Welcome
Welcome to our exhibition for The Glades.
We are sharing our emerging proposals for the next phase of development on Royal London campus, our vision for The Glades. The proposals to redevelop the campus with up to 160 new homes (or 140 homes and a care home), complemented by enhanced walking and cycling routes through new ‘glade trails’ across the development.
The consultation period will run from Tuesday 2nd December to Tuesday 16th December during this time, we are inviting feedback from residents, local businesses, community groups and stakeholders.
Please take time to explore the information on this website. You can also get in touch with us directly using the contact details provided. Once you’ve reviewed the material, we encourage you to complete the online feedback form to share your thoughts.
For more information, please contact us by:
- Calling our dedicated community information telephone line: 0161 711 0293 (Monday to Friday 9am to 5:30pm)
- Emailing us on contact@thegladesconsultation.co.uk
Following the public consultation, we plan to submit an outline planning application to Cheshire East Council.
What is an outline planning application?
An outline planning application sets the parameters and principles of a future development. It includes matters such as the scale of development, the number of new homes and access points. It does not fix the layout, the exact configuration and design of the new homes or specific landscaping.
The process allows an early decision on the overarching principles of development and acts as the blueprint for more detailed plans to be brought forward.
What does this mean for me?
For the local community, this provides more opportunity to get involved in the process. Following the submission of an outline application, Cheshire East Council will undertake a public consultation. If this is then approved, the details of the development will be subject to further applications, which will involve further opportunities for local residents to get involved.
Join Us
We are holding a public drop-in event where attendees can meet the project team face-to-face, ask questions and provide feedback on the masterplan by taking a physical feedback form.
You are invited to join us at Bowdon Rugby Club, Clay Lane, Timperley, Altrincham WA15 7AF to learn more about the proposals on Wednesday 4th September & Tuesday 17th September. Both events will take place between 15:30 – 20:00.
As part of the consultation, we will be hosting two online sessions where the project team will talk through the plans and answer any questions attendees might have.
There will be two sessions and the dates will be confirmed soon. Please use the form below to register for updates.
Webinar:
We are holding a webinar on Tuesday 9th December from 6pm to 7pm. The project team will present the plans and answer any questions you have.
The Site Context
Meeting the needs of a changing world
The Glades is located on land to the rear of the Royal London Campus, within walking distance of public transport, shops, schools, and Wilmslow town centre.
The Council has allocated this site for a mix of uses including the development of new homes and the site currently has planning permission for office space. Since the pandemic, working practices have shifted meaning that the need for new homes is now far greater than the need for new office space. Office space also typically results in greater impacts on local traffic. In addition, Cheshire East’s housing need is acute. New homes have to be delivered in the borough. As such, we can better use this site to provide housing, having less local impact on roads and reducing the need to build on Green Belt elsewhere in the borough.
The site is bordered by a mix of residential properties and existing woodland, which will serve as a natural landscape buffer and help protect the surrounding wetland areas. Key buildings within the campus, such as Royal London house, Fulshaw Hall and Alderley House, are part of the wider Royal London estate and will remain in use, and we are considering how best these can be utilised to support the wider community. Our proposals aim to complement this setting by delivering thoughtful, high-quality redevelopment that strengthens local connections.
The Existing Site Context
Harefield House: Potential for conversion into 11 apartments, enhancing the campus neighbourhood.
Royal London House: Redevelopment into sustainable homes, consulted on earlier this year.
Fulshaw Hall: Opportunity for high-quality hospitality use, such as a pub or restaurant.
Alderley House: Potential refurbishment for smaller-scale office space, maintaining employment opportunities on site.
Consented Development: Site to the north has outline planning consent for new homes.
Our Vision
The proposals for The Glades present an opportunity to transform the site into a vibrant, sustainable neighbourhood that meets local housing needs while protecting green spaces elsewhere. It builds on the recent proposals for Royal London House, creating a unified and sensible approach to helping to meet local housing need.
The development will prioritise a strong community feel while maintaining a close connection to nature in a well-connected central location. A range of homes, offering varied sizes and layouts, ensuring accessibility for a diverse mix of residents, complemented by high-quality green spaces and community amenities that celebrate the site’s natural setting.
