CHELFORD PARISH COUNCIL NOTICE OF PARISH COUNCIL MEETING

Date: Thursday 14th January, 2021 Time: 7:30p.m. Venue: Remote meeting via Zoom

Joining Details: Meeting Link: https://us04web.zoom.us/j/76274831928?wd=MDlpUWx3V0JJaGlZSU5mZ2dVV05Cdz09 Meeting ID: 762 7483 1928 Passcode: 3BM69k

Dr. E. M. Maddock PSLCC, Clerk & Responsible Financial Officer. Dated 10th January, 2021

AGENDA

To Members of Chelford Parish Council, You are hereby summoned to remotely attend the Parish Council Meeting, as shown above, to consider and determine the following business: 1. Apologies for absence 2. Declarations of Interest - (a) To receive Declarations of Interest in any items on the agenda. 3. Public Forum for Questions 4. Reports from External Organisations (a) & Chelford Wards Policing Teams - i. Report on matters of interest / concern within the Parish. ii. To consider a proposal to use the funds available through the Police & Crime Commissioner Community Fund to create orchards within the Gawsworth and Chelford Wards. (b) East Ward Member Cllr. M. Asquith i. Report on items of interest to the Parish Council. (c) Licensing of Rev. F. Robinson as Priest-in-Charge at St. John's Church. (d) Council engagement session - Place Directorate. (06/01/21) 5. Minutes (a) To approve the Minutes of the meeting held 10th December, 2020 as a correct record. (b) To approve the Minutes of the meeting held 15th December, 2020 as a correct record. 6. Finance (a) To receive and consider the Financial Statement 2020/21 as at 14th January, 2021. (Appendix A)

E.M.M - 10/01/21 1 of 10 CHELFORD PARISH COUNCIL (b) To authorise payments listed at Appendix B. (c) To note receipts since the last meeting. (Appendix C) 7. Planning Matters (a) To consider the following matters relating to planning applications: 20/4747M - Radbroke Hall, Stocks Lane, Over Peover. WA16 9EU 20/4976M - Holly Tree House, Pepper Street, Chelford. SK11 9BE [Details of proposed developments at Appendix D] i. To receive report from joint meeting with Ollerton with Parish Council, Over Peover Parish Council and Snelson Parish Council regarding the above planning applications. ii. To ratify a decision to make an additional contribution towards advice from a Highways Consultant regarding the above planning applications (cost ex. VAT - £100). [Total contribution approx. £350 + VAT] iii. To receive an update on provision of report from Highways Consultant. iv. To consider initial points for inclusion in the representations be to submitted to the above planning applications. (b) To consider the following planning applications - i. 20/5456M - 8 Millbank Close, Chelford. SK11 9SJ 1. Conversion of existing double garage into a usable 'games room' for our children. Conversion would be fully insulated and in line with required building regulations. 2. Reduction of divisions between kitchen, dining area and pantry to create a more open plan room for improved flow. 3. Two-storey side extension of the house to allow for a new garage space and study on the ground floor. The entire ground floor would be fully insulated. The upstairs extension would extend room 4 and create a new 'jack and jill' ensuite between bedrooms 4 and 2. ii. 20/5488T - 14 Broomfield Close, Chelford. SK11 9SL x1 Tree prune. Remove branch with rot and reduce weight. iii. 20/5564M - The Gardener's Cottage, Peover Lane, Chelford. SK11 9AN Certificate of lawful development for two storey extension, single storey side extension, alterations to the roof & new porch, together with 2 no. free standing buildings to be used for purposes incidental to the enjoyment of the dwellinghouse. (c) To ratify the representations submitted to the Cheshire East Council Site Allocations and Development Policies Document Consultation. (Appendix E) (d) To receive an update relating to the former coal master's building at Station Road. 8. Chelford Activity Park (a) To receive and consider draft initial suggestions for improvement works at Chelford Activity Park. 9. Correspondence (a) To consider specific correspondence received by the Parish Council since the date of the last ordinary meeting and determine such actions as Members consider appropriate thereto - i. Cheshire East Council - Proposed expansion of Comprehensive School consultation. (Closing date: 18/01/21) Link to information: https://www.cheshireeast.gov.uk/schools/school_organisation/holmes-chapel- comprehensive-school-proposed-expansion.aspx

