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Integrated Community Care Hub — Alderley Edge, Cheshire
A unique and scalable development opportunity on 32 acres of prime land in one of England's most affluent and demographically compelling locations, underpinned by a documented care bed shortfall confirmed by the Cheshire East Housing Monitoring Report (March 2025), and a secured Option Agreement.
A 32-acre pre-planning land promotion opportunity adjacent to Alderley Park, in Cheshire's Golden Triangle. The following points summarise the case for investment — each links through to the relevant section for further detail.
Nether Alderley Limited has secured a six-year Option Agreement on a 32-acre prime land parcel adjacent to Alderley Park in Cheshire, targeting development of an Integrated Community Care Hub in one of the UK's highest-wealth submarkets.
"The Cheshire East area presents one of the most compelling mismatches between affluent demand and care supply in the North of England — a convergence that makes Nether Alderley a genuinely differentiated opportunity."
Internal Assessment — Nether Alderley Ltd Advisory Team, 2024The UK's demographic trajectory is unambiguous: the 65+ population is growing at pace, and the provision of high-quality, specialist care accommodation is failing to keep up. Within Cheshire East, this dynamic is acute. The Local Authority's own Housing Monitoring Reports formally acknowledge a significant and growing shortfall in high-dependency care bed provision, supported by the authority's Housing Completions and Supply Report (base date 31 March 2025).
Cheshire East's Housing Completions and Supply Report (March 2025) records 2,045 net new dwellings delivered across the borough in 2024–25, with a total housing supply pipeline of 42,134 homes. Critically, Alderley Edge recorded zero net completions in 2024–25 — confirming near-total absence of new residential development in this premium submarket. This acute supply constraint is even more pronounced for specialist care: no integrated care campus of this type and quality exists or is proposed within the catchment area. The planning data confirms the Nether Alderley site represents a genuine and rare development opportunity.
The most recent Cheshire East Housing Monitoring Report (March 2025) provides updated evidence of the structural undersupply of specialist care accommodation in the borough. The report reaffirms the escalating need for high-dependency care beds, specialist dementia provision, and age-restricted housing for the growing 65+ population — strengthening the evidential basis for a needs-led planning application at Nether Alderley. The 2025 report supersedes the 2021/22 data previously relied upon and reflects post-COVID demand recovery and accelerated demographic change in the area.
The most recent Cheshire East Housing Monitoring Report (March 2025) reaffirms and strengthens the evidential basis for a needs-led planning application at Nether Alderley. The report confirms an escalating undersupply of specialist care accommodation, high-dependency beds, and age-restricted housing across the borough. The 2025 edition supersedes the 2021/22 data previously cited and reflects post-pandemic demand recovery, accelerated demographic change, and updated population projections for the 65+ cohort across Cheshire East. This contemporaneous evidence base is a material advantage when presenting to the Planning Inspectorate.
At the same time, care home stock has been declining on a net basis nationally, as older, non-purpose-built facilities close without adequate replacement. In premium rural Cheshire — where land values and planning constraints limit viable development sites — this undersupply is particularly severe.
Senior living developments in the region command consistent premiums of c.50% per sq ft over comparable residential schemes. This pricing resilience, combined with structural demand growth and near-absent competition, underpins a compelling investment thesis.
| Development | Developer | Location | Units | Avg Capital Value | Avg £psf | Premium to Residential |
|---|---|---|---|---|---|---|
| Queens View | McCarthy Stone | Bramhall | 40 | ~£450k | £641 | 68% |
| Jessiefield Court | McCarthy Stone | Didsbury | 26 | ~£450k | £700 | 56% |
| Chapelwood | Pegasus Homes | Wilmslow | 57 | £525k | £564 | 28% |
| Average (Comparables) | — | — | — | — | £634 | 50% |
| Nether Alderley (Target) | NAL | Alderley Edge | TBC | TBC | £725 | Super-prime uplift |
Source: Savills / Project Sequoia comparable data, adapted for Nether Alderley context. All figures indicative and subject to independent valuation.
