- Knutsford will be growing over the next 10 years with around 960 new homes planned under the Cheshire East Local Plan Strategy 2017.
- This page has been put together to provide residents with an overview of the developments, their current status and quick links to the planning documents.
- The page also contains information on the facilities that will be delivered as part of the developments and any financial contributions which will be made through s106 agreements or community infrastructure levy.
THE PLANNING PROCESS
The Cheshire East Local Plan Strategy 2017 allocated five sites for residential development (see the map and list to the right) and sets the strategy for the development e.g. roughly how many houses can be delivered and what facilities will be required on site. Ordinarily, a site owner will first submit an ‘outline’ planning application which will usually seek permission for a number of houses and how the development will be accessed from the highway. These applications are high level and do not deal with the specifics of the development but they might be accompanied by plans showing what the developer is thinking the development will be like. In most instances, the landowner will seek outline planning permission and then sell the site to a developer. The developer will then prepare and submit a ‘reserved matters’ application (this meaning all the planning aspects not dealt with at outline) – it is this application which will seek approval for the detail of the application such as what the houses will look like and the precise layouts.
The Town Council proactively engages with landowners and developers in advance of an application being submitted and throughout the planning process. We will usually have a meeting with them to review their plans in the ‘pre-application’ stage and our aim in these meetings is to ensure the proposals comply with the Knutsford Neighbourhood Plan, are tailored to reflect the character of the area and we aim to maximise the wider benefits from the development.
Once an application is submitted, the Town Council will formally comment on the proposals. Our comments go to Cheshire East Council; a decision to approve or refuse major applications will be taken by the Strategic Planning Board. In some cases a decision may be deferred to allow the applicant to revise its proposals and make changes to secure permission. You can feed your voice into the planning decisions by commenting directly on the proposals via the Cheshire East Planning Portal or making comments to the Town Council’s Planning and Licensing Committee when it is considering an application.
Map showing the development sites around Knutsford (click to enlarge)
The five housing development sites (red) are identified on the map. The pink areas are the employment allocations. The thick green stiped sections are ‘safeguarded’ land and the thinner green lines represent ‘protected open space’.
ABOUT THE NORTHWICH ROAD DEVELOPMENT
PLANNING OVERVIEW
Site LPS 36A was an allocation of 175 dwellings in the Cheshire East Local Plan. The local plan allocation for the ‘North West Knutsford’ included a requirement to provide appropriate contributions to educational facilities, provision of open space and provision of (or contributions towards) sports and leisure facilities. It was also required to provide green infrastructure including allotments and community gardens/orchards as well as pedestrian and cycle links to new and existing residential areas, shops, schools and health facilities.
The site was owned as part of the Crown Estate who submitted an application for outline planning permission in 2017. The permission secured was for 190 houses, 15 higher than the allocation and the Crown Estate agreed that these 15 will be deducted from its other site (Manchester Road West). The site was then sold to Redrow Homes who secured full permission for the development. The Town Council worked with Redrow to secure a number of changes to their initial proposals including better integration of open space, the creation of a shortcut ginnel to the play area, better distribution of the affordable housing across the site, more tailored design across the scheme and the introduction of some Knutsford specific bespoke designs. We also secured amendments to include solar panels and water butts on some properties and an upgrade to a pedestrian access from Northwich Road to make it suitable for cyclists.
The development will include a main arterial road with a cycleway on both sides, this will eventually link to a further development south of Tabley Road (the land is currently earmarked for development in the 2030 onwards local plan period). The development will also include a drainage system designed to pump surface water from the Warren Avenue side of the site into a feature lake at the entrance.
KEY PLANNING APPLICATIONS
KEY PLANNING DOCUMENTS
These documents are hosted on the Cheshire East Council Planning Portal and may not be suitable for users of adaptive technology.
HOUSING OVERVIEW
This development will provide the following market housing:
- 2 x 2-bed bungalows
- 6 x 2-bed houses
- 44 x 3-bed houses
- 54 x 4-bed houses
- 27 x 5-bed houses
AFFORDABLE HOUSING
The development will provide the full requirement of 30% affordable housing. 20 units will be shared ownership and 37 will be affordable rent.
