New Housing site identified for development.

Wyche lane Application 19/0803N

A new application for 7 dwellings has been lodged with East Cheshire Council for a site located off Wyche Lane.

Site Location of proposed Wyche Lane development

This application is, regrettably, for outline permission so we will not really know what is going to be built there during this stage of the planning process. All matters are reserved or as the ‘Design statement’ somewhat ominously states:

1.7……Access, appearance, landscaping, layout and scale are reserved for future determination. (my emphasis)

Planning, Design and Access Statement (Land at Wyche Lane, Bunbury) Savills

What that means is that the applicants want consent with minimal restrictions on what they eventually build. There is some reasonable commercial logic in that as it does not tie the hands of the developer who remain able to respond to market trends. However they claim the site lies in ‘..a strong market area and as such if successful the scheme will be brought forward in 2020, subject to planning.’ (1.8)

This would suggest they must already have a clear idea of what would best sell in this location. Housing trends do not change in little more than year, but given Brexit who knows!

Indicative Layout of 7 dwellings on the site.

Unlike the recent Oak Gardens application all the basic material is present on the Cheshire East Planning website HERE

We knew that the Parish Council have held discussion with two potential developers – Fisher German and Savills. Confidentiality has meant only now have Savills plans been revealed. I have my suspicions about the Fisher-German site but that’s just a guess.

What does surprise me is the summary of what advice was given and discussed between the developers and the PC. Here is what Savills say :

1.11 The Parish Council viewed the proposals in the context of the adopted Neighbourhood Plan, in particular Neighbourhood Plan Policy H2 which supports small scale development of greenfield sites which are
located immediately adjacent to the village and below 15 units in scale

1.12 The pre-application advice also provided the following comments:

  • There would be no policy conflict with the Neighbourhood Plan in Principle;
  • There is a need for intermediate/ small scale housing which the illustrative layout shows can be delivered on site;
  • Access and highways would need to be reviewed in detail; and,
  • Whilst a number of other sites have been approved and the housing need is considered generally met,

Firstly, the BNP states that Bunbury has to provide space for at least 80 new house between 2010 – 2030. We have exceeded that minimum target by over 30 homes. So far as we know that figure has not been increased in the new approved Local Plan. Phasing is also required so that the community facilities can cope (BNP p11). Acceptance of this recent application therefore suggests there is no limit to the expansion of Bunbury, no phasing in any meaningful sense, and ever elastic boundaries to the village.

Secondly, while the developer suggests a mix of housing would be their intention, we have no guarantee that this is what will emerge after outline consent is granted. Experience suggests that the outcome of a development is often very different from that proposed before consent is given.

Below are the comments made during the Parish council Meeting 13th March 2019

Comments on Planning, Design and Access Statement – Savills

  1. 1.10. Savills met with the Parish Council on the 10th October 2018 to discuss the development proposals prior to the submission of this application. At the meeting, the Parish Council expressed their general support for the principle of the development.
  2. 1.11. The Parish Council viewed the proposals in the context of the adopted Neighbourhood Plan, in particular Neighbourhood Plan Policy H2 which supports small scale development of greenfield sites which are located immediately adjacent to the village and below 15 units in scale.
  3. 1.12. The pre-application advice also provided the following comments:
    • – There would be no policy conflict with the Neighbourhood Plan in Principle;
    • – There is a need for intermediate / small scale housing which the illustrative layout shows can be
    • delivered on site;
    • – Access and highways would need to be reviewed in detail; and,
    • – Whilst a number of other sites have been approved and the housing need is considered generally met, this should be seen as a minimum figure and new sites can be supported commensurate with the size of the village to support its long term sustainability.

1.13. In conclusion, during the pre-application discussions, the Parish Council regarded the proposed development favourably, noting how in principle it would be supported by Neighbourhood Plan Policies.

1.14. In short, there were no insurmountable issues raised which would prevent the principle of developing the Land at Wyche Lane, Bunbury.

Object to 1.10 – 1.14 as this is a mis-representation of the meeting as per EMail from our Chair

In this case the broad outline we were given did comply with the main provisions of the Neighbourhood Plan. We also emphasised the need for intermediate/small scale housing that would be more affordable. This provides more opportunity for young people who have grown up in the village and wish to purchase a house here. It also provides opportunities for existing residents to downsize and for young families who would not normally be able to afford to live in Bunbury, to move to the village. On small developments of this type there is no obligation on a developer to provide this type of housing but we strongly emphasize the need for it.

I can assure you that the words used in the application, i.e. “the Parish Council regarded the proposed development favourably, noting how in principle it would be supported by Neighbourhood Plan Policies” is an interpretation that I do not agree with. We would never use the word “favourably,” or anything like it because that would imply that we may have predetermined our support for the application. When Councillors consider this application, at our meeting on 13th March, we will do so with open minds and will only make a decision after we have listened to anything that residents have to say and after we have debated the issue.

2.2 The site is currently undeveloped and has no planning history.

Object as this statement is incorrect, planning has previously been refused in 1965 4/5/5020 and 1989 7/16940.

2.7. Splays

Object as per comments on the Optima report (below).

2.8 Bunbury, a Local Service Centre, is considered to be a sustainable location for development, with a range of services and facilities to meet the needs of local people, including those living in nearby settlements. Bunbury benefits from a supermarket, a post office, a church and a number of coffee shops, all located within a 400-800m walking distance of the site.

