Development Control 200907

DEVELOPMENT CONTROL COMMITTEE

20 SEPTEMBER 2007

PRESENT: Councillor M A Hollins, Chair;

Deputy Mayor, Councillor M A Martin; Councillors D H D Charlesworth,

R E Dodd, B H Dykes, C Goff, J Jones, A Richardson, M Roberts and

C G Thorley

IN ATTENDANCE: Councillors D Brickhill, J V Dwyer, B Evans and M J Weatherill

DECLARATIONS OF INTEREST

34 Councillor Charlesworth declared a personal interest in item 7 (P07/0912) as he was related to the applicant. Councillor Goff declared a personal interest in the same item as a member of Minshull Vernon Parish Council.

Councillors Charlesworth, Dykes, Goff, Hollins, J Jones and Richardson all declared a personal interest in item 15 (P07/1071) as the applicant was a Conservative Party colleague. Councillor Dodd declared a personal and prejudicial interest in the same item as the applicant in question.

Councillor Hollins declared a personal and prejudicial interest in item 22 (P07/1158) as the applicant was her nephew.

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

MINUTES

35 RESOLVED: That the Minutes of the meeting held on 23 August 2007 be approved as a correct record.

APPLICATIONS UNDER THE TOWN AND COUNTRY PLANNING ACT 1990

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

1. P06/1001 Outline Application for the Redevelopment and

Relocation of Existing Garden Facilities, A1 and A3 Retail Units, Construction of Class C3 Residential Development, B1 Office Development, Car Parking and Ancillary Facilities and Associated Infrastructures, Stapeley Water Gardens, London Road, Stapeley for Stapeley Water Gardens Ltd/Mr R Davies

P06/1001

(Cont’d)

A) Subject to the applicant entering into a Section 106 Agreement to secure -

1) The provision of 33% affordable housing on the site with:- a) a minimum provision of 26% for the development of Stapeley Manor site (Phase 1) and minimum provision of 37% on all subsequent phase(s) on the basis that the level of provision for each phase will be identified in the first Reserved Matters application and that the overall position will be 33% and b) one third 1-bed units, one third 2-bed units and one third 3-bed units across the whole site and 50% social rented and 50% shared ownership in all phases of residential development;

2) Phasing of development and submission of a master plan to ensure that the site is brought forward as a mixed use development together with the provision and continuity of the relocated Water Gardens;

3) Commuted payments for off site highway works (to include signage to direct traffic away from Nantwich Town Centre, contributions to the Willaston to Nantwich cycle link, contributions to works for the signalised junction at Wellington Road/Park Road junction, contributions to traffic calming in London Road and Wellington Road, a sum for completion of a cycle link on South Crofts/Monks Lane);

4) The provision of an equipped play space to be provided in the early stages of phase 2, and shared recreational open space and play space in all phases of development. A maintenance scheme for all areas of open space/play equipment to be submitted;

5) A maintenance scheme for ecological mitigation areas;

APPROVED: Conditions

1-3 Standard

4 Access from London Road for residential development only, to be constructed in accordance with Cheshire County Council specification

5 Access for relocated Stapeley Water Gardens and business use to be from Peter de Stapleigh Way, to include details of pedestrian/cycle provision, in accordance with Cheshire County Council specification

6 No road connection between the two access roads

7 Pedestrian/cycle route from access on London Road to traffic lights on Peter de Stapleigh Way to be submitted with first reserved matters application for residential development and construction with no dig construction

P06/1001

(Cont’d)

8 Provision to be made within all development for pedestrian/cycle routes

9 Umbrella Travel Plan for relocated Stapeley Water Gardens and business areas to be submitted with reserved matters application(s) for B1/Stapeley Water Gardens

10 Development in accordance with Drainage Strategy unless otherwise justified by reference to additional requirements by statutory undertakers

11 Development in accordance with Ecological Strategy

12 Two areas shown for wildlife mitigation on south east and south west of the site (outside application area) to be for wildlife mitigation/drainage only and no other purpose

13 Programme of archaeological investigation

14 Strategic planting programme with first application for residential development for whole of residential area

15 Strategic planting programme for whole of relocated Stapeley Water Gardens and business areas with first reserved matters application for such development

16 No trees within the outline application area or areas of mitigation to be felled without prior written approval of Local Planning Authority

