A geologist has warned that Cheshire East's decision to bypass an Environmental Impact Assessment (EIA) for the Wain Estates housing application at the back of Crewe Road has left Sandbach facing an 'either or' choice between short term housing targets and the irreversible loss of its ancient woodland.

A crucial issue that perhaps received less attention than it deserved at last week's Public Inquiry as reported here is the irreversible threat to the site's adjacent irreplaceable ancient woodland and its delicate ecosystem.

The Inquiry heard evidence from Susan Gabrielson that the woodland can be traced back to the 13th Century as part of the original Abbeyfields estate, now Grade II listed.

Mrs Gabrielson added that it takes about 1,000 years to form just a single inch of soil in an Ancient Woodland habitat. Any disturbance or loss is therefore, in practical terms, permanent.

Local geologist Adrian Mellin set out the stark reality: "I pointed out that the housing development was incompatible with protecting the Ancient Woodland.

"It's an 'either or' choice because the size of the buffer zone required to protect the woodland from irreversible damage covers much of the development site.

"It's a stark choice: you either prioritise the short‑term five‑year housing plan and make a conscious decision to sacrifice the woodland, or you choose the sustainable option and preserve the last portion of this area of Green Gap containing the Ancient Woodland with its diverse ecosystem, and rare areas of Grade 1 and 1/2 agricultural land"

Reflecting after the Inquiry, Adrian added: "Personally, it really has hit home. Cheshire East Council's decision to shortcut the planning process by waiving an EIA – despite many residents objecting in the strongest terms - has eliminated a critical process step.

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"An EIA could be expected to identify serious risks to public safety such as those posed by the unsuitable ground conditions and high impact environmental consequences, such as irreversible damage to protected Ancient Woodlands, long before we reached the Public Enquiry stage.

"This will further anger many residents and Cheshire East tax-payers because, despite the absence of an EIA, these issues were still raised in objections and the applicant's documentation submitted to Cheshire East.

"But they were ignored and omitted from the information provided to Cheshire East's Strategic Planning Board (SPB).

"Despite these omissions, the SPB saw red flags for the Ancient Woodland, which was stated as a principal reason to reject the planning permission.

"However, following closed door meetings with lawyers and Wain Estates, CEC decided not to defend their decision at appeal.

"As residents, we can surely expect that the decision not to appeal was taken with all the relevant information available to the SPB.

"We may not agree with the decision but it needs to be a fully informed one. It fell to knowledgeable residents to finally bring forward the omitted information at the appeal stage, with no support from CEC."

"The independent EIA is an essential first step where these and many other, critical factors relevant to any new infrastructure project are identified. A quality EIA takes time to prepare but it is an essential step."

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These two points are at the heart of the community's concerns:

•      The potential permanent loss of Ancient Woodland, a habitat that cannot be replaced once damaged.

•      A planning process that bypassed essential environmental scrutiny - leaving residents feeling ignored and exposed to unnecessary risk.

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