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Local plan scoping consultation
Identifying and assessing sites
Representation ID: 5778
Received: 01/09/2026
Respondent: CS Moor Lane Limited ("Cityside")
Agent: Asteer Planning
The respondent argues that site identification and selection should be based on a clear, transparent and consistently applied methodology that objectively assesses all potential development sites. While maintaining flexibility to reflect the unique characteristics of individual locations, the process should consider a wide range of sustainability, environmental, economic and delivery factors. These include access to transport, services and employment, relationships with existing settlements, and the ability to support sustainable growth patterns. The assessment should also evaluate deliverability, opportunities for green infrastructure and biodiversity enhancement, community benefits, and potential for comprehensive development. This approach would help ensure allocations are sustainable, deliverable, resilient and well connected.
Introduction
As the first formal stage of engagement in the preparation of a new Local Plan for CEC, the
Scoping Consultation seeks views on the scope and future content of the emerging Plan.
The opportunity to comment on the emerging Cheshire East Council ("CEC") Local Plan Scoping
Consultation is appreciated and these representations have been prepared by Asteer Planning
LLP ("Asteer") on behalf of CS Moor Lane Limited ("Cityside"). They respond to the relevant
sections of the Scoping Consultation and are intended to inform CEC's emerging Local Plan
spatial strategy and its approach to land allocations.
Cityside’s comments focus on Chapter 5, "The Scope of the New Local Plan", and address the
following:
• Planning for Growth;
• The Green Belt;
• The Settlement Hierarchy;
• Spatial Distribution;
• Housing Need and Affordable Housing
It is acknowledged that the present Scoping Consultation is not site-specific and does not invite
Call for Sites submissions. However, these representations are submitted in the context of
Cityside’s interest in the site known as ‘Land at Moor Lane’ and for context, for which Cityside
submitted representations to the previous Call for Sites consultation in 2026. Those
representations should be taken into account as the spatial strategy and approach to land
allocations are progressed.
Cityside would welcome continued engagement with CEC as responses to the Scoping
Consultation are considered and preparation of the new Local Plan progresses.
Planning for Growth
Identifying and Assessing Sites
The site identification and selection process should be informed by a clear, transparent and
robust set of criteria, applied consistently and objectively to all sites and potential growth
locations. The methodology should retain sufficient flexibility to recognise the differing
characteristics and opportunities presented by individual sites and settlements.
A broad range of sustainability, environmental, economic and delivery factors need to be
considered in order to ensure that development takes place in the most suitable and sustainable
locations, including: accessibility to transport; services and employment opportunities; sites’
relationships with existing settlements; and, ability to support sustainable patterns of growth.
Consideration should also be given to deliverability; opportunities for green infrastructure and
biodiversity enhancement; community benefits; and, the potential to support comprehensive
strategic development. Taking these factors into account helps ensure that site allocations can
meet development needs while creating well-connected, resilient and sustainable places for
existing and future communities.
Green Belt
Cityside supports CEC's proposal to undertake a borough-wide Green Belt assessment, to identify
Grey Belt land and inform future decisions regarding the potential release of Green Belt land.
Given the scale of housing need that the new Local Plan is required to address, it is important
that the Council undertakes a comprehensive and objective assessment of Green Belt land, to
ensure that all reasonable opportunities for sustainable development are identified.
CEC's intention to refer to, and apply, national Green Belt policy within the emerging Local Plan is
also supported. The assessment should be undertaken in accordance with Policies GB1-GB8 and
Annex E of the NPPF (2026) and should clearly identify land falling within the definition of Grey
Belt, so that such land is properly considered through the wider site selection process. The
findings of a future Green Belt assessment should be considered alongside the emerging housing
and employment requirements, and the full range of reasonable spatial strategy options.
Settlement Hierarchy
Cityside supports CEC's intention to gather evidence to inform a review of the settlement
hierarchy within the new Local Plan. The settlement hierarchy should be based on the current
and future role and function of settlements, having regard to; the range, scale and accessibility
of services and facilities; proximity to employment opportunities; public transport connectivity;
relationship with surrounding settlements, housing and employment markets; and, the potential
for settlements to accommodate sustainable growth.
Cityside supports CEC’s intention to review the settlement hierarchy based on an up-to-date
assessment across the Borough. The settlement hierarchy review should identify the capacity
and potential of principal towns and key service centres to accommodate growth, including
opportunities for larger-scale development and the supporting infrastructure.
Where a settlement has the capacity to accommodate sustainable growth, this should be
recognised within the settlement hierarchy and spatial strategy, and an elevation of settlements
that can accommodate large scale growth and infrastructure should be considered. The
assessment should also have regard to the functional relationships between settlements,
including commuting patterns, travel-to-work areas, transport connections and shared services
and facilities. This is particularly important in assessing settlements which may have a strong
functional relationship with larger employment and service centres despite having a smaller
population or a lower position within the existing settlement hierarchy.
Wilmslow is presently identified in the Cheshire Local Plan Part 1 as a ‘Key Service Centre’. Whilst
it is accepted that Macclesfield and Crewe – as the Principal Towns in the Borough – should be prioritised as locations for development, it should also be noted that Wilmslow has a very
important role to play in assisting in the delivery of development across the Borough. This is
particularly important given the scale of housing need that the new Local Plan must address, and
the likelihood that there will be insufficient capacity within the Principal Towns alone to
accommodate the significant levels of housing required over the plan period.
Spatial Distribution
Cityside supports the recognition that the Local Plan will need to consider a range of locations
and development forms in determining the most appropriate distribution of growth across the
Borough. The spatial strategy should provide for a balanced and sustainable distribution of
development across the Borough. The spatial strategy should direct a significant proportion of
future growth towards the Borough's principal settlements and key service centres, including
Wilmslow.
Wilmslow benefits from excellent transport connections north towards Manchester, including rail
connectivity and proximity to the wider strategic road network. These connections mean that
Wilmslow performs an important role beyond that of a locally serving town. It forms part of a
wider economic and commuting corridor linking Cheshire East with Greater Manchester, enabling
residents to access a broad range of employment, education, cultural and service opportunities
without being wholly dependent on private car travel.
Growth in the town can therefore support the Borough’s housing needs while also responding to
labour market pressures associated with the wider city-region economy. Directing an appropriate
proportion of growth to well-connected settlements such as Wilmslow would help reduce
pressure on less sustainable rural locations, make efficient use of existing infrastructure, and
support patterns of development that are capable of maximising public transport use. Access
to rail services should be an important consideration in the distribution of growth. Policy S5 of
the NPPF (2026) places increased emphasis on directing development towards locations that
are well-connected by public transport, and railway stations in particular.
The spatial strategy should also consider the potential for development to strengthen existing
settlements and support their long-term vitality and sustainability, by increasing the population
drawing on local services and facilities; and, where appropriate, providing the critical mass
necessary to support new or enhanced infrastructure and community facilities.
Overall, Cityside considers that the spatial strategy should seek to locate development where
people can access jobs, services and facilities sustainably, while supporting the long-term vitality
of existing settlements, including Wilmslow, and making effective use of existing and planned
infrastructure.
