20 dwellings at Land Off Knutsford Road Knutsford Road, Chelford

What was proposed

The application proposed 20 homes, including 13 market homes and seven affordable homes, with associated access, landscaping and crossing works.

“Affordable units split: • 4no. one-bedroom flats/apartments in two-storey block as ‘1 Bed Apartments Housetype’. Ground Floor GIA is 52sqm. First Floor GIA is 52sqm. These are proposed as Affordable/Social Rent. • 2no. Handforth type, two-bedroom, two-storey, semi-detached houses. GIA is 70sqm. • 1no. Willow type, three-bedroom, two-storey, semi-detached houses. GIA is 96 sqm. These are proposed as Intermediate (shared equity/shared ownership).”

“The proposals also include an off-site upgrade of the existing Zebra Crossing to the North of the site which the pedestrian access from the site would create pathway to. The upgrade would be to a Puffin Crossing with traffic signal indicators, tactile paving and provision of several new highways signage on approach to the crossing to advise highway users of the crossing.”

Officer report

The site and surroundings

The site was the former market car park beside Chelford, next to existing housing, services, transport links and wooded Chelford Heath.

“The site comprises the former Chelford Market Car Park said to have closed in March 2017 and a small triangular swathe of land off Knutsford Road itself. The site is currently owned by Chelford Farm Supplies who operate from a building and yard to the North of the site also accessed off Knutsford Road.”

“The site will be accessed from Galloway Road and Dexter Place both accessed via Highland Drive which is accessed from Knutsford Road all of which are single lane, dual flow highways with pedestrian pavements either side of the highway. Chelford Local Service Centre boundary lies immediately to the north of the site. Chelford Railway Station is 260m away to the North-East. There are 2no.”

Officer report

Earlier planning history

Earlier permissions included outline and reserved-matters approvals for housing and related works on the wider site.

“20/3607M – Release from Legal Obligations – Amendment to S106 (release the local connection criteria for the Ownership Units) on application 16/0504M – Reserved Matters application for access, appearance, landscaping, layout and scale following application 13/4640M – finally disposed of 11 th October 2023”

“18/5821D - Discharge of Condition 30 Part C on approval 13/4640M - Outline planning application for demolition of existing cold storage depot and development of site and adjacent car park land for a mixed use scheme comprising up to 100 dwellings with associated public open space, pedestrian crossing and relocation of bus stops on Knutsford Road and either up to 603 sqm of B1a business space and or car parking with all matters reserved.”

Officer report

What officers recommended

Officers recommended approval because housing supply benefits, the sustainable location, design and infrastructure contributions outweighed conflicts with safeguarded-land and open-countryside policies.

“Paragraph 11 (d) states ‘where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, granting permission unless: i the application of policies in this Framework that protect areas or assets of particular importance provides a strong reason for refusing the development proposed; or ii any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when…”

“Overall, it is considered that the securing of much needed housing in a next to settlement and sustainable location that is of good design quality provides sufficient justification to outweigh the policy conflicts concerning open countryside/safeguarded land.”

Officer report

What consultees said

Following revisions, consultees generally raised no objection subject to conditions and contributions, including for drainage, highways, education, open space and ecology.

“Lead Local Flood Authority – no objections subject to conditions to secure the Detailed Drainage Scheme as submitted…”

“ANSA Greenspace – no objection subject to securing: financial contributions towards off- site projects concerning play/amenity space £87,838.64 at Mere Court/Chelford Village Hall; ROS for outdoor sport £29,066.20; allotments in Chelford community area at £10,294.20 all to be secured on a prior to commencement of development basis and will have a 20 year spend period in line with Council adopted SPD on Developer Contributions.”

Officer report

What residents and parish said

The parish council objected to the principle, crossing, school, healthcare, highways, utilities, parking and housing mix, while two residents raised access and crossing concerns.

“Detrimental and not offset impacts on local healthcare provision of Chelford surgery as a result of recent and the additional housing development proposed as part of this application. • Concern over use of single existing highways access junction to the site with Knutsford Road creating a hazard to all road users due to existing traffic flow issues and intensified use.”

Officer report

Who spoke

The ward councillor, a Chelford parish councillor and the agent spoke about the application; the ward councillor then left before debate and voting.

The committee decision

The committee delegated approval to the Head of Planning, in consultation with the chair, subject to resolving the section 106 and affordable-housing cascade query and conditions.

“That the application be delegated back to the Head of Planning, in consultation with the Chair of the Northern Planning Committee to APPORVE to resolve the query re. s106 and affordable housing cascade provision, subject a S106 agreement and the following conditions:”

“Green Infrastructure enhancements to the pedestrian pathway connecting site to North with existing Chelford Local Centre. 22. BNG Plan to be submitted; 23. Submission of 30 year Habitat Creation Method Statement and Habitat Management/Monitoring Plan; Education £102,250 50% on commencement of any dwelling and once 50% of dwellings are occupied.”

Minutes