Agenda item

(During consideration of the application, Councillor P Edwards arrived to the meeting, however he did not take part in the debate or vote on the application).

 

Consideration was given to the above application.

 

(Councillor Mrs J Clowes, the Ward Councillor for Wybunbury, Councillor D Brickhill, the Ward Councillor for Shavington, Parish Councillor Duthie, representing Wybunbury Parish Council, Mr Ellison, representing Shavington-cum-Gresty Parish Council, Mark Donlon, Chairperson of Wybunbury Action Group, Mr Langhorn, an objector and Mark Sackett, 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 update to Board the application be approved subject to the completion of a Section 106 Legal Agreement to secure the following:-

 

30% of the dwellings to be affordable.

•           The tenure split of the affordable housing required is 65% social or affordable rent, 35% intermediate tenure.

•           The mix of affordable homes to be 25% x 1 bed, 40% x 2 bed, 20% x 3 bed and 15% x 4 beds.

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

•           The affordable homes to be provided no later than occupation of 50% of the market dwellings unless the development is phased, in which case 80% of the market dwellings can be occupied.

•           Underwrite the cost of introducing evening bus services between Crewe and Nantwich via Shavington (effectively extending the existing day time service) up to a maximum cost of £215,000.

•           Contribute £85,00 towards upgrading existing bus stops on Newcastle Road and other improvements (including speed limit reduction and crossing facilities) on Newcastle Road

•           Contribute £230,000 towards either a planned improvement of the northern end of the Gresty Road corridor into Crewe and /or the construction of the Crewe Green Link.

•           Education contribution to a maximum (i.e. capping indexation) of £705,009 calculated on a formula approach based on the number of dwellings in the reserved matters approval.  Money to be allocated to Wybunbury School.

•           Provision of a NEAP with 12 pieces of equipment – specification to be submitted and agreed and in accordance with that set out in the Greenspaces Officer consultation response.

•           Provision of a MUGA – specification to be submitted and agreed and in accordance with that set out in the Greenspaces Officer consultation response.

•           Provision of an outdoor gym with 16 activities – specification to be submitted and agreed and in accordance with that set out in the Greenspaces Officer consultation response.

•           Provision of allotments with 20 plots– specification to be submitted and agreed and in accordance with that set out in the Greenspaces Officer consultation response.

•           Provision of community woodland

•           Management plan for open space in perpetuity

•           Provision of a local residents management company to maintain all on site public open space (including, inter alia, the NEAP, MUGA, gym, allotments (to include water supply and provision of toilets), woodland, general amenity openspace, village green, nature conservation area, drainage areas and any other areas of incidental open space not within private gardens or the adopted highway) in perpetuity

•           Commuted sum of £50,000 to be used to deliver habitat creation within the Meres and Mosses Natural Improvement Area

 

And the following conditions

 

1.         Standard Outline

2.         Submission of reserved matters

3.         Plans

4.         No approval for indicative layout

5.         Submission / approval and implementation of a scheme to manage the risk of flooding from overland flow of surface water,

6.         The development shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) from RPS, ref. AAC4908 Issue 3 dated 25/06/2012 and the following mitigation measures detailed within the FRA:

1.         Limiting the surface water run-off generated by the proposed development, so that it will not exceed the run-off from the undeveloped site and not increase the risk of flooding off-site.

2.         Finished floor levels are set no lower than, the relevant 1 in 100 years plus climate change plus 600mm freeboard level.

7.         Submission / approval and implementation of a scheme is agreed to protect the watercourses and ponds on site and to provide a 5 metre wide undeveloped buffer zone around them measured from top of bank. The undeveloped buffer zone scheme shall be free from built development including lighting, domestic gardens and formal landscaping/. The schemes shall include:

•           plans showing the extent and layout of the undeveloped buffer zone.

•           details of any proposed planting scheme (for example, native species).

•           details demonstrating how the undeveloped buffer zone will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible for management plus production of detailed management plan.

8.         The proposed river channel and corridor shall be constructed in accordance with a scheme to include the following features:

•           Detailed designs of new watercourse corridor within the site, which is fully integrated as part of overall scheme design, in such as way as to positively contribute to the nature conservation, landscape and amenity value of the site

•           Plans showing the extent and layout of the undeveloped buffer zone between the new development and the stream.

•           This undeveloped buffer zone shall be a minimum of 5 metres wide measured from bank top.  This zone shall be without structure and domestic gardens

•           Details of planting schemes

•           Details demonstrating how the buffer zone will be protected during development and managed/maintained over the long term. 

9.         Reserved matters to make provision for houses to face waterfronts and footpaths

10.       The site shall be drained on a total separate system, with only foul drainage connected into the public foul sewerage system. Surface water should discharge to soakaway and or watercourse.  No surface water will be allowed to discharge in to the public sewerage system.

