Land to the rear of Fiveways Sandy Lane Cranage WA16 9LD

www.srushton.co.uk

10 Princess Street, Knutsford Tel: 01565 757000 Fax: 01565 757001 WA16 6DD Email: [email protected]

An excellent single building plot with planning permission for a large

detached family house of 3500 square feet situated in a desirable semi- rural location between Knutsford and

th Planning permission was granted on the 14 November 2014 by East Cheshire Borough Council ref 14/2867C

Cranage is sit uated midway between Knutsford and Holmes Chapel and there is some lovely surrounding countryside for walks and riding. The nearby town of Knutsford is an extremely pretty town with narrow part-cobbled streets. It offers a range of day to day shopping facilities and has an abundance of restaurants, brassieres and other eateries to which people travel from far around. The town is also conveniently situated for the motorway network, being about 2½ miles to the M6 at junction 19. The M56 is about one mile further afield, providing access to Manchester city centre, Manchester International Airport and to the west, and North Wales.

Directions: from Knutsford follow the A50 out of town for about one and a half mile, turning right onto the Lower Peover Road signed for Lower Peover and . Proceed through the village and a further mile or so to the T - junction with the Three Greyhounds Pub on the right hand side. Turn left here onto road and proceed for two thirds of a mile turning left into Sandy Lane where the site can be seen after a short distance on the left hand side.

PLEASE NOTE These particulars are published as a guide to the property, but their accuracy is not guaranteed. Neither the particulars nor any statement made by or on behalf of Stuart Rushton & Company is intended to form part of a cont ract of sale or warranty.

Julia Ashall, Development Management Jay Ashall Associates PO Box 606 108 London Road Municipal Buildings Holmes Chapel Earle Street Crewe Cheshire CW1 9HP CW4 7BD email: [email protected]

DECISION NOTICE

Application No: 14/2867C

TOWN AND COUNTRY PLANNING ACT 1990 (AS AMENDED)

Particulars of Development Construction of new house

Location Sandy Lane, Cranage, Knutsford CW4 8HR

For Helen Edwards

In pursuance of its powers under the above Act, the Council hereby GRANTS planning permission for the above development in accordance with the application and accompanying plans submitted by you subject to compliance with the conditions specified hereunder, for the reasons indicated:

1. The development hereby approved shall commence within three years of the date of this permission.

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by s51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby approved shall be carried out in total accordance with the approved plan numbered; 922 L01, received by the Local Planning Authority on 11th June 2014, approved plans numbered; 922 101 Rev F, 922 102 Rev F and MY407/FWG/TREE/02D, received by the Local Planning Authority on 11th June 2014 and approved plan numbered; 922 103 Rev G,

14/2867C/PDN1Fapcon(CE)/131 received by the Local Planning Authority on 1st July 2014.

Reason: For the avoidance of doubt and to specify the plans to which the permission relates.

3. No development involving the use of any facing or roofing materials shall take place until details of all such materials have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details unless any variation is agreed in writing by the Local Planning Authority.

Reason: To ensure that the external appearance of the building is acceptable and to comply with Policy GR2 of the Borough Local Plan First Review 2005.

4. No development involving the use of any surfacing materials shall take place until details of all such materials have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details unless any variation is agreed in writing by the Local Planning Authority.

Reason: To ensure that the external appearance of the site is acceptable and to comply with Policy GR2 of the Congleton Borough Local Plan First Review 2005.

5. The first-floor side window on the drawing of the north facing side elevation of the hearby approved dwelling shall be permanently glazed in obscure glass and shall be top-hung opening only. The fenestration shall be installed in accordance with the approved details.

Reason: To protect the residential amenities of the occupants of adjacent property and in compliance with Policy GR6 of the adopted Congleton Borough Local Plan First Review 2005.

6. Prior to commencement of development, a scheme for the landscaping of the site shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include details of hard landscaping, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, hedge or grass establishment), schedules of plants noting species, plant sizes, the proposed numbers and densities and an implementation programme.

