Agenda and minutes

To receive apologies for absence.

Apologies were received from Councillors B Burkhill, G Walton and T Dean.

In the interest of openness in respect of application 15/1537N Councillor J Hammond declared that he had attended a number of briefings with the Agents, Officers, Ward and Parish Councillors in developing the Master Plan for Basford East.  However, he had not made any comments nor been involved in any discussions relating to this application.

In the interest of openness in respect of applications 14/1193C and 15/3410C Councillor J Hammond declared that he was a Director of ANSA Environmental Services Limited who were consultees, but had not made any comments nor been involved in any discussions relating to these applications.

In the interest of openness in respect of application 15/3410C Councillor S Gardiner declared that the applicant is known to him, but had not spoken to the applicant or agent about this application.

In the interest of openness in respect of application 15/3410C Councillor D Hough declared that he had been approached about this application but had not participated in any discussions or expressed a view.

In respect of application 15/3673C Councillor S Pochin declared a non-pecuniary personal interest on the grounds that the applicant is a good friend and would, therefore, withdraw from the meeting and take no part in the discussion or voting on this application.

To approve the minutes of the meeting held on 18^th November 2015 as a correct record.

That the minutes of the meeting held on 18^th November 2015 be approved as a correct record and signed by the Chairman.

A total period of 5 minutes is allocated for each of the planning applications for the following:

·         Ward Councillors who are not members of the Strategic Planning Board

·         The relevant Town/Parish Council

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

·         Members who are not members of the Strategic Planning Board and are not the Ward Member

·         Objectors

·         Supporters

·         Applicants

That the public speaking procedure be noted.

To consider the above application.

The Board considered a report and verbal update regarding the above application.

(Councillor J Cornell (on behalf of Weston and Basford Parish Council) and Mr H Spawton (Agent) attended the meeting and spoke in respect of the application)

RESOLVED

That authority be DELEGATED to the Head of Planning (Regulation), in consultation with the Chairman and Vice-Chairman of Strategic Planning Board and in consultation with Ward Members to APPROVE subject to securing the monies required for the cemetery extension and the highways works in relation to a safe walking route to school within the Section 106 Heads of Terms and the associated variation of the Heads of Terms to accommodate these contributions andsubject to the completion of a Section 106 legal agreement to secure:

Heads of Terms:

• £2,572,000 towards the improvement of Strategic Highways Infrastructure (Crewe Green Corridor and/ or A500 improvements and or Crewe Green Link Road and the A5020 Weston Gate Roundabout improvement)
• £345,000 to support a new bus service to the development; a condition is requested that if the adjacent site is delivered than this would be reduced to £175,000
• £225,000 to deliver pedestrian and cycleway improvements to cross the Crewe Green Link Road, including towards the design and delivery of a new bridge and improvements to Mill Lane to facilitate an effective pedestrian route to and from Weston Village
• £40,000 to contribute towards a scheme of traffic management / calming measures in the Village of Weston.

• £960,000 to primary education
• Provision of 10% affordable housing – subject to review of sales values during the life of the development.
• Provision of public open space to be transferred to a Management Company

·         £3,000 for Barn Owl habitat creation

·         Mechanism to secure access for phase 3

And the following conditions:

1.    Construction of access

2.    Vehicular visibility at access to be approved

3.    Submission of construction method statement

4.    Standard outline (Phased)

5.    Finished floor levels of habitable dwellings shall be set 600 mm above the modelled 1 in 100 annual probability (plus a 30% allowance for climate change) flood level.

6.    Development to be carried out in accordance with the approved Flood Risk Assessment

7.    A scheme to demonstrate appropriate flood resilience measures to the proposed development to be submitted and approved

8.    All residential dwellings to be located in Flood Zone 1

9.    No development shall commence on any phase until a scheme for the management of overland flow from surcharging of the site's surface water drainage system during extreme rainfall events within that phase has been submitted to and approved in writing

10.No development shall take place until a detailed design and associated management and maintenance plan of surface water drainage for the site using sustainable drainage methods has been submitted to and approved in writing

11.A scheme for the disposal of foul and surface waters for the entire site to be submitted to and approved in writing

12.No development shall take place within the application area until the applicant, or their agents  ...  view the full minutes text for item 94.

To consider the above application.

The Board considered a report regarding the above application.

(Mr M Robinson (Agent) attended the meeting and spoke in respect of the application)

RESOLVED

That for the reasons set out in the report the application be APPROVED subject to the following conditions:

1.    Commencement of development (3 years)

2.    Development in accord with approved plans

3.    Submission of samples of building materials

4.    Landscaping - submission of details

5.    Landscaping (implementation)

6.    At least 10% of the energy supply of the development shall be secured from decentralised and renewable or low-carbon energy sources

7.    Travel Plan to include Electric Vehicle infrastructrue within the car parking area

8.    Submission of Environmental Management Plan - to include details of mitigation for noise and disturbance, waste management, and dust generation.

