25/2406/OUT Outline planning application for the erection of up to 180 dwellings including affordable housing, with public open space, landscaping, sustainable urban drainage system (SuDS) and vehicular access. All matters reserved except for means of access. Land West of Bradwell Road, Sandbach
To consider the above application.
Minutes:
Consideration was given to the above planning application.
The following attended the meeting and spoke in relation to the application:
Councillor M Muldoon (Ward Councillor)
Councillor Dr Kelvin England (Sandbach Town Council)
Rob Green – objector
Matthais Bunte – objector
Richard Naylor – Agent
RESOLVED:
That application 25/2406/OUT be APPROVED subject to a S106 Agreement with the following Heads of Terms;
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S106 |
Amount |
Triggers |
|
Affordable Housing
|
Affordable Housing - 30% Affordable Provision with a 65% to 35% tenure split between Rented and Intermediate Tenure.
|
In accordance with phasing plan to be submitted.
|
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Amenity Green Space and Play Provision
|
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). |
To be paid prior to the occupation of the 120th dwelling |
|
Allotment/Food Growing Contribution |
£605.54 per family home £151.39 per apartment bed space (capped at £302.77 per apartment)
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To be paid prior to the occupation of the 120th dwelling |
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Indoor Sports Contribution |
Number of dwellings x 1.61 = Increase in Population. Increase in x 0.427 = Increase in Active Population. Increase in Active Population / 25 = Number of Fitness Stations. Number of Fitness Stations x 6500 = The financial contribution. |
To be paid prior to the occupation of the 120th dwelling |
|
PROW |
£20,297.27 towards upgrading of Sandbach FP6 |
To be paid prior to the occupation of the 120th dwelling |
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NHS |
£904 per dwelling towards Ashfields Primary Care Centre. |
To be paid prior to the first occupation of the 120th dwelling. |
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Highways |
£640,000 towards a scheme of improvements at the A534 Old Mill Road/Congleton Road junction |
To be paid: £220,000 prior to the first occupation of the development. £220,000 prior to the first occupation of the 40th dwelling. £200,000 prior to the first occupation of the 80th dwelling. |
|
Pedestrian Link |
Provision of a pedestrian link to the south-eastern corner from the site boundary to Swallow Drive. |
Details of the link to be submitted prior to commencement. If the Council approves the Pedestrian Link Specification and grants the licence to carry out the works as described in the Pedestrian Link Specification within 9 (nine) months of receipt of the Pedestrian Link Specification the Owner will construct the Pedestrian Link within 3 (three) months of such approval and licence in accordance with the approved Pedestrian Link Specification |
|
Education |
Secondary = (Number of dwellings with more than one bedroom x 0.14) x £10,609.00 SEN = (Number of dwellings with more than one bedroom x 0.60 x 0.047) x £85,031.00 |
- Secondary to be provided prior to first occupation. - SEN to be provided prior to first occupation of the 40th dwelling. |
And the following conditions:
1. Standard Outline 1 – Submission of the Reserved Matters within 2 years
2. Standard Outline 2 – Commencement within 3 years of the date of permission or within 2 years of the approval of the last Reserved Matters.
3. Standard Outline 3 – The first reserved matters application will include full details of the connection to Swallow Drive and the landscaping shall include replacement hedgerow planting.
4. Approved Plans
5. At least 30% of the dwellings in housing developments should comply with the requirements of M4(2) Category 2 of the Building Regulations regarding accessible and adaptable dwellings.
6. 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. Construction Management Plan to be submitted and approved
14. Tree Retention
15. Arboricultural Impact Assessment/Tree Protection to be provided as part of the first Reserved Matters application
16. The coding in chapter 6 of the Design and Access Statement/Design Brief Document, dated October 2025, is hereby approved as part of this permission. Prior to the submission of any Reserved Matters application on any phase of development hereby permitted in outline, a Character Area/Detailed Design Code shall be submitted to and approved by the Local Planning Authority.
17. Any Reserved Matters application shall be accompanied by a Code Compliance Statement demonstrating conformity to the relevant Character Area/Detailed Design Code approved pursuant to condition 16 above.
18. Each Reserved Matters application to be accompanied by an updated Noise Impact Assessment and mitigation measures.
19. Low emission boiler provision
20. Phase II Contaminated Land report to be provided
21. Contaminated land verification
22. Contaminated land – importation of soil
23. Contaminated land – unexpected contaminated land
24. Construction Management Plan to be submitted and approved
25. Reserved Matters application shall include the provision of an Arboricultural Impact Assessment and tree protection details.
26. Submission of a scheme for the provision of Biodiversity Net Gain
27. Each Reserved Matters application shall include an updated Badger Survey
28. Retention of Tree 39 unless an updated bat survey and mitigation statement is provided.
29. Nesting birds – timing of works
30. 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. The approved details shall be provided prior to first occupation.
36. Details of the emergency access off Bradwall Road shall be provided.
37. Travel Plan.
38. 10% of energy needs to be from renewable or low carbon energy
39. Submission of a scheme for archaeological recording and the submission of a report to the LPA.
Informatives:
1. NPPF
2. Brine Board
In the event of any changes being needed to the wording of the Committee’s decision (such as to 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 Chairman of the Strategic Planning Board, provided that the changes do not exceed the substantive nature of the Committee’s decision.
Supporting documents:
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