Agenda item

To consider the above application.

Consideration was given to the above application.

The Major Applications – Team Leader reported a correction to the report in which the second to the last paragraph on page 151 of the report, should be amended to read “On the basis of the above, it is considered that the proposal represents unsustainable development and paragraph 14 is not engaged”.

(Councillor S Pochin, the Ward Councillor, attended the meeting and spoke in respect of the application).

Having made a declaration, Councillor S Pochin withdrew from the meeting during consideration of this item.

RESOLVED

That for the reasons set out in the report and the written update, the Board be MINDED TO REFUSE the application for the following reasons:

1. The proposed residential development is unsustainable because it is located within the Open Countryside, contrary to Policies NE.2 (Open Countryside) and RES.5 (Housing in Open Countryside) of the Borough of Crewe and Nantwich Replacement Local Plan, Policy PG 5 of the Cheshire East Local Plan Strategy – Submission Version and the principles of the National Planning Policy Framework and create harm to interests of acknowledged importance. As such the application is also contrary to the emerging Development Strategy. Consequently, there are no material circumstances to indicate that permission should be granted contrary to the development plan.

2. In the opinion of the Local Planning Authority, the proposed development would cause a significant erosion of the Green Gap between the built up areas of Willaston and Nantwich and would adversely affect the visual character of the landscape which would significantly and demonstrably outweigh the benefits of the scheme notwithstanding a shortfall in housing land supply. The development is therefore contrary to Policy NE4 (Green Gaps) of the Borough of Crewe and Nantwich Replacement Local Plan 2011 and guidance contained within the NPPF.

3. The proposal would result in loss of the best and most versatile agricultural land. The use of the best and most versatile agricultural land is inefficient  and contrary to Policy  NE12 of the Borough of Crewe and Nantwich Replacement Local Plan 2011 and Policy SE2 of the emerging Cheshire East Local Plan Strategy - Submission Version  and the provisions of the National Planning Policy Framework.

4. Insufficient highway information has been submitted to demonstrate that the proposal will not have a severe adverse impact on traffic congestion in the locality and accordingly the Applicant has failed to demonstrate that the propsoal complies with the requirements of Policy BE5 (Infrastructure)  of the Borough of Crewe and Nantwich Replacement Local Plan 2011 and Policy CO4 of the emerging Cheshire East Local Plan Strategy - Submission Version  and the provisions of the National Planning Policy Framework.

RESOLVE to enter into a Section 106

·         Affordable housing:

-          30% of the total dwellings to be provided as affordable housing

-          65% of the affordable dwellings to be provided as either social rent or affordable rent

-          35% of the affordable dwellings to be provided as intermediate tenure

-          Affordable housing to be provided on site

-          Affordable rented or Social rented dwellings to be transferred to a Registered Provider

-          The affordable dwellings to be provided as a range of property types to be agreed with Housing

-          Affordable housing to be pepper-potted in small groups, with clusters of no more than 10 dwellings.

-          The affordable housing to be provided no later than occupation of 50% of the open market dwellings, or if the development is phased and there is a high degree of pepper-potting the affordable housing to be provided no later than occupation of 80% of the open market dwellings.

-          Affordable dwellings transferred to an RP to be built in accordance with the HCA Design and Quality Standards or the latest standards applied by the HCA.

·         Equipped children’s play area. for younger children - 5 pieces of equipment including aground-flush roundabout. All equipment needs to be predominantly of metal construction, as opposed to wood and plastic.

·         Private residents management company to maintain all on-site open space, including footpaths and habitat creation area  in perpetuity