- 6 x 1-bed apartments
- 23 x 2-bed houses
- 26 x 3-bed houses
- 2 x 4-bed houses
The s106 agreement sets out how these will be managed with local people getting priority.
ONSITE FACILITIES
This development will provide:
- 30% affordable housing
- An allotment plot of 16 allotments
- A community orchard
- An equipped play area
- A large informal open space
- A football pitch
PLANNING CONTRIBUTIONS
This site was approved before Community Infrastructure Levy was introduced in Cheshire East, therefore the planning contributions are set out in a s106 agreement. The following contributions, totalling £370,750 have been secured:
- £91,000 towards the classrooms/facilities for special educational needs in Knutsford schools.
- £191,250 towards bringing the three Knutsford GP practices together and/or the redevelopment or relocation of the Annandale Medical Centre.
- £60,000 towards a signal controlled pedestrian crossing on Northwich Road
- £28,500 towards fitness equipment at Knutsford Leisure Centre
ABOUT THE PARKGATE LANE DEVELOPMENT
PLANNING OVERVIEW
Site LPS 37 was an allocation of around 200 homes in the Cheshire East Local Plan. The site is owned by the Tatton Estate who secured outlined consent for the development in 2015. An initial reserved matters application was refused in 2018 and the scheme was revised. Following further consultation with the community and Town Council, a revised scheme was given approved in February 2021. Through engagement with Tatton Estate and Bellway Homes the Town Council was able to secure the inclusion of bungalows and an additional open space within the development.
The approval was for a 236 house scheme, this was considered to meet the local plan requirement of being ‘around’ 200 and delivering the correct density of development. The scheme will be developed by Bellway Homes.
KEY PLANNING APPLICATIONS
KEY PLANNING DOCUMENTS
These documents are hosted on the Cheshire East Council Planning Portal and may not be suitable for users of adaptive technology.
HOUSING OVERVIEW
This development will provide the following market housing:
- 4 x 2-bed bungalows
- 12 x 2-bed houses
- 82 x 3-bed houses
- 67 x 4-bed houses
AFFORDABLE HOUSING
The development will provide the full requirement of 30% affordable housing.
- 4 1-bed bungalows
- 30 2-bed houses
- 37 3-bed houses
The s106 agreement sets out how these will be managed with local people getting priority.
ONSITE FACILITIES
This development will provide:
- An equipped play area
- A trim trail
- A playing field
- A large open space area to the north of the site
PLANNING CONTRIBUTIONS
This site was approved before Community Infrastructure Levy was introduced in Cheshire East, therefore the planning contributions are set out in a s106 agreement. The following contributions have been secured:
- £7,500 to be used for public art on the site
- £165,000 towards the addition or enhancement of existing sports pitches and facilities or the provision of a new facility
- A sum to be determined (based on traffic flow) towards the cost of widening Adam’s Hill and Hollow Lane
- A sum to be determined towards funding primary school places within 2 miles of the site
ABOUT THE LAND WEST OF MANCHESTER ROAD DEVELOPMENT
PLANNING OVERVIEW
Site LPS 36AB is an allocation of 75 dwellings and 7.5 hectares of employment land in the Cheshire East Local Plan. The local plan allocation for the ‘North West Knutsford’ includes a requirement to provide appropriate contributions to educational facilities, provision of open space and provision of (or contributions towards) sports and leisure facilities.
The site is owned by the Crown Estate who submitted an application for outline planning permission in 2019; this permission was granted in 2020 and allows for 60 homes – 15 fewer than the allocation which the Crown Estate agreed as part of securing 15 additional homes on the Northwich Road development. The permission also provides for a new access roundabout and a 7.5 hectare business park (offices).
A reserved matters (detail) application for this site has not yet been submitted.
KEY PLANNING APPLICATIONS
HOUSING OVERVIEW
The detail of what housing will be delivered will be set at the reserved matters stage.
AFFORDABLE HOUSING
The development will provide the full requirement of 30% affordable housing.
The s106 agreement sets out how these will be managed with local people getting priority.
ONSITE FACILITIES
This development will provide:
- 7.5 hectares of offices
- An equipped play area
PLANNING CONTRIBUTIONS
A s106 agreement was finalised as part of the outline application. It is also anticipated that the development will generate a Community Infrastructure Levy receipt. The following contributions, totalling £370,750 have been secured in the s106 agreement:
- £5,000 for Cheshire East Council to implement and monitor a travel plan
- £60,480 to be used for additional GP provision in Knutsford.
