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Local plan scoping consultation
Identifying and assessing sites
Representation ID: 5364
Received: 27/08/2026
Respondent: Carden Group
Carden Group supports the general direction of the new Cheshire East Local Plan, including a plan period to 2045, strategic planning for housing growth, and the review of the settlement hierarchy. The response argues that safeguarded land should be prioritised for development before Green Belt release and highlights the need for viable and flexible housing policies. Carden promotes land off Pexhill Road, Macclesfield, within the South West Macclesfield safeguarded land area, as a sustainable and deliverable site capable of providing up to 100 homes. The company considers the site suitable for allocation and requests further discussion with the Council regarding its potential development.
1 Introduction
1.1 These representations have been prepared by Carden Group (herein referred to
as Carden) in response to the Cheshire East Council New Local Plan Scoping
Consultation 2026.
1.2 Carden are a strategic land company that is committed to working closely with
councils to create high-quality homes that enhance local communities,
prioritising thoughtful design, sustainability, and long-term value that residents
can take pride in.
1.3 Our comments relate to the following areas:
• Scope of the Local Plan
• Call for Sites Submission: Land off Pexhill Road, Macclesfield
1.4 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030).
1.5 Further detail is set out in Section 3 of this representation.
3
Cheshire East New Local Plan
Scoping Consultation
2 Scope of the Local Plan
Overview
2.1 Overall, Carden are supportive of the general scope and focus of Scoping
consultation document despite it being noted that there is little detail to
comment on and a significant amount of evidence is still being prepared.
2.2 We are mindful that an updated NPPF was published part way through the
consultation period and therefore, comments have been provided within this
context.
Local Plan Period
2.3 Carden support the proposal for a minimum 15-year plan period to cover the
period up to 31 March 2045.
2.4 Although NPPF (2026) PM2 indicates that Local Plans should set out policies for
a period of no less than 10 years from adoption, Carden suggest that a minimum
15-year time frame is more appropriate for the new Cheshire East Local Plan.
2.5 This timescale will support strategic planning and provide greater certainty
around the level of new growth and infrastructure requirements, particularly as
the Plan is being prepared in advance of the Cheshire and Warrington
Combined Authority Spatial Development Strategy.
2.6 Furthermore, a longer-term plan period and associated development strategy
will provide the Council with the opportunity and flexibility to maintain a five
year housing land supply going forward.
Planning for Growth
2.7 At the current stage of plan preparation there is no detail to respond to,
however, Carden reiterate that growth is best planned for strategically and over
a minimum of 15-year period. Therefore, it is considered that housing and
employment site allocations should be identified to support this strategy.
2.8 With this in mind, the safeguarded locations should be prioritised as
development site allocations through the new Local Plan, whilst Carden
support that a comprehensive Green Belt assessment is being undertaken to
identify Grey Belt sites to inform future Green Belt release.
4
Cheshire East New Local Plan
Scoping Consultation
2.9 Carden support the review of the settlement hierarchy but continue to support
the identification of Crewe and Macclesfield as tier 1 principal towns.
2.10 The proposed policies related to delivering a sufficient supply of homes are
welcomed. Whilst the Local Plan is at an early stage of the preparation process,
it is critical that it looks to plan positively for future growth in line with Policy S1
NPPF 2026 (draft) providing for new development in locations that promote
sustainable patterns of growth and seeks to mitigate climate change.
Housing
2.11 Carden look forward to seeing the updated evidence base supporting the local
plan in relation to housing and will provide more detailed comments in response
to future consultations.
2.12 However, it is suggested that careful consideration should be given to the
balance of housing standards, affordable housing requirements, Community
Infrastructure Levy and other costs associated with new housing development
including the Building Safety Levy and implications for the viability of new
development. It is considered that significant and robust evidence would be
required to require higher standards for new homes through the Local Plan than
currently set through Building Regulations and other legislation.
2.13 Furthermore, the NPPF PM12 provides commentary on developer contributions
and highlights that policy requirements may apply to different areas covered by
the plan, including across plan-wide policies, site-specific policies and policies
for different types or location of sites or types of development.
2.14 PM12 highlights that the levels of types of affordable housing provision required
should be set out in policy requirements.
2.15 There is a requirement for major residential development allocations within new
Local Plans which are on land released from the Green Belt to meet the Golden
Rules. This means affordable housing provision that reflects, “Development plan
policy requirements for major development on land within or released from the
Green Belt (as established under policy HO5(1)(a)(ii)”
2.16 HO5(1)(a)(ii) states,
“Setting a specific affordable housing requirement (or requirements) for major
development involving the provision of housing on land which is proposed to be
released from the Green Belt, or which may be approved on land within the
Green Belt29
5
Cheshire East New Local Plan
Scoping Consultation
29 This requirement may be set as a single rate or be set at differential rates, and should:
i. Be set at a higher level than that which would apply to land which is not within or
proposed to be released from the Green Belt; and
ii. Require at least 50% of the housing to be affordable, unless this would make the
development of these sites unviable (when tested in accordance with national planning
practice guidance on viability).”
2.17 Therefore, the NPPF is clear that sites allocated for, or that are proposed for
residential development, that are not currently within the Green Belt should be
provided with a lower affordable housing requirement than sites proposed to be
released from the Green Belt.
2.18 In conclusion, once an overall affordable housing need figure has been
determined for the authority area, site-specific affordable housing requirements
should seek to delivery this need, with non-green belt sites directed a lower
affordable housing requirement than sites proposed to be released from the
Green Belt to be allocated for housing developments
Design
2.19 Carden support the objectives of creating well-designed and sustainable
places, however it is important that Local Plan policies are not overly
prescriptive and provide flexibility, particularly in relation to major development
sites. Design requirements, including design codes, should primarily be controls
used for detailed design stages and it is important that outline development
proposals provide proportionate flexibility.
