®Planning appeal decision
Land Adjacent to Mulberry House, Frog Lane, Pickmere, Knutsford, Cheshire, WA16 0LJ
Planning appeal 3376104 at Land Adjacent to Mulberry House, Frog Lane, Pickmere, Knutsford, Cheshire, WA16 0LJ (Cheshire East) was allowed on 14 April 2026 by Inspector Williams K, by written representations. The main issue, as the Inspector framed it: Whether the site is suitable for residential development, having regard to its location, the proposed land use, and the amount of development.
for the permission in principle for the construction of up to 2 dwellings
- Authority
- Cheshire East
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Williams K
- Postcode
- WA16 0LJ
Main issues, as the Inspector framed them
- Whether the site is suitable for residential development, having regard to its location, the proposed land use, and the amount of development
What decided it
The site qualifies as grey belt land under the 2024 Framework revision and satisfies the three tests in paragraph 155, particularly the sustainability test which recognises that accessibility outcomes vary depending on the size, scale and location of development in rural contexts.
The planning balance is finely balanced; however, the modest scale of the proposal, its relationship to existing ribbon development, the absence of highway safety objections, and the limited additional movement likely to be generated, combined with the demonstrable housing land supply shortfall, outweigh the accessibility limitations and locational constraints.
What the Inspector cited
- Development plan policies
- Policy SD1Policy SD2Policy PG3Policy PG10
- National Planning Policy Framework
- Paragraph 11Paragraph 110Paragraph 115Paragraph 143Paragraph 154Paragraph 155Paragraph 232
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.