Minutes:
The consultation procedure undertaken was outlined in the report together with background information in respect of the site.
The Committee was advised that since the publication of the agenda, correspondence had been received from Peel Holdings focussing on the need for a marina and improvements to the Bridgewater Canal, as stated in the published supplementary information update list. It was noted that this correspondence added details in relation to the improvements to the Canal that were covered in the original objection, as detailed in the report.
In addition it was reported that Network Rail had provided a number of recommendations, which would be attached to the relevant planning permissions; one was concerning boundary treatment details along the development boundary of the West Coast Mainline. A further condition was recommended to application 17/00407/OUTEIA for the treatment and eradication of Japanese Knotweed.
The Committee was addressed by Mr Thompson who was a representative from the Bridgewater Canal Company. He stated that the proposals did not pay enough attention to what was a 250 year old leisure, tourist and wildlife facility and had played a role in shaping the region. He argued that the fact that there was no mention of a marina or linear country park alongside the Canal was contrary to the Core Strategy. He felt the Canal had not been embraced and criticised the lack of consideration given to enhancing it in the proposed development. He did not object in principle to the development but urged that the Canal be integrated more into the proposals and that funding be made available for this.
Mr Page, a representative of the applicant, then addressed the Committee. He stated that this site was of strategic importance to the Borough and the Core Strategy showed the whole site was allocated for primarily residential and employment development, reflecting the uses suggested by the planning applications. He outlined the social benefits to the scheme and employment benefits considering the neighbouring site Sci-Tech Daresbury. He also stated that the proposals would bring an improvement in local services and open spaces. In response to the comments made regarding the inclusion of a marina in the proposals, he referred to paragraphs 9.9 to 9.15 of the Officer’s report and stated the applicant shared the concerns in relation to this.
Councillor J. Bradshaw raised concerns over the narrow access to the site through Delph Lane and the fact that Keckwick underbridge would be closed to the public thus impacting on local residents accessing Moore Village. In response it was confirmed that the underbridge would be closed to motor vehicles and only a small number of them used the underbridge each day as more of a ‘cut through’, so it was an on balance decision made to include a high quality path instead. Regarding the narrowness of Delph Lane, Officers advised that this would be widened to construct a proper carriageway.
Discussions around the viability and planning obligations from the development pursued and what funding was / could be used for improvements to the Bridgewater Canal, a new canal crossing and affordable housing.
RESOLVED: That all applications be approved subject to the following:
a) a planning obligation and/or other appropriate agreement relating to securing matters as set out in Section 10 of this report;
b) that if the Section 106 Agreement or alternative arrangement was not executed within a reasonable period of time, authority be delegated to the Operational Director – Policy, Planning and Transportation, in consultation with the Chair or Vice Chair of the Committee to refuse the application.
c) delegated authority be given to the Operational Director – Policy, Planning and Transportation, to determine and agree the terms of all matters to be included in the planning obligation and/or other appropriate agreement and the conditions mentioned below; and
d) conditions relating to the following:
16/00495/OUTEIA
Conditions
1. Reason for decision;
2. Approved plans;
3. Standard materials;
4. Minimum employment density condition;
5. Vertical and horizontal alignment (all applications);
6. Restriction on motor vehicles Keckwick Lane underbridge;
7. Emergency access condition;
8. Construction Phase management plan;
9. CEMP recommendations;
10. Site access condition – no development until final access arrangements have been constructed to satisfaction of the Local Highway Authority;
11. Final surface water drainage details condition;
12. Greenway routing;
13. Standard outline applications;
14. Open Space – Delivery of the amount;
15. Open Space – formal play provision and standard;
16. Boundary treatments;
17. Site levels;
18. Ground investigation;
19. Retained tree and hedgerow protection measures;
20. Ground nesting birds;
21. Remove Permitted Development;
22. Standard foul and surface water drainage;
23. Grampian style condition for the employment access northern parcel from Keckwick Lane over the Cheshire Line concerning improvements to (16/00495/OUTEIA);
24. Noise condition;
25. Archaeological / heritage watching brief;
26. Keckwick Lane Railway Overbridge accessibility improvements approval of vertical and horizontal alignment of new highway;
27. Works to create greenway at Poplar Farm underpass and route to / from highway;
28. Development levels / retaining wall details and necessary changes to layout final;
29. Construction Environment Management Plan including low bridges;
30. Location / provision of bus stops / infrastructure;
31. Diversion / stopping up of highways and Public Rights of Way;
32. Traffic restrictions and walk / cycle improvement details at Keckwick Lane rail underbridge including appropriate turning provision;
33. Traffic restrictions and walk / cycle improvement details at Delph Lane canal overbridge including appropriate turning provision;
34. Final vehicle tracking plots;
35. A558 access and bridge details approval including design departures (S278);
36. Emergency access additional details were not shown in applications;
37. Electric vehicle charging provision;
38. Details and programme of implementation for signalised two way traffic improvement scheme at Delph Lane rail underbridge;
39. Section 38/278 Agreements – including visibility splays to be within proposed highway;
40. Greenway provision;
41. Management remit plan;
42. Boundary treatment / deed clause adjacent to cycleways;
43. Priority habitat hedgerow and ponds;
44. Bat mitigation measures proposed in Section 6 of Appendix 5D (TEP, Bat Activity Appendix 2017 Appendix 5d, 6343.011, version 4 September 2017);
45. Site waste management plan (WM8);
46. Household waste storage and collection (WM9);
47. Bat mitigation measures proposed in Chapter 5 (paragraph 5.103 to 5107) and Section 6 of Appendix 5D (TEP, Bat Activity Appendix 2017 Appendix 5d, 6343.011, version 4 September 2017);