9.    Travel Plan

10.Electric Vehicle Infrastructure

11.Contaminated land

12.Foul and surface water shall be drained on separate systems.

13.Surface water drainage scheme to be submitted

14.No mezzanine floors without approval

To consider the above application.

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

(Councillor S Corcoran (Ward Member) and Matt Wedderburn (on behalf of the Applicant)attended the meeting and spoke in respect of the application)

RESOLVED

That for the reasons set out in the report the application be APPROVED subject to the completion of a Section 106 legal agreement to secure the following Heads of Terms:

1.    A scheme for the provision of 30% affordable housing – 65% to be provided as social rent/affordable rent with 35% intermediate tenure. The scheme shall include:

·         The numbers, type, tenure and location on the site of the affordable housing provision

·         The timing of the construction of the affordable housing and its phasing in relation to the occupancy of the market housing

·         The arrangements for the transfer of the affordable housing to an affordable housing provider or the management of the affordable housing if no Registered Social Landlord is involved

·         The arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and

·         The occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

2.    Provision of Public Open Space and a NEAP (8 pieces of equipment) to be maintained by a private management company.

3.    Primary School Education Contribution of £390,466.

4.    Secondary School Education Contribution of £424,909.

5.    A contribution of £120,000 towards off-site highway improvements (The Hill/High Street).

6.    Detailed design, implementation and management of the ecological mitigation area.

And the following conditions:

1.    Standard outline 1

2.    Standard outline 2

3.    Standard outline 3

4.    Landscaping shall include details of replacement hedgerow planting

5.    Phasing shall be submitted to the LPA for approval in writing

6.    Reserved matters to include details of land levels

7.    Surface water drainage scheme

8.    Compensatory flood storage

9.    Details for the disposal of foul water

10.Provision of an 8m buffer to Arclid Brook

11.Contaminated land

12.Environment Management Plan

13.Noise and Odour Assessment in relation to Houndings Lane Farm

14.Archaeology mitigation

15.Timing of works within the bird breeding season

16.Breeding bird and bat boxes

17.Ecology mitigation strategy

18.Arboricultural Method Statement

19.Travel Plan

20.Pedestrian and cycle provision

21.Electric vehicle Infrastructure

22.No development within the area adjacent to the silage clamp unless the silage clamp has bee relocated to a position south of Houndings Lane Farm with suitable drainage

23.Reserved Matters application to include updated protected species surveys

24.Bin Storage

Informative

Notwithstanding the access points as indicated as part of the submitted details this permission does not convey or imply that a vehicular access directly onto the A534 is acceptable in principle to the Local Planning Authority.  This would be dealt with at the reserved matters stage.

In the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or  ...  view the full minutes text for item 96.

To consider the above application.

The Board considered a report and verbal update regarding the above application.

(Councillor R Fletcher (Ward Member) and Councillor M Deakin (Ward Member), Councillor P Williams and Councillor J Smith (on behalf of Alsager Town Council), Mr P Bower (Objector), Ms J Naylor (Agent)attended the meeting and spoke in respect of the application)

RESOLVED

That for the reasons set out in the report the application be APPROVED subject to the completion of a Section 106 legal agreement to secure the following:

1.    A scheme for the provision of affordable housing (38 units) – 25 units to be provided as social rent/affordable rent and 13 as intermediate tenure. The scheme shall include:

·         The numbers, type, tenure and location on the site of the affordable housing provision

·         The timing of the construction of the affordable housing and its phasing in relation to the occupancy of the market housing

·         The arrangements for the transfer of the affordable housing to an affordable housing provider or the management of the affordable housing if no Registered Social Landlord is involved

·         The arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and

·         The occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

2. LEAP including at least 8 items of equipment. Specification to be submitted to and agree by the Council.

3. Provision for a management company to maintain the on-site amenity space / play area / public footpaths and all incidental areas of open space not within the adopted public highway or domestic curtilages

4. Detailed management plan for the above Open Space be submitted and approved.

5. Highways contribution of £171,449.60 in mitigation at Hassall Road/ Crewe Road junction and the signal junction in the town centre at Sandbach Road / Crewe Road.

6. A contribution of £40,950 towards the upgrade of Alsager FP10

7. A contribution of £81,713 towards secondary education

8. Contribution of £260,310.96 towards primary education

And the following conditions:

1. Standard Time

2. Plans

3. Archaeology

4. Submission / approval and implementation of works to improve and enhance footpath no.8 / 10

5. Provision of signage within the site for cyclists and pedestrians

6. Piling operations shall be restricted to: Monday – Friday 09:00 – 17:30 hrs Saturday 09:00 – 13:00 hrs Sunday and Public Holidays Nil

7. Submission, approval and implementation of a piling method statement

8. Submission, approval and implementation of an Environmental Management Plan

9. Prior to the development commencing the applicant shall submit and agree with the LPA a scheme of acoustic mitigation to ensure that noise levels within bedrooms do not exceed levels within BS8233:2014.  The acoustic integrity shall not be affected by the need to open windows to achieve trickle ventilation.