6
Cheshire East New Local Plan
Scoping Consultation
3 Call for Sites Submission: Land off Pexhill
Road, Macclesfield
Site Introduction and Context
3.1 Carden are promoting land off Pexhill Road, Macclesfield for residential
development, a site location plan is provided at Figure 3.1 below.
Figure 3.1 Site Location Plan
3.2 The Site measures approximately 9 acres and is located in a highly sustainable
location on the south western edge of Macclesfield with a range of services and
amenities in close proximity.
3.3 This Site is located within ‘South West Macclesfield’ Safeguarded Land (LPS 19)
under Policy PG 4 of the Local Plan Strategy (2010-2030). Policy PG 4 states that
7
Cheshire East New Local Plan
Scoping Consultation
the safeguarded sites are required to meet longer-term development needs
stretching beyond the Local Plan plan period (2010-2030).
3.4 However, it should be noted that the Council cannot currently demonstrate a
five-year housing land supply.
3.5 The Site is primarily used for agricultural grazing and lies adjacent to existing
residential dwellings on the northern and eastern boundaries and is well
contained by hedgerows and vegetation on the western and southern
boundaries.
3.6 Carden consider the Site to be a sustainable and suitable opportunity to
accommodate future housing growth needs for Cheshire East in a tier 1
settlement in a location that has already been identified as suitable for
accomodating development needs.
Opportunities and Constraints
3.7 The Site is not affected by any significant constraints and falls outside any policy
designations within the adopted Local Plans.
3.8 There are no constraints associated with providing access to the Site by vehicle
and the land can be readily accessed from the local adopted highway network
at Pexhill Road. The Site has a sustainable location and benefits from good
access to public transport links.
3.9 There are no major ecological barriers to developing the Site in a careful and
responsible way. The existing natural features, such as the hedgerows, trees, and
grassland, will be protected, and any impact on wildlife will be managed with
appropriate measures. Plans to improve and create new habitats will help boost
local biodiversity.
3.10 The Site is considered to represent a suitable and deliverable opportunity to
accomodate future growth requirements at Macclesfield.
Development Proposals
3.11 Carden are at the early stages of developing proposals for the Site but it is
anticipated that the delivery of up to 100 new homes can be supported across
a range of types and tenures helping to meet identified housing needs in
Cheshire East.
8
Cheshire East New Local Plan
Scoping Consultation
3.12 Green infrastructure provision helps to create a landscape-led development
that responds sensitively to the character of the wider settlement and its
surrounding countryside.
Summary
3.13 Carden consider that land off Pexhill Road, Macclesfield represents an
achievable, suitable and deliverable Site for proposed residential development
to support the housing needs of Cheshire East.
3.14 We would welcome the opportunity to discuss the Site with the Council in
futher detail and how allocation for residential development could support the
spatial strategy and growth requirements of the emerging Cheshire East Local
Plan.
9
Cheshire East New Local Plan
Scoping Consultation
4 Conclusions
4.1 Carden welcome the opportunity to comment on the Cheshire East New Local
Plan Scoping consultation. We are generally supportive of the initial thoughts
and direction of the Local Plan, however, further detail on the evidence and
direction of Local Plan is required.
4.2 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030). Further detail is set out in Section 3 of this representation.
4.3 We would welcome the opportunity to discuss our representations and land
interest with you in more detail as you continue preparations on the Local Plan.
If
this would be useful, please feel free to contact us by email (redacted)
Attachments:
Comment
Local plan scoping consultation
Local plan period
Representation ID: 5365
Received: 27/08/2026
Respondent: Carden Group
Local Plan Period
2.3 Carden support the proposal for a minimum 15-year plan period to cover the
period up to 31 March 2045.
2.4 Although NPPF (2026) PM2 indicates that Local Plans should set out policies for
a period of no less than 10 years from adoption, Carden suggest that a minimum
15-year time frame is more appropriate for the new Cheshire East Local Plan.
2.5 This timescale will support strategic planning and provide greater certainty
around the level of new growth and infrastructure requirements, particularly as
the Plan is being prepared in advance of the Cheshire and Warrington
Combined Authority Spatial Development Strategy.
2.6 Furthermore, a longer-term plan period and associated development strategy
will provide the Council with the opportunity and flexibility to maintain a five
year housing land supply going forward.
1 Introduction
1.1 These representations have been prepared by Carden Group (herein referred to
as Carden) in response to the Cheshire East Council New Local Plan Scoping
Consultation 2026.
1.2 Carden are a strategic land company that is committed to working closely with
councils to create high-quality homes that enhance local communities,
prioritising thoughtful design, sustainability, and long-term value that residents
can take pride in.
1.3 Our comments relate to the following areas:
• Scope of the Local Plan
• Call for Sites Submission: Land off Pexhill Road, Macclesfield
1.4 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030).
1.5 Further detail is set out in Section 3 of this representation.
3
Cheshire East New Local Plan
Scoping Consultation
2 Scope of the Local Plan
Overview
2.1 Overall, Carden are supportive of the general scope and focus of Scoping
consultation document despite it being noted that there is little detail to
comment on and a significant amount of evidence is still being prepared.
2.2 We are mindful that an updated NPPF was published part way through the
consultation period and therefore, comments have been provided within this
context.
Local Plan Period
2.3 Carden support the proposal for a minimum 15-year plan period to cover the
period up to 31 March 2045.
2.4 Although NPPF (2026) PM2 indicates that Local Plans should set out policies for
a period of no less than 10 years from adoption, Carden suggest that a minimum
15-year time frame is more appropriate for the new Cheshire East Local Plan.
2.5 This timescale will support strategic planning and provide greater certainty
around the level of new growth and infrastructure requirements, particularly as
the Plan is being prepared in advance of the Cheshire and Warrington
Combined Authority Spatial Development Strategy.
