Held: 17 April, Church Hall, Sandiway

A well attended village meeting was held, chaired by Cllr Gillian Edwards, to update residents on two major planning applications affecting the area and to explain the planning process and next steps.

Planning Process Overview

Cllr Edwards explained that she had formally 'called in' the planning application, meaning it will be determined by the Planning Committee, made up of cross-party elected members, rather than by officers under delegated powers.  Local councillors, parish council representatives, and residents will all have the opportunity to speak at committee.

Gillian highlighted that committee members receive detailed officer reports and that decisions usually follow officer recommendations.  For this reason, it is critical that concerns are clearly communicated to the lead planning officer to influence those recommendations where possible.

Local Plan and Housing Targets

The meeting included an update on the Local Plan review, noting that government-set housing targets have increased significantly (to around 1,928 homes per year in Cheshire West).  Consultation responses from residents are currently being reviewed, with outcomes expected in the Summer, followed by further consultation through to 2027.  Areas identified as potential development zones (“blobs”) are more likely to be supported by officers if applications fall within them.

Planning Policy Constraints

Gillian referred to a recent planning decision in Moulton to illustrate how the new “tilted balance” policy is now in effect due to under delivery of housing.  Under this system, applications are difficult to refuse unless clear harm can be demonstrated – particularly relating to heritage, ecology, biodiversity, safety, or highways impacts.

Review of the Applications

Residents were informed that there are over 1,500 documents associated with the current applications on the council portal.  The steering group, including the A556 Action Group, was commended for the substantial work undertaken to review and summarise these materials.

Updates were also given on specific assets, including Sandiway Lodge and the Victorian walled gardens, noting that while Sandiway Lodge is valued locally, it is not formally protected, and conservation officers have so far assessed the impact on the gardens as neutral.

Next Steps and Community Involvement

Although the public consultation deadline for one application (25/02017/FUL) had passed, it has now been extended to 6 May, and the Chief Planning Officer has agreed to accept a final submission from the group (or indeed other local residents) highlighting key planning concerns that may affect the application under the tilted balance test.

The meeting concluded with a commitment to regular open meetings for the wider village, ensuring ongoing updates as the planning process progresses.

Councillor Gillian Edwards is holding a

Village Planning Update Meeting on

Thursday April 16th at 7:30pm in St John's Church Hall

In relation to Planning Applications

25/02017/FUL (115 dwellings) and 25/02111/FUL (154 Dwellings)

Land to the South of A556 Chester Road Sandiway

A meeting to update on progress since the last village meeting.

If you need to drive to the meeting, could you please park in the village carpark next to Sandiway School.

If you would like to ask a question in the meeting, please email Gillian ahead so that she can do her best to provide an answer for you, email: This email address is being protected from spambots. You need JavaScript enabled to view it.

Just before Christmas, both Redrow and Barratt/David Jones Homes submitted revisions to their applications to build on fields next to the A556.  The Residents’ Action Group achieved a small extension to the very short objection deadlines, plus an assurance that previously submitted objections would remain valid.  These planning applications are still being opposed by residents, the Parish Council and Councillor Gillian Edwards, and have NOT been approved!

The main revisions were:

25/02017/FUL (field opposite Blue Cap) -

• Site entrance moved from opposite the Blue Cap to the corner adjacent to Pool Lane with a 3-arm junction and Keep Clear markings for Blue Cap and Pool Lane
• Inclusion of allotments on the Cockpit Lane side
• Change from 112 to 115 dwellings with fewer 1 & 2-bed dwellings and more 3-bed
• Moving the play space next to Pool Lane
• More prominent houses in visible places including a ‘statement’ affordable housing block near the corner of Cockpit Lane and Chester Road
• Payment into a central healthcare fund of £175k to acknowledge Public Health’s assessment that there is “under provision for the village currently and that no more residents can be absorbed into local GP services”.
  
  

25/02111/FUL (fields either side of Dalefords Lane) -

• Change to proposed house types
• Inclusion of allotments on the Cockpit Lane side of the field between Dalefords Lane & Cockpit Lane
• Unsupported promises that wildlife, the Petty Pool Site of Special Scientific Interest and TPO trees would not be affected and there will eventually be a biodiversity net gain.  Natural England have expressed concerns
• Payment into a central healthcare fund of £180k to acknowledge Public Health’s assessment that there is “under provision for the village currently and that no more residents can be absorbed into local GP services”.
  
