Agenda item

To consider the above application.

 

Mr B Haywood, MajorApplications Team Leader, read out a statement submitted by Councillor Rod Fletcher (the Neighbouring Ward Councillor), who was unable to attend the meeting.

 

Councillor Sam Corcoran (the Neighbouring Ward Councillor), Councillor Derek Longhurst (on behalf of Alsager Town Council), Councillor Richard Hovey (on behalf of Haslington Parish Council), Honorary Alderman Derek Bould (representing ARAG), Sylvia Dyke (an objector),and Alan Thornley (the agent for the applicant) attended the meeting and addressed the Committee on this matter.

 

RESOLVED – That for the reasons set out in the report and in the written update, the application be APPROVED subject to the completion of a Section 106 Agreement to secure the following.  The Chairman/Vice Chairman and the Head of Strategic and Economic Planning in consultation with Ward Members to agree the Section 106 contributions and affordable housing details

 

1.  Affordable Housing

a. 30% affordable housing with a tenure split 65% rented housing and 35% intermediate affordable housing in line with the Council's Interim Planning Policy on Affordable Housing. The mix and type of affordable dwellings:

i.                    A figure to be agreed of general needs dwellings, formed from a figure to be agreed of social or affordable rent & a figure to be agreed of intermediate tenure;

ii.                  A figure to be agreed of Affordable extra care dwellings formed from a figure to be agreed of social or affordable rent & a figure to be agreed of intermediate tenure

b. affordable units to be tenure blind and pepper potted within the development.

c. no more than 50% of the open market dwellings are to be occupied unless all the affordable housing has been provided, with the exception that the percentage of openmarket dwellings that can be occupied can be increased to 80% if the affordable housing has a high degree of pepper-potting and the development is phased

d. Housing to be transferred to and managed by a Registered Provider as set out in the defined in the Housing & Regeneration Act 2008

2. Minimum of 12,250sqm of public open space to include:

a. large equipped children’s play area on the public open space. The equipped play area needs to cater for both young and older children - 8 pieces of equipment for young, plus 8 pieces for older children

b. The proposal should also provide a Multi Use Games Area marked out to include:

1 basketball court and 1 5-a-side football pitch (D’s and spots only).The  Multi Use Games Area also needs to be floodlit.

c. Specification for the above to be as set out in the Greenspaces consultation response

d. Private Residents Management Company to maintain all open space on site including amenity greenspace, play space, allotments, incidental open space,footpaths and cycleways.

3. Education Contribution (Amount £683,316)

4. Healthcare Contribution (Amount TBC)

5. Appropriate restoration of the adjacent quarry land including phasing.

 

And the following conditions:

 

1.    Standard Outline.

2.    Approved Plans.

3.    Submission/approval and implementation of a detailed scheme of   improvement works to upgrade Right of Way across the site.

4.    Submission / approval and implementation of a detailed scheme of destination signage for cyclists and pedestrians.

5.    Piling hours Monday – Friday 09:00 – 17:30 hrs; Saturday 09:00 – 13:00 hrs; Sunday and Public Holidays Nil.

6.    Submission, approval and implementation of piling method statement.

7.    Submission, approval and implementation of Construction Environmental Management Plan.

8.    Hours of construction Monday – Friday 08:00 to 18:00 hrs; Saturday 09:00 to 14:00 hrs; Sundays and Public Holidays Nil.

9.    Submission, approval and implementation of acoustic mitigation measures/detailed layout.

10. Submission, approval and implementation of Travel Plan.

11. Submission, approval and implementation of air quality mitigation measures/detailed layout.

12. Provision of Electric Vehicle Infrastructure.

13. Submission, approval and implementation of scheme to control dust emissions arising from construction.

14. Submission and approval of Phase 2 contaminated land investigation and submission, approval and implementation of any necessary mitigation.

15. Submission / approval and implementation of a programme of archaeological works.

16. Submission/approval and implementation of an amended restoration scheme for the part of the quarry lying outside the application site.

17. Submission / approval and implementation of detailed scheme for re-instatement of areas lowland raised bog and wet woodland.

