Agenda item

Full Application - Single storey extension to form a meeting room, small brew area, storage and lavatory at St Christopher's Church, Shrigley Road, Pott Shrigley

Minutes:

Cllr Kath Potter left the room at the start of the consideration of this item and returned after 5 minutes.  Cllr Potter did not vote on this item.

 

Members had visited the site on the previous day.

 

Since the submission of the planning application there had been changes to the legislation regarding protected trees which may have had implications for this planning application which included the removal of trees in the churchyard.

 

Members raised concerns that the application did not justify the need for the extension to the building and that the impact on the exterior of the church and the below ground archaeology was not justified. 

 

The Officer recommendation to refuse the application was moved and seconded, put to the vote and carried.

 

RESOLVED:

 

That the application be REFUSED for the following reason.

 

1.    The proposed development would harm the significance of the Grade I St Christopher’s Church. In the absence of sufficient public benefits which could outweigh the harm that has been identified it is therefore considered that approval of the proposal would be contrary to Core Strategy policy GSP1, GSP3 and L3, Local Plan policies LC4, LC5, LC6 and the National Planning Policy Framework. The proposal therefore fails to conserve and enhance the special interest and setting of the church contrary to Section 66 (1) of the Planning (Listed Building and Conservation Areas) Act 1990.

 

2.    Harm to Pott Shrigley Conservation Area contrary to Section 72 of the Planning (Listed Building and Conservation Areas) Act 1990, and paragraphs 131 and 132 of the NPPF as well as policy LC5 of the Local Plan.

 

3.    In the absence of an appropriate archaeological field evaluation to establish significance and impact of the proposed works, acceptance of the application fails to meet the information requirements of both PDNPA policy at LC16 and NPPF para 128.

 

4.    Inadequate information (out of date arboricultural assessment) to properly assess impact upon trees affected by the proposed development.

 

 

 

Cllr Harold Laws, Cllr Andrew Hart and Cllr Chris Carr left the meeting following consideration of this item.

 

Supporting documents: