Agenda item

To consider the above application.

Consideration was given to the above planning application.

The following attended the meeting and spoke on the application;

Cllr Penny Shepherd - Gawsworth Parish Council, Tom Eccles - Save Danes Moss Group, Brian O’Connor - Redrow /Jones Homes.

RESOLVED;

For the reasons set out in the report and update report, the application be REFUSED for the following reasons and subject to reference to the relevant Policies of the Gawsworth Neighbourhood Plan in reasons for refusal numbers 1, 2, 3 and 5:

1.    The application site lies within allocation LPS 15 of the Cheshire East Local Plan Strategy (CELPS). The proposal does not comply with Criteria 6 of LPS 15 as the submitted Masterplan fails to show how this allocated site would be delivered in a ‘co-ordinated’ and ‘comprehensive’ manner. It would therefore prejudice the delivery of a site allocated for residential and employment uses contrary to Policies LPS 15 and EG 3 of the Cheshire East Local Plan Strategy and Policy L1 of the Gawsworth Neighbourhood Plan.

2.    Insufficient information has been provided to demonstrate that the site would provide a shared use cycleway from the development towards the proposed junction with the South Macclesfield Development Area including crossing facilities of Congleton Road, an estimated cost and / or delivery strategy for the Moss Lane / London Road junction improvement and the proposed Mitigation / funding Strategy for the Flowerpot Junction. As such, the proposed development is contrary to Policies CO 1, SE 6 and LPS 15 criterion 4 and site-specific principle ‘d’ of the Cheshire East Local Plan Strategy, Policy INF3 of the Site Allocations and Development Policies Document, Policy T1 of the Gawsworth Neighbourhood Plan and guidance contained within the NPPF.

3.    The submitted Masterplan has failed to demonstrate how development across site allocation LPS 15 could be achieved without resulting in an unsatisfactory relationship between noise sensitive residential uses and noise generating employment uses owing to a lack of appropriate buffers. The proposal would therefore cause environmental disturbance or pollution contrary to Policy HOU12 of the Site Allocations and Development Policies Document, Policy SE 12 of the Cheshire East Local Plan Strategy and Policy L1 of the Gawsworth Neighbourhood Plan.

4.    Insufficient information has been submitted in support of this application to allow an assessment of the impact of the development upon a number of species and the Danes Moss Local Wildlife Site (SSSI). There is a lack of information regarding the hydrological link between the ditches on site and the diches associated with the Local Wildlife Site. No botanical survey data in the form of a full species list for each habitat has been submitted. Further surveys relating to Common Toad, Great Crested Newts (or entry onto a district licensing scheme), a Hedgerow Regulations Assessment, Water Vole, Bat Survey, Barn Owls, breeding birds, reptiles and bluebells are required. The Council therefore has insufficient information to assess the potential impacts of the proposed development upon protected species, the Local Wildlife Site and nature conservation. The proposed development is contrary to Policies SE 3 and LPS 15 site-specific principles ‘i’ and ‘j’ of the Cheshire East Local Plan Strategy, Policy ENV2 of the Site Allocations and Development Policies Document and guidance contained within the NPPF.

5.    Insufficient information has been submitted in support of this application to allow an assessment of the impact of the development upon trees and hedgerows (which are also a priority habitat) and therefore the application is contrary to Policies SE 5 and LPS 15 site criterion ‘i’ of the Cheshire East Local Plan Strategy, Policy ENV 6 of the Site Allocations and Development Policies Document and Policy E1 of the Gawsworth Neighbourhood Plan.

In the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions / informatives / planning obligations or reasons for approval/refusal) prior to the decision being issued or in the event of an appeal, the Head of Planning delegated authority to do so 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.