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Planning appeal decision

Notice varied and upheld1 May 20253354258

Pitch 12, Land at Dragons Lane, Sandbach, CW11 3QB

Planning appeal 3354258 at Pitch 12, Land at Dragons Lane, Sandbach, CW11 3QB (Cheshire East) was allowed in part (a split decision) on 1 May 2025 by Inspector McGlone A, following an inquiry. The main issue, as the Inspector framed it: whether the proposal is in a suitable location in the countryside and occupants would have reasonable access to facilities and services, having regard to the development plan, the National Planning Policy Framework, and the Planning Policy for Traveller Sites.

Enforcement appeals against unauthorised material change of use of agricultural land to residential caravan sites (Pitches 6, 8, 11 and 12) with hardstanding, fencing, caravans and ancillary buildings/utility, day room and stables/detached buildings; and a section 78 appeal for material change of use of land to a residential caravan site with one pitch (Pitch 12/Appeal E)

Authority
Cheshire East
Appeal type
enforcement · Enforcement Notice
Procedure
Inquiry
Development
caravan-gypsy · Change of use
Inspector
McGlone A
Postcode
CW11 3QB

Main issues, as the Inspector framed them

  • whether the proposal is in a suitable location in the countryside and occupants would have reasonable access to facilities and services, having regard to the development plan, the National Planning Policy Framework, and the Planning Policy for Traveller Sites
  • the effect of the proposal on the high-pressure gas lines
  • the effect of the proposal on the character and appearance of the area
  • the need for, and provision of, sites for gypsies and travellers in the area
  • any other material considerations in support, including alternatives and personal circumstances

What decided it

The unacceptable safety risk to occupiers from the pitches' location in the Inner Zone of high-pressure gas pipelines, balanced against personal circumstances, best interests of the children, and the lack of a five-year supply of deliverable Gypsy and Traveller pitches.

For Appeals A, B and E the personal circumstances/best interests of the children and the lack of a five-year supply of deliverable Gypsy and Traveller pitches outweighed the safety and character/appearance harms sufficiently to justify temporary personal permissions, but not permanent permission; for Appeal C the safety and character harms significantly and demonstrably outweighed the benefits even for a temporary permission, so the appeal failed.

What the Inspector cited

Development plan policies
CELPS Policy PG 6CELPS Policy SC 7CELPS Policy SD 1CELPS Policy SD 2CELPS Policy SE 13SADPD Policy HOU 5SADPD Policy HOU 5(3)SADPD Policy INF 7(2)SADPD Policy PG 10SADPD Policy ENV 17
National Planning Policy Framework
Paragraph 110Paragraph 11Paragraph 135Paragraph 139Paragraph 102
Judgments
Smith v SSLUHC & Ors (2022) EWCA

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2025

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.