Object: There is nothing within 400M, there is only one coffee shop and the distances are 700-800m

2.11 Bunbury is located directly east from the A49, meaning it is accessible by public transport links. To detail the site’s closest bus stop located circa 0.5 miles from the site. The existing number 70 provides sustainable travel options to Nantwich with a frequency commensurate with its rural location.

Object as the A49 is 0.9 miles away and there is no accessible public transport on the A49. See You would need to walk to the Red Fox, 3 miles and 1 hour walk to access a bus.

Regarding the bus service see comments on Optima Transport policy (below) where Service 70 does not offer sustainable travel options.

2.13. To detail, the local Co-Op store, butcher and fish and chip shop are located 750m from the site, the local primary school (Bunbury Aldersey Church of England Primary School) is located within 1km of the site and is accessible by foot and by cycle, and the nearest bus stop is located 700m from the site.

Object the wording should read: ..the only accessible bus stop which only has buses on 3 days a week.

4.18 Neighbourhood Plan Policy H1 seeks to accommodate a minimum of 80 new homes in Bunbury over the Plan period. The same policy outlines that development in the Neighbourhood Plan Area will be focussed on sites within or immediately adjacent to Bunbury Village, in order to achieve the aim of enhancing its role as a sustainable settlement whilst also protecting the surrounding countryside.

Object: We ask CE to consider that they have already approved 108 properties and this is to cover the period up to 2030 and this should have been referred to in the Design Statement.

4.21. The Emerging Local Plan Site Allocations and Development Policies document is currently being prepared by Cheshire East Council. The Local Development Scheme suggests that it may be adopted in early 2020. The council consulted on their first draft Site Allocations document until October 2018. Whilst the scheme has been considered in the context of this emerging document where appropriate, it is considered that given its early stage of development, limited weight will be attributed to any policies or allocations within this document.

4.22. Within the Adopted Local Plan Strategy, Local Service Centres such as Bunbury are expected to provide 2,500 houses through the plan period as whole. Within draft policy PG8 this equates to a minimum of 110 properties in Bunbury over the years 2010 to 2030, taking into account completion rates.

We object as this is not a minimum, but the number allocated so as CE meet their national target and we have 108 already built or in plan. The period runs until 2030 so we ahead of the plan and this should be taken in to account.

4.29. Paragraph 73 of the NPPF states that housing delivery figures should be considered as a minimum and there should be no cap on sustainable development.

Object to term ‘no-cap’ as this infers to there is no upper limit. The minimum of 80 was considered to be a number that was consistent with national and local plans and allow reasonable growth, no-cap implies this number has no validity, currently 108 have been approved and we ask CE to consider this in their deliberations.

5.5 Object as this repeats the number of 110 see response to 4.22

5.6. With their being no ceiling figure to each of these policies the proposals would be in accordance with this need, subject to it not impacting the core shape and form of the settlement. Further, discussions with representatives of the Parish Council made clear that this development could be in direct response to Bunbury’s housing need, with the applicant working with the Parish Council to revise the illustrative layout and demonstrate a greater proportion of smaller / intermediate scale units to meet the specific housing need of the Parish.

Object as this is we do not believe there is ‘No ceiling’. It is also “misunderstanding” as the PC does not work on layout, this is CE Planning responsibility and if we worked with the developer it would not enable us to give a judgement without pre-determination.

5.23 Object see comments on Optima report 2.1.10 (width of road)

5.26. The site is in a sustainable location, within close proximity to existing shops and services within Bunbury. The development of this site would achieve strategic Priority 4 by reducing the need to travel by building homes that are close, or easily accessible to where people work, shop, and enjoy recreational activities.

Object as the site is not within walking distance of where people work and as shown elsewhere there is no viable public transport. The only accessible employment is in retail or pub/restaurants e.g. Co-op or a small number of family retail outlets or the local pubs. There is no commercial land identified in Bunbury for future commercial development. There are limited recreational facilities within walking distance e.g. there is no swimming pool, fitness club, cinema or theatre.

Comments on report from Optima, document titled Wyche Lane, Bunbury Proposed Residential Development Transport Note

2.1.10 The carriageway on Wyche Lane measures between 4.8m and 4.9m in width. With reference to Manual for Streets, this is wide enough for two cars to pass and a car to pass an HGV.

Object as this is incorrect, the width narrows to 3.2M in places, and this should be taken into account, not just the road at its widest point.

2.2.5 Table 2.1

Object as this implies 2 buses a day to and from Nantwich, it is one bus a day leaving at 10.27 and returning at 14.22

2.2.8 and 2.2.9

The nearest rail station is Nantwich, which is 13km from the Site. Nantwich Station can be accessed via the bus service shown in Table 2.1 or via the dial a ride services.

Transport for Wales provides services to Manchester, Stockport, Crewe, Shrewsbury and South Wales. Major interchange opportunities are available at Crewe, which is located on the West Coast mainline and enjoys services to most areas of the country.

Object as this statement is untrue. Nantwich station is not accessible via the bus service. Buses only run 3 days a week, one per day and it is 1/2m walk from the bus to the train station. You can’t get to and from anywhere since you only have 3 hours in Nantwich.

For example to get from Bunbury to Crewe, take the 10.27 bus on a Tuesday, the 13.05 train and arrive in Crewe at 13.15, you then have to spend 2 nights in Crewe, on Thursday take a train back to Nantwich and the 14.22 bus back to Bunbury, at total of 52 hours.

