Agenda and minutes

To receive any apologies for absence.

Apologies for absence were received from Councillors J Hammond and G Merry.

In the interest of openness in respect of applications 17/3894M, 17/4256M and 17/1000C, Councillor S Hogben declared that he was a Director of ANSA who had been a consultee, however he had not taken part in the consultation.

In the interest of openness in respect of application 17/4256M, Councillor M Sewart declared that he was a member of Poynton Town Council who had made representations  but he had not taken part in any discussions or voted on the application.

In the interest of openness in respect of application 17/1000C, Councillor L Wardlaw declared she was a member of Congleton Town Council, however she had not discussed the application.

In the interest of openness in respect of application 17/3894M, Councillor B Burkhill had attended a meeting of Handforth Parish Council where the application was considered however he did not make any comments on the application.  As Ward Councillor he had advised the public on the protocols on what to do at meetings and how to object, however he had not voted on the application when it considered by the Parish Council.

In the interest of openness in respect of application 17/3894M, Councillor T Fox declared that she had attended a meeting of Handforth Parish Council where the application was considered but she had not made any comments on the application.

In the interest of openness, Councillor D Hough declared that he was a member of TSS and whilst applications often referred to public transport he had not made any comments.

It was noted that the majority of Members had received correspondence in respect of application 17/3894M.

To approve the minutes of the meeting held on 27 September 2017 as a correct record.

RESOLVED

That the minutes of the meeting held on 27 September 2017 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 D Mahon, the Ward Councillor, Parish Councillor Ron Dixon, Chairman of Styal Parish Council, Parish Councillor Brian Tolver, representing Handforth Parish Council, Mark Knowles, an objector, Michael Thompson, an objector and John Coxon, 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 and in the written update to the Board, the application be approved subject to completion of a Section 106 Agreement securing the following:-

-           Provision of 30% affordable units.

-           Educational contribution towards secondary and SEN provision.

-           Contribution towards ROS £1,000 per open market house. 

-           Contribution towards health provision

-           Contribution for a path from the site to Meriton Park

-           Management Plan for the on-site public open space and LEAP

-           Contribution towards improvements on Clay Lane £18,000

-           Contribution towards footpath improvements in the Dean Valley £85,000

-           Delivery of the bridge over Dobbin Brook to access Meriton Park

-           Contribution for monitoring of Travel Plan £5,000

-           £34,500 for indoor recreation equipment

And subject to the following conditions:-

1.         Standard contaminated land condition

2.         Importation of soil

3.         Unexpected Contamination

4.         Time period to implement permission.

5.         Approve reserved matters details

6.         Plans

7.         Details of surface water drainage

8.         Pedestrian and cycle signage

9.         Submission and implementation of Travel Plan

10.       Pedestrian cycle routes through the site

11.       Provision for hedgehogs through the site

12.       Newts

13.       Details of proposed culvert with RM application

14.       Construction environment management plan

15.       bat friendly lighting scheme

16.       Ecological enhancement strategy

17.       Landscape and habitat management plan

18.       10 metre ecological buffer

19.       Dust control

20.       Provision of Electric Vehicle Charging Points

21.       Updated otter and badger survey

22.       Implement noise recommendations

23.       Implement landscaping scheme

24.       Details and implementation of bridges

25.       Details of materials

26.       Details of play area

27.       Retention of hedgerows

28.       Boundary details

29.       Submit arboricultural impact assessment

30.       Implement access

31.       Flood Risk Assessment

32.       Levels Details

Members asked it be noted that the Reserved Matters application should come back to the Strategic Planning Board for consideration.

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 lunch from 1.00pm until 1.45pm).

To consider the above application.

Consideration was given to the above application.

(Town Councillor Ian Hollingworth, representing Poynton Town Council, Jeff Palmer, an objector and Rebecca Thompson, the agent and the applicant attended the meeting and spoke in respect of the application).

