Agenda item

To consider the above application.

Consideration was given to the above application.

(Councillor S Gardiner, the Ward Councillor, Debbie Jamison, an objector, Brian Chaplin, representing Knutsford's Nether Ward Community Group (NWCG), Supporter and Stacey Green, the agent for the applicant attended the meeting and spoke in respect of the application).

RESOLVED

(1)       That the application be delegated to the Head of Planning (Regulation) in consultation with the Chairman to approve subject to further negotiation detailing the contribution, terms and triggers for the highway works (to be secured by way of s106 Agreement required for Canute Place to include consultation with Ward Councillors.

(2)       Approval shall be subject to prior completion of a s106 Agreement securing:-

- Provision of 57 affordable units.

- Educational contribution of £91,000 towards SEN places.

- Serviced allotments to be provided

- Recreation open space including a junior playing pitch secured + management

- Public open space on site provision secured

- £60,000 to a signal controlled pedestrian crossing on Northwich Road

- £28,500 towards fitness equipment at Knutsford Leisure Centre

- £191,520 contribution towards bring 3 Knutsford GP practices together, redevelopment or relocation of Annandale Medical Centre

- the negotiated quantum and triggers negotiated under (1) above towards Canute Place highway improvement works.

And subject to the following conditions:-

1. Outline time limit

2. Reserved matters to be submitted, to include landscaping, scale, layout, appearance

3. Phasing plan to be submitted as part of reserved matters

4. Approved Plan and document condition

5. The development hereby permitted shall not commence until a full detailed drainage strategy detailing on and off site drainage works has been submitted to and approved in writing by the LPA. The strategy shall include a detailed maintenance regime of the proposed system. The strategy shall be implemented in accordance with the approved details before completion of the development. Thereafter the drainage system shall be retained, managed and maintained in accordance with the approved details.

6. Foul and surface water to be drained on separate systems.

7. Any future reserved matters application shall be supported by an Arboricultural Impact Assessment and Tree Protection Plan in accordance with para 5.4 and 5.5 of BS5837:2012 Trees in Relation to Design, Demolition and Construction Recommendations.

8. Each phase of the development hereby approved shall incorporate a mix of units of -

- 1 bed and/or 2 bed dwellings – between 10% and 30% of the number of

dwellings

- 3 bed dwellings – between 20% and 40% of the number of dwellings

- 4 bed and/or 5 bed dwellings – between 20% and 40% of the number of

dwellings, and

- a minimum of 5 % of the units shall be bungalows or units for single storey

living.

The 1st reserved matters application shall provide a strategy for the distribution of all the housing across the site in accordance with these parameters. Thereafter the housing on each phase of development shall accord with the housing mix details provided unless otherwise approved in writing by the Local Planning Authority.

9. Major development construction phase environmental management plan

10. At the reserved matters stage a noise impact report shall be submitted demonstrating that the residential properties can achieve:

BS8233:2014:

- Internal ambient noise levels for dwellings and

- Design criteria for external noise

- WHO 1999 Guidelines for Community Noise 45 dB LAmax for inside

bedrooms.

11. Hours of Construction

12. Piling method statement to be submitted

13. Dust control method statement

14. Prior to first occupation, a Residents’ Travel Information Pack shall be submitted to and agreed by the LPA.

15. Electric vehicle charging point for every dwelling with dedicated off road parking.

16. Phase II Ground investigation to be completed.

17. Imported soils to be tested for contamination.

18. Reporting of unexpected contamination.

19. Broadband connection to be made available to all dwellings

20. Any future reserved matters application to be supported by a strategy for the creation of habitat suitable for ground nesting priority bird species. These proposals to be supported by a 10 year management plan. Proposals to include the following unless agreed in writing by the LPA:

-Habitat creation to be located on either arable land or temporary grassland in winter cereal fields with open aspects.

-Habitat creation plots a minimum of 1ha and a maximum of 5ha in size, in fields which must be a minimum of 5ha (or 10ha if woodland forms at least a quarter of the field boundary)

-Creation of the cultivated plots to be completed by 20 March each year

-Plots must be at least 100m away from woods, in-field and hedgerow trees, buildings, overhead power-lines, main roads and public rights of way, and at least 200m away from wind turbines.

-Where natural regeneration covers more than 70% of the plot by 30 April, restoration of suitable bare-ground nesting habitats to be undertaken.

-Habitat creation areas retained until 31 July each year. The agreed strategy to be implemented in full.

21. Updated bat and badger surveys to be undertaken and submitted in support of any future reserved matters application.

22. Reserved matters application to be supported by detailed specification for any additional lighting. Lighting to be designed so as to minimise impacts on wildlife.

23. Reserved matters application landscaping scheme to include planting of fruit trees to provide an additional food source for badgers.

24. Reserved matters application to be supported by submission of a strategy for offsite habitat creation for ground nesting priority bird species.

25. Submission of ecological enhancement strategy – including provision for roosting bats and nesting birds, provision of a wildlife pond and native species planting.

26. Any future reserved matters application to be supported by proposals for the incorporation of gaps for hedgehogs to be incorporate into any garden or boundary fencing proposed. The gaps to be 10cm by 15cm and located at least every 5m.

27. Prior first to occupation of the site, access to be built in accordance with 3654-SK-010 Rev C.

28. Pedestrian and cycle access to be provided to the North of the site.

29. Two storey dwellings to be constructed on the front of Northwich Road.

30. Site access roundabout prior to first occupation

31. Two-storey housing along Northwich Road frontage

32. Pedestrian/Cycle access to the North

(In addition it was noted that an informative would need to be added to the decision to ensure the applicant would be required to enter into a 278 agreement).

In order to give proper effect to the Board’s intentions and without changing the substances of the decision, authority is delegated to the Head of Planning (Regulation) in consultation with the Chairman (or in their absence Vice Chairman) of the Strategic Planning Board to correct any technical slip or omission in the wording of the resolution, including wording of conditions and reasons, between approval of the minutes and issue of the decision notice.

(The meeting was adjourned for a short break).