The Little Bus service is only for older/disabled people not the general population. Quote from Cheshire East website: Flexible transport is a ‘demand responsive’ transport solution which provides an alternative means of travel for older and disabled people. All journeys must be pre-booked so that routes can be planned efficiently. The service works on a demand responsive basis.

3.2.2 Drawing 18128/GA/01, contained in Appendix C, illustrates the most desirable access option onto Wyche Lane. (Splays)

Object as this drawing only references the road access, the 2 drives at either end of the frontage are not accommodated and the splays cannot be adequate without significant removal of further hedging in front of Wyche House and the proposed garden/planting area.

3.3.4 Table of traffic based on TRICS

Object as these numbers seem to be wrong, but there is insufficient detail in Appendix D to challenge these conclusions and we request that CE ask for further backup.

The low number may be due to the assumption that people can walk or take public transport to work, see 4.1.4.

4.1.4 This report has provided a commentary on the existing Site and its conditions. It has demonstrated that the Site is in a relatively sustainable location, given its rural setting and that there is access by appropriate public transport and sustainable links to some services. This provides future residents with opportunities to travel via alternative modes of transport and minimise trips by the private car.

Object as this untrue, it is not possible to use public transport to commute to work outside Bunbury and as has been demonstrated there is no link to other services such as the train. You cannot access public transport on 4 days of the week.

Pressure grows for better provision for pedestrians

The last few Parish Council meetings have witnessed some strong words over the lack of proper provision for pedestrians in Bunbury. The last meeting in February saw a large (for PC meetings) number of residents attending along with the Head of the Primary School in Bunbury. Their complaint was that it was difficult and dangerous for children and parent to get to school and generally to walk around Bunbury.

The evidence presented by the public was anecdotal and necessarily subjective. However, how safe you feel and your perception of traffic speed is a very big influence on how willing you may be to walk the streets of Bunbury or to allow your children to do so. Any walker knows that close passing cars traveling at or near to 30 mph feels uncomfortable. The closer the car, the more ‘uncomfortable one feels. At least that is my experience.

Cars dominate our way of life in ways that it is not always possible to fully appreciate. Huge sums are spent on enabling people to speed more easily from place to place. The current government is (or claims to be) spending £23 billion on road schemes. A further £7.1 billion was also going to Local Government by 2021 for road maintenance and improvements. In contrast, the expenditure on walking and cycling is tiny. The government’s plans an extra £1 million to improve the number of children walking to school. Just stop and compare those numbers. Over £30 Billion for roads and £1 million for helping children walk to school. That’s a 30 thousand times greater expenditure on roads. While there are a number of inexpensive ways to encourage children (and parents) to walk to school rather than drive, I somehow doubt that that one million will buy many extra pavements or 20 mph zones across the entire country.

Some argue that to keep the essential nature of Bunbury it is necessary to retain the open roads with pavements. We can share the space with cars. The village has had no accident that has involved pedestrians over the last 10 years. Furthermore, in the recent survey of traffic speeds in the village there were few incidents of speeding. All good arguments for leaving things alone. The implication being that nothing has really changed so nothing needs to be done. But something has changed.

Before starting school, I was inclined to wander off to the local shops now and again. I liked a 2p Lolly in the summer, (yes it was a long time ago!). By the time I was ready to start school, I knew my neighborhood pretty well. The woods, and rough open ground were we could play out of sight of grown-ups, the stream where we messed about with dams, etc. This was all common knowledge to the local children from about 5 yrs. or earlier.

How many 5 or 6 year olds get to walk to the shops these days, let alone to school. Certainly my older brother and I walked the 2 miles to school from the moment I started. He was just under 7 years old when I started school just before my 5th birthday. We were not exceptional. All the children arrived the same way. Some parents did bring their offspring but the vast majority came on foot. Cars and trucks were about in the mid-1950’s but they were not as common as they are today and most families did not have one let alone 2.

Does that happen today? I do not see children of that age range out and about except with parents. Perhaps my parents and the rest of that generation were wrong to allow such freedom. But maybe it taught us independence, and resilience. Modern parents want their children to grow up as independent and resilient young people. But many would be appalled at the idea their pre-school could walk to the shops to buy a comic!

We can help those parents and therefore the children by reducing some of the perceived risks around the village.

1. Slow the traffic down inside the residential core of the village. Impose 20 mph speed limits. They will take time to bed in with only a slow decline in car speeds at first. But in time people will come to expect slower speeds and most drivers will respond. Maybe even come down to 10 mph around the triangle at the centre by the co-op and butcher’s.

2. Put in pavements where necessary or where that is not allowed (the road is ‘too narrow’ for 1.2m pavements) put up caution signs and if not already part of the 20 mph scheme then include these roads, e.g. Wyche Lane and Wyche Road.

3. At the centre of the village the route too and from school needs to be protected. There should be no parking at the junction of School land and Bunbury Lane. Parking must be illegal here even if it outside their house. it blocks this route if the vehicles are parked during the time for pupils to walk too and from school.

4. Give thought to restricting parking along side the triangle down School Lane. This would give more space for pedestrians even if a pavement cannot be installed. How about a painted area down the left-hand side with pedestrian symbols on the road surface and signage. Perhaps time restricted parking.

