The Cheshire East Council Strategic Planning Board met on Thursday 11 September 2025 and approved outline planning permission for a residential development on Prestbury Road, Macclesfield, subject to a Section 106 agreement¹ and conditions. The board also approved the minutes from the previous meeting held on 23 July 2025.

Land off Peter de Stapleigh Way, Stapeley

Outline planning permission for the erection of a care development on land off Peter de Stapleigh Way, Stapeley, had previously been approved at the meeting on 23 July 2025, subject to a Section 106 legal agreement and conditions. The Section 106 agreement included:

• A financial contribution of £72,320 towards NHS healthcare.
• Arrangements for the transfer of planting, landscaping, public open space, incidental open space, children's play space, allotments, orchards and ecological areas to a management company.

The conditions included:

• A time limit for approval of reserved matters² of three years.
• Details of facing materials, hard surfacing treatments, and boundary treatments.
• A revised drainage strategy incorporating Sustainable Drainage Systems³ measures.
• Implementation of a residents travel plan.
• Submission of an ecological enhancement strategy, including proposals for the installation of swift bricks.
• Implementation of hedgehog and brown hare mitigation measures.
• Mandatory Biodiversity Net Gain⁴ (BNG).

Land to west of David Whitby Way, Basford East, Crewe

The board had previously approved the erection of a two-storey office building and deployment base, including associated storage facilities, car parking, landscaping, plant and ancillary works on land to west of David Whitby Way, Basford East, Crewe, at the meeting on 23 July 2025, subject to conditions. The conditions included:

• Commencement of development within three years.
• Details of facing materials.
• Revised landscaping details, including soft landscaping and planting along Mill Farm Drive.
• Submission of a surface water drainage scheme, including details of SuDS.
• Provision of ultra-low emission boilers.
• Details of external lighting.
• Provision of cycle parking.
• An active travel link available for use from first occupation of the development, remaining closed until a link is provided from it to David Whitby Way.
• 10% of energy to be secured from decentralised and renewable or low carbon sources.
• Mandatory Biodiversity Net Gain (BNG).
• Updated badger survey.
• Swift bricks to be incorporated into building elevations.

An informative was added to include reference to the need to enter into a Section 278 agreement⁵ with the Highway Authority for the service strip/landscaping frontage.

Land at Prestbury Road, Macclesfield

The board approved outline planning permission for residential development at Land at Prestbury Road, Macclesfield, for Bloor Homes, comprising new dwellings, public open space, hard and soft landscaping, and associated infrastructure and works, with all matters reserved except site access.

The application sought permission for the erection of 200 dwellings on a greenfield site within the Green Belt⁶. The site adjoins the town of Macclesfield.

The proposals were deemed to fall within one of the exceptions to inappropriate development in the Green Belt, relating to 'Grey Belt'⁷.

The board considered that the application site represented Grey Belt land, would not fundamentally undermine the purposes of the remaining Green Belt across the area of the plan, that there was a demonstrable need for the type of development proposed (housing) and that the application site was in a sustainable location. The 'Golden Rules' for such development were also met.

The board noted that the delivery of housing on this site would not be without harm, with adverse landscape impacts on the character and appearance of the area due to the urbanising effect of permanent residential development and a consequential impact on the Bollin Valley Local Landscape Designation (LLD) and views from the Riverside Park to the north of the site. However, these impacts could be appropriately managed and limited at the reserved matters stage. Some of this harm would be mitigated by the existing Upton Wood Ancient Woodland to the west, compensated for by securing appropriate landscaping at reserved matters stage, the incorporation of landscape buffers serving as open space, and the delivery of a valuable connection to Riverside Park for both future and existing residents of the west side of Macclesfield.

There would be less than substantial harm to designated heritage assets, identified as Prestbury Road Conservation Area and a nearby Grade II listed building (Upton Hall North, Upton Hall South and Upton Hall Farm). However, the impact would be at the lower end of the scale of harm and would be outweighed by the public benefits of the proposal, including the delivery of market housing and affordable housing (45%) in a sustainable location.

The loss of approximately 10ha of Grade 2 and Grade 3b 'best and most versatile' agricultural land would also carry limited weight against the proposal, but this can be balanced against the prevalence of agricultural land in the borough which would not be affected by this proposal.

The proposal would include improvements to pedestrian routes both to Riverside Park, Abbey Road (which would facilitate walking routes to the local primary school) and the provision of highways contributions to improve bus service provision and sustainable non-car transport modes which is affordable moderate weight.

Sufficient public open space and children's play space would be provided within the site. Financial contributions to deliver 5.5 pieces of sports equipment at Macclesfield Leisure Centre would offset the impact of the development on sport and recreation.