2.6 Furthermore, a longer-term plan period and associated development strategy
will provide the Council with the opportunity and flexibility to maintain a five
year housing land supply going forward.
Planning for Growth
2.7 At the current stage of plan preparation there is no detail to respond to,
however, Carden reiterate that growth is best planned for strategically and over
a minimum of 15-year period. Therefore, it is considered that housing and
employment site allocations should be identified to support this strategy.
2.8 With this in mind, the safeguarded locations should be prioritised as
development site allocations through the new Local Plan, whilst Carden
support that a comprehensive Green Belt assessment is being undertaken to
identify Grey Belt sites to inform future Green Belt release.
4
Cheshire East New Local Plan
Scoping Consultation
2.9 Carden support the review of the settlement hierarchy but continue to support
the identification of Crewe and Macclesfield as tier 1 principal towns.
2.10 The proposed policies related to delivering a sufficient supply of homes are
welcomed. Whilst the Local Plan is at an early stage of the preparation process,
it is critical that it looks to plan positively for future growth in line with Policy S1
NPPF 2026 (draft) providing for new development in locations that promote
sustainable patterns of growth and seeks to mitigate climate change.
Housing
2.11 Carden look forward to seeing the updated evidence base supporting the local
plan in relation to housing and will provide more detailed comments in response
to future consultations.
2.12 However, it is suggested that careful consideration should be given to the
balance of housing standards, affordable housing requirements, Community
Infrastructure Levy and other costs associated with new housing development
including the Building Safety Levy and implications for the viability of new
development. It is considered that significant and robust evidence would be
required to require higher standards for new homes through the Local Plan than
currently set through Building Regulations and other legislation.
2.13 Furthermore, the NPPF PM12 provides commentary on developer contributions
and highlights that policy requirements may apply to different areas covered by
the plan, including across plan-wide policies, site-specific policies and policies
for different types or location of sites or types of development.
2.14 PM12 highlights that the levels of types of affordable housing provision required
should be set out in policy requirements.
2.15 There is a requirement for major residential development allocations within new
Local Plans which are on land released from the Green Belt to meet the Golden
Rules. This means affordable housing provision that reflects, “Development plan
policy requirements for major development on land within or released from the
Green Belt (as established under policy HO5(1)(a)(ii)”
2.16 HO5(1)(a)(ii) states,
“Setting a specific affordable housing requirement (or requirements) for major
development involving the provision of housing on land which is proposed to be
released from the Green Belt, or which may be approved on land within the
Green Belt29
5
Cheshire East New Local Plan
Scoping Consultation
29 This requirement may be set as a single rate or be set at differential rates, and should:
i. Be set at a higher level than that which would apply to land which is not within or
proposed to be released from the Green Belt; and
ii. Require at least 50% of the housing to be affordable, unless this would make the
development of these sites unviable (when tested in accordance with national planning
practice guidance on viability).”
2.17 Therefore, the NPPF is clear that sites allocated for, or that are proposed for
residential development, that are not currently within the Green Belt should be
provided with a lower affordable housing requirement than sites proposed to be
released from the Green Belt.
2.18 In conclusion, once an overall affordable housing need figure has been
determined for the authority area, site-specific affordable housing requirements
should seek to delivery this need, with non-green belt sites directed a lower
affordable housing requirement than sites proposed to be released from the
Green Belt to be allocated for housing developments
Design
2.19 Carden support the objectives of creating well-designed and sustainable
places, however it is important that Local Plan policies are not overly
prescriptive and provide flexibility, particularly in relation to major development
sites. Design requirements, including design codes, should primarily be controls
used for detailed design stages and it is important that outline development
proposals provide proportionate flexibility.
6
Cheshire East New Local Plan
Scoping Consultation
3 Call for Sites Submission: Land off Pexhill
Road, Macclesfield
Site Introduction and Context
3.1 Carden are promoting land off Pexhill Road, Macclesfield for residential
development, a site location plan is provided at Figure 3.1 below.
Figure 3.1 Site Location Plan
3.2 The Site measures approximately 9 acres and is located in a highly sustainable
location on the south western edge of Macclesfield with a range of services and
amenities in close proximity.
3.3 This Site is located within ‘South West Macclesfield’ Safeguarded Land (LPS 19)
under Policy PG 4 of the Local Plan Strategy (2010-2030). Policy PG 4 states that
7
Cheshire East New Local Plan
Scoping Consultation
the safeguarded sites are required to meet longer-term development needs
stretching beyond the Local Plan plan period (2010-2030).
3.4 However, it should be noted that the Council cannot currently demonstrate a
five-year housing land supply.
3.5 The Site is primarily used for agricultural grazing and lies adjacent to existing
residential dwellings on the northern and eastern boundaries and is well
contained by hedgerows and vegetation on the western and southern
boundaries.
3.6 Carden consider the Site to be a sustainable and suitable opportunity to
accommodate future housing growth needs for Cheshire East in a tier 1
settlement in a location that has already been identified as suitable for
accomodating development needs.
Opportunities and Constraints
3.7 The Site is not affected by any significant constraints and falls outside any policy
designations within the adopted Local Plans.
3.8 There are no constraints associated with providing access to the Site by vehicle
and the land can be readily accessed from the local adopted highway network
at Pexhill Road. The Site has a sustainable location and benefits from good
access to public transport links.
3.9 There are no major ecological barriers to developing the Site in a careful and
responsible way. The existing natural features, such as the hedgerows, trees, and
grassland, will be protected, and any impact on wildlife will be managed with
appropriate measures. Plans to improve and create new habitats will help boost
local biodiversity.
3.10 The Site is considered to represent a suitable and deliverable opportunity to
accomodate future growth requirements at Macclesfield.
