Local plan scoping consultation

Comment

Representation ID: 6621

Received: 01/09/2026

Respondent: Pegasus Group

The new Local Plan should be based on a housing need assessment that establishes the overall
number of homes needed in the area as a minimum over the plan period, using the standard
method. This is currently 2,530 dwellings per annum (dpa) but will need to be kept under review
as the new Local Plan progresses to consider changes in housing stock and affordability data.
Whilst 2,530 dpa is a step-up on the adopted housing requirement of 1,800 dpa in the Local Plan
Strategy (LPS), it is wholly achievable with due consideration being given to the land available
within Cheshire East which is not restricted.
The adopted Local Plan figure of 1,800 dpa was based on an Objectively Assessed Housing Need
Assessment that dates back to 2015; was influenced by very low/poor delivery rates incurred
over the course of the early years of the plan period, and predicated on an average 0.7% jobs
growth rate, which has been significantly surpassed since the start of the adopted plan period.
The former Standard Methodology was based on the 2014 Household Projections, which are now
12 years out of date, and again, was a projection of past low delivery rates within the Borough.
Cheshire East’s actual net delivery of homes since the Local Plan was formally adopted in 2017,
actually averages at 2,524 dwellings per annum (see Figure 1 below), which demonstrates the
Borough contains a very strong housing market area, that can positively contribute to the
Government’s overall objectives to significantly boosting supply at a level that is consistent with
the new Standard Methodology requirement.
We are of the strong view that the above points should set out in any updates to the Council’s
Housing Evidence base to clearly demonstrate why the new Standard Method requirement is
fully justified and should be treated as the minimum housing requirement for the Borough.

Comment

Representation ID: 6622

Received: 01/09/2026

Respondent: Pegasus Group

In light of the 2026 NPPF and its reliance on the national Connectivity Tool, it would also be
prudent to include some initial information in terms of how Holmes Chapel score in this regard
when considering the national and local picture.
Holmes Chapel is well-placed to support growth given its railway connectivity. Holmes Chapel fall
within the Crewe Travel to Work Area (TTWA), which is a top 60 TTWA, noting this is a key policy
measure within the 2026 NPPF when considering locations next to ‘well connected stations’ as
defined by the NPPF and the policy implications towards land that are within a reasonable walking
distance to such locations. Two trains per hour operate from Holmes Chapel in each direction.
The station falls on the Crewe-Manchester line – with two trains per hour to Manchester and two
trains per hour to Crewe.
The site benefits from being within a reasonable walking distance (as defined in Annex B of the
NPPF) of Holmes Chapel train station, located approximately 300 metres away based on a real
walking route. Residential development in such a location is supported by the NPPF, subject to
meeting the wider policy criteria. The NPPF places strong emphasis on housing delivery and
densification to increase supply, including the “default yes” approach to development around
well‑connected stations and the expectation for minimum densities in these areas. Development
at this location should therefore be supported.

Comment

Representation ID: 6623

Received: 01/09/2026

Respondent: Pegasus Group

The Local Plan should make it clear that Cheshire East is strongly aligned with the wider
ambitions of the UK Industrial Strategy on the basis of:
• its close geographical links and connectivity to Greater Manchester and
• it containing clusters associated with advanced manufacturing and life sciences which
are both identified within the selective 8 growth sectors within the UK Industrial Strategy.
Bespak is a longstanding employer in Holmes Chapel, a point that was recognised by Members at
the August Southern Planning Committee. This local employment role reinforces the need for the
Local Plan to ensure that sufficient housing is provided in sustainable locations such as Holmes
Chapel, where new homes can directly support the existing workforce and future recruitment
needs of major employers like Bespak.

Comment

Representation ID: 6624

Received: 01/09/2026

Respondent: Pegasus Group

The Council recognises Jodrell Bank Observatory (JBO)’s status as a UNESCO World Heritage Site.
We consider it important that the Council clearly distinguishes between:
• the heritage significance of Jodrell Bank as a designated heritage asset, including the
Grade I listed Lovell Telescope; and
• the technical and operational significance of the wider astrophysical observatory and the
extensive safeguarded area surrounding the site.
The two concepts are separate and should not be married together, particularly in light of recent
Government announcements that Jodrell Bank will no longer be receiving further Government
grants and funding.