5. Parking for staff at the school needs to be sorted. The solution was to be the car on the opposite of the road next to the cricket ground. That has gone into ‘suspended animation’ as the development is stopped for up to two years. The school itself may have space. But one the staff are able to park off street then parent who must drive their children to school will have more space.

I could go on and on … But enough. More action and fewer words are what are needed.


Parish Council Notes 2019


Please note that the agenda for each Parish Council can be viewed on the official PC website here  The minutes of each meeting are also available on the same web page. Our service is ‘unofficial’ but much quicker!
From our Parish Council correspondent:

Please note that each month the latest update will appear at the top of this post:

N.B. The parish council does not hold a meeting during August.

Bunbury Parish Council – 10 July 2019

The Parish Council thanked Peter Gorman who was present at the meeting and the Village Day Committee for the excellent organisation for the successful 50th anniversary Bunbury Village Day. Peter agreed to pass on the Parish Council thanks to Committee members. He also expressed thanks to the PC for their support of Village Day  over the years, and in particular the sponsorship of the creative workshop at the school lead by Russell Kirk.

Peter Gorman made representations to the Parish Council with regard to the latest Discharge of Conditions to the Land at Oak Gardens. Many of the conditions such as the 15m Buffer Zone and arboriculture requirements have still not been addressed. He agreed to e-mail his comments to the Clerk of the Parish Council.

Co-options of Members of the Parish Council

Three applications for co-option to the Parish Council had been received but none of the co-optees were able to attend the July meeting.

Local Policing Issues

  • A member of the Parish Council had attended a Police Crime Commissioner meeting where road safety and an increase in the number of PCSOs across the borough were the main topics of discussion.
  • The Parish Council had received reports about gas canisters being found in Saddlers Wood which had been passed onto local police who would give the area some attention. The Bunbury local paper would also include an article on Nitrous Oxide abuse.
  • A burglary had occurred on Tweddle Close and police presence would be increased.
  • Speeding incidents along Bunbury Lane had been witnessed and reported to the Parish Council. The Council agreed to use their speed camera to assess the scale of the problem.

Highways Issues

A new parking sign is to be erected at the end of Hurst Close and a ‘Box’ is to be painted outside the school to replace the current coned area for school bus drop off and pick up.

Planning Matters

Application 19/2914N 4 Queen Street, Variation of condition 2 (approved plans) to planning application 16/5185N – proposed rear extension and internal modifications – No objection (same application as previous but smaller).

Application 19/2568N Land off Hill Close, Bunbury Application from Muir Housing – Variation of Condition relating to s.106 Agreement on Approval 15/5783N for residential development for 15 dwellings.

Variation of the s. 106 agreement to enable the properties to be charged at the higher valuation of MV-STT (‘Market Value, subject to tenancies’) as opposed to EUV-SH (Existing Use Value for Social Housing). The Parish Council heard that this issue had become a national problem whereby mortgage lenders had ceased lending in certain circumstances where 106 conditions were present. The variation would still see the same number of houses built but would enable applicants to secure finance to build affordable houses. Cheshire East Council Planning and Legal services supported the variation and the Parish Council raised no objections.

Application 18/6356D Land at Oak Gardens Discharge of Conditions 6, 7, 9, 12, 13 and 14 on approved application 16/2010N – In addition to the objections that Peter Gorman would provide in writing to the Parish Council an objection would be made that no environmental assessment of the river Gowy and the wildlife that runs through the site had been received as required by the Neighbourhood Plan.

In terms of the site allocation work currently being undertaken by Cheshire East Council, the Chairman reported that the 6 week consultation which would include the total number of homes requested for Bunbury had been delayed.

Tweddle Grove – Land off Wyche Lane owned by the PC on behalf of the Community

The Parish Council heard that tender requests for the maintenance of both Tweddle Grove (public green space designated as a woodland) and the car park were outstanding.

Pedestrian Issues within the village

Development of a footpath along a part of School Lane outside the Cottage would be considered for funding from the New Homes Bonus with the permission of the owner of the Cottage. The Ward Councillor had sent source of funds information to the school for consideration as part of developing a school car park.

The Ward Councillor confirmed that she is the Chair of the Cheshire East Footpaths and Rights of Way Committee. The Parish Council confirmed that it pays an annual subscription of £8 to the Mid-Cheshire Footpath Association.

Playing Field Report

The litter bins in the play area have rotted in a short time span and the Parish Council agreed to investigate if they could be replaced under warranty.

Borough Councillor Report

Sarah Pochin, Ward Councillor reported that the hedges around Brantwood property in the centre of the village had now been cut. Concerns were raised again about the general state of repair of the building and the container located in the garden. A resident had queried the delays in street cleaning/weed spraying in the village. Some delay had occurred due to bad weather and flooding earlier in the year but would be carried out. Gullying cleaning on School Lane would take place in the school holidays due to issues of cars parked during term time.

Parish Councillor Reports

A Councillor reported that the support straps on trees on the playing field were now cutting into the bark and that some weeding was required. The Chairman agreed to arrange a site meeting with the Contractor. 


Bunbury Parish Council – 12 June 2019

Planning Matters

Application 19/2557N Firbank House, Whitchurch Road – Proposed outbuilding to provide leisure facilities to private dwelling – No objection

Cheshire East Site Allocations: 

In terms of the site allocation work currently being undertaken by Cheshire East Council, the Chairman reported that a 6 week consultation would appear on the Council website on 19 June which would include the total number of homes requested for Bunbury. Also included will be information on areas excluded from the settlement boundary such as the playing fields and the paddock alongside the Hill Close development.

