240 homes at Land North of Dunkirk Way, Norwich Drive, Great Sutton

What was proposed

The application proposed 240 homes with public open space, green corridors, walking and cycling links, landscaping and drainage works.

“The application seeks approval for 240 new dwellings and associated works, including the provision of 2.96 hectares of public open space, incorporating green corridors, pedestrian and cycle links, landscaping and sustainable drainage features (SuDS). The layout has been designed to accommodate existing infrastructure constraints, including overhead electricity lines, a high-pressure gas main and an adjacent oil pipeline.”

“The layout was revised during the course of the assessing the application on account of the presence of the overhead power lines, as well as to secure an improved layout on urban design grounds, and the number of units proposed was reduced from 267 to 240 dwellings as a consequence. The description of the application was revised accordingly.”

Officer report

The site and surroundings

The 12.27-hectare greenfield site lies within Ellesmere Port’s settlement boundary and contains overhead power lines, a gas main and an adjacent oil pipeline.

“The application site comprises a greenfield site within the settlement boundary of Ellesmere Port, which is categorised within the development plan as one of the four principal settlements for new housing development.”

“In terms of notable on site features, there are two sets of high-voltage overhead power lines crossing the site in a north/south direction, linking with the nearby National Grid sub-station at Capenhurst. A high-pressure gas-main crosses the site before running parallel with the western boundary, and an oil pipeline runs outside but adjacent to the site’s eastern boundary.”

Officer report

Earlier planning history

The wider site was allocated for housing, while earlier permissions included 191 homes and an outline scheme for up to 132 homes.

“The wider site has an extensive planning history, having previously been a housing allocation under the former Ellesmere Port and Neston Borough Local Plan (2002) for 350 dwellings; and having been subject to planning approval for 191 no. dwellings in 2017 (Planning Ref: 14/04966/FUL), as listed above.”

“Phase 1 of application ref: 14/04966/FUL has been implemented with approximately 100 no. dwellings built to date by Redrow Homes and this estate is known as “The Pastures” as mentioned in para 1.1 above. This proposal will supersede the extant component of application ref: 14/04966/FUL by delivering the remaining 91 dwellings as part of the overall scheme for 240 homes.”

Officer report

What officers recommended

Officers recommended approval because the site was suitable for housing and conditions and contributions could address highways, drainage, ecology, infrastructure and safety.

“The proposal has been assessed in respect of design, highways, drainage, biodiversity, trees, residential amenity, infrastructure capacity, contamination, flood risk and health and safety matters. Subject to the recommended planning conditions and planning obligations, no unacceptable adverse impacts have been identified in these respects.”

“Some limited adverse impacts have been identified, including the loss of some trees and the fact that the proposed housing mix does not fully align with the Council's most recent evidence of housing need. These matters attract limited negative weight in the overall planning balance.”

Officer report

Consultation and objections

Several consultees raised no objection subject to conditions, while ward members, a parish council and residents objected mainly over highways, flooding and infrastructure.

“Ledsham and Manor Ward Member – Objects to the proposal due to concerns over traffic generation, A5117 congestion, highway safety, affordable housing, flooding, pipeline safety, biodiversity impacts and lack of infrastructure contributions.”

“Concerns that delaying the provision of the A5117 roundabout would create additional highway safety issues. • Increased construction traffic, HGV movements, noise, dust and disturbance to existing residents. • Existing flooding and drainage problems could be exacerbated by the loss of permeable land and additional surface water runoff. • Potential pressure on already stretched schools, GP surgeries, dentists, hospitals and local services.”

Officer report

Who spoke

The agent spoke on the application and Councillor Peter Wheeler spoke as the ward member.

Members’ concerns

Members questioned the affordable housing level and pipeline safety, and were dissatisfied with the information about highway and junction works.

“Members asked why more affordable housing units were not being delivered as part of this development. Officers advised that the viability of the overall scheme, including the constraints on site, meant that officers accepted that the normal policy requirement of 30% affordable units could not be delivered here. Members raised concerns over the development being located in close proximity to a gas pipeline.”

“Members felt that some items such as works to the local road junction at Gates Lane and other related Highways works, should be provided in more detail at this stage. Officers acknowledged that some details were not know in full, owing to the early stage the application was at.”

Minutes