A desktop analysis commissioned from the Healthcare Property Group (December 2024) assessed the clinical opportunity at the Nether Alderley site against demographic, health and economic data for the catchment area. The findings identify a clear and commercially viable gap in provision — particularly in post-operative rehabilitation, diagnostics and cancer support services.
| Service | NHS Wait | Local Private Provision |
|---|---|---|
| Post-Op Rehabilitation | N/A | None |
| Diagnostics (Ultrasound / Endoscopy) | 6–13+ wks | Ultrasound only |
| Ophthalmology | 21 wks | None local |
| Gastroenterology / Colonoscopy | 16–20 wks | None local |
| Cancer Support Services | 62-day pathway | Christie only (14 miles) |
| Day Surgery | Varies | Wilmslow (4 mi, 9 beds) |
Source: HPG Desktop Analysis (Dec 2024); East Cheshire NHS Trust waiting time data
| Speciality | Consultants | Nearest Base |
|---|---|---|
| Orthopaedics & Trauma | 241 | Wilmslow Hospital (5 mi) |
| General Surgery | 136 | Wilmslow Hospital (5 mi) |
| Neurosurgery | 18 | Spire Manchester (14 mi) |
| Oncology | 15 | The Christie (14 mi) |
| Total | 410+ | Actively seeking consulting bases |
Source: HPG Desktop Analysis, Appendix 2 — Consultants within 30 miles (Dec 2024)
Initial contact with potential operators across post-operative rehabilitation, diagnostics and oncology support has been made. Those approached have indicated interest in the project. Formal expressions of interest will be sought once full planning viability has been established.
| Diagnostic Service | Total Waiting | Waiting 6+ Weeks | Waiting 13+ Weeks | % Waiting 6+ Wks |
|---|---|---|---|---|
| Non-Obstetric Ultrasound | 1,448 | 95 | 0 | 6.6% |
| Colonoscopy | 283 | 71 | 19 | 25.1% |
| Cardiology — Echocardiography | 299 | 51 | 16 | 17.1% |
| Flexi Sigmoidoscopy | 93 | 27 | 7 | 29.0% |
| Respiratory — Sleep Studies | 55 | 23 | 0 | 41.8% |
| Audiology Assessments | 131 | 20 | 6 | 15.3% |
| MRI | 306 | 0 | 0 | — |
| Gastroscopy | 140 | 24 | 4 | 17.1% |
| Total | 3,099 | 329 | 54 | 10.6% |
Source: East Cheshire NHS Trust diagnostic waiting time data (Appendix 1, HPG Desktop Analysis, Dec 2024). High waiting times represent a primary driver for patients to seek care in the private sector.
Nether Alderley and Alderley Edge are situated within Cheshire Triangle — among some of the highest residential land values and household wealth concentrations outside London and the South East.
House prices in Cheshire East sit at significant premiums to the wider North West region, broadly in line with values attained in the South East of England. The Alderley Park micromarket in particular — where average prices reach c.£964k — demonstrates the exceptional wealth profile of the target resident base for a premium care campus.
With c.25% of local households aged 65+ owning property valued above £750k, the ability to self-fund premium care fees is demonstrably high. This structural demand is confirmed by Cheshire East's Housing Monitoring Report (March 2025), which evidences both need and purchasing power.
| # | Location | Av. House Price | Premium to London & SE |
|---|---|---|---|
| 1 | Hale Barns & Bowdon | £1,191,931 | 2.1× |
| 2 | Alderley Park & Prestbury | £964,141 | 1.7× |
| 3 | Alderley Edge | £700,449 | 1.3× |
| 4 | Knutsford | £612,375 | 1.1× |
| 5 | Wilmslow | £542,910 | 1.0× |
Source: Savills / Rightmove data, 2023–24
The site is located on Congleton Road, Nether Alderley — a rural setting of exceptional quality, immediately adjacent to Alderley Park (the repositioned 400-acre former AstraZeneca global R&D campus, now Bruntwood SciTech's innovation hub).
