Agenda item

Consideration was given to the above application.

(Councillor A Thwaite, the Ward Councillor, Town Councillor P Bates, representing Congleton Town Council, Mike Tingle, an objector and Mr Dooley, representing the applicant attended the meeting and spoke in respect of the application).

RESOLVED

That the application be refused for the following reasons:-

1 The proposal is an inappropriate form of development within the Green Belt, as defined by the Development Plan.  The development is therefore contrary to policy PS7 of the Congleton Borough Local Plan First Review and would cause material harm to the openness of the Green Belt. The proposed development by reason of inappropriateness would be contrary to nationally established policy as set out in NPPF, and as a result would cause harm to the objectives of this guidance. There are no very special circumstances to outweigh this harm.                   

2 The proposed development, notwithstanding the contribution to economic  and social activity associated with new residents,  by virtue of its locational characteristics, impact upon trees and lack of information concerning protected species will cause environmental harm and thereby comprises unsustainable development  contrary to the NPPF. 

3 The proposed development by virtue of its size and siting of the proposed access  would result in the direct loss of existing trees which are the subject of the  Gordale Close are subject to TPO protection; The Congleton Borough Council (Goredale Close) TPO 1983.   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 NR1  of the Congleton Borough Local Plan First Review and the provisions of the National Planning Policy Framework.

  4 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 NR3 and NR4 of the Congleton Borough Local Plan First Review and the provisions of the National Planning Policy Framework

5 Insufficient information has been provided to demonstrate that the proposed development can achieve an adequate quality of design to justify approval of planning permission. In reaching this conclusion regard was had to the indicative design  and layout including the  width of  access and the characteristics of the site, contrary to the Policy GR1, GR2, GR3 and  GR9 of the Congleton Borough Local Plan First Review and the provisions of the National Planning Policy Framework.

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 Planning and Place Shaping Manager has 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.

Should this application be the subject of an appeal, authority be delegated to the Interim Planning and Place Shaping Manager in consultation with the Chairman of the Strategic Planning Board to enter into a planning agreement in accordance with the S106 Town and Country Planning Act to secure the Heads of Terms for a S106 Agreement.

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

(The meeting adjourned from 12.15pm until 1.00pm for lunch during which Councillor B Murphy left the meeting and did not return and Councillor Mrs R Bailey and P Hoyland arrived to the meeting).