Housing Need
The most up-to-date Local Housing Need figure for CEC (2,530 dpa): is substantially higher than
the adopted figure of 1,800 dpa; and more than double the previous Local Housing Need figure
of 977 dpa. The emerging Local Plan will therefore need to accommodate a substantially
increased housing requirement, while ensuring that sufficient deliverable sites are allocated to
maintain a robust housing land supply and delivery throughout the Plan period. According to the
Council's latest Housing Monitoring Update, CEC cannot currently demonstrate a five-year
housing land supply, with only a 3.3-year supply available. This underlines the need for the
emerging Local Plan to provide a resilient and flexible portfolio of allocations, capable of
maintaining a demonstrable five-year housing land supply on adoption and throughout the
lifetime of the Plan. Doing so will provide greater certainty for communities, developers and
infrastructure providers, while reducing reliance on – and the effects of – the unplanned nature
of speculative planning applications arising from an insufficient supply of housing land.
Cityside supports CEC undertaking an up-to-date Housing Needs Assessment to identify the key
housing issues that the Local Plan will need to address, and planning positively to meet housing
needs through a balanced portfolio of allocations, including both strategic urban extensions and
smaller, sustainable sites, so that housing delivery remains resilient and responsive.
Affordable Housing
Addressing affordable housing need represents one of the Borough's most significant
challenges. As part of the evidence base for the current Local Plan, the Issues Paper identified a
median house price affordability ratio in the Borough of 8.14, having risen from 5.8 between 2018
and 2023. The Strategic Housing Market Assessment ("SHMA") Update (2013) identified an
annual net shortfall of 1,401 affordable homes, representing a significant proportion of the
Borough's overall housing need. As affordable housing is delivered principally through market
led residential development, the Local Plan will need to allocate a sufficient number of viable
housing sites capable of delivering affordable homes alongside market housing.
Conclusion
In conclusion, Cityside supports the preparation of a new Local Plan that positively plans for
Cheshire East’s housing needs through a balanced and sustainable spatial strategy. The Plan
should be informed by robust evidence on housing need, Green Belt, settlement function,
accessibility and infrastructure capacity, and should direct growth towards sustainable and well
connected locations, including Wilmslow, where development can help meet housing needs,
support existing services and make effective use of transport infrastructure. Cityside would
welcome continued engagement with CEC as the Local Plan progresses.
Comment
Local plan scoping consultation
Green Belt
Representation ID: 5780
Received: 01/09/2026
Respondent: CS Moor Lane Limited ("Cityside")
Agent: Asteer Planning
Cityside supports Cheshire East Council’s proposal to undertake a borough-wide Green Belt assessment to identify Grey Belt land and inform decisions on potential Green Belt release. It argues that, given the scale of housing need facing the borough, a comprehensive and objective review is necessary to ensure all reasonable opportunities for sustainable development are considered. Cityside supports the Council’s intention to apply national Green Belt policy and recommends that the assessment follows the relevant National Planning Policy Framework policies and Grey Belt definitions. The results should be considered alongside housing and employment needs and the full range of spatial strategy options when determining future development locations.
Introduction
As the first formal stage of engagement in the preparation of a new Local Plan for CEC, the
Scoping Consultation seeks views on the scope and future content of the emerging Plan.
The opportunity to comment on the emerging Cheshire East Council ("CEC") Local Plan Scoping
Consultation is appreciated and these representations have been prepared by Asteer Planning
LLP ("Asteer") on behalf of CS Moor Lane Limited ("Cityside"). They respond to the relevant
sections of the Scoping Consultation and are intended to inform CEC's emerging Local Plan
spatial strategy and its approach to land allocations.
Cityside’s comments focus on Chapter 5, "The Scope of the New Local Plan", and address the
following:
• Planning for Growth;
• The Green Belt;
• The Settlement Hierarchy;
• Spatial Distribution;
• Housing Need and Affordable Housing
It is acknowledged that the present Scoping Consultation is not site-specific and does not invite
Call for Sites submissions. However, these representations are submitted in the context of
Cityside’s interest in the site known as ‘Land at Moor Lane’ and for context, for which Cityside
submitted representations to the previous Call for Sites consultation in 2026. Those
representations should be taken into account as the spatial strategy and approach to land
allocations are progressed.
Cityside would welcome continued engagement with CEC as responses to the Scoping
Consultation are considered and preparation of the new Local Plan progresses.
Planning for Growth
Identifying and Assessing Sites
The site identification and selection process should be informed by a clear, transparent and
robust set of criteria, applied consistently and objectively to all sites and potential growth
locations. The methodology should retain sufficient flexibility to recognise the differing
characteristics and opportunities presented by individual sites and settlements.
A broad range of sustainability, environmental, economic and delivery factors need to be
considered in order to ensure that development takes place in the most suitable and sustainable
locations, including: accessibility to transport; services and employment opportunities; sites’
relationships with existing settlements; and, ability to support sustainable patterns of growth.
Consideration should also be given to deliverability; opportunities for green infrastructure and
biodiversity enhancement; community benefits; and, the potential to support comprehensive
strategic development. Taking these factors into account helps ensure that site allocations can
meet development needs while creating well-connected, resilient and sustainable places for
existing and future communities.
Green Belt
Cityside supports CEC's proposal to undertake a borough-wide Green Belt assessment, to identify
Grey Belt land and inform future decisions regarding the potential release of Green Belt land.
Given the scale of housing need that the new Local Plan is required to address, it is important
that the Council undertakes a comprehensive and objective assessment of Green Belt land, to
ensure that all reasonable opportunities for sustainable development are identified.
CEC's intention to refer to, and apply, national Green Belt policy within the emerging Local Plan is
also supported. The assessment should be undertaken in accordance with Policies GB1-GB8 and
Annex E of the NPPF (2026) and should clearly identify land falling within the definition of Grey
Belt, so that such land is properly considered through the wider site selection process. The
findings of a future Green Belt assessment should be considered alongside the emerging housing
and employment requirements, and the full range of reasonable spatial strategy options.
Settlement Hierarchy
Cityside supports CEC's intention to gather evidence to inform a review of the settlement
hierarchy within the new Local Plan. The settlement hierarchy should be based on the current
and future role and function of settlements, having regard to; the range, scale and accessibility
of services and facilities; proximity to employment opportunities; public transport connectivity;
relationship with surrounding settlements, housing and employment markets; and, the potential
for settlements to accommodate sustainable growth.
Cityside supports CEC’s intention to review the settlement hierarchy based on an up-to-date
assessment across the Borough. The settlement hierarchy review should identify the capacity
and potential of principal towns and key service centres to accommodate growth, including
opportunities for larger-scale development and the supporting infrastructure.
Where a settlement has the capacity to accommodate sustainable growth, this should be
recognised within the settlement hierarchy and spatial strategy, and an elevation of settlements
that can accommodate large scale growth and infrastructure should be considered. The
assessment should also have regard to the functional relationships between settlements,
including commuting patterns, travel-to-work areas, transport connections and shared services
and facilities. This is particularly important in assessing settlements which may have a strong
functional relationship with larger employment and service centres despite having a smaller
population or a lower position within the existing settlement hierarchy.
