BIRTLES MILL FARM Chelford Road, Henbury, Macclesfield, Cheshire East, SK10 4RS Data via plota.co.uk

26/3830/PIP - Permission in Principle Pending Consideration

Proposal

Permission in principle for up to 3 self-build dwellings and ancillary works. Data via plota.co.uk

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View original council record ↗Last checked 29 Oct 2026, 06:56

Street View

Application progress

✓

Received

21 Oct 2026

Decision

Expected by 25 Nov 2026

Under consideration

No decision has been issued yet. Plota predicts a decision around 19 Mar 2027, from Cheshire East's recent new homes.

Comments are open until 18 Nov 2026

Comment on this application ↗

Documents 4

Site constraints 4

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. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.

Read the government guidance ↗

In flood zones plus climate change

Inside the extent flood zones 2 and 3 could reach with climate change: the Central allowance for the 2080s on rivers, the Upper End allowance for sea level rise to 2125. From rivers. Defences are not counted.

The Environment Agency flood map for planning. Councils use it to decide when a flood risk assessment and the sequential test are needed. It is indicative and does not show whether a particular property will flood.

Flood map ↗

Agricultural land, grade 2

Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), 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.

Also on the record

National infrastructure project 1407 m away: Peak Cluster CCS Pipeline, at pre-application.

Not affected

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

Checked on 28 October 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate 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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Important details

Council: Cheshire East
Application type: Permission in Principle
Postcode: SK10 4RS
Received: 21 Oct 2026
Validated: 21 Oct 2026
Ward: Gawsworth
Parish: Henbury
Target decision: 25 Nov 2026
Decision level: Delegation
Applicant: Show
Agent: Richard Lee Project Planning

Decision outlook

Day 9 of the 56-day target. Cheshire East usually decides new homes by day 149.

target

prediction

Day 9140 days to the predicted decision (day 149)

16%decided within 8 weeks

69%approved

14%go to committee

Plota live figures for new homes decided by Cheshire East in the last twelve months, from validation. Cheshire East decision record →

Consultation & key dates

Comments by: 18 Nov 2026
Statutory expiry: 25 Nov 2026

Historical activity at this location

3 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2019 Refused

Residential development

19/4453M 11 Dec 2019

Within ~100m

Nearby activity

2023 Approved

Birtles Old Hall Chelford Road, Henbury, Macclesfield, Cheshire East, SK10 4RS

Discharge of Condition 03 (facing or roofing materials) on approval 21/2158M: Enlargement…

23/1602D 10 May 2023

2021 Approved

Birtles Old Hall Chelford Road, Henbury, Macclesfield, Cheshire East, SK10 4RS

Enlargement of Existing Garage with Housekeepers Accommodation above. Demolishing existin…

21/2158M 14 Feb 2022

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