Local plan scoping consultation

Subject: Development of Mobberley
Land north of Town Lane, Mobberley

Basic overall comment
I object to the allocation of Land north of Town Lane, Mobberley for housing
development. This site lies within a sensitive rural area where significant development
would erode the village's character, openness and separation from surrounding
settlements. The proposal would place additional pressure on already constrained local
roads, increasing traffic, congestion and road safety concerns. Development of this
scale risks harm to biodiversity, mature hedgerows and wildlife habitats that contribute
to the local environment. Existing infrastructure, including schools, healthcare services
and utilities, may be unable to accommodate further growth. Priority should be given to
more sustainable brownfield locations before releasing countryside land.

Traffic based comment
I strongly object to the allocation of Land north of Town Lane, Mobberley for housing
development. The site would generate a substantial increase in vehicle movements
onto Town Lane and the surrounding local highway network. Town Lane is already
heavily used by residents, agricultural vehicles and traffic associated with Manchester
Airport and nearby employment areas. Additional housing would increase peak-hour
congestion, particularly at junctions connecting to Knutsford Road and other local
routes. Increased traffic would also raise concerns regarding pedestrian and cyclist
safety, given the limited footway provision in parts of the village. The cumulative impact
of this development, alongside other proposed growth in the area, could lead to
unacceptable pressure on the local road network.

Green Belt focused comment
I object to the allocation of Land north of Town Lane, Mobberley for housing
development. The site lies within the Green Belt and its release would conflict with the
fundamental purpose of Green Belt policy, which is to protect openness and prevent
encroachment into the countryside. Development would harm the rural character of
Mobberley and reduce the clear separation between settlements. The proposal would
also increase traffic on narrow rural roads, creating additional congestion and road
safety risks for pedestrians, cyclists, horse riders and other vulnerable users.
Exceptional circumstances have not been demonstrated, and more sustainable
brownfield sites should be prioritised instead.

Village Character and Identity comment
I strongly object to the allocation of Land north of Town Lane, Mobberley for housing
development. This proposal would undermine the distinctive rural character and
identity of Mobberley, a historic village whose appeal lies in its countryside setting and
separation from surrounding settlements. Development on this scale would erode the
Green Belt, reducing openness and contributing to the gradual urbanisation of the area.
The loss of undeveloped land would alter the village's character, placing increasing
pressure on local infrastructure and roads. Approving such development risks setting a
precedent for further expansion, ultimately diminishing the unique character and
independence of Cheshire's villages.

Site Topography Concerns comment
I strongly object to the allocation of Land north of Town Lane, Mobberley for housing
development. The site's topography raises concerns regarding drainage and flood risk.
Due to its elevated and undulating nature, development would increase the amount of
hard surfacing, such as roofs, roads and driveways, reducing natural ground infiltration.
Surface water could then flow more rapidly downhill towards lower-lying areas,
increasing the risk of localised flooding and placing additional pressure on existing
drainage infrastructure which will also affect neighbouring properties, roads and
agricultural land. Given the increasing frequency of extreme rainfall events, the site's
topography makes it less suitable for large-scale development and raises concerns
about the long-term effectiveness and maintenance of drainage solutions.


Land West of Smith Lane, Mobberley

Basic overall comment
I object to the proposed allocation of Land West of Smith Lane for economy and
employment uses. The development would generate substantial additional traffic from
employee commuting, deliveries, service vehicles and visitors, placing increased
pressure on local roads that are already constrained at peak times. This is likely to result
in greater congestion, longer journey times and increased road safety concerns for
residents and businesses. The site's location is not well suited to intensive employment
use, and there is insufficient evidence that the economic benefits would outweigh the
adverse impacts on transport infrastructure, local amenity and the character of the
surrounding rural area.
Basic overall comment 2
I object to the proposed allocation of Land West of Smith Lane for economy and
employment uses. Given its proximity to Manchester Airport, the site is likely to attract
significant levels of employee, visitor and service vehicle traffic, increasing pressure on
local roads and worsening congestion. The resulting vehicle movements and business
activities could lead to increased noise pollution, adversely affecting the amenity and
wellbeing of nearby residents. Additional traffic and operational emissions also raise
concerns about deteriorating air quality and potential impacts on public health.
Furthermore, commercial development may introduce significant light pollution,
harming local character and residential amenity. These impacts appear to outweigh the
claimed economic benefits of the proposal.
4 Pockets of Land along BroadOak Lane / Pepper Street and Smith Lane (Green
areas)

