Agenda and minutes

To receive any apologies for absence

Apologies were received from Councillors D Brown, P Hoyland and J Jackson.

To provide an opportunity for Members and Officers to declare any personal and/or prejudicial interests and for Members to declare if they have pre-determined any item on the agenda

No declarations of interest were made.

To approve the minutes of the meeting held on 2 May 2012 as a correct record

RESOLVED:

That the minutes of the meeting held on 2 May 2012 be confirmed as a correct record and signed by the Chairman, subject to the following amendments:

1.   The start time of the meeting be amended to 10.30 am

2.  The paragraph in italics after the resolution for application 11/3089N be amended to read

      “Note: Councillor D Brickhill, who attended the meeting in order to hear the debate regarding the Notice of Motion – Community Infrastructure Levy, arrived during consideration of this item.  As the Item for which he had attended had already been disposed of due to the variation in the order of business on the agenda, he then left the meeting. “

A total period of 5 minutes is allocated for each of the planning applications for the Ward Councillors who are not members of the Strategic Planning Board.

A period of 3 minutes is allocated for each of the planning applications for the following individual/groups:

• Members who are not members of the Strategic Planning Board and are not the Ward Member
• The relevant Town/Parish Council
• Local Representative Groups/Civic Society
• Objectors
• Supporters
• Applicants

RESOLVED:

That the public speaking procedure be noted.

To consider the above planning application

The Chairman announced that this application had been withdrawn from the agenda prior to the meeting.

To consider the above planning application

During consideration of the application Councillor Rachel Bailey joined the meeting and in accordance with the Code of Conduct she did not take part in the debate or vote on the application.

The Committee considered a report and a written update regarding the above planning application.

RESOLVED:

That the application be APPROVED subject to:

a)         the completion of a Section 106 agreement to secure the following:

            1. Off-site Highway Works

(a) Mill Street Enhancements

That prior to the commencement of development, the agreement shall secure the submission, delivery timeframe and detailed material specification for a scheme for public realm enhancements to Mill Street. The scheme shall be based around the provisions of SAB Plan 11 - DWG no N60749/11 Rev D with alterations to more accurately reflect the alternative design which emerges from the Town Centre Public Realm Study. The approved scheme shall then be implemented in accordance with an approved timescale

(b) Stonehouse Green

That prior to the commencement of development, a detailed scheme for enhancements to the Stonehouse Green pedestrian route is submitted, approved and implemented in accordance with a detailed timetable to be agreed. That the provision of funding for these works can be alternatively invested into the proposed works to Mill Street as identified at 1(a)

(c) A54/A34 Rood Hill Junction Improvement

Secure a financial contribution prior to the commencement of development of no more than £45,000 towards the upgrade of the junction through replacement of the existing signal controller.

            (d) Treatment of Victoria Street

Continuation of the agreed public realm treatment for the proposed  Town Square along the length of Victoria Street connecting to Bridge Street in accordance with precise details and timeframe to be agreed.

(e) Provision of new surface level pedestrian crossing island to Market Street in accordance precise design and timeframe to be agreed with the Council.

2. Market Provision

Provision to cover the following: -

a) That prior to the first occupation of the hereby-approved food store, or an alternative timescale as may be agreed in writing by the Local Planning Authority, the applicants purchase and make available for use 36 new pop-up market stalls in accordance with a detailed specification to be agreed in writing by the Council.

b) The applicant to purchase anchor points for any new stalls which are to be laid out in the new pubic square in a location and arrangement to be agreed in writing with the Council within an agreed timeframe.

c) The applicant to install pop-up sockets (or alternative power point specification) within the new pubic square in a location and arrangement to be agreed in writing with the Council within a timeframe to be agreed in writing by the Council.

3. New Public Square

Provisions to ensure the following: -

a) That no less than 12 events per annum, where they are agreed with the Town Council and Cheshire East Borough Council, can be held within the proposed public square.

b) To secure installation of facilities for lighting  ...  view the full minutes text for item 6.

To consider the withdrawal of a reason for refusal relating to outline planning application 11/4549N for up to 80 dwellings including access at land off Rope Lane, Shavington

The Board considered a report which sought to withdraw two of the four reasons for refusal relating to outline planning application 11/4549N for up to 80 dwellings including access land off Rope Lane, Shavington.

At its meeting on 21 March 2012 the Board had resolved to refuse the application for the following reasons:

1          Whilst it is acknowledged that the Council does not currently have a five year housing land supply and that, accordingly, in the light of the advice contained in PPS3 it should consider favourably suitable planning applications for housing, the current proposal is not considered to be “suitable” as it would undermine the spatial vision for the area, wider policy objectives and the strategic function of the Green Gap in that it would result in the erosion of the physical gap between the built up areas of Shavington and Crewe. The proposal is therefore contrary to Policies NE.2 and NE.4 of the Crewe and Nantwich Replacement Local Plan 2011 and guidance contained within PPS3 and the Council’s Interim Housing Planning Policy On The Release Of Housing Land.

2          The proposed residential development, which is located within the Open Countryside and Green Gap, is considered to be an unsuitable location for development by virtue of the adverse impact that the proposals would have on the visual character of the landscape and the erosion of the physical gaps between built up areas.  The proposed development would therefore be contrary to Policies NE.2 and NE.4 of the Crewe and Nantwich Replacement Local Plan 2011 and guidance contained within PPS1, PPS3 and PPS7.

3          The application is an outline application for new residential properties which are a sensitive end use and could be affected by any ground contamination present on site. No Phase I desk study and walkover survey have been submitted with the application and the applicant has therefore failed to demonstrate that the site is not constrained by contamination. The application therefore fails to comply with Policy BE.6 of the of the Crewe and Nantwich Replacement Local Plan 2011 and guidance contained within PPS23.

4          Insufficient archaeological or historical information has been submitted to determine whether the hedgerow to be removed is of significance according to the criteria set out in the Hedgerow Regulations, contrary to policies Policy NE.5 (Nature Conservation and Habitats) of the Crewe and Nantwich Replacement Local Plan 2011, Policy DP7 (Promote Environmental Quality) of the North West of England Plan Regional Spatial Strategy to 2021 and the provisions of PPS9 Biodiversity and Geological Conservation.

Since the meeting there had been ongoing negotiations in respect of the contaminated land issue and the Council’s Environmental Health Officers had now withdrawn their objection to the scheme, subject to appropriate conditions, including those relating to mitigation of the contaminated land impact.

The Applicant had lodged an Appeal against the refusal of the application and the Planning Inspectorate had determined that the application should be dealt with at a Hearing.  ...  view the full minutes text for item 7.

To consider a report on the Council’s approach to a housing supply “Buffer” in the light of advice contained within the National Planning Policy Framework

The Board consider a report on the Council’s approach to a housing supply ‘Buffer’ in the light of advice contained within the National Planning Policy Framework (NPPF). 

The NPPF advised that a five percent buffer should be applied to the requirement to identify five years worth of specific deliverable housing sites.  It was stated that the buffer was “to ensure choice and competition in the market for land”.  The Framework also indicated that were there had been “a record of persistent under delivery of housing” the buffer should be increased to twenty percent.

In Cheshire East, the housing market had traditionally been prosperous and housing completions have matched or outstripped development plan targets.  The current recession had changed this picture with underperformance in the past few years.  This current down turn was not considered to be a record of ‘persistent under delivery’ but rather a reflection of pervading national trends.  It was therefore proposed that a buffer of fiver percent be applied to the housing supply in the Borough.

RESOLVED:

That the Council apply a five percent buffer to its housing supply figure and that this figure be reviewed at least annually to take account of changes in circumstances.