Land east of 14 Daisybank Drive Sandbach cw11 4jr

Description

Presenting an Ideal Corner or extension plot adjacent to 14 Daisy Bank Drive and 15 Pine Grove Sandbach

Palace Auctions – June 24th, 2026 Auction Lot 24 | Reference: 65/090907 Guide Price: £30,000 Plus Local Authority: Cheshire East Council Site Area: Approximately 0.05 Acres (0.02 Hectares)

1. Executive Summary

Palace Auctions is delighted to offer for sale by public auction Lot 24: a rare and versatile freehold parcel of land situated east of 14 Daisybank Drive, Sandbach, CW11 4JR. This 0.05-acre (0.02-hectare) plot occupies a prominent corner position adjacent to both 14 Daisybank Drive and 15 Pine Grove. It is within a highly regarded residential neighbourhood. The land is ideally suited as a corner or extension plot, with potential for a range of uses including garden extension, amenity space, or possible future development. This is all subject to all necessary consents. The property is offered with a guide price of £30,000 plus. It falls under the jurisdiction of Cheshire East Council.

2. Lot Description

Lot 24 – Land East of 14 Daisybank Drive, Sandbach, CW11 4JR Reference: 65/090907 A freehold parcel of land extends to approximately 0.05 acres (0.02 hectares). It is positioned to the east of 14 Daisybank Drive and forms a corner plot adjacent to 15 Pine Grove. The site is currently vacant, predominantly grassed, and defined by established boundaries. Its configuration and location offer flexibility for a variety of uses. These include use as an extension to neighbouring gardens, amenity land, or as a potential infill development site. This is subject to obtaining the requisite planning permissions. Secondly the plot’s dual frontage to Daisybank Drive and Pine Grove enhances its accessibility and visibility. This makes it particularly attractive for neighbouring homeowners or investors seeking to add value to adjoining properties. Prospective purchasers are advised to rely on their own enquiries regarding the suitability of the land for their intended use.

3. Situation and Location

Thirdly the property is located at the intersection of Daisybank Drive and Pine Grove, within the Sandbach Heath and East ward of Sandbach, Cheshire East. This established residential enclave is characterised by detached and semi-detached family homes. It is also marked by mature landscaping and a tranquil suburban atmosphere. . The area is noted for its low-density housing, tree-lined streets, and strong community spirit, making it a sought-after location for families and professionals alike.  

Proximity to Amenities and Transport Links:

• Sandbach Town Centre: 0.7 miles (1.1 km), approximately 15 minutes’ walk, offering a historic market square, weekly markets, independent shops, cafes, and essential services.
• Waitrose Supermarket: 0.2 miles (0.3 km), 5 minutes’ walk.
• Sandbach Primary Academy: 0.2 km, 3 minutes’ walk.
• Sandbach High School and Sixth Form College: 0.3 km, 5 minutes’ walk.
• Sandbach Park: 0.6 miles (1 km), 12 minutes’ walk.
• Sandbach Railway Station: 1.7 miles (2.7 km), 7 minutes by car or 30 minutes’ walk, with direct services to Crewe and Manchester.
• M6 Motorway (Junction 17): 2.5 miles (4 km), 8 minutes by car, providing rapid access to Manchester, Birmingham, and the wider motorway network.

The immediate vicinity is predominantly residential, with established dwellings and mature gardens. The plot’s position makes it particularly attractive for neighbouring homeowners seeking to enlarge their gardens. It also appeals to those interested in acquiring a manageable parcel of land in a desirable setting.

4. Title and Tenure

The property is offered for sale freehold with vacant possession upon completion.
>Prospective purchasers are advised to refer to the legal pack for confirmation of the title, boundaries, and any rights, covenants, or restrictions affecting the land. The official copy of the register of title and title plan will be included in the legal pack. Any relevant deeds or documents will also be included. Furthermore, it is the responsibility of bidders to satisfy themselves as to the precise extent of the land being offered and to make all necessary enquiries prior to bidding. The site boundary shown in any marketing material or plan is for indicative purposes only. It may not reflect the exact legal boundary.

5. Planning Context

Local Planning Authority The statutory local planning authority for this site is Cheshire East Council (not "Sandbach Council"). All planning applications, policy compliance, and development control matters for this address are administered by Cheshire East Council. The council’s planning decisions are informed by the adopted Cheshire East Local Plan, the Site Allocations and Development Policies Document (SADPD), and the Sandbach Neighbourhood Plan. Together, these form the statutory development plan for the area.

Relevant Planning Policies

• Cheshire East Local Plan Strategy (LPS) and SADPD:
  • Policy HOU 1 (Housing Mix): Requires a range and mix of housing types.
  • Policy HOU 12 (Amenity): Protects the amenity of existing and future occupiers.
  • Policy HOU 13 (Separation Distances): Sets minimum separation distances between dwellings.
  • Policy HOU 14 (Small Sites and Windfall Housing): Supports small-scale residential development within settlement boundaries, subject to character and amenity considerations.
  • Policy HOU 15 (Back land and Garden Development): Restricts development on garden land unless it is well-related to the surrounding built form and does not harm local character.
  • Policy GEN 1 (Design Principles): Requires high-quality design that respects local character.
  • Policy ENV 6 (Trees, Hedgerows, and Woodland): Protects existing trees and landscape features.

• Sandbach Neighbourhood Plan (as modified 2022):
  • Targeted Infill: Supports proportionate infill development that respects local character.
  • Residential Development Policy (SB2): Prevents overdevelopment and protects amenity.
  • Design Quality (H2): Requires new development to integrate sympathetically with the landscape and deliver high standards of design.

