Agenda item

The consultation procedure undertaken was outlined in the report together with background information in respect of the site.

 

Since publication of the agenda four additional responses had been received from members of the public.  Two raised questions concerning their own respective property boundaries in relation to the application site – these were responded to by officers.  The Officer also outlined the approach to Green Belt Compensation and that Open Space payments were to be made and that these would be spent on Council owned sites within the remaining Green Belt.  There were two other responses received, as detailed in the update list.  The additional conditions that were recommended to be added to the schedule of planning conditions were noted, along with the three conditions that were to be deleted from the schedule.

 

The Highways Officer advised that this site and the previous application were joined and considered sustainable.

 

The Committee was addressed by Mr Harper, who opposed the application.  He argued the following, inter alia:

 

·         Reference to the loss of Green Belt land as with the previous application;

·         Nothing in report to do with Green Belt improvements;

·         The Council should conform to the requirements of the Local Plan in relation to house building numbers – current housing trajectory was above what was required for Halton; 

·         The Council should pause all house building for 18 months;

·         Insufficient consideration given to Farnworth – there is a shortage of facilities which the Council say were not needed;

·         There is already congestion at key junctions, this will worsen in future; and

·         Questioned cycle lanes provision – these were under used by the public and queried whether this was the best use of tax payer money and disruption brought as a result of its installation, such was the case at Birchfield Road and Lunts Heath Road junction.

 

Mr Dawber, a representative of the Applicant then addressed the Committee.  He advised that Prospect Homes GB was part of the Riverside Group   He advised:

 

·         The site is allocated as residential development (SRL7);

·         The development would count towards the HBC housing needs strategy;

·         It will consist of mixed dwellings of 2, 3 and 4 bedroomed family homes – 20% of which will be affordable;

·         Ten of the first homes will be offered below market value for first time buyers;

·         A small number of trees are to be removed but would be replaced with 68 new ones;

·         The scheme had been designed with care and was compliant with all planning policies;

·         They supported the Council’s stance on the S106 request made by Cheshire Police;

·         The proposal is sustainable, has a landscaping strategy and includes cycle and pedestrian routes;

·         A S106 Agreement was in place; and

·         New residents would receive free 12 month bus passes.

 

After hearing the concerns made by Mr Harper on behalf of local residents’, Councillor Woolfall stated that although the Committee had sympathy with Farnworth residents, he referred to the objections being made today regarding the loss of Green Belt and suggested that these should have been made during the consultation period of the Local Plan prior to its adoption in March 2022.  He reminded everyone that as the new Local Plan had been adopted, these areas were now defined for residential developments. 

 

Councillor Philbin commented that he was pleased to see an active travel provision through the site and on previous sites, underlining importance of delivery for this form of infrastructure.  In relation to comments made by Mr Harper, Councillor Philbin noted that not all elements of active travel delivery would result in disruption to road users.

 

Clarity was provided to Members on their concerns with regard to speed restrictions in the area.  It was confirmed that as South Lane bordered Warrington, Highways Officers were liaising with Warrington Borough Council to reduce the speed limit to 30mph. 

 

Comments were also made in relation to affordable housing, social housing and the need to look at availability of school places as this may become a concern in future.

 

The application was moved and seconded and the Committee agreed to approve the application.

 

RESOLVED:  That the application be approved subject to the following:

 

a)    S106 Agreement that secures the terms set out in the Legal Agreement section of this report;

 

b)    schedule of conditions set out below; and

 

c)    that if the S106 Agreement is not signed within a reasonable period of time, authority be given to refuse this planning application.

 

Recommended conditions as follows:

 

1.    Time limit – full permission;

2.    Approved plans;

3.    Contaminated land identification and remediation strategy;

4.    Contaminated land validation report;

5.    External facing materials;

6.    Structural details of all retaining walls within 4m of a highway;

7.    Boundary;

8.    EV charge parking spaces to be detailed;

9.    Construction management plan including avoidance measures re habitat / mammal / bird nesting / amphibians;

10. Construction waste audit;

11. Hedgehog highway network measures;

12. Ecological protection strategy;

13. Replacement of existing hedgerow;

14. Ecological habitat management plan;

15. Bird and bat boxes details;

16. Domestic refuse storage details;

17. SUD’s verification report;

18. Removal of GPDO Schedule 2, Part 1, Class F – no fences forward of front elevation;

19. Standard 3-year permission;

20. Approved plans;

21. Construction Environment Management Plan (CEMP);

22. Lead Local Flood Agency (LLFA) – details;

23. LLFA – validation report;

24. Prior to development a noise impact assessment;

25. Contaminated land investigation and remediation;

26. Landscape management plan; 

27. Archaeology;

28. Bat licence;

29. Traffic calming measures;

30. Provision of cycleway connection to site allocation to east;

31. Emergency access provision;

32. Widening of path to 3.2m onto South Lane;

33. LLFA, existing and proposed levels relating to plots, road and estimated river and sea level;

34. Noise impact assessment measures;

35. Air quality impact assessment;

36. Measure for reducing carbon emissions and adapting to climatic conditions;

37. Waste audit; and

38. Lighting scheme to limit impact on nocturnal species.