  

Full details, including objections, can be found by pressing on the Planning References above.

We continue to oppose these applications due to poor location, local road safety, protection of agricultural land and biodiversity for future generations, additional strain on local resources and the protection of the CWAC Local Plan and the Sandiway & Cuddington Neighbourhood Plan.

Get involved in the residents’ group by emailing This email address is being protected from spambots. You need JavaScript enabled to view it..

Last week (17 & 18 Dec), many new files were uploaded by the developers for each of the two planning applications for 266+ new homes on Chester Road, Sandiway - evidently not an unusual action by developers immediately prior to a Public Holiday!

25/02017/FUL (Erection of 112 115 dwellings opposite Blue Cap)

25/02111/FUL (Erection of 154+ dwellings either side of Dalesford Lane)

Cheshire West & Chester Planning Department have confirmed that:
"All previous representations on the application(s) will be taken into account when we are assessing the proposal so there is no need to re-send in your objection unless there are any additional or new points you wish to raise."

Deadline for further public comment on either application has now been extended to 11 January.

December Update – A556 Action Group

Over the past few weeks the A556 Steering Group has focused on strengthening our communications, organising our work streams and building the evidence base for responding to the current planning applications.  Leaflets have been designed, printed and delivered to around 2,500 homes, including via the Round Tower distribution, and a short October update went out through Cuddington & Sandiway News online.  Thanks to all who joined in and helped with distribution.

Several practical steps are now in place:

• A communications plan has been agreed,
• A regular Steering Group meeting schedule is set starting from January,
• Thematic reading groups are up and running to go through the planning documents on the council portal. Some volunteer groups are already established but more people are still needed to help review documents and highlight issues.
  
  

The group is also building relationships with key partners.  Initial contact with planning officers who supported the Neighbourhood Plan has been made, and liaison with our borough councillors continues.

Discussions with the Parish Council about small grants are in progress, including practical ways to cover room hire and printing costs without setting up a full community group structure at this stage.

Traffic and safety are a strong focus.  We are seeking advice as to whether we can meet the Highways Officer about the transport information submitted with the applications, and a second phase of local traffic survey work is being coordinated. You will have spotted group members with their clipboards.  Huge thanks to the residents who offered hot drinks at a time where temperatures rapidly dropped.  Initial contact has also been made with the local PCSO regarding speed monitoring on Dalefords Lane to ensure local evidence is captured appropriately.

Looking ahead, the Steering Group will be scoping options for specialist advice (for example, from residents/professionals who have offered help) and has started preparing topic-based questions to submit through our Parish Counsellor to the appropriate planning channels.

Wider residents’ group meetings will be called when there are concrete updates or when specific actions from members are needed.  Please get in touch (via email This email address is being protected from spambots. You need JavaScript enabled to view it. ).

Finally we wish you all a peaceful time leading to Christmas.

— A556 Action Group

October Update – A556 Action Group

Following the strong community response to the two planning applications for 266 new homes in Sandiway, the A556 Action Group has been busy taking the next steps in opposing these proposals.

Over the past few weeks, we have delivered leaflets across the village to keep residents informed and to encourage further involvement.  This is ongoing as we try to encourage volunteers to deliver to every part of the community.  The response has again been very positive, and it is clear that many people share our concerns about the scale and impact of these developments.

In addition, traffic monitoring is now underway on key roads to build the evidence base needed to highlight safety issues and congestion problems.  This information will be essential in ensuring that the full implications for our community are properly understood by decision-makers.

The planning department at Cheshire West and Chester Council is currently reviewing the applications, a process expected to take several months.  During this time, it is vital that we continue to build a strong, evidence-backed case to oppose inappropriate development on greenfield land and protect the character of our community.

If you would like to get involved, whether by contributing your skills, helping with research, or supporting local initiatives, please get in touch with the Action Group at This email address is being protected from spambots. You need JavaScript enabled to view it..  Every contribution, large or small, makes a difference.

Together we can ensure that the voice of our community is heard loud and clear.

