Agenda item

19/3784C - Land South Of, Old Mill Road, Sandbach: Full planning application for erection of a care home (class C2), 85 new dwellings (class C3) and creation of associated access roads, public open space and landscaping for Muller Property Group

To consider the above application.


Consideration was given to the above application.


(Matthew Wedderburn, representing the applicant attended the meeting and spoke in respect of the application.  In addition a statement was read out on behalf of the Ward Councillor S Corcoran and the neighbouring Ward Councillor M Benson).




That for the reasons set out in the report the application be refused for the following reasons:-


1.         This is an important gateway location and prominent site in Sandbach. The phasing of the development would result in a development which is dominated by engineered access with a poor relationship to the frontage of the site (north). The development will not suitably integrate or add to the overall quality to the area in character or landscape terms. Furthermore the topography of the site is not conductive to a large floorplate of the care home and would result substantial engineered retaining structures. The proposed development fails to take the opportunities available for improving the character and quality of the area and is contrary to Policies SE1 and SE4 of the CELPS, Policy H2 of the SNP and guidance contained within the NPPF.


2.         The application site is of a very challenging topography including an escarpment that runs along the central part of the site. The submitted information demonstrates that the care home part of the development will require engineered retaining wall with minimal landscape mitigation along the western boundary and it is unclear how land levels would be treated to avoid any changes within the RPA of a mature Sycamore Tree (T12). Furthermore the application does not include sections or levels information in relation to the proposed access north of the proposed care home. On this basis the development would not achieve a sense of place and would be harmful to the character of the area. The proposed development is therefore contrary to Policies SD2, SE1, SE4 and SE5 of the CELPS, PC2 of the Sandbach Neighbourhood Plan and guidance contained within the NPPF.


3.         The proposed development includes the provision of a 74 bed care home/extra care facility with the provision of 33 car parking spaces. The level of car parking proposed falls below the standards set out within Appendix C of the Cheshire East Local Plan Strategy. This shortfall in parking would result in on-road parking within the development which would harm the character and appearance of the development and vehicle movements within the site. The proposed development is contrary to Policy CO 2 and Appendix C of the CELPS and the NPPF.


4.         The proposed development is located partly within the Sandbach Wildlife Corridor. The proposed development would result in a loss of a substantial area of habitat within the wildlife corridor. The proposed development would result in an overall loss of biodiversity from the designated wildlife corridor. As a result the proposed development would be contrary to Congleton Local Plan Policy NR4, CELPS Policy SE3, SNP Policies PC4 and JLE1 and the NPPF.


In order to give proper effect to the Committee`s intent and without changing the substance of its decision, authority is delegated to the Head of Development Management in consultation with the Chair (or in their absence the Vice Chair) to correct any technical slip or omission in the resolution, before issue of the decision notice.


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





Affordable Housing



(65% Affordable Rent / 35% Intermediate)



In accordance with phasing plan to be submitted at the reserved matters stage.


No more than 80% open market occupied prior to affordable provision in each phase.





For a development of 85 dwellings;


13 x £17,959 x 0.91 = £212,455.00 (secondary)


1 x £50,000 x 0.91 = £45,500.00 (SEN)


Total education contribution: £257,955


SEN – Full amount prior to first occupation of the housing development


Secondary – Full amount prior to first occupation of 30 dwellings






Contribution of £70,812


Full amount to be paid prior to the commencement of the housing/care home


Indoor recreation


Contribution of £29,531

Full amount to be paid prior to the commencement of the housing/care home


Outdoor recreation


Contribution of

£1,000 for a family dwelling or

£500 per 2 bed apartment space


Full amount prior to first occupation of 50 dwellings

Public Open Space


Private Management Company


Provision of a NEAP and the open space


On first occupation



On occupation of 50% of the dwellings

Highways Contribution for works between the The Hill junction and the site access roundabout

Contribution of £200,000

50% prior to the commencement


50% prior to the first occupation of the housing/care home


(The meeting was adjourned for a short break).

Supporting documents: