About the Development

Avison Young is consulting (until 16^th November) on a proposal to bring forward a full planning application for a development of 102 homes on the two fields east of Longbutts Lane.

The site would be accessed from Congleton Road, with an emergency access point from Longbutts Lane. The development would be 102 houses of which 56 would be market housing and 46 would be affordable. The houses would range from 2-bed bungalows to 5-bed houses. The development would include areas of new public open space, a substation and a pumping station.

The development is being brought forward as a grey belt proposal, and the site is also being promoted for inclusion in the new local plan. It is stated a planning application would be submitted in late 2026 for determination in the spring.

You can share your views on the development and find out more at: https://www.avisonyoung.co.uk/planning-consultations/gawsworth

Parish Council Response

The Parish Council discussed the proposal at its meeting on Tuesday 10^th November, where a strong attendance from the community highlighted local sentiments.

The Parish Council is strongly objecting to the principle of development on this site. We are currently in the process of finalising the detail of our submission which will be published here in due course. Our response will cover:

1. Concern over highway safety and traffic onto the A536
2. Challenging the claim the land qualifies as grey belt, on the basis that it checks the urban sprawl of Macclesfield
3. That the site is not a sustainable location for development with respect to access to services
4. That development is not required in Gawsworth as there is no identified local need
5. Concern over utilities provision, noting power supply issues in the village and low pressure at adjacent households
6. Concern over flooding of the fields and resultant surface water run off
7. Noting the site is within/adjacent to the Jodrell Bank Consultation Zone

Meeting with Avison Young

Gawsworth Parish Council met with Avison Young on Wednesday 11^th November. During this meeting it was confirmed that:

1. The site is bring promoted by the landowner, and not a national housebuilder
2. Cheshire East Council planning officers have agreed that the land could be considered grey belt and encouraged the full site to come forward
3. The site will come forward as a full planning application, not an outline application
4. The 40mph speed limit on Congleton Road would be extended to past the site access
5. The site will include an element of play equipment, designed to be different to that in Gawsworth Park
6. The pumping station is for surface water drainage and will connect to existing United Utilities infrastructure. There is a noise buffer around it. The pumping station will be adopted by UU.
7. The section of the footpath from Benbrook Way to the edge of the site would be surfaced, additional paths would link it to the footpath off Congleton Road.
8. A small number of trees would be removed, including one with ash die back.

During the meeting the Parish Council shared their concerns about the proposal, challenging the view that the land is grey belt and highlighting particular concern about highway safety. The council also raised issues of water pressure, power supply and capacity of local infrastructure. The council requested the publication of the grey belt assessment and advice received from Cheshire East Council.

Following the meeting Avison Young advised:

1. They will share the tree survey from their arboriculturist
2. The application will be supported by an Energy and Sustainability Statement. The report includes an assessment on existing capacity, what the requirement for the new development will be and how it will be serviced to avoid any harm to the existing infrastructure. They know that from initial assessments the site will need a substation to provide the necessary power to our site and will therefore not worsen the current supply to the village
3. Once the consultation period has closed we will share an overview of the comments received online, via email or phone call.
4. It is not possible to share the pre-application advice provide by Cheshire East Council as the advice given and discussions remain confidential between the Officers and Applicant.  
5. They will share a summary note of the assessment on the site being considered suitable for development in the Green Belt prior to submitting the application.

What is Grey Belt?

This application is being advanced as the developer argues the land is Grey Belt and therefore does not need to meet the very special circumstances tests of Green Belt development.

The National Planning Policy Framework (NPPF) is set by the UK Government and governs both how planning policy is made and how planning decisions are made. In the December 2024 update, the NPPF introduced a new classification of ‘grey belt’ land. It is defined as land in the Green Belt which has previously been developed or any other land which (in either case) does not strongly contribute to three specific objectives of green belt, namely:

a – To check the unrestricted sprawl of large built-up areas
b – Preventing neighbouring towns merging into one another
d – Preserving the setting and special character of historic towns

The latest version of the NPPF (2026) provides guidance on the green belt objectives. It specifically states that:

• For purpose A, village should not be considered large built up areas
• For purpose B, it relates to the merging of towns/cities, not villages
• For purpose D, it relates to historic towns not villages

The NPPF sets out that development on grey belt land is permissible in the green belt if it needs an evidenced unmet need for the type of development (which is the case in Cheshire East as the borough does not have a five-year housing land supply), is in a sustainable location and complies with the ‘golden rules’ requirements (affordable housing 15% above minimum requirement, improvements to local infrastructure, provision of new green space).