The Board considered a report
and verbal update regarding the above application.
RESOLVED
That for the reasons set out in
the report the Board be MINDED TO REFUSE the application for the
following reasons:
- 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.
- 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 Crewe and Haslington 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.
- In the absence of
surveys for Lesser Silver Diving Beetle, Mud
Snail, Great Crested Newts Roosting Bats and Barn Owls and a
botanical species list with DAFOR rating for the grassland habitats
associated with the application site, the applicant has failed to
demonstrate that the proposal will protect and enhance the natural
conservation resource including protected species and habitats. The
proposal is therefore contrary to Policy NE5 of the
Borough of Crewe and Nantwich Replacement Local Plan 2011 and
Policy SE3 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 to secure the
following:
·
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.
·
Private residents management company to maintain all
on-site open space, including footpaths and habitat creation
area in perpetuity
·
Education Contribution:
- 52 x £11,919 x
0.91 = £564,007.08 (primary)
- 4 x £50,000 x
0.91 = £182,000 (SEN)
- Total education
contribution (£746,007.08)
·
Highways Contribution of £ 1.6m towards the
costs of improvements at Sydney Road Bridge and / or Crewe Green
Roundabout.
·
Rights of Way contribution of £TBC