- £45,000 towards the classrooms/facilities for special educational needs in Knutsford schools.
- £633,000 for highway works to mitigate traffic/transport impact at Adams Hill, Hollow Lane and to widen the A50 at King Edward Road.
- £10,400 towards additional/enhanced equipment at Knutsford Leisure Centre
- A sum to be determined at reserved matters stage based on the number of market houses (£1,000 per house) and square meterage of the commercial space (£300 per 30m2) for improvement and enhancement of Egerton Youth Club sports pitches and Knutsford Sports Club tennis and cricket facilities.
ABOUT THE LAND EAST OF MANCHESTER ROAD DEVELOPMENT
PLANNING OVERVIEW
Site LPS 36AC is an allocation of 250 dwellings in the Cheshire East Local Plan. The local plan allocation for the ‘North West Knutsford’ includes a requirement to provide appropriate contributions to educational facilities, provision of open space and provision of (or contributions towards) sports and leisure facilities.
The site is owned by the Tatton Estate who submitted an application for outline planning permission in 2018; the Cheshire East Council Strategic Planning Board resolved to approve the application subject to a s106 agreement in February 2019. The outline proposal was for up to 300 homes, up to 1000m2 of retail floorspace and up to 800m2 of D1 uses. A hotel and pub were also proposed but these were excluded from the approval decision. The decision to approve restricts the number of homes to 250 and a further 50 units for a residential care home.
The formal consent has not yet been granted.
KEY PLANNING APPLICATIONS
KEY PLANNING DOCUMENTS
HOUSING OVERVIEW
The detail of what housing will be delivered will be set at the reserved matters stage.
AFFORDABLE HOUSING
The development will provide the full requirement of 30% affordable housing.
The s106 agreement will set out how these will be managed with local people getting priority.
ONSITE FACILITIES
This reserved matters application will determine the precise facilities, but it is likely to provide:
- 1000m2 local shopping parade
- A residential care home
- An 800m2 D1 unit building (e.g. health centre, nursery or hall)
- An equipped play area
PLANNING CONTRIBUTIONS
A s106 agreement will be finalised as part of the outline approval being given. It is also anticipated that the development will generate a Community Infrastructure Levy receipt. The following contributions were expected from the CEC decision granting approval to the original (2018) application:
- £5,000 for Cheshire East Council to implement and monitor a travel plan
- £302,400 to be used for additional GP provision in Knutsford.
- £182,000 towards the classrooms/facilities for special educational needs in Knutsford schools.
- £52,000 towards Knutsford Leisure Centre
- A scheme for improvement to the Mereheath Lane allotments
- A sum to be determined at reserved matters stage based on the number of market houses (£1,000 per house) and square meterage of any commercial space for recreation open space.
ABOUT THE LAND SOUTH OF LONGRIDGE DEVELOPMENT
PLANNING OVERVIEW
Site LPS 38 is an allocation in the Local Plan for 225 homes which must include formal recreation space including a children’s play area. The site must be developed to respect the ecological constraints of the Booths Mere Local Wildlife Site and the Birkin Brook. The site is owned by Dewscope and promoted by their agents Emery Planning. The outline application was submitted in June 2021 and was refused by Cheshire East Council in December 2023. It is understood that the application will likely appeal / resubmit the application.
KEY PLANNING APPLICATIONS
KEY PLANNING DOCUMENTS
HOUSING OVERVIEW
The detail of what housing will be delivered will be set at the reserved matters stage but the pre-planning consultation suggests a mix of 2-5 bedroom properties.
AFFORDABLE HOUSING
The development is expected to provide the full requirement of 30% affordable housing.
The s106 agreement will set out how these will be managed with local people getting priority.
ONSITE FACILITIES
The planning application will outline the facilities, but in pre-planning discussions with the Town Council Emery Planning has said the site is is likely to provide:
- Allotment plots
- Sports pitches
- A children’s play area
- Community building
- Large informal open space
PLANNING CONTRIBUTIONS
The s106 agreement will be agreed at the outline planning stage and CIL contributions will be set as the development progresses.