Development Proposals
3.11 Carden are at the early stages of developing proposals for the Site but it is
anticipated that the delivery of up to 100 new homes can be supported across
a range of types and tenures helping to meet identified housing needs in
Cheshire East.
8
Cheshire East New Local Plan
Scoping Consultation
3.12 Green infrastructure provision helps to create a landscape-led development
that responds sensitively to the character of the wider settlement and its
surrounding countryside.
Summary
3.13 Carden consider that land off Pexhill Road, Macclesfield represents an
achievable, suitable and deliverable Site for proposed residential development
to support the housing needs of Cheshire East.
3.14 We would welcome the opportunity to discuss the Site with the Council in
futher detail and how allocation for residential development could support the
spatial strategy and growth requirements of the emerging Cheshire East Local
Plan.
9
Cheshire East New Local Plan
Scoping Consultation
4 Conclusions
4.1 Carden welcome the opportunity to comment on the Cheshire East New Local
Plan Scoping consultation. We are generally supportive of the initial thoughts
and direction of the Local Plan, however, further detail on the evidence and
direction of Local Plan is required.
4.2 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030). Further detail is set out in Section 3 of this representation.
4.3 We would welcome the opportunity to discuss our representations and land
interest with you in more detail as you continue preparations on the Local Plan.
If
this would be useful, please feel free to contact us by email (redacted)
Attachments:
Comment
Local plan scoping consultation
Planning for growth
Representation ID: 5366
Received: 27/08/2026
Respondent: Carden Group
Carden supports the emerging Local Plan’s strategic approach to planning for long-term growth and emphasises the need to allocate sufficient housing and employment land over a minimum 15-year period. The respondent considers safeguarded sites should be prioritised for development and welcomes the comprehensive Green Belt assessment to identify suitable Grey Belt land for future release. Support is also expressed for reviewing the settlement hierarchy, with Crewe and Macclesfield remaining Tier 1 principal towns. The proposed housing supply policies are welcomed, with the Local Plan encouraged to positively plan for sustainable growth in line with national policy and climate change objectives.
1 Introduction
1.1 These representations have been prepared by Carden Group (herein referred to
as Carden) in response to the Cheshire East Council New Local Plan Scoping
Consultation 2026.
1.2 Carden are a strategic land company that is committed to working closely with
councils to create high-quality homes that enhance local communities,
prioritising thoughtful design, sustainability, and long-term value that residents
can take pride in.
1.3 Our comments relate to the following areas:
• Scope of the Local Plan
• Call for Sites Submission: Land off Pexhill Road, Macclesfield
1.4 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030).
1.5 Further detail is set out in Section 3 of this representation.
3
Cheshire East New Local Plan
Scoping Consultation
2 Scope of the Local Plan
Overview
2.1 Overall, Carden are supportive of the general scope and focus of Scoping
consultation document despite it being noted that there is little detail to
comment on and a significant amount of evidence is still being prepared.
2.2 We are mindful that an updated NPPF was published part way through the
consultation period and therefore, comments have been provided within this
context.
Local Plan Period
2.3 Carden support the proposal for a minimum 15-year plan period to cover the
period up to 31 March 2045.
2.4 Although NPPF (2026) PM2 indicates that Local Plans should set out policies for
a period of no less than 10 years from adoption, Carden suggest that a minimum
15-year time frame is more appropriate for the new Cheshire East Local Plan.
2.5 This timescale will support strategic planning and provide greater certainty
around the level of new growth and infrastructure requirements, particularly as
the Plan is being prepared in advance of the Cheshire and Warrington
Combined Authority Spatial Development Strategy.
2.6 Furthermore, a longer-term plan period and associated development strategy
will provide the Council with the opportunity and flexibility to maintain a five
year housing land supply going forward.
Planning for Growth
2.7 At the current stage of plan preparation there is no detail to respond to,
however, Carden reiterate that growth is best planned for strategically and over
a minimum of 15-year period. Therefore, it is considered that housing and
employment site allocations should be identified to support this strategy.
2.8 With this in mind, the safeguarded locations should be prioritised as
development site allocations through the new Local Plan, whilst Carden
support that a comprehensive Green Belt assessment is being undertaken to
identify Grey Belt sites to inform future Green Belt release.
4
Cheshire East New Local Plan
Scoping Consultation
2.9 Carden support the review of the settlement hierarchy but continue to support
the identification of Crewe and Macclesfield as tier 1 principal towns.
2.10 The proposed policies related to delivering a sufficient supply of homes are
welcomed. Whilst the Local Plan is at an early stage of the preparation process,
it is critical that it looks to plan positively for future growth in line with Policy S1
NPPF 2026 (draft) providing for new development in locations that promote
sustainable patterns of growth and seeks to mitigate climate change.
Housing
2.11 Carden look forward to seeing the updated evidence base supporting the local
plan in relation to housing and will provide more detailed comments in response
to future consultations.
2.12 However, it is suggested that careful consideration should be given to the
balance of housing standards, affordable housing requirements, Community
Infrastructure Levy and other costs associated with new housing development
including the Building Safety Levy and implications for the viability of new
development. It is considered that significant and robust evidence would be
required to require higher standards for new homes through the Local Plan than
currently set through Building Regulations and other legislation.
2.13 Furthermore, the NPPF PM12 provides commentary on developer contributions
and highlights that policy requirements may apply to different areas covered by
the plan, including across plan-wide policies, site-specific policies and policies
for different types or location of sites or types of development.
2.14 PM12 highlights that the levels of types of affordable housing provision required
should be set out in policy requirements.