17 Landscaping within the relocated Stapeley Water Gardens site and business area to include species and features appropriate for wildlife mitigation

18 Additional tree survey for mitigation areas on land to south west of application area to be submitted with planning application for Great Created Newt pond works

19 Existing planting on the northern site boundary adjacent to Peter de Stapleigh Way to be retained

20 Reserved matters applications to include details of on-site cycle parking at relocated Stapeley Water Gardens and business use developments

21 Residential development not to exceed 5.5 ha and permission for maximum of 150 dwellings

22 No residential development to exceed three storeys in height

23 Business use to be a minimum of 2.5 ha of land and 10,000 sq m floor area

24 Relocated Stapeley Water Gardens to be minimum of 4.3 ha

25 Overspill car parking scheme for relocated Stapeley Water Gardens to include provision for use of office car parking by visitors to the relocated Stapeley Water Gardens development, at peak periods

26 Residential development to include shared recreational open space and shared children’s play space in accordance with provisions of the Borough of Crewe and Nantwich Replacement Local Plan 2011

27 No construction activities to commence until appropriate mitigation measures in place, in accordance with Mitigation Strategy and planning application to be submitted

P06/1001

(Cont’d)

B) Should the Section 106 Agreement not be completed within a period of six months from the date of the Committee meeting a further updating report will be presented to the Committee to explain the position at that time and consider any outstanding issues which may be delaying completion of the Agreement.

(Note: In accordance with Procedure Rule 26(2), Councillors Brickhill and Dwyer spoke on the application having given the required notice.)

2. P07/0144 Erection of 38 Apartments in Two and a Half Storey and

Three and a Half Storey Apartment Building, Former Grounds Maintenance Depot, Dane Bank Avenue, Crewe for Chelford Homes Ltd

REFUSED: Reason

The Local Planning Authority considers the proposal represents an over development of the site by reason of its high density. In addition the Local Planning Authority considers that the parking provision proposed is inadequate for the amount of development and therefore conflicts with Policies RES.3 (Housing Densities), BE.2 (Design Standards) and BE.3 (Access and Parking) of the Borough of Crewe and Nantwich Replacement Local Plan 2011 as well as Planning Policy Statement 3 (Housing).

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

3. P07/0180 Engineering Operations to Enable Use of Land as a

Field, Oakhanger Equestrian Centre, Holmshaw Lane, Oakhanger for Bailey Dyson International Consultants

RESOLVED: That authority be delegated to the Borough Planning Officer to APPROVE the application subject to - i) a satisfactory response from Natural England with regard to impacts on ecology and upon the nearby RAMSAR site at Oakhanger Moss; and ii) the following conditions

1 Standard

2 No restriction on use of menage – no shows, gymkhanas or equestrian events

3 No vehicle parking

4 Drainage

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

4. P07/0182 Change of Use of Part of Existing Building to Stables

and Retention of Olympic Menage (Retrospective Application), Oakhanger Equestrian Centre, Holmshaw Lane, Oakhanger for Bailey Dyson International Consultants

RESOLVED: That authority be delegated to the Borough Planning Officer to APPROVE the application subject to - i) a satisfactory response from Natural England in regard to impacts on ecology and upon the nearby RAMSAR site at Oakhanger Moss; and ii) the following conditions -

APPROVED: Conditions

1 Restriction on use of menage - no shows, gymkhanas or equestrian events

2 Storage of manure

3 Drainage

4 No consent for floodlighting/public address system

5 Hours of operation

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

5. P07/0671 New Agricultural Storage Building, Carters Green Farm,

Jack Lane, Weston for E Witter and Sons

APPROVED: Conditions

1 Standard

2 Materials

3 Plans

4 Drainage

6. P07/0903 Ground Re-profiling and Landscaping, Land adjacent to

Chorlton Lane, Wychwood Park, Weston for Countryside Properties Plc

APPROVED: Conditions

1 To commence development by 31 December 2007 unless otherwise agreed in writing

2 To complete landscaping by 30 April 2008 unless otherwise agreed in writing

3 Maintenance of landscaping

4 Drainage scheme to be submitted for approval to ensure no run off to the highway

5 Scheme for fencing to separate tree planting and grazing areas

6 Bunding to tanks for operation works

7 Plan

8 Hours of operation: 8am – 6pm Monday to Friday, 8am to 1pm Saturday and not at all Sunday/Bank Holidays

7. P07/0912 Erection of Four Poultry Sheds and Extension to

Existing Poultry Unit, Red Hall Farm, Middlewich Road, Leighton for Mr T J Charlesworth

