The Principal Planner presented the report of the Director of Regeneration and Place in relation the above application.  The Principal Planner explained that the applicant had submitted an appeal to the Planning Inspectorate on the grounds of non- determination of the application. The report listed an assessment to enable the Committee to establish the decision that would have been made had it determined the application. This would enable Council officers to establish the stance that should be taken by the Council in terms of contesting the appeal.

M Gilbert the Lead Petitioner for a petition in opposition to the application addressed the Committee.

B Elkerton and S Williams on behalf of the petitioners in support of the application addressed the Committee.

The Ward Councillor G Wood addressed the Committee.

M Turner, a representative for the applicant addressed the Committee.

On a motion by Councillor S Foulkes and seconded by the Chair it was –

Resolved unanimously – that

(1)  the application would have been refused on the following grounds: -

1. The playing pitches are not surplus to requirement and the proposed mitigation package is inadequate to compensate for the loss of the existing Noctorum Playing Field. This loss will not be replaced by equivalent or better provision in terms of quantity and quality, and the proposal is therefore contrary to Wirral Unitary Development Plan Policy RE6, National Planning Policy Framework Paragraph 99 and Sport England’s playing fields policy.

2. The loss of this previously undeveloped site for a residential development, particularly one that has a higher density than the prevailing character of the area, would have a clear adverse impact on the character of this area and therefore conflicts with Wirral Unitary Development Plan Policy HS4 and HS5 and the National Planning Policy Framework, in particular Paragraph 124.

3. Insufficient evidence has been provided to demonstrate that this development cannot meet the 20% affordable housing requirement on site, and the proposal is therefore contrary to Wirral Unitary Development Plan Policy HSG2 and HS6 and the National Planning Policy Framework

4. The proposal is considered to constitute unsustainable development due to the site being located a substantial distance from local services and the lack of a dedicated pedestrian footpath for substantial parts of the surrounding road network. This will result in significant highway safety concerns and will dissuade future occupiers of the site to consider alternative, sustainable transport modes. The proposed development is therefore considered to be contrary to the Wirral Unitary Development Plan, in particular Policy TR9 and TRT1, and the National Planning Policy Framework, in particular Paragraphs 110 and 112

5. Insufficient evidence has been provided to demonstrate that the private land drain to which the proposed drainage system proposes to outfall will retain connectivity for the lifetime of the development and without a functioning outfall the minimum operational standards cannot be met. The proposal is therefore contrary to Paragraph 169 of the National Planning Policy Framework.

authority be given to the Director of Regeneration of Place to amend the reasons for contesting the appeal to reflect any changes in planning policy or material considerations as the case progresses.