01
Land off Main Road, Goostrey
INTRODUCTION
THE SITE
Introduction
Gladman Developments Ltd has successfully invested in communities throughout
the UK over the past 20 years, developing high quality and sustainable residential,
commercial and industrial schemes. A process of public consultation is being
undertaken by Gladman Develoments Ltd in order to present the emerging
development proposals for land off Main Road, Goostrey to the local community.
Brick Bank Farm
Br
ick
Ba
nk
The purpose of the public consultation process is to outline the details of the draft
scheme and seek comments from the local community which will be considered
GOOSTREY
Play Area
Site
d
Roa
Main
New
Platt
Lane
before the outline planning application is submitted to Cheshire East Council.
Goostrey
Farm
e
Booth Bed Lan
Site Description
The site lies in the centre of the village of Goostrey. It sits adjacent to existing
housing to the west and south, and lies adjacent to Shear Brook and further housing
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Swanwick Hall
Farm
La
ne
We are proposing a residential development of up to 132 homes, together with new
public open space.
Lo
(Vil cal Sh
lage
op
Cen s
tre)
Primary
School
Dromedary
Lodge
Shear Brook
Hermitage
Farm
Farm and a public footpath.
The site is located to the north of Main Road, to the east of Sandy Lane. The site
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trees and changes in contours across the site. The site contains three irregularly
Site Boundary
Train Station
Public Footpaths
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Existing Play Area
Primary Roads
Shear Brook
boundary. An existing Public Right of Way lies adjacent to the northern boundary of
the site. The Shear Brook lies adjacent to the eastern boundary of the site. Gardens
Goostrey Settlement
Secondary Roads
of properties of Main Road, Sandy Lane and Swanwick Close back onto the southern
and western boundaries of the site.
Woodland
The Need for New Housing
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housing and to make planning decisions in light of a ‘presumption in favour of
sustainable development’.
Cheshire East Council currently does not have the required supply of housing to
meet present needs of the community. Approval of this scheme will help towards
addessing this housing shortfall.
Why is the site suitable for development?
The proposed development of the site would form a logical extension to the village,
to the north of Main Road. The site relates well to the village centre context located
in close proximity to a good range of local services and facilities.
Application Type & Submission Date
Gladman Developments Ltd is intending to submit an outline application for up to
132 homes to Cheshire East Council in the Autumn of 2014. This would establish
the principle of development.
Rail Line
02
Land off Main Road, Goostrey
HISTORIC CONTEXT
Historic Maps
The historic maps below show the proposed development site in the context of the growth of Goostrey over the past 132 years. In 1882 development was sparse and spread out with
small hamlets and farmhouses along the existing road network. Swanwick Hall sits in an open position, while Racecourse Wood was a dominant feature to the west. The 1954 map
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map highlights the large scale expansion of the village to the east, south and west of the site with the introduction of properties along Booth Bed Lane, Sandy Lane and off New Platt
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along Sandy Lane and Booth Bed Lane to the south.
1882
1976
1911
2006
1954
2014
03
Land off Main Road, Goostrey
EXISTING CHARACTER
The site lies within National Character Area 61
“Shropshire, Cheshire and Staffordshire Plain
/ Cheshire Sandstone Ridge” as described by
Natural England.
At a local level, the site lies within the regional
character area of ‘Lower Farms and Woods’
and within the Sub-Landscape Character Area
Marthall Character Area (LFW1). This is a
medium scale landscape of mixed arable and
pastoral farmland. There are localised areas of
more undulating ground but the land is generally
ÀDW
2
1
The western side of Goostrey lies adjacent
to the ‘Sandy Woods’ character area as set
out in the Cheshire Landscape Character
Assessment, November, 2008. This character
area has characteristics of low lying gently
rolling topography, a high density of woodland,
a large number of water bodies and hedgerow
boundaries and trees in a mix of medieval and
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Cheshire Landscape Character
Assessment; November 2008
Site Boundary
1
Sandy Woods
2
Lower Farmland & Woods
Local Building Styles
There are no Listed Buildings or statutory designations that cover the site. Located approximately 100m to the north east lies the Grade II Listed Building Swanwick Hall of late 17th
century origins. Existing properties located adjacent to the site to the south and west are a mix of single and two storey buildings that are detached and semi detached. Properties are
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and clay tiled roofs.
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development in keeping with the character of the site and its context.
04
Land off Main Road, Goostrey
VISUAL CONTEXT
SITE AND LANDSCAPE
Site & Setting
The contours within the site generally slope from west to east, with a high point
within the site to the south western boundary adjacent to existing properties. The
land falls towards Shear Brook on the eastern boundary. The steepest section of the
site is along the south-eastern edge, where the levels drop from a raised plateau
within the western and northern part of the site.
In the wider context the land slowly rises to the east and south-east towards
Twemlow Green. To the west and north-west, the contours drop towards Allostock
approximately 2 miles from Goostrey.
