The meeting of the Site Visits of Stockport Council was scheduled to discuss a single planning application for a proposed housing development. The attendees were due to visit the site of the proposed development before the meeting.

Planning Application for Land at Jacksons Lane, Hazel Grove

The primary item scheduled for discussion was an outline planning application for the development of up to 160 dwellings on land at Jacksons Lane, Hazel Grove, Stockport. The application, reference DC/097509, also included proposals for public open space, landscaping, and associated infrastructure works.

The report pack indicated that the committee was recommended to grant planning permission, subject to conditions and the applicant entering into a Section 106 Agreement. This agreement would cover several key areas:

• Monitoring of Biodiversity Net Gain: Ensuring that the development results in a net increase in biodiversity.
• Affordable Housing: A commitment to providing a specified proportion of affordable homes within the development.
• Education Contributions: Financial contributions towards local education facilities to mitigate the impact of new residents.
• Formal Sports Provision: Contributions towards the provision or enhancement of formal sports facilities.
• Healthcare Provision: Contributions towards local healthcare services to address increased demand.
• Active Travel Improvements: Funding for enhancements to walking, cycling, and public transport infrastructure.
• Mitigation for Happy Valley Local Nature Reserve: A capped contribution towards mitigating the population pressures on Happy Valley Local Nature Reserve.
• Monitoring of the Dean Lane/Chester Road/Jacksons Lane Junction: Measures to monitor and potentially improve the traffic flow at this junction.

The report pack detailed the site's location and surrounding area, noting its current agricultural use and its proximity to Happy Valley Local Nature Reserve and Lady Brook Site of Biological Importance. It also outlined the proposed development, including the parameter plans for movement, building heights, green infrastructure, and density. A comprehensive list of supporting documents was provided, including various assessments related to ecology, transport, flood risk, and landscape impact.

The policy background section referenced numerous local and national planning policies, including the National Planning Policy Framework (NPPF), the Stockport Unitary Development Plan Review, and the Stockport Local Development Framework Core Strategy. Key considerations included Green Belt policy, housing land supply, highway safety, residential amenity, ecology, biodiversity, flood risk, and drainage.

Extensive neighbour and consultee responses were summarised, highlighting significant objections related to Green Belt encroachment, impact on wildlife and nature reserves, highway safety and congestion, strain on local infrastructure, and residential amenity. Responses from various statutory consultees, including Highways, the Environment Agency, Transport for Greater Manchester, and the NHS, were also detailed, outlining their conditions and recommendations.

The analysis section of the report pack delved into the complexities of the application, particularly concerning its Green Belt status, housing land supply, and sustainability. It noted that the Council currently has a housing land supply of 1.77 years, significantly below the required five-year supply. The report also discussed the potential impacts on the character and appearance of the area, heritage assets, residential amenity, ecology, biodiversity, and flood risk.

The report concluded that, despite some adverse impacts, the benefits of the development, particularly in addressing the housing land supply and affordable housing needs, were considered to outweigh these impacts. The recommendation to grant planning permission was made subject to the aforementioned conditions and Section 106 Agreement.

A summary of the Stepping Hill Area Committee's consideration of the application was also included, detailing their discussions, questions from members, public speakers, and their unanimous resolution to recommend refusal of the application. This recommendation was based on concerns regarding flooding, impacts on neighbours, loss of agricultural land, highway issues, ecology, and the Happy Valley Nature Reserve.