Plans for 43 affordable homes in Alsager that were refused due to concerns over drainage could be overturned on appeal, a councillor has warned.
The latest in a string of applications to build on land off Close Lane was once again thrown out at a meeting of Cheshire East’s Southern Planning Committee on Wednesday.
Breck Homes had applied to build the homes on a 1.52-hectare site, which comprises part of the garden area of 68, Close Lane and the open field to the rear and further land to the south behind 60-68, Close Lane.
Despite concerns raised by councillors and residents over the impact the development could have on services, highway safety, lack of open space and the quality of life for people living there, the application was only refused due to a lack of drainage.
An application for 55 homes on the same site was refused by Cheshire East in 2022 because of insufficient open spaces and garden sizes. The subsequent appeal was dismissed.
Speaking at the meeting, Alsager town councillor Steve Butterfield urged members to vote against the plan.
He said: “(We) have severe concerns about infrastructure in Alsager. The growth in housing will not be matched by sufficient resources to supply necessary upgrades to infrastructure and services.
“There are severe limitations in school place availability – the situation for Send pupils is even worse.
“Health services in Alsager are already under severe pressure. NHS dental places are almost impossible to find, and Cedars medical centre is already 13% over capacity.”
Coun Butterfield said the development contravened several requirements of the town’s neighbourhood plan – a blueprint for long-term development related to housebuilding and infrastructure that must be taken into account before planning decisions are made.
He said it would result in the loss of green and open space, a biodiversity net loss of more than 10% and said there was no provision for electric car charging points, heat pumps or solar panels.
Added Coun Butterfield: “Access to the site from Close Lane is on a bend on a busy road with the potential for severe impact on traffic conditions.
“Any resident of Alsager will tell you that at certain times of day, it is very difficult to navigate our main roads. The increase in traffic from new developments is causing potholes and other road defects, which then require costly repairs.”
Close Lane resident Philip Swann told the committee that a previous planning application for five detached houses on the same site had been refused in 1981.
He said: “It was refused on four grounds, two of which are still relevant today – highways and drainage.
“It is located on a dangerous bend. Reports from numerous local people said it was an accident hotspot, and that was at a time when there was much less traffic and fewer nearby developments.
“There have been multiple accidents and near misses, and if you approve this it will be an accident waiting to happen.”
But Cheshire East’s officer said there had been no serious accidents at the site for the past five years and that there was “adequate visibility” when turning left or right out of the proposed entrance.
He said the council’s open spaces officer had deemed the application acceptable for development and argued that electric car charging points and the biodiversity net loss could be mitigated with conditions, if approved by the committee.
But he explained officers had recommended refusal on the basis that the applicant could not demonstrate sufficient drainage for the site.
He said: “There’s a dispute over the ownership of a pipe where drainage water would be disposed of. The flood risk team don’t consider there to be a viable outpour and so there is a risk of flooding elsewhere if we don’t know where drainage water can be disposed of on site.
“It is on United Utilities’ asset mapping system, but they say they don’t own it. There is a possibility it could be owned by Cheshire East highways, but they won’t comment because it is still on the United Utilities map.”
Coun Andrew Kolker (Dane Valley) asked whether the decision could be overturned at appeal if the ownership dispute was resolved.
The officer said: “If you refuse today, they may do further works and find another solution. At this point, there is a lack of information and that’s why we are recommending refusal.
“If they resolve the issue before appeal, then it is tricky.”
Speaking after the meeting, Coun Butterfield said: “I’m pleased for residents that this has been refused. Roads in Alsager are suffering, schools are full and the health centre is oversubscribed.
“I think we had a robust case for refusing this, but Cheshire East didn’t seem to take many of those reasons into account. We need to watch this space now for an appeal, or if the application is resubmitted.”
Sandbach councillor Mike Muldoon was also against the scheme, saying: “I’m very concerned about this application on the grounds of drainage.”
He later proposed it be refused saying: “The people who will be left holding the baby with this one, if it was passed, will be the residents.”