Tweddle Grove – Land off Wyche Lane owned by the PC on behalf of the Community

The Parish Council heard that the maintenance of both Tweddle Grove (public green space designated as a woodland) and the car park were out to tender.

Playing Field Report

General maintenance issues for the Pavilion were discussed, including the repair underway of the ceiling and essential work to the veranda to the bowling green. Further work will be investigated to the surface of the playing field itself.

Borough Councillor Report

Sarah Pochin, Ward Councillor was unable to attend the meeting but reported through the Chairman that she had spoken to the owner of Brantwood property in the centre of the village and he had agreed to cut the hedges. Concerns were raised about the general state of repair of the building and the container located in the garden.

Parish Councillor Reports

The Chairman reported that he had received a number of complaints about the uncut hedge where Willow Drive meets School Lane making the footpath difficult to walk along. After raising the issue the hedge is now due to be cut.

A Councillor asked for clarification of the policy for the allocation of low cost homes in the village. Residents have to apply and register with the Housing Association – Home Choice, who will then go through the process. The Parish Council is following one such application to check that the process is working properly. Assurance was given that local connection is one of the criteria used in the allocation process.

Bunbury Parish Council – 8 May 2019

A resident raised the issue of an updated species report not being made available to the public or Parish Council in connection with the planning application on the land at Oak Gardens, Bunbury. The Parish Council reported that this had been raised with Cheshire East Council with a response that certain protected species reports are kept out of the public domain in order to avoid the location of specific species being identified.

Highway Issues

The Chairman reported that he had met with the Headteacher of the Primary school on 23 April. The School are looking to fund a bus/taxi bay marked area to replace the cones currently in use on the road side. The Parish Council have been asked to help with any suggestions on how to raise £20,000 to develop a school staff car park in order to remove vehicles currently parking on the road. Sarah Pochin, newly elected Ward Councillor offered to make enquiries with a school in her previous ward who had secured grant funding for a car park and report back.

A Cheshire East Traffic and speeding survey will be carried out in certain locations within the village in June e.g. Bunbury Lane, School Lane and Vicarage Lane. In addition a Department for Transport traffic census will be carried out on School Lane on 12 June.

Planning Matters

There were no new planning applications to report this month.

A Parish Councillor reported that Cheshire East Council Officers and the Developers of the Land at Oak Gardens, Bunbury had met on-site and had discussed protecting the area around the veteran Ash tree. Officers had stated that they were not prepared to compromise on the area around the tree and the two parties had agreed to work together to resolve the issue. Generally further work is required to satisfy conditions of development.

In terms of the site allocation work currently being undertaken by Cheshire East Council a total of 110 homes is the request for Bunbury with a current 108 homes built or with planning permission granted.

Tweddle Grove – Land off Wyche Lane owned by the PC on behalf of the Community

A number of enquiries had been received from residents on the use of and clearing of the land off Wyche Lane now named Tweddle Grove. The Parish Council confirmed that this is a public green space designated as a woodland (not a recreational area). A regular maintenance contract would be pursued for the future.

Footpaths/Public Rights of Way

It was reported that the Townfield footpath had been ploughed up and covered in manure. Strutt and Parker, agents for the land owner have been made aware and local residents have walked the footpath to flatten it. Ward Councillor agreed to pass the issue to Cheshire East Council Footpath Enforcement Team.

Requests for a number of stiles to be changed to Kissing Gates to allow less able people to walk the footpaths have been made, with one land owner refusing permission. Ward Councillor and Parish Councillor responsible for footpaths would liaise on the matter.

Playing Field Report

General maintenance issues for the Pavilion were discussed. A fire safety audit on the Pavilion has been undertaken with a number of minor recommendations made e.g. checking of fire exits and batteries in smoke alarms every three months.

Borough Councillor Report

Sarah Pochin as newly elected Ward Councillor introduced herself and asked the Parish Council to consider what their priorities would be for her as ward councillor going forward. She herself raised concerns about isolation and public transport. The Parish Council referred to the New Homes Bonus Fund scheme which they had been unsuccessful at gaining any funding for a disabled toilet in the Pavilion. The scheme will be opening again and the Ward Councillor agreed to support the Parish Council in re-submitting the scheme.

Parish Councillor Reports

The Chairman reported that he had been approached by a Production Company wanting to film around the Church and Dysart Arms in September for 4/5 days. The Chairman and another Parish Councillor had met the producers to discuss issues which had arisen during the filming of Home Fires such as communications about disruption. The Production Company are keen to ensure any disruption to village life is kept to a minimum.

8th May 2020 will see the 75th anniversary of VE day and pubs in Bunbury will be encouraged to raise a glass at 3pm as part of a national celebration with bells rung at the church at 6pm.


A complaint had been received about too many building contractors parking on the car park. The Parish Council heard that permission had been temporarily granted to Duchy Homes to keep congestion off Wyche Lane as road safety had to be a priority.


Parish Council Notes for April are unfortunately unavailable. We will post a copy of the official minutes as soon as they are available. We apologias for this  tempory loss of service.

Parish Council Notes 13th March 2019

1. Open Forum:

Standing orders were suspended to allow an extend public forum to discuss the application for new houses in Wyche lane (application ref:19/0803N). A number of people spoke against the application. The main points.