Reason: To ensure appropriate landscaping of the site having regard to Policy GR4 of the Congleton Borough Local Plan First Review 2005.

14/2867C/PDN1Fapcon(CE)/131 7. The approved landscaping plan shall be completed in accordance with the following:-

a) All hard and soft landscaping works shall be completed in full accordance with the approved scheme, within the first planting season following completion of the development hereby approved, or in accordance with a programme agreed with the Local Planning Authority. b) All trees, shrubs and hedge plants supplied shall comply with the requirements of British Standard 3936, Specification -for Nursery Stock. All pre-planting site preparation, planting and post-planting maintenance works shall be carried out in accordance with the requirements of British Standard 4428(1989) Code of Practice for General Landscape Operations (excluding hard surfaces). c) All new tree plantings shall be positioned in accordance with the requirements of Table A.1 of BS5837:2012 Trees in Relation to Design, Demolition and Construction (Recommendations) d) Any trees, shrubs or hedges planted in accordance with this condition which are removed, die, become severely damaged or become seriously diseased within five years of planting shall be replaced within the next planting season by trees, shrubs or hedging plants of similar size and species to those originally required to be planted.

Reason: To ensure appropriate landscaping of the site having regard to Section 197 of the Town and Country Planning Act 1990 (as amended) and Policy NR1 of the Congleton Borough Local Plan First Review 2005.

8. Prior to commencement of development, a plan indicating the positions, design, materials and type of boundary treatment to be erected shall be submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed before the first occupation of the dwelling. The boundary treatment shall be carried out in accordance with the approved details and permanently retained unless otherwise first approved in writing by the Local Planning Authority.

Reason: To ensure adequate and appropriate treatment to all boundaries in the interests of the visual amenity of the locality in accordance with Policy GR2 and GR6 of the Congleton Borough Local Plan First Review 2005.

9. No trees, shrubs or hedges within the site which are shown as being retained on the approved plans shall be felled, uprooted, wilfully damaged or destroyed, cut back in any way or removed without the prior written consent of the Local Planning Authority. Any trees, shrubs or hedges removed without such consent, or which die or become severely damaged or seriously

14/2867C/PDN1Fapcon(CE)/131 diseased within five years from the occupation of any building or the development hereby permitted being brought into use shall be replaced with trees, shrubs or hedge plants of similar size and species until the Local Planning Authority gives written consent to any variation.

Reason: To ensure the continued well being of the trees in the interests of the amenity of the locality and in accordance with Policy NR1 of the Congleton Borough Local Plan First Review 2005.

10.(a) Prior to the commencement of development development or other operations being undertaken on site a scheme for the protection of the retained trees produced in accordance with BS5837 :2012 Trees in Relation to Design, Demolition and Construction (Recommendations), which provides for the retention and protection of trees, shrubs and hedges growing on or adjacent to the site, including trees which are the subject of a Tree Preservation Order currently in force, shall be submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in complete accordance with the approved protection scheme. (b) No operations shall be undertaken on site in connection with the development hereby approved (including demolition works, soil moving, temporary access construction and / or widening or any operations involving the use of motorised vehicles or construction machinery) until the protection works required by the approved protection scheme are in place. (c) No excavations for services, storage of materials or machinery, parking of vehicles, deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within any area designated as being fenced off or otherwise protected in the approved protection scheme. (d) Protective fencing shall be retained intact for the full duration of the development hereby approved and shall not be removed or repositioned without the prior written approval of the Local Planning Authority.

Reason: To ensure the continued well being of the trees in the interests of the amenity of the locality and in accordance with Policy NR1 of the Congleton Borough Local Plan First Review 2005.

11.Prior to the commencement of development or other operations being undertaken on site in connection with the development hereby approved (including any demolition works, soil moving, temporary access construction and / or widening, or any operations involving the use of motorised vehicles or construction machinery) a detailed Construction Specification / Method Statement for the access driveway shall be submitted to and approved in writing by the Local Planning Authority. This shall provide for the long term retention of the trees. No development or other operations shall take place

14/2867C/PDN1Fapcon(CE)/131 except in complete accordance with the approved Construction Specification / Method Statement.

