Agenda item

To consider the above planning application.

Consideration was given to the above application.

(Councillor Mick Warren (Ward Member), Mr J Harness (Objector) and Mr C Jones (Agent) attended the meeting and spoke in respect of the application).

RESOLVED:

That for the reasons set out in the report the application be REFUSED for the following reasons: 

1. Due to the size, scale, bulk, siting and orientation of the proposed development it results in the overdevelopment of a heavily constrained site. The three-storey form, singular large massing and volume is considered to be visually prominent and overbearing in the wider area from Jodrell Street, Pearson Street and Swettenham Street vistas in particular in comparison to that insitu. The built form including hard-landscaping to external amenity space ratio does not reflect themes of similar residential developments in the area, nor the quantum of built development proposed and future needs of occupants, visitors and staff regarding provision of adequately proportioned and well-positioned, on-site external amenity space. The mitigatory 3.5m timber screening for external plant to the north of the site would be prominent and unsightly and be detrimental to the character of the site and immediate area visible from Swettenham Street and Goodall Street. Dues to the scale of the development it fails to provide for 1no. ambulance/drop-off/pick-up bay to serve the development which includes specialist care for all ages including the elderly/older persons. The development is considered to be contrary to policies and guidance SD1, SD2, SE1, SE2 and SE4 of the Cheshire East Local Plan Strategy 2017, GEN1, ENV5, HOU2, HOU10 and INF3 of the Site Allocations and Development Policies Document 2022, the Cheshire East Design Guide SPD and Housing SPD.

2. The development is considered to result in overbearing impacts and loss of  privacy to rear habitable rooms and external amenity/garden areas of existing properties on Swettenham Street and Pearson Street due to the three-storey scale, siting and orientation of the proposed new building. The development is considered to be contrary to policies and guidance: SE12 of the Cheshire East Local Plan Strategy 2017, ENV15, HOU2, HOU10, HOU12 and HOU13 of the Site Allocations and Development Policies Document 2022 and the Cheshire East Design Guide SPD.

3. There is insufficient information to ascertain the impact of the development on off-site trees. The proposals are considered to be contrary to policies SD1, SD2 and SE5 of Cheshire East Local Plan Strategy 2017 and ENV6 of the Site Allocations and Development Policies Document 2022.

In the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add Conditions and/or Informatives or reasons for approval prior to the decision being issued, the Head of Planning has delegated authority to do so in consultation with the Chair of the Northern Planning Committee, provided that the changes do not exceed the substantive nature of the Committee’s decision.

During consideration of this item Councillor Mannion declared that he was a member of the Cheshire Fire and Rescue Service and that he had followed the Grenfell Tower inquiry with interest.