Up to 180 homes at Land West Of Bradwall Road, Sandbach

What was proposed

The outline application sought up to 180 homes, including affordable housing, open space, landscaping, drainage and vehicle access, with other matters reserved.

“This is an outline planning application for the erection of 180 dwellings. Access is to be determined at this stage, and all other matters are reserved.”

Officer report

The site and surroundings

The 8.37-hectare site is agricultural open countryside beside Sandbach’s settlement boundary, with trees, hedgerows, housing, a rugby club and a substation nearby.

“The site consists of undulating agricultural land which is bound by trees and hedgerows. The are a number of trees which are located within the site which are protected by a Tree Preservation Order.”

“To the south of the site is a modern residential development and opposite the site is Sandbach Rugby Club. An electricity substation is located to the north-west corner of the site.”

Officer report

Earlier applications

Two earlier outline residential applications were refused; one appeal was withdrawn.

“18/0902C - Outline planning permission for residential development on land to the West of Bradwall Road, Sandbach (Revised application) – Refused 16 th May 2018 for the following reasons:”

“16/2583C - Outline planning permission for residential development to include details of access – Refused 23 rd February 2017 – Appeal Lodged – Appeal Withdrawn 7 th November 2017”

Officer report

What officers recommended

Officers recommended approval because housing, affordable homes, economic activity, sustainable access and open space benefits outweighed limited identified harm.

“The site is located within the open countryside and adjoins the settlement boundary of Sandbach. The Council is no longer able to demonstrate a 5-year housing land supply and as such relevant policies concerning the supply of housing should be considered out-of- date (this would include policies relating to the Open Countryside).”

“The proposal would provide economic benefits in the form of housing delivery (up to 180 dwellings with 30% affordable); the economic benefit of the construction works to the supply chain and the local economy, and economic benefits of the new dwellings once occupied. These benefits should be given substantial weight.”

Officer report

Objections and concerns

The town and parish councils, residents and a councillor objected over countryside loss, housing need, traffic, infrastructure, ecology, drainage and sustainability.

“- Sandbach does not need more housing. - Cheshire East has 5,068 vacant homes which is the equivalent of over 2 years housing supply. Taking these into account the tilted balance will not apply. - The harm generated by bringing existing buildings into use would be less than the construction of new homes. - The submitted Transport Assessment is inadequate. - Due to the recent new development being completed traffic congestion is far worse than traffic models feared in 2018.”

Officer report

Who spoke

The speakers included a ward councillor, a town council representative, two objectors and the agent.

The committee’s decision

The committee approved the application subject to a legal agreement covering affordable housing, open space, highways, education, health, sport and access links.

“That application 25/2406/OUT be APPROVED subject to a S106 Agreement with the following Heads of Terms;”

“On site provision of Open Space and a NEAP. Scheme of Management to be submitted and approved Shall be provided prior to the first occupation of 30% of the dwellings on the site. Outdoor Sports Contribution £1,614.79 per family dwelling or £807.39 per bed space in apartments (to a maximum of £1,614.79).”

Minutes

Conditions and informatives

The approval included 39 conditions covering reserved matters, design, access, trees, ecology, drainage, travel, energy, archaeology and an advisory note about brine subsidence.

“At least 6% of the dwellings in housing developments should comply with the requirement m4 (3)(2)(a) Category 3 of the Building Regulations regarding wheelchair adaptable dwellings. 7. Submission and approval of a scheme for acoustic mitigation 8. Low emission boiler provision 9. Phase II Contaminated Land report to be provided 10. Contaminated land verification 11. Contaminated land – importation of soil 12. Contaminated land – unexpected contaminated land 13.”

“Lighting to be submitted and approved. 31. A scheme for Reasonable Avoidance Measures for Hedgehogs to be submitted and approved. 32. Ecological Enhancement Management Plan to be submitted and approved. 33. Submission and approval of a drainage strategy. 34. The approved access works shall be completed in full prior to first occupation. 35. Each Reserved Matters application shall include an active travel link at the south-western corner of the site.”

Minutes