Shaping Congleton's Future

Landscape and Townscape

Policies 18 to 26 focus on preserving Congleton’s character, heritage, green spaces, landscape, biodiversity, and trees, while guiding residential design and key views.

Policy 18 – Congleton’s Unique Character

Planning applications of all scales, where appropriate, within the Neighbourhood Plan area must demonstrate good quality design. This means demonstrating as part of their submissions how they have responded to, and integrated with, local surroundings and landscape context as well as the built environment. All proposals should demonstrate how they have responded (where relevant) to the local characteristics outlined in the Cheshire East Design Guide and the Congleton Design Guide (CDG) prepared by AECOM.

Proposals must complement local character in terms of plot size, height, scale, mass, skyline/roofscape, materials, layout, access and density of existing development. Schemes should reflect the local vernacular set out within the CDG, specifically the requirement to include chimneys and local detailing. Innovative materials and design are encouraged provided they are sympathetic to the immediate context and relate to the local vernacular style.

All development proposals within or adjacent to a conservation area must have special regard to the designated heritage asset and protect and enhance its character in line with policy SE7 of the Cheshire East Local Plan. Conservation areas within Congleton have defined character areas that should inform the design of new development and be evidenced through the planning application package.

Proposed garden space should be commensurate with the size of the dwelling proposed and the prevailing pattern of development in the locality. Garden spaces should be functional and include a portion of private space not visible from the highway.

Lion and Swan Hotel Congleton

All development proposals, excluding householder applications, must include an appropriate level of landscaping which complements and positively contributes to the existing character of the local area. Innovative and creative landscaping solutions will be welcomed that incorporate green and blue infrastructure into developments.

Justification

Central government places great weight on new development creating beautiful and well-functioning places, which is reflected in the Cheshire East Local Plan Strategy and within the Cheshire East Design Guide (2017). However, national policies set out that local groups and organisations, through the mechanism of neighbourhood plans can help this whole process by setting out the special qualities of an area through their own plans, guides, and codes. The Town Council commissioned a design guide for Congleton which was published in 2023 – the Congleton Design Guide (CDG). This document sits alongside other Town Council design documents including the 2012 Public Realm Strategy.

The policy above sets out how the CDG sits within the framework of other design documents but begins to highlight some of the important built form and landscape characteristics that are important to ensure that development responds to local character. This means that any development that requires planning permission (from an extension or alteration to a home or business right up to a major housing or commercial development) should seek to reflect local character through the materials, detailing and landscape. The policy pulls out some of the most important aspects identified in the CDG.

Evidence Base

Policy 19 – Designated and Non-Designated Heritage Assets

All development proposals must consider the impact of development on designated and non-designated heritage assets, seeking to protect, conserve and, where appropriate, enhance in line with the relevant policies within the adopted development plan.

The Cheshire East Local List of Historic Buildings SPD identifies a range of non designated heritage assets throughout the borough, with a list of those within the neighbourhood plan area found within Appendix 3. Any impacts, or loss of these assets, should be considered in line with local and national policies.

Black & White cottage in Lawton Street<br /> Conservation area Congleton

Justification

In a historic market town like Congleton there are a great number of historic buildings and structures, a considerable amount of which are nationally listed. Within the Town Council area there are over 130 listed assets which includes the Grade I listed Church of Saint Peter, as well as many other Grade II and II* listed buildings including the Town Hall (II*), Overton House (II*) and the Lion and Swan Hotel (II), These buildings, including Congleton’s three conservation areas (West Street, Moody Street and Lawton Street and Park Lane) are known as ‘designated heritage assets’ – i.e. they are formally identified within a list for having special historical or architectural significance or the contribution that they make to the visual qualities of the town.

Beyond this ‘designated’ list, there are several buildings that may have some special value to the community because of their aesthetic, cultural, or historical value that are also worthy of further consideration where a planning application might come forward that affects them. Cheshire East have a relatively limited list of these types of buildings which is included as part of the Local List of Historic Buildings SPD dating from 2010 (pages 30 – 38). Whilst it is good that the buildings and structures included in this document are afforded some additional protection under local policies, this list has not been updated for nearly 15 years.

As a result, the neighbourhood plan includes this policy in order to add additional buildings that are included because of their contribution to the town by virtue of their aesthetic (the look and feel of the architecture), cultural (having a special link to the history of the town or key people) or historical significance ( a particularly fine example of a type of building or because it’s the last of its type locally). By listing these buildings, the consideration, and protection can be considered under policy SE7 of the Cheshire East Local Plan.

