Draft Stockport Local Plan (SLP)

Last chance to have your say on the local plan!
The consultation closes on Sunday 8th November 2026

Stockport Council has published the latest version of the Local Plan and guidance on how residents can object.

Stockport Council has published the latest version of the Local Plan (Regulation 19 consultation), having reviewed the objections submitted in response to the first draft. Disappointingly, Sandown Fields, referenced as HOM 2.18 Sandown Road, remains allocated for development with 250 homes proposed.

Where things stand

Whilst there has still been no formal application from Story Homes or any other developer to build on Sandown Fields, we continue working behind the scenes: analysing evidence, building our case, and communicating with local councillors. Every comment made now goes straight to an independent Planning Inspector, appointed by the Government, who will hold a public examination.

What makes an objection count at Regulation 19?

Unlike the last round of consultation (Regulation 18), this stage isn't about general comments on whether you like the plan. The Council can only consider objections that argue the Plan is either not legally compliant, or not "sound". Your objection needs to explain why the plan is unsound based on the four tests:

  • Positively prepared: meets the area's needs in a sustainable and achievable way.
  • Justified: the approach is most appropriate, based on proportionate evidence and a fair look at alternatives.
  • Effective: the allocation can actually be delivered over the plan period.
  • Consistent with national policy: follows the National Planning Policy Framework (NPPF).

Objected last year? Please object again. Objections made to the first draft (Regulation 18) don't carry over to this stage.

If you objected before, you'll need to submit a new objection now for it to count. If you didn't object last time, please do this time—your objection really does matter.

Stockport Local Plan

Access the official Regulation 19 Draft Plan documentation and online consultation portal directly on Stockport Council's portal.

VIEW THE DRAFT PLAN

Key Reasons to Object to HOM 2.18 (Sandown Fields) & NPPF References

Use the structured topics and suggested wording below when compiling your formal objection to ensure your points map directly to the tests of soundness.

Objection Subject Suggested Wording to Use in Objections Relevant Reference
Flood Risk Flood risk location: Sandown Fields includes land at significant flood risk. NPPF requires development to be directed to lower-risk locations wherever reasonably available rather than placing housing in a constrained flood-risk location.

Future flood risk & climate change: The Council must consider current and future flood risk, including climate change and cumulative impacts. Sandown Fields should not be allocated unless evidence demonstrates suitability throughout the scheme's lifetime.

Protecting the floodplain: National policy specifically requires land needed for flood management, like Sandown Fields, to be safeguarded rather than treated simply as available housing land.

Flooding elsewhere: Development must not increase flood risk elsewhere. Loss of this open floodplain and changes to ground levels and drainage could be catastrophic for surrounding areas, including homes on the Racecourse Estate. 		NPPF F1, F2, F4, F5, F6, F7 & CC3
SEMMMS Transport Route SEMMMS safeguarding: Sandown Fields sits within the safeguarded route for the SEMMMS strategic transport scheme (planned Hazel Grove Bypass). Council policy requires this route to be protected from development that would obstruct or compromise it.

Land requirement & embankment conflict: Early engineering estimates suggest up to 4.875 hectares could be required for the SEMMMS embankment and associated works alone, materially reducing land available for homes, open space, and drainage.

Premature housing & compulsory purchase: Building homes before the transport route is finalised risks permanently blocking a vital route and could face future compulsory purchase at public expense. 		Stockport’s Policy INF-16
Access & Transport Sustainable location & transport impacts: NPPF requires developments generating significant movement to be in sustainable locations with proportionate transport assessments covering construction traffic. Construction traffic would need to pass through Racecourse Estate where roads are insufficiently wide and carry a 7.5-tonne weight restriction.

Walking limits: National Cycle Infrastructure Design (LTN 1/20 walking standard) sets a maximum reasonable walk to an active train station at 10 minutes. Walking from the furthest point of the proposed development to Hazel Grove station takes more than 25 minutes.

Access roads: Proposed access roads are unsuitable and do not meet necessary highways standards, making the allocation neither justified nor effective. 		NPPF TR3, TR6 & DP3
Ecology & Landscape Local ecological assets & harm: The site adjoins the Threaphurst Clough and Ochreley Brook Site of Biological Importance (SBI). No evidence has demonstrated that construction, lighting, or runoff will avoid unacceptable harm to this protected habitat.

Biodiversity net gain: National policy requires harm to be avoided through site selection rather than simply mitigated afterwards. A proposed 10% "biodiversity net gain" does not make an otherwise harmful site acceptable.

Landscape character: Development would permanently change the open, rural character of the landscape in a way that cannot simply be designed around. 		NPPF N2
Plan Deliverability ("Do the numbers add up?") Cumulative impact & robust evidence: Once flood risk, ecological buffers, open space, drainage, and SEMMMS requirements are accounted for, the stated capacity of 250 homes is not realistically deliverable. The Council has assessed constraints individually rather than evaluating their combined effect.

Plan-making evidence: National policy requires plans to be based on robust, up-to-date evidence and a clear understanding of constraints. If SEMMMS engineering requirements have altered usable land, housing capacity must be reassessed. 		NPPF PM8
Combined Land-Use Conflict Sandown Fields would simultaneously have to accommodate housing, roads, open space, biodiversity, drainage, flood-risk requirements, and the safeguarded SEMMMS infrastructure including embankments. The Council should not assume all requirements can be accommodated simultaneously without an evidenced masterplan. NPPF PM8
Green Belt Green Belt land can only be released in "exceptional circumstances". The Council has not demonstrated that these exist for Sandown Fields, making the allocation inconsistent with national policy. Policy INF16 / NPPF Green Belt

How to Respond

Step-by-Step Submission Methods

Submit your representation via any of these channels before 8th November 2026:

🔗 Open Stockport Local Plan Portal (Preferred)
  • By Email: Send representations to local.plan@stockport.gov.uk.
  • By Post: Planning Policy Team, 4th Floor, Stopford House, Piccadilly, Stockport, SK1 3XE.
  • Details to include: State allocation HOM 2.18 - Sandown Road, specify legal compliance/soundness, state reasons, outline changes sought, and tick whether you wish to speak at examination hearings.

Top Tips for Submitting

  • Write offline first: Type your response offline and paste it in. The form has no save button and a 30-minute limit per question.
  • Select Object: The form first asks whether you support or object—make sure to select object.
  • Contact details required: You cannot respond anonymously; you must provide an email or postal address.
  • Use your own words: The Inspector looks at the strength of arguments, not the number of identical comments. If your response exceeds 4,000 characters, upload it as a Word or PDF document.