Agenda item

To consider the above application.

Consideration was given to the above application.

(Parish Councillor Graham Silman, representing Hulme Walfield and Somerford Booths, Town Councillor Mrs Akers-Smith, representing Congleton Town Council, Mr Colin Bodimeade, an objector and Liz Cowdray, the agent for the applicant attended the meeting and spoke in respect of the application).

RESOLVED

That for the reasons set out in the report and in the written update and verbal; update to the Board, the application be approved subject to the completion of a Section 106 Agreement securing the following:-

•           17.5% of the dwellings to be affordable at 80% discounted market sale.

Affordable Homes should be pepper-potted (in clusters is acceptable).

•           Provision of POS consisting of 12,000sq m (1.2ha) new AGS based on 2.4 persons per dwelling and a NEAP(1000sqm) /destination play facility as indicated on the parameter plan, a Green gym with a minimum of 5 items & 4 LAPS minimum.

•           A commuted sum of £3,200,000 towards Education provision along with a levelled and fully serviced site to allow the construction of a new primary school.

•           S106 contribution of £150,000 for the making of any Traffic Regulation Orders and to install traffic management measures to Giantswood Lane, Mill Lane and Smithy Lane – this contribution has a trigger event of a new highway link between Local Plan site CS45 and Giantswood Lane receiving planning approval and the commencement of development of said access.

•           A S106 contribution of £100,000 towards the delivery of a Toucan crossing of the A34 prior to the occupation of the 80th dwelling.

•           A S106 contribution of £50,000 towards upgrade of the footway adjacent to the A34 from the Northern boundary of the site to the new underpass of the A34. The trigger event is the occupation of the 50th dwelling.

•           A S106 contribution £15,000 per dwelling to the Congleton Link Road in lieu of the full Affordable housing provision (To be provided at 17.5%) as provided for in the submitted Local Plan Strategy. £600,000 of this will be paid prior to occupation of the 30th dwelling. An additional £1.5M will be paid on the occupation of the 125th dwelling, an additional £1.3M will be paid on the occupation of the 200th dwelling. The Balance of monies (calculated as the total number of dwellings approved at reserved matters stage, minus the cumulative contributions paid) will be paid on occupation of 70% of the dwellings approved at the reserved matters application.

•           A contribution of £300,000 towards the provision of a new bus service linking this site to the town centre on the occupation of the 100th dwelling.

•           Ecological offsetting payment of £89,397, and sports provision in line with the SPD should the retail threshold exceed 1,000 sq m.

And subject to the following conditions

1.         Commencement of development (3 years) or 2 from date of approval of reserved matters

2.         Reserved matters to be approved

3.         Approved Plans

4.        Materials

5.         Landscaping

6.         Implementation of landscaping

7.         Tree/Hedgerow Protection Measures

8.         Construction Management Plan to be submitted prior to commencement.

9.         Travel Plan to be submitted prior to occupation of the first dwelling.

10.       The main spine road for the new site will need to be designed to accommodate bus services and a minimum width of 6.5m is required.

11.       Approval of a Public Rights of Way Management Scheme

12.       Arboricultural Impact Assessment in accordance with Section 5 of  BS5837:2012 Trees in Relation to Design, Demolition and Construction – Recommendations which shall include a Tree Protection Scheme

13.       Submission of a management plan for the Woodland

14.       Submission of an updated Badger Survey as part of and reserved matters application.

15.       Bridge design to minimise habitat losses over water course.

16.       Approval of lighting to avoid impacts on bats

17.       Air pollution damage cost calculation and associated mitigation works.

18.       Electric Vehicle Charging points.

19.       Submission of an acoustic mitigation scheme as part of any reserved matters

20.       Submission of a post demolition Phase II ground contamination and risk assessment together with a remediation report.

21.       Control of soils brought onto site.

22.       Measures to address contamination should it be expectantly be found during works.

23.       Jodrell Bank mitigation measures.

24.       Approval of levels.

25.       Development to accord with the recommendations of the submitted flood risk assessment

26.       Drainage strategy/design in accordance with the appropriate method of surface water drainage chosen.

27.       Foul and surface water drained on separate systems.

28.       Cycle storage and bin provision

29.       No more than 40 houses can be occupied until the Council has entered into a construction contract for the full construction of the Congleton Link Road 

30.       The secondary access shown on the parameters plan shall be closed to vehicular traffic once the main access off Manchester Road becomes available for use.

In the event of any chances being needed to the wording of the Board’s decision (such as to delete, vary or addition conditions / informatives / planning obligations or reasons for approval / refusal) prior to the decision being issued, the Head of Planning (Regulation), in consultation with the Chairman of the Strategic Planning Board is delegated the authority to do so, provided that he does not exceed the substantive nature of the Board's decision.

(Prior to consideration of the following item, Councillor S Hogben left the meeting and did not return).