BLUEBELL FARM Manchester Road, Knutsford, Cheshire East, WA16 0SR Data via plota.co.uk

Pending 26/1387/HOUS - Householder

Council

Cheshire East 1.9/10

Date received

28 Apr 2026

Postcode

WA16 0SR

Type

Householder

Description

Proposed Conversion of attached barn to additional living accommodation incidental to the existing farmhouse Data via plota.co.uk

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Last checked 24 Aug 2026, 08:57

Decision outlook

Plota predicted a decision around 13 Sept 2026; it is now day 138.

Day 138, past the statutory target. 89% of full applications in Cheshire East are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 24 Aug 2026.

target

predicted

Day 13882 days past the 56-day target

65%decided within 8 weeks

88%approved

87,260decided in the last year

Plota live figures for full applications decided across the UK in the last twelve months, from validation; too few recent full applications in Cheshire East to go on. Cheshire East decision record →

Site constraints 5

Green belt: Merseyside and Greater Manchester

Inappropriate development needs very special circumstances.

Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm.

Nutrient neutrality catchment: Rostherne Mere Ramsar

New homes and overnight accommodation must show nutrient neutrality before approval.

Natural England advice: extra wastewater in these catchments harms protected habitats, so schemes must offset their nutrient load, usually through credits.

Agricultural land, grade 2

Best and most versatile land (grades 1, 2 and 3a). Predicted from the national soil map. The older provisional map, which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Habitat network: Network Expansion Zone

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Also on the record

Nature recovery project: Lost Wetlands.

Not affected

Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 11 September 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Other new applications on this street

4 Sept 2026Pending

65 Manchester Road, Knutsford, Cheshire East, WA16 0LX

Lawful Development Certificate for proposed internal and external refurbishment.

26/3109/CLPUD

15 Jul 2026Pending

GAUNTLET BIRD OF PREY EAGLE AND VULTURE PARK Manchester Road, Knutsford, Cheshire East, WA16 0SX

Proposed demolition of existing structures and replacement with mixed use buildi...

26/2083/FUL

29 May 2026Refused

LONGVIEW HOTEL, 51 - 55 Manchester Road, Knutsford, Cheshire East, WA16 0LX

Non-material amendment to application 23/3954M.

26/2003/NMA

Nearby new applications

11 Sept 2026Pending

EGERTON YOUTH CLUB Mereheath Lane, Knutsford, Cheshire East, WA16 6SL

Prior Approval for Proposed roof mounted solar panels

26/3282/PRIOR-14J

7 Jul 2026Pending

31 Tabley Close, Knutsford, Cheshire East, WA16 0NP

Removal of existing porch and addition of new larger porch.

26/2449/HOUS

3 Jul 2026Pending

5 Freshfields, Knutsford, Cheshire East, WA16 0NW

Demolition of existing car port and garage, and the construction of a part singl...

26/2438/HOUS

27 Jun 2026Pending

29 Tabley Close, Knutsford, Cheshire East, WA16 0NP

Removal of existing porch and addition of new larger porch.

26/2338/HOUS

Historical activity at this location

2 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2021 Approved

MOBILE HOME, BROOKDALE CENTRE, MANCHESTER ROAD, KNUTSFORD, WA16 0SR

The mobile home is currently empty and we wish to convert it for office use. This works w…

21/2679M 21 Jul 2022

2017 Approved

BLUEBELL BARN, MANCHESTER ROAD, KNUTSFORD, CHESHIRE, WA16 0SR

Proposed garage conversion including new windows and doors, new detached double garage.

17/2717M 27 Sep 2017

Cheshire East

Planning Authority Score

1.9/10

Poor

#274 of 296 councils

Relevant to this application:

Householder decisions

Cheshire East is one of the slowest councils in England for householder decisions, ranking #268 out of 296. The council extends the time limit on 65% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly more likely to be approved here (91%) than the national average (90%).

Among the slowest councils in England

for householder decisions

These figures are council-wide context, not a prediction for this application. View full council performance

Cheshire East decision statistics

Based on MHCLG data, the year to March 2026

87%

Overall approval rate

Above avg (87%) #168 of 296

91%

Householder approved

Above avg (90%) #170 of 296

39%

Decided in 8 weeks

Below avg (63%) #268 of 296

65%

Extended time limit

Above avg (41%) #279 of 296

72%

Minor dwellings approved

358 decided (1-9 homes)

76%

Major dwellings approved

25 decided (10+ homes)

79%

Change of use approved

119 decided

2,513

Total decisions

321 refused in the year to March 2026