Ridgewater Reservoir Clarke Lane, Langley, Sutton, Cheshire East, SK11 0NE Data via plota.co.uk

26/3554/FUL - Full Planning Pending Consideration

Proposal

Installation of a replacement fishing hut associated with the existing recreational angling use of Ridgegate Reservoir. Data via plota.co.uk

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View original council record ↗Last checked 9 Oct 2026, 13:43

Application progress

✓

Received

29 Sept 2026

Decision

Expected by 24 Nov 2026

Under consideration

No decision has been issued yet. Plota predicts a decision around 26 Dec 2026, from Cheshire East's recent commercial and major works.

Comments are open until 5 Nov 2026

Comment on this application ↗

Documents 7

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. 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 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 Enhancement Zone 1

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

Also on the record

Radon affected area, class 4; Coalfield, development low risk area.

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 Mining Remediation Authority, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) 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: Full Planning
Postcode: SK11 0NE
Received: 29 Sept 2026
Validated: 29 Sept 2026
Ward: Sutton
Parish: Sutton
Case officer: Show
Target decision: 24 Nov 2026
Decision level: Delegation
Applicant: Show
Agent: WSP UK Limited

Decision outlook

Day 12 of the 56-day target. Cheshire East usually decides commercial and major works by day 88.

target

prediction

Day 1276 days to the predicted decision (day 88)

36%decided within 8 weeks

86%approved

13%go to committee

Plota live figures for commercial and major works decided by Cheshire East in the last twelve months, from validation. Cheshire East decision record →

Consultation & key dates

Comments by: 5 Nov 2026
Statutory expiry: 24 Nov 2026

Historical activity at this location

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

Within ~100m

Nearby activity

2025

Higher Ridgegate Farm Clarke Lane, Langley, Macclesfield, Cheshire East, SK11 0NE

Demolition of boiler room and the construction of a two-storey and a single storey rear e…

25/4595/HOUS 3 Dec 2025

2025

Land Off Clarke Lane, Langley, Cheshire East, SK11 0NE

Certificate of lawful development for proposed siting of a single movable off-grid shephe…

25/2559/CLPUD 4 Jul 2025

2024 Approved

Overdale Clarke Lane, Langley, Macclesfield, Cheshire East, SK11 0NE

Single-storey Douglas Fir extension to the rear, reconfiguring the ground floor for bette…

24/4259/HOUS 21 Oct 2024

2023

High Low Farm Clarke Lane, Langley, Macclesfield, Cheshire East, SK11 0NE

Installation of solar panels for domestic use

23/1703M 3 May 2023

2019 Refused

SHIRE HORSE BARN MACCLESFIELD FOREST MACCLESFIELD

Removal or Variation of Condition 2 to NP/CEC/0718/0600.

NP/CEC/0419/0385 10 Jun 2019

2017 Approved

Highlow Farm, Clarke Lane, Langley, SK11 0NE

Discharge of condition 3 (Materials) on 17/3212M - Variation of condition 2 and removal o…

17/5425D 18 Dec 2017

2017 Approved

Highlow Farm, Clarke Lane, LANGLEY, SK11 0NE

Variation of condition 2 and removal of conditions 4 & 5 on approval 16/3307M for demolit…

17/3212M 11 Sep 2017

2016 Approved

Highlow Farm, Clarke Lane, LANGLEY, SK11 0NE

The demolition of existing house and the erection of a replacement dwelling and the re-us…

16/3307M 5 Sep 2016

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

Ridgewater Reservoir Clarke Lane, Langley, Sutton, Cheshire East, SK11 0NE Data via plota.co.uk

Proposal

Application progress

Documents 7

Statements & assessments 1

Plans & drawings 3

Application forms 1

Consultation & comments 1

Other documents 1

Site constraints 5

Important details

Decision outlook

Consultation & key dates

Nearby activity