Outline plans for 180 homes on former Green Belt

As reported last week Royal London has submitted two planning applications to Cheshire East Council for homes at its site on Alderley Road.

The first application is for up to 60 homes on land opposite the Royal London Campus, to the west of Alderley Road and the second application is for 120 homes on the northern part of the campus site - both of which have now been added to the Cheshire East planning portal.

The outline planning application, reference 17/5837M, is seeking permission for a new residential development on The 4.45 hectares site which is owned by Royal London. The land has recently been removed from the Green Belt and is included in the Local Plan with an allocation of 75 dwellings.

Initially, Royal London are proposing to build 60 properties along with access on the northern part of the site, with an area at the south of the site identified for future development of up to 15 additional properties (shaded orange on the second slide above).

Access into the site would be off Alderley Road, by widening the existing entrance point and providing a dedicated right turn lane when travelling south from Wilmslow.

A pedestrian and cyclist route is also suggested through the proposed development along with a new pedestrian crossing north of the site entrance.

The outline planning application, reference 17/5838M, for a residential development, 120 properties, along with the access roads and landscaping on the Royal London campus.

These properties would be a maximum of 4 stories high along the southern boundary and 3 stories elsewhere.

The illustrative plan contains a mix of property types including 2, 3, and 4 bed properties along with 1 and 2 bed apartments.

A new access is proposed off Alderley Road by creating a new entrance point with a dedicated right turn lane, for vehicles travelling from the south.

A spokesperson for Royal London said "Although the masterplans are indicative at this stage in the planning process, a range of housing is envisaged to meet a variety of local needs, delivering the highest quality throughout in keeping with local character and styles and respecting the landscape and heritage strengths of the Campus. One and two bed apartments suitable for first time buyers, or residents seeking to downsize, as well as three and four bed homes for growing families and young professionals, are all expected to be part of the mix."

Despite having been granted planning permission in 2016 for a new office development at their Alderley Road campus, Royal London Group confirmed last month that it is relocating to the Parklands building at Alderley Park.

The planning application can be viewed on the Cheshire East Council website by searching for planning references 17/5837M and 17/5838M. The last date for submitting comments is 21st December and a decision is expected by 16th February 2018.

Both planning applications are currently scheduled to be determined by the Strategic Planning Board on 31st January 2018.

Alderley Road, Royal London


Here's what readers have had to say so far. Why not add your thoughts below.

Graham Peters
Thursday 23rd November 2017 at 8:16 am
So enevitable this is; and the trouble is, all the Wilmslow residents are powerless to stop it happening.
RL & the developers will make a fortune out of another ‘bland’ boxy estate and add yet more traffic chaos to the already grid locked roads.
Thursday 23rd November 2017 at 10:22 am
Graham - you have forgotten the 15 dwellings on the part shaded orange. That will be the 15 in the exclusive gated community which they will put in for later, - possibly with its own access, - knowing full well that they would not get that through at the moment.
James MacDonald
Thursday 23rd November 2017 at 12:40 pm
And as usual all the local services will be enhanced to provide greater capacity...

I look forward to walking past the static traffic on Alderley Road
Mark Goldsmith
Thursday 23rd November 2017 at 3:36 pm
So we lose the towns biggest employer and an open field in return for more executive houses. The worst of every outcome then, following Royal London's threat to leave the town unless granted permission to develop this land.

I find it hard to imagine how Cheshire East and its four Conservative councillors for Wilmslow could have been more inept or more devious than over this matter. Either way, they are not fit to represent our town. Residents of Wilmslow campaigned at the time that Royal London could just leave anyway, unless they gave a binding commitment to stay in the town once planning permission was granted. And guess what...

Had they any sense of shame, Cllrs Menlove, Brooks, Barton & Stockton would have resigned by now over their monumental incompetence or dishonesty over this development. Heaven knows how dreadful they must be on other issues then if this is how they perform on the big ones.

However, it seems they will brazen it out till May 2019, when the town can tell them at the ballot box what it really thinks of their abject failure.

