The Cheshire East Borough Council (Crewe Green Link South) Compulsory Purchase Order 2013 Public Inquiry Further Statement of Evidence Spur Roads Paul Griffiths, BEng (Hons), IENG, MCIHT June 2013
Contents STATEMENT OF TRUTH... 1 1 INTRODUCTION... 2 Qualifications and experience... 2 Scope of evidence... 2 2 THE NEED FOR THE SPUR ROADS... 3 Scheme Description... 3 Barriers to Regeneration... 4 3 REGENERATION AND DEVELOPMENT... 5 Consultation, Planning and Development Policies... 5 Benefits of the Spur Roads... 5 4 PROJECT DELIVERY AND LAND ACQUISITION... 6 5 OBJECTIONS... 7 6 CONCLUSIONS... 8 GLOSSARY OF TERMS... 10 CORE DOCUMENT LIST... 11
STATEMENT OF TRUTH 1. I confirm that in so far as the facts stated in this statement are within my own knowledge, I have made clear which they are and I believe them to be true and that the opinions I have expressed represent my true and complete professional opinion. 2. My statement includes all facts which are regarded as being relevant to the opinion which I have expressed and I have drawn to the attention of the Inspector any matters which would affect the validity of that opinion. 3. I understand that my over-riding duty is to help the Inspector and the Secretary of State with the matters within my expertise and that this duty overrides any obligation to Cheshire East Borough Council. I confirm that I have complied with this duty. Signed: Date: 5 th July 2013 1
1 INTRODUCTION Qualifications and experience 1.1 My name is Paul Griffiths. I am a member of the Chartered Institution of Highways and Transportation, registered as an Incorporated Engineer with the Engineering Council and possess an Honours degree in Civil Engineering. I currently work within the Strategic Highways and Transport team of Cheshire East Council, in the role of Major Project Officer. 1.2 My responsibilities include the development, delivery and management of transportation projects within the Borough. I have 18 years experience of working in a local authority engineering organisation, preparing and delivering transportation projects. 1.3 Since 2009 I have been responsible for managing the delivery of the Crewe Green Link Road (South) major scheme ( CGLRS ) including the Spur Roads element. This has included leading on the preparation of funding bids and latterly acting as the Clients Agent through the design and delivery phase. Scope of evidence 1.4 My evidence will provide an overview of the CGLRS Spur Roads and their link to aiding the delivery of an economic vision for Crewe. My evidence will be supplemented by more detailed evidence from other witnesses appearing for the Council. 1.5 The evidence for the Core Scheme is covered in a separate proof. The Scheme layout and outline details are shown at (DOC REF 1). 1.6 The Planning and Regeneration evidence for the Core Scheme provided by the Council's witnesses Mr Adrian Fisher & Mr Neil Hook equally applies to the Spur Roads. The evidence of Nick Benbow also describes the benefits CGLRS will bring to the regeneration of the Basford Development Area.. 1.7 In my Statement of Evidence in relation to CGLRS ("the Core Scheme") I provide evidence in relation to the need for the Core Scheme, including evidence in terms of the need for the CPO, the need for the Core Scheme, human rights considerations, regeneration and development, development of the Core Scheme proposals, funding, scheme development, impacts and benefits, project delivery, land requirements, procurement, objections to the CPO and the Council's responses to them, as well as other over-view evidence in support of the Core Scheme. That evidence remains relevant to the Spur Roads also. In this Statement, I focus on specific issues relating to the Spur Roads and the need for them. 2
2 THE NEED FOR THE SPUR ROADS Scheme Description 2.1 The two Spur Roads are located in the parishes of Weston and Basford providing access off the central roundabout of the Core CGLRS scheme. The land required for the Spur Roads is included in the CPO. 2.2 The Scheme would include side roads connecting to either side of the central roundabout. The side roads would have a two-lane single carriageway cross-section approximately 7.3 metres in width, and would feature non-motorised user crossing facilities at their junctions with the roundabout. 