Residential development for sale

TO BE SOLD BY ONLINE AUCTION ON 21ST JANUARY UNLESS SOLD PRIOR UNDER AUCTION TERMS.

Guide Price: £250,000 | Freehold | Full Planning Granted | Unique Grand Designs Opportunity | Cash Buyers Only

Edward Mellor Auctions are delighted to present this extraordinary and highly ambitious development opportunity: the conversion of the former Ridley Reservoir into a substantial multi-level, architect-designed subterranean residence.

This unique structure, tucked away on the Cheshire/Staffordshire border, already benefits from full planning approval (18/5380C) for an exceptional 770 sq m / 8,300 sq ft luxury home arranged across four levels, including a cinema/media room, bar and entertainment suite, gym, swimming pool, plunge pool and multiple leisure spaces.

Significant structural and preparatory works have already been completed, including:

• Installation of steel RSJs

• Structural reinforcement and internal wall formation

• Creation of window and door openings

• Partial excavation towards the lower-ground leisure areas

• Establishment of a level working platform

• Formed private access road with turning space

• Initial waterproofing works and tanking preparation

• Early drainage groundwork and retaining structure formation (as visible on site)

This early-stage work pushes the project past the “unknowns” phase, giving incoming developers clarity on structure, scale, feasibility, and future build route.

THE VISION (APPROVED)

The approved plans transform the existing reservoir into an expansive, contemporary home featuring:

• A grand open-plan kitchen / dining / living space at ground level

• Four bedrooms, each with en-suite, including a large master suite

• A cinema/media room, bar, gym, jacuzzi, swimming pool and changing facilities across lower levels

• Contemporary architectural detailing throughout

• Seamless integration of indoor/outdoor spaces with full-height glazing (as per plans)

• Multi-level leisure and entertainment zones rarely achievable within standard residential design

This is one of very few subterranean homes in Cheshire ever to receive planning of this scale, a genuinely rare and exciting proposition.

PHASED DEVELOPMENT POTENTIAL

Given the scale of the build, the project naturally lends itself to a phased approach, which may widen the buyer pool:

Phase 1 – Complete the main dwelling to reach mortgageable status

Phase 2 – Continue with the lower-ground leisure levels

(All subject to independent financial advice and lender criteria.)

This route allows a buyer to prioritise the habitable sections first and consider capital raising, refinancing, or staged funding thereafter. It is a realistic and commonly used strategy on complex or multi-level developments of this nature.

ALTERNATIVE USE EXPLORATION (SUBJECT TO CONSENT)

While the current approval is strictly for a private dwelling (Use Class C3), the scale, structure and uniqueness of the reservoir may appeal to buyers exploring alternative future concepts.

These could include:

• Wellness retreat or spa

• Boutique-style accommodation

• Specialist care provision

• High-end leisure or retreat facility

• Creative commercial models (subject to zoning, planning and business case)

Any alternative use would require obtaining the necessary planning consents, and interested parties are encouraged to make their own enquiries with Cheshire East Council prior to bidding.

This flexibility significantly broadens the scope and appeal of the opportunity.

WHY DEVELOPERS LOVE THIS PROJECT

• The hard part is done. Structural steels, excavation, and initial formation already completed

• Incredible architectural potential, multi-level, multi-use, contemporary space

• A true portfolio showpiece, the kind of build that gets noticed regionally

• Private and exclusive setting with panoramic rural views

• Strong GDV potential when completed (dependent on specification, finish and market conditions)

• A chance to take over a project that has already passed the “scary stage” and move straight into controlled construction planning

ACCESS, SETTING & PRACTICALITIES

• Single-track rural lane access with a full turning circle suitable for construction vehicles

• Private roadside entrance formed with metal fencing

• Large concrete apron for machinery, materials, and contractor parking

• Semi-rural setting with woodland boundary and open countryside beyond

• Mains services available in the area (buyer to make enquiries)

• Surrounded by open farmland, providing total privacy and no immediate residential neighbours

• Suitable for large construction teams, machinery and phased deliveries

This is a cash buyer only sale due to the current construction stage.