Agenda item

To consider the above application.

(Councillor L Smetham (Ward Member), Councillor G Baggott (Neighbouring Ward Member, Councillor D Brown (Neighbouring Ward Member), Councillor G Bell (on behalf of Somerford Parish Council), Councillor A Martin (on behalf of Congleton Town Council), Kenneth Armstrong (Objector), Jean Perry (Objector), Peter White (Objector) and Martin Davis and Paul Griffiths, Jacobs (On behalf of the Applicant) attended the meeting and spoke in respect of the application)

Prior to consideration of this application, as stated in his declaration, Councillor D Brown spoke as the Neighbouring Ward Member, then left the meeting and did not take part in the debate or voting and returned following consideration of the application.

The Board considered a report, a written and verbal update regarding the above application.

RESOLVED

That for the reasons set out in the report the Board be MINDED TO APPROVE subject to referral to the Secretary of State and that further mitigation to supplement the acoustic  measures be instigated for Back Lane residents in accordance with submitted environmental statements  to ensure best possible measures are achieved be delegated to the Chairman in discussion with the Head of Planning (Regulation) and subject to the following conditions:

1.    Development to commence within 3 years.

2.    Development to be in accordance with the approved plans and documents

3.    Development in accordance with Environmental Statement.

4.    Details of materials for structures, lighting columns and fencing.

5.    Further details of bridges, structures, underpasses, bridge wing walls, abutments and crossings.

6.    Full construction details of proposed pedestrian and cycleway, footpaths and bridleways.

7.    Lighting details (permanent)

8.    Flood risk / drainage and contamination

9.    Foul and surface water drainage in accordance with submitted details. Development in accordance with Flood Risk Assessment and Drainage Strategy Report.

10. Off site highway mitigation/improvement schemes at Eaton, Pagdbury Lane and Wallhill to be implemented prior to the opening of the link road.  Improvement schemes to be subject to a programme of consultation to include Ward Members and Parish Councils

Landscaping and Trees

11.Landscaping scheme (note to include planting hedgerows so there is no net loss).  The scheme should be subject to consultation with Ward Councillors.

12.  Landscaping implementation

13.  Tree and hedgerow retention

14.  Tree protection

15.  Tree pruning / felling specification

Construction

16.  Environmental Management Plan. The plan shall address the environmental impact in respect of air quality and noise on existing residents during the demolition and construction phase. In particular the plan shall show mitigation measures in respect of;

17.  Noise and disturbance during the construction phase including piling techniques, vibration and noise limits, monitoring methodology, screening, a detailed specification of plant and equipment to be used and construction traffic routes;

18.  Waste Management: There shall be no burning of materials on site during demolition / construction

19.  Dust generation caused by construction activities and proposed mitigation methodology.

20.  Details of the phased occupation of the site to protect new occupants. The Environmental Management Plan above shall be implemented and in force during the construction phase of the development.

21.  Acoustic mitigation scheme as detailed in the Environmental Statement and subsequent addendum shall be implemented in full and maintained in perpetuity. Additional measures for Back Lane should be incorporated where appropriate.

22.  The proposed traffic management works aimed at discouraging the use of minor roads to access the link road shall be assessed prior to implementation for their air quality impact.

23.  A construction management plan should be prepared and agreed before works commencing and include safeguards to existing infrastructure, such as pipelines, to the satisfaction of the LPA.

Contamination

24.  Contaminated Land assessment (Phase I)

25.  Remediation strategy agreed if contaminated land found

Archaeology/Heritage

26.  Programme of archaeological mitigation works

27.  Milestone protection during works

PROW

28.  Submission of a Public Rights of Way scheme of management to include:

·         the design of access and Public Rights of Way routes within the development and their surfacing, widths, gradients, landscaping, signage and structures;

·         proposals and timetable for the diversion/stopping-up of the Public Rights of Way within the side roads order under the Highways Act 1980; and

·         proposals and timetable for the temporary closure of any Public Rights of Way within the phasing of the construction, along with alternative route provision, where possible.

Ecology

29.  A woodland management scheme for the whole ancient woodland Local Wildlife Site.

30.  A detailed bat mitigation scheme should be provided.

31.  ‘Hop overs’ and hedges along the entire scheme should be established early in the construction phase to provide mitigation for species such as barn owls. Grass verges should be regularly mown or nutrient poor substrate utilised. Alternatively verges should be planted with shrubs.

32.  Locally sourced plant material should be used in the scheme where possible. Plant communities created should aim to replicate local communities.

33.  Environmental Action Plan to draw together mitigation, enhancement, management, monitoring and funding details; Submission of updated ecological surveys and revised mitigation strategies prior to commencement for: Badgers, Otter, Kingfisher

34.  Submission of Habitat Management Plan

35.  Submission of a methodology for the creation of woodland and grassland habitats including ground preparation and planting/seeding specification to include introduction of native bluebells.

36.  Safeguarding of Nesting Birds (general)

37.  Submission of detailed proposals for provision of bat boxes, kingfisher nest sites, bat hop-overs and barn owl mitigation planting and the incorporation of Wych Elm.

38.  Submission of method statement for the safeguarding of Little Ringed Plover at Eaton Hall Quarry and kingfisher.

39.  Submission of hedgerow and ancient woodland translocation method statement

40.  Management plan for ancient woodland mitigation area.

41.  Method statement for the eradication non-native invasive plant species.

42.  No night working in the vicinity of the River Dane and Loach Brook.

43.  Submission of Construction Environment Management Plan including appointment of ecological clerk of works

Surface Water Condition

44.   Submission of surface water drainage scheme.

45.  Post opening monitoring surveys as required by the Department for    Transport to assess as built traffic flows and any necessary further mitigation measures.

The specific detail and wording of the proposed planning conditions still need to be finalised. Subject to the Strategic Planning Board’s decision (such as to delete, vary or add conditions titles/informatives/ or reasons for approval/refusal) and prior to the decision being issued, the Head of Planning (Regulation) has delegated authority to add the wording for the conditions in consultation with the Chairman of the Strategic Planning Board, provided that the changes do not exceed the substantive nature of the Committee’s decision.

Following consideration of this application, the meeting adjourned for lunch from 1.10 pm to 2.00 pm