2.3 The eastern side road would be approximately 140 metres in length and include a stub junction on the northern side to permit vehicles to turn at the end of the road, provide access to fragmented land and to facilitate future extension of the road. 2.4 The western side road would be approximately 235 metres in length and would cross Basford Brook on a clear-spanning structure partway along its length. It would also feature stub junctions, one each on both the northern and southern sides to permit turning and future extension. 2.5 Future development roads will connect into the Spur Roads providing highway access for Basford East 2.6 The primary objectives of the Spur Roads are to enable highway access to the whole of the allocated Basford East site thereby enhancing the viability and development prospects of Basford East. 2.7 The Spur Roads were included as part of the Core Scheme - conceived as providing the necessary comprehensive highway access to Basford East 2.8 A planning application for the Core Scheme was consented in August 2011 (planning reference 11/1982N) (DOC REF 79) and another, with minor amendments in January 2013 (planning reference 12/4115N) (DOC REF 11). Both of these applications included the Spur Roads. 2.9 Copies of letters of support / correspondence are included at (DOC REF 68). 2.10 No objections to the Planning application for the Spur Roads were received from any of the landowners affected by the Scheme. 2.11 Masterplan proposals for the site have been developed on a collaborative basis and have been consulted on locally. 3
Barriers to Regeneration 2.12 Despite being allocated in the Crewe & Nantwich Local Plan as strategic employment allocations since 1997 Basford East has not come forward for development (DOC REF 74 & 8). One of the reasons for this is the fragmented land ownership of the site and the development aspirations of each landowner. 2.13 The Co-operative Group Ltd (Co-op) has been pursuing a strategic employment led development at Basford East for many years (DOC REF 69). 2.14 Such a large development site requires a cohesive planned approach in order to adequately incorporate and mitigate the various constraints of the site. These include a flood plain and various ecological constraints. 2.15 In recognition of this and the Council s desire to see a comprehensive development Masterplan for the site, the Council facilitated Project Team meetings with all parties. The evidence of Mr Fisher contains further details. 2.16 Extensive work was undertaken on behalf of the landowners to produce Design Principles, produce Masterplans, formulate headline Viability Assessments, and undertake Technical and Environmental reports all of which were aimed at agreeing a viable form of development with the Council. 2.17 Despite this collaborative working, no commercial agreement between the respective landowners has been reached despite several years of negotiations. There does not appear to be an imminent prospect of an agreement between the parties. 2.18 The Co-op has confirmed its intention to continue to pursue a strategic employment led development at Basford East (DOC REF 69). 2.19 There are no realistic alternatives to provide highway access to the fragmented ownership plots on Basford East. 2.20 The inclusion of the Spur Roads in the Order land will provide full access to the whole area of Basford East for each of the Landowners. The Letter from Spawforth s sets out how this approach is important in helping to achieve comprehensive development and meeting the Council s stated goals for Basford East (DOC REF 41). 4
3 REGENERATION AND DEVELOPMENT Consultation, Planning and Development Policies 3.1 The Spur Roads are afforded the same policy protection in the Crewe and Nantwich Local Plan as the Core Scheme (DOC REF 8). 3.2 The Spur Roads were included as part of the Core Scheme conceived as providing the necessary comprehensive highway access to Basford East. 3.3 Planning consent for the Spur Roads was granted on the 18th January 2013 (planning reference 12/4115N) (DOC REF 11) this consent includes the Core Scheme. 3.4 No objections to the planning application were received from any of the landowners affected by the scheme. 3.5 The Western Spur Road crosses a public footpath (Basford FP1) and an Order (DOC REF 78) has been made, if required, to stop up the footpath where it crosses the adopted highway. 3.6 The Draft Development Strategy and extant spatial planning policy envisages the whole of the Basford East site coming forward for development (DOC REF 29). 