Land At Prestbury Road Macclesfield, * Data via plota.co.uk

25/0210/OUT - Outline Planning Allowed on appeal

Proposal

Outline planning permission (with all matters reserved except site access) for residential development (Use Class C3) comprising of new dwellings, public open space, hard and soft landscaping, and associated infrastructure and works. Data via plota.co.uk

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View original council record ↗Last checked 1 Oct 2026, 05:49

Street View

Application progress

✓

Received

21 Jan 2025

✗

Refused

17 Sept 2025

✓

Appeal allowed

Refused on 17 Sept 2025 · Strategic Planning Board · Last checked 1 Oct 2026

Planning committee

Decided by Cheshire East Strategic Planning Board on 11 Sept 2025.

Refused

Against officer advice, as the minutes record.

No officer report was published for this decision; this summary is from the committee minutes.

The application sought outline permission for new homes with public open space and landscaping.
A ward councillor, two adjacent ward councillors, two objectors and the applicant's agent spoke about the application.

Source: Plota analysis of Cheshire East's committee minutes, Cheshire East Strategic Planning Board minutes, 11 September 2025 .

Documents 67

Decision & officer reports 1

PDF DM8 Decision Decision Notice · 17 Sept 2025 View ↗

Statements & assessments 37

Plans & drawings 12

Application forms 1

PDF Application Form Application Form · 21 Jan 2025 View ↗

Consultation & comments 2

PDF Response to LPA Comments Supporting Information · 18 Jun 2025 View ↗ PDF DM5 List of consultees to be published List of consultees · 29 Jan 2025 View ↗

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 ↗

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.

Habitat network: Network Enhancement Zone 2

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

Also on the record

Local nature reserve 346 m away: Riverside Park, Macclesfield.

Not affected

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

Checked on 17 October 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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Important details

Council: Cheshire East
Application type: Outline Planning
Received: 21 Jan 2025
Validated: 21 Jan 2025
Ward: Broken Cross and Upton
Parish: Macclesfield
Case officer: Show
Target decision: 17 Sept 2025
Decision: Refused
Decision date: 17 Sept 2025
Decision level: Strategic Planning Board
Applicant: Show
Agent: Turley

How this decision compares

Decided in 239 days from validation, 90 days slower than Cheshire East's median of 149 for new homes. Approved, as 69% of new homes here are.

This one239d

Council149d

UK59d

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: 13 Jul 2025
Statutory expiry: 17 Sept 2025

Cheshire East

Planning Authority Score

1.9/10

Poor

#274 of 296 councils

Relevant to this application:

Major dwellings

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