The Proposals
Muller Property Group is preparing an outline planning application for around 530 new homes on land off Sydney Road and Maw Green Road, Phase 3 of the Crewe Northern Gateway development.
Our Vision
The Vision for Crewe Northern Gateway is to deliver a well connected green residential neighbourhood.
The neighbourhood will provide a range of housing options in a high-quality, well managed environment, with better transport links to bridge the dividing roads, connecting people to a fast-growing town.
This will include the delivery of a range of affordable housing products to meet the needs of residents on a range of incomes.
Safe and convenient walking and cycling routes will encourage active lifestyles and offer sustainable ways to get around.
Crewe Northern Gateway will support long term growth and promote economic, social and cultural uses built around families, communities and nature where people choose to live, play and socialise.
Illustrative Masterplan
We have created an illustrative masterplan showing how the proposed development could appear. It should be noted however that this is for illustrative purposes at this early stage in the outline planning process and is subject to change as a result of ongoing consultation and technical work.
Find out more by clicking on the dots below.
Phase 1
Phase 1
Phase 2
Phase 2
Proposed Vehicle, Pedestrian & Cycle Access
via the link road (Hurcomb Way) from Phases 1 & 2
Proposed secondary access
linking to Maw Green Lane
Proposed secondary access
linking to Maw Green Road
Spine road to enable bus routes
to be rolled out through the
proposed development area
Proposed Cycle
& 'Quiet Lane' Access
from Maw Green Road
Our current vision will deliver
around 530 new homes,
in a mix of sizes, types and tenures,
including affordable homes
Central common providing
open space for recreation, equipped
areas of play, and sport pitch
Allotments & Orchard
Proposed Children's
Play Area
Attenuation pond serving as a
central feature of the development,
designed to manage surface water
while enhancing the landscape and
supporting local biodiversity
Greenway corridors providing
enhanced ecological infrastructure
and additional wildlife habitats.
Greenway corridors providing
enhanced ecological infrastructure
and additional wildlife habitats.
Greenway corridors providing
enhanced ecological infrastructure
and additional wildlife habitats.
Public open space &
a pedestrian links
A network of pedestrian
& cycle routes
A network of pedestrian
& cycle routes
Deciduous woodland
to be retained
Broadleaved woodland
to be retained
Existing green vegetation to be
retained as much as possible
Existing green vegetation to be
retained as much as possible
Illustrative Masterplan
We have created an illustrative masterplan showing how the proposed development could appear. It should be noted however that this is for illustrative purposes at this early stage in the outline planning process and is subject to change as a result of ongoing consultation and technical work.
Our Proposals
A comprehensive masterplanning process has been undertaken to ensure that the development is well-integrated, responding to both local needs and planning policy. The proposed development includes:
- Creation of a new community in a highly sustainable location in Crewe which will deliver around 530 new homes, across a broad range of sizes and tenures.
- 30% of the new homes will be affordable homes, providing opportunities for key workers and people on low incomes to secure a home of their own.
- Opportunities to provide homes for people seeking to downsize into more manageable homes or secure an accessible property.
- A masterplan shaped by the existing landscape, with the retention of the vast majority of trees and hedgerows on the site, augmented by the planting of new trees.
- The proposed layout creates a safe environment through the provision of a legible and well overlooked street network with residential front doors facing onto the street.
- The Proposed Development will make a commitment to delivery of at least 10% Biodiversity Net Gain on-site.
- Sustainable drainage systems to manage surface water and enhance local biodiversity.
- Extensive landscaped areas within the site, comprising well designed hard and soft landscaping children’s play area, playing field and allotments.
- Improvements to Maw Green Road to better manage car, service/delivery vehicle and public transport around the site and the immediate surrounding area.
- The scheme encourages a sustainable and healthy lifestyle through the provision of pedestrian and cycle routes.
- Pedestrian and cycle improvements are also proposed, linking the development to the town and surrounding areas.
- Public open space ideal for recreation and offers views towards the wider landscape.
- Investment into local infrastructure and services through Section 106 packages, as well Community Infrastructure Levy (CIL) payments to be generated by the development.