Reason: To ensure the continued well being of the trees in the interests of the amenity of the area and in accordance with Policy NR1 of the Congleton Borough Local Plan First Review 2005.

12.No development hereby approved shall commence until full details of the proposed foul and surface water drainage from the site have been submitted to and approved in writing by the Local Planning Authority. The approved details shall thereafter be implemented in full before the building is first occupied or brought into use.

Reason: In the interests of nature conservation in accordance with Policy GR20 of the Congleton Borough Local Plan First Review 2005.

13.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that order), no development (as defined by Section 55 of the Town and Country Planning Act 1990) as may otherwise be permitted by virtue of Classes A to E of Part 1 Schedule 2 of the Order shall be carried out.

Reason: To ensure continued control over the extent of further building on the site having regard to policies GR1, GR2 and GR6 of the Congleton Borough Local Plan First Review 2005.

14.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that order), no development (as defined by Section 55 of the Town and Country Planning Act 1990) as may otherwise be permitted by virtue of Class A of Part 2 Schedule 2 of the Order shall be carried out.

Reason: To ensure continued control over the extent of further building on the site having regard to policies GR1, GR2 and GR6 of the Congleton Borough Local Plan First Review 2005.

15.Prior to any works taking place that involve the loss of any hedgerow (or part thereof), tree or shrub between 1st March and 31st August in any year, a detailed survey shall be undertaken to check for the existence of nesting birds. Where nests are found, a 4m exclusion zone shall be created around the nest until nesting is complete. Completion of nesting shall be confirmed by a suitably qualified person and a report submitted to and approved in writing by the Local Planning Authority before any works involving the removal of the hedgerow, tree or shrub take place.

14/2867C/PDN1Fapcon(CE)/131 Reason: In the interests of nature conservation in accordance with Policy NR2 of the Congleton Borough Local Plan First Review 2005.

Informatives:

1. The Local Planning Authority (LPA), in reaching this decision, has followed the guidance in paragraphs 186 and 187 of the National Planning Policy Framework. The Framework advises that the LPA should work proactively with applicants to secure developments that improve the economic, social and environmental conditions of the area.

2. It is recommended that the hours of noise generative* demolition / construction works taking place during the development (and associated deliveries to the site) are restricted to:

Monday – Friday 08:00 to 18:00 hrs Saturday 09:00 to 14:00 hrs Sundays and Public Holidays Nil

*For information ”Noise Generative” is defined as any works of a construction / demolition nature (including ancillary works such as deliveries) which are likely to generate noise beyond the boundary of the site.

3. Please refer to the letter of advice from United Utilities

Please Note: This decision notice does not convey any approval or consent which may be required under any enactment, bye-laws, order or regulation other than Section 57 of the Town and Country Planning Act 1990.

This consent is granted subject to conditions and it is the owner(s) and the person(s) responsible for the implementation of the development who will be fully responsible for their compliance throughout the development and beyond. A fee is payable to us for the discharge of conditions. Please see our Website for details. If there is a condition that requires work to be carried out or details to be approved prior to the commencement of the development this is called a "condition precedent". The following should be noted with regards to conditions precedent: (a) If a condition precedent is not complied with, the whole of the development will be unauthorised and you may be liable to enforcement action. (b) Where a condition precedent is breached and the development is unauthorised, the only way to rectify the development is the submission of a new application.

Other conditions on this permission must also be complied with. Failure to comply with any condition may render the owner(s) and the person(s) responsible for the

14/2867C/PDN1Fapcon(CE)/131 implementation of the development liable to enforcement action.

This permission is granted in strict accordance with the approved plans. It should be noted however that: (a) Any variation from the approved plans following commencement of the development, irrespective of the degree of variation, will constitute unauthorised development and may be liable to enforcement action. (b) Variation to the approved plans will require the submission of a new planning application.

Dated: 14th November 2014

Signed

Authorised Officer for Borough Council

14/2867C/PDN1Fapcon(CE)/131