Agenda and minutes

To receive any apologies for absence.

Apologies for absence were received from Councillor A Farrall.

In the interest of openness in respect of application 20/3382N, Councillor P Williams declared that he was the Ward Councillor and that when Alsager Town Council had considered the application he left the meeting.  He had not engaged in any discussions with the Town Council on the application.

In the interest of openness in respect of application 19/4578W, Councillor S Gardiner declared that he was a former employee of Emery, the planning agent involved the application. He had not discussed the application with former or current employees of Emery.

In the interest of openness in respect of application 18/2492N, Councillor S Gardiner declared that he worked closely with Councillor J Clowes in his capacity as Deputy Leader of the Conservative Group in the Council, who was speaking on the application, however he had not discussed the application with her.

In the interest of openness in respect of application 19/4578W, Councillor S Gardiner declared that he had worked closely with Councillor A Kolker when they were both directors of Civicance who was speaking on the application, however he had not discussed the application with him.

In the interest of openness, Councillor M Hunter declared that he was a non-Executive Director of ANSA, however he had not expressed a view on any of the applications.

In the interest of openness in respect of applications 18/2492N and 20/4747M, Councillor S Edgar declared that he was the Chairman of the Public Rights of Way Committee who had been a consultee on both of the applications, however had he had not discussed the applications or made any comments on them.

It was noted that all Members had received email correspondence in respect of application 19/4578W.

To approve the minutes of the previous virtual meeting held on 27 January 2021 as a correct record.

RESOLVED

That the minutes of the previous virtual meeting held on 27 January 2021 be approved as a correct record and signed by the Chairman.

A total period of 5 minutes is allocated for each of the planning applications for the following:

·         Ward Councillors who are not members of the Strategic Planning Board

·         The relevant Town/Parish Council

A period of 3 minutes is allocated for each of the planning applications for the following individuals/groups:

·         Members who are not members of the Strategic Planning Board and are not the Ward Member

·         Objectors

·         Supporters

·         Applicants

RESOLVED

That the public speaking procedure be noted.

To consider the above application.

Consideration was given to the above application.

(Councillor J Clowes, the Ward Councillor, Parish Councillor P Jackson, representing Wybunbury Parish Council and Adele Jacques, the agent for the applicant attended the virtual meeting and spoke in respect of the application).

RESOLVED

That for the reasons set out in the report and in the written update to the Board, the application be approved subject to the following conditions:-

1.    In accordance with outline permission

2.    In accordance with approved plans

3.    Submission/approval of facing and roofing materials

4.    Implementation of highway surfacing treatment    

5.    Implementation of landscaping scheme

6.    Implementation of Landscape Management Plan (version 8)

7.    Details of lighting – minimise impact on bats

8.    Submission of strategy to secure features to enhance biodiversity   

9.    Adherence to submitted Arboricultural Impact Assessment

10. Submission of a detailed Construction Specification/ Method Statement to mitigate impact on trees

11. Details of layout and specification of allotments   

12. Design detail, specification and implementation of MUGA, NEAP and play      area/features  

13. Details of cycle storage details

14. Details of bin storage 

15. Details of specification, width and surfacing of PROW 

16.  Removal of permitted development rights (Part 1 Classes A-E)

17. Establishment of a Liaison Group

18. Additional Landscaping/planting / scheme around play areas / POS

19. Submission of a Construction Management Plan

In order to give proper effect to the Strategic Planning Board’s intent and without changing the substance of its decision, authority is delegated to the Head of Planning in consultation with the Chairman (or in their absence the Vice Chairman) to correct any technical slip or omission in the resolution, before issue of the decision notice.

(Prior to consideration of the following application the virtual meeting was adjourned for a short break).

To consider the above application.

Consideration was given to the above report.

Parish Councillor Paul Morgan, representing Goostey Parish Council, Councillor Andrew Kolker, the Ward Councillor, Dr Ken Morris, an objector and Lynn Jones, the agent for the applicant attended the virtual meeting and spoke in respect of the application).

RESOLVED

That the application be refused for the following reason:-

It has not been demonstrated that the proposal is essential in order to expand or redevelop the business and cannot reasonably be located on a site within an existing settlement as per the requirements of CELPS policy EG1, EG2, CO1 and SD1; and as such it has not been demonstrated that the proposal falls within any of the exceptions set out in Policy PG 6 of the Cheshire East Local Plan Strategy and Policy PS8 of the Congleton Borough Local Plan First Review, for development in the Open Countryside.

In order to give proper effect to the Strategic Planning Board’s intent and without changing the substance of its decision, authority is delegated to the Head of Planning in consultation with the Chairman (or in their absence the Vice Chairman) to correct any technical slip or omission in the resolution, before issue of the decision notice.

It was noted that the Board’s request for the enforcement team to look at the appropriateness of enforcement action as a matter of urgency should be included within the minutes.

To consider the above application.

Consideration was given to the above application.

(Town Councillor Michael Unett, representing Alsager Town Council and Andy Plant, representing the applicant attended the virtual meeting and spoke in respect of the application).