Basic overall comment
I object to the proposed mixed-use development on Land North of Station Road. While
regeneration can bring benefits, this site is unsuitable due to the likely increase in traffic
congestion, pressure on local infrastructure, and loss of open space. Existing roads,
schools, healthcare services and public transport are already under strain and there is
insufficient evidence that the necessary improvements can be delivered in a timely
manner. The development would also have an adverse impact on the character of the
area, reducing the separation between built-up areas and harming local amenity.
Alternative brownfield sites should be prioritised before releasing this land for
development.
Infrastructure and lack of public transport-based comment
I object to the proposed mixed-use development on Land North of Station Road due to
its poor accessibility and unsustainable reliance on private car travel. The site is not
adequately served by public transport, limiting realistic travel options for future
residents, employees and visitors. Train services from the local station are limited,
reducing connectivity to key employment, education and service centres. Walking and
cycling links are also insufficient to support a genuinely sustainable development. As a
result, the proposal is likely to generate significant additional car journeys, increasing
traffic congestion, carbon emissions and pressure on local roads. This conflicts with
sustainable planning principles.
Village Character and Identity comment
I object to the proposed development on Land North of Station Road due to the harm it
would cause to the identity and character of the village. The village has a distinct rural
setting and strong sense of community that is closely linked to its scale, surrounding
countryside and separation from neighbouring settlements. A large mixed-use
development would fundamentally alter this character, making the village feel more
urban and reducing its unique local identity. The development risks overwhelming
existing communities, eroding the qualities that make the area attractive to residents
and visitors, and diminishing the historic and rural character that has developed over
generations.
Environmental Concerns comment
I object to the proposed development on Land North of Station Road because of the
loss of Green Belt land and the harm it would cause to the openness, landscape
character and biodiversity of the area. The site provides an important undeveloped
green space that contributes to the rural setting and visual amenity of the locality.
Development would urbanise open countryside, reducing the sense of openness and
damaging important views. It would also disrupt habitats used by local wildlife,
potentially affecting birds, mammals, insects and other species that depend on these
green spaces. The proposal therefore risks causing significant and irreversible
environmental harm.


Land Between Ryecroft Lane and Pavement Lane, Mobberley

Basic overall comment
I strongly object to the proposed housing allocation on land between Ryecroft Lane and
Pavement Lane. This development would result in the loss of valuable open
countryside, eroding the rural character and setting of the area. The site is poorly served
by existing infrastructure, with local roads already experiencing congestion and limited
capacity to accommodate additional traffic. Increased housing would place further
pressure on GP services, schools, and other community facilities. The proposal could
also harm local biodiversity, wildlife habitats, and landscape quality. More sustainable
brownfield sites should be prioritised before releasing greenfield land for residential
development in this location.
Infrastructure based comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane due to its significant impact on local infrastructure and the
environment. The surrounding road network is already under pressure and lacks the
capacity to accommodate increased traffic, leading to congestion, road safety
concerns, noise, and air pollution. Local schools, GP surgeries, and other essential
services are stretched and would face additional demand. The development would also
result in the loss of greenfield land, harm biodiversity, fragment wildlife habitats, reduce
natural drainage, increase surface water runoff and flood risk, and weaken the rural
character of the area.
Traffic based comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane. The local road network is narrow, poorly suited to increased traffic,
and already experiences congestion at peak times. Additional vehicles would worsen
road safety concerns for residents, cyclists, and pedestrians. Footpath provision in the
area is limited and inadequate, making safe access to local services difficult and
increasing reliance on cars. The development would generate significant additional
traffic on roads that lack the capacity to accommodate further growth. It would also
increase noise and air pollution while placing further pressure on already stretched
local infrastructure and services.

Residents View focused comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane. The proposal would cause significant harm to the openness and
purposes of the Green Belt, replacing undeveloped countryside with extensive built
development. It would result in the loss of the area's distinctive rural character,
transforming an open, agricultural landscape into a suburban housing estate. The visual
impact would be considerable, with new homes, roads, lighting and infrastructure
creating an intrusive urban presence. Residents would lose valued countryside views
and a sense of openness, while the development would erode the rural setting,
landscape quality and local identity that make this area unique.
Village Character and Identity comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane. The proposal would cause significant harm to the openness and
purpose of the Green Belt by replacing undeveloped countryside with extensive built
development. It would erode the area's distinctive rural character and village charm,
qualities that are highly valued by residents and contribute to the village's unique
identity. The peaceful countryside setting, attractive views, and sense of separation
from larger settlements would be lost. Housing, roads and lighting would create an
intrusive urban presence, diminishing the village's character, setting, sense of place and
long-established rural appeal.