APPROVED: Conditions

1 Standard

2 Materials

3 Landscape to be submitted including buffer zone to Red Hall Wood

4 Landscape to be completed

5 Tree protection and protection of Red Hall Wood

6 No removal of trees

7 Removal of hedgerow outside the bird breeding season only

8 Visibility splay

9 Passing places and new access

10 Work to cease if protected species found

11 Plans

12 In accordance with Environmental Impact Assessment

13 Drainage

14 Permission does not include office

8. P07/0932 Two Single Storey Warehouse Buildings Containing 13

Units, First Avenue, Crewe Gates Farm Industrial Estate, Crewe for Fraylings Holdings Limited

APPROVED: Conditions

1 Standard

2 Materials

3 Landscaping submitted

4 Landscaping implemented

5 Surfacing materials

6 No development within 4m of public sewer

7 Drainage scheme in line with United Utilities comments

8 Boundary treatment

9 Details of covered cycle parking

10 Retention of parking

11 Schedule of approved plans

12 No trade counter facilities

9. P07/0940 Outline Application for Demolition of Existing Building

on Site, Erection of 9 Houses and 60 Bed Residential Care Home, 154 Sydney Road, Crewe for Villafont Ltd

Subject to the response received from Natural England -

RESOLVED: A) In the event that Natural England considers that the application should be refused or if no response is received by 4 October 2007, authority be delegated to the Borough Planning Officer to REFUSE the application on the following grounds -

The Ecological Survey fails to include surveys of ponds completed at the appropriate time of year to detect the presence/absence of Great Crested Newts and the Lesser Silver Water Beetle. If Great Crested Newts are found then further surveys to ascertain the size of population are also required. The submission therefore fails to demonstrate that the favourable conservation status of these species will not be affected and to allow the development would be contrary to Policies NE.5 (Nature Conservation and Habitats) and NE.9 (Protected Species) of the Borough of Crewe and Nantwich Replacement Local Plan 2011, PPS9: Biodiversity and Geological Conservation and Circular 06/2005 also entitled Biodiversity and Geological Conservation.

B) In the event that Natural England raises no further objection authority be delegated to the Borough Planning Officer to APPROVE the application subject to the following conditions:

1 Standard

2 Plans

3 Layout and access as per outline application

4 Access to Cheshire County Council specification

5 Parking

6 Development in accordance with scale parameters

7 Further ecological surveys

10. P07/0951 Two Five Storey Residential Buildings Containing 145

Apartments, Old Manweb Depot, Electricity Street, Crewe for New Wave Developments (Cheshire) Limited

DEFERRED: Reason

To allow further consideration of the financial information and traffic assessment submitted as part of the application.

11. P07/0983 Re-arrangement of Existing Car Park and Erection of 14

Residential Dwellings, Land South East to Bridge Inn, Broad Street, Crewe for Bankside Pubs Ltd

Subject to the outcome of a further assessment relating to access arrangements -

RESOLVED: A) That authority be delegated to the Borough Planning Officer to APPROVE the application subject to i) the receipt of an amended red-edged site plan; ii) notice being served on the relevant land owners; and iii) the following conditions -

1 Standard

2 Balcony screening

3 Removal of all permitted development rights

4 Materials

5 Surfacing materials

6 Landscape to be submitted

7 Landscape to be completed

8 Boundary treatment

9 Provide car parking

10 Drainage details

11 Contaminated land survey

12 Access to be constructed to Cheshire County Council specification

13 Footpath link to front of site

14 Access to 175 Broad Street to be retained

15 Plans

16 Retention and management of the hedgerow and ditch

17 Measures described in the Noise Assessment report to be undertaken by the developer

B) If the information listed in (A) above is not received or there is a negative outcome to the assessment of the access arrangements, authority be delegated to the Borough Planning Officer to REFUSE the application.