18. Submission / approval and implementation of scheme of bat and bird boxes.

19. Submission / approval and implementation of residential travel plan.

20. Development permitted by this planning permission shall only be carried out in accordance with the approved FRA prepared by AMEC Environment and Infrastructure UK Ltd (dated 23 December 2013) and the following flood risk mitigation measures detailed within the FRA:

 

·         No building development or land raising to take place within the Flood Zone 3 (1% AEP flood) outline, as shown on the Environment Agency's Flood Maps.

·         Finished floor levels of all residential dwellings within and adjacent o the Flood Zone 2 (0.1% AEP flood) outline, as shown on the

·         Environment Agency's Flood Maps, to be set no lower than 600 mm above the 0.1% flood level for Valley Brook (the 0.1% flood level being taken as the 1% climate change flood level), i.e. minimum of 78.95 m AOD.

·         Finished floor levels of all non-residential buildings within and adjacent to the Flood Zone 2 (0.1% AEP flood) outline, as shown on the Environment Agency Flood Maps, to be set no lower than 78mm above the 1% flood level for Valley Brook, i.e. minimum of  78.39m AOD.

·         Finished floor levels of all buildings to be set a minimum of 1200 mm above the maximum anticipated post-operational groundwater levels.

 

21. Submission, approval and implementation of a scheme to limit the surface water runoff generated by the proposed development.

22. Submission, approval and implementation of a scheme to manage the risk of flooding from overland flow of surface water, has been submitted to and   approved in writing by the local planning authority.

23. Submission, approval and implementation of a plan detailing the protection of fish species within the ponds/lakes onsite. Fish within this pond are protected under the Salmon & Freshwater Fisheries Act (1975). The fishery protection plan shall be carried out in accordance with a timetable for implementation as approved.

24. Submission, approval and implementation of a scheme for detailed restoration, including long-term design objectives, management responsibilities and maintenance schedules.

25. Submission, approval and implementation of a scheme for the provision and management of compensatory habitat creation. The scheme shall include the following features:

i. Design of the new ponds to benefit nature conservation

ii. The feasibility of using the new ponds as part of a SUDS scheme

26.Submission, approval and implementation of a remediation strategy that includes the following components to deal with the risks associated with contamination of the site:

 

1. A preliminary risk assessment which has identified:

all previous uses

potential contaminants associated with those uses

a conceptual model of the site indicating sources, pathways and receptors

potentially unacceptable risks arising from contamination at the site.

2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

3. The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4. A verification plan providing details of the data that will be collected   in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

27.Submission, approval and implementation of a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

28. If, during development, contamination not previously identified is found to be present at the site then no further development shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority.

29. Reserved matters to include arboricultural impact assessment.

30. Submission, approval and implementation of a scheme of tree  protection.

31. Landscaping to include details of replacement hedge planting.

32. Reserved matters application to be supported by proposals for the incorporation of wildlife ponds into the proposed development.

33. Submission of a willow tit mitigation method statement to be submitted in support of any future planning application.

34. Retention of three mature oak trees identified as having bat roost potential reserved matters application is supported by a detailed badger survey and detailed mitigation proposals.

35. Submission, approval and implementation of details of new pedestrian/ cycle routes within the site and maintenance arrangements.

36. Reserved matters to make provision for the properties within the Band 3 area on the Safeguarding Map to be of traditional brick construction and no more than 12m in height.

37. Submission, approval and implementation of sustainable design features.

38. Design code to be submitted with reserved matters.

39. No banking associated with flood mitigation to b located within the area

      identified for lowland raised bog/wet woodland without LPA approval

40. Reserved matters to incorporate cycle access to the north of the site to   enable linkages into the national cycle network.

41. Removal of Japanese Knotweed.

42. Section 106 to include contribution to highway improvements on Butterton Lane B5077 and B5078 Radway Green Road.

43. Access to quarry to be from Butterton Lane B5077.

44. Restoration scheme to include levels information.

45. Bin Storage.

 

In order to give proper effect to the Board`s intentions and without changing the substance of the decision, authority is delegated to the Head of Strategic & Economic Planning, in consultation with the Chairman (or in his absence the Vice 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.

 

 

 

(The meeting adjourned for lunch from 13.15 pm until 14.00 pm)

 

(Following consideration of this item Councillor Jackson left the meeting and did not return).

 

(Prior to consideration of the next item Councillor Brickhill arrived to the meeting at 2.00 pm)