E.M.M - 10/01/21 2 of 10 CHELFORD PARISH COUNCIL ii. Cheshire East Council - Holocaust Memorial Service - 27th January, 2021. iii. Resident of Over Peover - Copy of objection submitted in respect of planning application 20/4976M. iv. Resident of Snelson - Observations regarding planning applications 20/4747M and 20/4976M. v. Jones Homes NW Ltd. - Copy of representations submitted to the Site Allocations and Development Policies Document Consultation. vi. ChALC - Questionnaire relating to speeding issues. 10. Highway Maintenance and Enhancements (a) To receive highway matters for attention from Members. (b) To consider options to address footway accessibility issues within Parish. 11. Community Issues (a) To receive an update relating to Chelford Community Hub. (b) To receive an update on Chelford Cricket Club. (c) To receive an update on status of tree preservation order application for trees at Peover Lane. (d) To receive and update on community speed watch. 12. Matters for inclusion on next/future meeting agenda (a) Updates on ongoing asset refurbishment projects. (b) Update on improvement work at Mere Court Park. (c) Response from Cheshire East Council regarding concerns raised about the Licensing Application process. (d) Update on outstanding highway defects. (e) To consider actions relating to the responses to the Green Spaces Questionnaire. 13. Dates of next meetings - (a) Additional meeting: Tuesday 19th January, 2021 at 10:00a.m. (b) Ordinary meeting: Thursday 11th February, 2021 at 7:30p.m.

To consider passing a resolution under Section 1(2) of the Public Bodies (Admission to Meetings) Act 1960 to exclude the public and press from the meeting for the following item of business on the grounds that it could involve the likely disclosure of exempt information.

14. Matters for consideration including those transferred from above items (as required) (a) Employee Pension Provision.

Dr. E. M. Maddock PSLCC, Clerk & Responsible Financial Officer. Dated 10th January, 2021

E.M.M - 10/01/21 3 of 10 CHELFORD PARISH COUNCIL APPENDIX A

Financial Statement for 2020/21 as at 14th January, 2021 Actual 2020/21 Actual to Agenda Budget 2019/20 Details Budget Dec. 20 Jan. 21 Balance £. £. £. £. £. Receipts 31,684.00 Precept 41,913.00 41,913.00 0.00 0.00 Balances 2,000.00 0.00 0.00 84.74 Investment Interest 0.00 16.36 1.16 0.00 0.00 Sale of Assets 0.00 0.00 0.00 411.62 Grants, Donations & Refunds 0.00 0.00 0.00 0.00 Contra Income 0.00 0.00 0.00 1,022.16 V.A.T. Refund & Income Tax adjustment 1,196.19 144.15 1,253.85 33,202.52 Total Receipts 43,913.00 43,125.55 145.31 1,253.85

