Crematorium and parking at Land At Junction Of A534 And Pitcher Lane, Brereton

What was proposed

The application proposed a crematorium building, memorial garden, parking, footpaths and landscaped grounds on agricultural land.

“This application proposes the change of use of agricultural land and construction of a new building to provide a crematorium, a memorial garden and associated hard surfaces for the requisite car parking for staff and visitors, together with footpaths and extensive landscaped gardens. The overall site area is circa 4.4 hectares, with the majority of this to be devoted to incidental landscaping.”

Officer report

The site

The site is 4.4 hectares of grade 3 pasture in open countryside near Congleton, accessed from the A534 and bordered by hedgerows and mature trees.

“The site is in the designated Open Countryside where there must be an essential need for this type of facility to justify it given this policy of restraint. The main tests of essential need are whether there is a need for new crematoria in the local area, and the suitability of other sites.”

“The application site relates to a parcel of grade 3 agricultural land south of the A534 in the parish of Brereton, approximately 1km from the settlement boundary of Congleton. The site is washed over by the designated Open Countryside but is not in the Green Belt. The levels on site are broadly consistent, although do slightly fall away towards Pitcher Lane at the south east of the site. The site is accessed via a field entrance and gate from the A534 at the north.”

Officer report

Planning history

The officer report states that there is no planning application history for the site on record.

“There is no planning application history of the site on record.”

Officer report

What officers recommended

Officers concluded that there was a need for additional crematorium places, suitable alternatives had been investigated, and permission should be granted with conditions.

“The application has demonstrated that there is a need for new crematoria places and has shown that steps have been taken prior to submission to identify other possible suitable sites but that this site is the only realistic option in light of the requirements of legislation and the availability of land.”

Officer report

Consultation responses

Most consultees raised no objection, subject to conditions where relevant, while Brereton Parish Council objected to the countryside location, landscape and access.

“The main objection is that the proposal goes against Policy HOU01 (3) of Brereton's neighbourhood development plan. "In all other areas of the Parish not defined as lying within the settlement boundaries, no development will be permitted other than in accordance with the policies in this plan and the Cheshire East Local Plan." The application does not lie within any settlement boundary and is therefore in open, rural countryside.”

“The proposal would not be in keeping with Policy ENV01 The Landscape Vision and Development. "Within this area, development which would damage the open or other landscapes character or features so defined will not be permitted." Policy TRA01 transport implications "Where any proposed development would give rise to the need for transport measures, facilities or improvements, accessibility to the site should be assessed and measures taken to improve access to the site by all…”

Officer report

Public views

Around 65 public representations objected on highways, countryside, landscape, flooding, ecology, minerals and need, while supporters cited local need, shorter journeys and design.

“Approximately 65 letters of representation have been received from third parties/members of the public.”

“Objections have been made on the basis of highway safety, highlighting the A534’s accident history and the suitability of Pitcher Lane and Walhill Lane for additional traffic. Some representations also argue the scheme represents inappropriate development in open countryside, conflicting with Brereton Neighbourhood Plan policies, and raise issues around landscape harm, flood risk, ecology, and mineral safeguarding.”

Officer report

Who spoke

The minutes record that the applicant attended and made representations about the application.

The committee decision

The committee approved the application for the reasons in the report, subject to conditions covering the development, ecology, highways, drainage and contamination.

“That for the reasons set out in the report the application be APPROVED, subject to the following conditions:”

“Time Limit 2. Approved Plans 3. Materials 4. Landscaping Scheme 5. Implementation of Landscaping 6. Tree Protection 7. Biodiversity Net Gain 8. Habitat Creation method statement, 30 year habitat management and monitoring plan 9. Great Crested Newt Reasonable Avoidance Measures implementation 10. Updated badger survey prior to commencement 11. Safeguarding of Nesting Birds 12. Safeguarding of retained habitats 13. Ecological Enhancement 14. Highways Visibility Splays 15.”

Minutes