Up to 130 homes at Land At Manor Farm, Alsager

What was proposed

The outline proposal sought up to 130 homes, with access decided now and other matters reserved for later.

“Application No: 25/3904/OUT Application Type: Outline Planning Location: Land At Manor Farm, Alsager Proposal: Outline application with all matters reserved except for means of access to, but not within, the site for the development of up to 130 dwellings and associated landscaping and infrastructure works.”

“This is an outline planning application for the erection of up to 130 dwellings. Access is to be determined at this stage, and all other matters are reserved.”

Officer report

The site and its history

The 6.6-hectare site is agricultural open countryside beside Alsager, with protected trees and a public footpath; an earlier mixed-use application was withdrawn.

“The site consists of agricultural land which is bound by trees and hedgerows. The are a number of trees which are located to the site boundaries which are protected by a Tree Preservation Order.”

“10/3831C - Demolition of Existing Buildings, Site Clearance & Redevelopment of The Application Site for a Mixed-Use Development to Include Housing, Employment (B1) Small Scale Neighbourhood Retail, Community Uses & Formal & Informal Open Space – Withdrawn 20 th November 2015”

Officer report

What officers recommended

Officers recommended approval because the housing and economic benefits outweighed the identified harms, with impacts addressed through conditions or later approvals.

“The site is located within the open countryside and adjoins the settlement boundary of Alsager. The Council is no longer able to demonstrate a 5-year housing land supply and as such relevant policies concerning the supply of housing should be considered out-of-date (this would include policies relating to the Open Countryside).”

“The impacts in terms of highways, local infrastructure (education, health, PROW and indoor/outdoor sport), ecology, pollution (air quality, contaminated land, lighting), flood risk, archaeology, and amenity can be mitigated or resolved at the Reserved Matters stage or through the imposition of planning conditions. These matters are given neutral weight.”

Officer report

What consultees said

Most consultees raised no objection subject to conditions or contributions, while education, health and sports contributions were identified.

“Head of Strategic Transport: No objection subject to the imposition of conditions and the completion of a S106 Agreement.”

“Education: To alleviate the impact upon education provision the following contributions will be required: - £340,120.00 (SEN)”

Officer report

What people objected to

The town council and 119 residents objected over access, traffic, services, drainage, landscape, ecology, trees, amenity and future development concerns.

“- Against the NPPF paragraphs 111 and 132. - Against the Alsager Neighbourhood Plan Policy H3 Infrastructure and Sustainable Housing Development. - To justify the approval of the application due to lack of Housing Supply is NOT correct as Alsager through a Housing Needs Survey can justify 336 house supply which is sufficient. - Against the Alsager Neighbourhood Plan Natural and Built Environment ‘to protect the quality of existing landscape and wildlife’.”

“- Hallam Land have failed to secure the farmhouse and buildings at Manor Farm and this has resulted in crime and anti-social behaviour. - There is no secondary of relief access. - Loss of TPO trees. Replacement tree planting is not adequate. - The developer owns the entire Manor Farm site, and they have effectively said that they plan to build 1,000 homes on the wider site.”

Officer report

Who spoke

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

The committee’s decision

The committee approved the application subject to a Section 106 agreement and the listed planning conditions.

“That the application be approved subject to a Section 106 Agreement and conditions as detailed below;”

Minutes

The required safeguards

The decision required affordable housing, infrastructure contributions, open space and play provision, access works, environmental measures and later reserved-matters details.

“Standard Outline 1 – Submission of the Reserved Matters within 3 years 2. Standard Outline 2 – Commencement within 3 years of the date of permission or within 2 years of the approval of the last Reserved Matters. 3. Standard Outline 3 4. The Reserved Matters for landscaping shall include: • Replacement tree planting for the trees to be lost as part of this application. • The provision of a LEAP and LAP. • Open Space provision in accordance with SE6.”

“At least 6% of the dwellings in housing developments should comply with the requirement m4 (3)(2)(a) Category 3 of the Building Regulations regarding wheelchair adaptable dwellings. 8. Low emission boiler provision 9. Phase II Contaminated Land report to be provided 10. Contaminated land verification 11. Contaminated land – importation of soil 12. Contaminated land – unexpected contaminated land 13. Construction Management Plan to be submitted and approved 14.”

Minutes