Payments 9,042.36 Salary (Clerk) 10,908.00 7,436.34 1,052.46 2,419.20 84.23 National Insurance (Employer) 200.00 137.34 47.58 15.08 643.68 Allowances (Clerk) 725.00 266.27 50.33 408.40 0.00 Chairman/Member Allowances 0.00 0.00 0.00 127.94 Administration 270.00 51.66 218.34 353.00 Audit Fees (Internal & External) 475.00 369.00 106.00 550.30 Insurance 1,100.00 0.00 1,100.00 50.00 Sect. 137 Donations 400.00 50.00 350.00 510.28 Grants 2,880.00 570.00 2,310.00 217.95 Parish Council Newsletter 375.00 0.00 375.00 64.51 Street Lighting (Electric & Repairs) 270.00 48.93 16.43 204.64 28.28 Website 50.00 15.66 2.00 32.34 350.00 Professional Services 1,175.00 557.00 618.00 0.00 Advertising 100.00 0.00 100.00 497.20 Subscriptions/Affiliation Fees 545.00 462.20 82.80 100.00 Training 380.00 25.00 55.00 300.00 252.50 Room Hire 370.00 0.00 370.00 2,956.97 Chelford Activity Park - Maintenance 5,950.00 1,579.00 655.25 3,715.75 851.00 Chelford Village - Maintenance 3,100.00 1,372.00 1,728.00 0.00 Asset Maintenance 2,520.00 0.00 2,520.00 20.81 Asset Purchase 8,620.00 2,168.00 6,452.00 1,171.55 Neighbourhood Plan 500.00 0.00 500.00 0.00 Community Day 2,000.00 0.00 2,000.00 0.00 Contingency 1,000.00 13.36 11.99 974.65 861.42 V.A.T. 1,108.18 145.67 18,733.98 Total Payments 43,913.00 16,229.94 2,036.71 26,900.20

Cash/Bank Reconciliation 01/04/20 10/12/20 14/01/21 31/03/21 Balance B/Fwd. 60,158.89 60,158.89 87,054.50 85,163.10 Add Total Receipts 43,913.00 43,125.55 145.31 1,253.85 Less Total Payments -43,913.00 -16,229.94 -2,036.71 -26,900.20 Balance C/Fwd. 60,158.89 87,054.50 85,163.10 59,516.75

Cumulative Balances Balance Balance Balance Balance 01/04/20 10/12/20 14/01/21 31/03/21 General Funds 25,431.35 55,621.96 53,730.56 28,084.21 Earmarked Reserves 34,727.54 31,432.54 31,432.54 31,432.54 60,158.89 87,054.50 85,163.10 59,516.75

E.M.M - 10/01/21 4 of 10 CHELFORD PARISH COUNCIL

CASH/BANK RECONCILIATION AS AT - 14 th January, 2021

CASH

Balance Brought Forward 01/04/20 Current Account 14,352.95 Business Reserve Account 45,805.94

Plus Receipts 43,270.86

103,429.75

Less Payments 18,266.65

Balance Carried Forward 14/01/21 85,163.10

BANK (Natwest)

Business Reserve Account - 45,823.46 05/01/21

Add income/transfer received since above statement 0.00 0.00

Less unpresented cheques 0.00 0.00 45,823.46 14/01/21

Current Account - 43,969.62 05/01/21

Add income received since above Statement 0.00 0.00

Less unpresented cheques/ Transfer

Approved 2019/20 -565.28 Approved -2,172.14 For Approval -2,036.71 Less payment from HMRC a/c credit 144.15 -4,629.98 39,339.64 14/01/21

Total Bank Balances 14/01/21 85,163.10

E.M.M - 10/01/21 5 of 10 CHELFORD PARISH COUNCIL APPENDIX B Payments for approval a. Cheque No 001371 Greenfingers Landscapes Ltd. £570.00 Repairs at Chelford Activity Park b. Cheque No 001372 Greenfingers Landscapes Ltd. £216.30 Grounds maintenance - December 2020 c. Cheque No 001373 SLCC Enterprises Ltd. £66.00 Conference Attendance - Clerk d. Cheque No 001374 E. M. Maddock £1,020.61 Salary January, 2021, backpay, Zoom subscription & allowances e. Payment from H.M. Revenue & Customs £114.15 Income tax and National Account credit Insurance contributions f. Direct Debit 1&1 IONOS £2.40 Email account fee - Jan. 2021

APPENDIX C Receipts a. NatWest Bank plc. £0.38 Gross interest - October, 2020 b. NatWest Bank plc. £0.39 Gross interest - November, 2020 c. NatWest Bank plc. £0.39 Gross interest - December, 2020

APPENDIX D

20/4747M - Radbroke Hall, Stocks Lane, Over Peover. WA16 9EU Outline planning permission with some matters reserved - Hybrid Planning for a new development compromising: a) Phase 1 - (Full application) Demolition of Kilburn House, Lovelace House and Brooker House to create "Town Square" and landscaped areas and an extension to Furber House to create additional Food & Beverage / support space; facade upgrades to Turing House, Babbage House and Furber House; retrospective application for installation of generators, installation of roof mounted air handing units; creation of a new security lodge (SuiGeneris); removal of a visitor car park; creation of new public realm; internal highways improvements; landscaping and other associated works; and b) Phase 2 - Outline application (with detail provided in respect of access, scale and layout) for the erection of new office floorspace (Use Class B1a) including employee wellness facilities; public realm improvements, landscaped and associated works.

