Strategic Planning Board refusal report:

APPLICATION NO: 25/2194/OUT

LOCATION:

Land west of Moorsfield Avenue and Tollgate Drive, Audlem

PROPOSAL:

Outline Planning Application for a residential development of 116 dwellings (Inc. 35 affordable dwellings) with access included

OFFICER UPDATE

Public Open Space

In terms of the revised indicative plan the POS Officer has commented that she remains concerned about how the buffer zone adjacent to the canal will function due to the topography of the site, but this will be considered at the Reserved Matters stage.

Concern has been raised in terms of the revised location of the pumping station and substation, but these matters are not for consideration at this stage.

The LEAP has been relocated away from the SuDS basins but has limited natural surveillance (one property) and it is not possible to provide a welldrained/flat site for the LEAP in this location without extensive engineering operations and level changes. Based on the indicative plan it is also unlikely that the minimum buffers could be provided.

Other design concerns raised by the POS Officer are matters for the Reserved Matters application.

Highways

The latest figures from the Highways Officer request a contribution of £290,000 towards public transport serving Audlem. This figure will be included within the S106 Heads of Terms.

Ecology

In terms of the priority woodland on the site, the agent for the application has confirmed that the woodland will be ‘retained and unaffected’. Although an updated Ecological Assessment has not been provided to confirm this a condition could be imposed in the event of an approval to secure retention of the priority woodland at Reserved Matters stage.

Recommendation

REFUSE for the following reasons:

1. The proposed development would result in very substantial harm in terms of the landscape impact, the harm to the character and appearance of the area and the loss of existing trees. The application does not demonstrate that the proposed development could be accommodated on the site whilst responding sympathetically to the topography of the site and without the introduction of substantial engineering works/retaining structures. The proposed development would also cause substantial harm to a wide landscape view from Moorsfield Avenue. The benefits of the development would not outweigh the harm and the proposed development would conflict with Policies SE1, SE4, SE5, SD1 and SD2 of the Cheshire East Local Plan Strategy, policies ENV5, ENV6 and GEN1 of the Site Allocations and Development Policies Document, policies D1 and D3 of the Audlem Neighbourhood Plan the NPPF and the Cheshire East Design Guide SPD.

In the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions / informatives / planning obligations or reasons for approval / refusal) prior to the decision being issued, the Head of Planning has delegated authority to do so in consultation with the Chairman of the Strategic Planning Board, provided that the changes do not exceed the substantive nature of the Committee’s decision.