Chapter 12

Monitoring and Implementation

12.1This chapter identifies those major new sites allocated for development in the Local Plan which have significant infrastructure or other constraints preventing their immediate release for development.

12.2 This chapter should be read in the context of the plan's wider policies and proposals, particularly those in the Economy, Housing and Transport chapters.

Context

12.3 Using sustainable development principles, much of the District's development requirements have been proposed through land allocations in Chester's urban area, recycling or regenerating significant areas of the city to avoid encroachment into the Green Belt, town cramming and the loss of essential open space.

12.4 The Council is well aware that in adopting this strategy the release of those sites for development is more complex than greenfield development and the lead-in time for development is lengthened. Many of the sites will require detailed development briefs. Most require significant infrastructure improvements as a pre-requisite to development, and there are also issues of land assembly, the relocation of existing uses and poor ground conditions.

12.5 Working proactively with the County Council as the Highway Authority, the Highways Agency, landowners, developers and regeneration agencies (e.g. English Partnerships), the Council will ensure that the necessary pre-planning and infrastructure improvements are geared to enable development to proceed as planned.

12.6 Not all the new allocated development sites have infrastructure or other constraints. These other sites, in association with existing commitments, will provide adequate land supply to meet immediate needs whilst the more complex regeneration sites are being pre-planned and infrastructure constraints resolved.

Major New Development Sites

12.7 The ability to deliver major new development sites will be largely dependent upon private sector commitment and joint working with the local authorities and external funding agencies.

12.8 There are other strategic improvements which will be of a wider benefit to the District, i.e. village by-passes, extensive footpath/cycleway provision, open space creation, which are not specifically linked to the release of development sites.

Provision of Services and Infrastructure

General

12.9 The Council will require the provision of essential on and off site services and infrastructure generated by a development proposal, as set out in Policy MI 1 below.

Policy MI 1

Where required by the development the Council will impose conditions and/or negotiate agreements to secure the provision of the following:

essential on and off site services
highway, public transport, traffic management, cycling and pedestrian improvements and/or car parking provision
community, education and recreational facilities where the development gives rise to a requirement to provide additional or expanded services.

Reason/Explanation

New development may generate the need for infrastructure and facilities in order that it can be satisfactorily serviced and integrated into established communities.

Developers will be required to provide such infrastructure and/or community facilities where they are fairly and reasonably related to the development proposed.

The Council will seek to negotiate with developers for a contribution towards the provision of infrastructure and/or community facilities, where a practical need for such provision arises and there exists a fair and reasonable relationship between the development and the infrastructure or facilities concerned in accordance with Circular 05/05 (Planning Obligations). A practical need for the infrastructure or facilities will exist if the development proposal individually or as part of a comprehensive development would not otherwise proceed in a satisfactory way. In this regard, the cumulative impact of developments will be taken into account.

Sealand Road

Policy MI 2

Development proposals within the Sealand Road area, as designated on the Proposals Map, will be permitted in advance of the construction of the Chester Western Relief Road only where:

the proposal involves the redevelopment of an existing use and the development would not result in a material increase in traffic generation from the site; or
the proposal’s transport impact meets the requirements of Policy TR 21

Where development proposals do not meet the above criteria, planning permission will not be granted until the contracts have been let for the construction of the Western Relief Road and associated traffic calming measures.

Where necessary for the proper planning of the designated area, appropriate financial contributions will be sought towards the costs of the Chester Western Relief Road. In determining the appropriate level of contribution, the Council will take account of the net increase in the volume and type of traffic likely to be generated.

Reason/Explanation

The Council considers it is necessary to set up a "mechanism" to ensure that proposals that may be brought forward in this area contribute to necessary improvements to accessibility through the completion of the Chester Western Relief Road.

Where appropriate from a planning point of view having regard to the cumulative impact of developments in the Sealand Basin, contributions will be sought towards the costs of the Chester Western Relief Road commensurate with the amount and type of traffic each is likely to generate, in accordance with Circular 05/05 (Planning Obligations). Account will be taken of the levels of traffic already on the local highway network and in the case of a replacement use, any extant use of its potential traffic generation. Details of the formula are set out in Supplementary Planning Guidance. It will be necessary to meet the remainder of the cost of the scheme through the public sector or through public/private financing agreements that may be proposed.

In determining planning proposals in the area in advance of the contracts being let for construction of the Western Relief Road the Council will have regard to Policy TR 19. This requires proposals to demonstrate, usually through Transport Impact Assessments, that traffic impacts can be safely and satisfactorily accommodated on the existing or proposed highway network. Even where minor improvements to the local highway are implemented the Council considers that these might not be sufficient to alleviate congestion in the surrounding area. In these circumstances, planning proposals will be premature in advance of the Chester Western Relief Road.

The Council will also seek to generally enhance the environment of the Sealand Road area by upgrading existing footpaths and cycleways, providing new routes for pedestrians and cyclists and landscape improvements within the area.

Developers will be required to enter into Section 106 Agreements to secure appropriate contributions to the Chester Western Relief Road.

Monitoring

12.10 The following issue arising from this chapter will be monitored during the Plan period. This information will inform the application of policies and will help to assess their effectiveness:

contributions towards, and implementation of, access and highways improvements, off site services, community, education and recreational facilities