Wilmslow is presently identified in the Cheshire Local Plan Part 1 as a ‘Key Service Centre’. Whilst
it is accepted that Macclesfield and Crewe – as the Principal Towns in the Borough – should be prioritised as locations for development, it should also be noted that Wilmslow has a very
important role to play in assisting in the delivery of development across the Borough. This is
particularly important given the scale of housing need that the new Local Plan must address, and
the likelihood that there will be insufficient capacity within the Principal Towns alone to
accommodate the significant levels of housing required over the plan period.
Spatial Distribution
Cityside supports the recognition that the Local Plan will need to consider a range of locations
and development forms in determining the most appropriate distribution of growth across the
Borough. The spatial strategy should provide for a balanced and sustainable distribution of
development across the Borough. The spatial strategy should direct a significant proportion of
future growth towards the Borough's principal settlements and key service centres, including
Wilmslow.
Wilmslow benefits from excellent transport connections north towards Manchester, including rail
connectivity and proximity to the wider strategic road network. These connections mean that
Wilmslow performs an important role beyond that of a locally serving town. It forms part of a
wider economic and commuting corridor linking Cheshire East with Greater Manchester, enabling
residents to access a broad range of employment, education, cultural and service opportunities
without being wholly dependent on private car travel.
Growth in the town can therefore support the Borough’s housing needs while also responding to
labour market pressures associated with the wider city-region economy. Directing an appropriate
proportion of growth to well-connected settlements such as Wilmslow would help reduce
pressure on less sustainable rural locations, make efficient use of existing infrastructure, and
support patterns of development that are capable of maximising public transport use. Access
to rail services should be an important consideration in the distribution of growth. Policy S5 of
the NPPF (2026) places increased emphasis on directing development towards locations that
are well-connected by public transport, and railway stations in particular.
The spatial strategy should also consider the potential for development to strengthen existing
settlements and support their long-term vitality and sustainability, by increasing the population
drawing on local services and facilities; and, where appropriate, providing the critical mass
necessary to support new or enhanced infrastructure and community facilities.
Overall, Cityside considers that the spatial strategy should seek to locate development where
people can access jobs, services and facilities sustainably, while supporting the long-term vitality
of existing settlements, including Wilmslow, and making effective use of existing and planned
infrastructure.
Housing Need
The most up-to-date Local Housing Need figure for CEC (2,530 dpa): is substantially higher than
the adopted figure of 1,800 dpa; and more than double the previous Local Housing Need figure
of 977 dpa. The emerging Local Plan will therefore need to accommodate a substantially
increased housing requirement, while ensuring that sufficient deliverable sites are allocated to
maintain a robust housing land supply and delivery throughout the Plan period. According to the
Council's latest Housing Monitoring Update, CEC cannot currently demonstrate a five-year
housing land supply, with only a 3.3-year supply available. This underlines the need for the
emerging Local Plan to provide a resilient and flexible portfolio of allocations, capable of
maintaining a demonstrable five-year housing land supply on adoption and throughout the
lifetime of the Plan. Doing so will provide greater certainty for communities, developers and
infrastructure providers, while reducing reliance on – and the effects of – the unplanned nature
of speculative planning applications arising from an insufficient supply of housing land.
Cityside supports CEC undertaking an up-to-date Housing Needs Assessment to identify the key
housing issues that the Local Plan will need to address, and planning positively to meet housing
needs through a balanced portfolio of allocations, including both strategic urban extensions and
smaller, sustainable sites, so that housing delivery remains resilient and responsive.
Affordable Housing
Addressing affordable housing need represents one of the Borough's most significant
challenges. As part of the evidence base for the current Local Plan, the Issues Paper identified a
median house price affordability ratio in the Borough of 8.14, having risen from 5.8 between 2018
and 2023. The Strategic Housing Market Assessment ("SHMA") Update (2013) identified an
annual net shortfall of 1,401 affordable homes, representing a significant proportion of the
Borough's overall housing need. As affordable housing is delivered principally through market
led residential development, the Local Plan will need to allocate a sufficient number of viable
housing sites capable of delivering affordable homes alongside market housing.
Conclusion
In conclusion, Cityside supports the preparation of a new Local Plan that positively plans for
Cheshire East’s housing needs through a balanced and sustainable spatial strategy. The Plan
should be informed by robust evidence on housing need, Green Belt, settlement function,
accessibility and infrastructure capacity, and should direct growth towards sustainable and well
connected locations, including Wilmslow, where development can help meet housing needs,
support existing services and make effective use of transport infrastructure. Cityside would
welcome continued engagement with CEC as the Local Plan progresses.
Comment
Local plan scoping consultation
Settlement hierarchy
Representation ID: 5783
Received: 01/09/2026
Respondent: CS Moor Lane Limited ("Cityside")
Agent: Asteer Planning
Cityside supports Cheshire East Council’s review of the settlement hierarchy, arguing it should reflect the current and future role of settlements based on services, facilities, employment opportunities, transport connectivity, relationships with neighbouring areas and capacity for sustainable growth. The assessment should identify where towns and service centres can accommodate larger-scale development and supporting infrastructure, with the hierarchy updated accordingly. Cityside also emphasises the importance of considering functional links between settlements, including commuting patterns and shared services. While recognising that Macclesfield and Crewe should remain priority growth locations, it argues that Wilmslow, as a Key Service Centre, should play a significant role in meeting the Borough’s future housing needs.
Introduction
As the first formal stage of engagement in the preparation of a new Local Plan for CEC, the
Scoping Consultation seeks views on the scope and future content of the emerging Plan.
The opportunity to comment on the emerging Cheshire East Council ("CEC") Local Plan Scoping
Consultation is appreciated and these representations have been prepared by Asteer Planning
LLP ("Asteer") on behalf of CS Moor Lane Limited ("Cityside"). They respond to the relevant
sections of the Scoping Consultation and are intended to inform CEC's emerging Local Plan
spatial strategy and its approach to land allocations.
Cityside’s comments focus on Chapter 5, "The Scope of the New Local Plan", and address the
following:
• Planning for Growth;
• The Green Belt;
• The Settlement Hierarchy;
• Spatial Distribution;
• Housing Need and Affordable Housing
It is acknowledged that the present Scoping Consultation is not site-specific and does not invite
Call for Sites submissions. However, these representations are submitted in the context of
Cityside’s interest in the site known as ‘Land at Moor Lane’ and for context, for which Cityside
submitted representations to the previous Call for Sites consultation in 2026. Those
representations should be taken into account as the spatial strategy and approach to land
allocations are progressed.
Cityside would welcome continued engagement with CEC as responses to the Scoping
Consultation are considered and preparation of the new Local Plan progresses.
Planning for Growth
Identifying and Assessing Sites
The site identification and selection process should be informed by a clear, transparent and
robust set of criteria, applied consistently and objectively to all sites and potential growth
locations. The methodology should retain sufficient flexibility to recognise the differing
characteristics and opportunities presented by individual sites and settlements.
