Up to seven dwellings at Land Adjacent To Friths Court, Gregson Lane, Brindle

What was proposed

The application sought permission in principle for up to seven dwellings and associated infrastructure.

“Proposal: Permission in principle application for the erection of up to seven dwellings and associated infrastructure…”

Officer report

The site

The site is grassland pasture at the edge of Gregson Lane, beside Friths Court and open agricultural and Green Belt land.

“The application site is located within the settlement area at Gregson Lane, at its eastern edge with open Green Belt land beyond to the east. The site also includes a sliver of Green Belt within the red edge boundary, to the south east corner of the site.”

“The site itself comprises an open area of grassland pasture surrounded by post and rail fencing. There is a residential development of new build and converted agricultural buildings to the west of the site, known as Friths Court, with open agricultural land to the north, south and east. The character of the area is that of a rural village surrounded by agricultural land.”

Officer report

Earlier applications and conditions

A previous permission required the land to remain open, while an earlier refusal for five to seven homes was later allowed on appeal.

“Prior to the first occupation of any of the approved dwellings the buildings, silos and slurry tank on the land to the east of the application site within the area defined by a blue edge on the approved plans shall be demolished and all arisings removed from the site and this land and the land to the east of Plot 7 within the application site shall be graded and seeded in accordance with a scheme first agreed in writing by the Local Planning Authority.”

“The refusal of the application was appealed against, and the appeal was allowed by the Planning Inspectorate. In setting out the reasons for allowing the appeal the Inspector noted the presence of condition 18 and confirmed that their position was not altered by the existence of a condition on another permission. As such, the Inspector attached limited weight to this planning condition in the assessment of the scheme.”

Officer report

What officers recommended

Officers recommended permission in principle because the proposal was small-scale, in a sustainable location and acceptable in principle, including its limited Green Belt area.

“One of the core principles of the National Planning Policy Framework (the Framework) is that development should be focussed in locations that are sustainable. It is considered that the site is located in a relatively sustainable location with two primary schools, community centre, convenience store, pharmacy, public house, vehicle repair garage, recreational facilities and some access to public transport.”

“The preamble to the policy provides some limited context to the policy wording stating that growth and investment should be confined here (in other places) to small scale infill, in the interests of sustainable development. The proposed development is small scale, being classified as minor development as it would not fall to be defined as major development by the Town and Country Planning (Development Management Procedure) (England) Order 2010.”

Officer report

Objections and consultation

Twelve individuals and the parish council objected, citing the open-land condition, highways, Green Belt, drainage, flooding, infrastructure and other local impacts.

“Representations in objection have been received from 12 individuals. These raise the following concerns: • Condition no.18 attached to planning permission 01/00617/FUL required that the land be retained as open land at all times in the future. • Permission in principle for this site has already been refused. • Highway safety impacts. • Impact on the Green Belt / inappropriate development of the Green Belt. • No need for further dwellings.”

“Local infrastructure is not in place for the land to be developed from a drainage and water perspective with a history of water pressure in the area being a particular problem evidenced by the Fire Service not being able to tackle local fires. • It is unclear whether the popular local schools would be able to cope and there are limited health services available. • The area is known for flooding risks that would be exasperated by the land being developed.”

Officer report

Who spoke

The speakers were an objector, a ward councillor and the agent.

The committee vote

A proposal to defer for a site visit was made, but the committee then voted eight for, one against and one abstention to grant permission in principle.

“After careful consideration it was proposed by Councillor Alan Whittaker, seconded by Councillor Adrian Lowe for the application to be deferred to allow a site visit. It was then proposed by Councillor Debra Platt, seconded by Councillor Russ Green, and subsequently resolved (8 for, 1 against, 1 abstain) that planning in principle be granted.”

Minutes