Evidence Base

Aspiration 20 – Congleton’s Green Spaces

Congleton Town Council is committed to the protection and enhancement of the Town’s green  spaces. Many open and green spaces within built environments have special value or purpose for the communities they serve. These include activities and functions which may be regularly held there or regular recreational use.

 

The key green spaces in Congleton are protected from inappropriate development within the Cheshire East Site Allocations and Detailed Policies Document (SADPD) policy REC 1 – Open Space Protection. Any development proposal that affects one of these sites must be supported by an assessment of the space and its contribution to the town’s open space provision.

These spaces include parks, playing fields, sports pitches and courts, play areas, allotments, amenity open space, incidental open spaces of public value. The creation of new open and green spaces to serve new dwellings across the town will be strongly supported.

Play Park - protecting our green spaces in Congleton
A map of Congleton green spaces

Map – Congleton’s Key Open and Green Spaces (Ruth Benson 2019)

Justification

A significant amount of work has been done to collate and assess the open and green spaces that contribute to the special character of Congleton. A full assessment of these spaces has been undertaken within the Congleton Landscape Character Area and key open spaces have been identified and their contribution detailed within Part 2 of the document.

The Cheshire East Green Space Strategy Update 2020 augments this work and resulted in these key open spaces being protected within the Cheshire East Local Plan policy REC 1 – Open Space Protection. All developments affecting any of the spaces must consider the criteria of REC 1.

Dane-in-Shaw Coronation Pasture is a recognised SSSI and an area that is held in high regard by local people as a beautiful nature area.

Evidence Base

Policy 21 – Congleton’s Landscape Character

Planning applications should conserve and enhance the identified local ecological network (Map 5) particularly where it contributes to wildlife corridors.

All new development should respect and enhance the local landscape character and its quality whether located within the settlement boundary or within the open countryside. All non-householder development proposals should demonstrate how they have sought to accord with guidance contained within the relevant landscape character area profile set out within the Congleton Landscape Character Assessment Part 2 (2020).

The protection and safeguarding of the locally important landscape areas as identified within Part 3 of CLCA (Map 7 included on the next page) should be given significant weight in decision-making, in addition to the retention and protection of the following river valleys and associated landscape features:

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The urban river valleys (areas A) including those extending into the heart of the urban area of Congleton, including the wooded escarpment and valley sides within the town.

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The Meres to the south-west and south of the town (Area B)

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The Moss Rooms to the south of the town (Area C)

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The tributaries of the River Dane-in-Shaw Brook and Bath Vale (Area D)

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The Parkland associated with Buglawton Hall (Area E)

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The Upper Dane Valley (Havannah of Colley Bridge) (Area F)

Map 7 – Locally Important Landscape Areas from the Congleton Landscape Character Assessment Part 2 (2020)

Map 7 – Locally Important Landscape Areas from the Congleton Landscape Character Assessment Part 2 (2020)

New built forms within these landscape areas should be small-scale and demonstrate a clear public benefit and demonstrate how the unique landscape characteristics of these areas (as set out in the CLCA) have influenced the scale, mass and layout of the developments proposed. The loss of any portion of these locally important landscapes must clearly be outweighed by public benefit. Recreational uses within these zones may be appropriate subject to consideration of the overall landscape setting and the integrity of field patterns and mature vegetation.

In addition to these special landscapes listed above, wooded escarpments and higher ground outside the town, including those related to The Cloud (CLCA area 5c), Congleton Edge (CLCA area 5a) and around Timbersbrook (CLCA area 5b), specifically the transitional landscape between the plains and hills, should also be considered with applications demonstrating how they have preserved the specific landscape qualities of these areas.

Justification

As a market town at the edge of both the Cheshire Plain and the Peak District, Congleton has a unique and highly prized landscape setting and quality. The landscape is important to the area’s identity, from the strong wooded valleys that run through the town, to the former moss rooms to the south of the town and even to the most visible of natural features; The Cloud. The community identified that ensuring that new developments effectively respond to the wider landscape was an important consideration. Whilst policies in the Cheshire East Local Plan provide some general guidance for new development, the policies are not specific to Congleton.

