Planning hearing refusal

As reported yesterday afternoon, Hockenhull Development's application to build 26 dwellings on land to the east of Heathfield Road, Audlem was unanimously refused by Cheshire East councillors.

The application followed an earlier refusal for 36 properties on a larger site in October last year by the council's Strategic Planning Board. This second application was heard by the Southern Planning Committee who saw no reason to allow the application after a recommendation to refuse was made by planning officers.

Reasons for refusal

The proposal, said the planning officer, was unsustainable because it is located within the Open Countryside and Cheshire East can demonstrate a 5 year supply of housing land supply in accordance with the National Planning Policy Framework.

Secondly, the proposal fails to make adequate provision for infrastructure requirements and community facilities, in the form of medical provision.

Speaking against

Local councillor Rachel Bailey, parish councillors Heather Jones and Geoff Seddon and local residents' representative Stephen Amies all spoke effectively against the development.

Rachel Bailey supported the opposition of Audlem Parish Council and local residents to the proposal. The application was premature as the residents of Audlem have yet to have a say as to where they want development. Only 90 dwellings are needed over 20 years and prematurity is a ground for refusal in its own right.

Hockenhull Development's offer of sports facilities as part of their plan would normally be welcome but Audlem wants its facilities in the centre of the village, not in a separate facility on the edge of the village.

Rachel Bailey spoke of how Audlem had been the first community in Cheshire East to take over council facilities, the public toilets, and now wished to take over the playing field, car park and playground. The village had produced two Parish Plans and a Village Design Statement which wanted infill, not large scale housing developments. The local infrastructure cannot take more housing, she said.

Not needed

Heather Jones said that the application did not comply with either the National Planning Policy Framework (NPPF) or the Village Design Statement and the site is not needed for the 5-Year housing supply. She asked what design guarantees were there with an outline planning application and that an independent safety audit had raised highways issues.

Flooding issues were also raised with more run off creating an increased risk to properties down stream.

Highways issues

The highways issues were detailed by local resident Stephen Amies saying that highways' usage was a primary concern. Heathfield Road is below standard and 70% of vehicles leaving the proposed site would use that road with its difficult exit on to Stafford Street rather than Hillary Drive. The developer had not provided any evidence relating to highway safety.

Geoff Seddon spoke on behalf of the Parish Plan Planning Group and two local objectors. He said the local preference was for infill development and how ten years ago the Planning Inspector had rejected a similar proposal by the developer on the grounds that it would extend the 'urbanised village' into open countryside.

Medical facilities

He argued that the Medical Practice was full to capacity and additional housing on this scale would mean the practice would have to close its books to new residents and that the application should be refused on the ground of lack of medical facilities.

When questioned, he confirmed that the site would overlook the Salford Conservation Area.

In favour

Frank Hockenhull spoke in favour of his proposed development and, it has to be said, did nothing to persuade councillors in a halting and very brief statement that suggested that the site was not open countryside and was 80% surrounded by properties.

This claim resulted in a councillor asking for a photograph of the site to be displayed again. The photo from Mill Lane was so buildings free that the councillor retorted: "If that is not open countryside, I give up!"

Wybunbury councillor Janet Clowes added that the lack of medical facilities is a real problem across the area, including in Wybunbury and it should be addressed by NHS England.

Unanimous refusal

No councillor saw any reason to deviate from the planning officer's recommendation to refuse with the chair of the meeting adding those arguments were compelling. The vote to refuse the application was unanimous.

After the refusal, AudlemOnline asked Frank Hockenhull if he would be considering appealing. He said he would be.

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