Environmental Concerns comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane. The scheme would result in the unnecessary loss of greenfield
land, damaging the rural character and landscape of the area. Development would
increase surface water runoff, flood risk, noise, air pollution, and carbon emissions
from additional vehicle traffic. It could lead to the loss and fragmentation of wildlife
habitats, negatively affecting birds, mammals, pollinators, and protected species.
Mature trees, hedgerows, and biodiversity corridors may also be harmed. Furthermore,
local roads, schools, healthcare services, and other infrastructure are already under
pressure and may struggle to accommodate further growth.

Land between Railway and Smith Lane, Mobberley

Basic overall comment
I object to the allocation of land between the railway and Smith Lane for housing
development. The site is poorly positioned for significant residential growth due to its
proximity to the railway, which may result in increased noise, disturbance, and reduced
residential amenity for future occupants. Development would also place additional
pressure on local roads, services, and infrastructure that are already stretched. The loss
of open land would adversely affect the character of the area and could have negative
impacts on local wildlife and biodiversity. Alternative sites should be prioritised before
this location is considered for housing.
Infrastructure based comment
I object to the allocation of land between the railway and Smith Lane for housing
development due to the significant pressure it would place on local infrastructure.
Existing roads in the area already experience congestion, and additional housing would
increase traffic volumes, worsening journey times and road safety concerns. Local
services, including GP surgeries, schools, and public transport, are already under strain
and may struggle to accommodate further population growth without substantial
investment. There is no clear evidence that the necessary infrastructure improvements
would be delivered alongside development. Approving this site risks overburdening
community facilities and reducing residents' quality of life.
Traffic based comment
I object to the allocation of land between the railway and Smith Lane for housing
development due to the adverse impact it would have on local traffic conditions and
highway safety. The development would generate a substantial increase in vehicle
movements on roads that already experience congestion, particularly during peak
hours. Increased traffic would lead to longer delays, greater pressure on local junctions,
and reduced road safety. There are also concerns for pedestrian safety, as additional
traffic would increase risks for those walking to local amenities, schools, and public
transport stops. Without significant highway improvements, this development would
create unacceptable traffic and pedestrian safety issues.
Green Belt focused comment
I object to the allocation of land between the railway and Smith Lane for housing
development because it would result in the loss of valuable Green Belt land. The Green
Belt plays an important role in preventing urban sprawl, maintaining the openness of the
countryside, and safeguarding the character and identity of surrounding communities.
Development of this site would erode this essential buffer, setting an unwelcome
precedent for further encroachment into rural areas. The site currently contributes to
the visual amenity of the area and provides environmental benefits, including wildlife
habitat and green space. Housing should instead be directed to previously developed
sites wherever possible.
Village Character and Identity comment
I object to the allocation of land between the railway and Smith Lane for housing
development because of the harm it would cause to the village character and local
identity. The site forms part of the rural setting that distinguishes the village from
surrounding urban areas and contributes to its unique sense of place. Development
would introduce a substantial area of housing that is out of keeping with the existing
scale and character of the settlement, resulting in a more urbanised appearance. The
loss of open countryside would diminish important views and the attractive
environment enjoyed by residents. This proposal would fundamentally alter the village’s
character and erode its distinctiveness.
Airport Proximity Concerns comment
I object to the allocation of land between the railway and Smith Lane for housing
development due to its proximity to the airport and the resulting environmental impacts.
Future residents would be subjected to regular aircraft noise from arrivals and
departures, including early morning and late evening flights, which could disrupt sleep,
reduce quality of life, and adversely affect wellbeing. Noise levels may be particularly
noticeable during periods of high airport activity and could limit enjoyment of outdoor
spaces. In addition, aircraft emissions and airport-related traffic may worsen local air
quality, increasing exposure to pollutants that can negatively affect public health,
particularly among vulnerable groups.