Evidence Base

Policy 22 – Design for Small Scale Residential Development

To retain suitable housing stock for an ageing population the replacement, redevelopment or demolition of existing bungalows within the parish will not normally be supported unless the replacement dwellings are designed to meet part M4(3) of the building regulations and can be implemented in such a way that ensures of the site does not detract from the character of the surrounding area nor has a detrimental effect upon the privacy and amenity of adjoining properties. Additionally, these dwellings should be designed to be fully accessible to disabled individuals, including wheelchair users.

Small-scale developments providing specialist, accessible or affordable housing will be strongly supported where they are in a sustainable location with good accessibility to local services and facilities.

Bungalow in Congleton

Justification

Small-scale residential development will account for most planning applications in Congleton until 2030, with only a few larger applications on the allocated sites. This is typical of market towns where a larger collection of infill and windfall sites within the settlement boundary will come forward. Cheshire East has a relatively high proportion of homes delivered through these forms of development – so much so that the Site Allocations Detailed Policies Document (Cheshire East Local Plan part 2) when adopted in 2022 didn’t need to allocate additional sites to meet the identified need.

Notwithstanding the contents of this policy, it is acknowledged that General Permitted Development Order (GPDO, 2015) makes provision for a range of householder development which can in effect offer a route to adding first floor accommodation to a singlestorey dwelling or bungalow. It is anticipated that this policy will not be applied and enforced where a property benefits from such rights and proposes a similar form of development through a householder planning application.

Evidence Base

Policy 23 – Design at the Settlement Edge

All development, where appropriate, that is proposed on the edge of the settlement boundary (or at the edge of any of the river valleys) should contribute to a positive ‘green’ character by incorporating high quality landscaping. The following design principles should be followed when developing design proposals and landscape treatments:

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All development proposals should create a sensitive transition between built form and the wider landscape – this includes making sure that new properties have a positive visual relationship with the wider landscape and are outward-looking, avoiding rear boundaries.

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Special attention should be given to the retention or creation, where relevant, of clearly defined gateways into the settlements within the neighbourhood plan area.

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Retaining and enhancing the tree-lined approaches to the town should be prioritised.

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The incorporation of features such as SUDS, including ponds and swales that soften the settlement edge, provide recreational value and contribute towards the green infrastructure network will be strongly supported.

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In all cases, existing planted features at the settlement edge – including boundary hedges, trees and other planting – should be retained wherever possible.

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Opportunities to integrate green space, community facilities, recreational activities such as parks and children’s play may be appropriate as part of the urban edge environment.

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All walking and cycling routes within major developments particularly should be designed to better connect residents with the countryside and may also form part of the design of the urban edge environment.

Canal wharf

Where planning permission is required, or as part of detailed landscape proposals, close-boarded fences and other hard urban edges to the rear of properties will not be considered acceptable. In such locations, softer planted treatment is considered more appropriate. Fences including features such as ‘hedgehog holes’ coupled with additional planted buffers may be considered appropriate where this is not possible. Removal of certain permitted development rights for rear boundaries may be considered to retain an appropriate visual transition at the settlement edge.

Justification

The Cheshire East Residential Design Guide includes some guidance for major development sites, which includes some guidance for the edge of developments. However, urban-rural edges don’t always occur on strategic or major housing sites and given the landscape and topography within Congleton they occur frequently along river valleys, against parks and open spaces. In most cases, these are visually prominent. This is something that has been identified through the Congleton Landscape Character Appraisal (2020) but also identified as part of the community consultation on the plan.

Evidence Base

Policy 24 – Views, Vistas
and Gateways

All new development should protect or enhance key views, vistas and landmarks, where relevant. The Congleton Landscape Character Assessment Part 2 (2020) identifies a series of features and views that should be considered, with key views within the town shown on (Map 8 – Views within and from Congleton). Vistas of particular importance are the hills surrounding the town: Mow Cop, Congleton Edge, Bosley Cloud and the wooded slopes of the Town Wood off Rood Hill. Planning applications within the town centre and each Landscape Character Area should demonstrate how the key views identified will be protected or enhanced as part of the development.

Applications that are located on visual gateways into the town (along the key roads, canal or off-road routes) should seek to enhance the quality of the public realm through ensuring that there is suitable planting and landscaping, and through the use of locally appropriate materials.

Landmark buildings within the town centre and the wider landscape setting make an important visual contribution to local character skyline and identity and existing sight lines should be retained and incorporated into development layouts where relevant. Any development that undermines or blocks any of the identified views of the Town Hall Clock Tower, St Peter’s Church Tower or the Congleton Viaduct at Dane-in-Shaw Pastures is unlikely to be considered acceptable.