Mark Goldsmith - Residents of Wilmslow
Sally Hoare
Friday 24th November 2017 at 6:43 am
How many will be affordable homes for first time buyers? Just more of the same detached boxes I guess.
Nick Jones
Friday 24th November 2017 at 8:59 am
@ Mark; Concur fully with your last. Interesting the common sense approach of yourself, and Toni Fox has further highlighted the incompetence of CEC ‘rubber stamping’ planning process at Stanneylands. Once again independents applying non –party common sense. Its apparent that before the £3.7M CEC Local Plan fiasco (a document that doesn’t represents the electorates position to build infrastructure, use brownfield, 1st time buyers and social housing), that the charade of consultation on this and other ‘Planning’ issues has been nothing more than a ‘Grand Deception’ .Undoubtedly all stitched-up ‘nice and tight’ before the public received the first orchestrated ‘mizzle of mistruths’ from CEC. The exacerbated staged ‘theatrics’ in submitting changing plans for access, more houses etc. Merely pouring oil on the flames of anger and common sense. The Wilmslow 4’s (W4s) notoriety is perturbing and frequent, well evidenced on these pages hoodwinking the electorate saying one thing and then doing quite the opposite; ‘Adlington -Never build on these fields- Road’ ‘Royal -I have publicly opposed any housing on the Royal-London site’ ‘Lyme -Asleep on my Watch -Green’ , Now followed by.. Silence!, A good indicator to let the electorate know they have done something wrong. The W4s appear to wear the words of; Duplicitous, Inept, Incompetent, Deceitful as a badge of honour. If they would like to explain their individual and collective conduct it needs to be done in a public forum. Is it any wonder there is a call to place CEC into ‘Special measures’. It might be more appropriate to have a further law enforcement investigation. Whilst ‘Revelations’ identifies ‘The Four Horsemen of the Apocalypse’ each to ride a steed of representative colour , Red -War, Black -Famine, Pale- Disease/Death , White The Antichrist, The W4s are all riding their Nag’s all over Wilmslow in Blue as they continue to breach the trust of the electorate .. May 2019 is too far away
Jon Williams
Friday 24th November 2017 at 10:03 am
Social Housing (Housing Ass.) might take a few of the smaller ones for renting out.
Mark Goldsmith
Friday 24th November 2017 at 10:17 am
@Sally Hoare.

The developers will claim that 22% to 30% will be "affordable homes".

In reality, (seen at Stanneylands and Addlington Road) the 22% means 22 x 1 bed flats and 78 x 4 or 5 bed Executive homes. So less than 10% of the building space will be allocated to "Affordable Homes".

These "Affordable" flats will be sold on mass to a housing association, so tough luck if any of your children want to try and get on the property ladder by buying one of them at a reduced price. They will then be rented out at -20% below market rates. But given that flats in Wilmslow are expensive to rent, this will stretch the understanding of "affordable".

Royal London is purely a commercial development. It's altruistic claims are just a smokescreen deception to cover this fact.
Manuel Golding
Friday 24th November 2017 at 4:30 pm
Cllr Goldsmith really has said it all.
For what it is worth, I feel compelled to add my pennies worth by saying yet again that nothing but nothing is beneath RLs absolute contempt for the local community with the community's grave concerns with all its uncaring, devious and dishonest approach to its former Green Belt sites.

The dishonesty has been clearly encouraged by CEC, its leadership and its out of control inept, uncaring pseudo planners pulling every trick they know of to delude those concerned with the town's betterment. Both RL & CEC have repeatedly and wholeheartedly been backed by the town's four (4) CE Conservative councillors, Stockton, Mendlove, Barton & Brooks. These four have very badly let down the people of this town who elected them in 2015, in the delusional belief that these four would fight for Wilmslow. And it is not just at Royal London, see Heathfield Farm, Little Staneylands, Upcast Lane to mention just a few sites.

Let's make sure these 4 "fifth columnists" get their just rewards in 2019.
Pete Taylor
Sunday 26th November 2017 at 12:51 am
As none of our four Conservative Councillors appear to hold surgeries; perhaps we, their electorate, should invite them to a town meeting?
Could anyone please advise me where the largest public space for meetings is available?
It would be incredibly reassuring if any of the four were among the first to respond.
Dennis Anderson
Monday 27th November 2017 at 7:47 pm
Alderley and Wilmslow residents may not be aware that two planning applications have been submitted for housing developments on recently released greenbelt land on the Royal London site. The application is for 120 units to the east and 60 to the west with associated access points. The new road to the easterly development would open at a point close to the property known as The Coach House, between the King’s Arms roundabout and the existing traffic light controlled road into Royal London. This application ignores the Local Plan Para 4.1 which specifically stated that –

“ Access to the site has been carefully considered.....................and the most appropriate access point is via the existing entrance off Alderley Road next to the northern lodge building.”

