Cheshire East has backed plans for a 204-home scheme at Sandbach, although councillors had to delegate the application back to officers for further discussions with the environment agency.

Members of the strategic planning board were told on Wednesday (May 28th) the council's officers had received a late objection from the environment agency due to concerns about a culvert.

Planning officer Daniel Evans said the site, which is south of Old Mill Road, already had an extant permission for residential development, so if councillors were minded to approve the application it should be delegated back to officers to resolve the matter with the agency.

Planning agent Olivia Carr, representing the applicant, told the meeting: "Anwyl homes is committed to delivering the scheme immediately following grant of planning permission, the first homes likely to be occupied towards the end of 2026."

She said the scheme provides a mix of one, two, three and four-bedroom homes, a significant package of highways improvement works to the A534 [Waitrose] roundabout, together with 20 per cent affordable housing.

It also includes financial contributions of more than £5m, 'when taking into account highway improvement works, contributions to outdoor sports, the NHS education and community infrastructure levy'.

The applicant said only 20 per cent of affordable housing could be provided, instead of the usual 30 per cent, on the grounds of viability.

This was because the cost the improving the roundabout, which includes creating an access road to the development, had rocketed to £2.5m.

The site has been the subject of numerous applications over the years, some of which have been determined at appeal.

Congleton councillor Heather Seddon (Lab) told the meeting: "I think, given the history of this site and the many iterations and work involved with applicants and planning officers, it may not be perfect, but I think that I'm happy to approve this proposal."

Knutsford councillor Stewart Gardiner (Con) seconded the proposal to approve the scheme, but he had indicated throughout the discussion he was not happy with 20 per cent affordable housing.

In seconding approval, he said: "I would like there to be a clause in the S106 regarding any potential uplift in the value of the land."

He said the road would have to be built first so that would probably not increase much more than today's cost.

But the scheme could take 10 years to be built-out and the value of the properties, and Anwyl's profit margin, might be significantly higher.

"I would hate for the situation to be that we have missed an opportunity of allowing this development to go ahead, basing our calculations on today's costs and incomes, rather than those that might have existed across the site," he said.

Head of planning David Malcolm said that could be included in the agreement.

Eight councillors indicated they would be happy to approve the application and one abstained and it was delegated back to planning officers for further discussion with the environment agency.