Agenda item

To consider the above application.

Note: Prior to consideration of this application, the meeting was adjourned for refreshments.

Note: Councillor S Pochin left the meeting prior to consideration of this application.

Note: The Head of Planning (Regulation) read a representation from Councillor R Fletcher (Ward Councillor), who was unable to attend the meeting.

Note: Town Councillor S Helliwell (on behalf of Alsager Town Council) and Mrs S Dyke (objector) attended the meeting and addressed the Board on this matter.

Note: Mr M Symons had registered his intention to address the Board on behalf of the applicant but did not speak.

The Board considered a report regarding the above planning application.

The Head of Planning (Regulation) reported that revised plans had been received and that a Landscape and Visual Impact Assessment had been provided.

RESOLVED

(a)  That the Board be MINDED TO REFUSE the application for the following reasons:

Whilst it is acknowledged that there is a presumption in favour of sustainable development in the planning balance, it is considered that the development is unsustainable because:

1.            There would be an unacceptable environmental impact of the scheme on the intrinsic character and beauty of the open countryside and woodland which appears on the UK BAP inventory of priority habitats and is identified as Broad Leaved Woodland on the Habitat Survey submitted by the applicant in support of the application contrary to Policies PS8  NR3 and NR4 of the adopted Congleton Borough Local Plan First Review and Policies  PG5, SE3 and SE5 of the Cheshire East Local Plan Strategy Submission Version as well as the provisions of the National Planning Policy Framework

2.             There would be an unacceptable, social, economic and environmental impact, in terms of increasing the level of congestion at the major junctions in the town which would already be operating over capacity as a result of the cumulative impact of other committed development in Alsager contrary to Policy  GR1 and  GR18, of the adopted Congleton Borough Local Plan First Review and Policy CO4,  of the Cheshire East Local Plan Strategy Submission Version as well as the provisions of the National Planning Policy Framework

3.            There would be an adverse environmental and economic impact resulting from loss of best and most versatile agricultural land contrary to Policy SE2 of the Cheshire East Local Plan Strategy Submission Version and  the provisions of the National Planning Policy Framework. 

These factors significantly and demonstrably outweigh the economic and social benefits in terms of its contribution to boosting housing land supply, including the contribution to affordable housing.

(b)  That a Section 106 Agreement be entered into in respect of the forthcoming Appeal to secure the following:

· Affordable housing:

o 30% of all dwellings to be affordable (65% social or affordable rented and 35% intermediate tenure)

o A mix of 2 , 3 bedroom and other sized properties to be determined at reserved matters

o units to be tenure blind and pepper potted within the development, the external design, comprising elevation, detail and materials should be compatible with the open market homes on the development thus achieving full visual integration.

o constructed in accordance with the Homes and Communities Agency Design and Quality Standards (2007) and should achieve at least Level 3 of the Code for Sustainable Homes (2007).

o 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 open market dwellings that can be occupied can be increased to 80% if the affordable housing has a high degree of pepperpotting and the development is phased.

o developer undertakes to provide the social or affordable rented units through a Registered Provider who are registered with the Homes and Communities Agency to provide social housing.

· Provision of shared recreational open space and the provision of on site children’s play space to include a LEAP with 5 pieces of equipment

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

space, including footpaths, hedgerows and green spaces in perpetuity

· Education (primary) contribution of £141,002