Support

Representation ID: 100

Received: 05/02/2026

Respondent: Mr Dave Nixon

This is a sensible solution and was accepted in the 2023 Parish Boundary changes, transfer from Moston to Sandbach.

Support

Representation ID: 102

Received: 06/02/2026

Respondent: Moston Parish Council

Moston Parish Council considered this was a sensible solution and accepted the 2023 Parish Boundary changes, transfer from Moston to Sandbach

Comment

Representation ID: 111

Received: 03/02/2026

Respondent: Network Rail

Network Rail Ltd comments on neighbourhood plans.

Network Rail is a statutory consultee for any planning applications within 10 metres of relevant railway land (as the Rail Infrastructure Managers for the railway, set out in Article 16 of the Development Management Procedure Order) and for any development likely to result in a material increase in the volume or a material change in the character of traffic using a level crossing over a railway (as the Rail Network Operators, set out in Schedule 4 (J) of the Development Management Procedure Order).

Network Rail is also a statutory undertaker responsible for maintaining and operating the railway infrastructure and associated estate. It owns, operates and develops the main rail network. Network Rail aims to protect and enhance the railway infrastructure, therefore any proposed development which is in close proximity to the railway line or could potentially affect Network Rail’s specific land interests will need to be carefully considered.

Network Rail – railway specific advice notice to LPAs/Developers Please note that whilst Network Rail (NR) is submitting responses via the planning application process, it should be born in mind by the LPA/developer that the operational railway presents risks/issues that are different/unique to the risks posed by works taking place adjacent to non-railway undertaker land. Works on this site therefore must be undertaken with the supervision of NR via the ASPRO (asset protection) team to ensure that the works on site do not impact the safe operation, stability, integrity of the railway & its boundary. The LPA/developer are advised that unauthorised works adjacent to the railway boundary could impact the operation of nationally significant infrastructure & the applicant would be liable for any and all damages & costs caused by any works undertaken in this scenario. Therefore, the developer is requested to ensure that the development meets with NR requirements for works/developments adjacent to the railway boundary which include planning material considerations as well as obligations specific to the railway undertaker. The interface is via a NR BAPA (basic asset protection agreement) – the developer is advised that the works must not commence on site (even if planning permission is granted) until agreed with NR. The applicant will be liable for all costs incurred by NR in facilitating, reviewing this proposal.

Asset Protection Comments:
Developments in the policy area should be notified to Network Rail to ensure that:
(a) Access points / rights of way belonging to Network Rail are not impacted by developments within the area.
(b) That any proposal does not impact upon the railway infrastructure / Network Rail land e.g.
• Drainage works / water features
• Encroachment of land or air-space
• Excavation works
• Siting of structures/buildings less than 2m from the Network Rail boundary / Party Wall Act issues
• Lighting impacting upon train drivers’ ability to perceive signals
• Landscaping that could impact upon overhead lines or Network Rail boundary treatments
• Any piling works
• Any scaffolding works
• Any public open spaces and proposals where minors and young children may be likely to use a site which could result in trespass upon the railway (which we would remind the council is a criminal offence under s55 British Transport Commission Act 1949)
• Any use of crane or plant
• Any fencing works
• Any demolition works
• Any hard standing areas

For any proposal adjacent to the railway, Network Rail would request that a developer constructs (at their own expense) a suitable steel palisade trespass proof fence of at least 1.8m in height.
All initial proposals and plans should be flagged up to the Network Rail Town Planning at the following address:
Email: TownPlanningNWC@networkrail.co.uk

Railway Station
Consideration should be given in Transport Assessments to the potential for increased footfall at Railway Stations as a result of proposals for residential development / employment areas within the neighbourhood area. Location of the proposal, accessibility and density of the development, trip generation data should be considered in relation to the station. Where proposals are likely to increase footfall and the need for car parking, the council should include developer contributions (either via CIL, S106) to provide funding for enhancements as part of planning decisions.

