Castle Green Homes
THELWALL
HEYS
Welcome to our Community Consultation
Thelwall Heys
Welcome
Castle Green Homes are bringing forward plans for around 320 new homes including affordable homes on land at Thelwall Heys, Grappenhall alongside significant areas of public open space and landscaping – aiming to create a new sustainable neighbourhood set within an attractive landscape setting and providing much needed new homes in Grappenhall.
The Site forms the Thelwall Heys housing allocation in the Warrington Local Plan and is expected to deliver around 300 new homes in the period to 2039.
We are keen to hear from local residents and stakeholders on what they would like to see within the development prior to its submission to Warrington Borough Council for consideration.
Please visit the ‘Have your say’ section to provide your comments.
Why are new homes needed?
For over 50 years, there has been a sustained lack of housebuilding nationally and a failure to deliver the number of homes required to meet the needs of a population which is living longer, resulting in local shortages of both open market and affordable housing.
There exists a ‘housing crisis’ in the UK where growing numbers of people are living in unsuitable accommodation for their needs or cannot afford to acquire a home – the average first time buyer in the UK being 34 years old – an increase of five years since 1990.
Government is clear that there is a need to ‘significantly boost’ the supply of housing, defining housing targets for each local authority to meet their current and future needs and deliver just over 370,000 new homes per year nationally.
In its adopted Local Plan, Warrington Council highlights a need to deliver 14,688 new homes between 2021 and 2039 (816 dwellings per annum) and identifies the site at Thelwall Heys as a site which will make a valuable contribution to meeting this need.
The Site
The land at Thelwall Heys is located to the east of the area of Grappenhall and south of Thelwall within the administrative area of Warrington Borough Council, approximately 4km to the east of Warrington town centre.
The Site comprises arable fields on a roughly triangular parcel of land bordered by the Bridgewater Canal to the south, Knutsford Road (A50) to the west and Stockport Road (A56) to the east. The northern boundary is formed by a former rail line which is now the Trans-Pennine Trail.
Site comprises four large arable fields bound by hedgerows, mature trees and wooded stream valleys. The wider landscape is characterised by residential areas of Thelwall to the north and Grappenhall to the west, and agricultural land to the south and east.
It is located to the south-west of the Thelwall Village Conservation Area and to the north-east of the Grappenhall Village Conservation Area, although 20th century housing developments separate it from both.
Thelwall Heys House, a Grade II listed building, is located in the middle of the site and is excluded from the application site. Pickering’s Bridge (Grade II listed) over the Bridgewater Canal is located on the eastern boundary of the Site.
Cliff Lane runs to the south-west of the site and passes under the Bridgewater Canal in a road dip with the canal on top. A farmstead and private residential properties can be found to the south and to the west along Cliff Lane and Knutsford Road.
The Site is bisected by two watercourses: Thelwall Heys Brook passes through the centre of the site and Morris Brook crosses along the Site’s western boundary.
Local Context
The site is located on the edge of the existing settlement of Grappenhall and is located within a sustainable distance and well placed to provide short, direct and attractive pedestrian journeys to a range of day to day amenities such as bus stops, shops, schools and health facilities.
Education
St Wilfrid’s Church of England Primary School is located to the west of the Site off Church Lane approximately 910m from the Site.
Thomas Boteler Church of England High School is located around 2km from the Site.
Planning Policy Position
The Site is allocated within the Warrington Local Plan, which was adopted in December 2023 following public examination and is expected to accommodate a minimum of 300 homes during the Plan period to 2039.
The Policy advises the following:
New Homes
-
The Site shall deliver a range of housing tenures, types and sizes to ensure development contributes to meeting the Borough’s general and specialist housing needs, including family homes with gardens and specific provisions for older and younger people looking to purchase their first home.
-
A minimum of 30% affordable housing
-
Specific provision for self-build/custom-build plots
-
Reflect the Site’s location adjacent to the open countryside and respect and sustain the setting of Thelwall Heys House (Grade II Listed)
-
The development will be constructed to an average minimum net density of 30dph
Open Space and Recreation
-
A green infrastructure strategy will be required for the site, to ensure the provision of an accessible, comprehensive and high-quality network of functional green spaces.
-
Open space shall be provided in line with the Council’s open space standards
Natural Environment
-
The layout shall account for existing landscape features, including trees and significant hedgerows –measurable biodiversity net gain shall be achieved.
-
Development proposals should integrate and support measures that maximise and reinforce the environmental and socio-economic benefits of linkage to the Bridgewater Canal for both current and future residents.