Views within and from Congleton (extract from the Congleton LCA 2020)
St Peters Church Congleton

Justification

This policy seeks to protect the key views and vistas, gateways, skyline and landscape setting that make up the local townscape and landscape character, which are so important to the ‘feel’ of the Town.

These features have been identified through the Congleton Landscape Character Assessment. Where key views and vistas are affected, applications must be supported by an assessment which assesses the impact of the proposal on the wider landscape and townscape setting.

Evidence Base

Policy 25 – Biodiversity Net Gain and Improvement

Proposals that seek to create wildlife habitats of biodiversity value, including those that might be part of a wider biodiversity offset scheme mitigating the losses from outside the town, will be strongly supported within the neighbourhood plan area, especially where this is located within or adjacent to the ecological network and wildlife corridors established within Policy 14 – Local Ecological Networks.

In all cases, there is a strong preference for biodiversity net gain to be accommodated on site, or on site immediately adjacent to development proposals in line with the hierarchy set out in national legislation. Where this is not possible, biodiversity offsetting sites should ideally be located elsewhere within the neighbourhood plan area. Within Congleton there are a number of sites where specific biodiversity improvements and enhancements will be promoted, contained within Appendix 5. The delivery of these interventions will be strongly supported throughout the neighbourhood plan period.

Children planting a tree at the biodiversity event

Justification

The Town Council wants to encourage local enhancement of biodiversity and where biodiversity offsetting linked to new development is required for it to be located in the town. They would also be delighted to welcome others to promote areas that can deliver biodiversity enhancement within Congleton. This policy is designed to support planning applications for these schemes – where required – and to ensure that these are well placed to effectively contribute to the wider biodiversity network in the town but also not to simply remove some of the most versatile agricultural land to be replaced. It is recognised that there is a balance to be struck.

This policy also sets out that whilst the town is happy to offer opportunities for offsetting locally, they still retain the preferences for sites within the town to deliver any Biodiversity Net Gain requirement on site or within the immediate local of the development. It is clearly not the intention of this policy to set out that developments with less onsite biodiversity be promoted in Congleton. It is important that access to wildlife and biodiversity is included across the town in accordance with the aspirations of the Town Council.

Evidence Base

Policy 26 –Tree Protection and Planting

Congleton Town Council will work with Cheshire East Council to prioritise the protection of trees across the town and encourage an increased number of trees over the plan period. All tree-related matters which arise throughout any planning application across this plan area will be considered and assessed against ENV 6 of the Cheshire East Site Allocations Development Policies Document (SADPD) as well as Congleton Town Council’s Trees and Shrubs guidance as found within Appendix 4.

Planning proposals that incorporate additional tree planting, above the  minimum required through local and national planning policy, will be encouraged and welcomed. Locally led projects to enhance and increase tree coverage will be supported particularly where they utilise sites close to existing residential areas and provide recreational and aesthetic value within the street scene.

Within the plan area there are a large number of trees and woodlands that make a particularly significant contribution to local landscape and townscape character. Some are formally protected by existing tree preservation orders (TPO) and their protection should be managed in accordance with local policy. The loss of other non-protected trees will be resisted where their street scene presence and amenity value is particularly valuable unless it can be demonstrated that there is a strong public benefit. Across the Neighbourhood Plan Area where the loss of trees is unavoidable, they should be replaced at a ratio of at least three to one, in line with the Town Council’s Trees and Shrubs Guidance 2023.

One of the many orchards around Congleton

One of the many orchards around Congleton

New planting must be accompanied by a planting and management plan that prioritises native species that will thrive in the chosen position and be suitable for the space they occupy in terms of potential amenity impact over the long term. Proposals which would result in the loss of the best and most versatile agricultural land will not normally be supported.

Justification

Thorough the development of the neighbourhood plan trees have always been at the forefront of the communities’ considerations. The Town Council for many years has been promoting new tree planting in the town. This is reflected in community initiative led by the Trees for Congleton Group within the Congleton Partnership to plant some 30,000 new trees before 2025 across the town. As part of this programme it is apparently that even the smallest of planning projects could assist in achieving this aim. This policy opens up opportunities for tree planting working with existing partners in the town as part of the delivery of new developments.

Evidence Base

Phone

(01260) 270350

Email

congnp@congleton-tc.gov.uk

Address

Congleton Town Council, Town Hall, High Street, Congleton, CW12 1BN