Level Crossings
Developments within the neighbourhood area should be accompanied by a TS/TA which includes consideration of the impact of proposals upon any level crossings with mitigation implemented as required. We would encourage the Council to adopt specific policy wording to ensure that the impact of proposed new development (including cumulative impact) on the risk at existing level crossings is assessed by the developer(s), and suitable mitigation incorporated within the development proposals and funded by the developer(s). TS/TAs should be undertaken in conjunction with the local highways authority with advice from Network Rail. Contributions will be sought where proposals impact on level crossings to mitigate the impacts of those developments. Where level crossing closure is the only option, the applicant is advised that closure would be via s257 of the T&CPA, and that closure would be required before the occupation of any dwellings.

Network Rail – railway specific advice notice to LPAs/Developers Please note that whilst Network Rail (NR) is submitting responses via the planning application process, it should be born in mind by the LPA/developer that the operational railway presents risks/issues that are different/unique to the risks posed by works taking place adjacent to non-railway undertaker land. Works on this site therefore must be undertaken with the supervision of NR via the ASPRO (asset protection) team to ensure that the works on site do not impact the safe operation, stability, integrity of the railway & its boundary. The LPA/developer are advised that unauthorised works adjacent to the railway boundary could impact the operation of nationally significant infrastructure & the applicant would be liable for any and all damages & costs caused by any works undertaken in this scenario. Therefore, the developer is requested to ensure that the development meets with NR requirements for works/developments adjacent to the railway boundary which include planning material considerations as well as obligations specific to the railway undertaker. The interface is via a NR BAPA (basic asset protection agreement) – the developer is advised that the works must not commence on site (even if planning permission is granted) until agreed with NR. The applicant will be liable for all costs incurred by NR in facilitating, reviewing this proposal.






From

Diane Clarke RTPI Tech
Town Planning Technician NWC

Comment

Representation ID: 112

Received: 03/02/2026

Respondent: Mr Matthias Bunte

Dear team,

Thanks for inviting views to this consultation. I just would like to make you aware of the Sandbach Town Cycling Plan, Sandbach-Town-Cycling-Plan-v8.pdf (https://sandbach.gov.uk/wp-content/uploads/2024/09/Sandbach-Town-Cycling-Plan-v8.pdf) issued in 2018 and currently being updated for the Neighbourhood Development Plan. I will also raise awareness to it in future rounds of consultation.

Regards
Matthias Bunte
Cycling UK, Sandbach

Comment

Representation ID: 113

Received: 04/02/2026

Respondent: National Highways

Hi Greg,

Thank you for consulting National Highways.

Given the scope of the proposals, National Highways anticipates minimal impact to the SRN and therefore raises no comments to the Sandbach Neighbourhood Plans.

If any changes/updates arise, please feel free to get in touch.

Kind regards,

Danielle


Danielle Mensah, Assistant Spatial Planner (Cheshire & Merseyside)
Operations North West

Comment

Representation ID: 122

Received: 10/02/2026

Respondent: Mr Community Campaigner David Barton

Utilise Traditional Architecture Design Codes for all new construction with a ban on demolition of all buildings constructed prior to 1950. See my PDF Umbrella Representation for additional Placemaking/ Planning and Greenery Proposals.

Comment

Representation ID: 133

Received: 17/02/2026

Respondent: Mining Remediation Authority

Dear Strategic Planning Team
Re: Cheshire East Council - Sandbach Neighbourhood Area (modification)
Thank you for your notification of 3 February 2026 seeking the views of the Coal Authority
on the above.
The Coal Authority is a non-departmental public body sponsored by the Department for
Energy Security and Net Zero. As a statutory consultee, the Coal Authority has a duty to
respond to planning applications and development plans in order to protect the public and
the environment in mining areas.
However, the area to which this consultation relates is not located within the defined
coalfield. On this basis we have no specific comments to make.
Yours
The Coal Authority Planning Team

