Agenda item

To consider the above application.

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:

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 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.

3. 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:

·         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