Alderley Edge is renowned for its affluent reputation and scenic beauty, offering rolling countryside, a quaint village feel, and seamless access to Manchester. The town boasts a vibrant social scene, high-end restaurants, and boutique shopping.
Knutsford, 2.1 miles to the west, exudes charm with its cobbled streets, historic architecture, and community-oriented atmosphere. Tatton Park, the National Trust's 1,000-acre estate, lies immediately adjacent to the Booths Hall site — confirming the quality of the wider submarket.
| Address | Congleton Road, Nether Alderley, Cheshire SK10 4TB |
| Current OA Area | 11.6 acres (freehold) |
| Full Target Site | 32 acres (extendable on JV close) |
| Est. Net Developable | 24 acres (75% efficiency) |
| Land Registry Titles | CH542268 and CH204604 |
| Tenure | Freehold |
| Designation | Open Countryside / Green Belt |
| Option Period | 60 months (expires June 2029) |
| Option Sum | £25,000 |
| Purchase Price | £1,400,000 per acre of NDL (excl. VAT), less Developer's Costs & Abnormals |
| Minimum Parcel | 3 acres / Minimum price £500,000 per acre NDL |
| Pre-App Deadline | Within 9 months of OA dating |
| Outline App Deadline | Within 12 months of pre-app response |
NAL proposes a best-in-class, mixed-use healthcare campus designed to serve the full spectrum of later-life care needs — from active retirement through to high-dependency specialist care — in a luxury, amenity-rich setting.
Over 350,000 ABI cases occur annually in the UK (Headway, 2024). Specialist neurorehabilitation beds are critically undersupplied nationally, with NHS England identifying significant regional gaps across Cheshire and the North West. The 20-room unit occupies its own purpose-built building adjacent to but separate from the main care home, designed to NICE clinical guidelines with specialist therapy suites, sensory rooms, and family accommodation.
The care village model provides independent or assisted living within a community setting — giving residents access to on-demand care, communal facilities, and social infrastructure whilst retaining privacy and independence. The Nether Alderley site's scale and rural setting is ideally suited to this model, which commands premium capital values and benefits from strong institutional investor appetite. Age-restricted to residents 65+, consistent with C2 and LPS61 of the Cheshire East Local Plan.
The UK care sector faces a structural workforce deficit of over 165,000 vacancies (Skills for Care, 2024). The proposed Centre of Excellence will provide accredited continuing professional development (CPD) for Admiral Nurses (dementia specialists), Marie Curie Nurses (end-of-life care), and Macmillan Nurses (cancer and palliative care), creating a regional hub with potential for NHS commissioning partnerships, university affiliations, and social value recognition in the planning process.
The Hub will be designed to the standard of a luxury country estate resort, reflecting the premium nature of the Cheshire Triangle catchment. Residents will access 24/7 care, a wellness spa, restaurant, gym, GP services, salon, and landscaped gardens — a proposition that commands materially higher weekly fee rates than standard care provision.
The proposed Centre for Nursing Excellence will provide purpose-built training, simulation and professional development facilities for specialist nurses working across the care campus and broader Cheshire healthcare system.
"A Centre for Nursing Excellence at Nether Alderley would address a documented gap in specialist care workforce development in the Cheshire and Merseyside region."
The Care Village component of the Hub will provide a self-contained, low-density village setting of independent and assisted living homes designed exclusively for residents aged 65+.
Residents will have access to the full campus amenity suite including spa, restaurant, gym, GP services and landscaped grounds while maintaining independent living.
An independent Phase I site search by VPS Commercial Property Consultants (November 2024) evaluated every strategic site across Cheshire East capable of accommodating a 15-acre+ Integrated Community Care Hub, assessing each against size, connectivity, access, deliverability and demographics. The conclusion was unambiguous.