Comment

Representation ID: 147

Received: 24/02/2026

Respondent: Historic England

Dear Neighbourhood Planning Team,
Neighbourhood Planning (General) Regulations 2012
Proposal: Application for Sandbach Neighbourhood Area (modification).
Thank you for consulting Historic England. As the public body that advises on England’s historic environment, we are pleased to offer our advice.
Having considered the information provided with your email dated 03 February 2026, along with the National Planning Practice Guidance, we can confirm that we do not have any comments to make on the proposed designation.
Thank you once again for providing Historic England with the opportunity to comment.
Yours sincerely,
Emma Grange
Historic Places Advisor

Comment

Representation ID: 219

Received: 05/03/2026

Respondent: Canal & River Trust

Dear Greg Woolridge,
Sandbach Neighbourhood Area Modification Consultation
Thank you for your consultation on the above document.
We are the charity who look after and bring to life 2000 miles of canals & rivers. Our waterways contribute to the health and wellbeing of local communities and economies, creating attractive and connected places to live, work, volunteer and spend leisure time. These historic, natural and cultural assets form part of the strategic and local green-blue infrastructure network, linking urban and rural communities as well as habitats. By caring for our waterways and promoting their use we believe we can improve the wellbeing of our nation. The Canal & River Trust (the Trust) is a statutory consultee in the Development Management process, and as such we welcome the opportunity to input into planning policy related matters to ensure that our waterways are protected, safeguarded and enhanced within an appropriate policy framework.
The Trust have reviewed the document/policies contained within the document and based on the information available we have no comment to make.
Please do not hesitate to contact me with any queries you may have.
Yours sincerely,
Dean Clapworthy MRTPI

Comment

Representation ID: 241

Received: 17/03/2026

Respondent: Homes England

Dear Sir / Madam
Consultation on the Sandbach Neighbourhood Plan Area
Homes England Response
As a prescribed body, we would firstly like to thank you for the opportunity to comment on the above consultation.
Homes England is the government’s housing and regeneration agency. We are charged with powering a step change in the delivery of homes, sustainable place-making and local economic growth across England. Our mission is to harness our expertise, funding, resources and influence to enable the delivery of high-quality, safe and sustainable homes and vibrant, inclusive communities. Through collaboration with the housing sector and local leaders, we will unlock housing and regeneration opportunities, transform the housing market and drive innovation for lasting impact.
Homes England does not wish to make any representations on the above consultation. We will however continue to engage with you as appropriate.
Yours faithfully,
P.P Lucinda Taylor

Comment

Representation ID: 242

Received: 17/03/2026

Respondent: Walsingham Planning

Dear Sir/Madam,
RE: Proposed Sandbach Neighbourhood Area Boundary Change
We refer to the above consultation and write on behalf of our client, Bluefield Sandbach Limited
(Bluefield). Bluefield own the former Albion Chemical Works site on Booth Lane, Sandbach, part of
which is proposed in the consultation to be included in the extended Sandbach Neighbourhood Area
Boundary.
Bluefield do not object to the proposed boundary change in principle. Indeed, given the recent parish
boundary change which has taken part of the Albion Chemical Works site and the adjoining Albion
Locks housing estate from Moston Parish to Sandbach Parish, it makes sense for the land area to be
incorporated within the Sandbach Neighbourhood Area Boundary.
Our concern relates to the status of the current Sandbach Neighbourhood Development Plan –
Second Edition 2022, which does not include the Albion Chemical Works site or Albion Locks
development.
From a legal perspective we are seeking assurances on behalf of our client that the existing
Neighbourhood Plan (the Second Edition 2022) will not be applied to any planning application
proposals arising on the Albion Chemical Works site. In our view it does not form part of the
development plan in relation to our client’s land even if the boundary change is approved.
Assuming the boundary change proceeds, not until a new Neighbourhood Plan that has been through
the full plan making process and has been examined and passed by a local Referendum can that plan
form part of the development plan affecting our clients land.
Yours faithfully,
Mark Krassowski