Macclesfield Town Council
Planning Committee Minutes 22nd May 2020
Due to the Coronavirus Covid-19 restrictions and in line with the Local Authorities and Police and Crime Panels (Coronavirus) (Flexibility of Local Authority and Police and Crime Panel Meetings) (England and Wales) Regulations 2020 this meeting will be held remotely, broadcast on youtube.com and can be viewed on the Macclesfield Town Council youtube.com channel.
Minutes for the meeting held on 22nd May 2020 at 10am
- Cllr David Edwardes
- Cllr Janet Jackson MBE
- Cllr Fiona Wilson
- Cllr Lloyd Roberts
Also, in attendance was Cllr Harewood MBE, observing but taking no active part in the meeting, discussions or decisions.
1. Apologies for Absence
2. Declarations of Interest
There were no declarations of interest.
The meeting was adjourned to invite public comments and questions.
> Richard Slater, resident, spoke of his concerns on application 19/3098M:
- Shortage of secondary school places with planning applications for emergency classrooms.
- Broken Cross junction improvements yet to be designed/implemented.
- The original traffic assessment was completed on a day when Fallibroome Academy capacity was at 50%.
- There is no requirement for the additional site but it will ease the financial burden on the developers.
- The additional houses will exceed the number of allocated houses for the site as documented in the Cheshire East Council Local Plan Strategy.
- The houses backing onto Whirley Road are not in keeping with the existing properties.
- The site is in a flood zone.
- The site is in close proximity to an Air Quality Assessment Area.
- That the application should be called in for discussion at Cheshire East Council’s Strategic Planning Board.
> The Town Clerk read out the following submission from Cllr Fin Shenton, Macclesfield Town Councillor for Broken Cross and Upton:
Good morning everyone. I thank the chair for allowing me to have this prepared statement read out by the town clerk.
I am strongly opposed to the proposed erection of 23 dwellings on the land between Chelford Road and Whirley Road. When combined with planning proposal 19/3097M and the approved application for 18/0294M, the total number of dwellings far exceeds that of the 150 dwellings proposed in the Local Plan.
1. There are environmental concerns, particularly surrounding the issue of air quality. With public transport provision already being inadequate, residents of the new dwellings would be forced to jump in their cars when travelling into the town centre, travelling along the A537. This would only compound the congestion problems at Broken Cross, as well as making it potentially hazardous for cyclists and pedestrians especially given the ongoing issues with speeding down Chelford Road. Given that Broken Cross is an Air Quality Management Area, it would be irresponsible to compound the problem further with the increased levels of traffic that the proposal will inevitably lead to.
2. The area is also prone to flooding, being situated in a Cheshire East red flood zone. Developers only have to look at the pictures attached by residents of Whirley Road on the portal for 19/3098M to know that residents regularly face damage from flooding in the winter. The current risk of flooding can already be observed as surface water runs along Chelford Road and Whirley Road as the drainage system cannot cope. This issue would only be exacerbated by such a development.
3. There has been no consideration at all regarding primary and secondary school places. Pressure for places has been high for some time now at the closet secondary, The Fallibroome Academy. In January 2019, a Cheshire East members briefing found that secondary school places are already at maximum, with Macclesfield Secondary Education short 392 places. A similar shortage has been concluded for Primary School places.
4. Loss of habitat. The boggy nature of the site and the existence of a large pond has meant the area has become rich in biodiversity. Geese and ducks overwinter in this area and it is home to Barn Owls, Tawny owls, Kestrels, as well as bats. The presence of the Great Crested Newt on an adjoining pond must also be considered. The development of this site will destroy yet another rich wildlife habitat and will make Macclesfield poorer for it.
I thank the committee for listening to this statement and I hope you see fit to object to the application.
> Cllr James Barber, Cheshire East Councillor for Broken Cross and Upton, spoke of his concerns on and objections to application 19/3098M:
- Over allocation of houses beyond the number started in Cheshire East Council’s Local Plan Strategy for the site.
- Insufficient school places.
- Pre-existing highway pressures Chelford Road and Broken Cross roundabout.
- Destruction of habitat.
- Loss of peat bog.
- The health care service is already under pressure.
- Lack of affordable housing.
- The development is unsustainable and will cause damage to the area.
Following the public comments, the meeting was reconvened.
3. Minutes of the Planning Committee Meeting Held on 1st May 2020
RESOLVED: That the minutes are approved as a true record of the meeting.
4. Matters Arising From the Minutes
5. Observations on Planning Applications
The planning authority has been informed of the date of this meeting and any delays in responses as they relate to all applications with response closing dates before the date of this meeting.
Application No: 19/3098M
Proposal: Erection of 23no. dwellings, vehicular access, roads and footways, hard and soft landscaping, drainage and other associated works.
Location: Land between Chelford Road Henbury and Whirley Road Macclesfield Cheshire
RESOLVED: That the committee objects to this application on the grounds of:
- Incompatibility with Macclesfield Town Council and Cheshire East Council’s declaration of climate emergency; the development will lead to increased traffic volumes and therefore further exacerbate the poor air quality in the Broken Cross Air Quality Management Area.
- Lack of cycle and pedestrian routes between the development and town centre which is in incompatible with Macclesfield Town Council and Cheshire East Council’s declaration of a climate emergency.
- The Broken Cross junction is a known bottleneck in and out of Macclesfield; congestion will be worsened by an increase in traffic from the development. Additionally, a traffic plan to ease the bottlenecks at this junction has yet to be published.