Land East/West of Pepper Street, Mobberley

Basic overall comment
I object to the proposed residential development at Land East/West of Pepper Street
due to its likely adverse impact on local infrastructure, traffic, and the character of the
surrounding area. The scale of housing proposed risks increasing congestion on already
busy local roads, placing additional pressure on schools, healthcare services, and
community facilities. The development could also result in the loss of valuable green
space and harm the rural setting that contributes to the area's identity. Furthermore,
concerns remain regarding environmental impacts, drainage capacity, and the ability of
existing infrastructure to support significant population growth sustainably.
Infrastructure and lack of public transport-based comment
I object to the proposed housing development at Land East/West of Pepper Street due
to the lack of infrastructure required to support substantial residential growth. Local
roads already experience congestion and would be unable to accommodate the
significant increase in traffic generated by the development. Public transport provision
in the area is limited, with insufficient bus services and a lack of realistic alternatives to
private car use for commuting, education, healthcare, and daily activities. This reliance
on cars would worsen congestion and environmental impacts. Existing schools,
healthcare services, and community facilities are also under pressure, making the
proposal unsustainable without major infrastructure investment.

Traffic based comment
I object to the proposed residential development at Land East/West of Pepper Street
due to the significant impact it is likely to have on local roads, infrastructure, and the
character of the area. The development would generate substantial additional vehicle
movements, increasing congestion on Pepper Street and surrounding routes,
particularly during peak commuting and school run periods. This could lead to longer
journey times, reduced road safety for pedestrians and cyclists, and increased air
pollution. The proposal would also place further strain on existing schools, healthcare
services, and community facilities. In addition, the loss of green space and rural
character would be detrimental to the local environment and residents' quality of life.
Residents View focused comment
I object to the proposed housing development at Land East/West of Pepper Street due
to its likely adverse visual impact on existing residents and the surrounding landscape.
The scale and extent of the development would significantly alter the area's rural
character, replacing open green spaces with large areas of housing. Residents are likely
to experience loss of attractive views, increased urbanisation, and a reduction in the
sense of openness that currently defines the locality. The development could also
appear intrusive within the existing landscape, adversely affecting the visual amenity of
neighbouring properties and diminishing the character and quality of the area.
Village Character and Identity comment
I object to the proposed housing development at Land East/West of Pepper Street due
to concerns about increasing urbanisation and the resulting loss of the area's rural
character. The site currently provides an important sense of openness and serves as a
clear separation between existing settlements. Development of this scale would extend
the built environment into the countryside, creating a more suburban appearance and
eroding the distinct identity of the area. The proposal would replace open land with
dense residential development, reducing green space and altering the landscape
permanently. This gradual urbanisation would have a detrimental impact on local
character, amenity, and residents' quality of life.
Environmental Concerns comment
I object to the proposed housing development at Land East/West of Pepper Street due
to concerns about its environmental impact. The development would result in the loss
of open green space, reducing habitat availability for wildlife and diminishing local
biodiversity. Increased housing and associated infrastructure could place additional
pressure on natural resources and contribute to greater levels of noise, light, and air
pollution. The significant increase in vehicle use is also likely to worsen carbon
emissions and affect local air quality. Furthermore, development of this scale risks
altering the natural landscape and undermining the environmental character that
makes the area valuable