2.15 There is a requirement for major residential development allocations within new
Local Plans which are on land released from the Green Belt to meet the Golden
Rules. This means affordable housing provision that reflects, “Development plan
policy requirements for major development on land within or released from the
Green Belt (as established under policy HO5(1)(a)(ii)”
2.16 HO5(1)(a)(ii) states,
“Setting a specific affordable housing requirement (or requirements) for major
development involving the provision of housing on land which is proposed to be
released from the Green Belt, or which may be approved on land within the
Green Belt29
5
Cheshire East New Local Plan
Scoping Consultation
29 This requirement may be set as a single rate or be set at differential rates, and should:
i. Be set at a higher level than that which would apply to land which is not within or
proposed to be released from the Green Belt; and
ii. Require at least 50% of the housing to be affordable, unless this would make the
development of these sites unviable (when tested in accordance with national planning
practice guidance on viability).”
2.17 Therefore, the NPPF is clear that sites allocated for, or that are proposed for
residential development, that are not currently within the Green Belt should be
provided with a lower affordable housing requirement than sites proposed to be
released from the Green Belt.
2.18 In conclusion, once an overall affordable housing need figure has been
determined for the authority area, site-specific affordable housing requirements
should seek to delivery this need, with non-green belt sites directed a lower
affordable housing requirement than sites proposed to be released from the
Green Belt to be allocated for housing developments
Design
2.19 Carden support the objectives of creating well-designed and sustainable
places, however it is important that Local Plan policies are not overly
prescriptive and provide flexibility, particularly in relation to major development
sites. Design requirements, including design codes, should primarily be controls
used for detailed design stages and it is important that outline development
proposals provide proportionate flexibility.
6
Cheshire East New Local Plan
Scoping Consultation
3 Call for Sites Submission: Land off Pexhill
Road, Macclesfield
Site Introduction and Context
3.1 Carden are promoting land off Pexhill Road, Macclesfield for residential
development, a site location plan is provided at Figure 3.1 below.
Figure 3.1 Site Location Plan
3.2 The Site measures approximately 9 acres and is located in a highly sustainable
location on the south western edge of Macclesfield with a range of services and
amenities in close proximity.
3.3 This Site is located within ‘South West Macclesfield’ Safeguarded Land (LPS 19)
under Policy PG 4 of the Local Plan Strategy (2010-2030). Policy PG 4 states that
7
Cheshire East New Local Plan
Scoping Consultation
the safeguarded sites are required to meet longer-term development needs
stretching beyond the Local Plan plan period (2010-2030).
3.4 However, it should be noted that the Council cannot currently demonstrate a
five-year housing land supply.
3.5 The Site is primarily used for agricultural grazing and lies adjacent to existing
residential dwellings on the northern and eastern boundaries and is well
contained by hedgerows and vegetation on the western and southern
boundaries.
3.6 Carden consider the Site to be a sustainable and suitable opportunity to
accommodate future housing growth needs for Cheshire East in a tier 1
settlement in a location that has already been identified as suitable for
accomodating development needs.
Opportunities and Constraints
3.7 The Site is not affected by any significant constraints and falls outside any policy
designations within the adopted Local Plans.
3.8 There are no constraints associated with providing access to the Site by vehicle
and the land can be readily accessed from the local adopted highway network
at Pexhill Road. The Site has a sustainable location and benefits from good
access to public transport links.
3.9 There are no major ecological barriers to developing the Site in a careful and
responsible way. The existing natural features, such as the hedgerows, trees, and
grassland, will be protected, and any impact on wildlife will be managed with
appropriate measures. Plans to improve and create new habitats will help boost
local biodiversity.
3.10 The Site is considered to represent a suitable and deliverable opportunity to
accomodate future growth requirements at Macclesfield.
Development Proposals
3.11 Carden are at the early stages of developing proposals for the Site but it is
anticipated that the delivery of up to 100 new homes can be supported across
a range of types and tenures helping to meet identified housing needs in
Cheshire East.
8
Cheshire East New Local Plan
Scoping Consultation
3.12 Green infrastructure provision helps to create a landscape-led development
that responds sensitively to the character of the wider settlement and its
surrounding countryside.
Summary
3.13 Carden consider that land off Pexhill Road, Macclesfield represents an
achievable, suitable and deliverable Site for proposed residential development
to support the housing needs of Cheshire East.
3.14 We would welcome the opportunity to discuss the Site with the Council in
futher detail and how allocation for residential development could support the
spatial strategy and growth requirements of the emerging Cheshire East Local
Plan.
9
Cheshire East New Local Plan
Scoping Consultation
4 Conclusions
4.1 Carden welcome the opportunity to comment on the Cheshire East New Local
Plan Scoping consultation. We are generally supportive of the initial thoughts
and direction of the Local Plan, however, further detail on the evidence and
direction of Local Plan is required.
4.2 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030). Further detail is set out in Section 3 of this representation.
4.3 We would welcome the opportunity to discuss our representations and land
interest with you in more detail as you continue preparations on the Local Plan.
If
this would be useful, please feel free to contact us by email (redacted)
Attachments:
Comment
Local plan scoping consultation
Housing
Representation ID: 5367
Received: 27/08/2026
Respondent: Carden Group
Carden supports further evidence gathering on housing needs and will provide detailed comments at later consultation stages. They stress that affordable housing requirements, housing standards, developer contributions, the Community Infrastructure Levy, and other costs must be balanced against development viability. The respondent argues that any standards exceeding current Building Regulations should be supported by robust evidence. They note national policy requires affordable housing expectations to be clearly defined and highlights the Green Belt “Golden Rules”, including a minimum 50% affordable housing requirement for major developments on released Green Belt land, where viable. Consequently, non-Green Belt sites should generally face lower affordable housing requirements.
1 Introduction
1.1 These representations have been prepared by Carden Group (herein referred to
as Carden) in response to the Cheshire East Council New Local Plan Scoping
Consultation 2026.
1.2 Carden are a strategic land company that is committed to working closely with
councils to create high-quality homes that enhance local communities,
prioritising thoughtful design, sustainability, and long-term value that residents
can take pride in.