A broad range of sustainability, environmental, economic and delivery factors need to be
considered in order to ensure that development takes place in the most suitable and sustainable
locations, including: accessibility to transport; services and employment opportunities; sites’
relationships with existing settlements; and, ability to support sustainable patterns of growth.
Consideration should also be given to deliverability; opportunities for green infrastructure and
biodiversity enhancement; community benefits; and, the potential to support comprehensive
strategic development. Taking these factors into account helps ensure that site allocations can
meet development needs while creating well-connected, resilient and sustainable places for
existing and future communities.
Green Belt
Cityside supports CEC's proposal to undertake a borough-wide Green Belt assessment, to identify
Grey Belt land and inform future decisions regarding the potential release of Green Belt land.
Given the scale of housing need that the new Local Plan is required to address, it is important
that the Council undertakes a comprehensive and objective assessment of Green Belt land, to
ensure that all reasonable opportunities for sustainable development are identified.
CEC's intention to refer to, and apply, national Green Belt policy within the emerging Local Plan is
also supported. The assessment should be undertaken in accordance with Policies GB1-GB8 and
Annex E of the NPPF (2026) and should clearly identify land falling within the definition of Grey
Belt, so that such land is properly considered through the wider site selection process. The
findings of a future Green Belt assessment should be considered alongside the emerging housing
and employment requirements, and the full range of reasonable spatial strategy options.
Settlement Hierarchy
Cityside supports CEC's intention to gather evidence to inform a review of the settlement
hierarchy within the new Local Plan. The settlement hierarchy should be based on the current
and future role and function of settlements, having regard to; the range, scale and accessibility
of services and facilities; proximity to employment opportunities; public transport connectivity;
relationship with surrounding settlements, housing and employment markets; and, the potential
for settlements to accommodate sustainable growth.
Cityside supports CEC’s intention to review the settlement hierarchy based on an up-to-date
assessment across the Borough. The settlement hierarchy review should identify the capacity
and potential of principal towns and key service centres to accommodate growth, including
opportunities for larger-scale development and the supporting infrastructure.
Where a settlement has the capacity to accommodate sustainable growth, this should be
recognised within the settlement hierarchy and spatial strategy, and an elevation of settlements
that can accommodate large scale growth and infrastructure should be considered. The
assessment should also have regard to the functional relationships between settlements,
including commuting patterns, travel-to-work areas, transport connections and shared services
and facilities. This is particularly important in assessing settlements which may have a strong
functional relationship with larger employment and service centres despite having a smaller
population or a lower position within the existing settlement hierarchy.
Wilmslow is presently identified in the Cheshire Local Plan Part 1 as a ‘Key Service Centre’. Whilst
it is accepted that Macclesfield and Crewe – as the Principal Towns in the Borough – should be prioritised as locations for development, it should also be noted that Wilmslow has a very
important role to play in assisting in the delivery of development across the Borough. This is
particularly important given the scale of housing need that the new Local Plan must address, and
the likelihood that there will be insufficient capacity within the Principal Towns alone to
accommodate the significant levels of housing required over the plan period.
Spatial Distribution
Cityside supports the recognition that the Local Plan will need to consider a range of locations
and development forms in determining the most appropriate distribution of growth across the
Borough. The spatial strategy should provide for a balanced and sustainable distribution of
development across the Borough. The spatial strategy should direct a significant proportion of
future growth towards the Borough's principal settlements and key service centres, including
Wilmslow.
Wilmslow benefits from excellent transport connections north towards Manchester, including rail
connectivity and proximity to the wider strategic road network. These connections mean that
Wilmslow performs an important role beyond that of a locally serving town. It forms part of a
wider economic and commuting corridor linking Cheshire East with Greater Manchester, enabling
residents to access a broad range of employment, education, cultural and service opportunities
without being wholly dependent on private car travel.
Growth in the town can therefore support the Borough’s housing needs while also responding to
labour market pressures associated with the wider city-region economy. Directing an appropriate
proportion of growth to well-connected settlements such as Wilmslow would help reduce
pressure on less sustainable rural locations, make efficient use of existing infrastructure, and
support patterns of development that are capable of maximising public transport use. Access
to rail services should be an important consideration in the distribution of growth. Policy S5 of
the NPPF (2026) places increased emphasis on directing development towards locations that
are well-connected by public transport, and railway stations in particular.
The spatial strategy should also consider the potential for development to strengthen existing
settlements and support their long-term vitality and sustainability, by increasing the population
drawing on local services and facilities; and, where appropriate, providing the critical mass
necessary to support new or enhanced infrastructure and community facilities.
Overall, Cityside considers that the spatial strategy should seek to locate development where
people can access jobs, services and facilities sustainably, while supporting the long-term vitality
of existing settlements, including Wilmslow, and making effective use of existing and planned
infrastructure.
Housing Need
The most up-to-date Local Housing Need figure for CEC (2,530 dpa): is substantially higher than
the adopted figure of 1,800 dpa; and more than double the previous Local Housing Need figure
of 977 dpa. The emerging Local Plan will therefore need to accommodate a substantially
increased housing requirement, while ensuring that sufficient deliverable sites are allocated to
maintain a robust housing land supply and delivery throughout the Plan period. According to the
Council's latest Housing Monitoring Update, CEC cannot currently demonstrate a five-year
housing land supply, with only a 3.3-year supply available. This underlines the need for the
emerging Local Plan to provide a resilient and flexible portfolio of allocations, capable of
maintaining a demonstrable five-year housing land supply on adoption and throughout the
lifetime of the Plan. Doing so will provide greater certainty for communities, developers and
infrastructure providers, while reducing reliance on – and the effects of – the unplanned nature
of speculative planning applications arising from an insufficient supply of housing land.
Cityside supports CEC undertaking an up-to-date Housing Needs Assessment to identify the key
housing issues that the Local Plan will need to address, and planning positively to meet housing
needs through a balanced portfolio of allocations, including both strategic urban extensions and
smaller, sustainable sites, so that housing delivery remains resilient and responsive.
Affordable Housing
Addressing affordable housing need represents one of the Borough's most significant
challenges. As part of the evidence base for the current Local Plan, the Issues Paper identified a
median house price affordability ratio in the Borough of 8.14, having risen from 5.8 between 2018
and 2023. The Strategic Housing Market Assessment ("SHMA") Update (2013) identified an
annual net shortfall of 1,401 affordable homes, representing a significant proportion of the
Borough's overall housing need. As affordable housing is delivered principally through market
led residential development, the Local Plan will need to allocate a sufficient number of viable
housing sites capable of delivering affordable homes alongside market housing.
Conclusion
In conclusion, Cityside supports the preparation of a new Local Plan that positively plans for
Cheshire East’s housing needs through a balanced and sustainable spatial strategy. The Plan
should be informed by robust evidence on housing need, Green Belt, settlement function,
accessibility and infrastructure capacity, and should direct growth towards sustainable and well
connected locations, including Wilmslow, where development can help meet housing needs,
support existing services and make effective use of transport infrastructure. Cityside would
welcome continued engagement with CEC as the Local Plan progresses.