12. P07/1001 Demolition of Existing Care Home and Construction of a

Three Storey Care Home Comprising 66 Care Home Beds and 12 Extra Care Apartments and Extra Ancillary Facilities, 20 The Waldrons Old Peoples Home, Brookhouse Drive, Crewe for Belong Construction

RESOLVED: That authority be delegated to the Borough Planning Officer to APPROVE the application subject to i) the receipt of an accurate drawing to show the location of the public sewer; ii) United Utilities withdrawing their objection; and iii) the following conditions –

P07/1001

(Cont’d)

1 Standard

2 Approved plans

3 Materials

4 Landscaping scheme

5 Completion of landscaping scheme

6 Boundary treatment

7 Surfacing materials

8 Bin store details

9 Covered secure cycle parking

10 Contaminated land survey

11 Access to Cheshire County Council specification

12 Drainage details

13 Occupancy of units

14 Communal facilities to be available to the wider community

15 Care strategy

B) Should the conditions set out in (A) be not met, authority be delegated to the Borough Planning Officer to REFUSE the application on the following grounds: i) the proposed development would be sited in close proximity to a public sewer, that requires an access strip to be retained for maintenance and replacement; ii) if an accurate drawing to show the location of the public sewer or an amended layout is not received; iii) objections are retained by United Utilities; iv) lack of a satisfactory amended layout.

13. P07/1011 Three Open Fronted Stock Sheds, Land off Springe

Lane, Baddiley for Mr I M Latham

APPROVED: Conditions

1 Drainage scheme

2 Landscaping submitted

3 Landscaping implemented

4 No external lights

5 Passing bays

14. P07/1047 Certificate of Lawfulness for Existing Use of Retail

Floorspace at Mezzanine Level, Unit 4 Grand Junction Retail Park, Crewe for UBS Global Asset Management (UK) Ltd

RESOLVED: That a Certificate of Lawful Use be issued for the mezzanine floor in the building edged in red on the relevant plan.

(NOTE: Having previously declared an interest, Councillor Dodd withdrew from the meeting.)

15. P07/1071 Change of Use of Barn to Children’s Day Nursery and

New Vehicular Access, Rope Green Farm, Rope Lane, Shavington for Mr R Dodd

APPROVED: Conditions

1 Standard

2 Materials

3 Surfacing materials

4 Retention of hedgerow

5 Tree protection

6 Landscaping to be submitted

7 Landscaping to be completed

8 Closure of existing access

9 Bin storage

10 Cycle storage

11 Access to Cheshire County Council specification

12 Parking provision

13 Visibility splay

14 Windows and doors to be timber framed with minimum 55mm reveal

15 Conservation area roof-lights

16 Conversion only, rebuild confined to areas identified

17 Boundary treatment

18 Bat mitigation measures

19 Nesting birds

20 If protected species found, work to stop

21 Plans

22 Demolition of buildings shown on plans

23 Bat survey prior to works

(NOTE: Councillor Dodd rejoined the meeting.)

16. P07/1094 Four Dwellings and Single Garage, Land Rear of 60, 62 & 64 Dig Lane, Wybunbury for Thomas Jones and Sons

WITHDRAWN

17. P07/1109 Application for Certificate of Lawful Use for Proposed Use: Granny Annexe, 87 Weston Lane, Shavington for Mrs A Wakefield

RESOLVED: That a Certificate of proposed Lawful Use be not certified due to insufficient information being submitted.

18. P07/1124 Four Flats and Redevelopment of Church, Minshull New Road Methodist Church, Minshull New Road, Crewe for Minshull New Road Methodist Church

REFUSED: Reasons

1 The Local Planning Authority considers that the proposal is unacceptable by reason of its layout as it results in a car dominated frontage which allows no space for landscaping. It therefore detracts from the character and appearance of the street scene and fails to create a continuity of development in keeping with its surroundings. The proposal is therefore contrary to Policy BE.2 (Design Standards) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

2 In the opinion of the Local Planning Authority the orientation and siting of the proposed flats in close proximity to the parking area which is also shared by the church, would result in an unacceptably low standard of amenity for the residents of the new development due to noise and light from vehicle movements. The proposal is therefore contrary to Policy BE.1 (Amenity) of the Borough of Crewe and Nantwich Replacement Local Plan 2011 and PPS1: Delivering Sustainable Development and PPS3: Housing.