Regards
Julie Collins

4 Pockets of Land along BroadOak Lane / Pepper Street and Smith Lane (Green areas) Basic overall comment I object to the proposed mixed-use development on Land North of Station Road. While regeneration can bring benefits, this site is unsuitable due to the likely increase in traffic congestion, pressure on local infrastructure, and loss of open space. Existing roads, schools, healthcare services and public transport are already under strain and there is insufficient evidence that the necessary improvements can be delivered in a timely manner. The development would also have an adverse impact on the character of the area, reducing the separation between built-up areas and harming local amenity. Alternative brownfield sites should be prioritised before releasing this land for development. Infrastructure and lack of public transport-based comment I object to the proposed mixed-use development on Land North of Station Road due to its poor accessibility and unsustainable reliance on private car travel. The site is not adequately served by public transport, limiting realistic travel options for future residents, employees and visitors. Train services from the local station are limited, reducing connectivity to key employment, education and service centres. Walking and cycling links are also insufficient to support a genuinely sustainable development. As a result, the proposal is likely to generate significant additional car journeys, increasing traffic congestion, carbon emissions and pressure on local roads. This conflicts with sustainable planning principles. Village Character and Identity comment I object to the proposed development on Land North of Station Road due to the harm it would cause to the identity and character of the village. The village has a distinct rural setting and strong sense of community that is closely linked to its scale, surrounding countryside and separation from neighbouring settlements. A large mixed-use development would fundamentally alter this character, making the village feel more urban and reducing its unique local identity. The development risks overwhelming existing communities, eroding the qualities that make the area attractive to residents and visitors, and diminishing the historic and rural character that has developed over generations. Environmental Concerns comment I object to the proposed development on Land North of Station Road because of the loss of Green Belt land and the harm it would cause to the openness, landscape character and biodiversity of the area. The site provides an important undeveloped green space that contributes to the rural setting and visual amenity of the locality. Development would urbanise open countryside, reducing the sense of openness and damaging important views. It would also disrupt habitats used by local wildlife, potentially affecting birds, mammals, insects and other species that depend on these green spaces. The proposal therefore risks causing significant and irreversible environmental harm.
Representation on the Proposed Allocation of 291 Hectares for Housing at Ashley, Cheshire East Re: Cheshire East Local Plan Review - Proposed Housing Allocation at Ashley Dear Sir/Madam, I wish to submit the following comments regarding the proposed allocation of approximately 291 hectares of land in Ashley for housing development as part of the Cheshire East Local Plan. I recognise the significant challenge facing the Council in meeting housing needs across the borough and the importance of maintaining an up-to-date Local Plan. However, given the scale of development proposed at Ashley, I have concerns regarding whether this location represents a sustainable and appropriate option when considered against its potential impacts on the Green Belt, settlement separation, transport infrastructure, public services, environmental assets and rural character. The scale of the proposed allocation is substantial and warrants careful scrutiny to ensure that it is justified, deliverable and supported by the necessary evidence base and infrastructure planning. Green Belt Function and Settlement Separation The land surrounding Ashley plays an important role within the Green Belt. In particular, it contributes to maintaining the separation between the urban areas of Greater Manchester and the rural communities of Cheshire East. The countryside between Trafford and Cheshire East provides a clear physical and visual distinction between settlements including Hale Barns, Ringway, Ashley, Mobberley and Wilmslow. This separation contributes significantly to the individual identity and character of these communities. While some development within the Green Belt may be considered through the Local Plan process, the scale of the proposed allocation raises questions about the extent to which the existing openness and separation between settlements can be maintained. There is a risk that development on such a large area could reduce the effectiveness of the remaining green gap and alter perceptions of where one settlement ends and another begins. Given the strategic importance of this area, it is important that the Council clearly demonstrates why the release of land in this location is necessary and how long-term settlement separation would continue to be protected. Impact on Rural Character and Landscape Ashley is characterised by its rural setting, agricultural landscape, mature hedgerows, open views and relatively low-density pattern of development. A housing allocation of approximately 291 hectares would represent a significant change in the scale of development within the area. While development can bring benefits, including additional homes and investment, it is reasonable to question whether a scheme of this magnitude could be accommodated without fundamentally changing the character of the village and surrounding countryside. The Council should therefore ensure that landscape impacts have been fully assessed and that consideration has been given to whether alternative locations could accommodate growth with less impact upon rural character. Agricultural Land The proposed allocation would involve the development of a substantial area of agricultural land. Agricultural land forms an important part of the local landscape and rural economy and contributes to wider objectives relating to food production and environmental management. The loss of large areas of farmland should therefore be carefully justified. Where agricultural land is proposed for development, consideration should be given to its quality, productivity and the availability of alternative sites that may be capable of meeting housing needs while avoiding comparable losses. Infrastructure Capacity and Deliverability A key consideration is whether existing infrastructure can support development on