103 homes at Land East Of Chelford Station, Chelford

What was proposed

The application proposed 103 homes, landscaping, drainage, vehicle access, public open space with play space and a link to Dixon Drive.

“This application seeks full planning permission for the erection of 103 dwellings with landscaping, sustainable drainage, vehicular access off Knutsford Road, public open space including play space, and a non-vehicular link to Dixon Drive. The scheme was originally submitted proposed the erection of 104 dwellings. However, following very minor changes, this has resulted in the loss of one dwelling.”

Officer report

The site and its setting

The 4.9-hectare agricultural site lies east of Chelford, beside the railway, Knutsford Road, the village hall and agricultural land.

“The application site is located to the east of the village of Chelford. It measures approximately 4.9 hectares in size and is ‘safeguarded’ for future development under site CFD 1 'Land off Knutsford Road'.”

“The site is bounded by the A537 (Knutsford Road) to the south, the Manchester to Crewe main railway line to the western boundary beyond which there is residential development (Dixon Drive and a modern residential development on the former Chelford Cattle Market), Chelford Village Hall to the east and agricultural land to the north.”

Officer report

Planning history and land status

The site has no recorded planning history and is safeguarded land, with a small northwestern parcel in the Green Belt.

“The site is within safeguarded land except for a small parcel in the far northwestern corner which lies within the Green Belt. This parcel has been included to facilitate a footpath connection to the existing residential development to the west.”

“The safeguarded land was removed from the Green Belt on adoption of the Site Allocations and Development Policies Document (SADPD) and is designated as Open Countryside.”

Officer report

What officers recommended

Officers recommended approval because housing need, affordable homes, sustainability and transport links outweighed conflicts with safeguarded land and open countryside policies.

“The site is designated as “Safeguarded Land” under site CFD1 in Policy PG11 of the Site Allocations and Development Plan Policies Document (SADPD) and has therefore been identified as suitable for housing to provide for the long-term housing need within the borough. The scheme will provide much needed housing (including affordable properties) at a time when the Council does not have a 5-year land supply. It will also make provision for open space.”

“The proposed development conflicts with open countryside and safeguarded policies, and therefore it constitutes a “departure” from the Development Plan. However, in accordance with sec.38(6) of the Planning and Compulsory Purchase Act, there are material considerations which indicate that development should be approved, namely that the Council does not have a 5-year housing land supply.”

Officer report

What residents said

Around 66 representations objected, citing highway safety, flooding, infrastructure capacity, premature development, environmental harm, design, transport and housing need.

“Flood Risk, Drainage and Water Infrastructure: • There is regular flooding on Knutsford Road outside the village hall and adjacent properties • Site and surrounding land already flood, and development would further raise the water table and worsen off‑site flooding • Inadequacy of existing foul drainage capacity • Area suffers from low water pressure • Proposed SuDS would not address flooding…”

“Capacity of Local Services and Infrastructure: • Chelford Primary School is full • Chelford Surgery at capacity, with no physical space for further expansion • Parking regularly overflows onto surrounding streets, creating safety issues • The Chelford Surgery Patients’ Representative Group has submitted a detailed objection stating that the surgery cannot accommodate additional patients without a new building funded by the developer…”

Officer report

Who spoke

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

Members considered the update

Members noted the content of the update report before deciding the application.

“Members noted the content of the update report.”

Minutes

The committee approved it

The committee resolved to approve the application subject to a Section 106 agreement and planning conditions.

“That application 25/1584FUL be APPROVED subject to S106 Agreement to secure the following;”

Minutes

Agreement and conditions

The decision secured affordable housing, education, healthcare, sport, open space and rights-of-way contributions, alongside 35 planning conditions.

“50% Prior to first occupation 50% at occupation of half the final dwellings S106 Amount Triggers Affordable Housing 30% (65% Affordable Social Rent / 35% Intermediate)”

“Outdoor Sports Provision £159,864.21 for use in line with councils PPOSS 50% Prior to first occupation 50% at occupation of half the final dwellings Public Open Space Private Management Company for Areas of Open Space on site Allotment provision commuted sum of £59,948.46”

Minutes