48. Standard outline conditions; and
49. Network Rail suggested conditions.
17/00406/FULEIA Conditions
1. Reason for decision;
2. Approved plans;
3. Vertical and horizontal alignment
4. Restriction on motor vehicles Keckwick Lane underbridge;
5. TRO condition on Delph Lane Bridge;
6. Emergency access condition;
7. Construction Phase Management Plan;
8. CEMP recomm3endations, compliance thereof;
9. Site access condition – no development until final access arrangements have been constructed to satisfaction of the Local Highway Authority;
10. Final surface water drainage details condition;
11. Open space – standard landscaping scheme;
12. Boundary treatments;
13. Site levels;
14. Ground investigation;
15. Retained tree and hedgerow protection measures;
16. Ground nesting birds;
17. Remove Permitted Development;
18. Noise condition;
19. Standard of foul and surface water drainage;
20. Approval of vertical and horizontal alignment of new highway;
21. Works to create greenway at Poplar Farm underpass and route to / from highway;
22. Development levels / retaining wall details and necessary changes to layout;
23. Final Construction Environment Management Plan including low bridges;
24. Location / provision of bus stops / infrastructure;
25. Diversion / stopping up of highways and Public Rights of Way;
26. Traffic restrictions and walk / cycle improvement details at Keckwick Lane rail underbridge including appropriate turning provision;
27. Traffic restrictions and walk / cycle improvement details at Delph Lane canal overbridge including appropriate turning provision;
28. Final vehicle tracking plots;
29. A558 access and bridge details approval including design departures (S278);
30. Electric vehicle charging provision;
31. Details and programme of implementation for signalised two way traffic improvement scheme at Delph Lane rail underbridge;
32. Section 38/278 Agreements – including visibility splays to be within proposed highway;
33. Greenway provision;
34. Management remit plan;
35. Boundary treatment / deed clause adjacent to cycleways;
36. Archaeological / heritage watching brief;
37. Bat mitigation measures proposed in Chapter 5 (paragraph 5.103 to 5107) and Section 6 of Appendix 5D (TEP, Bat Activity Appendix 2017 Appendix 5d, 6343.011, Version 4, September 2017) Attenuation pond design and planting scheme;
38. Waste audit (WM8);
39. Household waste provision (WM9); and
40. Network Rail suggested conditions.
17/00407/OUTEIA
Conditions
1. Reason for decision;
2. Approved plans;
3. Standard materials;
4. Vertical and horizontal alignment;
5. TRO condition on Delph Lane Bridge;
6. Emergency access condition;
7. Construction Phase management plan;
8. CEMP recommendations, compliance thereof;
9. Site access condition – no development until final access arrangements have been constructed to satisfaction of the Local Highway Authority;
10. Final design of T shaped cul-de-sac;
11. Final surface water drainage details condition;
12. Greenway routing to JF to populate;
13. Standard outline applications;
14. Open space – delivery of the amount;
15. Open space – formal play provision and standard;
16. Standard landscaping scheme;
17. Boundary treatments;
18. Site levels;
19. Noise condition;
20. Ground investigation;
21. Retained tree and hedgerow protection measures;
22. Ground nesting birds;
23. Remove Permitted Development;
24. Standard foul and surface water drainage;
25. Archaeological / heritage watching brief;
26. Keckwick Lane Railway Overbridge accessibility improvements;
27. Approval of vertical and horizontal alignment of new highway;
28. Works to create greenway at Popular Farm underpass and route to / from highway;
29. Development levels / retaining wall details and necessary changes to layout;
30. Final Construction Environment Management Plan including low bridges;
31. Location / provision of bus stops / infrastructure;
32. Diversion / stopping up of highways and Public Rights of Way;
33. Traffic restrictions and walk / cycle improvement details at Delph Lane canal overbridge including appropriate turning provision;
34. Final vehicle tracking plots;
35. A56 Access, Spine Road and existing Delph Lane connection / turning head details and timing, including extent of reconstruction on A56 (S278/38);
36. Emergency access additional details were not shown in applications;
37. Electric vehicle charging provision;
38. Details and programme of implementation for signalised two way traffic improvement scheme at Delph Lane rail underbridge;
39. Section 38/278 Agreements – including visibility splays to be within proposed highway;
40. Greenway provision;
41. Management remit plan;
42. Boundary treatment / deed clause adjacent to cycleways;
43. Bat mitigation measures proposed in Chapter 5 (paragraph 5.103 to 5107) and section 6 of Appendix 5D (TEP, Bat Activity Appendix 2017 Appendix 5d, 6343.011, version 4 September 2017) Attenuation pond design and planting scheme;
44. Waste Audit (WM8);
45. Household waste provision (WM9);
46. Standard outline conditions; and
47. Network Rail suggested conditions.