Muller Property Group has submitted an outline planning application to Cheshire East Council for the development of 127 new homes on land to the west of Audlem. The proposals respond directly to the urgent need for new housing in the borough, aligning with the national Government’s mission of delivering 1.5 million homes by 2030.
The site, strategically positioned with direct connections to existing local services is being brought forward in light of key changes to the National Planning Policy Framework and the borough’s significantly increased housing need, which has increased from 1,800 to 2,603 per annum. Cheshire East recently confirmed they have a housing land supply of just 3.8 years, well below the Government’s five-year requirement.
Muller’s application will deliver 30% affordable housing, equivalent to around 39 new affordable homes contributing to a shortfall that has impacted young families and first-time buyers in Audlem. The proposed housing mix, to be confirmed at reserved matters, will follow CEC’s adopted Housing Mix Policy and Design Guide, delivering a range of 1- to 5-bedroom homes suitable for all life stages.
The proposals include comprehensive public open space provision, including a Local Equipped Area for Play, new walking routes, and access to a new riverside country park, offering more than 8 acres of open space above policy requirements. This will provide new public access to areas of natural beauty previously inaccessible to the community.
Access is proposed via an extension to Tollgate Drive and a new route from Moorsfield Avenue, providing two dispersal points for traffic. Traffic assessments show minimal impact, with only around one vehicle entering or leaving per minute during peak times. The site is within a 10-minute walk of key amenities including shops, schools, and public transport, and benefits from existing and improved pedestrian and cycle connectivity.
Colin Muller, Founder & Chief Executive commented,
“We are committed to delivering high-quality homes in places where people want to live and where communities can grow sustainably. This proposal addresses local housing need, opens up new green space, supports Audlem’s economy, and delivers meaningful infrastructure gains. It’s a responsible and timely response to both local and national policy priorities, supporting the Government’s vision for growth.”
CEC has formally confirmed that the proposals do not require an Environmental Impact Assessment (EIA), as the scheme does not constitute EIA development under the Town and Country Planning (EIA) Regulations 2017. Ecological assessments and a forthcoming Biodiversity Net Gain strategy will ensure that the development safeguards and enhances biodiversity on and around the site. The proposals retain key landscape features and provide opportunities for new tree planting, habitat creation, and ecological connectivity. A 10% biodiversity net gain will be delivered either on-site or via third-party habitat units.
The site’s design will also reflect heritage sensitivities, including mitigation near the Grade II listed Wharf Cottage and nearby conservation area, in line with national and local policy.
The application site is considered sequentially preferable compared to other edge-of-settlement options around Audlem. It is better connected to public transport, key amenities, and pedestrian infrastructure, and sits adjacent to the built-up area with logical, defensible boundaries. Importantly, it avoids more sensitive or less accessible sites currently being promoted elsewhere.
To shape the proposals, a pre-application public consultation with key stakeholders and local residents was run in March and April. The strategy comprised of digital and face to face engagement, with a a mix of modern and traditional means of consultation. The engagement included a dedicated project website and online survey, resident leaflet drop, in-person meetings, and emails/letters sent out to stakeholders. The results and methodology have been included in a Statement of Community Involvement accompanying the application.
With the borough’s Local Plan review not due to complete until 2028, the application offers an immediate, policy-aligned opportunity to help address housing needs in a sustainable and deliverable location. As part of the application, S106 and Community Infrastructure Levy (CIL) contributions will support local services and facilities, ensuring that growth benefits the wider community.
The planning application will now be considered by Cheshire East Council, with determination expected later this year.
More information about the project can be found here.
For more information, reach out to:
Max Muller
Director of Business Development, Communications & Marketing
mlam@muller-property.co.uk
