One new dwelling at Canalside Farm Cottons Lane, Sandbach

What was proposed

The application sought full planning permission for one two-storey, three-bedroom dwelling using the existing access, with associated works.

“This is an application for full planning permission for the erection of 1 dwelling on land to the west of Canalside Farm. Access would be taken from the existing access point with no change proposed. The dwelling would accommodate 3 bedrooms, would be two storey and would be sited to the south of the plot.”

Officer report

The site and surroundings

The site is garden land in open countryside beside the canal, near listed locks and a conservation area.

“The application relates to garden curtilage associated with Canalside Farm at the end of Cotton Lane. Canalside Farm hosts a dwelling with part of that site used for a dog grooming business. The site is within the designated Open Countryside, located some 410m at its closest point to the junction with Mill Lane off Crewe Road in Wheelock. The site borders the Trent and Mersey Canal, itself a Conservation Area. The locks at the canal, lock no. 66, are grade II listed.”

Officer report

Earlier planning history

An earlier application for a building for the existing dog grooming business was approved with conditions in 2017.

“16/5607C - Construction of new building for existing dog grooming business Approved with conditions - 05/MAY/2017”

Officer report

What officers recommended

Officers found a policy conflict but considered the site sustainably located and recommended approval because the benefits outweighed the adverse impacts.

“The proposed development would result in residential development located within the designated open countryside, defined by policy PG6 of the Cheshire East Local Plan Strategy. As such, it would conflict with Policy PG6 of the CELPS and Policy PC3 of the Sandbach Neighbourhood Plan.”

“Social benefits would also be provided in terms of the proposed housing provision. In consideration of the above, the adverse impacts of the proposal would not be viewed to 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.”

Officer report

Consultation responses

Council consultees raised no objections, while the Canal and River Trust commented on materials and the town council requested tree protection.

“Canal and River Trust: General comments; requests attention to facing materials…”

“Sandbach Town Council: Whilst the committee did not have any material objections, it sought that, should the application be approved, it should be ensured that no associated works or impacts have an adverse effect on the existing trees on the site.”

Officer report

Public views

No letters of representation were received from third parties or members of the public.

“No letters of representation from third parties/members of the public received.”

Officer report

Who spoke

The applicant attended the meeting and spoke about the application.

The committee’s decision

The committee approved the application for the reasons in the report, subject to 12 conditions.

“That for the reasons set out in the report the application be APPROVED, subject to the following conditions:”

“In the event of any changes being needed to the wording of the Committee’s decision (such as delete, vary or add conditions/informatives/planning obligations or reasons for approval/refusal) prior to the decision being issued, the Head of Planning has delegated authority to do so in consultation with the Chair of the Southern Planning Committee, provided that the changes do not exceed the substantive nature of the Committee’s decision.”

Minutes