Comment

Representation ID: 6625

Received: 01/09/2026

Respondent: Pegasus Group

Whilst we note that this section provides only high-level demographic information for the
Borough, we consider it essential that the Local Plan also identifies the proportion of households
with occupants in need of care and elderly residents. This is a key demographic indicator that will
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directly influence where the Council may need to deliver, support, and prioritise specialist
accommodation for older people over the plan period.
Highgrove’s site in Holmes Chapel is able to contribute positively to this need. The site has the
potential to deliver care home provision or specialist accommodation for older residents, aligning
with both demographic trends and the Council’s wider objectives to plan for an ageing
population.

Comment

Representation ID: 6626

Received: 01/09/2026

Respondent: Pegasus Group

The Local Plan period should extend beyond the proposed 15 years, taking account of several key
strategic considerations that will shape growth across Cheshire East over the coming decades.
We note that the 2026 NPPF has reduced the recommended minimum requirement to 10 years
under Policy PM2: Local Plan.
Notwithstanding this, we would welcome a scenario where the CEC Local Plan (alongside the
CWAC Local Plan and Warrington LP) cover at least a 25 year plan period and are prepared on an
evidence base that takes account of the 30 year investment programme for the Combined
Authority.
A Local Plan that is prepared with at least a 25 year horizon and plan period could clearly direct
the production of an SDS that could either be adopted at the same time as the Local Plan, or
failing that be in a position where it could be progressed and adopted quickly in light of the fact
that the Local Plans will have done a lot of the heavy lifting already. Indeed, this would be
consistent with Part 1b of Policy PM2: Local Plans, which states:
‘Local Plans can cover a longer time period where this would, for example, help
support the delivery of longer-term infrastructure or strategic development’
Importantly, the 10-year period is a minimum requirement. Where strategic development forms
part of the spatial strategy (such as new settlements or significant extensions to existing towns
and villages), national policy expects a vision that looks much further ahead, typically at least 30
years, to reflect the realistic timescales for delivery.
Further to the Council’s devolution agreement and the formation of the Cheshire and Warrington
Combined Authority, we note that a devolution agreement has been set that seeks to focus £650
million worth of investment fund over 30 years. We also note that the region’s first mayoral
election is scheduled for May 2027.
The emerging Cheshire and Warrington devolution deal is expected to significantly increase
economic activity across the combined authority area. The devolution process is advancing in
parallel with the preparation of the new Local Plan and will bring enhanced transport connectivity,
new investment, and improved employment opportunities across the boroughs.
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The new Local Plan must identify broad locations for long term housing growth that can support
and align with the combined authority’s economic ambitions. Settlements with strong
employment bases and excellent transport connectivity, such as Holmes Chapel, is a logical and
sustainable location for accommodating this future growth.
The 2026 NPPF also introduces Policy PM1, which sets out expectations for Spatial Development
Strategies at a sub‑regional scale. This is particularly relevant in the context of the combined
authority. Policy PM1 requires a strategy for a sustainable pattern of growth over at least 25 years,
recognising that a proportion of this growth will need to be accommodated within Cheshire East.
The Local Plan must plan positively for this requirement by identifying broad locations for growth.

