68-bed care home at Land Of The Former Knowle House, Sagars Road, Handforth

What was proposed

The application proposed a new 68-bed care home providing nursing, residential and dementia care, with parking, landscaping and associated access works.

“The proposal is for erection of a new residential care home with associated parking, landscape and access. The development would include 68 bedrooms providing residential and dementia care. There has previously been a residential home on the site which was demolished following a fire.”

Officer report

What officers recommended

Officers recommended approval because the site was considered grey belt, sustainably located and suitable for specialist care, with very special circumstances outweighing Green Belt harm.

“Given the site-specific characteristics, the grey belt status of the site, the provision towards housing numbers and the re-use of a previously developed area of land adjacent to existing built up, and matters that have been addressed in amendments, it is considered that in this case there are very special circumstances that outweigh Green Belt harm.”

“Summary recommendation Approve subject to conditions…”

Officer report

Main planning issues

Officers identified substantial Green Belt openness harm but considered the care need, housing supply contribution, employment and reuse of developed land significant benefits.

“The proposed development does not meet any of the exceptions to inappropriate development in the Green Belt listed in paragraph 154 of the NPPF. Whilst the site is considered to meet the definition of Grey Belt it does not meet the Golden Rules set out in paragraphs 156 and 157. The proposal is therefore inappropriate development in the Green Belt. There would also be some associated loss of openness and harm to the purposes of Green Belt.”

“The proposed development would deliver 1-bedroom spaces in an acceptably sustainable location. The delivery of a 68-bed care unit would help to address an identified unmet need including provision of specialist dementia care and would also add to the Council’s housing land supply. The proposed care home is also likely to result in the release of general needs housing to the market at a time when the Council has a significant shortfall in its housing land supply.”

Officer report

What consultees said

Most consultees raised no objection subject to conditions, while the NHS sought a contribution for primary care and the town council strongly recommended refusal.

“NHS – concerns raised over Primary Care and community services capacity and impact on existing service provision in the area. The NHS has provided a number of responses, including requesting a developer contribution.”

“Handforth Town Council – Strongly recommends refusal - 20/3562M for 26 dwellings appeal upheld – Green Belt harm, urban sprawl in gap between Handforth and Wilmslow. Since then Fairways estate surely means development of Knowle House site would not now cause substantial harm to openness. Green Belt land in Dean valley ensures separation between Handforth and Wilmslow. Therefore site’s contribution to Green belt is now minimal.”

Officer report

What people said

Public objections covered traffic, parking, construction disturbance, infrastructure, healthcare capacity, Green Belt loss, ecology, drainage, design and care home need.

“Representations (December 2025): 12 objections - Concerns over disruption and vibration from construction traffic and additional traffic, following other recent development in the area. - No significant changes to satisfy loss of Green Belt land and other previous objections.”

Officer report

Who spoke

A ward councillor and the agent attended and spoke about the application.

The committee vote

The minutes record that the committee resolved to approve the application, subject to a Section 106 agreement and conditions.

“That for the reasons set out in the report the application be APPROVED subject to a Section 106 Agreement to secure the following:”

“And the following conditions as detailed below;”

Minutes

What was decided

Approval included a £904 contribution per bed space towards the local primary care network and the listed planning, environmental, highways and construction conditions.

“£904 per bed space towards local primary care network (GP practice);”

“In accordance with submitted Hedgehog Reasonable Avoidance Methods 20. Development in accordance with CEMP 21. Tree protection and method statement (non standard) – scheme to be submitted 22. In accordance with AIA (82-506, R1-4) dated 3rd May 2026 unless otherwise first approved in writing with LPA 23. Details of levels to be submitted – in relation to trees 24. Contaminated land – submission required of Phase I, Phase II, Remediation Strategy if required 25.”

Minutes