the scale proposed. Ashley is a relatively small rural settlement and does not currently possess the range of facilities and infrastructure typically associated with major growth locations. Questions therefore arise regarding the capacity of transport networks, healthcare services, educational facilities, utilities and community infrastructure to accommodate a significant increase in population. While infrastructure improvements may be proposed, it is important that these are evidenced, funded and deliverable within the timescales of development. The Local Plan should clearly demonstrate that infrastructure provision will keep pace with growth and that existing residents will not experience a deterioration in access to services. Given the size of the allocation, there is a reasonable argument that the proposal would function at a scale more comparable to a new community than a modest extension to an existing village. This raises the importance of ensuring that infrastructure planning is proportionate to the level of growth being considered. Highways and Transport The surrounding highway network already experiences congestion at various times of the day, particularly on routes connecting Cheshire East with Greater Manchester and Manchester Airport. Key corridors likely to be affected include: • The A538. • The A34. • Routes serving Manchester Airport. • Roads connecting Ashley with Hale Barns, Wilmslow and Mobberley. • Local rural lanes. Additional housing would inevitably generate additional travel demand. Given the location of the site and the distribution of employment and services across the wider area, there is concern that a significant proportion of journeys would be made by private vehicle. Public transport provision also appears relatively limited when compared with the scale of development proposed. Rail services in the area operate only every two hours for much of the day, which may limit the attractiveness and practicality of rail travel for many residents. This raises questions as to whether future residents would have realistic alternatives to private car use for commuting, education, healthcare and other daily activities. The Council should therefore provide robust evidence demonstrating how sustainable transport objectives will be achieved and how traffic impacts can be appropriately mitigated. Manchester Airport and Cumulative Impact The proximity of Manchester Airport offers economic opportunities and access to employment. However, it also means that local transport infrastructure already accommodates significant levels of passenger, freight and employee traffic. It is important that the cumulative impact of airport-related growth, development in neighbouring authorities and any major housing allocation in Ashley is fully assessed. The interaction between these various pressures should be clearly understood to ensure that infrastructure capacity is not overstretched. Healthcare Provision Healthcare infrastructure is an important consideration when assessing the suitability of large scale housing allocations. Additional housing would increase demand for GP services, dental provision, community healthcare, mental health services and hospital facilities. While such impacts can potentially be mitigated through investment and additional provision, the Local Plan should clearly identify how these requirements will be met and whether sufficient capacity exists within the wider healthcare system. Education The proposal also has implications for school capacity. Significant growth would likely increase demand for both primary and secondary school places. The Council should therefore demonstrate whether existing schools can accommodate this growth or whether additional educational facilities would be required. Where new schools are necessary, evidence should be provided regarding site availability, funding mechanisms and delivery timescales. Utilities, Drainage and Flood Risk Development at this scale would place increased demands on water supply, wastewater treatment, electricity networks, telecommunications infrastructure and drainage systems. The land currently performs a natural role in absorbing rainfall and managing surface water. The replacement of large areas of agricultural land with buildings, roads and other hard surfaces has the potential to alter drainage patterns and increase runoff. It is therefore important that flood risk and drainage assessments are robust and that infrastructure providers can demonstrate sufficient capacity to accommodate future growth. Biodiversity and Environmental Considerations The countryside around Ashley contributes to local biodiversity and provides habitat connectivity across a wider area of Cheshire East and Greater Manchester. Development has the potential to affect hedgerows, trees, wildlife corridors and other environmental assets. Although mitigation and biodiversity net gain measures may be available, the extent to which they can offset impacts on such a large site should be carefully examined. Consideration should also be given to the wider contribution that open countryside makes to climate resilience, carbon storage and environmental quality. Conclusion I recognise the need for Cheshire East to identify sufficient land to meet future housing requirements. However, the proposed allocation of approximately 291 hectares at Ashley raises a number of important planning considerations that, in my view, require further examination. These include: • The role of the site in maintaining the Green Belt gap between Trafford and Cheshire East. • The preservation of settlement separation between Hale Barns, Ringway, Ashley, Mobberley and neighbouring communities. • The impact on rural character and landscape quality. • The loss of a substantial area of agricultural land. • The capacity of roads, schools, healthcare facilities and utilities to accommodate growth. • The sustainability of a location where rail services operate only every two hours for much of the day. • The potential for increased car dependency and traffic congestion. • Environmental, biodiversity and drainage considerations. • The deliverability of infrastructure on a scale commensurate with a development of this size. Given these concerns, I believe further evidence is required to demonstrate that the allocation represents the most sustainable and appropriate option available to the Council. Unless these matters can be satisfactorily addressed through a robust evidence base and clear infrastructure delivery strategy, I do not believe the allocation should proceed in its current form. [name redacted]