3
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open farmland to the north-east and a residential area to the west enclosing the site.
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hedgerows and trees.
1
Visual Environment
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due to the wooded boundary of Shear Brook adjacent to the site. Views from the
south and west are contained within the site by the urban edge of Goostrey. To the
north views are short and limited to the Public Right of Way adjacent to the site.
High boundary hedgerows and woodland cover contains views from the north. The
landform across the site is undulating. Existing landscape features such as trees,
internal and boundary hedgerows will be retained and enhanced across the site
Aerial photograph with site boundary and viewpoint locations
where possible.
Site
Properties off Main Road
1
View north from Main Road
Swanwick Hall Farm
2
Shear Brook
Properties off Sandy Lane
Site
View south east along Swanwick Hall Lane / Public Right of Way
Properties off Willow Lane
3
Shear Brook
View south from Public Right of Way
Shear Brook
Site
Swanwick Hall Farm
05
Land off Main Road, Goostrey
FACILITIES
What are the local facilities?
The site is sustainably located with good access to the village centre of Goostrey and surrounding community amenities. Existing facilities within Goostrey include a primary school,
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and west, providing links to Sandbach, Holmes Chapel, Twemlow Green and Allostock and employment areas within walking distance. Goostrey train station lies approximately 1.5km
to the east, providing links to Crewe, Stockport and Manchester. The plan and key below show a range of existing local services and facilities that are within 400m and 800m and 2km
(5 minute, 10 minute and 25 minute walking distance) of the site.
1
2
1
1
6
6
1
1
1
1
1
3
4
1
2
5
1
1
2
1
1
1
1
2
6
1
1
2
1
1
Bus Stops
4
Pharmacy
400 metre distance offset from site
2
Train Station
5
Community Facilities
800 metre distance offset from site
1
Shops
6
Recreation / Sports Facilities
Bus Route
2
Public House
1
Primary School
1
Place of Worship
3
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2
Creche / Nursery
1
Nursing &
Residential Home
06
Land off Main Road, Goostrey
CONSTRAINTS & OPPORTUNITIES
What are the constraints and opportunities?
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These considerations provide the opportunities and constraints for development and have been used to inform the preparation of the Framework Plan.
5
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(Ex
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Farm
ne
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Play Area
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o
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ay
(132
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1
2
3
Application Boundary 6.9Ha
4
Contours
Telegraph Poles
Existing right of way
5
Shear Brook
Overhead Electricity Pylon
6
Sewer
Potential Site Access
7
Flood Zone 3
Potential Emergency Site Access
Views into site from surrounding
residential context
Existing Trees / Hedgerows
07
Land off Main Road, Goostrey
THE FRAMEWORK
Goos
Go
oostrey
o
o
ost
stre
ttrey
tr
rey
re
eyy
Playing
Pla
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lay
ayiin
ng Fiel
Field
lds
(Ex
(Existing)
(Exi
xisti
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st
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ne
an
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ed La
Bed
oth Be
oot
oot
oo
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o
oo
oth B
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Lane
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La
ane P
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Pla
lay
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rea ((E
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Application Boundary 6.9Ha
Existing Vegetation/ Hedgerows
0.08 Ha Attenuation Basin
Proposed Residential Area: 4.9Ha
Indicative Primary Road
Retained Grassland & Habitat
Proposed Footpath / Cycleway / Bridleway
(built to UK bridleway standards)
Indicative Secondary Road
Site Access
Proposed Trees
Existing PROW
Emergency Site Access
Existing Watercourse
DESIGN PRINCIPLES
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site. These principles include:
• Site access to be gained off the existing Main Road.
• Proposed bridleway standard footpath & cycle links through the proposed public open
space within the site.
• Retained Grassland and Habitats will inform the proposed public open space to
the eastern boundary of the development adjacent to Shear Brook.
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• Connections to be made from the public open space to the existing public rights
of way to the north of the site.
• Proposed pond to be located in the lowest point of the site, area to be managed
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08
A
Land off Main Road, Goostrey
ILLUSTRATIVE PERSPECTIVE
Main Street Illustrative Perspective
Existing boundary
trees to be retained
B
Materials of dwellings to be carefully
Existing hedgerows within
the site to be retained
chosen to respect the existing
character of the village
Public Open Space Illustrative Perspective
Proposed site access
off Main Road
Proposed attenuation basin
within Public Open Space
Public Open Space to provide opportunities
for new and existing residents
A
B
09
Land off Main Road, Goostrey
THANK YOU
Thank you for taking time to view our proposals.
Comments can be sent via:
Website: www.your-views.co.uk/goostrey
Email: [email protected]
(using Goostrey as the subject line)
n
ment
evelop
ntial d
reside
y.
a new ad Goostre
and
osing
Ro
Alternatively comments can be posted to the address
below:
Your Views - Goostrey
Gladman Developments Ltd.
Gladman House
Alexandria Way
Congleton
CW12 1LB
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Goostr