Green Belt
-
The southern and eastern boundaries will clearly define the new Green Belt boundary – a landscape scheme will be required to retain and enhance the trees and hedgerows along these boundaries with particular reference given to the boundary along Cliff Lane and the Bridgewater Canal.
Transport and Accessibility
-
Transport improvements will be required to support the development, including ensuring appropriate access arrangements to the site, provision of cycling and walking routes which connect into the wider existing footway network (particularly Footpath No.12 that abuts the eastern boundary, Footpath 21 that abuts the southern boundary and the Trans-Pennine Trail on the northern boundary) and provide connectivity with the existing community.
-
Good accessibility to public transport services should be provided by ensuring that bus routes and bus stops on Knutsford Road and Stockport Road are accessible through safe and accessible footpath links.
Utilities and Environmental Protection
-
A site-wide surface water strategy is required incorporating SUDs and flood alleviation measures
-
The development shall be designed to mitigate the impacts of climate change and be as energy efficient as possible – seeking to meet a proportion of its energy needs from renewable or low carbon sources.
Historic Environment
-
The development shall preserve or enhance the historic environment and include mitigation and enhancement measures for Thelwall Heys
Proposed Scheme
Our proposed plans for the Site include the following: -
-
Around 320 new homes including affordable homes, as well as homes for first time buyers, families and those looking to downsize.
-
A mix of 2, 3, 4 and 5 bedroom homes including homes which can be made adapted for wheelchair users.
-
30% of the homes will be affordable housing and will be delivered in a variety of tenures including for affordable sale, shared ownership and rent alongside our Registered Provider partners.
-
Substantial areas of public open space including new parkland areas, equipped play and areas utilised for biodiversity enhancement.
-
Retention of existing ponds, trees and hedgerows within the Site
-
Creation of new and enhanced pedestrian footways and cycleways, providing connections to the Bridgewater Canal, Trans-Pennine Trail and existing public footpath network.
-
Vehicular access of Cliff Lane with secondary/emergency access off Knutsford Road
-
10% biodiversity net gain
Housing Mix
-
The Scheme will deliver a wide range of housetypes to suit a variety of purchasers ranging from 2 to 5 bedrooms and including mews, semi-detached and detached properties.
-
Housetypes will be of traditional design with architectural detailing being informed by the character of existing properties in the local area.
-
Homes will be constructed using Modern Methods of Construction (MMC) and be timber frame and incorporate a range of energy efficient features including high performing double glazing, energy efficient boilers and include features including electric vehicle charging points and
-
In accordance with adopted Warrington Local Plan policies, all homes will be compliant with Nationally Described Space Standards and be compliant with Part M4(2) ‘Accessible and Adaptable’ Dwellings of Building Regulations 2010.
-
10% of the proposed dwellings will be adaptable to meet the standards of Part M4(3) wheelchair Users of Building Regulations 2010
-
A range of parking solutions including detached and integral garages, on-plot side parking and frontage parking.
Open Space & Landscaping
The scheme proposes a green infrastructure strategy ensuring provision of an accessible, comprehensive and high-quality network of multi-functional green spaces.
The Green Infrastructure Strategy aims to: -
-
Respect and sustain the setting of Thelwall Heys within the Site by retaining a strong landscape buffer with a parkland character.
-
Protect and enhance existing landscape and ecological features including high quality trees, significant hedges and waterbodies.
-
Integrate with and enhance the Bridgewater Canal as a green corridor and key linkage.
-
Reinforce the southern and eastern boundaries and retain existing trees and hedgerows to clearly define the new Green Belt boundary, particularly along Cliff Lane and the Bridgewater Canal.
-
Provide a landscape buffer to the western boundary along Knutsford Road to sensitively integrate the development with the existing settlement edge.
-
Enhance Active Travel through the site and integrate with the Trans-Pennine Trail, Mersey Valley Trail, public rights of way and Stockport Road to provide key connections to surrounding areas and facilities.
Site Considerations
Site opportunities & Constraints
Opportunities
-
Provision of significant new areas of multi-functional areas of public open spaces including equipped play, parkland and amenity spaces improving onsite ecology and providing opportunities for recreation.
-
Existing ponds, mature trees and hedgerows within the Site to be retained integrated into the green infrastructure network to inform development structure and preserve biodiversity;
-
Potential to maximise connectivity between the development and Bridgewater Canal;
-
Retention of views towards Thelwall Heys;
-
Potential to provide a network of inter-connected pedestrian routes through the development’s open spaces, connecting with existing public rights of way beyond the Site boundaries including the Trans-Pennine Trail and canal towpath;
-
Delivery of a comprehensive Sustainable Urban Drainage Scheme (SUDs)
Constraints
-
The Site contains a number of Category A Trees, predominantly located on its northern boundary and within internal field hedgerows;
-
Site is crossed by two watercourses and is predominantly located within Flood Zone 1. An area to the west of the Site is classified as Flood Zone 2.