3.7 Masterplan proposals for Basford East, developed in collaboration with each of the landowners for the site have been consulted on locally 3.8 Further detailed appraisals of the planning policies and strategies that relate the Basford East area are included in the evidence put forward by Mr Fisher. Benefits of the Spur Roads 3.9 In terms of wider benefits of the scheme, Mr Hook s evidence details how the Basford East site can be expected to deliver a range of housing and business developments. The Spur Roads open up the full site and remove the requirement for private agreements to be reached. 3.10 The Co-op has confirmed that the Spur Roads will be used to connect the Basford East development to the highway network (DOC REF 69 3.11 Mr Benbows evidence details how the addition of dependant development and wider impact benefits increases the Core Schemes BCR to 14.02. 3.12 Thus overall, the Spur Roads can be seen to add additional value to the Core Scheme. 5
4 PROJECT DELIVERY AND LAND ACQUISITION 4.1 The Spur Roads will be constructed and funded as part of the Basford East Development. The Co-op have confirmed this in writing (DOC REF 69). 4.2 The Council will seek indemnification from the Co-op in respect of the costs of acquisition of the spur road land and will only seek to compulsorily acquire these areas if the developer meets the costs arising. 4.3 The Co-op have confirmed that, subject to the granting of planning permission for Basford East, they would seek to deliver the Spur Roads in the first phase of the development anticipated to be commencing in November 2015 (DOC REF 69). 6
5 OBJECTIONS 5.1 One objection was specifically made on the inclusion of the Spur Road element of the scheme. 5.2 Having reviewed the objection submitted, the Council is confident that where these cannot be overcome by negotiation prior to the Inquiry, there is a compelling case in the public interest for the confirmation of the order so that the land and new rights required can be acquired compulsorily if necessary 5.3 Under the objector sub-headings below, I detail the Acquiring authority s response to this objection Mr Witter Part of plot 16 5.4 An objection submitted on behalf of Mr Witter states: Response Part Plot 16. The Objector does not consider that part Plot 16 (the eastern spur road) is required in order to deliver the CGLRS, and is only required to deliver access across the Objector s land from the proposed new public highway (CGLRS) to the land owned by Co-op in that area. 5.5 The Council understands its statutory liability to pay compensation following compulsory purchase. As described at paragraphs 3.1-3.2 above, the Council will seek indemnification of the costs of land acquisition of the land required for the Spur Roads from the developers of Basford East. 5.6 Basford East has been allocated for development since 1997. Commercial terms between individual landowners have not been reached in this time. 5.7 Access from the public highway will be secured to all fragmented land ownerships (including the Objectors land) if the Spur Roads are confirmed as part of the Order. 5.8 The Council s view is that this will help facilitate the development of Basford East and help deliver the policy aspirations of the draft Development Strategy and All Change for Crewe. 5.9 The Council has attempted to take a facilitative role in developing a Masterplan for the site; however it is clear that agreement between landowners is unlikely on the basis of past progress and the respective positions of each landowner. 7
6 CONCLUSIONS 6.1 The Spur Roads will help unlock the potential of the strategic employment sites at Basford, which are central to the plans for economic growth. Basford will deliver significant economic growth for Crewe, with additional GVA in the region of 250 million per year through the creation of up to 12,500 jobs in high-value employment. 6.2 Despite being allocated for development since 1997 the Basford East site has not come forward for development. 6.3 The site has fragmented land ownerships which have contributed to the lack of progress in developing the site. 6.4 The site has numerous environmental constraints that are best overcome through a cohesive Masterplaned approach. 6.5 The Council has taken a facilitative, inclusive approach to develop a revised Masterplan for the site in an attempt to encourage each of the landowners to agree commercial arrangements. 