Land Between Ryecroft Lane and Pavement Lane, Mobberley Basic overall comment I strongly object to the proposed housing allocation on land between Ryecroft Lane and Pavement Lane. This development would result in the loss of valuable open countryside, eroding the rural character and setting of the area. The site is poorly served by existing infrastructure, with local roads already experiencing congestion and limited capacity to accommodate additional traffic. Increased housing would place further pressure on GP services, schools, and other community facilities. The proposal could also harm local biodiversity, wildlife habitats, and landscape quality. More sustainable brownfield sites should be prioritised before releasing greenfield land for residential development in this location. Infrastructure based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane due to its significant impact on local infrastructure and the environment. The surrounding road network is already under pressure and lacks the capacity to accommodate increased traffic, leading to congestion, road safety concerns, noise, and air pollution. Local schools, GP surgeries, and other essential services are stretched and would face additional demand. The development would also result in the loss of greenfield land, harm biodiversity, fragment wildlife habitats, reduce natural drainage, increase surface water runoff and flood risk, and weaken the rural character of the area. Traffic based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The local road network is narrow, poorly suited to increased traffic, and already experiences congestion at peak times. Additional vehicles would worsen road safety concerns for residents, cyclists, and pedestrians. Footpath provision in the area is limited and inadequate, making safe access to local services difficult and increasing reliance on cars. The development would generate significant additional traffic on roads that lack the capacity to accommodate further growth. It would also increase noise and air pollution while placing further pressure on already stretched local infrastructure and services. Residents View focused comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purposes of the Green Belt, replacing undeveloped countryside with extensive built development. It would result in the loss of the area's distinctive rural character, transforming an open, agricultural landscape into a suburban housing estate. The visual impact would be considerable, with new homes, roads, lighting and infrastructure creating an intrusive urban presence. Residents would lose valued countryside views and a sense of openness, while the development would erode the rural setting, landscape quality and local identity that make this area unique. Village Character and Identity comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purpose of the Green Belt by replacing undeveloped countryside with extensive built development. It would erode the area's distinctive rural character and village charm, qualities that are highly valued by residents and contribute to the village's unique identity. The peaceful countryside setting, attractive views, and sense of separation from larger settlements would be lost. Housing, roads and lighting would create an intrusive urban presence, diminishing the village's character, setting, sense of place and long-established rural appeal. Environmental Concerns comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The scheme would result in the unnecessary loss of greenfield land, damaging the rural character and landscape of the area. Development would increase surface water runoff, flood risk, noise, air pollution, and carbon emissions from additional vehicle traffic. It could lead to the loss and fragmentation of wildlife habitats, negatively affecting birds, mammals, pollinators, and protected species. Mature trees, hedgerows, and biodiversity corridors may also be harmed. Furthermore, local roads, schools, healthcare services, and other infrastructure are already under pressure and may struggle to accommodate further growth.
Land between Railway and Smith Lane, Mobberley Basic overall comment I object to the allocation of land between the railway and Smith Lane for housing development. The site is poorly positioned for significant residential growth due to its proximity to the railway, which may result in increased noise, disturbance, and reduced residential amenity for future occupants. Development would also place additional pressure on local roads, services, and infrastructure that are already stretched. The loss of open land would adversely affect the character of the area and could have negative impacts on local wildlife and biodiversity. Alternative sites should be prioritised before this location is considered for housing. Infrastructure based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the significant pressure it would place on local infrastructure. Existing roads in the area already experience congestion, and additional housing would increase traffic volumes, worsening journey times and road safety concerns. Local services, including GP surgeries, schools, and public transport, are already under strain and may struggle to accommodate further population growth without substantial investment. There is no clear evidence that the necessary infrastructure improvements would be delivered alongside development. Approving this site risks overburdening community facilities and reducing residents' quality of life. Traffic based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the adverse impact it would have on local traffic conditions and highway safety. The development would generate a substantial increase in vehicle movements on roads that already experience congestion, particularly during peak hours. Increased traffic would lead to longer delays, greater pressure on local junctions, and reduced road safety. There are also concerns for pedestrian safety, as additional traffic would increase risks for those walking to local amenities, schools, and public transport stops. Without significant highway improvements, this development would create unacceptable traffic and pedestrian safety issues. Green Belt focused comment I object to the allocation of land between the railway and Smith Lane for housing development because it would result in the loss of valuable Green Belt land. The Green Belt plays an important role in preventing urban sprawl, maintaining the openness of the countryside, and safeguarding the character and identity of surrounding communities. Development of this site would erode this essential buffer, setting an unwelcome precedent for further encroachment into rural areas. The site currently contributes to the visual amenity of the area and provides environmental benefits, including wildlife habitat and green space. Housing should instead be directed to previously developed sites wherever possible. Village Character and Identity comment I object to the allocation of land between