Item No. 7 CHESHIRE WEST AND CHESTER COUNCIL STRATEGIC PLANNNING COMMITTEE – 21 NOVEMBER 2013 APPLICATION NUMBER: 13/03127/OUT DESCRIPTION OF DEVELOPMENT: Proposed residential development. SITE ADDRESS: Land Off Darnhall, School Lane, Winsford APPLICANT: Darnhall Estate WARD: Winsford Swanlow and Dene WARD MEMBERS: Councillors David Armstrong and Stephen Burns CASE OFFICER: Jill Stephens - Tel: 01606 288682 RECOMMENDATION: Approve Reason for being reported to Planning Committee: The application is to be heard at Planning Committee due to the scale and nature of the proposal. page 87 1.0 SITE DESCRIPTION 1.1 The site is located within the open countryside, consisting of 6.4 hectares of land divided into three fields by existing hedgerows. The site is relatively flat land, with two existing ponds within the site. The site is bounded by residential dwellings to the north, to the east Darnhall School Lane, with existing agricultural fields to the west and south. 1.2 The site falls within two parishes, divided between the Parish of Darnhall and Winsford. The site is located to the south west boundary of the main built up area of Winsford. 2.0 PROPOSAL 2.1 The application seeks outline planning permission for the construction of 184 dwellings with all matters reserved (layout, scale, appearance and landscaping) except for access. 2.2 The application is supported by the following documents: Design and access statement; Planning supporting statement ; Statement of community involvement; Transport Assessment; Travel Plan Framework; Phase 1 Ecological Assessment; Landscape and visual impact assessment; Tree survey and Constraints report; Air Quality Assessment; Noise Assessment; Flood Risk Assessment and outline drainage strategy; Desk-based Archaeology Report; Phase 1 Geo-Environmental Ground Investigation; Agricultural Land Classification; Waste assessment an Site Waste Management plan; Utilities Strategy; Socio-economic report. 3.0 RELEVANT PLANNING HISTORY 3.1 None relevant 4.0 RELEVANT POLICIES 4.1 Vale Royal Local Plan Policies GS5 - Open Countryside BE1 - Safeguarding and improving the quality of the environment BE21 - Renewable Energy T1 - General Requirements H4 - Housing Development Hierarchy H12 - Density H14 - Affordable Housing RT3 - Open Space in New Developments page 88 NE5 - Endangered Species NE7 - Protection and Enhancement of Landscape Features NE9 - Trees and Woodland RE1- Agricultural Land Local Planning Guidance: Supplementary Planning Guidance 1: Outdoor Space Standards for New Dwellings Supplementary Planning Document 1: Affordable Housing Supplementary Planning Document 3: Developer Contributions Supplementary Planning Document 5: Landscape Character 4.2 National Planning Policy Framework 5.0 CONSULTATIONS 5.1 A site notice was posted at the site, a notice placed in the local press and 77 neighbouring properties notified by post. 57 letters of objection have been received which include a number of objections as follows: • Winsford has exceeded its housing need; • The scheme does not reflect the character of the rural area; • Brownfield sites should be utilised first; • Negative impact on wildlife and habitats; • Lack of infrastructure and services to support the development; • Lack of public transport; • Not sufficient school provision; • Loss of agricultural land; • Housing shortage no longer within the district; • Contrary to current and emerging plan policies; • Not a sustainable location; • Development too high density; • Scheme does not address energy and climate change; • Not close to services or facilities; • Loss of hedgerows and agricultural land; • Proposal does not protect, enhance or improve the natural or historic environment; • The site is not a windfall site; • Site is only part of that identified in the SHLAA • The site is not within the Winsford Neighbourhood plan as being identified for development; • Lack of open space and play provision in the area; • Access into the site unacceptable; • Ecological surveys insufficient; Other issues which are not material planning considerations are include the impact on house prices and the impact on the sale of properties and the loss of a view, A petition of 503 signatures has also been received. This includes a covering letters stating the objections to the scheme a being: there is a 5 year housing supply, site is not allocated for housing development, within the open countryside, page 89 site is within the tier 4 settlement, site is not a sustainable location, contrary to local plan and emerging local plan policies, proposal does not accord with the NPPF, adversely effect the regeneration of the area, impact the local communities ability to influence the development to high density, loss of agricultural land. Darnhall Parish: Object: loss of agricultural land, density and design unacceptable, change status of the parish, more appropriate sites available for development, lead to further development of the area. Winsford Town Council: Object: discrepancies in report in terms of ownership, only a quarter of the development with the Winsford town boundary, over development of a rural location with a loss of amenity and open space , the number of proposed dwellings in the Darnhall portion of the application is greater than the total number of dwellings in Darnhall village, impact on highway safety, fire and rescue requirements not addressed, no footway, removal an ‘ancient’ hedge, number of dwellings already approved outside of Neighbourhood plan allocated areas, lack of school provision. Internal Consultees Bio diversity: No objections subject to conditions in respect of tree felling , mitigation measures, enhancement of biodiversity, lighting, removal of hedgerows. Green Space: No objections subject to developer contributions in respect of playing pitch provision and on site open space and protection of public right of way. Highways : No objections subject to conditions. Trees and Woodlands: No objections subject to conditions in relation to tree protection, replacement and construction method. Landscape : No objections subject to conditions Education Officer : No contributions sought Environmental Protection: No objections subject to conditions (construction/hours of operation) Archaeology: No objection subject to condition requiring a written scheme Of investigation. External Consultees Environment Agency: No objection Cheshire Fire and Rescue : No objection Highways Agency : No objection Sustrans: No objection United Utilities : No objection subject to conditions. page 90 The screening direction was challenged by Strutt and Parker and reviewed by the National Planning Casework Unit . The formal response advised that the Screening Opinion issued by the Authority is acceptable and therefore an Environmental Impact Assessment is not required in this instance. 6.0 ISSUES AND ASSESSMENT 6.1 The Council’s Economic Impact Assessment Tool has been used to provide an indication of the potential economic impacts of the proposed development. The results are as follows:- CONSTRUCTION PERIOD Average FTE jobs per annum 122 Average GVA per annum (£m) 6.7 ONGOING FTE jobs 20 Annual GVA (£m) 0.8 7.0 ISSUES AND ASSESSMENT Principle of development 7.1 The development plan for the area currently comprises the Vale Royal Local Plan June 2006. The development plan remains the starting point for assessing any application and decisions should be taken in accordance with the development plan unless material considerations indicate otherwise. This site is located within the Open Countryside (a Tier 4 location) where Local Plan housing policy H4 seeks to resist new housing development. Members will be aware that the Council is progressing a new Local Plan which has just completed its pre-submission consultation. Its policies are capable of being a material consideration but the weight that would be accorded to them would be governed by the stage the Plan has now reached, whether there are unresolved objections to relevant policies and how well these policies align with national policy. 7.2 The overarching national guidance is the National Planning Policy Framework (NPPF). The document states that ‘development that is sustainable should go ahead, without delay’. The Framework details that there are three dimensions to sustainable development and that these dimensions give rise to the need for the planning system to perform a number of roles: ● an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; ● a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and ● an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, page 91 use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy. 7.3 The NPPF seeks sustainable growth. It says that councils should look to significantly boost housing supply by identifying and updating annually a supply