The Biodiversity Net Gain Assessment indicates that the proposed scheme would result in a 130.3% gain for area-based habitats and a gain of 36.01% for hedgerows. The deficiency in respect of watercourse units would be achieved by further off-site water course units secured by condition. Whilst the Ancient Woodland Assessment needs further detail to inform the buffer with it, this could be secured by requiring one to be carried out prior to submission of the reserved matters. The proposal has been found to be acceptable, with recommendations, with regard to impacts on other species.

The applicants have demonstrated general compliance with national and local guidance in a range of areas including archelogy, trees, contaminated land, highways impact and flooding and drainage.

The development would produce some economic benefits in terms of employment opportunities during the construction phase and direct and indirect benefits associated with additional household expenditure within the local economy.

The board was advised that officers considered that the proposed development was appropriate development in the Green Belt and there were no other material considerations that would provide a strong reason for refusing or restricting development.

The Section 106 agreement will secure:

• Affordable Housing comprising 45% (65% Affordable Social Rent / 35% Intermediate).
• Education contributions of £694,642.00 (Secondary) and £449,520.00 (SEN (Special Educational Needs) = total of £1,144,162.00.
• NHS contributions of £228,800 towards Waters Green Medical Centre / development of additional primary care premises within Macclesfield.
• Public Open Space on site including provision of LEAP⁸ and LAP⁹.
• Management Plan for the on-site public open space and LEAP and LAP.
• Contribution towards footpath improvements and connection at Riverside Park (tbc).
• Contribution towards indoor recreation of £35,748.44 towards Macclesfield Leisure Centre to deliver 5.5 pieces of equipment.
• Highways Contribution of £600,000 towards public transport provision (bus services).
• Highways Contribution of £200,000 for a pedestrian link to Abbey Road.

The conditions include:

• Standard Outline Time limit – 3 years.
• Submission of Reserved Matters.
• Access to be constructed in accordance with approved plan prior to first occupation.
• Details of the alignment and construction of the pedestrian/cycle path to provide a connection with Abbey Road to be submitted at the reserved matters stage.
• Details of the alignment and construction of the pedestrian path to provide a connection with Riverside Park to be submitted at the reserved matters stage.
• Delivery of the pedestrian/cycle path connection with Riverside Park and Abbey Road prior to the occupation of 25% of the dwellings.
• Landscape and ecological management plan to be submitted with Reserved Matters.
• Ancient Woodland Impact Assessment to be carried out prior to submission of the Reserved Matters.
• Provision of electric vehicle infrastructure (charging points) at each property with private off road parking prior to first occupation.
• Construction Environmental Management Plan submitted, approved and implemented.
• Scheme of Piling works / floor floating operations to be submitted, approved and implemented.
• Submission of a contaminated land survey.
• Remediation of contaminated land.
• Submission of soil verification report prior to first occupation of units to which they relate.
• Dust control scheme to be submitted, approved and implemented.
• Development to be carried out in accordance with submitted Flood Risk Assessment.
• Scheme of foul and surface water drainage to be submitted, approved and implemented. Foul and surface water drainage shall be connected on separate systems.
• Reserved matters application to be supported by a detailed drainage strategy / design, associated management / maintenance plan.
• Accordance with recommendations made within submitted Ecological Assessments.
• Reserved matters application/s to be supported by a strategy for the incorporation of features to enhance the biodiversity value of the proposed development (in accordance with outline) and to mitigate and compensate for any adverse effects arising from the development.
• Reserved matters application to be supported by an updated Badger Survey, and Otter Survey.
• Method statement for the safeguarding of the watercourse during construction to be submitted and approved.
• Noise survey and mitigation to be implemented in accordance with approved detail.
• Detailed lighting scheme to be submitted in support any future reserved matters application.
• Reserved matters to be supported by detailed finished ground and floor levels.
• Nesting Birds Survey to be carried if works are to be carried out during the bird breeding season.
• Proposals for the incorporation of features into the scheme suitable for use by nesting birds to be submitted, approved and implemented.
• Reserved matters application to be supported by an updated Arboricultural Impact Assessment, Tree Protection Plan and Method Statement with method statement including a 'no-dig' engineering solution for specified specimens.
• Details of boundary treatments to submitted with reserved matters.
• Retained areas of habitat to be protected during construction, details of which to be submitted and approved.
• Submission and approval of a scheme for the removal of non-native invasive species.
• Submission of a scheme for the provision of Biodiversity Net Gain.
• Submission, approval and implementation of a management plan to ensure the delivery and monitoring of the BNG measures.
• Information about local walking, wheeling and cycling routes for both leisure and travel purposes to be provided to new residents.
• Hedgehog mitigation (Reasonable Avoidance Measures).

Councillor Stewart Gardiner, Leader of Conservative Group and Vice Chair of Strategic Planning Board, declared that he was known to one of the registered public speakers in a professional manner from his previous career.