Development Control 131207

DEVELOPMENT CONTROL COMMITTEE

13 DECEMBER 2007

PRESENT: Councillor M A Hollins, Chair; Deputy Mayor, Councillor M A Martin; Councillors D H D Charlesworth, W S Davies, R E Dodd, B H Dykes, C Goff, M Roberts, J I Stockton, C G Thorley and J Wright

IN ATTENDANCE (FOR PART OF THE MEETING): Councillors G Griffiths and J Hammond

DECLARATIONS OF INTEREST

57 Although not a member of the Committee, Councillor Hammond declared a personal interest in item 2 (P07/1103) as Chairman of the Gutterscroft Community Centre. He also declared a personal interest in items 9 (P07/1393), 10 (P07/1401) and 11 (P07/1431) as a member of Haslington Parish Council.

(Note: All the above declarations were made in respect of the planning applications lists.)

MINUTES

58 RESOLVED: That the Minutes of the meeting held on 15 November 2007 be approved as a correct record.

APPLICATIONS UNDER THE TOWN AND COUNTRY PLANNING ACT 1990

59 The Borough Planning Officer submitted the following applications for determination.

1. P07/0749 Outline Application for Demolition of Existing Dwelling

and Erection of Three Dwellings, 306 Newcastle Road, Shavington for Mr & Mrs S Odams

APPROVED: Conditions

1 Standard

2 Plans

3 Means of access to be constructed in accordance with the approved plan

4 Details of access, parking and manoeuvring to be submitted

5 Drainage details

6 Materials

7 Boundary treatment

8 Landscaping scheme

9 Landscaping scheme to be implemented

10 Minimum of two parking spaces per dwelling

11 Proposed properties to be no more than two storey high

12 No permission is granted for the indicative layout plan

13 The development shall be constructed in accordance with the mitigation measures as detailed in the Protected Species Survey

2. P07/1103 Demolition of the Existing Buildings and Construction of 44 Dwellings and Associated Works, Land off Gutterscroft, Haslington for Mr R Dyson

DEFERRED: Reason

At the officer’s request for further discussion in relation to the provision of affordable housing.

3. P07/1242 Change of Use to B2 (General Industrial), Units 1 & 2 Tricketts Lane, Willaston for Mr S Savas

APPROVED: Conditions

1 Standard

2 Approved plans

3 Opening hours 0800 – 2300

4 Delivery only – no direct retail to public

5 No other use permitted within B2

6 No vehicular deliveries after 11pm

4. P07/1285 Three Storey Council Office Building Including Ground

Floor One Stop Shop Facility, Existing Car Park and Storage Units for Public Market on Land at Heath Street, Crewe for Modus Properties

APPROVED: Conditions

1 Standard

2 Materials

3 Fenestration details

4 Landscaping details

5 Landscape implementation

6 Cycle storage details

7 Drainage details

8 Disabled parking provision within revamped Lyceum Square

9 Sewer easement

10 Approved plans

5. P07/1295 Extension to Existing Production and Despatch Facilities New Primebake Ltd, Whitchurch Road, Newhall for New Primebake Ltd

DEFERRED: Reason

Application fee outstanding.

6. P07/1321 Demolition of Existing Building and Construction of a Detached Three Storey Building Comprising of Ten Apartments (Resubmission of P06/0741), Existing Car Cleaning Site and Offices, Wistaston Road, Crewe for Maddocks Broady Construction Ltd

REFUSED: Reasons

1 The proposed site is in close proximity to a railway line to the north of the site. The noise and vibration assessment submitted as part of this application fails to identify the precise acoustic attenuation measures required. In accordance with PPG24 the proposal site is a Category C site and therefore the acoustic attenuation measures need to be submitted as part of the application. In the absence of this information, to allow this development would be contrary to Policy BE.1 (Amenity) of the Borough of Crewe and Nantwich Replacement Local Plan 2011 and PPG24.

