660 homes and neighbourhood centre at Land East Of Middlewich Road, Wistaston, Crewe

What was proposed

Outline permission was sought for up to 660 homes, later living accommodation, a neighbourhood centre, open space, paths, cycleways and associated works.

“Application No: 25/2639/OUT Application Type: Outline Planning Location: Land East Of, Middlewich Road, Wistaston, Crewe, Proposal: Outline planning permission (with all matters reserved except site access) for residential development (Use Class C2 and C3) and a neighbourhood centre (Use Class E(a-f)/F2/Sui Generis), comprising of new dwellings, later living accommodation, public open space, enhancements and amendments to existing footpaths, hard and soft landscaping, new…”

“The application seeks outline planning permission for residential development (Use Class C2 and C3) and a neighbourhood centre (Use Class E(a-f)/F2/Sui Generis), comprising of new dwellings, later living accommodation, public open space, enhancements and amendments to existing footpaths, hard and soft landscaping, new footpaths and cycleways, and associated infrastructure and works, including engineering/drainage (including SUDs) and the demolition of existing…”

Officer report

The site

The 44-hectare site lies southeast of Crewe on Wistaston’s edge, within open countryside and the Strategic Green Gap, with trees, hedgerows, paths and water bodies.

“This sizable (44 hectare) site lies to the southeast of Crewe, on the edge of Wistaston. The site lies to the east of Middlewich Road, with Wistaston Green Road forming part of the northern boundary, (including three properties outside the site boundary) and the wooded area along Wistaston Brook (with FP 4 running alongside) making up the remaining boundary towards the east.”

“The site itself is relatively flat overall, but with some falls to the northeastern area leading down to Wistaston Blook including a partly wooded clough area. Whilst much of the site is open in character and consists of a number of field’s used for pasture, there are a number of hedgerow and tree boundaries within the site. In addition, there are a number of water bodies within and adjacent to the boundary, and two small areas of woodland.”

Officer report

Earlier applications

Earlier applications included an environmental impact screening opinion for up to 250 homes and an adjoining outline housing scheme granted on appeal.

“15/4753S - EIA Screening Opinion for up to 250 dwellings on Land south of, Wistaston Green Road, Wistaston Decision - EIA Required 04-11-2015”

“14/3024N - Outline application for a proposed residential development of up to 300 dwellings, site access, public open space, landscaping and associated infrastructure. LAND OFF CHURCH LANE, WISTASTON Granted on Appeal 14-10-2015”

Officer report

What officers recommended

Officers recommended approval subject to a Section 106 Agreement and conditions because the housing and economic benefits outweighed the identified environmental and heritage harm.

“There are no objections on the grounds of Ecology, the Public Right of Way can be protected, there are no flood risk objections and environmental impacts can all be mitigated. Finally, Section 106 requirements/contributions can address issues of Affordable Housing, Education, Healthcare and off-site sport provision.”

“There are a range of benefits that weigh in favour of the proposal. The NPPF attaches significant weight to housing delivery that meets the needs which the proposal would help address. The construction of a substantial number of dwellings (indicated to be up to 660), including 30% affordable units is provided substantial weight.”

Officer report

Consultation responses

Most technical consultees raised no objection or supported approval with conditions, while the parish council objected to the Green Gap, roads, flooding, wildlife and urbanisation.

“Cheshire Wildlife Trust – Raised a holding objection as they considered insufficient was submitted originally and raised similar matters to the Council’s Ecologist. Following submission of further information, no updated comments have yet been received.”

“It encroaches on the Strategic Green Gap and ignores the Neighbourhood Plan. The proposed entrance to the site will be on a very narrow road that is already badly congested and liable to flooding. The spread of Urbanisation is destroying the character of Wistaston including the good quality farmland used for grass cutting and cattle crazing and should continue to be used to support this agricultural asset.”

Officer report

Residents’ concerns

Around 120 objections raised concerns about open space, farmland, traffic, infrastructure, amenity, biodiversity, flooding, design, construction, pollution and cumulative urban sprawl.

“Approximately 120 letters of objection from residents have been received which raise the following issues: - Loss of open space and agricultural land within the Green Gap. - Highway impacts in terms of increase in track levels and parking, especially down narrow roads. - Loss of amenity with regards to enjoyment of gardens and outdoor spaces. - Insufficient consultation with residents and lack of community engagement.”

“- Concerns about impact on wildlife particularly Barn Owls, Red Kites, Foxes and Badgers, especially within the vicinity of the Joey the Swan area. - Noise concerns for the construction phase. - Premature expansion west of Crewe without proven infrastructure capacity and lack of contribution to Crewe regeneration. - Risks overdevelopment beyond sustainable settlement boundaries.”

Officer report

Who spoke

Ward and parish councillors, two objectors and the applicant’s agent attended and made representations about the application.

The committee vote

Members approved the application as recommended, subject to a Section 106 Agreement and the listed conditions.

“That application 25/2639/OUT be APPROVED as per the officer’s recommendation, subject to a Section 106 Agreement and the following conditions:”

“Prior to occupation the access works and footway/cycle path to be fully completed. Works being delivered via a S278 Agreement. 24. Prior to occupation of the 100th dwelling the improvement scheme at the A530/Rising Sun junction to be fully completed. Works being delivered via a S278 Agreement. 25. Prior to commencement a Construction Management Plan to be submitted and approved by the LPA. 26.”

Minutes