Comment
Local plan scoping consultation
Spatial distribution
Representation ID: 5785
Received: 01/09/2026
Respondent: CS Moor Lane Limited ("Cityside")
Agent: Asteer Planning
Cityside supports a spatial strategy that delivers a balanced and sustainable distribution of growth across Cheshire East, with a significant proportion directed to principal towns and key service centres such as Wilmslow. It argues that Wilmslow is particularly well placed to accommodate development due to its strong rail links to Manchester and access to the strategic road network, supporting sustainable travel and wider economic growth. Directing housing to well-connected settlements would help meet development needs, reduce pressure on less sustainable rural locations and make effective use of infrastructure. Cityside also emphasises that growth can strengthen existing communities, support local services and enhance the long-term vitality and sustainability of settlements.
Introduction
As the first formal stage of engagement in the preparation of a new Local Plan for CEC, the
Scoping Consultation seeks views on the scope and future content of the emerging Plan.
The opportunity to comment on the emerging Cheshire East Council ("CEC") Local Plan Scoping
Consultation is appreciated and these representations have been prepared by Asteer Planning
LLP ("Asteer") on behalf of CS Moor Lane Limited ("Cityside"). They respond to the relevant
sections of the Scoping Consultation and are intended to inform CEC's emerging Local Plan
spatial strategy and its approach to land allocations.
Cityside’s comments focus on Chapter 5, "The Scope of the New Local Plan", and address the
following:
• Planning for Growth;
• The Green Belt;
• The Settlement Hierarchy;
• Spatial Distribution;
• Housing Need and Affordable Housing
It is acknowledged that the present Scoping Consultation is not site-specific and does not invite
Call for Sites submissions. However, these representations are submitted in the context of
Cityside’s interest in the site known as ‘Land at Moor Lane’ and for context, for which Cityside
submitted representations to the previous Call for Sites consultation in 2026. Those
representations should be taken into account as the spatial strategy and approach to land
allocations are progressed.
Cityside would welcome continued engagement with CEC as responses to the Scoping
Consultation are considered and preparation of the new Local Plan progresses.
Planning for Growth
Identifying and Assessing Sites
The site identification and selection process should be informed by a clear, transparent and
robust set of criteria, applied consistently and objectively to all sites and potential growth
locations. The methodology should retain sufficient flexibility to recognise the differing
characteristics and opportunities presented by individual sites and settlements.
A broad range of sustainability, environmental, economic and delivery factors need to be
considered in order to ensure that development takes place in the most suitable and sustainable
locations, including: accessibility to transport; services and employment opportunities; sites’
relationships with existing settlements; and, ability to support sustainable patterns of growth.
Consideration should also be given to deliverability; opportunities for green infrastructure and
biodiversity enhancement; community benefits; and, the potential to support comprehensive
strategic development. Taking these factors into account helps ensure that site allocations can
meet development needs while creating well-connected, resilient and sustainable places for
existing and future communities.
Green Belt
Cityside supports CEC's proposal to undertake a borough-wide Green Belt assessment, to identify
Grey Belt land and inform future decisions regarding the potential release of Green Belt land.
Given the scale of housing need that the new Local Plan is required to address, it is important
that the Council undertakes a comprehensive and objective assessment of Green Belt land, to
ensure that all reasonable opportunities for sustainable development are identified.
CEC's intention to refer to, and apply, national Green Belt policy within the emerging Local Plan is
also supported. The assessment should be undertaken in accordance with Policies GB1-GB8 and
Annex E of the NPPF (2026) and should clearly identify land falling within the definition of Grey
Belt, so that such land is properly considered through the wider site selection process. The
findings of a future Green Belt assessment should be considered alongside the emerging housing
and employment requirements, and the full range of reasonable spatial strategy options.
Settlement Hierarchy
Cityside supports CEC's intention to gather evidence to inform a review of the settlement
hierarchy within the new Local Plan. The settlement hierarchy should be based on the current
and future role and function of settlements, having regard to; the range, scale and accessibility
of services and facilities; proximity to employment opportunities; public transport connectivity;
relationship with surrounding settlements, housing and employment markets; and, the potential
for settlements to accommodate sustainable growth.
Cityside supports CEC’s intention to review the settlement hierarchy based on an up-to-date
assessment across the Borough. The settlement hierarchy review should identify the capacity
and potential of principal towns and key service centres to accommodate growth, including
opportunities for larger-scale development and the supporting infrastructure.
Where a settlement has the capacity to accommodate sustainable growth, this should be
recognised within the settlement hierarchy and spatial strategy, and an elevation of settlements
that can accommodate large scale growth and infrastructure should be considered. The
assessment should also have regard to the functional relationships between settlements,
including commuting patterns, travel-to-work areas, transport connections and shared services
and facilities. This is particularly important in assessing settlements which may have a strong
functional relationship with larger employment and service centres despite having a smaller
population or a lower position within the existing settlement hierarchy.
Wilmslow is presently identified in the Cheshire Local Plan Part 1 as a ‘Key Service Centre’. Whilst
it is accepted that Macclesfield and Crewe – as the Principal Towns in the Borough – should be prioritised as locations for development, it should also be noted that Wilmslow has a very
important role to play in assisting in the delivery of development across the Borough. This is
particularly important given the scale of housing need that the new Local Plan must address, and
the likelihood that there will be insufficient capacity within the Principal Towns alone to
accommodate the significant levels of housing required over the plan period.
Spatial Distribution
Cityside supports the recognition that the Local Plan will need to consider a range of locations
and development forms in determining the most appropriate distribution of growth across the
Borough. The spatial strategy should provide for a balanced and sustainable distribution of
development across the Borough. The spatial strategy should direct a significant proportion of
future growth towards the Borough's principal settlements and key service centres, including
Wilmslow.
Wilmslow benefits from excellent transport connections north towards Manchester, including rail
connectivity and proximity to the wider strategic road network. These connections mean that
Wilmslow performs an important role beyond that of a locally serving town. It forms part of a
wider economic and commuting corridor linking Cheshire East with Greater Manchester, enabling
residents to access a broad range of employment, education, cultural and service opportunities
without being wholly dependent on private car travel.
Growth in the town can therefore support the Borough’s housing needs while also responding to
labour market pressures associated with the wider city-region economy. Directing an appropriate
proportion of growth to well-connected settlements such as Wilmslow would help reduce
pressure on less sustainable rural locations, make efficient use of existing infrastructure, and
support patterns of development that are capable of maximising public transport use. Access
to rail services should be an important consideration in the distribution of growth. Policy S5 of
the NPPF (2026) places increased emphasis on directing development towards locations that
are well-connected by public transport, and railway stations in particular.
The spatial strategy should also consider the potential for development to strengthen existing
settlements and support their long-term vitality and sustainability, by increasing the population
drawing on local services and facilities; and, where appropriate, providing the critical mass
necessary to support new or enhanced infrastructure and community facilities.
Overall, Cityside considers that the spatial strategy should seek to locate development where
people can access jobs, services and facilities sustainably, while supporting the long-term vitality
of existing settlements, including Wilmslow, and making effective use of existing and planned
infrastructure.