6.6 Despite several years of effort, commercial terms between the land owners have not been reached and there seems little immediate prospect of doing so. 6.7 In order to help facilitate the development of the site the Council is of the view that the confirmation of the Order for the Spur Roads will help facilitate the development of Basford East. 6.8 Should the Order for the Spur Road be confirmed the Developer has demonstrated that, there is a good prospect that the Spur Roads can be delivered within a short timescale. 6.9 Without the Spur Roads, there is no reasonable prospect that agreement between the landowners for the development and accessing of the wider Basford East site will be forthcoming resulting in the incomplete piecemeal development of Basford East. This may harm or delay the policy aspirations of the draft Core Strategy and All Change for Crewe (DOC REF 7). The Council therefore considers it essential that the CPO includes the land required for the construction of the Spur Roads. 6.10 Including the Spur Roads as part of the Order has the potential to increase the Core Schemes BCR to 14.02 6.11 The Council is aware that such proposals can affect individuals significantly and have considered this in relation to the Human Rights Act. On balance it is the Council s 8
view that the proposals are proportionate and the impact on individuals is outweighed by the benefits to the public and society in general. 6.12 In my opinion the order is demonstrably in the public interest and should be confirmed. None of the objections made amount to a good reason to reject the CPO. 9
GLOSSARY OF TERMS THE CHESHIRE EAST BOROUGH COUNCIL (CREWE GREEN LINK ROAD SOUTH) COMPULSORY PURCHASE ORDER 2013 Glossary of Terms Basford East Basford West CWLEP Council CD CPO CRLRN CRLRS DfT DPD GCN LDF NPPF NE NR Order Land Secretary of State SPD SoC SoR Basford East development scheme Basford West development scheme Cheshire and Warrington Local Enterprise Partnership Cheshire East Borough Council Core Document Compulsory Purchase Order Crewe Green Link Road North Crewe Green Link Road South Department for Transport Development Planning Document Great Crested Newts Local Development Framework National Planning Policy Framework Natural England Network Rail Land and new rights the subject of the CPO Secretary of State for Transport Supplementary Planning Document Statement of Case Statement of Reasons 10
CORE DOCUMENT LIST THE CHESHIRE EAST BOROUGH COUNCIL (CREWE GREEN LINK ROAD SOUTH) COMPULSORY PURCHASE ORDER 2013 List of Core Documents CD1 CGLRS General Arrangement Drawing, Reference B1772401/P/100/004 Rev 4 CD2 Cheshire East Council Cabinet Report, August 2012 CD3 Cheshire East Council Cabinet Meeting minutes, 20th August 2012 CD4 Cheshire East Council Officer Decision Record, 16th January 2013 CD5 DfT Programme Entry Letter, December 2011 CD6 DfT Best and Final Bid (BAFB), September 2011 CD7 CD8 CD9 CD10 CD11 CD12 All Change For Crewe Prospectus Crewe and Nantwich Replacement Local Plan 2011 (TRAN11 is on p.85) Cheshire and Warrington Local Enterprise Partnership (LEP) CEC Support Document Cheshire and Warrington Business Needs Survey: Key Messages for the Crewe Green Link Road Bid (2011) CGLRS Planning Board Report, Strategic Planning Board minutes, and Planning Decision Notice (planning reference 12/4115N), December 2012 CGLRS Environmental Statement (October 2012) supporting CGLRS Planning Application (planning reference 12/4115N) CD13 DfT Scheme Assessment Report, 2011 CD14 Basford West Section 106 Agreement, April 2008 CD15 CD16 CD17 Piloting Proportionate Appraisal Guidance Option Assessment Report, March 2010 Basford Regional Investment Site, Crewe Transport Planning Delivery Strategy for Comprehensive Development (Atkins, 2007) Technical Note on A5020 Roundabout Improvements for CGLR Opening Year (MVA, November 2011) 11
CD18 CD19 Technical Note on A5020 Weston Road / CGLR Junction - Option Tests (MVA, December 2011) CGLRS Flood Compensation Note and Addendum (Appendix H) (Cheshire East Highways, 2012) CD20 GCN pond / habitat area planning application (12//3804N), November 2012 CD21 GCN pond / habitat area planning application (12/3805N), November 2012 CD22 National Planning Policy Framework (Department for Communities and Local Government, March 2012) CD23 National Infrastructure Plan (H M Treasury, 2011) CD24 North West Regional Spatial Strategy (RSS), 2008 CD25 Cheshire 2016: Structure Plan Alteration CD26 Local Transport Plan (LTP) 3 Final Strategy (2011 2026) CD27 LTP Implementation Plan 2011 2015 CD28 Draft Crewe Town