As anyone who uses the road regularly will know, congestion, particularly in the morning and evening rush hours is considerable; if this application goes ahead, then the impact on Alderley Road will be huge. When trucks manoeuvring into the Travis Perkins yard, plus a school bus decanting children are taken into account, it takes little imagination to see that this road is going to be a permanent traffic jam. Another application in this mix is for a hand car wash on the site of the former petrol station – this was rejected, by C.E.C. partly on grounds of traffic congestion, but has now been taken to appeal by the applicant.

There has been increasing anxiety as this development has grown – initially the site was taken out of greenbelt because Royal London claimed a pressing need for an up to date new building, and extra car parking for an increased workforce, promising 450 new jobs in addition to the 900 currently employed. Having achieved planning approval, Royal London are now in the process of selling the site and moving to Alderley Park.
Those who use this route may wish to look at the plans and register their comments by using the following website The application numbers are 17/5837M for the west and 17/5838M for the east.
Pete Taylor
Monday 27th November 2017 at 10:14 pm
Excellent points Dennis.
I believe that RL never had the slightest intention of staying on the site; they fooled the Ward Councillor and his chums into removing the Green Belt protection (thereby increasing the value of the land by xxx%) by threatening to move elsewhere. The gullible four took the bait and... surprise, surprise... RL are pulling out, with full pockets, anyway. Meanwhile the residents nearby have to cope with an impending "housing estate" where currently there are agricultural fields.

Amazingly the gullible four are not engaging with their electorate on any public forum...

The four Tory CEC Councillors were elected to represent the residents who, let it be remembered, came out in no uncertain terms in the "Wilmslow Vision" and every other "consultation" since against removing the Green Belt protection. Instead they voted with their Party. Now they are in hiding.
Pete Taylor
Tuesday 28th November 2017 at 11:36 am
Before making comments on the two planning applications 17/5837M and 17/5838M I would urge residents to read the CEC Borough Design Guide. This fairly recent document sets out exactly how residential developments should be designed and how they must fit in with the "grain" of existing housing.
These guides are quite specific and go into great detail; there are two volumes and I think it is worth reading both; I am of the opinion that both the Royal London planning applications fail to comply with the CEC Design Guide.

Link here: http://bit.ly/2zxWZ0v
Clive Cooksey
Wednesday 29th November 2017 at 4:21 pm
One day my grandchildren will say "what are green fields????"
Barry Buxton
Wednesday 29th November 2017 at 4:55 pm
Such hysteria from the NIMBYs!

It's as though they are unaware of the national housing 'crisis' and imagine that the blessed Wilmslow should be exempt.

And to go on about the town's biggest employer leaving town is ludicrous. Their new location is less than 10 minutes drive away, on the same bus route and still within CEC for tax purposes.
Dennis Anderson
Wednesday 29th November 2017 at 6:09 pm
Barry, reference your comments regarding NIMBY’s, we are referring to the fact that RL threatened to move away unless they were granted planning permission for this development.
The fact that RL announced a move to Alderley Park within a week after holding a public exhibition at Wilmslow Leisure Centre makes this whole planning issue a fiasco.
Barry Buxton
Wednesday 29th November 2017 at 9:13 pm
The RL site redevelopment was always on the cards even if they had stayed. Instead of the incessant whingeing we should be thankful for what could turn out to be a more socially attractive and responsible use of the land - and for RL choosing not to leave Cheshire East.

For the benefit of the cynics who may question my bona fides, I am not connected with RL in any way and have lived very near the RL site for the last 34 years.
Pete Taylor
Wednesday 29th November 2017 at 9:32 pm
Barry, your previous comments both on this and the Alderley forum do seem to indicate that you are marching to a different drum than the rest of us.