1.3 Our comments relate to the following areas:
• Scope of the Local Plan
• Call for Sites Submission: Land off Pexhill Road, Macclesfield
1.4 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030).
1.5 Further detail is set out in Section 3 of this representation.
3
Cheshire East New Local Plan
Scoping Consultation
2 Scope of the Local Plan
Overview
2.1 Overall, Carden are supportive of the general scope and focus of Scoping
consultation document despite it being noted that there is little detail to
comment on and a significant amount of evidence is still being prepared.
2.2 We are mindful that an updated NPPF was published part way through the
consultation period and therefore, comments have been provided within this
context.
Local Plan Period
2.3 Carden support the proposal for a minimum 15-year plan period to cover the
period up to 31 March 2045.
2.4 Although NPPF (2026) PM2 indicates that Local Plans should set out policies for
a period of no less than 10 years from adoption, Carden suggest that a minimum
15-year time frame is more appropriate for the new Cheshire East Local Plan.
2.5 This timescale will support strategic planning and provide greater certainty
around the level of new growth and infrastructure requirements, particularly as
the Plan is being prepared in advance of the Cheshire and Warrington
Combined Authority Spatial Development Strategy.
2.6 Furthermore, a longer-term plan period and associated development strategy
will provide the Council with the opportunity and flexibility to maintain a five
year housing land supply going forward.
Planning for Growth
2.7 At the current stage of plan preparation there is no detail to respond to,
however, Carden reiterate that growth is best planned for strategically and over
a minimum of 15-year period. Therefore, it is considered that housing and
employment site allocations should be identified to support this strategy.
2.8 With this in mind, the safeguarded locations should be prioritised as
development site allocations through the new Local Plan, whilst Carden
support that a comprehensive Green Belt assessment is being undertaken to
identify Grey Belt sites to inform future Green Belt release.
4
Cheshire East New Local Plan
Scoping Consultation
2.9 Carden support the review of the settlement hierarchy but continue to support
the identification of Crewe and Macclesfield as tier 1 principal towns.
2.10 The proposed policies related to delivering a sufficient supply of homes are
welcomed. Whilst the Local Plan is at an early stage of the preparation process,
it is critical that it looks to plan positively for future growth in line with Policy S1
NPPF 2026 (draft) providing for new development in locations that promote
sustainable patterns of growth and seeks to mitigate climate change.
Housing
2.11 Carden look forward to seeing the updated evidence base supporting the local
plan in relation to housing and will provide more detailed comments in response
to future consultations.
2.12 However, it is suggested that careful consideration should be given to the
balance of housing standards, affordable housing requirements, Community
Infrastructure Levy and other costs associated with new housing development
including the Building Safety Levy and implications for the viability of new
development. It is considered that significant and robust evidence would be
required to require higher standards for new homes through the Local Plan than
currently set through Building Regulations and other legislation.
2.13 Furthermore, the NPPF PM12 provides commentary on developer contributions
and highlights that policy requirements may apply to different areas covered by
the plan, including across plan-wide policies, site-specific policies and policies
for different types or location of sites or types of development.
2.14 PM12 highlights that the levels of types of affordable housing provision required
should be set out in policy requirements.
2.15 There is a requirement for major residential development allocations within new
Local Plans which are on land released from the Green Belt to meet the Golden
Rules. This means affordable housing provision that reflects, “Development plan
policy requirements for major development on land within or released from the
Green Belt (as established under policy HO5(1)(a)(ii)”
2.16 HO5(1)(a)(ii) states,
“Setting a specific affordable housing requirement (or requirements) for major
development involving the provision of housing on land which is proposed to be
released from the Green Belt, or which may be approved on land within the
Green Belt29
5
Cheshire East New Local Plan
Scoping Consultation
29 This requirement may be set as a single rate or be set at differential rates, and should:
i. Be set at a higher level than that which would apply to land which is not within or
proposed to be released from the Green Belt; and
ii. Require at least 50% of the housing to be affordable, unless this would make the
development of these sites unviable (when tested in accordance with national planning
practice guidance on viability).”
2.17 Therefore, the NPPF is clear that sites allocated for, or that are proposed for
residential development, that are not currently within the Green Belt should be
provided with a lower affordable housing requirement than sites proposed to be
released from the Green Belt.
2.18 In conclusion, once an overall affordable housing need figure has been
determined for the authority area, site-specific affordable housing requirements
should seek to delivery this need, with non-green belt sites directed a lower
affordable housing requirement than sites proposed to be released from the
Green Belt to be allocated for housing developments
Design
2.19 Carden support the objectives of creating well-designed and sustainable
places, however it is important that Local Plan policies are not overly
prescriptive and provide flexibility, particularly in relation to major development
sites. Design requirements, including design codes, should primarily be controls
used for detailed design stages and it is important that outline development
proposals provide proportionate flexibility.
6
Cheshire East New Local Plan
Scoping Consultation
3 Call for Sites Submission: Land off Pexhill
Road, Macclesfield
Site Introduction and Context
3.1 Carden are promoting land off Pexhill Road, Macclesfield for residential
development, a site location plan is provided at Figure 3.1 below.
Figure 3.1 Site Location Plan
3.2 The Site measures approximately 9 acres and is located in a highly sustainable
location on the south western edge of Macclesfield with a range of services and
amenities in close proximity.
3.3 This Site is located within ‘South West Macclesfield’ Safeguarded Land (LPS 19)
under Policy PG 4 of the Local Plan Strategy (2010-2030). Policy PG 4 states that
7
Cheshire East New Local Plan
Scoping Consultation
the safeguarded sites are required to meet longer-term development needs
stretching beyond the Local Plan plan period (2010-2030).
3.4 However, it should be noted that the Council cannot currently demonstrate a
five-year housing land supply.
3.5 The Site is primarily used for agricultural grazing and lies adjacent to existing
residential dwellings on the northern and eastern boundaries and is well
contained by hedgerows and vegetation on the western and southern
boundaries.
