PL25/034 PRESENT
Councillors McCulloch, Coan, Dalzell, Hartley, and Lowe.
B Allen (Deputy Town Clerk)
PL25/035 APOLOGIES FOR ABSENCE
Apologies were received from Cllrs Johnson and Mears (personal business).
PL25/036 DECLARATIONS OF MEMBERS’ INTERESTS
No member declared an interest in any item.
PL25/037 PUBLIC PARTICIPATION
Several residents spoke regarding the Booths Hall applications, stating the outline application lacks clarity as development can go anywhere within the red-line boundary and presents an unsympathetic development that would be detrimental to the area. It was stated that the arboriculture assessment shows impact to wooded area W101 but fails to detail improvements, some of the other survey data is outdated as hedgehogs are abundant in the area and one animal was redacted. Concerns were raised over the overuse of the word pruning within surveys which could lead to habitat destruction and loss. It was highlighted that there is a rich wildlife on site and the Neighbourhood Plan policy E3 identifies the site as an area of medium distinctiveness.
Residents asked that the development across the site be two storey and not higher as there were overlooking concerns from proposed three storey buildings and apartments which would impact privacy, and stated the proposal also impacts privacy through environmental degradation of woodland areas.
Residents highlighted concerns over drainage connections stating United Utilities had confirmed no design scheme was available. Residents suggested the proposed location for connections presents significant difficulties and an alternative should be considered. Along with this, residents noted that swales need land to drain into and with the clay substrate the result is a high water-table which would be impacted by development and that it is important to protect Booths Mere from detrimental impact as this drains into the Downs area as well.
Residents also stated that in 2022 the inspectorate deemed there was no additional need regarding housing shortfall and Cheshire East Council have not reassessed the land supply, asking where the need in Knutsford is. Residents spoke about the GP surgery being under resourced, there are no infrastructure upgrades, concerns over school places, and no increase in employment sites but there is a suggested contribution towards 60 King St.
Residents also spoke about the substation application needing an options appraisal is needed. Asking if the proposed location is acceptable, and the application for access, asking why the need for additional parking when the area has significant car parking and the proposed development is car dominated. Residents asked for a boost to active travel, raising concerns over the impact of additional footfall through lime walk in its current state.
Residents expressed their disappointment over the engagement from the applicant and requested further consultation stating Bruntwood have a chance to make improvements to the wider community.
Residents asked for a management plan condition to address the trees and woodland improvements and for significant contributions towards medical centre and traffic management as a result of the proposed development.
The applicant and the planning agent for the applicant spoke regarding Cheshire East Council’s need to maintain a five-year housing land supply and that safeguarded land can be used now to meet the housing need that has been set out by the government. The red-line boundary site encroaches the Green Belt to meet BNG with the aim of improving the grasslands because there isn’t scope on the land parcel but the land in ownership can be utilised and a parameter plan will be conditioned to limit the developable area. They mentioned that Cheshire East Ecology are satisfied with the extensive suite of surveys and redactions are only included for public copies to protect animals. Cheshire East Council have full unredacted documents, and there will be planning conditions for management plans.
They highlighted that following the Design Guide, two and two and a half storey heights are proposed throughout with three storey buildings being proposed for corners and feature buildings which will also be included in the parameter plan.
That the drainage strategy is influenced by the flood assessment. The proposed swales are designed to deal with the maximum field run-off and are planned to be attenuated, and mains drainage may require a pump.
They stated the GP surgery have made comments and a contribution figure has been set out, but that Bruntwood are happy to capture contributions through s106 and that Bruntwood are a long-time supporter of the cricket club and are considering how to support other offers including rugby.
The planning agent noted there may be a disagreement over the need for housing but there is a need through planning policy.
The applicant and planning agent for the applicant responded to questions from members such as; why Knutsford should take the brunt of the housing land shortage, stating that the housing pot was an allocation which is now larger and everywhere will need to make a contribution but currently Chesire East Council are vulnerable to applications in the Green Belt, and now the Grey Belt; why is the application is not for the larger plan for the site stating there have been discussions regarding the wider amenity of the site and its relationship with the residential scheme, that subsequent phases are further into the future as there are considerations around the removal of unneeded offices, and that the consultation could have been better; How binding the tilted balance is, stating that because the five-year housing land supply is below five years it means the Cheshire East Local Plan Strategy land policies have less weight; and would they plant evergreen species to increase the tree buffer along the rear of Delmar Road, stating they would take this into consideration.
PL25/038 PLANNING APPLICATIONS
25/1468/OUT Outline application for up to 163 houses and apartments including 30% affordable homes, together with associated open space, sustainable drainage works and landscaping. All matters reserved apart from means of access, and application
It was RESOLVED to support the application.
Cllrs McCulloch and Lowe voted against this resolution.
25/1469/FUL Full planning application for new access road to serve housing site, together with parking area to serve existing offices [400 spaces], including associated landscaping, sustainable drainage works and enhancements to facades of existing offices.
It was RESOLVED to raise no objections, but request that the following conditions are applied:
- before the proposed car parking development commences a minimum of the equivalent existing car parking is removed
- the proposed vegetation screening be delivered to meet the minimum appropriate metric and is both native and suitably enhances Booths Mere and the parklands.
25/1583/FUL The erection of a new primary substation to reinforce electricity supply.
It was RESOLVED to raise no objections.
Cllr Lowe abstained from voting on this resolution.
PL25/039 DATE OF NEXT MEETING
It was noted that the next meeting would be held on Monday 28th July at 6pm.