Housing Need
The most up-to-date Local Housing Need figure for CEC (2,530 dpa): is substantially higher than
the adopted figure of 1,800 dpa; and more than double the previous Local Housing Need figure
of 977 dpa. The emerging Local Plan will therefore need to accommodate a substantially
increased housing requirement, while ensuring that sufficient deliverable sites are allocated to
maintain a robust housing land supply and delivery throughout the Plan period. According to the
Council's latest Housing Monitoring Update, CEC cannot currently demonstrate a five-year
housing land supply, with only a 3.3-year supply available. This underlines the need for the
emerging Local Plan to provide a resilient and flexible portfolio of allocations, capable of
maintaining a demonstrable five-year housing land supply on adoption and throughout the
lifetime of the Plan. Doing so will provide greater certainty for communities, developers and
infrastructure providers, while reducing reliance on – and the effects of – the unplanned nature
of speculative planning applications arising from an insufficient supply of housing land.
Cityside supports CEC undertaking an up-to-date Housing Needs Assessment to identify the key
housing issues that the Local Plan will need to address, and planning positively to meet housing
needs through a balanced portfolio of allocations, including both strategic urban extensions and
smaller, sustainable sites, so that housing delivery remains resilient and responsive.
Affordable Housing
Addressing affordable housing need represents one of the Borough's most significant
challenges. As part of the evidence base for the current Local Plan, the Issues Paper identified a
median house price affordability ratio in the Borough of 8.14, having risen from 5.8 between 2018
and 2023. The Strategic Housing Market Assessment ("SHMA") Update (2013) identified an
annual net shortfall of 1,401 affordable homes, representing a significant proportion of the
Borough's overall housing need. As affordable housing is delivered principally through market
led residential development, the Local Plan will need to allocate a sufficient number of viable
housing sites capable of delivering affordable homes alongside market housing.
Conclusion
In conclusion, Cityside supports the preparation of a new Local Plan that positively plans for
Cheshire East’s housing needs through a balanced and sustainable spatial strategy. The Plan
should be informed by robust evidence on housing need, Green Belt, settlement function,
accessibility and infrastructure capacity, and should direct growth towards sustainable and well
connected locations, including Wilmslow, where development can help meet housing needs,
support existing services and make effective use of transport infrastructure. Cityside would
welcome continued engagement with CEC as the Local Plan progresses.
Comment
Local plan scoping consultation
Housing
Representation ID: 5788
Received: 01/09/2026
Respondent: CS Moor Lane Limited ("Cityside")
Agent: Asteer Planning
Cityside highlights that Cheshire East’s latest Local Housing Need figure of 2,530 homes per year is significantly higher than both the adopted requirement of 1,800 homes and the previous figure of 977 homes. It argues that the new Local Plan must allocate sufficient deliverable sites to meet this increased need and maintain a robust housing land supply. Given the Council’s reported 3.3-year housing supply, Cityside stresses the importance of a resilient and flexible portfolio of allocations to avoid speculative development. It supports an up-to-date Housing Needs Assessment and a balanced strategy that includes both strategic urban extensions and smaller sustainable sites to ensure consistent housing delivery throughout the plan period.
Introduction
As the first formal stage of engagement in the preparation of a new Local Plan for CEC, the
Scoping Consultation seeks views on the scope and future content of the emerging Plan.
The opportunity to comment on the emerging Cheshire East Council ("CEC") Local Plan Scoping
Consultation is appreciated and these representations have been prepared by Asteer Planning
LLP ("Asteer") on behalf of CS Moor Lane Limited ("Cityside"). They respond to the relevant
sections of the Scoping Consultation and are intended to inform CEC's emerging Local Plan
spatial strategy and its approach to land allocations.
Cityside’s comments focus on Chapter 5, "The Scope of the New Local Plan", and address the
following:
• Planning for Growth;
• The Green Belt;
• The Settlement Hierarchy;
• Spatial Distribution;
• Housing Need and Affordable Housing
It is acknowledged that the present Scoping Consultation is not site-specific and does not invite
Call for Sites submissions. However, these representations are submitted in the context of
Cityside’s interest in the site known as ‘Land at Moor Lane’ and for context, for which Cityside
submitted representations to the previous Call for Sites consultation in 2026. Those
representations should be taken into account as the spatial strategy and approach to land
allocations are progressed.
Cityside would welcome continued engagement with CEC as responses to the Scoping
Consultation are considered and preparation of the new Local Plan progresses.
Planning for Growth
Identifying and Assessing Sites
The site identification and selection process should be informed by a clear, transparent and
robust set of criteria, applied consistently and objectively to all sites and potential growth
locations. The methodology should retain sufficient flexibility to recognise the differing
characteristics and opportunities presented by individual sites and settlements.
A broad range of sustainability, environmental, economic and delivery factors need to be
considered in order to ensure that development takes place in the most suitable and sustainable
locations, including: accessibility to transport; services and employment opportunities; sites’
relationships with existing settlements; and, ability to support sustainable patterns of growth.
Consideration should also be given to deliverability; opportunities for green infrastructure and
biodiversity enhancement; community benefits; and, the potential to support comprehensive
strategic development. Taking these factors into account helps ensure that site allocations can
meet development needs while creating well-connected, resilient and sustainable places for
existing and future communities.
Green Belt
Cityside supports CEC's proposal to undertake a borough-wide Green Belt assessment, to identify
Grey Belt land and inform future decisions regarding the potential release of Green Belt land.
Given the scale of housing need that the new Local Plan is required to address, it is important
that the Council undertakes a comprehensive and objective assessment of Green Belt land, to
ensure that all reasonable opportunities for sustainable development are identified.
CEC's intention to refer to, and apply, national Green Belt policy within the emerging Local Plan is
also supported. The assessment should be undertaken in accordance with Policies GB1-GB8 and
Annex E of the NPPF (2026) and should clearly identify land falling within the definition of Grey
Belt, so that such land is properly considered through the wider site selection process. The
findings of a future Green Belt assessment should be considered alongside the emerging housing
and employment requirements, and the full range of reasonable spatial strategy options.
Settlement Hierarchy
Cityside supports CEC's intention to gather evidence to inform a review of the settlement
hierarchy within the new Local Plan. The settlement hierarchy should be based on the current
and future role and function of settlements, having regard to; the range, scale and accessibility
of services and facilities; proximity to employment opportunities; public transport connectivity;
relationship with surrounding settlements, housing and employment markets; and, the potential
for settlements to accommodate sustainable growth.
Cityside supports CEC’s intention to review the settlement hierarchy based on an up-to-date
assessment across the Borough. The settlement hierarchy review should identify the capacity
and potential of principal towns and key service centres to accommodate growth, including
opportunities for larger-scale development and the supporting infrastructure.
Where a settlement has the capacity to accommodate sustainable growth, this should be
recognised within the settlement hierarchy and spatial strategy, and an elevation of settlements
that can accommodate large scale growth and infrastructure should be considered. The
assessment should also have regard to the functional relationships between settlements,
including commuting patterns, travel-to-work areas, transport connections and shared services
and facilities. This is particularly important in assessing settlements which may have a strong
functional relationship with larger employment and service centres despite having a smaller
population or a lower position within the existing settlement hierarchy.