The vision is shaped by four key principles:
Sustainable homes for everyone/inclusive living
A range of housing sizes, and potential care facilities, designed to meet the needs of a variety of individuals and families. The homes will be energy-efficient and set within a green, landscaped environment, thoughtfully designed to promote comfort, wellbeing, and sustainable living.
A neighbourhood with community at its heart
Our vision prioritises the development of the land to the rear of the Royal London Campus to facilitate a sustainable, distinctive new neighbourhood for Wilmslow that will add to the character of the town.
Nature focused
The plans will retain and enhance existing green spaces and introduce new biodiverse planting, environmental improvements and walking routes.
Distinctly Designed for Wilmslow’s Future
A thoughtfully designed neighbourhood that complements the character of Wilmslow while being uniquely defined by its integration with the surrounding natural landscape. This new community is carefully planned to create a lasting, positive contribution to the town’s identity and environment.
Design Principles
Existing Green Assets
Retain existing trees and create areas of open space for both wildlife and people.
Movement
Create sustainable movement connections through the wider site and to Wilmslow town centre.
Developable Areas
Position areas for residential development around the existing green framework.
Permeability
Create routes within the redline and beyond for pedestrians and cyclists to access the wider site and landscape spaces.
Arrival
Create a sense of arrival from the north and south, each with prominent featured buildings or landscaped areas.
Why Here?
There are several compelling reasons why this site is suitable for redevelopment:
A connected and accessible location
The site benefits from excellent accessibility, with integrated walking and cycling routes throughout the campus. Located within walking distance of Wilmslow railway station, and with the potential to accommodate a through-bus route, the development will further enhance connectivity to the wider town while encouraging active and sustainable travel.
Delivering Homes for Wilmslow’s Future
The Glades will deliver up to 160 new homes (or 140 homes and a care home) in a well-connected, landscaped setting, offering a mix of types and tenures. including affordable housing, to support a diverse community. Wilmslow continues to face significant housing pressure, with high demand and limited supply across the area. This development will help address that need by providing high-quality, sustainable homes that enable people to live, work, and stay in Wilmslow.
Unlocking potential
This site offers a clear opportunity to make better use of underutilised land. It has been allocated for a mix of uses including the delivery of new dwellings within the adopted Cheshire East Local Plan Strategy, supporting its potential for sustainable redevelopment.
Sustainability at the core
Royal London is committed to delivering sustainable, long-lasting development that supports the future growth of Wilmslow and provides lasting benefits for the local community. The proposals place sustainability at the heart of the design, with measures to enhance biodiversity, create new habitats, and promote active travel. Which altogether form part of a long-term vision to deliver positive environmental and social outcomes.
The Proposals
The emerging masterplan for The Glades proposes two options:
1) a development of up to 160 sustainable houses; or
2) up to 140 new homes with a 72-bed care home.
Both options would be delivered alongside a range of resident amenities including parks and public spaces.
Regenerating this area will help meet Wilmslow’s local housing needs while creating a sustainable space that reflects the town’s character and supports its future growth.
The proposals include:
- A mix of high-quality sustainable homes to meet local needs and respond to current patterns of living, including options for young families, those looking to downsize and with flexibility for those working from home.
- Affordable housing in line with policy requirements.
- Designed to fit the local character and setting of Wilmslow.
- Public parks and green spaces to provide recreational community benefits for new and existing local residents.
- Accessible public spaces.
- Improved footpaths and Cycle routes.
- The retained trees and surrounding green spaces will act as a natural buffer, creating a peaceful and private living environment. The layout of the site has also been carefully designed to minimise noise and protect residents’ privacy.
- A natural buffer of retained trees and green spaces will ensure a peaceful living environment, with the site layout designed to minimise noise and protect residents’ privacy.
- Enhancements to biodiversity and woodland character through the retention and protection of existing trees, while delivering a 10% biodiversity net gain.
- Improvements to drainage.
Illustrative Option A
Up to 140 new homes and a 72-bed care home. Further information on this option can be found in our virtual exhibition below.
Illustrative Option B
Up to 160 new homes. Further information on this option can be found in our virtual exhibition below.
