Agenda and minutes

To receive any apologies for absence.

Apologies for absence were received from Councillors D Brown, H Gaddum, S McGrory, D Newton, and Mrs S Pochin.

In the interests of openness in respect of application 16/0856N, Councillor J Hammond declared that he was a Director of ANSA Environmental Services Limited who had been a consultee, however he had not made any comments on the application nor taken part in any discussions.

In the interests of openness in respect of application 16/2314M, Councillor E Brooks and T Fox declared that they had attended a meeting in respect of the site but had not pre determined the application.

RESOLVED

That the minutes 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

RESOLVED

That the public speaking procedure be noted.

To consider the above application.

Consideration was given to the above application.

(Councillor R Menlove, the Ward Councillor, Town Councillor Christopher Dodson, representing Wilmslow Town Council, Stuart Kinsey, representing Friends of Wilmslow and Gary Halman, the agent for 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 referred to the Secretary of State for approval subject to the following conditions:-

1.         Development in accord with approved plans

2.         Submission of reserved matters

3.         Tree retention/retention/protection

4.         Submission of construction and environmental management plan

5.         Tree retention

6.         Landscaping (implementation)

7.         Access available for use before occupation

8.         Limitation on use

9.         Refuse storage facilities to be approved

10.       Standard contaminated land

11.       Importation of soil

12.       Unexpected contamination

13.       12 months to submit reserved matters

14.       Levels

15.       Submission of materials

16.       Travel Plan

17.       Landscape & Habitat Management Plan

18.       Updated ecological mitigation strategy

19.       Drainage

20.       Cycle Parking

21.       Electrical Vehicle Charging Points

22.       Separate drainage systems

23.       Management beyond site edged red

24.       Submission, approval and implementation of location, height, design, and luminance of any proposed lighting

25.       The agreed landscape scheme should be implemented within the first planting season after commencement of development.

26.       Implementation of Alderley Road widening prior to first occupation of the new building

27.       Details and implementation of cycle way and footpath

28.       Restriction of floorspace to 17,000 square metres

29.       Updated badger survey as part of reserved matters application

It was also agreed that an informative be attached to the decision notice stating that the Board had approved the application on the basis that the facilities would be occupied by Royal London.  In addition the informative was to include further investigation with Highways should be undertaken regarding the free flow left hand lane at the A34 roundabout.

In the event of any changes being needed to the wording of the Board’s decision (such as to delete, vary or add conditions / informatives / planning obligations or reasons for approval/refusal) prior to the decision being issued, the Head of Planning (Regulation) delegated authority to do so in consultation with the Chairman of the Strategic Planning Board, provided that the changes do not exceed the substantive nature of the Board’s decision.

(The meeting adjourned for a short break).

To consider the above application.

Consideration was given to the above report.

(Councillor P Groves, the Ward Councillor, Mr Staley, an objector , Mr P Cullen, representing Protect Stapeley and Mr Ben Pycroft, the agent for the applicant attended the meeting and spoke in respect of the application).

RESOLVED

That the application be refused for the following reasons:-

In the opinion of the Local Planning Authority, the proposed development would be unable to provide a safe and suitable access to and from the A529.  This would result in a ‘severe’ and unacceptable impact in terms of road safety and would significantly and demonstrably outweigh the benefits of the scheme, notwithstanding the shortfall in housing land supply.  The development is therefore contrary to Policy BE.3 of the Borough of Crewe and Nantwich Replacement Local Plan 2011 and paragraph 32 of the National Planning Policy Framework, which states that decisions should take account of whether safe and suitable access to the site can be achieved for all people, respectively.

(This decision was contrary to the Officer’s recommendation of approval).

Should the application be subject to an appeal, the following Heads of Terms should be secured as part of any Section 106 Agreement:

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 LEAP to be maintained by a private management company

3. SEN Contribution of £45,500

4. Secondary School Education Contribution of £261,483.04

5. The transfer of the land shown on the submitted plans for school use prior to the commencement of development

6. PROW contribution of £30,000

(Councillor B Burkhill requested that his decision to vote against the motion to refuse the application be recorded).