22 affordable homes at Land At Broadhurst Lane, Congleton

The site and surroundings

The site includes No.112 Broadhurst Lane and land behind it, within Congleton’s settlement boundary, beside housing, commercial uses, open land and the River Dane.

“The application site comprises both the plot currently housing No.112 Broadhurst Lane and the land to the rear.”

“The plot is sited with a mixed residential and commercial setting with residential properties to the south and immediate east, commercial uses to the wider east and north and open land to the west.”

Officer report

Earlier planning history

Earlier applications for a detached dwelling, including renewals and amendments, were approved with conditions between 2008 and 2024.

“24/0127C – Approved with conditions / 13-Mar-2024 Proposed new dwelling - Detached house, 4 bedrooms (Renewal of consent ref 20/5254C) The site is currently vacant, the last use of the site was agricultural. The land is not known to be contaminated. There is a hedge/tree on the proposed development site.”

“20/5254C - Approved with conditions / 15-Mar-2021 Proposed Detached Dwelling (Renewal of consent ref 17/5885C)”

Officer report

What officers recommended

Officers recommended refusal because the housing tenure, drainage, highway access and ecological information were unacceptable, and the harm outweighed the benefits.

“The preliminary drainage information appears to extend outside of the site edged in red. As such this would require further BNG assessment/mitigation and additional habitat and protected species surveys. Therefore, insufficient information has been provided in which to consider the full ecological impacts associated with the proposal.”

“2) The proposal does not provide suitable housing tenure split as the development would provide only Intermediate Shared Ownership affordable housing, when there is a clear housing need and policy requirement to provide 5 social or affordable rental properties in this development. The proposal would not therefore provide a mix of housing tenure and is therefore contrary to Policy SC5 of the CELPS and Policy 1 of the CDP.”

Officer report

Official responses

Highways, housing and drainage officers objected, while several other consultees had no objection subject to contributions or conditions.

“CEC Housing – Objection as the development would provide only Intermediate Shared Ownership affordable housing, when there is a clear housing need and policy requirement to provide 5 social or affordable rental properties in this development.”

“United Utilities – No objection subject to condition requiring a details of a sustainable surface water drainage scheme and a foul water drainage scheme…”

Officer report

Residents’ views

Objectors raised highway, flooding, wildlife, infrastructure, access and pedestrian concerns; supporters cited the provision of affordable housing.

“Highways report provided doesn’t reflect the true traffic situation and the proposal will add to existing connection • Proposal will Obstruct to existing one lane access point and no passing points so will obstruct the highway with vehicles having to reserve onto a main road • Development of the site may affect location of power supply for adjacent office • Harm to wildlife • No pre-local engagement has occurred • Impact to river Dane • Lack of infrastructure (schools,…”

“Question the accuracy of the submitted highways report • Concerns about the proposed highways arrangement in relation to the single access track Broadhurst Lane and subsequent backing up onto the main road • Proposed 2 way movement as shown ion the plans is not achievable • Unclear how the visibility splays would be achieved onto the main road • No indication of how the site would be serviced by larger vehicles • No indication of impacts of construction access • Lack of…”

Officer report

Who spoke

A town councillor, an objector and the agent attended and spoke about the application.

The committee’s decision

The committee refused the application for drainage, housing tenure, highway access and heritage-setting harm reasons.

“That for the reasons set out in the report and update report the application be REFUSED for the following reasons:”

Minutes