Consideration was given to the above
application.
(Councillor D Brickhill, the
Ward Councillor, Parish Councillor Mrs G McIntyre, the Chairman of
Shavington-cum-Gresty Parish Council,
Penelope Housley, an objector and
Andrew Taylor, representing the applicant attended the meeting and
spoke in respect of the application)
RESOLVED
(A) That the application be refused for the following
reasons:-
- The proposal is located within the Open Countryside and Green
Gap and would result in erosion of the physical gaps between built
up areas. Given that there are other alternatives sites which could
be used to meet the Council’s housing land supply
requirements, the proposal is considered to be contrary to Policies
NE2 and NE.4 of the Borough of Crewe and Nantwich Replacement Local
Plan, the National Planning Policy Framework and the emerging
Development Strategy which seek to protect its intrinsic character
and beauty. Moreover the proposal would result in a loss of Grade 2
agricultural land contrary to policy NE.12 of the Crewe and
Nantwich Replacement Local Plan 2011 which seeks to protect the
best and most versatile agricultural land as a long term national
resource as advocated in the National Planning Policy Framework.
The Local Planning Authority can demonstrate a 5 year supply of
housing land supply in accordance with the National Planning Policy
Framework, consequently the application is premature to the
emerging Development Strategy since there are no material
circumstances to indicate that permission should be granted
contrary to the development plan.
- The proposed development would result in the area
becoming part of the urban part of Shavington, As such, it would no longer have an
agricultural character and would no longer be able to maintain its
designated function as a Green Gap. The proposed development will
clearly erode the physical gaps between the built up areas and
fundamentally change the existing agricultural landscape character
into an urban character and so in landscape terms is contrary to
policy NE.4 of the Borough of Crewe and Nantwich Replacement Local
Plan which seeks to maintain the definition and separation of
existing communities and prevent Crewe and Shavington merging into one another.
- The proposed development by virtue of its size and
siting would result in the direct loss
of existing trees which are the subject of the Crewe and Nantwich
Borough Council (Weston Lane, Shavington) TPO 1979.
The loss of these trees is considered to be unacceptable because of
the impact upon the general amenity and character of the area in
which the application site is located contrary to Policy NE.5 (Nature Conservation and Habitats) of the Borough of
Crewe and Nantwich Replacement Local Plan 2011 and the provisions of the National Planning Policy
Framework.
- The proposed development by virtue of its size and
siting would result in a threat to the
continued well being of existing trees which are the subject of the
Crewe and Nantwich Borough Council (Weston Lane, Shavington) TPO 1979.
The loss of these trees is considered unacceptable because of the
impact upon the general amenity and character of the area in which
the application site is located contrary to Policy
NE.5 (Nature Conservation and Habitats) of the Borough of Crewe and
Nantwich Replacement Local Plan 2011 and the
provisions of the National Planning Policy Framework which
seeks to conserve and enhance biodiversity and the prevent loss or
deterioration of irreplaceable habitats including
trees.
- The alterations to the gateway and drive,
including changing the dimensions and character of the entrance and
driveway, loss of important trees, the nature and quality of the
new housing and
relationship of the proposed housing to the Grade II Listed
Shavington Hall and its grounds,
when taken
cumulatively, will lead to substantial harm
to the setting of the heritage asset, with no demonstrable public
benefit. The quality of the proposal is
not sufficiently high in design terms and detracts from the character or setting of
the building concerned, especially with regard to its surrounding
gardens, landscape, street scene or relationship with adjoining
buildings and significant views and fails to take the opportunities
available for improving the character and quality of the area and
the way in which it functions contrary to Policy BE.9 of the Crewe
and Nantwich Replacement Local Plan 2011 and the provisions within the NPPF,
rendering the development unsustainable.
- The application fails to provide sufficient
information to quantify and mitigate any impact on species
protected under the Wildlife and Countryside Act 1981 and Habitat
Regulations in accordance with Policies NE.5 (Nature Conservation
and Habitats) and NE.9: Protected Species 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 the
National Planning Policy Framework.
(B) The
Strategic Planning Board took account of local residents` concerns
regarding traffic impact of the proposed development but did not
refuse the application on Highways grounds. If an appeal is
submitted, the Development Management & Building Control
Manager will make the Planning Inspector aware of local residents`
representations regarding this issue.