Have you really considered how much more difficult it will be to get out of your road, Fulshaw Park South, when all the extra traffic is around?

Don't think of sneaking down Fulshaw Park, because the TRO will be rigidly enforced, so I've been advised.
Barry Buxton
Thursday 30th November 2017 at 9:29 am
Yes Pete; a world that doesn't stand still or get stuck in the past, where there's economic progress for all, where there's no magic money tree and no free lunch.
Try it!
Christine McClory
Thursday 30th November 2017 at 10:30 am
I seem to remember a history lecture. I am almost certain that it was by Clare Pye from Manchester University. I am convinced that we were told that the land opposite RL could never be built on because the original builder of the Hall, (was it Samuel Finney?) had placed a legal order of some kind forbidding any building so as not to spoil his view.
OK this is woolly... but surely someone with more historical knowledge than myself will know the facts?
Barry Buxton
Thursday 30th November 2017 at 10:56 am
Pete; I won't need to even consider "sneaking" down Fulshaw Park because whatever traffic increase there may be from the new development will be moderated by the transfer of RL traffic from Alderley Road to Alderley Park (via the bypass in many cases). Something you and your RoW chums have overlooked perhaps?
Sonia Mitchell
Thursday 30th November 2017 at 2:36 pm
Someone from Lancashire was telling me recently about an obscene development of 6,000 homes on Green Belt land around Preston. She had been told that the reason for so many big houses, and lack of starter and 'affordable' homes was this: Their local council had been complaining about lack of funds from central government, and had apparently been advised to make up the difference by building more expensive homes, since these have a higher Council Tax band. Food for thought...

Great suggestion from Pete Taylor on inviting the 4 Conservative Councillors to a public meeting. Definitely worth doing!
Pete Taylor
Saturday 16th December 2017 at 8:38 pm
If you feel strongly about this application there is still time to make your representations to CEC, the deadline is next Thursday 21st.

As predicted, not a squeak from the Silent Four.
Pete Taylor
Thursday 25th January 2018 at 1:21 pm
It turns out that, although the online portal has closed, it is still possible to object by post to this ruination of Wilmslow's green Southerly gateway. Comments will be accepted right up to the date of the SPB hearing.

Write to the Planning Department at Macclesfield Town Hall quoting application 17/5837M.
Nick Jones
Thursday 25th January 2018 at 7:03 pm
@ Pete.. I bet the silent Wilmslow 4,(riders of the green belt apocalypse) have something to say when they are seeking re-election ! ... There will be a myriad of questions to be asked of them at that juncture on public forums / meetings and elsewhere about their duplicitous and deceitful actions in not representing the electorate ... and their use of JGM spin doctors at £945.000 plus VAT for the service ( paid for by Residents in the 6% Council tax rise proposed )... wont answer the direct questions sought from them individually. Roll on May 19 !
Pete Taylor
Thursday 25th January 2018 at 11:32 pm
@ Nick Jones- was there ever a more quiet group of “politicians” in the history of the world?
I can only think that they know the jig is up for them and they’ll just continue (silently) to take their allowances and ride off when the time comes.
Deleted Account
Friday 26th January 2018 at 6:49 am
Hello Pete,

I'm so sorry to hear that your local councillors have apparently chosen to remain silent about Royal London when the issue is so close to resident's hearts.

We are much more fortunate here in Summerfields : Colshaw on Dean Row

You might not know, but residents are campaigning against a flawed planning application by Lidl GmbH to build the biggest superstore in the UK on Summerfields Village.

From day one we have had the full support of local councillors, Wilmslow Town Council and the appropriate technical experts.

For what it is worth, we all wish you all luck. Do not give up.


Pete Taylor
Friday 26th January 2018 at 7:35 am
Martin, thanks for that. We have the support of the WTC Residents of Wilmslow Councillors. WTC Planning Ctte objected but we have heard not a thing since.
Good luck.
Pete Taylor
Wednesday 14th February 2018 at 12:55 pm
Royal London have made some changes to their plans for application 17/5838M, those who have already made comments may want to revisit the CEC website and amend or add comments. The closing date has been extended.
Pete Taylor
Wednesday 14th February 2018 at 8:05 pm
With the changed application and new closing date, comments from people who missed the original deadline can now have their say.