Minutes of the meeting of the Planning Committee 31st July 2023

PL23/046 PRESENT

Councillors McCulloch, Banks, Dalzell, Johnson, Lowe, and Mears.

B Allen (Planning and Facilities Officer)

PL23/047 APOLOGIES FOR ABSENCE

Apologies were received from Cllrs Coan and Gray (personal business).

PL23/048 DECLARATIONS OF MEMBERS’ INTERESTS

Cllr Mears declared a personal interest in application 23/2693M on the grounds of knowing the neighbour.

PL23/049 PUBLIC PARTICIPATION[1]

A resident spoke about the Strategic Plan Item ENV06-H3, developing an action plan for addressing conservation area management plans, noting the shared actions relate more to the Planning Committee and those on the Environment Committee may not share the same breadth of knowledge.

A representative of the South Knutsford Residents Group spoke about applications; 23/2562M, stating that the garage extension is quite large at roughly double the footprint, although suggested the impact on the Legh Road Conservation Area is neutral, but the proposed street view includes a 2m closed board fence and Yew hedge which may conflict with Knutsford Neighbourhood Plan policies HE3, D1, and D2, and the emerging 2021 conservation area appraisal. The proposal is at odds with split fencing of the neighbours and intends to replace the gate pillars and gate with taller brick columns and a solid wood gate which will conflict with the emerging 2021 appraisal, suggesting the Conservation Officer’s judgement will be required; 23/2685M, stating the proposed hedging above the brick walls instead of fencing will greatly enhance the Legh Road Conservation Area, but the gates are less in keeping with the emerging 2021 conservation area appraisal, and the excavations for the garden room raise concerns over impact within the root protection area of the beech and would need the tree officer’s opinion; and 23/2724M, asking if the conversion is the best use of the space available as per Knutsford Neighbourhood Plan policy H1, because the proposal presents 9 parking spaces with road access onto a busy carriageway, is in setting of the Town Centre Conservation Area and a Grade I listed building, and posed the question of the conversion being for a pair of flats with secure cycle storage instead.

PL23/050 CONFIRMATION OF PREVIOUS MINUTES

It was RESOLVED to approve the minutes of the meeting held on 10^th July 2023

PL23/051 PLANNING APPLICATIONS

It was RESOLVED to submit the comments detailed below.

Application Ref	Address	Application Detail	Town Council Comment
23/2562M	Silvercrag, 9, Leycester Road	Proposed extension of garage to provide an additional parking space with gym and storage area. Alterations to vehicular access to provide new entrance gates with boundary fencing and hedge to front.	The council OBJECTS to the proposal on the grounds the proposed solid gates and closed board fencing are not in keeping with, and detrimental to, the emerging Legh Road Conservation Area appraisal 2021 and do not comply with Knutsford Neighbourhood Plan policies D1, D2, D3, and HE3. The council request the Conservation Officer carefully consider if the elements of the proposal.
23/2415M	5 Rutherford Drive	Demolition of existing orangery and erection of proposed rear single storey extension.	The council raises no objections, subject to neighbour comments.
23/2650M	89 Mereheath Park	Removal of garage and replacement with single storey side extension	The council raises no objections, subject to neighbour comments.
23/2693M	8 St Johns Road	Single storey side extension to extend kitchen and garage	The council OBJECTS to the fenestration style the grounds that style is at odds with the character of the property and does not comply with Knutsford Neighbourhood Plan policies D1, D2, and H3. The council suggest the applicant consider a style of fenestration more in keeping with the character of the property.
23/2685M	The Mount, Parkfield Road	Garden redesign, new driveway, and garden room	The council raises no objections, subject to the Planning Officer and the Conservation Officer being satisfied the height and style of the gates are not detrimental to the Legh Road Conservation Area, and Tree Officer to ensure the development within the root protection zone does not detrimentally impact the Beech.
23/2724M	6 Brook Street	Conversion of existing residential dwelling into offices	The council OBJECTS over concerns over highway safety and congestion issues regarding the site access and egress, and the considers the site is not considered the best site for offices and may be detrimental to the setting of the Knutsford Town Centre Conservation Area and the setting of the Grade I listed building opposite.
23/2739M	13 Tabley Grove	Double Storey side extension	The council raises no objections, subject to neighbour comments.
23/2757M	1 Forester Avenue	Single storey side extension, front first floor extension	The council raises no objections, subject to neighbour comments.
22/0910M	Bramley, Legh Road	Amended Plans: Proposed extensions to dwelling and replacement garage (resubmission of 21/2807M)	The council OBJECTS stating the concerns over the size and mass and fenestration to the side, raised by the conservation officer have not been overcome and are still considered detrimental to the Legh Road Conservation Area. The council suggest the applicant consider a detached garage.

