Land Off Manchester Road, Mere, Knutsford, WA16 0SU Data via plota.co.uk

26/1231/FUL - Full Planning Pending Consideration

Proposal

Residential development of 75 low-carbon homes (pursuant to Cheshire East Local Plan allocation LPS 36B), access off Manchester Road facilitated by a roundabout, open space amenity including communal green and cluster gardens, on-site biodiversity net gain, integrated play space, car parking and facilities for pedestrians and cyclists, sustainable drainage measures and ancillary enabling works. Data via plota.co.uk

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View original council record ↗Last checked 9 Oct 2026, 08:46

Application progress

✓

Received

31 Mar 2026

Decision

Expected by 18 Sept 2026

Under consideration

No decision has been issued yet. Plota predicts a decision around 11 Oct 2026, from Cheshire East's recent new homes.

The consultation period closed on 21 May 2026.

Documents 124

Statements & assessments 36

Plans & drawings 63

Application forms 1

PDF Application Form Application Form · 1 Apr 2026 View ↗

Consultation & comments 3

PDF Agent - LLFA response Supporting Information · 9 Jun 2026 View ↗ PDF Agent - United Utilities response Supporting Information · 9 Jun 2026 View ↗ PDF List of Consultees List of consultees · 21 Apr 2026 View ↗

Site constraints 6

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 ↗

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 3b

Not 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) agrees.

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; National infrastructure project about 1420 m away: A556 Knutsford to Bowdon Scheme.

Not affected

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

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. 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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Other new applications on this street

25 Aug 2026Approved

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

Lawful Development Certificate for proposed internal and external refurbishment.

26/3109/CLPUD

2 Jun 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

27 May 2026Refused

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

Non-material amendment to application 23/3954M.

26/2003/NMA

14 Apr 2026Pending

BLUEBELL FARM Manchester Road, Knutsford, Cheshire East, WA16 0SR

Proposed Conversion of attached barn to additional living accommodation incident...

26/1387/HOUS

Nearby new applications

2 Jun 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

Important details

Council: Cheshire East
Application type: Full Planning
Postcode: WA16 0SU
Received: 31 Mar 2026
Validated: 31 Mar 2026
Ward: Knutsford
Parish: Knutsford
Case officer: Show
Target decision: 18 Sept 2026
Decision level: Strategic Planning Board
Applicant: Show
Agent: Deloitte

Decision outlook

Day 194, past the statutory target. 35% of new homes 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 9 Oct 2026.

target

predicted

Day 194103 days past the 91-day target

18%decided within 8 weeks

68%approved

15%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: 21 May 2026
Statutory expiry: 18 Sept 2026

Historical activity at this location

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

Within ~100m

Nearby activity

2023 Withdrawn

Fryers Garden Centre, MANCHESTER ROAD, KNUTSFORD, CHESHIRE, WA16 0SX

The installation of ultra-rapid electric vehicle charging hubs and associated infrastruct…

23/4765M 13 Jun 2024

2023 Approved

Knutsford Veterinary Surgery, Fryers Garden Centre Manchester Road, Knutsford, Cheshire East, WA16 0SX

Discharge of condition 3 on application 21/0792M: Extension to the existing Veterinary pr…

23/2621D 21 Jul 2023

2022 Approved

Fryers Garden Centre, MANCHESTER ROAD, KNUTSFORD, CHESHIRE, WA16 0SX

Installation of ultra-rapid charging hubs and associated infrastructure at an existing ca…

22/3435M 7 Dec 2022

2021 Approved

KNUTSFORD VETERINARY SURGERY, FRYERS NURSERY, MANCHESTER ROAD, KNUTSFORD, CHESHIRE, WA16 0SX

Extension to the existing Veterinary Practice

21/0792M 24 Jun 2021

2017 Approved

COTTONS HOTEL AND SPA, MANCHESTER ROAD, KNUTSFORD, CHESHIRE, WA16 0ED

Resubmission of planning approval ref 15/4910M to make existing temporary access a perman…

17/2178M 9 Jun 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