The Planning Inspectorate has upheld Bloor Homes' case for development at Prestbury Road in Macclesfield, overturning Cheshire East Council's refusal and granting outline planning permission for a scheme that will deliver much-needed new homes and significant community benefits.
We provided expert Planning, Strategic Communications, Design, EIA, Economics, Heritage, Townscape and Landscape, and Expert Witness services to Bloor Homes. The appeal decision follows the decision of Cheshire East Council's Strategic Planning Board to refuse the application in September 2025, despite planning officers recommending the scheme for approval. After a hearing and a site visit by the Planning Inspectorate, the appeal has now been upheld, paving the way for the delivery of around 200 new homes on the northern edge of Macclesfield.
The Planning Inspector agreed that the site comprises ‘grey belt’ land and concluded that the proposed development is not inappropriate development in the Green Belt, recognising that the site does not make a strong contribution to the relevant Green Belt purposes.
The Inspector confirmed that the Section 106 planning obligation securing the development’s contributions meets national planning policy and the relevant Community Infrastructure Levy tests. This includes provision for 45% affordable housing, public open space, public transport and highways improvements, education, healthcare and recreation contributions, and improved walking and cycling connections.
Director, Planning, Anna Relph, said:
"As the first grey belt housing approval in Cheshire East, and one of the first in the North West, this appeal has provided an important opportunity to demonstrate how new national grey belt policy can be applied both practically and responsibly.
“This successful appeal also represents a particularly proud moment for me personally, having been part of an all-female Expert Witness team to help secure this positive outcome, alongside my colleagues Joanna Ede and Kerrie Melrose from Turley, and Vanessa Eggleston from i-Transport.
“We are pleased that the Planning Inspectorate has recognised the key benefits this development at Prestbury Road will bring, including affordable housing, improved connectivity and new public green space. This decision represents a positive example of the role that grey belt land can play in delivering sustainable, high-quality development where land does not make a strong contribution to the relevant Green Belt purposes and there is a demonstrated housing shortage.”
Toby Hudson, Strategic Land Director at Bloor Homes, said:
"We are delighted that the Planning Inspector has recognised the significant benefits that this scheme will bring to Macclesfield and has overturned the Council's decision to refuse the application.
“It is now almost a year since the application was rejected by committee despite receiving a recommendation for approval from the Council's own planning officers. Throughout that time we have remained confident that the scheme represented a sustainable and well-considered response to Macclesfield's growing housing needs.
“The Inspector's decision will enable the delivery of around 200 high-quality new homes, including a substantial proportion of affordable housing, alongside meaningful investment in local infrastructure, public transport, green spaces and active travel connections."
“This is an important outcome not only for those seeking access to high-quality new homes in Macclesfield, but for the wider town. The development will create new opportunities for families, first-time buyers and key workers while delivering lasting environmental and community benefits.
“We would like to thank everyone who engaged constructively throughout the planning process. We now look forward to working with Cheshire East Council and local stakeholders as the project progresses towards delivery."
The decision comes at a time when Cheshire East continues to face challenges in maintaining a sufficient supply of deliverable housing land. The Inspector noted that the Council can currently demonstrate only a 3.8-year housing land supply, representing a shortfall of around 3,151 homes against the requirement, and gave substantial weight to the delivery of both general needs and affordable housing. The decision follows other recent appeal decisions which have supported the delivery of sustainable housing developments across the borough, including Bloor Homes' successful appeal for 325 homes in Sandbach.
With outline planning permission now secured, Bloor Homes will begin the next stage of the planning process by bringing forward reserved matters applications to determine the detailed design of the scheme, including the appearance of the homes, landscaping, public spaces and wider layout.
11 August 2026
