreet parcel of potential land could be identified for G&T use within the


CH608856 LAND ROAD & PATH AT HIGHFIELD ESTATE WILMSLOW Too small

CH608887 BRIDGE FARM MANCHESTER ROAD HANDFORTH Farm and nursery

CH609067 LAND CORNER CANN LANE & BUDWORTH ROAD BATE HEATH

BUDWORTH

Too small

CH609264 LAND BY 30 & 32 WITHYFOLD DRIVE TO DEPOT MACCLESFIELD Woodland area

CH609301 LAND BESIDE 106 & BY 108 SOUTH WEST AVENUE BOLLINGTON Amenity space

CH610813 LAND OFF MIDDLEWOOD ROAD POYNTON Woodland area and no access

CH611458 LAND SHAW STREET ATHEYS STREET & POWNALL SQUARE

MACCLESFIELD

No access

CH90735 CATTLE MARKET CAR AND TRAILER PARK CHELFORD Cattle market and yard appears to be in use

FR/00000141 LAND REAR OF 1 TO 27 HAMMOND STREET CREWE Site Amenity land

FR/00000527 LAND AT COPPENHALL MOSS CREWE No access

FR/00000671 LAND EAST OF SHREWBRIDGE ROAD & RIVER NANTWICH Site Flood zone 3

FR/00000842 LAND OFF RIVERBANK CLOSE TO RIVER NANTWICH Flood zone 3

P187461 LAND ROAD EAST BOOTH BED LANE NEAR BRICKBANK FARM

GOOSTREY

No discreet parcel of potential land could be identified for G&T use within the


RTR52E LAND IN FRONT OF 85 & 87 NEEDHAM DRIVE CRANAGE Amenity land.

RTR52F LAND ACCESS BESIDE 55 NEEDHAM DRIVE CRANAGE Amenity land.

Source 4 - Urban extensions and potential allocations

No Site name Size Stage in Study

1 White Moss Quarry, Alsager 35.72 Stage 1

2 Twyfords and Cardway, Lawton Road,

Alsager

26.43 Stage 1

3 Twyfords and Cardway, West of Linley

Lane, Alsager

4.71 Stage 1

4 Land west of Leighton Hospital site,

Middlewich Road, Crewe

9.83 Stage 1

5 Land off Middlewich Road, Crewe 9.66 Stage 1

6 Land off A5020, Crewe 47 Stage 1

7 Land east of the A536, Macclesfield 64.97 Stage 1

8 Land west of London Road, Macclesfield 30.05 Stage 1

9 Land east of Old Mill Road, Sandbach 50.74 Stage 1

10 Royal London, Alderley Road, Wilmslow 22.26 Stage 1


Appendix 7: Call for Sites and Methodology Consultation Letter

Westfields

Middlewich Road SANDBACH

Cheshire CW11 1HZ

Tel: 01270 685893

E-mail: [email protected]

Date:26 June 2013 Please Contact: Peter Brett Associates – Contact Details below

Dear Sir / Madam, Re Study to Identify Potential Gypsy and Traveller and Travelling Showperson Sites in Cheshire East – Call for Sites and Consultation on Methodology The Borough Council is required to assess the need for Gypsy and Traveller and Travelling Showperson Accommodation in and travelling through its area to facilitate the provision of sites to meet any identified need. Cheshire East Council has appointed Peter Brett Associates to undertake a thorough Gypsy and Traveller and Travelling Showpersons Site Selection study in Cheshire East. The study will take approximately 3 - 5 months to fully complete. In 2007 a Gypsy and Traveller Accommodation Assessment (GTAA) was undertaken for the sub-region of Cheshire, Halton, Warrington and St Helens and concluded that Cheshire East requires the provision of: • Up to 10 transit pitches for Gypsy and Travellers • 37 to 54 additional permanent residential pitches for Gypsy and Travellers; and • 4 additional plots for travelling showpeople in the period to 2016 This provision should include a mixture of socially run sites, with between 10 to 15 pitches; and smaller private family sites. We are currently updating the needs assessment which will be completed by the end of the year. The Council is committed to taking a proactive approach in planning for the future provision of sites to meet the needs of this community. This site selection study will provide a robust evidence base to support the Local Plan process in line with guidance provided by national policy that requires Local Authorities to identify and maintain a 5 year supply of Gypsy and Traveller and Travelling Showperson sites to meet an identified need.

Any sites identified will be subject to further public consultation. It should be noted that if a site is shortlisted in the report it does not necessarily mean that the site will be allocated, or that planning permission will necessarily be given for the site. A productive engagement in the site selection process for this study, as well as ongoing open and transparent communication with all parties, is viewed as vital to planning effectively to meet the needs of Gypsy, Travellers and Travelling Showpersons. As part of the first stage of this study, we would like to obtain views on the proposed methodology for this study. Additionally, there is a ‘call for sites’ process by which you can submit a site/s to be considered for Gypsy and Traveller and Travelling Showpersons uses. If you know of any potential sites then please complete and return the proforma. Comments on the methodology and / or suggested potential sites should be sent to: Sharon Jefferies [email protected] Peter Brett Associates 10 Queen Square Bristol BS1 4NT Further information on this study can be accessed via the Cheshire East website: http://www.cheshireeast.gov.uk/housing/strategic_housing/gypsies_and_travellers.aspx The closing date for this consultation is 5pm Friday 2nd August 2013 Thank you. Yours faithfully

Adrian FisherAdrian FisherAdrian FisherAdrian Fisher

Corporate Manager, Economic Intelligence and Spatial Planning

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