20/4976M - Holly Tree House, Pepper Street, Chelford. SK11 9BE Proposed development of a Retirement Care Community (Class C2) involving the demolition of existing dwelling and outbuildings, retained single point of vehicular access, retained tennis court, fishing/boating lake, Japanese Water Garden, secret/sensory garden, with new allotments, bowling/feature greenspace and woodland walks; construction of a 60 bed registered care home with isolation capability; 72 no. assisted living extra care 1, 2 and 3 bed apartments; a village centre hub building comprising health and wellness and communal facilities, integrated satellite community healthcare (GP) clinic and 5 no. 2 bed and 9 no. 1 bed close care suites and health and wellness; associated parking (including electric car share and community minibus), bin storage, pumping station, electricity sub-station, means of access and off-site pedestrian footpath link along Pepper Street, highway improvements and biodiversity net gain.

E.M.M - 10/01/21 6 of 10 CHELFORD PARISH COUNCIL APPENDIX E Chelford Parish Council

Comments on the Revised SADPD

Exceptional Circumstances

National Planning Policy stresses the need for planning authorities to justify alteration to existing Green Belt boundaries by evidencing fully, that a case exists for exceptional circumstances. The explanation for exceptional circumstances, is signposted to ED53, in ED05 para.4.60. We are unable to identify any exceptional circumstances in ED53 which relate specifically to the safeguarded areas of land in Chelford. Rather, the exceptional circumstances appear to be about acquiring Chelford land to meet unclear housing requirements generally post 2030 and as such bear no relationship to specific housing need in Chelford. This is clearly evident in the statement ED53 para. 8.17 which not only refers to Chelford’s requirement for safeguarded land for which there is no up to date evidence, but also makes it clear that Chelford is being used to fulfil the safeguarded land needs of the borough.

Report ED 53 fails to demonstrate exceptional circumstances for each area of safeguard- ed land in Chelford and for which no clear evidence base is offered. The methodology em- ployed merely seeks to divide 13.6 hectares amongst local service centres. Even after applying a questionable ‘hybrid’ methodology, which does not provide any weighting factors to the vari- ables, ’s allocation of safeguarded land is simply offloaded onto Chelford to make up the total allocation. Conveniently by-passing the methodology, significantly reduces the credibili- ty of the overall assessment. We would therefore ask what are the exceptional circumstances at play in reaching this decision? Is moving safeguarded land from Mobberley to Chelford an ex- ceptional circumstance? We think not, rather it is about making the numbers add up.

Housing Need

The unsupported assertion in ED 53 para.1.29, that Cheshire East Council (CEC) considers that the further requirement for 13.6 ha of safeguarded land remains the same now as it did upon adoption of the Local Plan Strategy (LPS) in July 2017 is surprising. Having undergone a recent review of the first draft SADPD, Cheshire East Council (CEC) has concluded that the initial pro- jections for housing supply were a considerable under estimate of the likely outcome by 2030. The most recent figures suggest a surplus of 5270 dwellings will be achieved by 2030. We are therefore at a loss understand why housing allocations have been significantly changed for local service centres, but strangely the figure of 13.6 hectares safeguarded land appears to be influ- enced by factors which seemingly have remained constant since 2017. In fact, the argument for having any safeguarded land is difficult to justify based on recent housing supply re- views.