1. Traffic issues. Wyche lane is much narrower in places than indicated in the evidence supplied by the developer. In the transport report presented the road width are given as:

2.1.10 The carriageway on Wyche Lane measures between 4.8m and 4.9m in width. With reference

to Manual for Streets, this is wide enough for two cars to pass and a car to pass an HGV.

(Transport report Optima Highways and Transportation Consultancy Ltd)

However this is only partly true as in places the road narrows to 3.2m in width. This is below the current permitted width for roads to new sites. The report only identifies the widest parts of the road and ignores the hazards posed by the very narrow section. These ‘narrows’ represent one vehicle at a time sections and could well represent a serious problem for heavy site vehicles.

Pedestrians attempting to walk along the lane are also placed at increased risk. It shoud be borne in mind that the lane together with the footpaths adjacent ot the site represent are a popular walking route round the village. It is used daily by many people who do not live along the lane. The lane is well recognised as requiriing care to navigate due to its restricted widths.

It was also noted that while the speed limit is 30mph along Wyche Lane within 30m of the site the entry of Birds lane has a national speed limit of 60mph.

2. The splays and indicative design: From the indicative display it is not clear how the splay lines indicated would be achieved given this inclusion of drives tot he houses fronting the site. It is clear that these would have to be extended in to the adjacent property if they are to meet current regulatory standards.

3. Destruction of open countryside: The application would result in the loss of further agricultural land. Hedges will be remove along the frontage and it is not clear that the hedge along the south border will be protect once include in the gardens of the new dwellings.

The PC meeting then began with the usual

1. Apologies for absence

2. Members Declaration of Interests and requests for dispensation

3. To sign as a correct record, the minutes of the Parish Council Ordinary Meeting held on 13 February 2019.

4. Local Policing Issues – To receive an update from local police if available. Not available.

Agenda item 5: Highways issues

Firstly the status of the Highways sub-committee was discussed. The sub-committee only makes recommendations to the full PC. The Parish Council is the only decision making body. It was agreed that in future the Highways Sub-committee would be described as a ‘working group.

The chair indicated that they had met with a Cheshire East (CE) official from the Highways Department to clarify a number of issues that are of current concerns to residents (see Feb Notes). Given the length of the Public forum the Chair proposed leaving his report on the meeting until the next meeting in April.

Agenda item 6: Consultations


Agenda Item 7: Planing

1. 19/0371N Revised Description – Erection of x8 dwellings and revised access following approval ref 16/5637N Land at VICARAGE LANE, BUNBURY for comment by 6 march (planning has given the PC an extension for comments)

Minor change in wording that did not require further comment by the PC.

2. 19/0803N Outline application seeking the erection of up to seven residential dwellings (Use Class C3) on Land at Wyche Lane. All matters reserved for future determination Land adjacent Wyche House, WYCHE LANE, BUNBURY, CW6 9PS

This item took up much of the PC time and followed on from the Public Forum comments.

Councillor Mark Ireland-Jones presented an analysis of the application to the PC. The analysis pointed out a series of flaws in the two key documents submitted by the developers. Firstly, the Optima Transport Report was inaccurate in its account of the sustainability of the transport links from Bunbury. It failed to make clear that the village only has ONE bus service a day leaving 10:27 and returning at 14:22. NOT a commuter service.

The report also claims the road width is 4.8 -4.9m when in fact the width narrows to 3.2m in places.

Comments on the Planning Desig and Access Statement – Savills:

the PC were at pains both in the public forum session and during councillor Irland-Jones’s analysi to point out the mis-representation of the PC’s given in the document. The quote from an email sent by the PC Chair to Savills expresses their rejection of the iterpretation present in the report n the consultation held between members of the PC and Savills:

I can assure you that the words used in the application, i.e. “the Parish Council regarded the proposed development favourably, noting how in principle it would be supported by Neighbourhood Plan Policies” is an interpretation that I do not agree with. We would never use the word “favourably,” or anything like it because that would imply that we may have predetermined our support for the application.

It is not possible to do full justice to the critical comments made during the meeting. They will form the basis of the the PC’s comments on the proposd development which can be read on the CE planning website. Full details of the analysis given during the meeting can be found HERE.

Further Agenda items under Planning with brief comments:

7.2 Decisions made by Cheshire East – None

7.3 New Housing Developments in Bunbury – Duchy confirms their expected completion date still to be in April. Concern expressed about traffic still using School lane. Developer not able to control behaviour of all contractor accessing the site. Collect time dte and names of firms breaking rules and sent to PC.

7.3.1 General update from Cllr Pulford None in addition to those listed above.

7.3.2 Cheshire East Local Plan – Site Allocations and Development Policy Next meeting in Spring with draught figures.

Agenda item 8: Land off Wyche Lane owned by the PC on behalf of the community – meeting with Duchy development team who have agreed to plant trees in the area. A landscape consultant has selected trees and suggested a suitable layout to the sight. Some soil testing will be necessary to ensure the choice of trees is appropriate. If necessary additional top soil will be brought to the sight.

The PC made the decision to ban dogs from the sight. If dogs were allowed provision for waste would be necessary and if not used appropriately contaminate the site. It was also pointed out that the adjacent field was used as a horse paddock and the presence of dogs may be disruptive.