3.6 Carden consider the Site to be a sustainable and suitable opportunity to
accommodate future housing growth needs for Cheshire East in a tier 1
settlement in a location that has already been identified as suitable for
accomodating development needs.
Opportunities and Constraints
3.7 The Site is not affected by any significant constraints and falls outside any policy
designations within the adopted Local Plans.
3.8 There are no constraints associated with providing access to the Site by vehicle
and the land can be readily accessed from the local adopted highway network
at Pexhill Road. The Site has a sustainable location and benefits from good
access to public transport links.
3.9 There are no major ecological barriers to developing the Site in a careful and
responsible way. The existing natural features, such as the hedgerows, trees, and
grassland, will be protected, and any impact on wildlife will be managed with
appropriate measures. Plans to improve and create new habitats will help boost
local biodiversity.
3.10 The Site is considered to represent a suitable and deliverable opportunity to
accomodate future growth requirements at Macclesfield.
Development Proposals
3.11 Carden are at the early stages of developing proposals for the Site but it is
anticipated that the delivery of up to 100 new homes can be supported across
a range of types and tenures helping to meet identified housing needs in
Cheshire East.
8
Cheshire East New Local Plan
Scoping Consultation
3.12 Green infrastructure provision helps to create a landscape-led development
that responds sensitively to the character of the wider settlement and its
surrounding countryside.
Summary
3.13 Carden consider that land off Pexhill Road, Macclesfield represents an
achievable, suitable and deliverable Site for proposed residential development
to support the housing needs of Cheshire East.
3.14 We would welcome the opportunity to discuss the Site with the Council in
futher detail and how allocation for residential development could support the
spatial strategy and growth requirements of the emerging Cheshire East Local
Plan.
9
Cheshire East New Local Plan
Scoping Consultation
4 Conclusions
4.1 Carden welcome the opportunity to comment on the Cheshire East New Local
Plan Scoping consultation. We are generally supportive of the initial thoughts
and direction of the Local Plan, however, further detail on the evidence and
direction of Local Plan is required.
4.2 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030). Further detail is set out in Section 3 of this representation.
4.3 We would welcome the opportunity to discuss our representations and land
interest with you in more detail as you continue preparations on the Local Plan.
If
this would be useful, please feel free to contact us by email (redacted)
Attachments:
Comment
Local plan scoping consultation
Design
Representation ID: 5368
Received: 27/08/2026
Respondent: Carden Group
Design
2.19 Carden support the objectives of creating well-designed and sustainable
places, however it is important that Local Plan policies are not overly
prescriptive and provide flexibility, particularly in relation to major development
sites. Design requirements, including design codes, should primarily be controls
used for detailed design stages and it is important that outline development
proposals provide proportionate flexibility.
1 Introduction
1.1 These representations have been prepared by Carden Group (herein referred to
as Carden) in response to the Cheshire East Council New Local Plan Scoping
Consultation 2026.
1.2 Carden are a strategic land company that is committed to working closely with
councils to create high-quality homes that enhance local communities,
prioritising thoughtful design, sustainability, and long-term value that residents
can take pride in.
1.3 Our comments relate to the following areas:
• Scope of the Local Plan
• Call for Sites Submission: Land off Pexhill Road, Macclesfield
1.4 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030).
1.5 Further detail is set out in Section 3 of this representation.
3
Cheshire East New Local Plan
Scoping Consultation
2 Scope of the Local Plan
Overview
2.1 Overall, Carden are supportive of the general scope and focus of Scoping
consultation document despite it being noted that there is little detail to
comment on and a significant amount of evidence is still being prepared.
2.2 We are mindful that an updated NPPF was published part way through the
consultation period and therefore, comments have been provided within this
context.
Local Plan Period
2.3 Carden support the proposal for a minimum 15-year plan period to cover the
period up to 31 March 2045.
2.4 Although NPPF (2026) PM2 indicates that Local Plans should set out policies for
a period of no less than 10 years from adoption, Carden suggest that a minimum
15-year time frame is more appropriate for the new Cheshire East Local Plan.
2.5 This timescale will support strategic planning and provide greater certainty
around the level of new growth and infrastructure requirements, particularly as
the Plan is being prepared in advance of the Cheshire and Warrington
Combined Authority Spatial Development Strategy.
2.6 Furthermore, a longer-term plan period and associated development strategy
will provide the Council with the opportunity and flexibility to maintain a five
year housing land supply going forward.
Planning for Growth
2.7 At the current stage of plan preparation there is no detail to respond to,
however, Carden reiterate that growth is best planned for strategically and over
a minimum of 15-year period. Therefore, it is considered that housing and
employment site allocations should be identified to support this strategy.
2.8 With this in mind, the safeguarded locations should be prioritised as
development site allocations through the new Local Plan, whilst Carden
support that a comprehensive Green Belt assessment is being undertaken to
identify Grey Belt sites to inform future Green Belt release.
4
Cheshire East New Local Plan
Scoping Consultation
2.9 Carden support the review of the settlement hierarchy but continue to support
the identification of Crewe and Macclesfield as tier 1 principal towns.
2.10 The proposed policies related to delivering a sufficient supply of homes are
welcomed. Whilst the Local Plan is at an early stage of the preparation process,
it is critical that it looks to plan positively for future growth in line with Policy S1
NPPF 2026 (draft) providing for new development in locations that promote
sustainable patterns of growth and seeks to mitigate climate change.
Housing
2.11 Carden look forward to seeing the updated evidence base supporting the local
plan in relation to housing and will provide more detailed comments in response
to future consultations.