Wilmslow is presently identified in the Cheshire Local Plan Part 1 as a ‘Key Service Centre’. Whilst
it is accepted that Macclesfield and Crewe – as the Principal Towns in the Borough – should be prioritised as locations for development, it should also be noted that Wilmslow has a very
important role to play in assisting in the delivery of development across the Borough. This is
particularly important given the scale of housing need that the new Local Plan must address, and
the likelihood that there will be insufficient capacity within the Principal Towns alone to
accommodate the significant levels of housing required over the plan period.
Spatial Distribution
Cityside supports the recognition that the Local Plan will need to consider a range of locations
and development forms in determining the most appropriate distribution of growth across the
Borough. The spatial strategy should provide for a balanced and sustainable distribution of
development across the Borough. The spatial strategy should direct a significant proportion of
future growth towards the Borough's principal settlements and key service centres, including
Wilmslow.
Wilmslow benefits from excellent transport connections north towards Manchester, including rail
connectivity and proximity to the wider strategic road network. These connections mean that
Wilmslow performs an important role beyond that of a locally serving town. It forms part of a
wider economic and commuting corridor linking Cheshire East with Greater Manchester, enabling
residents to access a broad range of employment, education, cultural and service opportunities
without being wholly dependent on private car travel.
Growth in the town can therefore support the Borough’s housing needs while also responding to
labour market pressures associated with the wider city-region economy. Directing an appropriate
proportion of growth to well-connected settlements such as Wilmslow would help reduce
pressure on less sustainable rural locations, make efficient use of existing infrastructure, and
support patterns of development that are capable of maximising public transport use. Access
to rail services should be an important consideration in the distribution of growth. Policy S5 of
the NPPF (2026) places increased emphasis on directing development towards locations that
are well-connected by public transport, and railway stations in particular.
The spatial strategy should also consider the potential for development to strengthen existing
settlements and support their long-term vitality and sustainability, by increasing the population
drawing on local services and facilities; and, where appropriate, providing the critical mass
necessary to support new or enhanced infrastructure and community facilities.
Overall, Cityside considers that the spatial strategy should seek to locate development where
people can access jobs, services and facilities sustainably, while supporting the long-term vitality
of existing settlements, including Wilmslow, and making effective use of existing and planned
infrastructure.
Housing Need
The most up-to-date Local Housing Need figure for CEC (2,530 dpa): is substantially higher than
the adopted figure of 1,800 dpa; and more than double the previous Local Housing Need figure
of 977 dpa. The emerging Local Plan will therefore need to accommodate a substantially
increased housing requirement, while ensuring that sufficient deliverable sites are allocated to
maintain a robust housing land supply and delivery throughout the Plan period. According to the
Council's latest Housing Monitoring Update, CEC cannot currently demonstrate a five-year
housing land supply, with only a 3.3-year supply available. This underlines the need for the
emerging Local Plan to provide a resilient and flexible portfolio of allocations, capable of
maintaining a demonstrable five-year housing land supply on adoption and throughout the
lifetime of the Plan. Doing so will provide greater certainty for communities, developers and
infrastructure providers, while reducing reliance on – and the effects of – the unplanned nature
of speculative planning applications arising from an insufficient supply of housing land.
Cityside supports CEC undertaking an up-to-date Housing Needs Assessment to identify the key
housing issues that the Local Plan will need to address, and planning positively to meet housing
needs through a balanced portfolio of allocations, including both strategic urban extensions and
smaller, sustainable sites, so that housing delivery remains resilient and responsive.
Affordable Housing
Addressing affordable housing need represents one of the Borough's most significant
challenges. As part of the evidence base for the current Local Plan, the Issues Paper identified a
median house price affordability ratio in the Borough of 8.14, having risen from 5.8 between 2018
and 2023. The Strategic Housing Market Assessment ("SHMA") Update (2013) identified an
annual net shortfall of 1,401 affordable homes, representing a significant proportion of the
Borough's overall housing need. As affordable housing is delivered principally through market
led residential development, the Local Plan will need to allocate a sufficient number of viable
housing sites capable of delivering affordable homes alongside market housing.
Conclusion
In conclusion, Cityside supports the preparation of a new Local Plan that positively plans for
Cheshire East’s housing needs through a balanced and sustainable spatial strategy. The Plan
should be informed by robust evidence on housing need, Green Belt, settlement function,
accessibility and infrastructure capacity, and should direct growth towards sustainable and well
connected locations, including Wilmslow, where development can help meet housing needs,
support existing services and make effective use of transport infrastructure. Cityside would
welcome continued engagement with CEC as the Local Plan progresses.
Comment
Local plan scoping consultation
Affordable housing
Representation ID: 5790
Received: 01/09/2026
Respondent: CS Moor Lane Limited ("Cityside")
Agent: Asteer Planning
Addressing affordable housing need represents one of the Borough's most significant challenges. As part of the evidence base for the current Local Plan, the Issues Paper identified a median house price affordability ratio in the Borough of 8.14, having risen from 5.8 between 2018 and 2023. The Strategic Housing Market Assessment (SHMA) Update (2013) identified an annual net shortfall of 1,401 affordable homes, representing a significant proportion of the Borough's overall housing need. As affordable housing is delivered principally through market-led residential development, the Local Plan will need to allocate a sufficient number of viable housing sites capable of delivering affordable homes alongside market housing.
Introduction
As the first formal stage of engagement in the preparation of a new Local Plan for CEC, the
Scoping Consultation seeks views on the scope and future content of the emerging Plan.
The opportunity to comment on the emerging Cheshire East Council ("CEC") Local Plan Scoping
Consultation is appreciated and these representations have been prepared by Asteer Planning
LLP ("Asteer") on behalf of CS Moor Lane Limited ("Cityside"). They respond to the relevant
sections of the Scoping Consultation and are intended to inform CEC's emerging Local Plan
spatial strategy and its approach to land allocations.
Cityside’s comments focus on Chapter 5, "The Scope of the New Local Plan", and address the
following:
• Planning for Growth;
• The Green Belt;
• The Settlement Hierarchy;
• Spatial Distribution;
• Housing Need and Affordable Housing
It is acknowledged that the present Scoping Consultation is not site-specific and does not invite
Call for Sites submissions. However, these representations are submitted in the context of
Cityside’s interest in the site known as ‘Land at Moor Lane’ and for context, for which Cityside
submitted representations to the previous Call for Sites consultation in 2026. Those
representations should be taken into account as the spatial strategy and approach to land
allocations are progressed.
Cityside would welcome continued engagement with CEC as responses to the Scoping
Consultation are considered and preparation of the new Local Plan progresses.
Planning for Growth
Identifying and Assessing Sites
The site identification and selection process should be informed by a clear, transparent and
robust set of criteria, applied consistently and objectively to all sites and potential growth
locations. The methodology should retain sufficient flexibility to recognise the differing
characteristics and opportunities presented by individual sites and settlements.