The LPS sets out a vision for the Local Service Centres (LSCs) that “some modest growth in housing and employment will have taken place to meet locally arising needs and priorities’. The ‘modest growth’ has so far translated into a 40% increase in the housing stock in Chelford with the addition of over 200 homes in the last few years. It is difficult to understand how 4.7 hectares of safeguarded land in Chelford, with the potential for another 150 houses and an approximate 20% further increase in the housing stock can still be described as ‘modest’ growth’. Such potential increases fly in the face of the LPS vision for LSCs (LPS p.58).

E.M.M - 10/01/21 7 of 10 CHELFORD PARISH COUNCIL The revised SADPD continues to offer no up to date analysis or evidence of future housing need in Chelford, even though it regularly refers to Chelford’s local need. Para 3.11 in ED53 refers to ‘a high rate of housing need in four out of the six settlements (, Chelford, , and Mobberley) suggesting a pent up demand for more affordable accommodation’. We have yet to see any evidence of this demand in Chelford and in fact when the Neighbourhood Plan was constructed (2019), only 2 names were on the housing list for affordable accommodation. This fact has been reinforced by the recent lack of take up for affordable homes on the Jones housing development. We are left concluding that claims of ‘pent up demand’ for housing in Chelford are a convenient explanation and we note the unconvincing conclusion in ED53 para. 3.13, that the statistics ‘could suggest that additional housing may be required in the future’. The statistics do not appear to justify anything of the sort and ‘could’ implies that CEC is not entirely confident in its judgements either. The SADPD also fails to take any account of the infrastructure investment needed to support the suggested growth in housing.

Chelford Neighbourhood Plan

The Chelford Neighbourhood Plan (2019) makes it very clear that protection and preservation of the Green Belt is a priority and that any future housing development should be small scale, proportionate and appropriate to the local character of the Parish. The SADPD proposals for safeguarded land disregard, the Chelford Neighbourhood Plan wishes, in spite of the fact that it is stated that neighbourhood plans will be used to support the allocation of sites (Revised SADPD p.6 para 2.4a). ED53 para. 3.38 states that safeguarded land should be of an appropriate scale for each village. Clearly 4.7 hectares of safeguarded land with a potential for another 150 houses and some speculative claims of community benefits, could hardly be described as an ‘appropriate scale’. It is quite clear that any future development on the proposed site East of the railway will represent a significant reduction in Green Belt and will impact significantly on the settlement character, and urban form, the visual amenity, its openness and the character of the village itself. We note also that there is no assessment of the impact of the loss of agricultural green belt in a post-Brexit world and particularly since the land east of Chelford is of grade 2 quality.

The Neighbourhood Plan also refers to the need to limit out commuting, something also emphasised in the LPS. A further large scale development in Chelford on the proposed safeguarded land, will increase out commuting, already a feature in the Parish with the new housing developments. The reality is that the majority of out commuting does not occur via public transport but by private car (the single bus service of one every two hours and none on Sundays is hardly regular!). Car ownership in Chelford was already 10% above the and Wales average even before the current housing developments. Whilst there may be small incremental improvements to the infrastructure, the reality is that the key retail and business centres lie well outside the Chelford area. Consequently, large scale and even small scale developments in the parish will automatically increase the level of out commuting as residents travel, mainly by car, to work and to shopping centres elsewhere.

Site Selection Methodology

We continue to have serious concerns about the methodology employed when selecting sites. The traffic light system (RAG) is unsound and relies on judgements which are flawed, largely subjective and not supported by convincing evidence. The assumption that all criteria have an equal importance is clearly implausible and consequently there is no attempt to weight the relative influence of each criterion in the decision-making. To add the respective colours and then reach a conclusion based on which colour has the greatest number of judgments, is an

E.M.M - 10/01/21 8 of 10 CHELFORD PARISH COUNCIL exercise in oversimplification. Also, we note the inconsistent application of the criteria across the sites, a reflection of the subjective judgements.

