Agenda item

Consideration was given to the above application.

(Councillor D Brickhill, the Ward Councillor and David Rolinson, the agent for the applicant attended the meeting and spoke in respect of the application).

The Transportation Officer addressed the Board on Section 106 obligations and the way in which they complied with the CIL regulations.  He commented that as contained within the Transport Assessment there were capacity problems on the local network specifically for traffic accessing Crewe from the Gresty Road corridor and impacting upon the South Street/Nantwich Road and Gresty Road/Catherine Street junctions. The Basford West development could not be accommodated on the road network without mitigation measures being provided.  Crewe Green Link Road would provide an alternative route for traffic that avoids the South Street junction by linking the A500 to the A532, strategic traffic modelling has shown that this link will relieve pressure and reduce traffic on the Gresty Road corridor, creating capacity in the network for the traffic generated by this development.

The cost of the Crewe Green Link Road had been partly funded by Government and the remainder was to be funded through developer contributions including from Basford West.

In respect of the Highway contribution of £300,000 towards improving public transport it was noted that the accessibility of the site was required to be improved, this was to be achieved by ensuring that the existing bus service was retained and also that it was enhanced by improving the frequency of service.  The contribution of providing these services had been agreed and would be used to improve the sustainability of the site for residents.  Bus stops would be provided within the site to allow good access to bus services from both the residential and employment parts of the site.

In respect of the Highway Contribution of £2,500,000 towards the A500 corridor towards M6 Junction 16 it was noted that the A500 had high levels of existing congestion as a result of traffic using this route to access J16 M6, the congestion was not confined just to peak hours and was experienced throughout the day.  A mitigation scheme to widen the A500 on its approach to the M6 J16 had been agreed and this complemented the Government pinch point improvement scheme at J16 M6.  It was acknowledged that the impact of the development on the A500 would be less throughout the day given the introduction of the residential development relative to the previous application for the employment site, however at proportion of this employment and distribution was still proposed and therefore the contribution was based on a proportion of the expected cost of Section 278 scheme agreed as part of the previous application.

In respect of the Highway Contribution of £ 330,000 towards improving site access to cycle and footpath routes it was noted that in order to ensure there was good sustainable access to the site, a number of footpath and cycle path improvements had been identified to improve the access towards Crewe town centre.  This would promote walking and cycling throughout the year by providing high quality routes towards the town centre.

In respect of the Highway Contribution of £200,000 towards Traffic management and Regulation Orders it was noted that the spine road through the site would change the routing of traffic in the area around the site.  It was expected that there would be a reduction in the level of traffic of the section of Crewe Road bypassed by the new road and as a result complementary traffic management measures would be required on Crewe Road to ensure the new road forms the primary link towards Crewe from the Shavington area around the A500.

RESOLVED

That for the reasons in the report and in the update to Board, the application be approved subject to the receipt of additional viability information and no objection from Gerald Eve in respect of that information, subject to the completion of a Section 106 Agreement securing the following:-

·       Provision of education contribution of £722,363 (on the basis of 370 units)

·       21% affordable housing with a tenure split of 65% affordable rent and 35% intermediate housing

·       £3,200,000 contribution towards the Crewe Green Link Road

·       £2,500,000 towards improving access to the congested A500 corridor only payable on receipt of pinch point funding by the Council to subsidise the Basford West Spine Road

·       £200,000 contribution to traffic management and regulation.

·       Provision of Ecological area

·       £37,000 for off site planting / habitat mitigation measures

·       Viability re-appraisal prior to the occupation of the 200^th unit and 300^th unit. (Overage clause)

·       Provision of open space

·       A private resident’s management company to manage all of the greenspace on the site.

·       Reiterate previous Section 106 agreements in particular concerning the public access from the NW corner of the site, and that funding of £330,000 for works to be made available for public access to the SW corner of the site.  Sum of £330,000 to be included for these works.

And subject to the following conditions:

1.     Standard outline (Phased)

2.     Standard outline (Phased)

3.     Standard outline (Phased)

4.     Approved plans

5.     Submission of phasing plan

6.     Provision of spine road in phase 1, remaining roads in accordance with phasing plan, all in accordance with drawings to be submitted and approved. 

7.     Reserved matters applications to include cross sections through the site and details of existing and proposed levels to demonstrate impact of the proposed development on the locality.

8.     Submission / approval / implementation boundary treatment

9.     Submission / approval / implementation details of drainage

10.Development to be carried out in accordance with the approved Flood Risk Assessment (FRA), from BWB Consulting ref BMW/139/FRA-Full Rev B dated 14/12/12, and the following mitigation measures detailed within the FRA:

11.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.

12.The layout for the proposed development to be designed to contain the risk of flooding from overland flow during severe rainfall events.

13.Submission, approval and implementation of a method statement to deal with the treatment of the environmentally sensitive ditch, its aftercare and maintenance

14.Submission, approval and implementation of a scheme to dispose of foul and surface water, including the provision and installation of oil and petrol separators

15. This site must be drained on a total separate system in accordance with the FRA by BWB and dated Dec 12.

16. The foul water discharge from the proposed site must discharge at an agreed point of connectivity within the public sewerage system and under agreement with UU before consent is granted.

17. For the avoidance of doubt, no surface water run-off generated from the site shall communicate with the public sewerage system via direct or indirect means.

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

19. Submission, approval and implementation of low emission strategy

20. Submission and approval of an updated Phase II investigation and implementation of any necessary mitigation.

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

22. Submission, approval and implementation of a detailed noise mitigation scheme with the full application.

23. If mechanical services plant is installed, it should be located well away from the nearby residential units and be designed such that the noise should not exceed the existing background noise levels, in accordance with BS 4142:1997.

24. Submission, approval and implementation of a scheme of odour / noise control for the local centre, restaurant/public house and hotel.

25. Submission, approval and implementation of travel plan

26. Submission, approval and implementation of electric car charging points

27. Directional signage for pedestrians and cycles

28. Site wide Umbrella Travel Plan including monitoring Relocation of the southern bus stop to achieve better access to the residential development.

29. Submission / approval / implementation of sustainable design statement

30. A detailed landscape scheme should be submitted for approval prior to commencement on site.

31. A tree survey and tree protection plan in accordance with BS 5837 (2012) should be submitted for approval prior to commencement on site.

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

33. No development should take place until details of all earthworks have been submitted and approved. The bunds on either side of the spine road should be constructed with the upper 1.5 metres of soil loose tipped in order to avoid compaction of the rooting medium, thereby promoting more rapid and taller tree growth. This approach is detailed within Forest Research BPG Note 4. Allowance should be made for settlement over the first year in order to achieve required finished levels.

34. A management plan to include all landscape areas and public open space (within this application) should be submitted and approved prior to commencement of landscape works. This should include long term objectives and proposals for management in perpetuity that can be included within a Section 106 Agreement.

35. A five year landscape establishment management plan should be submitted and approved prior to commencement of landscape works.

36. Any landscape planting that fails within the first 5 years after planting should be replaced on a like for like basis unless agreed in writing with the LPA.

37. Submission / approval of archaeological investigation.

38. Submission / approval / implementation of footpath surfacing / lighting

39. Submission / approval / implementation fencing to public  open space

40. Retention of hedgerows within proposed open space

41. Landscape scheme for spine road including street furniture and public art, to be submitted and approved prior to commencement of construction of spine road.

42. £80,000 for Ecological Management Plan

43. £50,000 for public art

44. Establishment of a Liaison Group

45. Details of bin storage to be submitted to the Local Planning Authority