RESOLVED

That for the reasons set out in the report the application be approved subject to the following conditions:-

1.    Full time limit for Units 1, 2 and 6.

2.    Outline time limit for Units 3, 4 and 5.

3.    Reserved matters to include appearance, landscape and layout.

4.    Approved plans.

5.    The occupied buildings within the development shall be designed to ensure that structure and façade are designed to resist the peak accidental explosion hazard to the building without exceeding a Minimal Hazard response condition.  The explosion hazard varies across the development.  For the nearest building, Unit 2, the peak hazard equates to a shock front with a peak overpressure of 11kPa with a 121ms duration.

6.    Prior to commencement of the construction of any of the buildings, the design calculations, drawings and other submitted information for the primary building frames and façades shall be submitted to and approved in writing by the LPA, in consultation with the HSE.  Development shall be carried out in accordance with the approved details.

7.    Prior to first occupation of any of the units, the ghost right turn lane at the southern access to the site shall be provided and available for use.

8.    Prior to first occupation the car park links to units 1 and 2 to the northern access road shall be provided and available for use.

9.    Prior to first occupation of any of the units, the combined pedestrian/cycle route shall be provided and available for use.

10.External lighting in accordance with the submitted external lighting details.

11.Method statement for the control of non-native invasive plant species.

12. Protection of nesting birds.

13. Strategy for the inclusion of features to enhance biodiversity including nesting birds, roosting bats, gaps for Hedgehog movements, brash/deadwood piles and native species planting.

14. Any future reserved matters application for units 2,4 and 5 to be supported by a strategy for the inclusion of features to enhance biodiversity including nesting birds, roosting bats, gaps for Hedgehog movements, brash/deadwood piles and native species planting.

15.Compliance with the submitted tree protection measures.

16.Arboricultural Method Statement.

17.Any reserved matters application to be supported by an Arboricultural Impact Assessment, Arboricultural Method Statement and Tree Protection Scheme.

18.Development in accordance with the Flood Risk Assessment.

19.Detailed drainage/design strategy to limit surface water run off.

20.Foul and surface water drained on separate systems.

21.Updated Remediation Strategy (contaminated land).

22.Verification Report (contaminated land).

23.Soil and soil forming materials for soft landscaping areas to be tested and verified.

24.If, during the course of development, contamination not previously identified is found to be present, no further works shall be undertaken in the affected area and the contamination shall be reported to the Local Planning Authority as soon as reasonably practicable (but  ...  view the full minutes text for item 84.

To consider the above application.

Consideration was given to the above application.

(Parish Councillor Kathy Doyle, representing Peover Superior Parish Council, Cheflord Parish Council, Ollerton with Marthall Parish Council and Snelson Parish Council, Ron Coghill, representing the applicant and Harry Bolton, the agent for the applicant attended the virtual meeting and spoke in respect of the application).

RESOLVED

That for the reasons set out in the report and in the verbal update to the Board, the application be approved subject to the completion of a Section 106 agreement in consultation with the Chairman and Vice Chairman regarding the travel plan and securing the following:-

And subject to the following conditions:-

1.    Time (Phase 1)

2.    Time (Phase 2)

3.    Submission of reserved matters to include scale (Phase 2)

4.    Reserved Matters application made within 3 years (Phase 2)

5.    Plans (For each phase, including phasing plan)

6.    Prior Submission/approval of CEMP to include a) appropriate routes for construction (Highways) b) measures to prevent bird attraction (Manchester Airport) and c) measures to ensure that the construction works (including construction traffic) do not adversely impact upon the listed buildings (Heritage) (Each Phase)

7.    No increase in Parking Spaces hereby approved

8.    Submission/approval of facing, roofing and hard surfacing materials (Phase 1)

9.    Submission of facing, roofing and hard surfacing materials with Reserved Matters (Phase 2)

10. Submission/approval of an updated soft landscaping scheme and planting plan to include; a) the habitat creation detailed in the submitted Biodiversity Net Gain Assessment, b) tree loss mitigation (Phase 1) and c) updated design of proposed ‘kitchen garden’ informed by understanding of Radbroke Hall Site

11. Landscape implementation (Phase 1)

12. Submission/approval of levels details (Phase 1)

13. Submission/approval of a finalised tree removals and retention plan (Phase 1)

14. Submission/approval of a tree protection plan (Phase 1)

15. Submission/approval of an arboricultural method statement (Phase 1)

16.  Submission/approval of an engineer designed surface locations and specification (Phase 1)

17. Implementation of Great Crested Newt Method statement

18. Implementation of Bat Mitigation

19. Implementation of Bluebell mitigation statement

20. Submission/approval of external lighting details (Each Phase)

21. Existing ponds excluded from SUDS

22. Nesting birds (Each Phase)

23. Submission/approval of Ecological Enhancement Strategy

24. Submission/approval of a 30 year habitat management plan

25. Provision of electric vehicle charging infrastructure

26. Submission/approval of a Phase II contaminated land report

27. Submission/approval of a contaminated land verification report

28. Submission/approval of a soil verification report

29. Works should stop if contamination is identified

30. Submission/approval of an overall detailed strategy/design limiting surface water run-off and an associated management/maintenance plan

31. Development shall be carried out in accordance with the submitted FRA, Outline Drainage Strategy and SUDS strategy

32. Submission/approval of a surface water drainage scheme (Phase 1)

33. Surface water drainage scheme shall be submitted with Reserved Matters (Phase 2)

34. Foul and surface  ...  view the full minutes text for item 85.