2.12 However, it is suggested that careful consideration should be given to the
balance of housing standards, affordable housing requirements, Community
Infrastructure Levy and other costs associated with new housing development
including the Building Safety Levy and implications for the viability of new
development. It is considered that significant and robust evidence would be
required to require higher standards for new homes through the Local Plan than
currently set through Building Regulations and other legislation.
2.13 Furthermore, the NPPF PM12 provides commentary on developer contributions
and highlights that policy requirements may apply to different areas covered by
the plan, including across plan-wide policies, site-specific policies and policies
for different types or location of sites or types of development.
2.14 PM12 highlights that the levels of types of affordable housing provision required
should be set out in policy requirements.
2.15 There is a requirement for major residential development allocations within new
Local Plans which are on land released from the Green Belt to meet the Golden
Rules. This means affordable housing provision that reflects, “Development plan
policy requirements for major development on land within or released from the
Green Belt (as established under policy HO5(1)(a)(ii)”
2.16 HO5(1)(a)(ii) states,
“Setting a specific affordable housing requirement (or requirements) for major
development involving the provision of housing on land which is proposed to be
released from the Green Belt, or which may be approved on land within the
Green Belt29
5
Cheshire East New Local Plan
Scoping Consultation
29 This requirement may be set as a single rate or be set at differential rates, and should:
i. Be set at a higher level than that which would apply to land which is not within or
proposed to be released from the Green Belt; and
ii. Require at least 50% of the housing to be affordable, unless this would make the
development of these sites unviable (when tested in accordance with national planning
practice guidance on viability).”
2.17 Therefore, the NPPF is clear that sites allocated for, or that are proposed for
residential development, that are not currently within the Green Belt should be
provided with a lower affordable housing requirement than sites proposed to be
released from the Green Belt.
2.18 In conclusion, once an overall affordable housing need figure has been
determined for the authority area, site-specific affordable housing requirements
should seek to delivery this need, with non-green belt sites directed a lower
affordable housing requirement than sites proposed to be released from the
Green Belt to be allocated for housing developments
Design
2.19 Carden support the objectives of creating well-designed and sustainable
places, however it is important that Local Plan policies are not overly
prescriptive and provide flexibility, particularly in relation to major development
sites. Design requirements, including design codes, should primarily be controls
used for detailed design stages and it is important that outline development
proposals provide proportionate flexibility.
6
Cheshire East New Local Plan
Scoping Consultation
3 Call for Sites Submission: Land off Pexhill
Road, Macclesfield
Site Introduction and Context
3.1 Carden are promoting land off Pexhill Road, Macclesfield for residential
development, a site location plan is provided at Figure 3.1 below.
Figure 3.1 Site Location Plan
3.2 The Site measures approximately 9 acres and is located in a highly sustainable
location on the south western edge of Macclesfield with a range of services and
amenities in close proximity.
3.3 This Site is located within ‘South West Macclesfield’ Safeguarded Land (LPS 19)
under Policy PG 4 of the Local Plan Strategy (2010-2030). Policy PG 4 states that
7
Cheshire East New Local Plan
Scoping Consultation
the safeguarded sites are required to meet longer-term development needs
stretching beyond the Local Plan plan period (2010-2030).
3.4 However, it should be noted that the Council cannot currently demonstrate a
five-year housing land supply.
3.5 The Site is primarily used for agricultural grazing and lies adjacent to existing
residential dwellings on the northern and eastern boundaries and is well
contained by hedgerows and vegetation on the western and southern
boundaries.
3.6 Carden consider the Site to be a sustainable and suitable opportunity to
accommodate future housing growth needs for Cheshire East in a tier 1
settlement in a location that has already been identified as suitable for
accomodating development needs.
Opportunities and Constraints
3.7 The Site is not affected by any significant constraints and falls outside any policy
designations within the adopted Local Plans.
3.8 There are no constraints associated with providing access to the Site by vehicle
and the land can be readily accessed from the local adopted highway network
at Pexhill Road. The Site has a sustainable location and benefits from good
access to public transport links.
3.9 There are no major ecological barriers to developing the Site in a careful and
responsible way. The existing natural features, such as the hedgerows, trees, and
grassland, will be protected, and any impact on wildlife will be managed with
appropriate measures. Plans to improve and create new habitats will help boost
local biodiversity.
3.10 The Site is considered to represent a suitable and deliverable opportunity to
accomodate future growth requirements at Macclesfield.
Development Proposals
3.11 Carden are at the early stages of developing proposals for the Site but it is
anticipated that the delivery of up to 100 new homes can be supported across
a range of types and tenures helping to meet identified housing needs in
Cheshire East.
8
Cheshire East New Local Plan
Scoping Consultation
3.12 Green infrastructure provision helps to create a landscape-led development
that responds sensitively to the character of the wider settlement and its
surrounding countryside.
Summary
3.13 Carden consider that land off Pexhill Road, Macclesfield represents an
achievable, suitable and deliverable Site for proposed residential development
to support the housing needs of Cheshire East.
3.14 We would welcome the opportunity to discuss the Site with the Council in
futher detail and how allocation for residential development could support the
spatial strategy and growth requirements of the emerging Cheshire East Local
Plan.
9
Cheshire East New Local Plan
Scoping Consultation
4 Conclusions
4.1 Carden welcome the opportunity to comment on the Cheshire East New Local
Plan Scoping consultation. We are generally supportive of the initial thoughts
and direction of the Local Plan, however, further detail on the evidence and
direction of Local Plan is required.
4.2 Carden, are currently promoting land off Pexhill Road, Macclesfield for
residential development. This Site is located within ‘South West Macclesfield’
Safeguarded Land (LPS 19) under Policy PG 4 of the Local Plan Strategy (2010
2030). Further detail is set out in Section 3 of this representation.
4.3 We would welcome the opportunity to discuss our representations and land
interest with you in more detail as you continue preparations on the Local Plan.
If
this would be useful, please feel free to contact us by email (redacted)
Attachments:
