Agenda item

To consider the above planning application.

Note: Councillor S Gardiner arrived at the meeting during consideration of this item and did not take part in the debate or vote.

Note: Councillor J Hammond (Ward Councillor), Councillors M Deakin and D Hough (Neighbouring Ward Councillors), Town Councillor S Helliwell (on behalf of Alsager Town Council), Mr P Swann (objector) and Ms E Robinson (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, a written update and an oral report of the site inspection.

RESOLVED

(a)  That authority be DELEGATED to the Head of Planning (Regulation), in consultation with the Chairman of Southern Planning Committee, to APPROVE the application for the reasons set out in the report and the written update, subject to:

• clarification of the secondary education contribution and confirmation that all drainage conditions are included

• a S106 Agreement to secure:

1. A scheme for the provision of 30% affordable housing – 65% to be provided as social rent/affordable rent with 35% intermediate tenure. The scheme shall include:

         - The numbers, type, tenure and location on the site of the affordable housing provision

         - The timing of the construction of the affordable housing and its phasing in relation to the occupancy of the market housing

         - The arrangements for the transfer of the affordable housing to an affordable housing provider or the management of the affordable housing if no Registered Social Landlord is involved

         - The arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and

         - The occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

2. Secondary Education Contribution (to be confirmed)

Primary Education Contribution of £32,539

3. Management Company and maintenance agreement in perpetuity for the incidental public open space, the pond and the tree belt to the north-western and south-western boundaries

• the following conditions:

1.                                                    Standard outline 1

2.                                                    Standard outline 2

3.                                                    Standard outline 3

4.                                                    Approved Plans

5.                                                    Electric Vehicle Infrastructure to be submitted and approved

6.                                                    Piling Details to be submitted and approved

7.                                                    Reserved matters application to include dust control measures

8.                                                    The noise mitigation measures to be as per the submitted report

9.            Submission / Approval of Information regarding Contaminated Land

10.         Any reserved matters application shall be supported by an Arboricultural Impact Assessment (AIA) in accordance with Section 5.4 of BS5837:2012 Trees in Relation to Design, Demolition and Construction (Recommendations) which shall evaluate the direct and indirect impact effect of the proposed design on existing trees.

11.         Reserved Matters application to include details of the existing and proposed land levels. No levels should be raised on site that may result in the flooding offsite.

12.         Tree Protection Details to be submitted and approved

13.         No development should commence on site until such time as detailed proposals for disposal of surface water (including a scheme for the onsite storage and regulated discharge) have been submitted to and agreed in writing

14.         No development should commence on site until such time as detailed scheme for the management of overland flow from surcharging of the site's surface water drainage system and neighbouring land have been submitted to and agreed in writing

15.         No development shall take place until a detailed design and associated management and maintenance plan of surface water drainage for the site using sustainable drainage methods has been submitted to and approved in writing by the Local Planning Authority. The drainage design must also include information about the designs storm period and intensity (1 in 30 & 1 in 100 (+30% allowance for Climate Change)) & any temporary storage facilities included, to ensure adequate drainage is implemented on site.

16.         The drainage for the development hereby approved, shall be carried out in accordance with principles set out in the submitted Drainage Strategy Report (Ref No. P5664, Dated 14th March 2016pared by HR Wallingford). For the avoidance of doubt no surface water will be permitted to drain directly or indirectly into the public sewer. Any variation to the discharge of foul shall be agreed in writing by the Local Planning Authority prior to the commencement of the development. The development shall be completed in accordance with the approved details.

17.         Reserved Matters application to include a sustainable drainage management and maintenance plan for the lifetime of the development shall be submitted to the local planning authority and agreed in writing.  The sustainable drainage management and maintenance plan shall include as a minimum:

a)                  Arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a management company; and

b)                  Arrangements for inspection and ongoing maintenance of all elements of the sustainable drainage system to secure the operation of the surface water drainage scheme throughout its lifetime.

18.                                                 Nesting bird survey measures to be submitted and approved

19.                                                 Any future reserved matters application to be supported by proposals for the incorporation of features into the scheme suitable for use by breeding birds

20.                                                 Any future reserved matters application to be supported by proposals for the incorporation of gaps for hedgehogs to be incorporate into any garden or boundary fencing proposed

21.                                                 Updated badger survey to be undertaken and submitted in support of any reserved matters application

22.                                                 Replacement pond as shown on the site layout plan to be provided and retained

23.                                                 The reserved matters application shall include a landscaping plan for the site including mitigation for the loss of tree from the eastern boundary

24.                                                 The reserved matters application shall include a woodland management scheme for the trees to the north-western and south-western boundaries

25.                                                 Visibility splays as shown on the site plan to be provided and retained

26.                                                 Land levels

27.         Provision of underground electricity cabling

(b) That, in order to give proper effect to the Committee’s intentions and without changing the substance of the decision, authority be delegated to the Head of Planning (Regulation), in consultation with the Chairman (or in her absence the Vice Chairman) of Southern Planning Committee, to correct any technical slip or omission in the wording of the resolution, between approval of the minutes and issue of the decision notice.

(c) That, should the application be subject to an appeal, approval be given to enter into a S106 Agreement to secure the following Heads of Terms:

1. A scheme for the provision of 30% affordable housing – 65% to be provided as social rent/affordable rent with 35% intermediate tenure. The scheme shall include:

            - The numbers, type, tenure and location on the site of the affordable housing provision

            - The timing of the construction of the affordable housing and its phasing in relation to the occupancy of the market housing

            - The arrangements for the transfer of the affordable housing to an affordable housing provider or the management of the affordable housing if no Registered Social Landlord is involved

            - The arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and

            - The occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

2. Secondary Education Contribution (to be confirmed)

Primary Education Contribution of £32,539

3. Management Company and maintenance agreement in perpetuity for the incidental public open space, the pond and the tree belt to the north-western and south-western boundaries