Agenda item 9: Pedestrian issues within the village

9.1 Cheshire East’s Sustainable Modes of Travel to Schools Strategy No progress to report.

9.2 Footpaths/Public Rights of Way

Appeal on Footpaths 14/15 Currently in final stage of appeal with HM Inspector.

Agenda item 10: Parish Council Election 2 May 2019

Clerk to the PC notified the public and Councillors that they must put in application to stand in the forthcoming elections by 4pm the 3rd April. All councillors must apply if they wish to stand.

No elections for the PC will take place if the number of applications is less or equal to the number of places (10).

Agenda item 12: Playing Fields – Report from Playing Fields Committee

Held over until next month.

13 Borough Councillor’s report

During the public Forum the Ward Councillor had agreed to ask the CE Planning Committee (south) chair to ‘call-in’ the application 19/0803N for consideration by that committee. He pointed out that this was not certain as the committee had over 6000 applications to consider annually and some had therefore to be delegated to Planning officer.

No other matters were mentioned.

Agenda Item 14: PC’s reports

Due to pressure of time no matters were reported.

Agenda Item 15: Correspondence

Not reported

Agenda item 16: Finance matters

16.1 Village Day – Request for funds . The Bunbury Village Da committee had requested funds for:

1. A workshop to be held at the school (£300)

2. The design and construction of large puppet as a feature in the parade (£500)

Both items were art of the celebration of the 50th Anniversary of the Village Day.

It was pointed out that the Village Day usually makes a number of donations to village organisations each year. This was a first time application for a special occasion beyond the current finances of the BVD committee.

The PC agreed to finance the school one day workshop.

Part Two of the PC meeting was to discuss confidential matters that cannot therefore be reported.

Bunbury Parish Council – 13 February 2019

Two residents presented an update on the ALIVE project aimed at addressing loneliness and isolation in the village. A request was made for funding from the Parish Council to support the setting up of a community library. Other activities of the Project include an afternoon social on a Tuesday at the Medical Centre and lunch at the Nags Head.

A resident asked the Parish Council to object to planning application 18/6338N Land at Oak Gardens, Bunbury, Reserved Matters. Objections included failure to meet a number of conditions laid down by the Inspector following an appeal, failure to meet a number of policies contained within the Bunbury Neighbourhood Plan and failure to meet the Nature Conservation Officers requirement of a nature/wildlife buffer zone.

A number of residents/parents of children at the primary school and the Headteacher of the school attended the meeting to raise concerns over road safety and the provision of pavements throughout the village. The Headteacher had provided a letter to the Parish Council that had been sent to parents outlining road safety issues and actions that are being taken to mitigate these. The Vice Chairman of the Parish Council is working with the Headteacher on an application under Cheshire East’s Sustainable Modes of Travel to Schools Strategy which includes possible funding if the school has a travel plan.

Parents raised issues such as 20 mph speed restriction on school lane, increase in signage of speed restrictions, zebra crossing outside school, speeding within the village and how speed limits can be enforced and extension to pavements around the village.

The Chairman explained that the Highways Sub-Committee of the Parish Council had met on 24 January and discussed the following issues:

1. Pavements – recognise the requirement for pavements and would request the input from a Cheshire East Traffic Engineer to see what is possible/practicable

2. Shared space concept was discussed – how to manage traffic and pedestrians sharing the same space.

3. Parking signs – agreed to provide signage to extended car park by playing fields.

4. Parking restrictions – had previously discussed the provision of double yellow lines outside the school but the issue of displacement of cars remained. Car parking for school staff would help to alleviate the problem and one was agreed as part of the planning approval for development at the front of the cricket ground but this development has yet to progress. Developing a car park on the school site is also being explored. Parking restrictions around the village triangle had previously been dismissed by Cheshire East Council but would be re-visited with the Highways Engineer.

5. Speeding – the Parish Council does have a speed gun and will be using this in the coming weeks. Other traffic calming suggestions will be explored with the Highways Engineer.

6. Accident statistics – there were no records of personal injuries following road traffic accidents within the village.

The Chairman assured residents that the Parish Council would do everything that it could to promote and improve road safety but would need professional advice from a Highways Engineer in order to proceed.

Planning Matters

Planning application 19/0371N Land at Vicarage Lane, revision to access road and plots 5, 6 and 7 as consented in application 16/5637N – the Parish Council heard that the number of houses has increased by 1 from 7 to 8 and the access has been diverted from in front of the Medical Practice to diagonally across the field. In addition, the Rural Housing Trust has agreed to take over the site and 4 of the properties would be offered as shared equity; the first in the village. Councillor Green reported that he had called the application in, to ensure it was discussed at Planning Committee to allow representations of support to be made. No objection to the application was made by the Parish Council.

Planning application 18/6338N Land at Oak Gardens, Bunbury, Reserved Matters – the Parish Council agreed to object to the application on the grounds raised earlier in the meeting by a local resident and those raised by the Public Rights of Way Officer detailed on the Cheshire East Planning website.

Land off Wyche Lane owned by the PC on behalf of the Community

The Chairman reported that he was in touch with Duchy Homes following the appointment of a new Managing Director to ensure that the trees promised for the community woodland would be planted before the end of March.

Parish Council Election 2 May 2019

Elections across the borough for both Borough Council and Town and Parish Councils will take place on 2 May. The Parish Council currently has 10 places and 10 councillors and is open to anyone to apply through the Parish Clerk.