- Increased pressure on public transport in a time when services are being reduced.
- Overdevelopment of the site; the number of planned houses exceeds the allocation for the site as published in Cheshire East Council’s Local Plan Strategy.
- Lack of affordable housing within the development.
- Increased pressure on primary care facilities.
- Increased pressure on availability of primary school places.
- Increased pressure on secondary school places; a shortfall of 392 places by 2024 has been identified by Cheshire East Council.
- Removal of trees and hedges which is in incompatible with Macclesfield Town Council and Cheshire East Council’s declaration of a climate emergency.
- The development site is prone to flooding and will be exacerbated by the development.
Additionally, the committee sought confirmation that peat will not be removed from the site and that any extraction of peat will strictly comply with the policies of the National Planning Policy Framework and Cheshire East Council policies.
The committee wished to reiterate their objection to this application at the meeting held on 19/07/19 on the basis of:
- The site is within close proximity of the Broken Cross Air Quality Management Area (AQMA) and the development will lead to increased traffic volumes and therefore further exacerbate the poor air quality of that AQMA, contrary to the Cheshire East Air Quality Management Strategy;
- Lack of cycle and pedestrian routes within the development and between the development and town centre, contrary to the LPS Policy SC3;
- Increase of traffic on already congested highways with particular pressure on the development’s access and egress junction;
- Increased pressure on public services, e.g. buses, that have already been subject to cuts;
- High density of housing in the development reducing the availability of open spaces to support health and wellbeing contrary to the LPS Policy SC3;
- The density of the development is in excess of the site allocation within the Cheshire East Local Plan (LPS18), which indicates around 150 houses for the entire site, whilst this partial development of the site indicates around 250 residences will be delivered at this development density
- Increased pressure on primary care facilities;
- Increased pressure on availability of primary school places;
- Lack of evidence that there is capacity in local secondary schools;
- Removal of trees and hedges that will result in the loss of wildlife habitat;
- Concerns on the risk of flooding in the development area once the hard standing has been completed;
- The application does not clearly meet the Local Plan policy requirements of LPS18 1., 2., 3. & 5.
The meeting was briefly adjourned at this point before being reconvened.
Application No: 20/1720M
Proposal: Lean-to greenhouse to the back of the house
Location: 67, ROE STREET, MACCLESFIELD, SK11 6XD
Application No: 20/1580D
Proposal: Discharge of conditions 5 & 8 on approval 15/3729M.
Location: ALBION MILL, LONDON ROAD, MACCLESFIELD, CHESHIRE
Application No: 20/1683M
Proposal: Prior approval for change of use from cake shop to cafe.
Location: 104, WESTMINSTER ROAD, MACCLESFIELD, CHESHIRE, SK10 3AJ
Application No: 20/1823M
Proposal: Rear kitchen extension, replacement of conservatory and pre-fab concrete outhouse with masonry extensions, replacement of carport with garage, larger front porch and bay window to the lounge, extending
Location: 26, AMBERLEY ROAD, MACCLESFIELD, CHESHIRE, SK11 8LX
Application No: 20/1837M
Proposal: Two storey rear extension, single storey rear extension & alterations (re-submission of application 20/0370M)
Location: 50, RYLES PARK ROAD, MACCLESFIELD, SK11 8AL
Application No: 20/1885M
Proposal: Demolition of existing ground floor extension to the rear of the property. Proposed ground floor extension to the rear of the property
Location: 3, HALL GROVE, MACCLESFIELD, SK10 2HQ
Application No: 20/1901M
Proposal: Proposed demolition of existing porch & conservatory & erection of single storey front & rear extensions including garage conversion to habitable space
Location: 4, THETFORD CLOSE, MACCLESFIELD, CHESHIRE, SK10 2TP
Application No: 20/1123M
Proposal: Conversion of office to dwelling
Location: 5, PRESTBURY ROAD, MACCLESFIELD, CHESHIRE, SK10 1AU
RESOLVED: That the committee objects to this application on the grounds that:
- There is a discrepancy between the application for a single property and the development plans for two properties.
- There is a discrepancy between the application and plans for parking spaces.
The committee sought that the application is withdrawn and resubmitted with greater clarity and definition as the submitted application is not clear enough for proper consideration.
Application No: 20/1974M
Proposal: 2 storey front and side extension.
Location: 8, CHERRYFIELDS ROAD, MACCLESFIELD, CHESHIRE, SK11 8RF
6. Conservation Area Review
The committee was provided with a verbal update stating that Cheshire East Council has confirmed it is not in a position to fund the Macclesfield Town Centre Conservation Area Review but will support the review process.
A meeting between the committee and Cheshire East Council Planning Officers will be scheduled as soon as practicably possible to initiate the review.
7. Town Character Assessment
It was noted that progression on this item is pending confirmation from Cheshire East Council on how a town character assessment would fit with its planning policies.
8. Planning Administration
- That the Council purchases Rialtas Planning Administration software to support the administration of the Planning Committee.
- That the accounting tool, asset register and planning software are hosted remotely to future proof the administration of council business operations.
- That the recommendation for remote hosting of accounting tool, asset register and planning software are referred to the Services & Finance Committees for consideration.
10. Member Items
11. Date/Time and Place of Next Meeting
The date of the next meeting of the Planning Committee is 10am on 12th June 2020.
The format/venue to be confirmed subject to C-19 restrictions and related regulations.
Meeting closed at 11.11am
Chair Cllr David Edwardes
Clerk Harriet Worrell