10. Provision of a 2.0m acoustic boundary treatment to the residential gardens as described in the acoustic report submitted with the application. 

11. Dust Control details  ...  view the full minutes text for item 97.

To consider the above application.

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

(Councillor L Gilbert (Ward Member), Mr M Watterson (Objector) and Ms J Gabrilatsou  (Agent) attended the meeting and spoke in respect of the application)

RESOLVED

That for the reasons set out in the report the application be APPROVED subject to the following conditions:

1.    Time (3 years)

2.    Plans

3.    Prior approval of facing and roofing material details

4.    Prior approval of surfacing materials

5.    Landscape – Prior approval of details

6.    Landscape – Implementation

7.    Boundary treatment including security measures – Prior approval

8.    Prior approval of site hoarding details which will demarcate a construction exclusion zone around the site periphery

9.    Prior approval of a plan to demonstrate how access is reserved for servicing vehicles

10.Protection of breeding birds

11.Prior approval of a remediation strategy to deal with the risks associated with the contamination

12.The submission of a verification report prior to the first occupation of the site

13.No infiltration of surface water drainage into the ground shall be permitted where adverse concentrations of land contamination are present

14.No pilling or other foundation designs without the written consent of the LPA

15.Proceed in accordance with submitted Flood Risk Assessment

16.Site to be drained on a separate system

17.Hours of operation - Monday to Saturday 08:00 – 22:00, Sundays 10:00 – 16:00 and Bank Holidays 10:00 – 22.00

18.Hours of delivery - Monday to Saturday 06:00 – 23:00 and Sundays 09:00 – 17:00 for 12 months and then revert to hours of operation also restricted by condition

19.Prior approval of acoustic specification and locations of any fixed plant equipment;

20.Prior approval of a dust mitigation scheme;

21.Prior approval of a floor floating method statement;

22.The provision of 2 rapid electric vehicle charge points

23.Prior approval of a staff travel plan;

24.Implementation of dust mitigation measures;

25.The submission of the results of a watching brief for contamination prior to the first use of the site

26.The submission of a verification report to demonstrate that the soil forming materials for use of landscaping is contamination free.

27.Prior approval of a risk assessment detailing the use of any vibro-compaction machinery/piling machinery

28.Prior approval of bus stop details

29.Implementation of bus stop prior to first use of food store

30.Prior approval of Electromagnetic Screening Measures (Jodrell Bank)

31.Hours of construction

In order to give proper effect to the Board`s intentions and without changing the substance of the decision, authority is delegated to the Head of Planning (Regulation) in consultation with the Chair (or in their absence the Vice Chair) of the Strategic Planning Board and Ward Member, to correct any technical slip or omission in the wording of the resolution, between approval of the minutes and issue of the decision notice.

During consideration of this item Councillor J Wray returned to the meeting and did not take  ...  view the full minutes text for item 98.

To consider the above application.

The Board considered a report regarding the above application.

Mr C Ryan  (on behalf of the Applicant) attended the meeting and spoke in respect of the application)

RESOLVED

That for the reasons set out in the report the application be APPROVED subject to a deed of variation to the S106 Agreement to secure changes to:

·         The timeframe of the restoration of the site

·         Application number

And the following conditions:

1.    Time – Commence by 4^th September 2017

2.    Plans

3.    Materials as per application

4.    Landscaping – Implementation

5.    Provision of an undeveloped 15m buffer between the proposed development and the boundary of the woodland

6.    Prior submission of a detailed assessment and mitigation of the potential impacts of the proposed development upon ‘Other’ protected species

7.    Implementation of security fence details discharged under condition 15/5212D

8.    Implementation of cutting regime designed to maximise the botanical value of the grassland habitats discharged under application 15/5212D. To be implemented for lifetime of solar farm

9.    Tree protection

10.Flood Risk Assessment – Implementation

11.HGV Movements – 10 per day

12.  Restoration plan

In order to give proper effect to the Board`s intentions and without changing the substance of the decision, authority is delegated to the Head of Planning  (Regulation) in consultation with the Chair (or in their absence the Vice Chair) of the Strategic Planning Board and Ward Member, to correct any technical slip or omission in the wording of the resolution, between approval of the minutes and issue of the decision notice.

Following consideration of this application, Councillors J Wray and R Bailey left the meeting and did not return.

To consider the above report.

Consideration was given to the above report.

RESOLVED

That the report be noted.