Up to 350 homes at Land At Chapel Lane, Widnes

What was proposed

The application sought outline permission for up to 350 dwellings, public open space, landscaping and associated infrastructure, with access details submitted for approval.

“THE APPLICATION 2.1 The Proposal Permission is sought for the erection of up to 350 dwellings, public open space, landscaping and infrastructure works. The application is made in outline form with Access details submitted for approval and all other matters reserved for subsequent assessment.”

Officer report

The site and access

The vacant 14.38-hectare greenfield site lies east of Chapel Lane, with access proposed from Chapel Lane and emergency routes via Chapel Lane and Sandy Lane.

“APPLICATION SITE 1.1 The Site The site subject of the application comprises 14.38Ha of undeveloped greenfield land. The site is currently vacant The application site forms a Strategic Residential Location SLR8 within Policy CSR(3) and W4 within Policy RD1as defined within the Halton Delivery and Allocations Local Plan policies map. The site is located east of Chapel Lane, north of Old Upton Lane and west of Queensbury Way.”

Officer report

Planning history

The site was an undeveloped parcel of land with no relevant planning history.

“The application site is an undeveloped parcel of land an as a result there is no relevant planning history.”

Officer report

What officers recommended

Officers recommended approval because the allocated housing site was considered sustainable and policy-compliant, subject to conditions and a legal agreement.

“Joint Merseyside and Halton Waste Local Plan (2013) ALLOCATIONS: Strategic Residential Location SLR8 North West Widnes Residential Allocation W4 DEPARTURE: No REPRESENTATIONS: KEY ISSUES: Principle of development, highways, drainage, ecology, developer contributions, residential amenity, affordable housing, contaminated land, open space provision, noise, design RECOMMENDATION: Approve subject to condition and legal agreement. SITE MAP”

Officer report

Main planning issues

The assessment considered the development principle, housing, amenity, open space, ecology, highways, drainage, contamination, noise, waste and climate change.

“It is vital that it should be considered as an integral element of the overall residential layout. The type, location and amount of areas of open space must be one. Policy RD4 ‘Greenspace provision for residential development’, states; all residential development of 10 or more dwellings that create or exacerbate a projected quantitative shortfall of greenspace or are not served by existing accessible greenspace will be expected to make appropriate provision for the needs…”

“A condition is also required relating to construction timings, and dust during construction. The proposed development can demonstrate compliance with Policies CS23, HE7 and GR2 of the Halton Delivery and Allocations Local Plan. Waste Management Policies WM8 and WM9 of the Joint Merseyside and Halton Waste Local Plan are applicable to this application along with policy CS24 of the Halton Delivery and Allocations Local Plan.”

Officer report

Consultees’ views

Consultees generally raised no objections subject to conditions, while the parish council objected to the access, traffic, greenbelt loss, ecology, trees and Sandy Lane impacts.

“As a former Green Belt site, Green Belt mitigation is required, this will be provided by means of significant improvements to the Sandy Lane Public Right of Way, including lighting along Sandy Lane. These improvements will be secured by a legal agreement. Objects on the basis of the use of Chapel Lane as the access – The Parish Council state a preference for access from Queensbury Way.”

“Knowsley MBC KMBC Officers have been working alongside Halton officers and the applicant. Members will be updated in relation to the highway comments. Lead Local Flood Authority No objections subject to conditions Merseyside Environmental Advisory Service Info relating to Bats and ecology submitted mid July, MEAS updated comments still awaited at time of writing report National Grid No objection, informative note required National Highways No objections Natural England…”

Officer report

Who spoke

An objector raised concerns about infrastructure, road safety and traffic, while the applicant’s agent supported approval and described proposed transport and environmental measures.

Committee discussion

Officers said the proposed mitigation would provide safe and suitable access, while members considered that highway objections were not supported by sufficient evidence.

“In response to questions raised by the Committee, officers stated that: • Knowsley Borough Council would need to determine the access for Chapel Lane. In terms of highway numbers, Halton Borough Council wanted to support safety, and based on the evidence provided, there was no proof that there would be a detrimental impact because of the planned traffic mitigation measures that would alleviate traffic issues.”

“In response to additional questions raised by Members, officers stated that: • Statistics provide scenarios not certainties, but the overriding NPPF principle of safe and suitable access to the site for all users is met with mitigation offered. • Mitigation offered includes measures for influencing control of speed as well as improvements to sustainable modes of travel and travel environment.”

Minutes

The vote

After considering the application, updates and speakers’ comments, the committee voted to approve it.

“After careful consideration of the application, updates and comments made by the speakers, the proposal was moved and seconded and the Committee voted to approve the Application.”

Minutes

The decision

The application was approved subject to a legal agreement covering highways, open space, affordable housing, habitat loss and greenbelt compensation, together with conditions.

“That the application be approved, subject to the following conditions: S106 agreement relating to off-site highway works, Open Space, Affordable Housing, habitat loss compensation and Green Belt compensation.”

“Site Waste Management Plan • Site Bin storage, servicing plan and tracking • Details of noise mitigation measures • Hours of construction • Recreational Pressure Home leaflet • Ecology lighting scheme for bats • Bird and Bat boxes • Breeding birds • CEMP/agreement of ecological enhancement features • Drainage Strategy • Drainage Verification • Pedestrian and cycle links • Scheme of speed calming measures • Cycle parking • Vehicle access and parking constructed prior to…”

Minutes