Agenda item

To consider the above planning application.

Note: Councillor S Corcoran (Ward Councillor), Ms A Buxton (objector) and Mr G Clark (on behalf of the applicant) attended the meeting and addressed the Committee on this matter.

The Committee considered a report regarding the above planning application, a written update and an oral report of the site inspection.

RESOLVED

(a)  That, contrary to the planning officer’s recommendation for approval, the application be REFUSED for the following reasons:

1. The proposal involves the development of countryside outside of the Policy Boundary for Sandbach as defined in the Sandbach Neighbourhod Plan 2016. It is also involves development within the countryside as set out in the Congleton Local Plan First Review  2005. The proposal erodes the character of the countryside and undermines the ability of the community to shape and direct sustainable development in their area, contrary to Sandbach Neighbourhood Plan Policy PC3, Congleton Local Plan First Review policy PS8  and the advice of NPPF paragraphs 17, 183-5 and 198. These conflicts significantly and demonstrably outweigh the benefits of the proposal.

2. The future occupiers of the dwelling proposed on Plot 1 would be detrimentally impacted both in terms of visual intrusion and loss of light due to the proximity of the proposed 4 metre high acoustic fence. The development is therefore considered to be contrary to Policy H2 (Design and Layout) of the Sandbach Neighbourhood Plan, Policy GR6 (Amenity) of the Congleton Borough Local Plan First Review 2005 and the NPPF.

3. Insufficient information concerning air quality and noise with specific regard to the development of the smart motorway adjacent to enable the Council to assess the proposals impact upon the amenity and living conditions of future occupiers , contrary to GR1 of the Congleton Borough Local Plan First Review 2005.

(b) That, in order to give proper effect to the Committee’s intentions and without changing the substance of the decision, authority be delegated to the Head of Planning (Regulation), in consultation with the Chairman (or in her absence the Vice Chairman) of Southern Planning Committee, to correct any technical slip or omission in the wording of the resolution, between approval of the minutes and issue of the decision notice.

(c) That, should this application be the subject of an appeal, authority be delegated to the Head of Planning (Regulation) in consultation with the Chairman of the Southern Planning Committee to enter into a planning agreement in accordance with the S106 Town and Country Planning Act to secure the following Heads of Terms for a S106 Agreement:

1.    £5,646.50 to be utilised to fund off site habitat creation/enhancement within the Meres and Mosses Nature Improvement Area. Prior to commencement of development

2.    £23,007.15 towards Public Open Space provision and maintenance (AGS - £2,166.03 - Enhanced provision: £2,166.03 and Maintenance: £4,848.25 (25 years) and CYPP - Enhanced provision: £3,754.37 and Maintenance: £12,238.50 (25 years))

3.    Provision of 4 on-site affordable dwellings - 3 provided as affordable rent and 1 unit as Intermediate tenure. The affordable units should be tenure blind and be provided no later than occupation of 50% of the open market dwellings.

4.    £32,685 towards education Secondary school education provision