115 homes at Land At Niddries Lane, Moulton, Northwich

What was proposed

The application sought 115 dwellings with associated landscaping, works and infrastructure.

“DESCRIPTION OF DEVELOPMENT: Erection of 115 dwellings and the provision of all associated landscaping, works and infrastructure (Revised Description)”

Officer report

The site

The site was land at Niddries Lane, and it was classified as Grade 3 agricultural land.

“Paragraph 187 of the Framework includes guidance relating to the protection of soils and the importance of the economic and other benefits of the best and most versatile (BMV) agricultural land. BMV agricultural land is defined as land in grades 1, 2 and 3a of the Agricultural Land Classification (which grades land from 1 to 5).”

“Policy STRAT 1 of LP1 seeks to minimise the loss of greenfield land and high-grade agricultural land. Policy DM 44 “Protecting and enhancing the natural environment” of LP2 identifies that soil resources must be protected and used sustainability. The explanation to DM 44 notes that for development proposals on the best and most versatile agricultural land, the Council will consider how significant the agricultural land issues are and the need for detailed field assessments.”

Officer report

Support for the proposal

Two late representations supported the application, including a community-support statement and a housing group’s letter of intent to deliver the scheme.

“Two representations have been received in support of the application, including a statement of community support and a letter of intent from Clarion Housing Group. The former presents a summary of the representations supporting the proposal, while the latter confirms that the said housing group has agreed to deliver this scheme on the ground.”

“The statement of community support presents a summary of representations already received and does not, therefore, raise any new information. Equally, the statement of intent does not materially alter things in terms of the planning balancing exercise set out within paragraphs 6.95 to 6.104 of the published report on this application.”

Officer report

Who spoke

An objector, a parish council representative, the agent and the ward councillor spoke about the application.

Members’ concerns

Members discussed school capacity, footpaths, drainage, flooding, public transport, density, site access and pressure on local infrastructure.

“Members expressed a wide range of concerns regarding: school capacity, connecting footpath surfacing, drainage and flooding, public transport serving the area, density of the development access to the site and the effect on the surrounding infrastructure of Moulton. Officers reassured members that the Councils Highways officers made no objections to the proposed development subject to the conditions proposed within the content of the report.”

Minutes

The votes

Members rejected a refusal amendment, then approved the application with an added request for stronger footpath material.

“An amendment proposal to refuse the application on the grounds of Insufficient evidence submitted to demonstrate the proposed development would make efficient use of land, inadequate access to and from the site for all users of the development, and insufficient information provided regarding surface and foul water waste was not carried with 3 votes in favour, 7 against and one abstention.”

“A proposal to approve the application subject to the conditions contained in the report with an added informative, to request a stronger material such as gravel be used in the footpath was passed by 7 votes in favour, 3 against and one abstention.”

Minutes