— A556 Action Group

Last Thursday (4 Sept) was the deadline for public comments on the two planning applications for 266 new homes on Chester Road, Sandiway.  However THE FIGHT HAS ONLY JUST COMMENCED!

25/02017/FUL (Erection of 112 dwellings opposite Blue Cap)
     - there were at least 311 public comments on this application, the vast majority vehemently opposed to the development.

25/02111/FUL (Erection of 154 dwellings either side of Dalesford Lane)
     - there were at least 348 public comments on this application, again the vast majority strongly opposed to the development
     - compare this to the last time a (rejected) application was made (12/05143/OUT for 100 new dwellings between Kennel Lane & Dalesford Lane back in 2012) when 151 comments were received.

In addition, the Parish Clerk has received over 950 emails from residents, who were having difficulty accessing the CWaC Planning Portal, again objecting to the proposals. These have also now been passed on to the Case Officer for the two applications.

Not only has there been strong support from the Parish Council, our local M.P. (Aphra Brandreth) has also got involved and sent an open letter to the (former) secretary of state for housing, communities and local government, Angela Rayner, warning that this could set ‘a dangerous precedent’ for ‘eroding rural character’ - we hope that this letter gets passed on! - PRESS HERE to read the Northwich Guardian report.

It is anticipated that Cheshire West and Chester Planning Department will take 2-3 months, or possibly longer, to assess the evidence from both sides.  During this time, representatives will be allowed to present further information in the planning approval process to the Council.  Once the decision is announced, we can expect an appeal to follow to central government.

To this end, the "A556 Action Group" has been formed by a number of local residents who are keen to oppose the applications throughout the planning process - if you wish to learn more, please email the Group Coordinator on This email address is being protected from spambots. You need JavaScript enabled to view it..  This Action Group is actively seeking local residents with specific skill sets to help in the fight; these include:

• Traffic and pedestrian safety
• Environment: especially biodiversity and noise
• Flood risk and drainage
• Community outlook with focus on local services
• Legal experience/ expertise
• Planning process experience.
  
  

If you have specific expertise in any of these areas and would be willing to help, we would encourage you to contact the Group Coordinator (see above).

Earlier this month, our Parish Council posted the following strong objections to the two planning applications for new homes on Chester Road:

25/02017/FUL (Erection of 112 dwellings opposite Blue Cap)
     - PRESS HERE to view the Parish Council objections

25/02111/FUL (Erection of 154 dwellings either side of Dalesford Lane)
     - PRESS HERE to view the Parish Council objections

There was a great turnout for the Parish Council’s Public Meeting to hear residents' opinions on the two current planning applications on Chester Road - 25/02017/FUL & 25/02111/FUL.  Over 150 local residents attended the meeting with the overwhelming majority expressing their views against the proposals.

John Kerrigan gave a presentation relating to our active Neighbourhood Plan and the upcoming Cheshire West & Chester (CWaC) 'Local Plan' consultation and development (to be covered separately) - the important take-away is that our Neighbourhood Plan will remain active until at least the new CWaC Local Plan is finished and published in 2027.  Another important statistic is that while census data (2011-2021), shows that the  Parish population grew at 16% (to 6,196) it also shows that the housing stock grew at the faster rate of 19% (to 2,686 homes), so the Parish does not have a housing need.

The priority for residents is to provide their comments (objections, or otherwise) to each of these applications on the CWaC Planning Portal.  If you press on one of the planning references above, then press on "Comments" followed by "Make a Comment" - if you haven't commented on this portal before, you will need to register before entering your views.  We have been reassured by the CWaC Planning Department that if residents are unable to comment via the online portal, they could email 'This email address is being protected from spambots. You need JavaScript enabled to view it.'.  You would need quote the planning application reference number(s) to make it clear which application(s) you are commenting on - remember to also quote your name and full address in such emails.

There is a strict timetable for submissions of comments:

25/02017/FUL (Erection of 112 dwellings opposite Blue Cap)
     - final date for comment has been extended to Thursday 4 September

25/02111/FUL (Erection of 154 dwellings either side of Dalesford Lane)
     - final date for comment has also been extended to Thursday 4 September

TECHNICAL HELP:
A local resident has created a link page https://chrisbyrn3.github.io/CWAC-Sandiway-Cuddington-objections/ which allows you to generate a pre-written objection, which you can customise, to either planning application quickly and easily whilst also copying the local Parish Council and the local Borough Councillors.

