330 homes at Land at Thelwall Heyes (bounded by Trans Pennine Trail to the North, Pickerings Bridge to the East, Knutsford Road

“2025/00444/FULM Description of Development: Construction of 330 dwellings (including 99 affordable homes), new vehicular and pedestrian accesses off Cliff Lane, public open space including equipped play, landscaping, highways works, foul and surface water drainage infrastructure and associated ancillary works…”

“Location Address: Land at Thelwall Heyes (bounded by Trans Pennine Trail to the North, Pickerings Bridge to the East, Knutsford Road, Cliff Lane, and Bridgewater Canal to the south, and Stockport Road to West)”

“The application site is 20.7Ha and currently used predominantly for arable farming / agricultural uses. Across the site, there are several field boundaries most of which are organic principally defined by existing trees / hedgerows / brooks. To the west, Marsh Brook / Thelwall Heys Brook run through the site. There are also areas of significant established landscaping features, particularly along Thelwall Heys Brook and around several ponds.”

“Centrally, the application site wraps around Thelwall Heys (plus gardens and curtilage buildings), this is an aesthetic grade II listed building accessed via a narrow-extended driveway from Cliff Lane, both of which are located outside of the application site. To the north, the site boundary predominantly consists of the A56 Stockport Road / Trans Pennine Trail and 2 dwellings; the A56 defines the northwest corner and is elevated in parts above the application site.”

“Recommendation: Grant subject to conditions and a s106 obligation with delegated authority given to the Development Manager to make non-material changes to planning conditions and reasons as may be necessary prior to the issue of the decision…”

“The proposed development would meet the general and specialised housing needs as identified in the Housing Needs Strategy; including providing 30% affordable housing, accessible adaptable homes and 3No. self-build plots.”

“Warrington BC Conservation – No objection in principle, the development proposed respects the setting of Thelwall Heys. The proposed bridge over the brook can be conditioned for details to be agreed. Warrington BC Travel Plan – No objection in principle subject to appropriate travel plan provision; to be provided by the Council.”

“Active travel – Objection raised, further information required to support travel plan, increased cycle provision and active travel audit.”

“Thelwall Heys is designated Green Belt, its development contradicts the purposes of that designation: preventing urban sprawl, preserving openness, and protecting the rural character of the area. “Exceptional circumstances” have not been demonstrated. • Housing targets alone do not constitute such justification, especially when alternative brownfield sites remain available within the borough.”

“Fundamental incompatibility between the scale of the development and the limitations of the local road network. Concerns regarding congestion and road/ pedestrian safety • Reliance on narrow Cliff Lane a single point of access with no alternate egress conflicts with planning policy, it is unsuitable for high traffic volumes and would impact on emergency services.”

“The Director of Place submitted the above application with a recommendation to grant permission subject to conditions and S106 obligation.”

“The application was approved with conditions as per officer recommendations, subject to expiration/ revocation of the holding directive.”