Land South West of Gadbrook Park

Welcome

Welcome to Stoford Gadbrook Limited’s (“Stoford’s”) consultation on the draft proposals for new industrial and logistics space (Use Class B2 and B8) at Land South West of Gadbrook Park, Rudheath (“the Site”).

Stoford is one of the UK’s leading property specialists with an extensive track record of delivering in the logistics and employment market. Feedback from the local community and key stakeholders is important to us and all comments will be carefully considered as we develop and shape our proposals. This consultation focuses on two elements as described below:

  1. Draft Development Brief  (Consultation Version) January 2025

    In line with adopted Cheshire West and Chester Local Plan policy, a Draft Development Brief is being consulted on which establishes a vision, key objectives and development principles for the Site. Once approved by the Council, this will form a material consideration in the determination of a future planning application.

  2. Emerging Outline Planning Application Proposals

    Once the Development  Brief has been signed-off by the Council an Outline Planning Application (with all matters reserved except for access) will be prepared and submitted to the Council. This planning application will seek to agree key principles at the Site with further detail to be provided at the Reserved Matters stage.

     

    Please take time to review the information on this webpage, including the links to the Draft Development Brief and Consultation Boards (which are being presented at the in-person consultation events), letting us know what you think via the feedback form, email or writing to the details provided in the ‘Consultation Feedback’ section.

Site Context ⭢

The Site extends to approximately 33 hectares in area (red line) and comprises agricultural land allocated under Policies N4(f) ‘Employment land provision in Northwich’ and N5 ‘Gadbrook Park’ for B1 (‘office’), B2 (‘industrial’) and B8 (‘storage and distribution’) uses in the CWaC Local Plan (Part 2).



The Site and Surroundings

Access

Vehicular access to the Site is currently via a left in left out access on to the A556 to the north. An access track then extends down to Park Farm across Cartens Bridge. To the south west is an existing Public Right of Way which bisects the Site from east to west.

Site Surroundings

The Site is bound by the A556 to the north; by the Sandbach – Northwich railway line to the east, by Billinge Green Farm and agricultural fields to the south; and by Shurlach Lane and the Vale Royal Crematorium to the west.

Planning Policy Document

The adopted Development Plan for the Site comprises:

  • The CWaC Local Plan (Part One) Strategic Policies (“LPP1”) (January 2015); and

  • The CWaC Local Plan (Part Two) Land Allocations and Detailed Policies  (“LPP2”) (July 2019)

  • Davenham and Whatcroft Neighbourhood Plan 2015-2030 (“NP”) (March 2017)

    As shown below, the Site is allocated for employment uses under LPP2 policy N4 ‘Employment Provision in Northwich’.


LPP2 Policy N4 Extract

LPP2 policy N5 ‘Gadbrook Park’ requires that development is comprehensively planned and brought forward in line with an agreed Development Brief that addresses the following criteria.

“5. provide suitable highways and access infrastructure improvements to ensure the traffic generated can be satisfactorily accommodated on the site and the surrounding road network;

 6. include measures to improve access by walking, cycling and public transport and provide connections to the surrounding area and established business park;

 7. support improvements and enhancements to the rail network and safeguard sufficient land for a railway station;

 8. provide carparking having regard to the Council's parking standards and takes account of parking needs in the surrounding area;

 9. minimise the landscape and visual impact of new development, be of a high quality design, of a suitable scale, density, form, massing, height and materials that respects the surrounding landscape character and topography and preserves or enhances the historic environment in accordance with the historic environment policies of the plan(DM46-50), where relevant;

10. integrate and enhance surrounding ecological networks and green infrastructure;

 11. minimise and mitigate flood risk within the site and surrounding area in line with Local Plan (Part Two) policy DM 40.”

Outline Planning Application Proposals ⭢

Overview

Informed by the Development Brief Vision and Development Principles, an Outline Planning Application (with all matters reserved except for access) is proposed to be submitted to the Council to agree the ‘principle’ for the construction of employment space at the Site. The proposed development will deliver:

  • Upgrades to the existing access to the A556 to create a new signal controlled, two-way junction. Priorities to Shurlach Lane and the Vale Royal Crematorium will be re-aligned.

  • Up to 110,000 sqm (1,184,030 sq.ft) of commercial and logistics floorspace (Use Class B2 and B8) with ancillary offices and other employee facilities.

  • Two development plots (north and south) extending to 22 hectares in area.

  • Maximum building heights – 24m (subject to consultation and further landscape assessments).

  • Land safeguarded for a new railway station, adjacent to the Sandbach to Northwich line south of Cartens Bridge. Potential to link to a new bus route.

  • Significant additional landscape planting around the perimeter of the Site to help screen the proposed development.

  • Enhanced green infrastructure and delivery of at least 10% biodiversity net gain to be secured on-site and where this is not possible, secured off-site in line with the Biodiversity Gain Hierarchy.

  • Improved internal circulation including new road alongside Shurlach Lane (within the Site boundary) and proposed footpath realignment to create a safe, secure and treelined route through the Site.

  • Diversion of overhead powerlines, protection of easement around the high-pressure gas main to the south-east and construction of a new primary sub-station.

  • Improved drainage arrangements including sustainable drainage.



    The parameters plan showing the site, the maximum extent of the development plot, proposed vehicular access and the areas for landscaping. This would be the level of detail agreed through the Outline Planning Application

Details of layout and appearance of the proposed employment space (among other matters) will be ‘reserved’ meaning that they will be subject to a reserved matters application in the future. Stoford will work closely with the Council to ensure that the design (including colours to be used) are appropriate for the area. Illustrative plans to show how the development could look and how future details could come forward are shown below.  