-
There is a significant level difference between the Site and the Trans-Pennine Trail in parts of the Site.
-
Development will be required to preserve the setting of Grade II-listed Thelwall Heys located at the centre of the Site
-
Number of ponds of ecological value located within the Site.
Technical Considerations
Highways
Vehicular access to the Site is proposed via a new access point along Cliff Lane on the Site’s western boundary, Cliff Lane forming the minor arm of a priority-controlled junction with the A50 Knutsford Road. An emergency access is proposed off Knutsford Road to the north of the principal access.
Discussions are ongoing with Warrington Council concerning any off-site highways improvements which may be required to mitigation the impact of the development on the existing highway network. Traffic counts undertaken in support of the planning application has not raised any particular capacity constraints to the local highway network arising from the proposed development.
Public Transport – The development of the Site presents an opportunity to deliver new homes in a sustainable location with good access to a range of public transport choices, to minimise reliance on private cars.
The nearest bus stops are located approximately 500m from the Site on Knutsford Road with other bus stops being located on Stockport Road and Weaste Lane and providing services to Lymm, Knutsford and Warrington town centre.
Pedestrian/Cycle Access - The Site incorporates a network of attractive pedestrian and cycle routes which provide connections to existing footpath provisions including the Bridgewater Canal Towpath, Trans-Pennine Trail and public right-of-way network.
The scheme will also secure financial contributions towards the enhancement of the Trans-Pennine Trail and Route 62 of the National Cycle Network to improve links to the town centre.
Noise
There are no significant noise constraints which prevent the development from coming forward for new homes. Where required, mitigation measures will include higher specification glazing at some locations to further reduce the noise levels for future residents nearest the A50 Knutsford Road.
Heritage
Heritage assessment undertaken to inform the development layout concludes that the proposed development will have a ‘less than substantial harm’ to the significance of the Grade II Listed Thelwall Heys property.
To mitigate impact on the property, the following measures have been incorporated as part of the development: -
-
Key views of the building from within the Site have been retained, placing the listed building as a local landmark at the heart of the new development;
-
Retaining a central looped landscape buffer from the listed building – to maintain the open aspect and its extended landscape setting when viewed from within the house and its gardens;
-
Incorporation of existing landscape elements into the development proposals;
-
The existing natural vegetation would mitigate the impact on setting to a degree which would be mitigated further by the proposed landscaped green buffer;
-
Integration of the driveway to Thelwall Hays and the historic buildings, mature trees and hedgerows which link into the character of this part of the development as a place making feature.
-
Improved pedestrian and cycling connectivity and natural surveillance to the canal towpath;
Ecology/Arboriculture
Ecology appraisal undertaken to support the application has concluded that the majority of the site is of minimal ecological value with ample opportunity for biodiversity enhancement – the majority of ecological interest being restricted to the field boundaries and stream valleys – the proposed scheme seeking to retain much of these features within areas of green infrastructure.
With an appropriate soft-landscaping scheme, site development is likely to improve the biodiversity value of the site areas currently occupied by arable crops. Existing ponds on-site are of relatively poor quality however have the potential to be retained and enhanced, supporting achievement of a 10% biodiversity net gain.
Drainage & Flood Risk
A number of existing watercourses are located within the Site including Thelwall Heys Brook which passes through the centre of the Site in a north to south direction and Morris Brook which cuts across its north western corner.
The site is almost entirely within Flood Zone 1 and thus is at low risk of flooding. A small area of the Site adjacent to Morris Brook is sited within Flood Zone 2 with development not proposed to encroach into this area.
Existing watercourses will be retained as part of a Sustainable Urban Drainage Scheme (SUDs).
Benefits
Next Stages
Stage 1
Local Plan Allocation – Complete (December 2023)
Stage 4
Engagement with Grappenhall Parish Council – w/c 5th August
Stage 7
Submission of planning application – October 2024
Stage 2
Submission of EIA Screening Request – Complete (January 2024)
Stage 5
Public Consultation – w/c 12th August
until 20th September
Stage 8
Determination of Planning Application by Warrington Borough Council – early 2025
Stage 3
Pre-application engagement with Warrington Borough Council – ongoing
Stage 6
Review of Public Consultation Responses
– w/c 23rd September
Stage 9
Commencement of development – mid/late 2025