• National Planning Policy Framework (NPPF, 2023): Supports efficient use of land for small and windfall sites within settlements, provided development is well-designed and does not harm local character.

Planning Opportunities and Constraints

• Opportunities:
  • The site is within the built-up area of Sandbach and is likely to fall within the defined settlement boundary, making it eligible for infill or extension development, subject to compliance with policy.
  • Potential for a single dwelling (subject to planning), extension or enlargement of adjacent residential curtilage, or ancillary residential uses such as a garage or garden room.

• Constraints:
  • Development must respect the character and amenity of the surrounding area and avoid overdevelopment.
  • Mature trees and landscaping should be retained where possible; removal may require consent.
  • The site is not within a conservation area and is not subject to listed building controls.
  • Flood risk is considered low, but purchasers should undertake their own due diligence.
  • Highways access and parking provision must meet council standards.

There are no known recent planning applications or refusals affecting the site or immediately adjacent properties. Purchasers are advised to make their own enquiries with Cheshire East Council regarding the suitability of the site for their intended use. Cheshire East Council Planning Department: Website: www.cheshireeast.gov.uk Telephone: 0300 123 5014    

6. Services

It is understood that no mains services are currently connected to the land. Prospective purchasers should make their own enquiries with the relevant utility providers as to the availability and cost of connection of services, including water, electricity, gas, and drainage. No warranty is given by the seller or the auctioneer as to the presence, suitability, or capacity of any services. Purchasers are deemed to rely on their own investigations in this regard.    

7. Special Conditions of Sale

The property will be sold subject to the RICS Common Auction Conditions (5th Edition, 2025) as adopted and supplemented by Palace Auctions’ own auctioneer terms and any special conditions contained within the legal pack. These will include, but are not limited to, provisions regarding completion date, any additional disbursements or fees payable by the purchaser, and any overage or claw back provisions if applicable.    

Key Terms:

• Deposit: 10% of the purchase price is payable immediately upon the fall of the hammer (minimum £3,000 unless otherwise stated).
• Completion: Completion is required within 28 days of the auction, unless otherwise stated in the special conditions of sale.
• Buyer’s Premium: 2% of the hammer price, subject to a minimum of £2,000 plus VAT (i.e., £2,400 including VAT).
• Administration Fee: £1,000 plus VAT (i.e., £1,200 including VAT).
• Other Fees: As specified in the special conditions of sale (e.g., reimbursement of search fees, seller’s legal costs, or other disbursements).
• Anti-Money Laundering: All bidders must complete identity verification and anti-money laundering checks prior to bidding. Registration must be completed at least two business days before the auction.
• Addendum: Any amendments to the published particulars or legal pack will be detailed in an addendum, which forms part of the contract and is legally binding on all bidders.

All fees are payable immediately upon exchange of contracts, which occurs at the fall of the auctioneer’s hammer. Failure to pay the deposit and fees as required may result in the lot being re-offered. The buyer may then be liable for any resulting loss.  

8. Legal Pack

A comprehensive legal pack has been prepared by the seller’s solicitors and is available to download from the Palace Auctions website (https://palaceauctions.com/). The legal pack will typically include:

• Official Copy of Register of Title and Title Plan
• Special Conditions of Sale
• Any other documents deemed relevant by the seller’s solicitor.

  Prospective purchasers are strongly advised to inspect the legal pack in full prior to bidding and to consult their own legal advisers. The legal pack may be updated prior to the auction, and it is the responsibility of bidders to ensure they have reviewed the latest version.

9. Guide Price and Reserve Price

Guide Price: £30,000 Plus The guide price is provided as an indication of the seller’s minimum expectation at the time of publication. It is not necessarily the price at which the property will be sold and may be subject to change prior to the auction. The property will be offered subject to a reserve price, which is the minimum price the seller is prepared to accept. The reserve price will not exceed 10% above the guide price unless otherwise stated. All prospective purchasers should note that the guide price and reserve price may be subject to amendment prior to the auction. For the avoidance of doubt, the guide price does not constitute a formal valuation.

10. Viewing Arrangements

The land may be viewed at any reasonable time during daylight hours. Please ensure that no disturbance is caused to neighbouring residents. Prospective purchasers are advised to take care when inspecting the site and to respect all boundaries and private property. Viewers attend the property entirely at their own risk. Neither the seller, the auctioneer, nor their agents accept any liability for injury or damage sustained during inspection. No appointment is necessary for external inspection. For further information or to discuss the lot, please contact the auctioneer’s office.

Conclusion

Lot 24 presents a unique opportunity. To acquire a freehold parcel of land in a desirable residential location in Sandbach, Cheshire. With its prominent corner position. And adjacency to established homes, the site offers significant potential for extension, development, or investment, subject to all necessary consents. The planning context, governed by Cheshire East Council, supports infill and small-scale residential development within settlement boundaries. Provided proposals respect local character, amenity, and design standards.

Contact us 

Lastly , Palace Auctions’ transparent fee structure, comprehensive legal pack, and adherence to RICS Common Auction Conditions. Does  ensure that all bidders can participate with confidence. Consult their legal advisers, and ensure they are fully aware of all costs and obligations before bidding. For further information, to register to bid, or to download the legal pack. Please visit https://palaceauctions.com/ or contact Palace Auctions sales@palaceauctions.com.

Internal Links (Palace Auctions)

• Auction Catalogue
• How to Bid

External Web Links (Authoritative Sources)

• Cheshire East Council Planning Portal
• Sandbach Neighbourhood Plan
• Rightmove – Land for Sale in Sandbach
• Essential Information Group – Auction Results

Last updated 19/05/2026 05:53