"We can find no strategic opportunities within Cheshire East that are available, deliverable, suitable, of adequate size (15 acres plus) and have the connectivity required for an integrated care campus."
~200 dwellings. No care uses proposed or permitted. Masterplan-led residential allocation with Green Belt boundary reinforcement requirement.
Predominantly residential. Almost exclusively built out. No care uses proposed and no available land for integrated campus.
Outline consent for residential and limited retail/A3. Care uses limited to a single care home. Employment land occupied by existing industrial users. Access dependent on new bypass.
Single care home proposed. 15 acres retained by MOD; existing health club retained (10 acres). Insufficient land available for an integrated care village at the required scale.
Mixed development (300 homes, 10ha employment B2 & B8). No care proposed. Planning Application 21/4113M refused September 2023.
Consented B1/B2 plus ancillary A3. Construction of Industrial B2/B8, Retail and Residential underway. No planning granted or proposed for care or medical uses.
Consented B1/B2 employment-led. Previous development hampered by cost of motorway junction and highway improvements. Developer reducing employment to increase housing numbers.
Proposals committed to NHS expansion of Leighton Hospital. Most health accommodation to be occupied by NHS, with insufficient availability for an independent care village. Two further business case approvals required before commencement.
Source: VPS Commercial Property Consultants, Strategic Sites Cheshire East — Alderley Edge Site (A34 Congleton Road), Phase I Report, November 2024. Sites below 15 acres not included in this assessment.
The following projections are indicative and subject to a significant number of assumptions. They will be refined following completion of an independent feasibility study, RICS valuation, and care needs assessment. They should not be relied upon as forecasts.
| NAL Original Investment | £40,000 |
| JV Partner Investment | £500,000 |
| Option Agreement land parcel | 32 acres |
| Max option purchase price | £1,400,000 per acre NDL |
| Est. Net Developable Land | 24 acres (75%) |
| Est. post-planning sale price | £2,300,000 per acre |
| Total gross revenue | £55,200,000 |
| Max payment to landowner | £33,600,000 |
| Potential net revenue | £21,600,000 |
| Less total investment | £540,000 |
| Potential share to JV investor (50%) | £10,530,000 |
| JV investor RoI | 2,106% |
All figures subject to feasibility study, independent valuation, and planning outcome
| Land purchased | 3 acres (OA minimum) |
| Post-planning value | £65,000/bed × 80 beds = £5.2m |
| Implied per-acre value | c.£3,470,000 |
| JV investor RoI | c.92% |
| Occupancy assumed | 92% |
| Avg. weekly fee rate | £2,100 |
| Annual turnover | £8,037,120 |
| EBITDAR (30% margin) | £2,411,136 |
| Trading value (10× EBITDAR) | £24,100,000 |
| Investor ROI (on £500k / 50% equity) | 2,310% |
| EBITDAR:Rent ratio | 2× |
| Annual rent | £1,205,568 (£15,070/bed) |
| Lease structure | 35-year upward-only |
| Net yield to investor | 5.75% |
| Implied investment value | £21,000,000 |
| Investor ROI (on £500k / 50% equity) | 2,000% |
| Variable | Downside | Base Case | Upside |
|---|---|---|---|
| Post-planning land value/acre | £1,500,000 (no consent) | £2,300,000 | £3,000,000 (super-prime) |
| Planning outcome | Refused at appeal; option lapses | Outline consent granted | Full consent, no appeal needed |
| Care home occupancy | 80% (market softening) | 92% | 95% |
| Planning phase cost | £700,000+ (appeal required) | £500,000 | £400,000 |
| JV investor RoI (full site) | Capital loss (zero return) | 2,106% | 2,750%+ |
Adjust the inputs to explore different planning and investment scenarios. All figures are indicative only and do not constitute financial advice.
Indicative only. Does not constitute financial advice. Subject to planning, market conditions and costs at exit.