The Illustrative Masterplan would be submitted to indicatively show how development could be delivered within the agreed Outline parameters. It would not be subject to approval in determining the Outline Planning Application.

Indicative Landscape Views ⭢

Based on an indicative building height of 24m the following wireline visuals have been prepared to illustrate how the proposed scheme may look from various viewpoints. Subject to ongoing discussions with Council Landscape Officers, fully designed photomontages will be submitted with the planning application. Please note that the wirelines shown below do not include new planting and landscaping which will help screen the development or façade/design treatments that will reduce the overall potential visual impact of the proposals.

View from Shipbrook Road (north)

View from the South West

View from the South

Technical Considerations ⭢

Highways, Access and Parking

It is proposed that the main access onto the Site will be formed from the A556 which replaces the existing left in / left out arrangement off the westbound dual carriageway with an all turn movement signal-controlled junction providing direct access into the development.

The access layout to the Site will safeguard the existing requirements to the Vale Royal Crematorium and Shurlach Lane by introducing a right turn ghost island priority junction, which builds in sufficient capacity to ensure no queuing onto the A556. The remainder of Shurlach Lane would remain as existing.

Proposed Development Access Layout

It is proposed that the existing Public Right of Way be re-aligned and improved within the Site to create a safe and attractive route which links to the safeguarded railway land and beyond.

The exact number of car and cycle parking spaces will be determined and submitted with a future Reserved Matters Application however, will be in accordance with Council standards.

Landscaping, Ecology and Biodiversity

In order to help mitigate the potential landscape and visual impacts of the proposed development, significant new landscape planting will be introduced along the site boundary to screen the proposals. The project team will also work closely with the Council’s Landscape Officer to test the proposals through a series of photomontages and visualisations to ensure that the maximum height of the buildings respect the surrounding context.

The proposals will seek to retain existing mature trees and hedgerows along the Site boundary, wherever possible in the first instance. The proposals will seek to deliver 10% biodiversity net gain on-site and where not possible secure net gain off-site. Due to the need to create workable development areas, some internal hedgerows and trees may need to be removed and replaced elsewhere within the Site, alongside new planting.

The exact details of the landscaping proposals will come forward as part of a future Reserved Matters Application which would be in accordance with the Parameter Plans submitted with the Outline Planning Application.

Flood Risk and Drainage

The majority of the Site is located in Flood Zone 1, where there is a low probability of flooding from rivers and sea. A small area to the northeastern site boundary is designated as Flood Zone 3 where Gad Brook passes through the Site. No development is proposed in this area. Using the Site’s natural topography an attenuation pond to help manage surface water is proposed in the northern part of the Site.

Sustainability

As part of the business commitment to sustainability, Stoford has pledged to reduce its carbon emissions every year and has a goal to achieve Net Zero Carbon in Use. This approach is based firmly on the grounds of delivering buildings of intrinsic low energy demands, then delivering them in the most efficient manner possible.

Utilities

In order to facilitate the development it is proposed that the existing overhead power lines are diverted following consultation with statutory undertakers.

Scheme Benefits

Northwich and Winsford need more jobs and investment – both have areas in the top 20% most deprived with high levels of economic inactivity. Councils can improve their financial sustainability by being more enterprising - growing Business Rates is a key tool.

  • Over 50% of manufacturing & logistics jobs are typically taken by workers living within 10km. 

  • Site will provide much needed jobs for deprived communities in Northwich, and Winsford.


Potential injection of £120 million into construction sector, much of it with local contractors. 

Up to 250 construction jobs (on and off-site) sustained over build programme.

Construction sector offers opportunities for all and more apprenticeships than most other sectors.

Additional Business Rates of up to £2.6 million each year when occupied. 

Superbly located employment site – attractive to a wide range of manufacturing and logistics operators.  

Up to 1,800 jobs, plus a further 350 off-site in supply chains/wider economy.  

Broad spread of occupations – accessible, well-paid jobs will be on offer for all.

Site will generate Gross Value Added (GVA) impact of up to £145 million per annum in Cheshire West area.

Disadvantage in Cheshire West & Chester is very much concentrated in a small number of pockets.

Anticipated Timescales

Subject to taking into consideration comments raised during public consultation and stakeholder engagement sessions, it is Stoford’s intention to submit a final version of the Development Brief to the Council in March 2025 followed by an Outline Planning Application in April 2025.

All pre-application comments received to the proposals and how they have been considered will be set out in an accompanying Statement of Community Involvement.

Consultation Feedback

Two drop-in community consultation events will be held at the Venue Community Centre, Gadbrook Road, Rudheath, Cheshire, CW9 7JL on:

Monday 27th January – 10am – 3:30pm

Wednesday 5th February – 3pm – 6pm

Members of the project team will be in attendance and we’d be glad to answer any questions you may have on the day.

If you are unable to make it in person, then copies of the consultation boards can be found here and you are welcome to provide comments by completing a feedback form or by emailing us:

Complete
The online feedback form

You can also write to us at: Asteer Planning, Calico, 53-55 Mosley Street, Manchester, M2 3HQ.

In order to be taken into consideration by the project we’d be grateful if you could provide your comments by Monday 10th February 2025.

Thank you for visiting our consultation webpage today.