Agenda item

22/0882C - LAND AT, WRIGHTS LANE, SANDBACH: Erection of 25no. dwellings with associated access, car parking, open space and landscaping

To consider the above application.


Consideration was given to the above planning application.


The following attend the meeting and spoke in relation to the application:

Mr Doug Hann (agent).




That the application be REFUSED for the following reasons:


1          The application site lies within allocation LPS53 of the Cheshire East Local Plan Strategy. The proposal does not comply with Criteria 1 & 2 of LPS53 as the development site straddles the buffer planting area and encroaches into the employment area as defined on Figure 15.64 of that policy. The piecemeal loss of parcels from the employment area to alternative uses has the potential to prejudice delivery of the employment site as a whole. The proposed development is contrary to Policies LPS53 and EG3 of the Cheshire East Local Plan Strategy.


2          The proposed development would not make a positive contribution to its surroundings. It would result in an inward facing development which turns its back on the footpath to the north and SuDS area to the east, it fails to provide an appropriate mix of open market house sizes, fails to comply with the CEC Design Guide in terms of surfacing and utilises standard house types which do not reflect local character. It is considered that the proposed development would not represent an acceptable design solution and conflicts with Polies SE1, SC4 and SD2 of the Cheshire East Local Plan Strategy, GEN1 and SC4 of the Site Allocation and Development Policies Document, H2 and H3 of the Sandbach Neighbourhood Plan and the CEC Design Guide.


3          The proposed development would create additional vehicle movements past the properties at 2-10 Wrights Lane and cause harm due to increased environmental disturbance and traffic generation. Furthermore, the proposed development does not demonstrate that an acceptable relationship can be achieved between the existing dwelling at No 2 Heath Close and the proposed dwellings at plots 16 and 17. The proposed development would fail to provide an acceptable level of amenity for future and existing occupants contrary to Policies HOU12 and HOU13 of the Site Allocation and Development Policies Document.


4          The proposed development would not provide sufficient public open space/children play space in quantum or quality. The open space which would be provided lacks natural surveillance, would be dominated by the SuDS feature and would not provide a useable level of open space. The proposed development would conflict with Policies SD2 and SE6 of the Cheshire East Local Plan Strategy and REC3 of the Site Allocation and Development Policies Document.


5          The Local Planning Authority considers that Wrights Lane by reason of its narrow nature would not provide a safe and suitable access to serve the proposed development and create conflict between highway users.  The proposed development would be contrary to policies INF3 of the SADPD and IFT1of the SNP.


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 Chair of the Strategic Planning Board, provided that the changes do not exceed the substantive nature of the Committee’s decision.


If the application is subject to an appeal approval is given to enter into a S106 Agreement with the following Heads of Terms;








£43,385.16 (primary education)

£49,028.07 (secondary education)


Primary – full amount prior to first occupation

Secondary – full amount prior to first occupation of the 15th dwelling

Outdoor recreation


Contribution of


Full amount prior to first occupation of the 15th dwelling

Open Space

Scheme of Management

Scheme of Management to be secured and agreed with the LPA

Health Care Contribution


Full amount prior to first occupation

Affordable Housing

Affordable housing

In accordance with details to be submitted and approved.

Car parking Provision

Scheme for the provision of car-parking for the occupants of 2-10 Wrights Lane for Long Term Lease at Peppercorn Rent

Prior to the commencement of development.


Parking to be made available prior to first occupation of the development.




Supporting documents: