Glossop
Land at Cliffe Road
A proposed residential development
in a sustainable and well-connected location
PUBLIC CONSULTATION
Welcome
Muller Property Group is preparing proposals for a residential development on land at Cliffe Road, Glossop, Derbyshire.
The emerging proposals comprise around 35 new homes, including affordable housing, alongside landscaping, green infrastructure and biodiversity enhancements.
Located within an established residential area of Glossop, the site offers the opportunity to deliver high-quality new homes in a sustainable location with strong access to local services, schools, healthcare facilities and public transport connections.
We are at an early stage in the project and no planning application has yet been submitted. Your feedback will help shape the proposals as they continue to evolve.
Site Context
The site extends to approximately 6 acres of land located off Cliffe Road within the urban area of Glossop.
The site is surrounded predominantly by existing residential development and benefits from close proximity to local amenities, schools, healthcare facilities and public transport services, including Glossop railway station.
Positioned on the edge of the Peak District National Park, the site occupies an attractive setting with strong access to surrounding green infrastructure and recreational routes.
The proposals seek to respond positively to the site’s landscape setting and surrounding residential character through a carefully considered and landscape-led approach to development.
Planning Context
Background and Context
The site represents an opportunity to deliver sustainable residential development within the established settlement boundary, helping to support local housing delivery objectives.
Glossop is recognised as a sustainable location for growth, benefiting from strong transport connections, access to services and an existing residential and community infrastructure network.
The proposals seek to deliver high-quality homes in a location well-related to the existing built-up area while responding sensitively to local character and landscape considerations.
Meeting Housing Need
Recent changes to national planning policy have significantly increased the borough’s housing requirement.
High Peak Borough Council is now required to deliver substantially more homes each year than under the current adopted Local Plan, while the Council’s housing land supply position remains significantly below the required five-year level.
The proposals at Cliffe Road would make an important contribution towards meeting local housing needs by delivering a new neighbourhood in a sustainable and accessible location.
A Sustainable Location
The site lies outside the Green Belt and is not subject to national landscape designations.
It benefits from close proximity to existing services, schools, public transport and employment opportunities, making it a highly sustainable location for future growth.
Its accessible location enables many day-to-day journeys to be undertaken by walking, cycling or public transport, supporting more sustainable patterns of movement.
The proposals will also carefully consider nearby heritage assets, landscape character and ecological features through the ongoing design process.
The Emerging Proposals
The emerging proposals have been informed by initial technical assessments relating to highways, landscape, ecology, drainage and planning considerations.
At this early stage, the masterplan remains illustrative and may evolve as the project progresses and feedback is received through consultation.
Click or hover over the location markers to view
Potential location for
a Child Play Area
Proposed Vehicle &
Pedestrian Access
from Cliffe Road
Central Focal Space
Public Open Space
Landscape buffer planting
and habitat corridor
Existing hedgerows and trees
to be retained where possible
Proposed pedestrian access
from Gladstone Street
A mix of dwelling types, sizes and
tenures to create a balanced and
sustainable new communit
Primary Tree Lined Street
Tertiary Streets
The emerging proposals include:
- Around 35 new homes in a sustainable residential location
- 30% of housing classified as affordable: for sale or rent at reduced values
- The delivery of housing in a sustainable and accessible location, making efficient use of land within the settlement boundary
- A mix of homes designed to meet a range of local housing needs
- The delivery of housing which reflects the surrounding character of existing developments
- Areas of Public Open Space around the housing; including outdoor play provision for all ages, and a central focal square
- Will retain existing trees and hedgerows on the site
- Additional planting of trees and hedgerows to the northern boundary of the site to form a landscape buffer and screen the site from the countryside
- A new vehicular access off Cliffe Road
- New pedestrian connections linking the site with surrounding neighbourhoods
- A landscape-led approach responding positively to the site’s setting and character
- Sustainable drainage features to contain rainfall, with water released from the site at a controlled rate, ensuring no increased risk of flooding in the locality.
- A net increase in Biodiversity of at least 10% when compared with the current ecological value of the site
The proposals seek to create an attractive and sustainable residential development that integrates naturally with the surrounding area while contributing positively to Glossop’s housing supply.
Technical Assessments
A range of technical work has already been undertaken to help inform the emerging proposals and identify site opportunities and constraints.
Further technical assessments will accompany any future planning application submission and are expected to include:
- Transport Assessment
- Landscape and Visual Appraisal
- Ecology and Biodiversity Assessment
- Flood Risk and Drainage Assessment
- Arboricultural Assessment
- Ground Conditions Assessment
- Planning Statement
The findings of these assessments will help ensure the proposals are sustainable, deliverable and appropriately integrated into their surroundings.
