Agenda item

To consider the above application.

The Board considered a report regarding the above application.

(Councillor S Edgar (read out a statement on behalf of the Ward Member, Councillor J Clowes), Councillor J Cornell (on behalf of Weston and Basford Parish Council), Mr A Bailey (Objector) and Mr M Bassett (Agent) attended the meeting and spoke in respect of the 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 unaceptable 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 – Consultation Draft March 2016 and the principles of the National Planning Policy Framework and create harm to interests of acknowledged importance. 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, by virtue of the proposed density, layout, distrubution of uses and lack of connectivity would be detrimental to the charcter and appearance of the countryside. The proposal  fails  to deliver an envionmentally sustainable scheme which would significantly and demonstrably outweigh the economic and social benefits of the scheme notwithstanding the shortfall in housing land supply. The development is therefore contrary to Policy BE2 of the Borough of Crewe and Nantwich Replacement Local Plan 2011 Policy MP1 of the Cheshire East Local Plan Strategy – Consultation Draft March 2016 and guidance contained within the NPPF The Cheshire East Borough Design Guide (Consultation Draft) January 2016.

3    Insufficient information has been provided that demonstrates that the proposal provides adequate levels of open space and appropriate childrens play space for future residential development of the scale proposed contrary to  policy RT3 of the Borough of Crewe and Nantwich Replacement Local Plan 2011

4    Insufficient information has been provided that demonstrates that the existing level of barn owl activity on site can be safeguarded contrary NE5 of     the Borough of Crewe and Nantwich Replacement   Local Plan 2011

5     The proposal constitutes a premature development which would compromise the Spatial Vision for the future development of the rural areas within the Borough, contrary to Policies PG2 and PG6 of the Cheshire East Local Plan Strategy – Consultation Draft March 2016 and guidance within the NPPF.

For the purposes of the appeal, 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

- 1-5 bed units to be provided

- 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 and to comprise a mix of 1-4

bedroomed properties

·         Provision of minimum 29,750 sq m of shared recreational open space and children’s play space to include -

·         MUGA x2 located with the NEAP

·         Children’s formal play provision

Ø  NEAP – located to provide a focus for the new community and alongside other new and existing community facilities

Ø  LEAPS and LAPS – a minimum of 2 LEAPS and 4 LAPS, final numbers, contents and location to be agreed at submission of reserved matters but to ensure formal play provision is easily accessible and within FiT recommended guidelines

·         Teen skate / BMX

·         Areas for social play and informal recreation

·         Playing Fields

·         Changing facilities

·         Accessible hard surfaced routes across the site with consideration to lighting

·         key routes

·         An area for allotments or community gardens

·         Seating and activity / event areas

·         Interpretation and public art

·         Future management and maintenance opportunities

·         Reflect the adopted Green Space Strategy and national best practice on POS

·         provision

·         All to be in accordance with an Open Space and Green Infrastructure strategy to be agreed prior to the submission of any reserved matters and to identify all

·         maintenance and management options to all green infrastructure

·         Private residents management company to maintain all on-site open space,

·         including footpaths and habitat creation areas in perpetuity

·         Education Contribution:

£2,496,000 (primary)

£653,708 (secondary taking into account proportionate share of  SEN pupils)

£637,000 (SEN)

And a level, fully serviced, accessible and uncontaminated site suitable for a 2 form entry primary school in accordance with the Department for Education Area guidelines for mainstream schools document Building Bulletin 103)

·         Highways Contribution of £1,850,000 as a contribution to the dualling of A500 link road

·         The direct provision of an hourly bus service Monday to Saturday (08.00 to 18.00 hrs) for 5 years from 1st occupation of the 200th unit on site

·         Travel Plan monitoring fee of £10000 (£1000 per annum for 10 years)

In order to give proper effect to the Board`s intentions and without changing the substance of the decision, authority is delegated to Head of Planning (Regulation), in consultation with the Chair of Strategic Planning Board, to correct any technical slip or omission in the wording of the resolution, between approval of the minutes and issue of the decision notice.