Key messaging points which residents might consider in their own submissions include:

• Our Neighbourhood Plan, supported by >95% of residents' votes in 2019, is very much still 'active' and explicitly 93% of respondents agreed that development in greenbelt and countryside should be resisted
• Our Vision for the Parish: "Cuddington seeks to be a vibrant community-centred Parish which retains and enhances its historic and rural village character"
• We have built more than our target 200 homes in the current Local Plan period within the Key Service Centre
• Development should not negatively impact upon the internal townscape views and external landscape vistas identified within the Vistas and Views Map
• An increased traffic flow from these extra homes will cause chaos, especially on Dalesford Lane, School Lane, A556 and beyond.
• The village is already close to, or at, capacity for Primary School places, retail parking spaces, medical services and more.
  
  

Good luck with your comments.  Also please keep the Parish Council informed with emails to This email address is being protected from spambots. You need JavaScript enabled to view it..

David Wilson Homes have now submitted their plans to Cheshire West & Chester planning department for new homes on either side of Dalesford Lane on the south side of the A556 - press on the link below if you wish to view further details or feedback your comments.

• Full planning application for residential development and the provision of associated access and infrastructure works including roads, drainage infrastructure, car parking, public open space and landscaping 

  Land To South of Chester Road Cuddington Northwich

  Ref. No: 25/02111/FUL | Received: Wed 09 Jul 2025 | Validated: Tue 05 Aug 2025 | Status: Awaiting decision

Redrow have now submitted their plans to Cheshire West & Chester planning department for new homes opposite the Blue Cap pub on the south side of the A556 - press on the link below if you wish to view further details or feedback your comments.

• Erection of 112 dwellings, associated access and infrastructure works including roads, drainage infrastructure, car parking, public open space and landscaping 

  Land To The South of Chester Road Cuddington Northwich

  Ref. No: 25/02017/FUL | Received: Mon 30 Jun 2025 | Validated: Thu 24 Jul 2025 | Status: Awaiting decision

Much has been said and written about pressures from central Government to plan for building many more new homes in each Borough within our country.  Cheshire West & Chester Council have initially been asked to plan for 1,900 new homes in each of the next 10 years.

Changes are already being made to the National Planning Policy Framework (NPPF) and this will mean that the CWaC Local Plan needs to be revised and potentially the Cuddington Neighbourhood Plan may also need to change.  While this is happening CWaC has said that the current Local Plan will remain in force for all planning decisions.

We all need to contribute to the development of the revised Local Plan and so CWaC has arranged for drop-in sessions around the Borough over the next four weeks.  Our local drop-in sessions have been at Barons Quay on Wednesday 16th July between 2pm and 7pm and at Winsford Cross (CW7 1BA) on Wednesday 13 August, 12:30-5:30 pm.

PRESS HERE for a short FAQ document "Issues & Options Consultation" containing links to all the information on the Local Plan Review from Cheshire West and Chester.

David Wilson Homes and Redrow have launched a 'consultation website' ( www.chesterroadsandiway.co.uk ) which provides more details on their plans, including access details.  Note that many of the questions asked are more sales-oriented than providing an open consultation with local residents.
This 'consultation' is open until Monday 26th May.

Just to repeat, if you have comments you think could be useful to the Parish Council about the proposed application, or indeed this 'consultation' process, you can email them at This email address is being protected from spambots. You need JavaScript enabled to view it..  If you have strong views, either for or against this development, we strongly recommend that you let the Parish Council know.

The Parish Council have been recently contacted by a representative of the above housing companies proposing to build houses at 3 sites on Chester Road. The Parish Council wishes to inform residents of this potential development. We understand the developers are opening an on-line public consultation from the 9th May until 28th May. Currently the consultation is not live, more information will be available in due course on the Cuddington and Sandiway websites and social media.

The Parish Council are keen for residents to have the opportunity to hear about the proposals in more detail and an exhibition event is likely to be held on Wednesday 21st May, (now confirmed). If you have comments you think could be useful to the Parish Council about the proposed application you can email us at This email address is being protected from spambots. You need JavaScript enabled to view it..

The Parish Council intends to hold its own Public Meeting and details will follow.