120-home outline scheme at Land West Of Crewe Road, Shavington, Crewe

What was proposed

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

“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 Crewe Road, with all matters reserved except for access into the site.”

Officer report

The site and its setting

The site is agricultural land in open countryside and the strategic green gap, near Crewe and bounded by hedgerows and trees.

“The site comprises of agricultural land, bound by hedgerows to the north, east, and southern boundaries, with a mix of hedgerows and trees to the west. The site lies within designated open countryside and is also within Willaston / Rope / Shavington / Crewe strategic green gap.”

“The proposal would cause the loss of open countryside and a slight reduction in the Willaston / Rope / Shavington / Crewe strategic green gap. There would be adverse landscape impacts on the character and appearance of the area, however, these impacts could be appropriately mitigated and limited by securing appropriate details of open space and landscaping at the reserved matters stage.”

Officer report

Earlier planning history

There was no recent relevant planning history, while a larger neighbouring scheme was dismissed on appeal in 2015 for green-gap and countryside harm.

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

“To the west planning application 13/2874N was undetermined and subsequently dismissed on appeal on 19 th January 2015 for the following proposal (ref. APP/R0660/A/13/2209335):”

Officer report

What officers recommended

Officers recommended approval because housing, affordable homes and economic benefits outweighed the limited and manageable countryside, landscape, green-gap and agricultural-land harm.

“The proposed development on this site would cause harm. There would be adverse landscape impacts on the character and appearance of the area due to the urbanising effect of the housing within the open countryside. There would also be a slight reduction in the Willaston / Rope / Shavington / Crewe strategic green gap. However, these impacts could be appropriately managed and limited by securing appropriate details at the reserved matters stage.”

“Development of the site would result in the loss of ‘best and most versatile’ agricultural land, however this would largely be Grade 3b. The loss of Grade 3a agricultural land is limited. This carries limited weight against the proposal but needs to also be balanced against the prevalence of agricultural land in Cheshire East.”

Officer report

What consultees said

Most consultees raised no objection, subject to contributions or conditions covering drainage, transport, affordable housing, education, healthcare and ecology.

“Head of Strategic Transport - No objection subject to financial contributions of £100k per year for 2 years (£200k total) for public transport, £120k for PROW/LCWIP improvement to the north, £5k for Highways to assess speed limit amendment against their speed management strategy, secured by s106 along with implementation of S278 works…”

“Strategic Housing - No objection subject 30% of the units being affordable with a tenure split of 65% social or affordable rent and 35% affordable intermediate housing to help meet identified housing needs.”

Officer report

What people said

The parish council and individual objectors cited harm to the green gap, traffic and safety, flooding, services, landscape, wildlife and countryside.

“In light of the above, Shavington-cum-Gresty Parish Council urges Cheshire East Planning to give full weight to the adopted Local Plan, the Shavington-cum-Gresty Neighbourhood Plan, and the protections afforded by Strategic Green Gap policies.”

“Increase in traffic on local road network. • Would exacerbate existing parking concern (When Soccer Centre open) • Increase traffic accidents, already been issues on Crewe Road and Gresty Lane • HGV’s use these roads. • Cars exceed the speed limit on adject roads. • Unstainable location in terms of access to services, would lead to dependence on the car. • Contrary to paragraph 110 of the NPPF • Bus service insufficient, additional services required.”

Officer report

Who spoke at the meeting

The ward councillor, a parish council representative and the agent made representations about the application.

What members considered

Members noted the content of the update report; the minutes record no further debate or individual reasons.

“Members noted the content of the update report.”

Minutes

The committee’s decision

The committee approved the outline application subject to confirmation of the Natural England licence, a Section 106 agreement and conditions.

“That application 25/2405/OUT be APPROVED subject to confirmation of the Natural England Licence, Section 106 Agreement, and the following conditions to secure:”

“1.Time limit for submission of reserved matters 2.Submission of Reserved Matters 3.Compliance with plans and details 4.Reserved matters application to be supported by revised Arboricultural Impact Assessment, Tree Protection Plan and Method Statement 5. Prior to commencement of access works a scheme for the protection of the retained trees, including a tree protection plans and an arboricultural method statement (AMS) 6.”

Minutes