A broad range of sustainability, environmental, economic and delivery factors need to be
considered in order to ensure that development takes place in the most suitable and sustainable
locations, including: accessibility to transport; services and employment opportunities; sites’
relationships with existing settlements; and, ability to support sustainable patterns of growth.
Consideration should also be given to deliverability; opportunities for green infrastructure and
biodiversity enhancement; community benefits; and, the potential to support comprehensive
strategic development. Taking these factors into account helps ensure that site allocations can
meet development needs while creating well-connected, resilient and sustainable places for
existing and future communities.
Green Belt
Cityside supports CEC's proposal to undertake a borough-wide Green Belt assessment, to identify
Grey Belt land and inform future decisions regarding the potential release of Green Belt land.
Given the scale of housing need that the new Local Plan is required to address, it is important
that the Council undertakes a comprehensive and objective assessment of Green Belt land, to
ensure that all reasonable opportunities for sustainable development are identified.
CEC's intention to refer to, and apply, national Green Belt policy within the emerging Local Plan is
also supported. The assessment should be undertaken in accordance with Policies GB1-GB8 and
Annex E of the NPPF (2026) and should clearly identify land falling within the definition of Grey
Belt, so that such land is properly considered through the wider site selection process. The
findings of a future Green Belt assessment should be considered alongside the emerging housing
and employment requirements, and the full range of reasonable spatial strategy options.
Settlement Hierarchy
Cityside supports CEC's intention to gather evidence to inform a review of the settlement
hierarchy within the new Local Plan. The settlement hierarchy should be based on the current
and future role and function of settlements, having regard to; the range, scale and accessibility
of services and facilities; proximity to employment opportunities; public transport connectivity;
relationship with surrounding settlements, housing and employment markets; and, the potential
for settlements to accommodate sustainable growth.
Cityside supports CEC’s intention to review the settlement hierarchy based on an up-to-date
assessment across the Borough. The settlement hierarchy review should identify the capacity
and potential of principal towns and key service centres to accommodate growth, including
opportunities for larger-scale development and the supporting infrastructure.
Where a settlement has the capacity to accommodate sustainable growth, this should be
recognised within the settlement hierarchy and spatial strategy, and an elevation of settlements
that can accommodate large scale growth and infrastructure should be considered. The
assessment should also have regard to the functional relationships between settlements,
including commuting patterns, travel-to-work areas, transport connections and shared services
and facilities. This is particularly important in assessing settlements which may have a strong
functional relationship with larger employment and service centres despite having a smaller
population or a lower position within the existing settlement hierarchy.
Wilmslow is presently identified in the Cheshire Local Plan Part 1 as a ‘Key Service Centre’. Whilst
it is accepted that Macclesfield and Crewe – as the Principal Towns in the Borough – should be prioritised as locations for development, it should also be noted that Wilmslow has a very
important role to play in assisting in the delivery of development across the Borough. This is
particularly important given the scale of housing need that the new Local Plan must address, and
the likelihood that there will be insufficient capacity within the Principal Towns alone to
accommodate the significant levels of housing required over the plan period.
Spatial Distribution
Cityside supports the recognition that the Local Plan will need to consider a range of locations
and development forms in determining the most appropriate distribution of growth across the
Borough. The spatial strategy should provide for a balanced and sustainable distribution of
development across the Borough. The spatial strategy should direct a significant proportion of
future growth towards the Borough's principal settlements and key service centres, including
Wilmslow.
Wilmslow benefits from excellent transport connections north towards Manchester, including rail
connectivity and proximity to the wider strategic road network. These connections mean that
Wilmslow performs an important role beyond that of a locally serving town. It forms part of a
wider economic and commuting corridor linking Cheshire East with Greater Manchester, enabling
residents to access a broad range of employment, education, cultural and service opportunities
without being wholly dependent on private car travel.
Growth in the town can therefore support the Borough’s housing needs while also responding to
labour market pressures associated with the wider city-region economy. Directing an appropriate
proportion of growth to well-connected settlements such as Wilmslow would help reduce
pressure on less sustainable rural locations, make efficient use of existing infrastructure, and
support patterns of development that are capable of maximising public transport use. Access
to rail services should be an important consideration in the distribution of growth. Policy S5 of
the NPPF (2026) places increased emphasis on directing development towards locations that
are well-connected by public transport, and railway stations in particular.
The spatial strategy should also consider the potential for development to strengthen existing
settlements and support their long-term vitality and sustainability, by increasing the population
drawing on local services and facilities; and, where appropriate, providing the critical mass
necessary to support new or enhanced infrastructure and community facilities.
Overall, Cityside considers that the spatial strategy should seek to locate development where
people can access jobs, services and facilities sustainably, while supporting the long-term vitality
of existing settlements, including Wilmslow, and making effective use of existing and planned
infrastructure.
Housing Need
The most up-to-date Local Housing Need figure for CEC (2,530 dpa): is substantially higher than
the adopted figure of 1,800 dpa; and more than double the previous Local Housing Need figure
of 977 dpa. The emerging Local Plan will therefore need to accommodate a substantially
increased housing requirement, while ensuring that sufficient deliverable sites are allocated to
maintain a robust housing land supply and delivery throughout the Plan period. According to the
Council's latest Housing Monitoring Update, CEC cannot currently demonstrate a five-year
housing land supply, with only a 3.3-year supply available. This underlines the need for the
emerging Local Plan to provide a resilient and flexible portfolio of allocations, capable of
maintaining a demonstrable five-year housing land supply on adoption and throughout the
lifetime of the Plan. Doing so will provide greater certainty for communities, developers and
infrastructure providers, while reducing reliance on – and the effects of – the unplanned nature
of speculative planning applications arising from an insufficient supply of housing land.
Cityside supports CEC undertaking an up-to-date Housing Needs Assessment to identify the key
housing issues that the Local Plan will need to address, and planning positively to meet housing
needs through a balanced portfolio of allocations, including both strategic urban extensions and
smaller, sustainable sites, so that housing delivery remains resilient and responsive.
Affordable Housing
Addressing affordable housing need represents one of the Borough's most significant
challenges. As part of the evidence base for the current Local Plan, the Issues Paper identified a
median house price affordability ratio in the Borough of 8.14, having risen from 5.8 between 2018
and 2023. The Strategic Housing Market Assessment ("SHMA") Update (2013) identified an
annual net shortfall of 1,401 affordable homes, representing a significant proportion of the
Borough's overall housing need. As affordable housing is delivered principally through market
led residential development, the Local Plan will need to allocate a sufficient number of viable
housing sites capable of delivering affordable homes alongside market housing.
Conclusion
In conclusion, Cityside supports the preparation of a new Local Plan that positively plans for
Cheshire East’s housing needs through a balanced and sustainable spatial strategy. The Plan
should be informed by robust evidence on housing need, Green Belt, settlement function,
accessibility and infrastructure capacity, and should direct growth towards sustainable and well
connected locations, including Wilmslow, where development can help meet housing needs,
support existing services and make effective use of transport infrastructure. Cityside would
welcome continued engagement with CEC as the Local Plan progresses.