Flooding
We recognise that flooding is an important local concern. In line with planning guidance a drainage strategy has been prepared for The Glades site to control and regulate the rate of surface water discharge. The proposed system has accounted for the impacts of climate change and has been designed to improve the management of surface water and help reduce the risk of flooding.
Our approach to water management
Managing water on site is a key part of making the development sustainable and resilient. The proposals will include a network of sustainable drainage features, designed to fit the natural landscape and combat the risk of flooding.
Integrated Sustainable Urban Drainage System Features
The scheme will incorporate a range of features to help manage flood risk, including the creation of a new attenuation feature in the north of the site, SuDS features along the primary spine road and within the site generally. These elements will allow the detention and discharge of surface water in a controlled manner and will help to reduce pressure on the existing drainage network. Some areas will be designed to store water temporarily during heavy rainfall, releasing it slowly and safely once the risk has passed.
Benefits Beyond The Flood Risk
These drainage features will not be purely functional. They will form part of the landscape. By integrating green infrastructure this will enhance biodiversity and create spaces that manage water effectively while complementing the neighbourhood’s character.
Transport and Highways
Access
The Glades will be accessed from Alderley Road and will include a through road capable of accommodating a bus service, linking to the planned development to the north of the site. The location is well-suited to sustainable travel, with Wilmslow railway station within walking distance and regular bus services along Alderley Road connecting the town centre with surrounding areas.
Whilst details around parking are not determined at the outline planning stage, the scheme will look to achieve policy standards for parking provision.
Encouraging active travel
The proposals include a network of walking and cycling paths throughout the campus, with additional routes linking to the Royal London House site. These connections will integrate with existing local networks, providing easy access to community spaces, public transport, and schools. Cycle parking will also be provided to support sustainable travel.
Supporting Public Transport
The site is well placed to take advantage of existing public transport infrastructure. Wilmslow station provides direct rail services to Manchester, Stockport, Crewe and beyond, making it ideal for commuters. Local bus services on Alderley Road offer reliable links to key destinations, reducing the need for car use and supporting more sustainable patterns of movement.
Virtual Exhibition
Masterplan shown in Virtual Exhibition
Public Exhibition
We are holding a public drop-in event where attendees can meet the project team face-to-face, ask questions and provide feedback on the masterplan by taking a physical feedback form.
The drop in event will be held later this year, before the consultation closes, and details will be shared on this website. If you would like to be notified when and where the public exhibition will be held, please complete the form on this website and tick that you would like to be kept informed.
Feedback
We are keen to understand your views on the proposed redevelopment of Royal London House.
Please let us know what you think by completing the online feedback form, which you can access below. The consultation is open until Tuesday 16th December.
All responses will be reviewed and used to inform the next stage of the design. A summary of the feedback and how it has influenced the proposals will be set out in a Statement of Community Involvement, which will accompany the planning application to Cheshire East Council.
In addition to this website, we will also be holding an online webinar where you can hear from the project team and ask questions.
We hope you will get involved.
Questionnaire
Contact Us
If you have any questions or would like to speak to a member of the team, please get in touch.
- Calling our dedicated community information telephone line: 0161 711 0293 (Monday to Friday 9am to 5:30pm)
- Emailing us on contact@thegladesconsultation.co.uk
- Writing to us at FREEPOST SHAPE TOMORROW
Your details are requested to support your comments. Please note that any feedback provided will be used to inform the development of our proposals and a summary of all responses will be collated into a Statement of Community Involvement to support the submission of masterplan to the Council. The information provided will only be used for this consultation exercise. The data will be held securely in accordance with data protection guidelines by Lexington on behalf of Royal London UK Real Estate Fund.
About Royal London
Royal London was founded in 1861, and is the UK’s largest mutual life, pensions and insurance company. Royal London Asset Management forms part of Royal London Group and manages £173bn of assets (as at Q4 2024) including £8.9bn in UK property assets (figures as at Q1 2025).
Everything we do is guided by our purpose: “Protecting today, investing in tomorrow. Together we are mutually responsible.” This underpins our approach of taking a long-term view to meet the needs of today and future generations.