It is also of some concern, that the choice of Chelford safeguarded land to the east of the railway line appears to rest on the site promoter providing ‘reassurance that the impacts of developing the site could be appropriately mitigated and that the site could be delivered in a sustainable way’ (ED26 para. 4.108). There is no detailed viability assessment of the site, which could have been appraised and any stated reservations about its future suitability appear to be pointed in the direction of the developer who has already secured an interest in the land. Consequently, there is no detailed assessment of the likely mitigation needed and therefore there is no real assessment of its weight in the RAG analysis. In our view, the RAG methodology is given far too much importance and leads to decisions which are flawed.

Legal Advice

Given the serious concerns concerning safeguarded land, Chelford Parish Council, along with Disley, and Prestbury Parish Councils, determined to seek legal advice on the above and related matters (full report attached)

Essentially advice was sought from a planning barrister on the key issue of exceptional circumstances and an up to date assessment, namely:

Whether the allocation of sites for safeguarded land had been fully evidenced and the exceptional circumstances justified in identifying safeguarded land post 2030

In response, counsel states in his analysis that:

“there is no certainty surrounding the further release of land from the Green Belt (whether by way of allocation for as safeguarded land).

“there is no reference in LPS policies to the release of 200 ha of land from the Green Belt to be designated as safeguarded land. Policies PG3 and PG4 achieve the designation of 186.4 ha of land as safeguarded land and simply record that there may be a need for the further identification of land within the SADPD. The policies themselves do not prejudge the existence of that need.”

“In my view, and for the SADPD to accord with the policies of the LPS, CEC is obliged to examine the need for the release of additional Green Belt land for designation as safeguarded land as part of the exercise in producing the SADPD”

In considering up to date assessment evidence, Counsel notes the CEC assertion that the further requirement for 13.6ha of safeguarded land remains the same now as it did upon adoption of the LPS in 2017 (ED53 para. 1.29). Consequently he concludes:

“It is not clear to me that CEC has conducted an up to date assessment of the need for the identification of further safeguarded land”

“I am not aware of any other part of the evidence base prepared in support of the draft SADPD that sets out an up to date assessment of the necessity for the further release of 13.6ha (or any other amount) of land from the Green Belt and its designation as safeguarded land”

E.M.M - 10/01/21 9 of 10 CHELFORD PARISH COUNCIL Conclusion from Legal Advice

• In considering detailed boundary adjustments by the SADPD, CEC must demonstrate the need for those adjustments so as to comply with local and national policy. There is no evidence to show that CEC has done so and therefore CEC has not met the requirements of relevant policies in the LPS and the National Planning Policy framework

• LPS policies do not state that 200 hectares of safeguarded land is required. It was merely a mid point in a range of areas that CEC considered might be required when the LPS was prepared. Consequently, this carries no weight in determining whether 13.6 hectares of safeguarded land is now needed.

• It is unacceptable for CEC to assume that work undertaken prior to the adoption go the LPS in 2017 is a basis for removing Green Belt land now. There should be a clear up to date assessment evidencing the need for Green Belt land to be designated as safeguarded. Currently there is no such up to date assessment.

• There is no clear need demonstrated in the SADPD which justifies the need for 13.6 hectares of safeguarded land

Summary

Chelford Parish Council has serious concerns regarding the soundness of this document. The SADPD fails to comply with local and national policies in removing land from the Green Belt, in order to meet a target for safeguarded land.

Notwithstanding the over optimistic assessment of housing needs, based on assumptions of growth which are not evidenced with any up to date national or local economic assessment, methodologies employed in the determination of site allocations are flawed.

There are no up to date viability assessments of sites and any variables are assumed to have remained constant since 2017. Consequently, there is a clear sense that the document is representative of a largely mechanistic exercise in number crunching, not planning by a genuine and convincing assessment of future housing needs in each area post 2030. The overall model is simply dependent on landowners offering sites, not necessarily in the right place and then finding sites, which will fit the numbers. The allocation of safeguarded land in Chelford has rested firmly on the call for sites and little else.

Based on the above analysis, we believe the safeguarded land must be returned to the Green Belt.

E.M.M - 10/01/21 10 of 10