Up to 120 homes at Land At Sandbach Road, Congleton

What was proposed

The application sought outline permission for up to 120 homes, public open space, landscaping and a new access from Sandbach Road.

“The application seeks outline planning permission for a residential development of up to 120 dwellings with public open space, associated landscaping and the formation of new access off Sandbach Road, with all matters reserved except for access.”

Officer report

The site and surroundings

The site is agricultural land beside Congleton, with hedgerows, trees, Loach Brook, public rights of way and nearby housing, a school and highways.

“The application site comprises of agricultural land approximately 5.5 hectares in area, the site slopes down gently from the north-west to the south-east boundaries. It is located immediately off Sandbach Road to the northwest and bound by a watercourse, Loach Brook, to the east and northeast. The site is located adjacent to the settlement boundary of Congleton, which is identified as a key Service Centre in the CELPS.”

“It is irregular in shape and forms a logical extension to the west of Congleton. The site boundaries are delineated by trees, hedgerows and Loach Brook to the east. The site is currently open and free of buildings.”

Officer report

Planning history

There was no recent relevant planning history for the site, while a nearby housing application was later allowed on appeal.

“There is no recent relevant planning history for the site.”

“Nearby relevant planning history of the residential estate to the north, 11/0736C was initially refused (28/07/2011) for the redevelopment of the land for up to 200 dwellings, community facilities and associated infrastructure. This was later allowed on appeal (APP/R0660/A/11/2158727).”

Officer report

What officers recommended

Officers recommended approval because the housing and other public benefits were considered to significantly and demonstrably outweigh the adverse impacts.

“The Council does not have a 5-year supply of housing land which is a significant material consideration which weighs in favour of permitting the development. In accordance with paragraph 11d of the NPPF the decision maker should grant planning permission unless the application of policies in the Framework that protect areas or assets of importance provide a strong reason for refusing the development proposed; or, any adverse impacts of doing so would significantly and…”

“Overall, it is considered that any adverse impacts of allowing the development would be significantly and demonstrably outweighed by the benefits, when assessed against the policies in this Framework taken as a whole.”

Officer report

What consultees said

Most consultees raised no objection, subject to conditions or contributions, while Jodrell Bank objected because of potential telescope interference.

“Lead Local Flood Authority (LLFA) - No objection subject to condition requiring submission of a drainage strategy.”

“Jodrell Bank - Object as a matter of principle due to the increase from the additional potential contribution to the existing level of interference of the telescope.”

Officer report

Who spoke

The agent attended the meeting and made representations about the application.

The committee’s decision

The committee approved the application in line with the officer recommendation, subject to a Section 106 agreement, conditions and informatives.

“That application 25/2500/OUT be APPROVED, as per the Officer recommendation, subject to a Section 106 Agreement to secure the following;”

“1.Time limit for submission of reserved matters (2 years) 2.Commencement within 2 years of approval of last reserved matter. 3. Submission of Reserved Matters 4.Compliance with plans and details 5.Reserved matters application to be supported by revised Arboricultural Impact Assessment, Tree Protection Plan and Method Statement 6.”

Minutes