Playing Field Report

The Salvation Army request to site a clothes bank on the playing fields car park has been approved on a trial basis.

Parish Councillor Reports

A resident had reported that most of the gullies appear to be blocked. Site traffic on Wyche Lane had caused increased traffic and a worsening of the road surface; the road would need to be re-instated once the development was complete and the Building Control Officer would be contacted. Some grit bins were empty during the recent ice/snow weather conditions.

Finance Matters

Alive Project Awarded £250 towards the Library Project

Village Day request for funds – agreed to ask for additional information of requirements

Sandstone Ridge Festival – request for funds – refused.

Grounds Maintenance contract renewal – Agreed to continue the contract with Mid-Cheshire Grounds Maintenance to provide ground upkeep of the Playground. Representatives of the Parish Council agreed to visit the Playground to look at the general appearance.

Bunbury Parish Council – 9 January 2019

The President of Bunbury WI attended the meeting to seek confirmation of location on the Playing Fields of a tree to mark the centenary of the end of the First World War. The Parish Council confirmed that a site had been earmarked and a tree of reasonable size would need planting before the spring.

A representative of a new committee working under the umbrella of St Boniface church to alleviate isolation at home invited the Parish Council to attend an information event on 23 March 2019. A request for a grant to help launch the initiative was also made. Specific amounts for the project were asked to be sent to the Clerk and the item placed on the agenda of the next meeting.

Potential road safety issues in the village, parking restrictions and pavement extensions were raised for a second time by a resident. The Vice Chairman explained that he had had 2 meetings with the Headteacher of the school regarding drawing up a travel plan under Cheshire East’s Sustainable Modes of Travel to Schools Strategy. If approved possible funding for pavement improvement could be available. He agreed to contact the Headteacher again to check on progress and offer support. Any forthcoming proposals for footpath extensions would be subject to approval by Cheshire East Highways Department. A Highways Sub-committee of the Parish Council is to be convened to discuss the issues further; to also include speeding information gathered during the 2016 speed monitoring exercise conducted in the village.

It was reported that Cheshire East Council is currently consulting on Police funding and Adult Social Care.

Planning application 18/6026N infill at Ivy House, Whitchurch Road and18/6123N The Briars School Lane (18/5193N previously refused) received no objections. It was reported that the expected completion date for Duchy Homes on Wyche Lane is April 2019 and water infiltration testing on the Oak Gardens site had taken place. The Parish Council had received a letter of thanks from a resident for supporting the retention of a wildlife buffer zone alongside the hedgerows alongside the footpaths on the proposed Oak Gardens development site.

Christmas Eve carols round the tree event had been very well attended with £342 raised for Tarporley Hospital. The Borough Councillor thanked the Parish Council for their hard work in putting up the tree and organising the carol event. It was agreed to buy another sound speaker for next year’s event.

The Playing Fields Committee had organised more bark to be laid in the play area following a report of worn areas. Monthly inspections are in place.

The Borough Councillor reported that Cheshire East is supporting Domestic Abuse survivors in such areas as trauma training and refuge housing. The Local Plan is starting to make its presence felt with 6 out of the 8 last planning appeals being dismissed by the Inspectorate.

Budget setting including the amount of precept required by the Parish Council was discussed. The Parish Council reserves are low and in order to be able to respond to projects that require a budget the precept would have to be raised. A £4,000 rise in the precept to £25,000 was agreed.

Resolution of Development next to Medical Centre

It looks as if all parties have now agreed to a way forward on the site next to the Medical Centre. Application 16/5637N has been through a number of revisions that saw the total number of dwellings reduced from 12 to 7 and now back to 8. The doctors objected to some of the features of the development as presented in the last version but are now happy and have given the proposals their go-ahead.

The latest layout on the field next to the Bunbury medical Centre

The main revisions are

Firstly, the land directly in front of the Medical Centre, shown on the plan as the hashed area, will become the property of the Medical Centre, (or more accurately the Landlord of the Medical Centre). This is designed to provide space for any later expansion or changes to the Centre.

Secondly,  the access road has now been moved to provide the additional land requested by the Medical Centre discussed above.

Thirdly, they have now altered the mix of houses on the site:

2 Bungalows, 2 Dorma-bungalows, 4 three bedroom  houses. 



Now that the issues with the Medical Centre are resolved we can look forward to this site delivering a number of benefits to the village. The problem with manymarket orientated’ developments, e.g. the Grange development, the Hill Close site and it would appear the Oak Gardens field development, is that they wish to cram as many large (4 – 5 bed-roomed properties on the site as possible. Often these do not meet the needs of many people living in the village as recognized in the 2013 housing survey.

What the local needs are is well established. Some, want to downsize, perhaps to bungalows. With children off on their own life journey the older parents may wish to economize on space and expense and move into a home that is easier to manage.

At the other end, many of those same children may well want to find a home in Bunbury. For them the choice is limited to a few affordable homes or the executive style 4 bed-roomed property. Many affordable homes are not offered with shared equity and are rarely larger than two bedrooms. Now with the Medical Centre development they have the option to find a three bed-roomed home offered by the Rural Housing Trust on Shared Equity. For many this will be a very attractive step on the rung to full ownership. For staff at the medical Centre and teachers at the school who wish to work closer to their place of work this will also be very attractive.

Great!, at last a development we can (nearly all) agree adds something to the life of the village.