House Types
The planning application will be an outline planning application. This type of planning application sets out the broad principles of development, such as concept layout, infrastructure and access arrangements. Details such as house types, architecture etc would be subject to a further planning applications (called a Reserved Matters planning application). This would involve further consultation with the community.
At this stage, a mix of high-quality homes is envisaged, in a range of styles and tenures, and with a design approach that complements the existing character of Crewe. This would include 1 bedroom to 5 bedroom homes, catering to first-time buyers, families, and downsizers. We would welcome your feedback on the types of homes you would like to see prioritised.
Technical Consideration
A range of updated technical surveys are being undertaken for the site and will be used to influence the detail of the scheme. The surveys identify the site constraints and outline mitigation and technical specification for the development. Detailed reports will be submitted with the planning application and assessed by Cheshire East Council.
Some of the key considerations are as follows:
Access & Connectivity
Primary access to the site will be via the link road (Hurcomb Way) through the consented Phase 1 & 2 developments to the southwest, connecting to Sydney Road. A secondary access is proposed to the west, linking to Maw Green Road.
As part of the Proposed Development, the spine road will link Maw Green Lane to Hurcombe Way and Sydney Road, providing an alternate route into Crewe from the A534 to the east. This will enable the remaining section of Maw Green Road to be utilised as a quiet lane, providing a safe cycle route to Crewe.
Equally, the provision of the spine road will enable bus routes to be rolled out through Proposed Development area, and the phase one and two sites.
Highway improvements to Maw Green Road will help manage traffic flow, service and delivery vehicles, and public transport, while proposed pedestrian and cycle enhancements will further improve connectivity.
Highways Impact
As part of the planning application, a Transport Assessment will be submit to understand the impact on local highways. This will inform any necessary mitigation and improvement works required, to be funded by the proposed development.
This document will consider all elements of travel and ensure that the site will provide safe and suitable access from the local highway network, ensure that the site is as sustainable as possible to allow residents and visitors to have alternatives to travel by non-car travel modes to local amenities and ensure that the impact on the road network is not ‘severe’.
Flood Risk
The majority of the site is located in Flood Zone 1 (lowest area of flood risk), however there are areas within Flood Zones 2 and 3, associated with Fowle Brook, a Main River which dissects the centre of the site, flowing in a north-westerly direction.
The proposed development would ensure that residential properties are located outside of both Flood Zones 2 and 3, as well as areas prone to notable surface water accumulation.
Across the development are a number of Sustainable Drainage Systems (SuDS), which provide focal points and landscape features. This adds character and a sense of place to the development, and will manage surface water runoff and enhance local biodiversity.
The proposals will comply with national and local planning policies, ensuring that flood risk is not increased for the site or surrounding areas.
Flood Risk Assessment
A detailed drainage strategy and a Flood Risk Assessment will be submitted with the planning application which sets out how the proposal will be drained, incorporating Sustainable Urban Drainage System (SuDS) principles.
Landscape and Ecology
The site comprises a series of geometrically shaped pastoral fields bound by hedgerows with intermittent trees and scrub with a small block of woodland towards the south. The site also contains Fowle Brook through the centre as well as scattered ponds.
The site is not in or within the vicinity of any statutory landscape designations including Areas of Outstanding Natural Beauty or National Parks. There are no statutory designated ecological sites on site.
Ecological and habitat survey are on going to inform the likely effects from the development both during and after construction. The surveys will help identify existing ecological features, and inform mitigation measures.
The proposed development has been carefully designed in order to minimise the impact on the landscape character of the area. Existing trees will be retained where possible and supplemented with additional planting throughout the site.
Landscape and Ecology Assessment
A suite of information will be submitted with the application including an Ecological Impact Assessment, Arboricultural Surveys, and species-specific ecology surveys. The development will commit to deliver at least a 10% net gain in biodiversity across the site.
Heritage
There are no World Heritage Sites, Scheduled Monuments, Registered Battlefields or Registered Parks and Gardens within the site or within 1km of the site.
A single listed building is present within 1km of the site, Fodens Farm. This listed building does not share any intervisibility with the site, with it being located beyond the railway line running adjacent to the site.