Existing senior living stock in the Alderley Edge / Knutsford catchment is limited in both scale and quality. No Integrated Community Care Hub of the type proposed by NAL exists within the relevant market area. The few McCarthy Stone-operated schemes offer significantly lower amenity levels and smaller unit sizes.
| Development | Operator | Year | Units | Proximity | Avg Capital Value | Avg £psf | Status | Competitive Assessment |
|---|---|---|---|---|---|---|---|---|
| Chapelwood | Pegasus Homes | 2017 | 57 | 3.1 mi | £525,000 | £581 | OTM (4 units) | 93% sold; limited amenity |
| Lawson Grange | McCarthy Stone | 2017 | 34 | 3.1 mi | £364,750 | £406 | 2nd-hand | Limited amenity and quality |
| Centennial Place | McCarthy Stone | 2021 | 46 | 1.5 mi | £493,706 | £534 | OTM | Limited amenity and quality |
| St John's Lodge | Churchill Living | 2015 | 44 | 6.7 mi | £314,279 | £687 | 2nd-hand | Age and quality limitations |
| Kings Scholars Court | McCarthy Stone | 2021 | 31 | 4.4 mi | £399,999 | £412 | OTM | Limited amenity |
| Total / Average | — | — | 252 | 4.3 mi avg | £386,149 | £488 | — | None are direct competitors |
"All existing operators offer a significantly lower level of quality and amenity than the integrated campus proposed at Nether Alderley. At £725 psf target versus £488 psf market average, the premium for a best-in-class offering is well evidenced and conservatively applied."
Market Assessment — Nether Alderley Ltd, 2024The indicative ground floor scheme demonstrates the generous scale of the proposed care home, arranged across four wings around a central hub with dedicated dining, lounge, amenity and clinical spaces.
The site's principal planning constraint is its Green Belt / Open Countryside designation. NAL and its advisors (Pegasus Group, King Chambers KC) fully acknowledge this risk and have developed a structured strategy to address it through a needs-led planning argument, early Local Authority engagement, and a parallel Local Plan promotion track.
The project advances through three sequential planning stages. Each stage has defined deliverables, named consultants, estimated costs and a clear gating outcome. Capital is deployed incrementally — each milestone completed materially reduces project risk before the next commitment is made.
Cost estimates based on Pegasus Group planning brief (2025). All figures indicative and subject to formal quotation. Stage 3 costs may vary significantly based on scheme scale, EIA requirement and number of consultants engaged.
Nether Alderley Limited
40+ years in senior executive and non-executive roles with specialist expertise in Financial Strategy and Project Management, predominantly with UK Housing Associations. Born February 1953.
Nether Alderley Limited
RICS-qualified surveyor with 35+ years in Project Management and Development Consultancy. Co-Founder of Barcroft Estates. Prior roles: Berkley Care Group, Hamberley Care Group, Order of St John's Care Trust, Sanctuary Housing. End-to-end care development track record.
A commercially focused leader heading an outstanding Living sector team delivering full-service transactional, valuation and consultancy services across affordable housing, single and multi-family BTR, co-living, PBSA and retirement housing.
Responsible for JLL's regional Planning Teams, Joanna leads on mixed-use, commercial, residential, healthcare and education projects nationally. She advises on masterplans, leads retail and leisure schemes across England and Wales, and provides expert evidence at public inquiries.
Over 30 years' experience in the property industry, specialising in retail and leisure. Stephen provides wider consultancy advice on major mixed-use schemes and leads multi-disciplinary teams on complex, high-value projects.
An experienced planning and development consultant with a strong track record of advising landowners, developers and property businesses on securing planning permissions and delivering commercially viable development schemes.
Ramsay Ritchie is a chartered architect and founding partner of Ritchie Design Partners, bringing more than 25 years of international experience in hospitality, hotel, resort and senior living developments across the UK and Europe.
Pegasus Group is one of the UK's leading independent development consultancies, providing integrated planning, design, environmental and infrastructure advice to support complex development projects from inception through delivery.
Glaisyers ETL is a full-service commercial law firm with offices in Manchester and Liverpool, offering specialist legal advice across corporate, real estate, litigation and private client matters with access to an international professional network.