3 In the opinion of the Local Planning Authority the height and close proximity of the development to the boundary together with the position of the window openings would result in a loss of privacy and light to No. 45 Minshull New Road and 64 Monks Lane and would appear very oppressive when viewed from these properties. This would be to the detriment of their residential amenity and therefore country to Policies BE.1 (Amenity) and BE.2 (Design Standard) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

19. P07/1125 Conversion of Shops/Offices to Four One and Two Bed Flats with Associated Parking, 18 Derrington Avenue, Crewe for Mr S Gerrard

APPROVED: Conditions

1 Standard

2 Materials

3 Bin storage

4 Plans

5 Cycle storage

6 Car parking

7 Window and door details (colour and reveal to match)

20. P07/1140 Sub-Division of Existing Dwelling into Two Flats and Construction of Two Storey Rear Extension Incorporating a Further Two Flats, 48 Madeley Street, Crewe for Mr Hemmings

REFUSED: Reasons

1 The Local Planning Authority considers that the proposed extension by reason of its heights, projection and proximity to the boundary with No. 21 Sherwin Street would have a detrimental impact upon the residential amenities of the occupiers at No. 21 Sherwin Street by reason of its overbearing impact, loss of light and loss of privacy. The proposed development is therefore contrary to Policy BE.1 (Amenity) of the Borough of Crewe and Nantwich Replacement Local Plan 2011.

2 The Local Planning Authority considers that the proposed development by the loss of existing off-street parking and the significant intensification of use of the site will lead to increased pressure for limited on-street parking and potential traffic congestion to the detriment of highway safety and the character of the area. As a result the proposed development would be contrary to Policy BE.3 (Access and Parking) of the Crewe and Nantwich Replacement Local Plan 2011.

21. P07/1142 Sub-Division of Existing Dwelling into Four Flats, 61 Delamere Street, Crewe for Mr & Mrs J Pell

APPROVED: Conditions

1 Standard

2 Plans

3 Bin storage

4 External amenity space

5 Installation

(NOTE: Having previously declared an interest, Councillor Hollins withdrew from the meeting. The Deputy Chairman, Councillor Thorley took the Chair for this item.)

22. P07/1158 Livestock Building, Ridley Bank Farm, Wrexham Road, Ridley for Mr R Latham

RESOLVED: That authority be delegated to the Borough Planning Officer to APPROVE the application subject to: i) the response from United Utilities; and ii) the following conditions -

P07/1158

(Cont’d)

1 Standard

2 Plans

3 Materials

4 Storage of materials during construction

5 Licensed ecologist is contacted in the event of a protected species being found during construction

(NOTE: Councillor Hollins rejoined the meeting and resumed in the Chair.)

23. P07/1161 New Agricultural Livestock Building at Manor Farm, Wilkesley for Dr and Mrs I G Barton

RESOLVED: That authority be delegated to the Borough Planning Officer to APPROVE the application subject to i) the expiry of the consultation period; ii) no material planning obligations being raised; and iii) the following conditions –

1 Standard

2 Materials

3 Plans

STREET NAMING: LAND FORMALLY OCCUPIED BY 320 CREWE ROAD, WISTASTON AND LAND TO THE REAR OF 316 AND 318 CREWE ROAD, WISTASTON

37 The Committee considered the report of the Borough Planning Officer which invited Members to select either “Laurel Place”, “Hollie Place” or “Birch Place” for the development situated on land formally occupied by 320 Crewe Road, Wistaston and at the rear of 316 and 318 Crewe Road, Wistaston.

It was reported that following consultation, the Royal Mail had no objection to any of names suggested by Anwyl Construction (the developer). However, the Parish Council had expressed a preference for the name ‘Hollie’, spelt with a ‘y’.

RESOLVED: That the name “Holly Place” be accepted for inclusion into the Local Land and Property Gazetteer.

PLANNING APPLICATIONS DETERMINED UNDER DELEGATED AUTHORITY

38 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 11 August 2007 to 6 September 2007.

OUTCOME OF PLANNING APPEALS

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

1	Application:	Two storey rear extension
	Location:	The Holtridge, Holtridge Lane, Norbury
	Decision:	Application refused
	Outcome:	Appeal dismissed

2	Application:	Listed building consent for two storey rear extension
	Location:	The Holtridge, Holtridge Lane, Norbury
	Decision:	Application refused
	Outcome:	Appeal dismissed

3	Application:	Sub division of property into two dwellings
	Location:	8 Grenville Close, Haslington
	Decision:	Application refused
	Outcome:	Appeal upheld

………………………… Chair