To consider the above application.
Consideration was given to the above application.
(Councillor L Gilbert, the adjacent ward Councillor and Parish Councillor Andrew Lindsay, representing Brereton Parish Council attended the meeting and spoke in respect of the application).
That the application be refused for the following reasons:-
1. The proposal is an unsustainable form of development as it is located within the Open Countryside and is contrary to Policies PS8 and H6 of the Congleton Borough Adopted Local Plan First Review 2005 and the principles of the National Planning Policy Framework.
2. The proposed development would result in a harmful encroachment into the open countryside. The development would adversely impact upon the landscape character and does not respect or enhance the landscape when viewed from the local footpath network. The proposed development is therefore contrary to Policies GR1 and GR5 of the Congleton Borough Adopted Local Plan First Review and guidance contained within the NPPF.
3. The proposed development is unlikely to function or operate in a sustainable manner, taking account of the predicted generation of vehicular traffic and the sites location relative to local services, facilities and public transport connections. The proposal is therefore contrary to local and national planning policies that seek to promote sustainable development, in particular paragraphs 7, 14 and 34 of the NPPF.
4. Insufficient information has been submitted with the application in order to assess adequately the impact of the proposed development on the surrounding road network. In the absence of this information, it has not been possible to demonstrate that the proposal would not result in a severe impact on the surrounding road network and would comply with relevant national policy guidance and Development Plan policies relating to highway safety.
5. The Local Planning Authority considers that the scale of the proposed development would be premature following the publication consultation draft of the Brereton Neighbourhood Plan. As such allowing this development would prejudice the outcome of the neighbourhood plan-making process and would be contrary to guidance contained at Paragraph 216 of the NPPF and guidance contained within the NPPG.
6. The proposal is contrary to Policy PG2 of the Cheshire East Local Plan Strategy Submission Version March 2014. The site is located in the parish of Brereton which is identified as an 'other settlement and rural area' for the purposes of this policy where growth should be confined to small scale infill, change of use or conversions or affordable housing developments. The proposed development is of a significant scale which does not reflect the function and character of Brereton and is therefore contrary to the principles of Policy PG2.
Should the application be subject to an appeal, the details regarding the
Section 106 Agreement and the conditions should be delegated to the Head
of Planning (Regeneration) in consultation with the Chairman of the Strategic
Planning Board and Ward Councillors.
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 Planning
(Regeneration), in consultation with the Chairman (or in his absence
the Vice Chairman) of 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 between 12.50pm until 1.35pm).