Blockdeed is a property technology and blockchain-enabled advisory business focused on modernising real estate transactions, marketing and investment through digital infrastructure, tokenisation and Web3 technologies.
Gardiner & Theobald is a globally recognised, partner-led consultancy providing quantity surveying, cost management, project management and infrastructure advisory services across the built environment.
King Chambers is one of the UK's leading planning and environmental law sets, renowned for representing clients in major planning appeals, inquiries, development consent orders and judicial review proceedings.
Carterwood is a specialist healthcare and elderly care consultancy providing care needs assessments, market analysis and strategic advice to support care home, retirement living and healthcare development projects.
| Risk | Severity | Description | Mitigation |
|---|---|---|---|
| Green Belt / Planning | High | No existing policy criteria within Green Belt or Open Countryside supporting the proposed uses. Previous applications on site attracted 500+ objections. Refusal at both LA and appeal would likely result in total loss of planning budget. | Specialist KC at King Chambers. Early LA engagement. Local Plan promotion. Strong needs-led evidential base (Cheshire East Housing Monitoring Report (March 2025)). Historic planning precedent on site. |
| Capital Loss | High | In the downside scenario, the JV partner loses the full £500,000 investment. No security over income-producing assets during the planning phase. | Phased drawdown of capital. Minimum 3-acre OA floor provides partial recovery scenario even in partial consent outcome. |
| Programme Delay | Medium | OA expires June 2028. Green Belt planning and appeals routinely exceed estimated timelines. Appeal adds 12–18 months minimum to programme. | 60-month option window. Contractually specified pre-app timeline. Appeal strategy already planned with King Chambers. |
| Planning Budget Overrun | Medium | £500,000 planning budget is an estimate. Green Belt applications and appeals frequently exceed budget. Specialist KC costs add material incremental expenditure. | Phased capital release. Budget to be agreed with Gardiner Theobald (QS). JV Agreement to specify consent thresholds for additional expenditure. |
| Market / Exit Risk | Medium | Post-planning site requires institutional purchasers or operators. Market yield movement or care sector appetite change could compress exit valuations. | Multiple exit routes (outright sale, forward fund, JV development). Deep pool of institutional healthcare investors. Strong covenant demand for prime locations. |
Post-planning, the Nether Alderley site will be attractive to a broad pool of institutional capital. The diversity of exit routes reduces single-buyer dependency and creates competitive tension in any sale process.
1. Structural demand: Cheshire East LA's own monitoring data confirms an escalating, unmet care bed deficit. The proposed Hub directly addresses a need the market has been unable to satisfy — providing planning justification that is inherently difficult to challenge on demand grounds.
2. Prime location & land value optionality: The Cheshire Triangle submarket commands super-prime land values and household wealth. Even in the minimum scenario (3-acre / 80-bed care home), the OA floor price provides meaningful downside protection, with post-planning upside to £3.47m+ per acre.
3. Multiple institutional exit routes: Post-planning, the site will attract healthcare REITs, institutional funds, and corporate operators — reducing single-buyer dependency and providing competitive tension in any exit process. The forward funding / forward commitment market for prime IRC sites is active and well-capitalised.
Important Notice: This document has been prepared in good faith by Nether Alderley Limited. It does not constitute financial advice, a prospectus, or a recommendation to invest. All financial projections are indicative and subject to independent verification. Directed at professional investors, certified high-net-worth individuals, and self-certified sophisticated investors only.
The JV is being offered to a single qualified partner on a negotiated basis. NAL welcomes expressions of interest from investors with relevant experience in real estate, care sector development, or institutional asset management.
Unconditional offers are invited for the 50% equity stake. Subject-to-survey proposals will also be considered.
A full suite of supporting documentation is available to qualified parties following execution of a Non-Disclosure Agreement:
Site viewings are available strictly by appointment. Please contact Nether Alderley Limited directly to arrange.