Immediately adjacent to the site are a number of non-designated heritage assets relating to the railway itself.
The initial assessment for the site indicates “No Harm” to any of the above ground designated and non-designated heritage assets within the surrounding area. No intervisibility is present between the site and the only listed building present in the surrounding area. The site is not considered to contribute to the setting and therefore the significance of the adjacent railway line, which is recorded as a series of non-designated heritage assets.
Heritage Statement
A Heritage Statement will support the forthcoming planning application to evaluate the potential impact of the proposed development on heritage assets.
Healthcare Provision
The proposed development is likely to have an impact on local healthcare provision. As such, NHS Cheshire and Merseyside Integrated Care Board may request a financial contribution from the development to help mitigate this impact and support improvements to nearby GP practices.
The NHS is transitioning towards larger, multidisciplinary primary care facilities to improve efficiency and access. These facilities often serve a larger patient base, aiming for a minimum of 7,000 registered patients for operational efficiency. This shift involves integrating various healthcare services and roles within the same space, such as GPs, therapists, pharmacists, and nurses.
In light of this, we will be engaging with local GP practices to better understand current capacity and pressures. This feedback will help inform the formal consultation process between Cheshire East Council and the NHS once a planning application is submitted. Any agreed healthcare investment would be secured through a Section 106 legal agreement between the Council and the development team.
Healthcare Impact
As part of the planning application, a detailed healthcare impact analysis will be included within the formal Healthcare Impact & Mitigation Assessment.
This assessment will evaluate the potential impact of the proposed development and other relevant developments for their likely impact on primary and secondary healthcare provision in the local area.
Education Provision
The proposed development is likely to have an impact on local education provision. However, the Council’s Education Team have not identified that a new school is required to be provided on this site to meet a forecasted need for pupil places in Crewe.
As such, the Council’s Education Team may request a financial contribution from the development to help mitigate this impact and support improvements to nearby primary and secondary schools, and fund Special Education provision.
We will be actively engaging with local schools to better understand current and future capacity. This feedback will help inform the formal consultation process between Cheshire East Council and the education authority once a planning application is submitted. Any agreed education investment would be secured through a Section 106 legal agreement between the Council and the development team.
Education Impact
As part of the planning application, a detailed education impact analysis will be included within the formal Education Impact & Mitigation Assessment that will support the forthcoming planning application.
This assessment will evaluate the potential impact of the proposed development and other relevant developments for their likely impact on education places in the local area.
Investing in Local Infrastructure
In addition to the community facilities being proposed on the site, an important consideration with a planning proposal such as this is to ensure that other key local services receive the investment they need to accommodate housing growth in Crewe.
The development will generate significant investment into local infrastructure such as highways, healthcare, education, and outdoor sports facilities, and this will be informed by formal consultation carried out by Cheshire East Council with statutory bodies such as the NHS, local education authority and highways authority. This investment will be secured via a Section 106 legal agreement between the development partners and the Council.
In addition to this direct investment into schools, healthcare, highways and other local services, the development will also provide Community Infrastructure Levy (CIL) payments to be generated by the development.
Key Benefits
The site is sustainably located on the edge of a Principal Town with good accessibility to local services and facilities
The proposed development will have indirect economic benefits including additional trade for local shops and businesses, jobs in construction and economic benefits to the construction industry supply chain
The creation of around 530 dwellings, meeting local need for new homes, which will significantly contribute towards the Boroughs 5-year housing land supply.
Retention of established trees and the introduction of new habitats and ecological enhancements to support local wildlife, with a commitment to delivery of at least 10% Biodiversity Net Gain on-site.
New pedestrian and cycle routes across the site to stitch the new neighbourhood into the existing community and connect to existing footpaths
Extensive landscaped areas within the site, comprising well designed hard and soft landscaping children’s play area, playing field and allotments
Significant areas of open space are proposed, resulting in additional social benefits
30% affordable homes provision to meet diverse housing needs
The proposed layout creates a safe environment through the provision of a legible and well overlooked street network with residential front doors facing onto the street.