11.       Submission / approval and implementation of details of Sustainable Drainage Systems (SuDS).

12.       The hours of demolition / construction of the development (and associated deliveries to the site) shall be restricted to: Monday – Friday 08:00 to 18:00 hrs; Saturday 09:00 to 14:00 hrs; Sundays and Public Holidays Nil

13.       All Piling operations shall be undertaken using best practicable means to reduce the impact of noise and vibration on neighbouring sensitive properties. All piling operations shall be restricted to: Monday – Friday 09:00 – 17:30 hrs; Saturday 09:00 – 13:00 hrs; Sunday and Public Holidays Nil

14.       Submission approval and implementation of a piling method statement.

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

16.       Noise levels from any services plant shall be designed to be 10dB below the existing background noise level at the nearest residential property

17.       Submission approval and implementation of noise mitigation measures for properties adversely affected by road traffic noise from Newcastle Road to provide for

•           the internal noise levels defined within the “good” standard within BS8233:1999.

•           provisions for ventilation that will not compromise the acoustic performance of any proposals whilst meeting building regulation requirements.

18.       Submission of revised Air Quality assessment to take into consideration Nantwich Road and mitigation against any impact.

19.       Submission / approval and implementation of dust mitigation during development.

20.       Submission of updated archaeological report

21.       At least 10% of predicted energy requirements from decentralised and renewable or low-carbon sources, unless it can be demonstrated that this is not feasible or viable.

22.       Provision of sustainable design strategy / plan

23.       Submission of construction details for access / roads

24.       Provision of access / roads

25.       Provision of visibility splays of 2.0m x 43m in both directions at each of the access points.

26.       Provision of parking

27.       Submission of updated contaminated land report.

28.       Development to be in accordance with principles set out in Design and Access Statement

29.       Submission of Statement Design principles to take into account, the Master Plan, the Parameters Plan and Phasing Plan and to include the principles for:

•           determining the design, form, heights and general arrangement of external architectural features of buildings including the roofs, chimneys, porches and fenestration;

•           determining the hierarchy for roads and public spaces;

•           determining the colour, texture and quality of external materials and facings for the walls and roofing of buildings and structures;

•           the design of the public realm to include the colour, texture and quality of surfacing of footpaths, cycleways, streets, parking areas, courtyards and other shared surfaces;

•           the design and layout of street furniture and level of external illumination;

•           the laying out of the green infrastructure including the access, location and general arrangements of the multi use games area, the children’s play areas and allotments;

•           sustainable design including the incorporation of decentralised and renewable or low carbon energy resources as an integral part of the development

•           ensuring that there is appropriate access to buildings and public spaces for the disabled and physically impaired.

30.       Maximum number of units to be 360

31.       Submission / approval and implementation of boundary treatment

32.       Submission / approval and implementation of materials

33.       Submission / approval of landscaping

34.       Implementation of landscaping

35.       Important hedgerows and trees to be retained and to be incorporated within reserved matters layout

36.       Submission of tree and hedgerow protection measures

37.       Implementation of tree and hedgerow protection measures

38.       Replacement hedge planting

39.       Reserved Matters to include details of bin storage.

40.       Breeding Bird Survey for works in nesting season

41.       Provision of bird boxes

42.       Retention and enhancement of the on-site ponds.

43.       Submission / approval and implementation of Construction management plan to include contractors vehicles and storage within the compound

44.       Retention of no.90 Stock Lane

45.       Any future reserved matters application to be supported by a survey and mitigation proposals

46.       Provision and implementation of Travel Plan

47.       Provision of new footway to Newcastle Road prior to first occupation

48.       Bin storage scheme to be submitted to the Local Planning Authority

49.       49. No 3 storey development

50.       Submission and implementation of a drainage scheme for land at rear of Dig Lane

51        Reserved Matters to make provision for a wildlife corridor connecting 2 existing ponds and creating 2 more ponds and coppice at rear of Dig Lane planted with native trees and shrubs. Area fenced off with Cheshire Railings running full length of Dig Lane with 2 access gates for maintenance

52. Reserved Matters to make provision for bungalows backing on to bungalows in Stock Lane.

 

In the event of any chances being needed to the wording of the committee’s decision (such as to delete, vary or addition conditions / informatives / planning obligations or reasons for approval / refusal) prior to the decision being issued, the Development Management and Building Control Manager, in consultation with the Chair of the Strategic Planning Board is delegated the authority to do so, provided that he does not exceed the substantive nature of the Committee’s decision.

 

(The meeting was adjourned for lunch from 2.10pm until 2.30pm).