Benefits of the Proposals
The proposals at Cliffe Road would deliver a range of benefits for Glossop and the wider area, including:
New Homes
The delivery of around 35 new homes in a sustainable and accessible location, contributing towards local housing supply.
Affordable Housing
The inclusion of affordable housing provision to help support local housing needs and improve access to housing within the area.
Green Space and Recreation
New landscaping, green infrastructure and areas of open space designed to enhance the site and create an attractive residential environment.
Biodiversity Enhancements
Habitat creation and ecological improvements designed to strengthen biodiversity and environmental quality across the site.
Better Connectivity
New pedestrian links and improved access to public transport would help support more sustainable travel choices.
Investment in Local Infrastructure
Financial contributions secured through the planning process could support improvements to local infrastructure, including education, healthcare and highways.
Frequently Asked Questions
We have addressed some common questions about our emerging proposals. We will continue to review, update and add to the FAQs as the consultation moves forward and through the planning process.
What is being proposed at Cliffe Road?
Muller Property Group is preparing proposals for around 35 new homes on land at Cliffe Road, together with landscaping, public open space, drainage and associated infrastructure.
Why is this site being considered for development?
The site occupies a sustainable location within Glossop with strong access to local services, schools and public transport connections.
Will affordable housing be provided?
Yes. Affordable housing will form part of the proposals in line with planning policy requirements.
What types of homes are proposed?
The proposals are expected to include a mix of homes designed to meet a range of local housing needs.
How has the design been developed?
The emerging proposals have been informed by initial technical assessments relating to highways, landscape, ecology and drainage considerations.
How will traffic impacts be addressed?
Transport and highways assessments are being undertaken to ensure appropriate access arrangements and highway considerations are fully assessed.
What open space will be provided?
The proposals include landscaping, green infrastructure and areas of public open space integrated throughout the development.
How can I provide feedback?
You can review the information on this consultation website and submit comments using the feedback channels outlined below.
Will my feedback influence the proposals?
Yes. Feedback received through the consultation will help inform the ongoing design process before a planning application is submitted.
What happens after this consultation?
Following consultation, Muller Property Group intends to continue technical work and prepare a planning application submission.
Once submitted, there will be a further opportunity to comment through the local authority’s formal consultation process.
Have Your Say
We want to create a development that responds positively to the local area, and your feedback is important in helping shape the proposals.
Please take a few moments to share your thoughts on the emerging plans.
You can provide comments by:
Completing the online feedback form
Email: land@muller-property.co.uk
Please include ‘Glossop Consultation’
within the subject line.
Call: 0800 788 0900
(Monday to Friday: 9:00am to 5:30pm)
Post: Glossop Consultation, Muller Property Group, The Point, Crewe Road, Alsager, Cheshire, ST7 2GP
Please submit your feedback by Friday 26th June 2026.
Next Steps
Thank you for taking the time to participate in this consultation.
All feedback received will be carefully reviewed by the project team and used to help shape the emerging proposals.
Muller Property Group intends to submit an outline planning application to High Peak Borough Council later this year.
A Statement of Community Involvement will accompany the application, summarising the consultation undertaken and explaining how feedback has informed the proposals.
Once the application has been submitted and registered, there will be a further opportunity for residents and stakeholders to comment through the Council’s formal consultation process.
Consultation & Engagement
Community engagement is an important part of the planning process.
Muller Property Group is committed to ongoing dialogue with local residents, stakeholders, High Peak Borough Council and Derbyshire County Council as the proposals continue to evolve.
This consultation represents an opportunity for the community to help shape the future of the site before a planning application is submitted.
How We Use and Protect Your Data
Muller Property Group is committed to protecting your personal data in accordance with the UK General Data Protection Regulation (UK GDPR) and the Data Protection Act 2018.
When you contact us in relation to the proposed development or submit feedback as part of this consultation, we may collect personal information such as your name, address and email address. This information is used to review and respond to comments, identify key issues raised, and to include a summary of consultation responses within the Statement of Community Involvement (SCI).
In line with the planning process, a full copy of consultation responses, including personal details, may be submitted to the Local Planning Authority (LPA) to demonstrate who has been consulted and to ensure comments are available for consideration. The SCI may be published online by the LPA in accordance with their own data protection policies. Should the application be subject to an appeal, this information may also be shared with the Planning Inspectorate.
Your contact details may be used to inform you of future consultations relating to this site. Your data will not be used for marketing purposes and will not be shared with third parties for commercial use.
Land at Cliffe Road, Glossop