Decision due on revised plans for new retirement development at Alderley Park

A decision is due on controversial plans for a new retirement development at Alderley Park in Nether Alderley next week.

Full planning permission is being sought to build a retirement community comprising of 139 extra care units along with associated healthcare and amenity facilities on the one remaining undeveloped parcel in the southern campus area of Alderley Park.

The scheme consists of a range of 2 to 6 storey buildings in 3 linked "blocks" providing units ranging from 1 to 3 bedroom with 52 car park spaces to the north of the site.

The application is a resubmission of application 22/2819M which sought to provide 159 extra care units along in a range of 3 to 6 storey buildings. This previous application, was refused for 4 reasons:

Inappropriate form of development within the Green Belt
The development is considered to constitute over development of the site
It's size scale and mass in relation to the residential properties on Morris Drive
Insufficient provision for affordable housing

This application seeks to address the reasons for refusal on the previous application in the following ways:

The proposals have been revised to reduce the scale of the development, by removing a floor off most of the buildings, and in particular the scale and massing of the building in relation to the properties on Morris Drive.
The development now proposes to provide 30% affordable housing in the form of an offsite housing contribution agreed with CEC Housing.
Additional supporting information has been provided in relation to a number of matters including viability, the impact of lighting and how the application satisfies the principle Green Belt policy matters and is considered to be appropriate development in the Green Belt.

Nether Alderley Parish Council do not support the application due to the size of the development which would have a significant impact on neighbouring residents, "it presents a totally aesthetic mismatch with the homes on Morris Drive and will ruin the visual appeal of the area", insufficient parking provision, an oversupply of this sort of accommodation in nearby towns, the commercial elements on Alderley Park should be self- funding and not paid for or subsidised by residential use and the development will significantly increase traffic.

Over Alderley Parish Council also objected to the proposed development on the grounds "that the significant negative consequences on the surrounding rural landscape, wildlife and residential amenity cannot be justified. The intrusive scale of the proposed building, coupled with the associated light pollution and encroachment into the dark rural landscape are not considered acceptable. The lack of provision of affordable housing which would meet local needs, together with the creation of a distinct, retired, residential enclave are not considered to offer socio-economic benefits to the community of Over Alderley. Overall, the proposed development is considered to be out of character and an unwelcome intrusion into a highly valued rural area."

A significant number of residents commented on the application and a letter was received from MP Esther McVey's office supporting their concerns which can be summarised as follows:

The tree buffer will not screen the houses as they will take time to grow
Concerns about parking and traffic congestion on all roads in Alderley Park. Using the multistorey car park is not workable
The buildings are too tall for the site
Would result in overdevelopment of the site• Properties too close to properties on Morris Drive leading to concerns of overlooking and massing impacts
There is a level difference between the two sites not reflected in the images submitted
Light and noise pollution concerns, particularly during the construction phase
The architectural design and aesthetics of the proposed building are incongruent with the surrounding area.
Concerns about impact on wildlife, as there are many different species in the Park
Impact on/loss of protected trees
Concerns about increased risk of flooding
Lack of on site facilities to support new residents
Impact on the Green Belt• Exceeds the number of permitted units
There is no demand for this high end use
Impact on nearby conservation areas/listed buildings

The planning officer is recommending the application for approval at the Strategic Planning Board meeting on Wednesday, 28th February, stating "Whilst the previous application was finely balanced, changes made to the application, and in particular changes to the scale, form and massing of the development, and the provision of a policy compliant contribution to offsite affordable housing, has changed that balance.

"There are now no objections from any internal or statutory external consultees. The original policy allocation in the Local Plan was to support life science development at Alderley Park. This development will make an important contribution to that overall policy objective and given the above changes; it is therefore recommended for approval."

The plans can be viewed on the Cheshire East Council Planning Portal by searching for planning reference 23/3619M.