PL23/052 TREE APPLICATIONS

It was RESOLVED to submit the comments detailed below.

Application Ref	Address	Application Detail	Town Council Comment
23/2514T	10, Blackhill Lane	Works to Protected Trees: Quercus Robur marked as T1 on the sketch plan: tree is showing obvious signs of either acute Oak Decline or a fungal issue. with the trees location next to busy primary school and with the recent failure of a limb showing no obvious signs of decay, the customer would like to remove the tree, during the school run this road is tremendously busy with children, parents and vehicles. most of the foliate canopy is now epicormic growth and leaf spread is receding from the tips.	The council OBJECTS to the proposed felling of the Oak on the grounds the tree contributes to the amenity of the area, and insufficient justification has been provided to demonstrate the trees are dead, dying, or diseased. The council requests the applicant submit more detailed information, including photographs. It is possible the tree has a small amount of dieback, but this has not been evidenced within the application, nor does it appear to be a sufficient reason to fell upon inspection. There is no evidence within the application that there are brackets or fungal issues. The council request that the Tree Officer fully inspect the tree and if Cheshire East Council are minded to approve the application, the council requests the Oak is replaced with a suitable replacement species during the next planting season.
23/2543T	60 Goughs Lane	Works to Protected Trees: Tree work to Norway Maple tree to reduce crown by 20%, crown thin and crown raise to 5 metres and Robinia tree to reduce crown by 20% and crown lift to 5 metres	The council raises no objections subject to neighbour comments and to the tree officer being satisfied as to the necessity and methodology of the proposed works.

Application

Ref

Address

Application Detail

Town Council Comment

23/2514T

10, Blackhill Lane

Works to Protected Trees:

Quercus Robur marked as T1 on the sketch plan: tree is showing obvious signs of either acute Oak Decline or a fungal issue. with the trees location next to busy primary school and with the recent failure of a limb showing no obvious signs of decay, the customer would like to remove the tree, during the school run this road is tremendously busy with children, parents and vehicles. most of the foliate canopy is now epicormic growth and leaf spread is receding from the tips.

The council OBJECTS to the proposed felling of the Oak on the grounds the tree contributes to the amenity of the area, and insufficient justification has been provided to demonstrate the trees are dead, dying, or diseased.

The council requests the applicant submit more detailed information, including photographs. It is possible the tree has a small amount of dieback, but this has not been evidenced within the application, nor does it appear to be a sufficient reason to fell upon inspection. There is no evidence within the application that there are brackets or fungal issues.

The council request that the Tree Officer fully inspect the tree and if Cheshire East Council are minded to approve the application, the council requests the Oak is replaced with a suitable replacement species during the next planting season.

23/2543T

60 Goughs Lane

Works to Protected Trees:

Tree work to Norway Maple tree to reduce crown by 20%, crown thin and crown raise to 5 metres and Robinia tree to reduce crown by 20% and crown lift to 5 metres

The council raises no objections subject to neighbour comments and to the tree officer being satisfied as to the necessity and methodology of the proposed works.

PL23/053 PLANNING DECISIONS

The decisions were noted.

PL23/054 DATE OF NEXT MEETING

It was noted that the next meeting would be held on Monday 4^th September at 6pm.

[1] Cllr Lowe entered the meeting.