19/5736C Land South of Old Mill Road, Sandbach: The construction of 57 dwellings and erection of a petrol filling station (sui generis) and associated convenience store (class A1), drive-through restaurant (Class A3 / A5), drive through café (Class A1 / A3), offices, (Class B1(a)) along with the creation of associated access roads, parking spaces and landscaping for C Muller, Muller Property Group
- Meeting of Strategic Planning Board, Wednesday, 26th February, 2020 10.00 am (Item 71.)
- View the declarations of interest for item 71.
To consider the above application.
Minutes:
Consideration was given to the above application.
(Councillor M Benson an adjoining Ward Councillor attended the meeting and spoke in respect of the application. In addition a statement was read out on behalf of the Ward Councillor S Corcoran).
RESOLVED
That the application be refused for the following reasons:-
1.This is an important gateway location and prominent site in Sandbach. The commercial buildings are standard generic designs that pay little regard to Sandbach as a place whilst the design of the proposed residential dwellings/apartments would create a poor focal point to the development. Consequently the development will not suitably integrate and add to the overall quality to the area in architectural terms. Furthermore the topography of the site is not conductive to a large floorplate/car park format and would result substantial engineered retaining structures. The proposed development fails to take the opportunities available for improving the character and quality of the area and is contrary to Policies SE1 and SD2 of the CELPS, Policy H2 of the SNP and guidance contained within the NPPF.
2.The application site is of a very challenging topography including an escarpment that runs along the central part of the site. The submitted information demonstrates that the development will require engineered retaining walls with minimal landscape mitigation along the western boundary, whilst there would also be minimal landscape mitigation within the site. On this basis the development would not achieve a sense of place and would be harmful to the character of the area. The proposed development is therefore contrary to Policies SD2, SE1 and SE4 of the CELPS, PC2 of the Sandbach Neighbourhood Plan and guidance contained within the NPPF.
3.The commercial part of the development would be car dependent and Old Mill Road would act as a barrier between the application site and Sandbach Town Centre. Furthermore the development would not encourage linked trips and is not considered to be sustainable. The proposed development is contrary to Policies SD1, SD2, CO1 and CO2 of the CELPS, Policies GR9, GR10 and GR13 of the Congleton Local Plan and Policies H5 and JLE1 of the Sandbach Neighbourhood Plan and guidance contained within the NPPF.
4.The application contains insufficient information to demonstrate that the development would provide the required 30% affordable housing provision. The proposed development is contrary to Policy SC5 of the CELPS, Policy H3 of the Sandbach Neighbourhood Plan and the NPPF.
5.The proposed development cannot accommodate the number of dwellings proposed together with the required level of Open Space/Green Infrastructure/Childrens playspace. As such the proposed development is contrary to Policy SE6 of the CELPS, Policy GR22 of the Congleton Local Plan and guidance contained within the NPPF.
6.The proposed development would affect PROW Nos 17, 18 and 19. The PROW would be diverted along estate roads or pavements (which is an extinguishment of the public right of way) or accommodated at the side of residential properties affording limited natural surveillance and the potential for anti-social behaviour. The proposed development would be contrary to Policy CO1 of the CELPS, Policy GR16 of the Congleton Local Plan, Policies PC5 and JLE1 of the Sandbach Neighbourhood Plan and guidance contained within the NPPF.
In order to give proper effect to the Committee`s intent and without changing the substance of its decision, authority is delegated to the Head of Development Management in consultation with the Chair (or in their absence the Vice Chair) to correct any technical slip or omission in the resolution, before issue of the decision notice.
If the application is subject to an appeal approval is given to enter into a S106 Agreement with the following Heads of Terms:-
|
S106 |
Amount |
Triggers |
|
Affordable Housing
|
30% (65% Affordable Rent / 35% Intermediate)
|
In accordance with phasing plan to be submitted at the reserved matters stage.
No more than 80% open market occupied prior to affordable provision in each phase.
|
|
Education
|
For a development of 85 dwellings;
15 x £11,919 x 0.91 = £162,694.00 (primary)
13 x £17,959 x 0.91 = £212,455.00 (secondary)
1 x £50,000 x 0.91 = £45,500.00 (SEN)
Total education contribution: £420,649.00
|
SEN – Full amount prior to first occupation of the housing development
Secondary – Full amount prior to first occupation of 30 dwellings
Primary – Full amount prior to first occupation of 50 dwellings |
|
Health
|
Contribution of £72,972
|
Full amount to be paid prior to the commencement of the housing/care home
|
|
Indoor recreation
|
Contribution of £29,531 |
Full amount to be paid prior to the commencement of the housing/care home
|
|
Outdoor recreation
|
Contribution of £1,000 for a family dwelling or £500 per 2 bed apartment space
|
Full amount prior to first occupation of 50 dwellings |
|
Public Open Space
|
Private Management Company
Provision of a NEAP and the open space (amount based on calculation within Policy SE 6) – to include 30m buffer from NEAP to the nearest housing.
|
On first occupation
On occupation of 50% of the dwellings |
|
Highways Contribution for works between the The Hill junction and the site access roundabout |
Contribution of £200,000 |
50% prior to the commencement
50% prior to the first occupation/use of any part of the development |
|
Ecology
|
Submission and implementation of off-site mitigation for Sandbach Wildlife Corridor (including a time-table of implementation and a 25 year management plan) |
Submission – prior to the commencement of development and implemented in accordance with the approved timetable and management plan |
(During consideration of the following item, Councillor S Gardiner arrived to the meeting , however in accordance with the Code of Conduct he did not take part in the debate or vote on the application).
Supporting documents:
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