RESOLVED

That for the reasons set out in the report and in the written update to the Board the application be approved subject to the completion of a Section 106 Agreement securing the following:-

•           Financial contribution towards education:

•           Primary – No. of pupils generated x £11,919 x 0.91

•           Secondary – No. of pupils generated x £17,959 x 0.91

•           SEN – No. of pupils generated x £50,000 x 0.91

•           Financial contribution towards indoor sports – No. of additional residents x 0.427 (participation rate for Cheshire East) / 25 (average number of users per piece of health & fitness equipment) x £6,500 (cost per item of fitness equipment)

•           Financial contribution towards outdoor sports - £1,000 per market dwelling

•           Financial contribution towards GP practices in Poynton – Occupancy per dwelling x number of units in the development x 360

•           Financial contribution towards Poynton Relief Road - £5,555 per dwelling

•           Open space provision and management

•           30% affordable housing (tenure split of 65% rented and 35% intermediate)

And subject to the following conditions:-

1.         Submission of reserved matters

2.         Implementation of reserved matters

3.         Time limit for submission of reserved matters

4.         Commencement of development

5.         Development in accord with approved plans

6.         Noise mitigation measures to be submitted

7.         Construction Environmental Management Plan to be submitted

8.         Electric vehicle infrastructure to be provided

9.         Scheme to minimise dust emissions to be submitted

10.       Phase II contaminated land report to be submitted

11.       Verification Report prepared in accordance with the approved Remediation Strategy to be submitted

12.       Imported soil to be tested for contamination

13.       Contamination not previously identified

14.       Arboricultural impact assessment to be submitted

15.       Development to be carried out in accordance with Flood Risk Assessment and mitigation measures

16.       Drainage strategy including detailed calculations to be submitted

17.       Details of enhancement of bat commuting habitat to be submitted

18.       Bat sensitive lighting details to be submitted

19.       Proposals for the incorporation of features into the scheme suitable for use by roosting bats and nesting birds to be submitted

20.       Updated badger survey to be submitted

21.       Written scheme of archaeological investigation to be submitted

22.       Reserved matters application to incorporate public right of way routes

23.       Provision for pedestrians and cyclists to be provided

24.       Compliance with submitted design principles and submission of design code.

25.       Details of ground levels

26.       Travel Plan

(During consideration of the following item, Councillor L Wardlaw left the

meeting and did not return).

To consider the above application.

Consideration was given to the above application.

(Parish Councillor Graham Silman, representing Hulme Walfield and Somerford Booths, Town Councillor Mrs Akers-Smith, representing Congleton Town Council, Mr Colin Bodimeade, an objector and Liz Cowdray, 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 and in the written update and verbal; update to the Board, the application be approved subject to the completion of a Section 106 Agreement securing the following:-

•           17.5% of the dwellings to be affordable at 80% discounted market sale.

Affordable Homes should be pepper-potted (in clusters is acceptable).

•           Provision of POS consisting of 12,000sq m (1.2ha) new AGS based on 2.4 persons per dwelling and a NEAP(1000sqm) /destination play facility as indicated on the parameter plan, a Green gym with a minimum of 5 items & 4 LAPS minimum.

•           A commuted sum of £3,200,000 towards Education provision along with a levelled and fully serviced site to allow the construction of a new primary school.

•           S106 contribution of £150,000 for the making of any Traffic Regulation Orders and to install traffic management measures to Giantswood Lane, Mill Lane and Smithy Lane – this contribution has a trigger event of a new highway link between Local Plan site CS45 and Giantswood Lane receiving planning approval and the commencement of development of said access.

•           A S106 contribution of £100,000 towards the delivery of a Toucan crossing of the A34 prior to the occupation of the 80th dwelling.

•           A S106 contribution of £50,000 towards upgrade of the footway adjacent to the A34 from the Northern boundary of the site to the new underpass of the A34. The trigger event is the occupation of the 50th dwelling.

•           A S106 contribution £15,000 per dwelling to the Congleton Link Road in lieu of the full Affordable housing provision (To be provided at 17.5%) as provided for in the submitted Local Plan Strategy. £600,000 of this will be paid prior to occupation of the 30th dwelling. An additional £1.5M will be paid on the occupation of the 125th dwelling, an additional £1.3M will be paid on the occupation of the 200th dwelling. The Balance of monies (calculated as the total number of dwellings approved at reserved matters stage, minus the cumulative contributions paid) will be paid on occupation of 70% of the dwellings approved at the reserved matters application.

•           A contribution of £300,000 towards the provision of a new bus service linking this site to the town centre on the occupation of the 100th dwelling.

•           Ecological offsetting payment of £89,397, and sports provision in line with the SPD should the retail threshold exceed 1,000 sq m.

And subject to the following conditions

1.         Commencement of development (3 years) or 2 from date of approval of reserved matters

2.         Reserved matters to be approved

3.         Approved Plans

4.        Materials

5.         Landscaping

6.         Implementation of landscaping

7.         Tree/Hedgerow Protection Measures

8.         Construction  ...  view the full minutes text for item 57.

To consider a report on Planning Appeals.

Consideration was given to the above report.

RESOLVED

That the report be noted.