Four detached dwellings at Land East Of Riddell Way, Sandbach

What was proposed

An outline application sought approval for four detached dwellings, with all detailed matters reserved for later consideration.

“This is an outline application with all matters reserved for the construction of four dwellings.”

Officer report

Site and surroundings

The rectangular site lies east of Riddell Way, west of Park House Nursing Home, and within the designated Open Countryside.

“The application site comprises a rectangular parcel of land to the east of Riddell Way and to the west of Park House Nursing Home, Sandbach.”

“The site is designated as being within the Open Countryside in the adopted local plan.”

Officer report

Planning history

There was no relevant planning history for the site.

“No relevant planning history relating to this site.”

Officer report

What officers recommended

Officers recommended approval because the housing contribution and economic benefits outweighed the proposal’s adverse impacts under national policy.

“However, the Council is unable to demonstrate a five-year supply of housing, and paragraph 11d of the NPPF is engaged. The NPPF seeks to boost significantly the supply of housing and the development of 4 houses would make a small contribution to meeting the Council’s housing need.”

“The adverse impacts of the proposal would not significantly and demonstrably outweigh the benefits when assessed against the policies within the NPPF. The proposed development would benefit from the presumption in favour of sustainable development, which weighs heavily in support of the proposed development. Therefore, the application is recommended for approval.”

Officer report

Main planning issues

The proposal conflicted with countryside and settlement-boundary policies, but the site was sustainably located and housing land supply was below five years.

“Where a Local Planning Authority cannot demonstrate a five-year supply of deliverable housing sites (with appropriate buffer) or; • Where the Housing Delivery Test Measurement indicates that the delivery of housing was substantially below (less than 7% of) the housing required over the previous three years.”

“In accordance with the NPPF, the Council produces an annual update of housing delivery and housing land supply. The Council’s most recent Housing Monitoring Update (base date 31 st March 2024) was published in April 2025. The published report identifies a deliverable five-year housing land supply of 10,011 dwelling which equates to a 3.8- year supply measured against the five-year local housing need figure of 13,015 dwellings.”

Officer report

Consultation responses

Highways, housing and environmental consultees raised no objections, while drainage requirements and a bus-stop request were considered.

“Environmental Protection: No objections subject to conditions/informatives relating to noise, air quality and land contamination…”

“Sandbach Town Council: No objections to the application in principle, but that the development would provide for a safe and accessible bus stop at that location on Congleton Road to support sustainable transport and address the lack of provision in that location.”

Officer report

Public views

Four representations were received, and all supported the proposal.

“At the time of report writing four representations have been received. All express support for the proposals.”

Officer report

The decision

“That application 25/2771/OUT be APPROVED subject to following conditions; 1.Time limit on outline permission 2.Time limit for submission of reserved matters 3.Submission of Reserved Matters 4. Development in accord with approved plans 5.Compliance with parameter plans 6.Drainage details to be submitted and approved 7.Nesting Birds details to be submitted and approved 8.Ecological Enhancements details to be submitted and approved 9. Reserved Matters application to include the submission and approval of a Nise Impact Assessment. Any agreed mitigation measures shall be implemented as part of the development.”

Minutes, 4 Feb 2026