Committee Report – Cheshire East Council“The applicant has produced a Care Home Need Assessment (CHNA) in support of this application……………………the application should be determined in accordance with the Development Plan, and a proven need has been identified.”
The development proposed was the erection of up to 160 dwellings (C3), a new care home of up to 70 bedspaces (C2), a new community building (F2) with associated car parking, and a new countryside park (all matters reserved except access). The site is adjacent but outside the settlement boundary of Sandbach and also within a Green Gap. Local Plan policy seeks to restrict development in this instance.
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a 5-year housing land supply and as such relevant policies concerning the supply of housing should be considered out-of-date (this would include policies relating to the Open Countryside and the Local Green Gap). The ‘tilted balance’ is applied in this instance. Whilst the proposal would result in the loss of Open Countryside, this will be an inevitable consequence given the Councils housing land supply position.
The application subject of this appeal was refused by the Council in November 2025 despite officer recommendation for approval. The reason for refusal raised several matters including the effect of the development on the countryside gap, an off-site ancient woodland, highway safety, the loss of best and most versatile agricultural land and local wildlife.
In the weeks preceding the Inquiry, further discussions took place between the Council and Appellant. As a result, the Council opted not to defend its reason for refusal and took the position that planning permission should be granted. Opposition to the scheme was provided by the various interested parties that spoke at the Inquiry.
An HPC Care Home Need Assessment was produced in support of the application, with a further Technical Note for the Inquiry outlining the need for further care home provision in the Sandbach locality.
Outline planning consent was granted by way of Inspectors Decision dated 9th April 2026.