2 Notwithstanding the submitted application and supporting information, the proposal fails to adequately justify the loss of an employment site. In particular no attempt has been made to market the site for purposes in order to retain this employment site. To allow the development would be contrary to Policy E.7 (Existing Employment Sites) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

7. P07/1371 Amenity Block Extension and New Storage Building with External Works, Chesapeake Plastics, Gateway, Crewe for Lamont Commercial Ltd

APPROVED: Conditions

1 Standard

2 Plans

3 Materials

4 Landscaping submitted

5 Landscaping implemented

6 Surfacing materials

7 Drainage

8 Covered cycle racks

9 Travel plan

10 No outside storage

11 Car parking provision

12 Boundary treatment

13 Personal to Chesapeake Plastics

8. P07/1383 Pair of Semi-Detached Dwellings, 19 Osborne Grove, Shavington for A M & M G Dodd

APPROVED: Conditions

1 Standard

2 Materials

3 Plans

4 Obscure glazing

5 Access to be to Cheshire County Council specifications

6 All permitted development rights removed

7 Surfacing materials

8 Drainage

9 Boundary treatment details

10 Car parking, access and visibility to be retained along Osbourne Grove

9. P07/1393 Front Ground Floor Extension, Pitched Roof to Replace Existing Flat Roof, Rear Conservatory and Extension and a Detached Garage, 4 Lyton Grove, Haslington for P M Cavell

DEFERRED: Reason

For further negotiation regarding siting of the garage.

(Note: In accordance with Procedure Rule 26(2), Councillor Hammond spoke on the application having given the required notice.)

10. P07/1401 Conversion of Existing Workshop/Offices (B1) to Form Single Dwelling, Rear of Sandycroft, 204 Crewe Road, Haslington for Mr D Beecroft

DEFERRED: Reason

For a site inspection and to allow further discussion regarding loss of an employment site.

11. P07/1431 Outline Application for Proposed Office Development, Duchy Area B, University Way, Crewe for Duchy of Lancaster Office

APPROVED: Conditions

1-3 Standard

4 Reserved matters application(s) to include details of finished levels in buildings and for parking areas with cross sections through the site and access road

5 Permission for B1 office use only

6 No permission for floor areas specified in the application, no permission for a three storey building on the eastern part of the site, close to the conservation area

7 Access

8 Parking

9 Cycle parking

10 Bin storage

11 Landscaping

12 Implementation and maintenance of landscaping

13 Tree protection

14 Floor risk measures

15 No development adjacent to Valley Book or on areas of tree planting adjacent to University Way

16 No works for servicing on area of Valley Brook to be carried out between 1 March and 31 August in any year

17 Any servicing works to Valley Brook to provide for vegetation around area to be cleared to protect Water Voles

18 Travel plan

19 Oil interceptors

20 Scheme for sustainable drainage and details of surface water regulation to be submitted, approved and implemented

21 Lighting

(Note: In accordance with Procedure Rule 26(2), Councillor Hammond spoke on the application having given the required notice.)

12. P07/1481 Erection of New Office Development with Associated Parking Facilities and Landscaping to include 2 No. Two Storey Units and 1 No. Three Storey Unit Providing a Flexible Mix of Office Spaces, Plot 1 Crewe Business Park, Electra Way, Crewe for Pochin Development Ltd

APPROVED: Conditions

1 Plans (including reference to amended plans)

2 Materials

3 Landscaping

4 Implementation and maintenance of landscaping

5 Planting of Silver Birch to replace Lombardy Poplar

6 Tree protection

7 Access

8 Great Crested Newt fencing

9 Bat and Bird boxes

10 No boundary treatment, unless first agreed in writing with the Local Planning Authority

11 Car parking

12 Covered secure cycle parking

13 Covered secure parking for two wheeled powered vehicles

14 Bin store

15 Travel plan

16 Oil interceptors

17 Drainage

13. P07/1495 Engineering Works Consisting of the Erection of Five New Foot Bridges and the Demolition of Two Existing Concrete Foot Bridges, Queens Park, Victoria Avenue/Queens Park Drive, Crewe for Crewe and Nantwich Borough Council

APPROVED: Conditions

1 Standard

2 Materials

3 Tree protection

4 Approved plans

14. P07/1501 6 No. Detached Three Storey Dwellings including Garages and 3 No. Four Storey Apartments including Garages, Parking Spaces and Landscaping, Island Sites, Greystone Park, Crewe for A S Developments

REFUSED: Reasons

1 The proposed development is considered unacceptable by reason of its siting on very small constrained pieces of land and also its design which fails to respect or establish a relationship with the existing development. This results in material harm to the character of the street scene. The proposal will fail to respond positively to the existing character of the street scene due to the absence of an active frontage and also due to the design and layout of the new units. The proposal will also divorce visually the relationship between the existing houses on Greystone Park and their car parking areas. The proposal also fails to provide sufficient natural surveillance over the existing and proposed car parking areas. This is contrary to Policy BE.2 (Design Standards) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

2 The proposed development is unacceptable by reason of the severely restricted outlook and sources of light to the principle habitable rooms to blocks 2-7 as well as insufficient amenity space to the future residents of the units within block 1. This would result in an insufficient level of amenity for future occupants and is contrary to Policy BE.1 (Amenity) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

3 The proposal would adversely affect the line of a public sewer and no information has been submitted to demonstrate how this would be overcome. The proposal would therefore adversely affect the access for maintenance purposes. This is contrary to Policy BE.4 (Drainage, Utilities and Resources) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

(Note: In accordance with Procedure Rule 26(2), Councillor Griffiths spoke on the application having given the required notice.)

15. P07/1502 Residential Development, 4 No. Three Storey Town Houses, Land Opposite 112-118 Henry Street, Crewe for Malley Regeneration Ltd

RESOLVED: A) That authority be delegated to the Borough Planning Officer to APPROVE the application subject to receipt of an amended layout and the following conditions -

1 Standard

2 Approved plans

3 Materials

4 Landscaping scheme

5 Completion of approved landscaping scheme

6 Details of boundary treatment

7 Drainage

8 Provision of car parking prior to the first occupation of the building and retention thereof

9 Bins stored at the rear of the building’s footprint

B) If a satisfactory amended layout is not received, authority be delegated to the Borough Planning Officer to REFUSE the application.

16. P07/1507 Erection of Nine Apartments, Associated Car Parking

and Landscaping, Alteration of Vehicular Access, Land and Premises adjacent to 56 Vincent Street, Crewe for Fox Court Developments Ltd

Subject to the completion of a Section 106 Agreement to secure payment of £4,500 towards the provision of the Crewe Town Centre Access Strategy and the receipt of satisfactory amended plans

APPROVED: Conditions

1 Standard

2 Materials

3 Surfacing materials

4 Landscape to be submitted

5 Landscape to be completed

6 Boundary treatment

7 Provide car parking

8 Drainage

9 External lighting

10 Noise mitigation

11 Window reveal

12 Amended plans

13 Contaminated land

14 Bin storage

15 Cycle storage

(Note: In accordance with Procedure Rule 26(2), Councillor Griffiths spoke on the application with the permission of the Committee.)

17. P07/1533 Change of Use of Part Ground Floor and First Floor Social Club to Form 5 No. One and Two Bedroom Flats, The Odd Fellows Social Club, Edleston Road, Crewe for Mr T S Jaspal

REFUSED: Reasons

1 The Local Planning Authority considers that the proposed development would fail to provide adequate external amenity space for communal activities and there is insufficient space for adequate bin storage which would harm the amenities of the residents of the flats and the occupiers of the adjoining premises. The proposal is contrary to Policies BE.1 (Amenity) and BE.2 (Design Standards) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

2 In the opinion of the Local Planning Authority there is insufficient information submitted with the application to fully access whether the premises which currently has a licence for live music will cause a noise disturbance to the occupiers of the proposed development residential development, which is located directly above and adjacent to the stage area. The proposal is contrary to Policy BE.1 (Amenity) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

3 The Local Planning Authority is of the opinion that the ground floor flat is not considered to be acceptable due to the close proximity of the windows in the rear of the unit located adjacent to the fire escape and the smoking area which would result in an unacceptably low standard of amenity for the residents of the new development due to noise and lack of natural light. The proposal is therefore contrary to Policy BE.1 (Amenity) of the Borough of Crewe and Nantwich Replacement Local Plan 2011 and PPS 1: Delivering Sustainable Development and PPS 3: Housing.

4 The Local Planning Authority considers that the position of windows in the first floor flat located centrally above the bar will be detrimental to residential amenity for residents at the flat. This is because the window which is split between bedroom and bathroom provides only a small area of glazing to the bedroom and due to the presence of a brick wall 2.3m away. The living room window is only small and surrounded by built development on all sides. The proposal is therefore contrary to Policy BE.1 (Amenity) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

5 The Local Planning Authority considers that the proposal would result in overlooking from the living room windows in the eastern flat to the properties on Union Street directly opposite due to its fenestration. Furthermore the position of the bedroom window (adjacent to the bathroom) will receive a low level of light due to the proximity of a wall directly opposite which will be to the detriment of residential amenities at the flat. The proposal is contrary to Policy BE.1 (Amenity) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

STREET NAMING: EASON PARK/GROVE/DRIVE, WISTASTON ON LAND OCCUPIED BY 10 & 12 ROPE LANE, WISTASTON

60 The Committee considered the report of the Borough Planning Officer which suggested the name “Eason” followed by “Park”, “Grove” or “Drive” for a development situated on land occupied by 10 and 12 Rope Lane, Wistaston. The name had been suggested by the developer, 3C Developments after a former doctor at Rope Lane Surgery.

It was reported that the Royal Mail had been consulted and had no objection. The Parish Council had also responded, indicating that it favoured the name “Eason Grove”. The Committee was invited to nominate its preferred choice.

RESOLVED: That the name “Eason Grove” be accepted for inclusion in the Local Land and Property Gazetteer.

STREET NAMING: FOX HOLLOW/COVERT, HASLINGTON (LAND OFF CROSS STREET AND TO THE REAR OF 60 CREWE ROAD, HASLINGTON)

61 The Committee considered the report of the Borough Planning Officer which suggested the name “Fox Hollow” or “Fox Covert” for the development on land off Cross Street and to the rear of 60 Crewe Road, Haslington. The name had been suggested by the developer 3C Developments as the site was adjacent to The Fox Public House.

It was reported that, following consultation, the Post Office had no objection to either name. The Parish Council had indicated a preference for ‘Fox Hollow’ as it considered that ‘Fox Covert’ would be confused with other areas within the Parish.

The Committee felt unable to support either name due to the similarity with existing addresses within the borough. It was suggested that the matter be deferred to allow for further consultation with interested parties.

RESOLVED: That further nominations be sought from interested parties; any nomination to be subject to consultation.

STREET NAMING: OAKWOOD DRIVE OR DAMSON DRIVE, NANTWICH (LAND AT THE BEECHES, NANTWICH)

62 The Committee considered the report of the Borough Planning Officer which suggested either ‘Oakwood Drive’ or ‘Damson Drive’ as the name for the development on land at The Beeches, Nantwich. The names had been proposed by the developer, Ploverdale Limited as they were in keeping with the location.

It was reported that the Post Office and the Parish Council had been consulted and had raised no objections; the Parish favouring ‘Oakwood Drive’.

RESOLVED: That the name ‘Damson Drive’ be accepted for inclusion in the Local Land and Property Gazetteer.

PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

63 The Committee received for information the report of the Borough Planning Officer which gave details of the outcome of planning decisions delegated to and determined by the Borough Planning Officer during the period 3 November 2007 to 29 November 2007.

OUTCOME OF PLANNING APPEALS

64 The Committee received for information the monitoring report of the Borough Planning Officer which gave details of the results of the following appeals:

	Application:	P07/0756
	Proposal:	Two Storey Extension
	Location:	Bridge Farm, Baddington Lane, Baddington
	Decision:	Application refused
	Outcome:	Appeal dismissed

EXCLUSION OF PRESS AND PUBLIC

65 RESOLVED: That the Press and Public be excluded from the meeting during consideration of the remaining item on the agenda pursuant to Section 100(A) (4) of the Local Government Act 1972 on the grounds that it involves the likely disclosure of exempt information as defined in Paragraph 6 of Part 1 of Schedule 12A (as amended) of the Act.

UNAUTHORISED WORKS AT HAYCROFT FARM, PECKFORTON HALL LANE, SPURSTOW

66 The Committee considered the report of the Borough Solicitor which sought delegated authority from the Committee to take the necessary legal proceedings in relation to unauthorised works at Haycroft Farm, Peckforton Hall Lane, Spurstow.

RESOLVED: That delegated authority be granted to the Borough Solicitor to take injunction proceedings and/or to issue a Stop Notice as necessary in respect of unauthorised works at Haycroft Farm, Peckforton Hall Lane, Spurstow.

………………………… Chair