Local plan scoping consultation

Comment

Representation ID: 6638

Received: 01/09/2026

Respondent: Pinnacle Planning

We believe the Local Plan should take a more ambitious approach to meeting the needs of the modern economy, particularly the industrial and logistics sector. Employment land delivery has fallen significantly below previous requirements, while the industrial and logistics market remains supply-constrained. Growth in e-commerce, freight and changing supply chains is increasing demand for well-located and flexible logistics space, which also supports employment and growth across other sectors. The Council’s evidence base should fully assess future employment needs and identify sufficient suitable sites in appropriate locations. A substantial supply buffer and deliverable pipeline should be maintained to provide flexibility and address potential non-delivery.

Comment

Representation ID: 6639

Received: 01/09/2026

Respondent: Pinnacle Planning

We believe Cheshire East should work closely with the Cheshire and Warrington Combined Authority when preparing the Local Plan and emerging Spatial Development Strategy. Strategic planning should coordinate employment, infrastructure and growth across boundaries and reflect opportunities for manufacturing, logistics and distribution. Cheshire East should engage with the Combined Authority’s economic review to identify viable and deliverable employment sites and ensure investment is distributed across the area. We support consideration of Junction 17 of the M6 at Sandbach as a strategic employment location for logistics and advanced manufacturing, complementing Alderley Park and helping to provide a stronger employment anchor in the south of the borough.

Comment

Representation ID: 6640

Received: 01/09/2026

Respondent: Pinnacle Planning

We support a flexible spatial strategy that meets housing and employment needs while recognising the strategic importance of the M6 for freight, industrial and logistics activity. New employment allocations should be located where they are accessible, supported by infrastructure and capable of attracting investment. The Local Plan should consider a range of growth options, including urban development, sustainable and strategic urban extensions and new settlements. When selecting sites, significant weight should be given to market demand, deliverability, infrastructure capacity and early delivery. Environmental constraints should be balanced against economic growth, with all reasonable locations assessed objectively for sustainability and wider planning benefits.

Comment

Representation ID: 6641

Received: 01/09/2026

Respondent: Pinnacle Planning

We support allocating land at Junction 17 of the M6, Sandbach for major freight and logistics development. We believe the site is well related to Sandbach and could meet national planning policy requirements for development outside settlements and logistics uses. Its location provides strong access to the strategic road network, public transport and major industrial and logistics destinations. The development could also deliver improvements to Junction 17, including a new roundabout, helping to reduce congestion and support the existing Capricorn employment allocation. The site has limited neighbouring residential properties and could incorporate appropriate environmental mitigation, active travel connections and secure vehicle parking.

Comment

Representation ID: 6642

Received: 01/09/2026

Respondent: Pinnacle Planning

We believe the Local Plan should allocate employment land according to market demand, deliverability and strategic accessibility rather than distributing sites primarily through the settlement hierarchy. Although there is a substantial identified employment land supply, many larger allocations remain undeveloped or without planning permission, suggesting that existing sites may not meet market requirements. Industrial and logistics development requires appropriately located, unconstrained sites with strong access to strategic transport networks. We therefore support employment development north-east of Junction 17 of the M6 at Sandbach. The site is well located, relatively unconstrained and capable of delivering logistics and commercial employment space within the next five years.

Comment

Representation ID: 6643

Received: 01/09/2026

Respondent: Pinnacle Planning

The Scoping Consultation Document notes that the Council will need to produce an
Infrastructure Delivery Plan (IDP). It is essential that this shows the existing and known
deficiencies in current infrastructure so that contributions and mitigation from new
development can be calculated. This will need to feed into the Local Plan Viability
Assessment to provide an accurate picture.
The Site at Junction 17 of the M6 has the potential to provide a much-needed improved
roundabout arrangement at J17. Such a junction improvement could unlock the allocated
the allocated employment site as well as Richborough’s proposals to the east of the M6.
Together, this could deliver around 1.25 million sqft of floorspace in a location with unmet
demand
It would also build in resilience to the network with sufficient spare capacity, allowing
better access to other parts of the Borough.

Comment

Representation ID: 6644

Received: 01/09/2026

Respondent: Pinnacle Planning

We believe the new Local Plan should be informed by robust employment needs, land availability and site assessment evidence, with market demand and supply informing employment allocations. The SHELAA should transparently assess environmental, historic, technical, viability and ownership constraints and distinguish sites capable of short-term delivery from constrained sites. Planning policies should retain sufficient flexibility to respond to changing commercial requirements and avoid unnecessarily restricting uses or unit sizes. Evidence indicates that Cheshire East’s industrial and logistics market has experienced constrained supply and strong demand. We therefore believe the Local Plan should identify additional suitable, deliverable employment sites to support investment, jobs and economic growth.

Comment

Representation ID: 6645

Received: 01/09/2026

Respondent: Pinnacle Planning

It is understood that the Council will review whether existing policies for Jodrell Bank
remain effective and whether additional guidance or controls are required. Richborough
support the Council in this review and suggest that a review of the necessary extent of
the associated Buffer Zone is also undertaken to ensure that appropriate growth can be
achieved across the Borough and taking into account more recent developments that
have been permitted on the periphery of the Buffer Zone, indicating that it could and
should be reduced.

Comment

Representation ID: 6646

Received: 01/09/2026

Respondent: Pinnacle Planning

Richborough agrees that engagement is an essential part of the consultation process.
It is evident from our responses to several of the consultation questions that historic
under-delivery as part of the previously adopted Local Plan has meant that the Council
has fallen behind.
Some of the previously allocated strategic sites have been slow to deliver due to site
specific constraints, as well as land ownership, market and viability issues that were not
fully tested by the previous Local Plan. This situation should be avoided in the new Local
Plan via more targeted and proactive engagement with landowners, land promoters and
developers.
It is therefore vital that CEC seek to liaise directly with stakeholders to ensure that when
considering and allocating sites that the Local Plan represents realistic and deliverable
yields and timescales for delivery. This could comprise formal or informal meetings to
discuss options for various sites.
In addition to the methods proposed in the Consultation document, CEC should consider
allocating specific officers to liaise with stakeholders on proposed allocations from an
early stage to work collaboratively in identifying site constraints and opportunities. This
will ensure that sites allocated in the plan are a true representation of what will be
delivered within the plan period. Richborough supports this approach and would welcome
the opportunity to meet with Officers directly.