Land To The North And South Of The A533 The Hill, Sandbach Data via plota.co.uk

25/0211/OUT - Outline Planning Allowed on appeal

Proposal

Outline application, with all matters reserved except for access, for development comprising up to 325 residential dwellings (Use Class C3), creation of a community park located between Manor Road and the A533 The Hill and other open space and landscaping, associated infrastructure, including earthworks and drainage Data via plota.co.uk

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View original council record ↗Last checked 1 Oct 2026, 05:33

Street View

Application progress

✓

Received

21 Jan 2025

✗

Refused

3 Dec 2025

✓

Appeal allowed

Refused on 3 Dec 2025 · Strategic Planning Board · Last checked 1 Oct 2026

Planning committee

Decided by Cheshire East Strategic Planning Board on 19 Nov 2025.

Refused

Against officer advice, as the minutes record.

No officer report was published for this decision; this summary is from the committee minutes.

The application sought outline permission for up to 325 homes and a community park.
Ward and parish councillors, two objectors and the applicant's representatives spoke about the application.
The committee refused the application against the officers' recommendation, saying it would harm nearby heritage buildings more than the benefit of the new housing.

Source: Plota analysis of Cheshire East's committee minutes, Cheshire East Strategic Planning Board minutes, 19 November 2025 .

Documents 74

Decision & officer reports 1

PDF DM8 Decision Decision Notice · 3 Dec 2025 View ↗

Statements & assessments 41

Plans & drawings 18

Application forms 1

PDF Application Form - Redacted Application Form · 21 Jan 2025 View ↗

Consultation & comments 3

PDF Supporting Response Note to Design Officer Comments Supporting Information · 29 Jul 2025 View ↗ PDF Highways ATE Response Letter (Bloor) Supporting Information · 26 Jun 2025 View ↗ PDF Post-Submission Response (CEC Highways and ATE) Supporting Information · 26 Jun 2025 View ↗

Site constraints 2

Agricultural land, grade 2

Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Also on the record

2 listed buildings within 150 m.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 17 October 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Cheshire East
Application type: Outline Planning
Received: 21 Jan 2025
Validated: 21 Jan 2025
Ward: Brereton Rural
Parish: Sandbach
Case officer: Show
Target decision: 3 Dec 2025
Decision: Refused
Decision date: 3 Dec 2025
Decision level: Strategic Planning Board
Applicant: Show
Agent: Pegasus Group

How this decision compares

Decided in 316 days from validation, 212 days slower than Cheshire East's median of 104 for community buildings. Approved, as 97% of community buildings here are.

This one316d

Council104d

UK57d

18%decided within 8 weeks

97%approved

16%go to committee

Plota live figures for community buildings decided by Cheshire East in the last twelve months, from validation. Cheshire East decision record →

Consultation & key dates

Comments by: 9 Oct 2025
Statutory expiry: 3 Dec 2025

Cheshire East

Planning Authority Score

1.9/10

Poor

#274 of 296 councils

Relevant to this application:

Major dwellings

Cheshire East is one of the slowest councils in England for householder decisions, ranking #268 out of 296. The council extends the time limit on 65% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly more likely to be approved here (91%) than the national average (90%).

Among the slowest councils in England

for householder decisions

These figures are council-wide context, not a prediction for this application. View full council performance

Cheshire East decision statistics

Based on MHCLG data, the year to March 2026

87%

Overall approval rate

Above avg (87%) #168 of 296

91%

Householder approved

Above avg (90%) #170 of 296

39%

Decided in 8 weeks

Below avg (63%) #268 of 296

65%

Extended time limit

Above avg (41%) #279 of 296

72%

Minor dwellings approved

358 decided (1-9 homes)

76%

Major dwellings approved

25 decided (10+ homes)

79%

Change of use approved

119 decided

2,513

Total decisions

321 refused in the year to March 2026