Strategy, 2012 CD29 Draft Development Strategy Cheshire East Council (2013) CD30 Emerging Policy Principles for Cheshire East CD31 Ambition for All Cheshire East's Sustainable Community Strategy 2010-2025 CD32 Basford East Development Brief Crewe and Nantwich Borough Council (2004) CD33 Order to revoke North West RSS (Order SI 2013 no 934) CD34 North West Regional Economic Strategy (2006) (extract) CD35 Local Economic Partnership Business Plan 2012 15 CD36 Cheshire and Warrington Employment Land and Sites Study (Executive Summary) (2009) CD37 Written Ministerial Statement: Planning for Growth (March 2011) CD38 Draft Crewe Town Strategy Summary Report of Consultation Findings (2012) CD39 Cheshire East Employment Land Review - Appendix F (2012) CD40 Basford West Development Brief Crewe and Nantwich Borough Council (2004) 12
CD41 Letter from Spawforths to CEC, June 2013 CD42 Economic Development Strategy for Cheshire East Cheshire East Council (2011) CD43 All Change for Crewe: Final Report 1 The Data and Evidence Repository Cheshire East Council (2010) [extract] CD44 CD45 CD46 CD47 CD48 CD49 CD50 CD51 CD52 CD53 CD54 CD55 CD56 All Change for Crewe: Final Report 2 - Crewe s Strategic Framework for Economic Growth 2010 2030 Cheshire East Council (2010) [extract] All Change for Crewe: Crewe s Strategic Framework for Economic Growth 2010-2030 Final Report 3 - The Action Plan Cheshire East Council (2010) [extract] Public Engagement Results Report All Change for Crewe November & December 2010 Cheshire East Council (2010) [extract] Paycheck Data 2010 CACI http://www.caci.co.uk/paycheck.aspx The Eddington Transport Study Department for Transport (2008) [extract] Cheshire East Council Report to Cabinet - All Change for Crewe : Implementing Crewe Vision - Cheshire East Council (20th Dec 2010) Cheshire & Warrington Means Business: A Prospectus for a Cheshire and Warrington Local Enterprise Partnership (Sept 2011) Mid-2011 Population Estimates for Lower Layer Super Output Areas. ONS Crown Copyright 2013 [Extract] English Indices of Deprivation 2010, Department for Communities and Local Government. [1] Claimant Count, ONS, NOMIS. Crown Copyright. [2] Underlying population estimates for Crewe town and individual LSOAs: 2011 Census (Table KS102EW). ONS Crown Copyright. [3] Underlying population estimates for Cheshire East, the NW and UK: ONS mid-year population estimates 2011. ONS Crown Copyright 2013. 2011 Census (Table QS501EW). ONS Crown Copyright. Baseline projections from the Cheshire, Halton & Warrington Econometric Model (CHWEM). Projections were obtained using Cambridge Econometrics (CE)/IER LEFM software and are consistent with Cambridge Econometrics UK Regional Forecast, as published on Cambridge Econometrics Knowledge Base website in June 2012. Cheshire East Council Corporate Three Year Plan 2013-16 Cheshire East Council (2010) 13
CD57 CD58 CD59 CD60 CD61 CD62 CD63 Crewe Green Link Road Southern Section, Major Scheme Business Case, February 2009 Transport Analysis Guidance (www.dft.gov.uk/webtag) [Note: No documents provided. Relevant sections from website: 2.1.2, 2.9.1, 3.3.2, 3.3.3, 3.5.4, 3.5.6, 3.5.7, 3.9.5, 3.10.1-3.10.5, 3.15.5, 3.16] Local Transport Plan 2006 2011 [Chapter 5 Major Schemes] Best and Final Funding Bid, Base Model Revalidation Note and Appendices Design Manual for Roads and Bridges [Section 3, Part 4 - Ecology extract provided] http://www.dft.gov.uk/ha/standards/dmrb/ Best and Final Funding Bid, Demand Forecasting Report and Appendix Best and Final Funding Bid, Value for Money Summary Annex CD64 Environment Agency Flood Compensation Requirements AIP, August 2012 CD65 ODPM Circular 06/2004 CD66 CD67 CD68 CGLRS Scheme Overview Programme 29-01-13Rev1 IEEM (2006). Guidelines for Ecological Impact Assessment in the United Kingdom. Letters of Support: CD69 Co-op Letter of Support (May 2013) CD70 Local Member Letter of Support (June 2013) CD71 Original scheme planning consent (Planning Reference 01/1199), dated February 2002 CD72 Cheshire East Council Cabinet Minutes, May 2013 [Item 9] CD73 MVA Scheme Dependent Valuation Report, Sept 2011 CD74 Crewe and Nantwich Local Plan [extract], 1997 CD75 Basford East Meeting Note, May 2012 CD76 Basford East Environmental Scoping Report [Paragraph 1.1.1] CD77 CD78 Estimated job and GVA impacts of Basford East site. Public Right of Way (Footpath FP1) Stopping up Order (Sealed) and Plan, April 2013 14
CD79 CGLRS Planning Consent (2011) (Planning Ref: 11/1982N) 15