25/2639/OUT - LAND EAST OF, MIDDLEWICH ROAD, WISTASTON, CREWE: Outline planning permission (with all matters reserved except site access) for residential development (Use Class C2 and C3) and a neighbourhood centre (Use Class E(a-f)/F2/Sui Generis), comprising of new dwellings, later living accommodation, public open space, enhancements and amendments to existing footpaths, hard and soft landscaping, new footpaths and cycleways, and associated infrastructure and works, including engineering/drainage (including SUDs) and the demolition of existing buildings/structures on site
To consider the above application.
Minutes:
Consideration was given to the above planning application.
The following attended the meeting and made representations in relation to the application:
Councillor Alan Coiley (Ward Councillor), Councillor Margaret Simon (Ward Councillor), Councillor Bob Squirrell (Parish Councillor), Graham Roberts (Objector), Diane Houston (Objector) and David Diggle (Applicant / Agent)
Members noted the content of the report.
RESOLVED:
That application 25/2639/OUT be APPROVED as per the officer’s recommendation, subject to a Section 106 Agreement and the following conditions:
|
S106 |
Amount |
Trigger |
|
Affordable Housing |
30% (65% Affordable Social Rent / 35% Intermediate) |
In accordance with phasing plan to be submitted. |
|
Education |
£1,445,527.00 |
In accordance with phasing plan to be submitted. |
|
Health |
£903 at per dwelling or 1 bed unit in the case of C2 developments |
50% Prior to first occupation 50% at occupation of half the final dwellings |
|
Highways |
Bus Service (three years) 600k
Alvaston Roundabout £2m
|
Paid on 4 instalments of £150,000 on first occupation, and 3 subsequent payments at 100th dwelling and anniversary thereafter.
£1M to be paid on occupation of the 50th dwelling; with the remainder on occupation of the 450th dwelling. |
|
Outdoor Sport |
£1,101,289 |
50% Prior to first occupation 50% at occupation of half the final dwellings |
|
Indoor Sport / Leisure Services |
£117,969.85 |
|
|
Public Open Space |
Private Management Company for Areas of Open Space |
Prior to first occupation |
|
Delivery of the local centre |
|
In accordance with the proposed phasing plan |
and the following conditions:
1. Time limit for submission of reserved matters
2. Commencement within 3 years of approval of last reserved matter.
3. Submission of Reserved Matters
4. Approved plans
5. Approval of materials
6. Approval of Landscaping
7. Implementation/management of Landscaping
8. Tree – Outline AIA
9. Tree – Tree and hedgerow retention
10. Reserved matters to be supported by a CEMP to include measures to safeguard off site Local Wildlife Sites from contamination during the construction phase.
11. Each reserved matters application to be supported by ecological enhancement strategy.
12. Biodiversity Net Gain
13. Entry into GCN District Level licencing (once certificate has been received).
14. Reserved matters application to be supported by an updated bat, badger and barn owl survey, impact assessment mitigation and compensation strategy.
15. Any future reserved matters application to be supported by a lighting scheme.
16. Reserved matters application which incorporates an existing pond is to be supported by a pond retention, mitigation and compensation strategy.
17. Reserved matters application to be supported by a method statement of hedgehog mitigation measures.
18. Submission of a Noise Impact Assessment with any reserved matters application
19. Submission of an updated Phase 1 and Phase II ground investigation and risk assessment and remediation strategy if required.
20. Submission of a Verification Report
21. Soil testing
22. Unexpected contamination
23. Prior to occupation the access works and footway/cycle path to be fully completed. Works being delivered via a S278 Agreement.
24. Prior to occupation of the 100th dwelling the improvement scheme at the A530/Rising Sun junction to be fully completed. Works being delivered via a S278 Agreement.
25. Prior to commencement a Construction Management Plan to be submitted and approved by the LPA.
26. Prior to occupation of 300th dwelling the improvement scheme at the Wistaston Brook Bridge to be fully completed. Works being delivered via a S278 Agreement.
27. Prior to occupation the submission of a Residential Travel plan should be submitted for review by the LHA.
28. Numbers of cycle parking in accordance with Spatial Design Code have been submitted to and approved.
29. Spatial Design Code showing how the development will comply with the guidance in LTN 1/20 on Cycle Infrastructure Design.
30. Details of junction improvements to be submitted & approved.
31. Lighting scheme for streets, footways & cycle routes.
32. Walking and cycling site access points to be submitted and approved
33. PRoW wayfinding strategy to be submitted and approved
34. Development to be in accordance with the submitted Drainage Strategy and National Standards for Sustainable Drainage Systems (2025).
35. Prior to the submission of any Reserved Matters application on any phase of development hereby permitted in outline, a Character Area/Detailed Design Code shall be submitted to and approved by the Local Planning Authority. This shall have special regard to conserving the historic setting of West End.
36. Any Reserved Matters application shall be accompanied by a Code Compliance Statement demonstrating conformity to the relevant Character Area/Detailed Design Code approved pursuant to condition 28 above.
37. Details of the local centre to be submitted and approved.
38. (Head of Planning to discuss any possibilities for local community facilities contribution)
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, the Head of Planning has delegated authority to do so in consultation with the Chair of the Strategic Planning Board, provided that the changes do not exceed the substantive nature of the Committee’s decision.
Councillor Clowes arrived during the consideration of the item and did not take part in the vote.
Supporting documents:
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