Agenda item

Consideration was given to the above application.

(Parish Councillor Geoff Seddon, representing Audlem Parish Council, Frances Mary Christie, representing Audlem Parish Plan Planning Group, Frances Mary Christie, representing Audlem Medical Practice attended the meeting and spoke in respect of the application).

RESOLVED

That the application be refused for the following reasons:-

1.     The proposed residential development is unsustainable because it is located within the Open Countryside, where according toPolicies NE.2 and RES.5 of the adopted Borough of Crewe and Nantwich Replacement Local Plan there is a presumption against new residential development. Such development would be harmful to its open character and appearance, which in the absence of a need for the development should be protected for its own sake. The Local Planning Authority can demonstrate a 5 year supply of housing land supply in accordance with the National Planning Policy Framework. As such the application is also premature to the emerging Development Strategy. Consequently, there are no material circumstances to indicate that permission should be granted contrary to the development plan.

2.     The proposal would result in loss of the best and most versatile agricultural land and given that the Authority can demonstrate a housing land supply in excess of 5 years, the applicant has failed to demonstrate that there is a need for the development, which could not be accommodated elsewhere. The use of the best and most versatile agricultural land is unsustainable and contrary to Policy NE.12 of the Borough of Crewe and Nantwich Replacement Local Plan 2011 and the provisions of the National Planning Policy Framework.

3.     The proposal would involve the removal of an “important” hedgerow as defined in the Hedgerow Regulations 1997. Policy NE5 of the local plan states that the Local Planning authority will protect, conserve and enhance the natural conservation resource where, inter alia, natural futures such as hedgerows are, wherever possible, integrated into landscaping schemes on development sites. In the absence of overriding reasons for allowing the development and the proposal is therefore contrary to Policy NR3 of the adopted Borough of Crewe and Nantwich Replacement Local Plan 2011.

In the event of an Appeal Against this refusal a Section 106 Agreement should be entered into to secure the following:-

·       £12,000 for speed limit changes

·       £261,483 for secondary education

·       £95,833 for medical provision

·       Provision of minimum of 1725sqm and of shared recreational open space and 2300sqm of shared children’s play space to include a skatepark

·       Private residents management company to maintain all on-site open space, including footpaths

·       Provision of off-site footpath link

·       30% of the total dwellings as affordable with the tenure split of the affordable dwellings being 65% affordable rented and 35% intermediate.

·       Detailed scheme of size, number, tenures and types of affordable dwellings to be submitted with each phase of reserved matters

·       Affordable housing to be pepper-potted,

·       Affordable housing to be provided no later than occupation of 50% of the open market dwellings (or 80% if the development is phased and has high levels of pepper-potting),

·       Affordable housing to be built to meet the Design & Quality Standards required by the Homes & Communities Agency and meets Code for Sustainable Homes Level 3.

·       Affordable housing to be transferred to and managed by a Registered Provider as set out in the Housing Act 1996.

In order to give proper effect to the Board`s intentions and without changing the substance of the decision, authority is delegated to the Interim Planning & Place Shaping Manager, in consultation with the Chairman of the Strategic Planning Board, to correct any technical slip or omission in the wording of the resolution, between approval of the minutes and issue of the decision notice.