Agenda item

To consider the above planning application.

Note: Councillor D Bebbington left the meeting and returned during consideration of this item but after returning did not take part in the debate or vote.

Note: Councillor D Hough (Ward Councillor), Town Councillor S Helliwell (on behalf of Alsager Town Council), Mr G Macdonald (objector)and Mr C Copestake (on behalf of the applicant) attended the meeting and addressed the Committee on this matter.

The Committee considered a report regarding the above planning application and a written update.

RESOLVED

(a)  That, for the reasons set out in the report, the application be APPROVED subject to a 106 Legal Agreement to secure:

·                     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 pepper-potting 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.

·                     Contribution of  £ 227,772.09 (21 x 11919 x 0.91) towards primary education. This contribution is based on 110 units and will phased on pro rata basis and  be required to be paid on  first occupation of each phase (pro rata) of the development of  the site

·                     Contribution of   £277,826 (17 x 17959 x 0.91) towards secondary education. This contribution is based on 110 units and will phased on pro rata basis and  be required to be paid on  first occupation of each phase (pro rata) of the development of  the site

·                     Commuted Sum for off-site enhancement works  of  £ 19,762.75 in lieu of the loss of protected open space – to be spent  at Merelake Way footpath/ Green Corridor

·                     Provision of on site NEAP (8 pieces of equipment) and a  25 years commuted maintenance sum  of £75,799

·                     Contributions of £29,799 as maintenance payment for on site POS ( not incidental areas of open space/ ecological area/buffer zones)

·                     Bus Shelter Contribution of £25,000 to upgrade two local bus stops to quality partnership specification located within the vicinity of the development site

·                     Off – site highway contribution of £100,000 to be spent in Alsager

·                     Travel Plan monitoring payment of £5000 (£1000 per annum for 5 years)

·                     Private residents management company to maintain all on-site incidental open space/buffer zones/ ecological area (not the 3 areas of formal open space/childrens play space)

and the following conditions:

1.      Standard Outline

2.      Submission of Reserved Matters

3.      Time limit for submission of reserved matters

4.      Approved Plans – (parking layout/driveways and  courts size/position/ use not approved on indicative masterplan

5.      Electric vehicle infrastructure shall be provided on car parking spaces/ each dwelling

6.      6870 square metres of  useable  formal open space and childrens play space shall be provided within the site (not including noise buffer zones or incidental spaces/verges)

7.      Pile driving limited to 08:30 to 17:30 Monday to Friday, 09:00 – 13:00 Saturday and not at all on Sundays

8.      The developer shall agree with the LPA an Environmental Management Plan (EMP) with respect to the construction phase of the development. The EMP shall identify all potential dust sources and outline suitable mitigation. The plan shall be implemented and enforced throughout the construction phase.

9.      Prior to the commencement of development an additional Phase II Contaminated Land Assessment shall be submitted to the LPA for approval in writing.

10.   The development hereby permitted shall not be commenced until such time as; a scheme to limit the surface water run-off generated by the proposed development, has been submitted to and approved in writing by the local planning authority. 

11.   The development hereby permitted shall not be commenced until such time as; 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.

12.   Noise mitigation  to be submitted and implemented to achieve a good standard and the proposed mitigation for the gardens closest to potential noise sources will require the recommended design criteria of <55dB LAeq to be achieved.

13.   No development shall take place until a scheme has been submitted to and approved in writing by the local planning authority showing how at least 10% of the predicted energy requirements of the development will be secured from decentralised and renewable or low-carbon sources. The scheme shall be implemented as approved and retained thereafter.

14.   No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority.

15.   105 units maximum

16.   Any reserved matters application for housing to include detailed proposals for the incorporation of features into the scheme suitable for use by roosting bats and breeding birds including swifts and house sparrows. Such proposals to be agreed by the LPA. The proposals shall be permanently installed in accordance with approved details.

17.   Works should commence outside the bird breeding season

18.   No trees shall be removed without the prior approval of the LPA.

19.   Landscaping Scheme including details of boundary treatments to be submitted

20.   Submission of Statement Design (site wide) of part of 1st reserved matters principles to take into account, the Master Plan and the Parameters Plan  and to include the principles for:

·           determining the design, form, heights and general arrangement of external architectural features of buildings including the roofs, chimneys, porches and fenestration;

·           determining the hierarchy for roads and public spaces;

·           determining the colour, texture and quality of external materials and facings for the walls and roofing of buildings and structures;

·           the design of the public realm to include the colour, texture and quality of surfacing of footpaths, cycleways, streets, parking areas, courtyards and other shared surfaces;

·           the design and layout of street furniture and level of external illumination;

·           the laying out of the green infrastructure including the access, location and general arrangements of the children’s play areas, open space within the site

·           sustainable design including the incorporation of decentralised and renewable or low carbon energy resources as an integral part of the development

·           ensuring that there is appropriate access to buildings and public spaces for the disabled and physically impaired.

·           scale parameters for 2.5 storey buildings  (maximum)on key  parts of the site

·           SUDS details to be submitted

·           All subsequent phases and reserved matters to comply with overall strategy unless otherwise agreed

21.        Reserved Matters to include Arboricultural Implication Study (AIS) in accordance with para 5.4 of BS5837:2012 Trees in Relation to Design, Demolition and Construction -Recommendations , Constraints and Tree Protection Plan and Arboricultural Method Statement

22.        Landscaping implementation

23.        Umbrella Travel Plan to be submitted with 1st reserved matters and each Phase of development to include travel plan

24.        scheme to manage the risk of flooding from overland flow

25.        Existing and proposed levels to be submitted as part of each phase/ each reserved matters application whichever is sooner.

26.        Each phase to include an area of useable public open space as detailed on plan 14-028-P-001 Rev D with access strategy from wider area

27.        first reserved matters application to  provide a detailed design/management regime for the Ecological Area

28.        Archaeological Watching Brief

Informatives:

1.    Pepper potting of the affordable housing at the Reserved Matter stage

2.    Provision of older persons accommodation at the Reserved Matter stage

(b)  That, in the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Head of Planning (Regulation) be granted delegated authority to do so in consultation with the Chairman of the Southern Planning Committee, provided that the changes do not exceed the substantive nature of the Committee’s decision.

(c) That, should this application be the subject of an appeal, a planning agreement be entered into in accordance with the S106 Town and Country Planning Act to secure the Heads of Terms for a S106 Agreement as above.