Up to seven homes at Land South Of Coppice Road, Poynton

What was proposed

Permission in principle was sought for up to seven residential dwellings and associated works.

“Application No: 25/4766/PIP Application Type: Permission in Principle Location: Land South of Coppice Road, Poynton, SK12 1SP Proposal: Permission in Principle for a proposed development comprising up to 7 residential dwellings and associated works…”

“The application proposals seek planning permission in principle for the development comprising up to 7 residential dwellings and associated works…”

Officer report

The site and its setting

The site is grazing land south of Coppice Road, accessed through a field gate, within the Green Belt and open countryside.

“The site is accessed via a field gate from Coppice Road.”

“The site and its surrounds are washed over by a Green Belt designation, and is within the open countryside.”

Officer report

Earlier applications

Earlier proposals involved a withdrawn leisure retreat and approved land drainage and infilling works.

“16/6025M: Current vacant land to be developed as a leisure retreat for short term lettings. Comprising of 12 No. Rotunda Lodges with reception building and waterside shelter – Withdrawn 22 February 2017; and…”

“96/1992P: land drains and infill uneven areas of fields – Approved 30 December 1996.”

Officer report

What officers recommended

Officers recommended approval, considering the site grey belt, sustainable, suitable in principle and able to help address housing supply.

“The site does not make a strong contribution to purposes a), b) or d) of the Green Belt as set out at paragraph 143 of the Framework and therefore comprises ‘Grey Belt’ land. The development of the site would not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the area of the plan. The Council cannot currently demonstrate a five-year supply of housing and there is a demonstrable unmet need for the type of development proposed.”

Officer report

What consultees said

The town council objected, while highways, environmental health, United Utilities and airport safeguarding raised no objections; the Coal Authority requested future consultation.

“Poynton Town Council objects to this application as a major incursion into a vulnerable area of the Green Belt. Other issues include an inaccessible and unsustainable site, environmental damage and risk from former coal mine workings. • The application does not comply with any of the exceptions to inappropriate development in the Green Belt listed in policy PG3 of the Cheshire East Local Plan Strategy or Paragraph 154 of the Framework.”

“The development would also not be in a sustainable location and is contrary to paragraph 155(c) of the Framework. The proposal is therefore inappropriate development in the Green Belt. • The Mining Remediation Authority (formerly the Coal Authority) map shows that the site falls within a Development High Risk Area, due to shallow coal mine workings. Risks may include the collapse of foundations, voids near the surface and escape of dangerous coal mine gases.”

Officer report

Who spoke

The ward councillor, a town councillor, an objector and the agent spoke about the application.

The committee’s decision

The committee refused the application against the officer recommendation because it considered the site inappropriate Green Belt development and strongly contributing to preventing urban sprawl.

“That the application be REFUSED against officer recommendation, for the following reasons:”

“Inappropriate development in the Green Belt – site does not meet the definition of Grey Belt and fails paragraph 155 (a) as the site makes a strong contribution to the green belt purpose to check the unrestricted sprawl.”

Minutes