Comment

Representation ID: 6627

Received: 01/09/2026

Respondent: Pegasus Group

We note that the scale of development to be planned for is not fixed and will be informed by the
emerging evidence base. We will comment further once the Council publishes evidence on
housing demand. However, we note that paragraphs 5.5 to 5.7 appear to focus on the production
of need assessments for housing and employment and exploring ‘opportunities for regeneration’.
The 2026 NPPF makes it clear that the objectives of the policies contained within:
• Chapter 6: Delivering a sufficient supply of homes is to ‘support the delivery of a
substantial increase in the supply of homes…’; and
• Chapter 7: Building a strong, effective economy is to ‘enable businesses to invest, expand
and adapt in a way that reflects the opportunities, challenges and characteristics of
different areas and supports long-term economic growth both locally and nationally’.
In the context of housing, we emphasise that the Standard Method figure represents a minimum
requirement at 2,530 dwelling per annum. However, the PPG highlights that housing requirement
may be higher than the identified housing need, and authorities should consider the merits of
planning for higher growth if, for example, this would seek to reflect economic growth aspirations.
This is reaffirmed under Policy HOU2: Setting requirement figures for homes within the 2026
NPPF, where part 3b states the housing requirement figure should:
‘Be higher than the overall figure identified in the local housing need assessment where
appropriate and that this will include situations where a housing requirement is
necessary to meet the needs of neighbouring areas or to reflect growth ambitions linked
to economic development or infrastructure investment.’
In short, if the minimum housing requirement as set by the SDS or the Standard Methodology is
not sufficient to meet the growth or infrastructure investment ambitions of the Council and the
economic vision for the area, the housing requirement should be increased.
In the context employment and economic needs, NPPF Policy E1: Providing the conditions for
long-term economic growth makes it clear that this should start with a clear economic vision
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and strategy, which takes a positive, proactive and realistic approach to encouraging sustainable
economic growth in urban and rural areas, having regard to the UK Industrial Strategy and relevant
strategic and local strategies for economic development and regeneration. It goes onto confirm
that it is not just existing business needs that should be considered but also wider needs and
opportunities for economic growth and investment including relevant market signals and
propriety places for investment in key sectors as set out in the UK Industrial Strategy and other
programmes such as Industrial Strategy Zones and AI Growth Zones.
In short, whilst it will be necessary for the Local Plan evidence base to assess past growth and
land take up to explore the potential need for employment land, NPPF Policy E1 requires a more
proactive and visionary approach to be adopted and clearly points to the need to positively
identify opportunities for growth.
Based on the Council’s latest Annual Monitoring Report (2024/25) as set out in Table 1 below,
Cheshire East’s jobs growth has fluctuated year on year (seemingly due to more recent changes
influenced by Brexit, the pandemic and possibly the Ukraine War). Prior to this, however, jobs
growth was very strong. Data shows that prior to Brexit and the pandemic, Cheshire East was
successful in generating new employment, with an average of over 3,500 new jobs created year
on year between 2010 to 2019 (equating to an average annual jobs growth of +1.9%).
However, the years following the pandemic have shown the local authority to be struggling to
maintain employment increases, with job numbers falling from a high of 206,000 in 2019 to
201,000 in 2020. This equates to an annual average loss of jobs at -2.4%.
Over the course of the plan period, however, jobs growth has still average 1.3% per annum and this
is still significantly higher than the 0.7% jobs growth the adopted plan was predicated on which
led to the adopted Local Plan (and LPS inspector) concluding that an average annual housing
target of 1,800 per annum. Based on this alone, this would suggest that the new Local Plan should
be targeting an employment growth and investment strategy that looks to achieve at least 1.3%
jobs growth per annum and in our view, it should be higher to capitalise on the locational
advantages of the Borough and key sectors that align with the UK Industrial Strategy.
Indeed, in terms of generating additional jobs growth going forward, Cheshire East still has an
excellent foundation to build upon. Holmes Chapel is a clear example of this strength. It
accommodates Bespak, a major employer in the advanced manufacturing and life sciences
sector, specialising the production of inhaled and nasal drug-delivery.
This fit neatly within the Government’s Modern Industrial Strategy for the UK, issued in November
2025 and noted under the 2026 NPPF Policy PM1. The Strategy targets eight sectors with the
highest potential for productivity, exports, and job creation:
• Advanced Manufacturing
• Clean Energy Industries
• Creative Industries
• Defence
• Digital and Technologies
• Financial Services
• Life Sciences; and
• Professional and Business Services.
These sectors are expected to drive national productivity, support the net zero transition, and
create 1.1 million new jobs by 2035. Cheshire is referred to within the document in relation to Life
Sciences and Chemical production in the context of boosting growth in Northern City regions and
clusters. The Industrial Strategy also makes reference to improving the connectivity across the
North of England, which is now being picked up through the Northern Powerhouse Rail project. It
also highlights how the Government will remove blockers in the planning system to drive the
economy forward and encourage growth.
The 2026 NPPF embodies the Government’s latest planning reforms but there are also wider
initiatives planned by the Government in terms of tax reform and other interventions that
purposefully seek to put the UK back onto a high growth agenda, as highlighted in the Industrial
Strategy. In short, such reforms are targeting greater levels of jobs growth and productivity.
The Local Plan and its evidence base must clearly recognise that Holmes Chapel’s economic
contribution is nationally relevant, and that its ability to support advanced manufacturing and life
sciences growth is coupled with providing more housing in a sustainable, well-connected
location. For these reasons, we consider that Holmes Chapel should be identified as a key
location for future residential growth to ensure that its economic potential can be fully realised.

Comment

Representation ID: 6628

Received: 01/09/2026

Respondent: Pegasus Group

Whilst there is no specific requirement in national policy to set a hierarchy of settlements
through the Local Plan it is noted that the Council will establish a settlement hierarchy as part of
the future planning strategy with the intention of informing the spatial distribution of
development, the approach to site allocations and the definition of settlement boundaries.
It is noted and welcomed that the Council are currently collating evidence to inform a review of
the settlement hierarchy, considering provision of services and facilities, population, jobs,
sustainable transport, retail provision and settlement form. Comments may be made on that
evidence in due course as it is expected to be published as part of the subsequent ‘plan content
and evidence’ consultation next year.
Alongside the review of the settlement hierarchy, it is expected that the infrastructure required
to support growth in settlements will be explored though the Infrastructure Delivery Plan (IDP). It
will be necessary to get a handle on how future development may be able to enhance the role,
function and sustainability of settlements through improved infrastructure provision and helping
to underpin and attract new services and facilities in specific settlements.
Highgrove welcome discussions with the Council as this Site is of such a scale that it can provide
supporting infrastructure to assist in accommodating growth in Holmes Chapel.
At present, Holmes Chapel is identified as a Local Service Centre; however, given its existing
range of services, strong connectivity and employment role, we consider that it is capable of
functioning as a Key Service Centre. We set out detailed representations on this point in the
following sections.

Comment

Representation ID: 6629

Received: 01/09/2026

Respondent: Pegasus Group

Highgrove support the preparation of new evidence to underpin the new Local Plan, including a
report on the spatial distribution of development. We agree that the Local Plan will need to set
out a clear spatial strategy and distribution of development once the extent of need is identified.
However, the evidence base and draft Local Plan should also take account of clear opportunities
for development particularly where it is evident that the environmental impacts would be limited,
yet the development of land would still positively contribute to economic and social objectives
of the NPPF and Local Plan more widely.
Such an approach would tie in with the fact that the housing requirement set by the Standard
Method is a minimum requirement and the Government are seeking to significantly boost the
supply of land for housing and identified opportunities to grow the wider economy. In short, the
allocation of sites does not strictly need to be tied to need but can also be geared towards
unlocking and positively planning for suitable development opportunities where they exist, are
available, deliverable and suitable and would positively contribute to the Government’s wider
growth agenda.
Holmes Chapel has excellent connection to the M6 via Junction 18 and benefits from a train
station and a range of other services, which we consider tip Holmes Chapel into a Key Service
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Centre category. It would be found to be well placed to address a substantial proportion of the
housing requirement since:
• Holmes Chapel is not constrained by Green Belt or Strategic Green Gap designation.
• Holmes Chapel is not constrained by the Peak District National Park Fringe which includes
land to the east of Macclesfield, north, east and south of Bollington, and south east of
Congleton.
• Holmes Chapel is not constrained by Local Landscape Designations which include land to
the north of Knutsford, north of Wilmslow, west of Handforth, east of Alderley Edge, north
and west of Macclesfield.
• Holmes Chapel provides ready access to shops, services, amenities, major employment
opportunities, and railway infrastructure.
Despite not being surrounded by Green Belt, the sustainable growth of this settlement has been
severely hampered by the Jodrell Bank Consultation Zone with ongoing objections from the
University of Manchester with (in our view) limited credible evidence relating to the true/tangible
impacts of development on the success of its continued role and operation.
It will be important for the Local Plan to provide a credible and sustainable growth strategy for
Holmes Chapel particularly noting that the Council abandon the Jodrell Bank SPD. Significantly
less weight should be afforded to the current consultation zone because superior technology
elsewhere and far removed from Jodrell Bank now provides the most effective and efficient data.
Whilst Jodrell Bank’s heritage significance should be recognised, development in Holmes Chapel
should not be constrained by the consultation zone where no heritage harm can be evidenced.

Comment

Representation ID: 6630

Received: 01/09/2026

Respondent: Pegasus Group

It is noted and welcomed that the Council are to prepare a housing needs assessment to identify
the key housing issues that the Local Plan will need to address, including the need for affordable
housing, housing for older people, specialist accommodation, self-build and custom
housebuilding, and the mix of dwelling sizes and tenures across the borough.
The Council already note that there are geographical variations in affordability across the
borough, and that more evidence will be needed to understand these differences and how they
could be addressed. This evidence is welcomed, as is the Council’s commitment to consider
evidence on development viability. Comments may be made on that evidence in due course as it
is expected to be published as part of the subsequent ‘plan content and evidence’ consultation
next year.
In terms of affordability, the affordability ratio of the borough on adoption of the current LPS in
2017 was 7.65. Since adoption the affordable ratio has risen to an average of 8.25, only dropping below 7.65 most recently in 2025. This would suggest that the LPS was ineffective in lowering
affordability ratios or has taken some time to take effect in lowering the ratios.
Moving forwards, there will need to be clear evidence on the extent of the affordable housing
needs within the borough, to what extent those needs should be addressed, and how this informs
the ultimate housing requirement in the new Local Plan. An increase in the total housing figures
included in the Local Plan should also be considered where it could help deliver the required
number of affordable homes.