the railway and Smith Lane for housing development because of the harm it would cause to the village character and local identity. The site forms part of the rural setting that distinguishes the village from surrounding urban areas and contributes to its unique sense of place. Development would introduce a substantial area of housing that is out of keeping with the existing scale and character of the settlement, resulting in a more urbanised appearance. The loss of open countryside would diminish important views and the attractive environment enjoyed by residents. This proposal would fundamentally alter the village’s character and erode its distinctiveness. Airport Proximity Concerns comment I object to the allocation of land between the railway and Smith Lane for housing development due to its proximity to the airport and the resulting environmental impacts. Future residents would be subjected to regular aircraft noise from arrivals and departures, including early morning and late evening flights, which could disrupt sleep, reduce quality of life, and adversely affect wellbeing. Noise levels may be particularly noticeable during periods of high airport activity and could limit enjoyment of outdoor spaces. In addition, aircraft emissions and airport-related traffic may worsen local air quality, increasing exposure to pollutants that can negatively affect public health, particularly among vulnerable groups.
Land East/West of Pepper Street, Mobberley Basic overall comment I object to the proposed residential development at Land East/West of Pepper Street due to its likely adverse impact on local infrastructure, traffic, and the character of the surrounding area. The scale of housing proposed risks increasing congestion on already busy local roads, placing additional pressure on schools, healthcare services, and community facilities. The development could also result in the loss of valuable green space and harm the rural setting that contributes to the area's identity. Furthermore, concerns remain regarding environmental impacts, drainage capacity, and the ability of existing infrastructure to support significant population growth sustainably. Infrastructure and lack of public transport-based comment I object to the proposed housing development at Land East/West of Pepper Street due to the lack of infrastructure required to support substantial residential growth. Local roads already experience congestion and would be unable to accommodate the significant increase in traffic generated by the development. Public transport provision in the area is limited, with insufficient bus services and a lack of realistic alternatives to private car use for commuting, education, healthcare, and daily activities. This reliance on cars would worsen congestion and environmental impacts. Existing schools, healthcare services, and community facilities are also under pressure, making the proposal unsustainable without major infrastructure investment. Traffic based comment I object to the proposed residential development at Land East/West of Pepper Street due to the significant impact it is likely to have on local roads, infrastructure, and the character of the area. The development would generate substantial additional vehicle movements, increasing congestion on Pepper Street and surrounding routes, particularly during peak commuting and school run periods. This could lead to longer journey times, reduced road safety for pedestrians and cyclists, and increased air pollution. The proposal would also place further strain on existing schools, healthcare services, and community facilities. In addition, the loss of green space and rural character would be detrimental to the local environment and residents' quality of life. Residents View focused comment I object to the proposed housing development at Land East/West of Pepper Street due to its likely adverse visual impact on existing residents and the surrounding landscape. The scale and extent of the development would significantly alter the area's rural character, replacing open green spaces with large areas of housing. Residents are likely to experience loss of attractive views, increased urbanisation, and a reduction in the sense of openness that currently defines the locality. The development could also appear intrusive within the existing landscape, adversely affecting the visual amenity of neighbouring properties and diminishing the character and quality of the area. Village Character and Identity comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about increasing urbanisation and the resulting loss of the area's rural character. The site currently provides an important sense of openness and serves as a clear separation between existing settlements. Development of this scale would extend the built environment into the countryside, creating a more suburban appearance and eroding the distinct identity of the area. The proposal would replace open land with dense residential development, reducing green space and altering the landscape permanently. This gradual urbanisation would have a detrimental impact on local character, amenity, and residents' quality of life. Environmental Concerns comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about its environmental impact. The development would result in the loss of open green space, reducing habitat availability for wildlife and diminishing local biodiversity. Increased housing and associated infrastructure could place additional pressure on natural resources and contribute to greater levels of noise, light, and air pollution. The significant increase in vehicle use is also likely to worsen carbon emissions and affect local air quality. Furthermore, development of this scale risks altering the natural landscape and undermining the environmental character that makes the area valuable
Land north of Town Lane, Mobberley Basic overall comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. This site lies within a sensitive rural area where significant development would erode the village's character, openness and separation from surrounding settlements. The proposal would place additional pressure on already constrained local roads, increasing traffic, congestion and road safety concerns. Development of this scale risks harm to biodiversity, mature hedgerows and wildlife habitats that contribute to the local environment. Existing infrastructure, including schools, healthcare services and utilities, may be unable to accommodate further growth. Priority should be given to more sustainable brownfield locations before releasing countryside land. Traffic based comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site would generate a substantial increase in vehicle movements onto Town Lane and the surrounding local highway network. Town Lane is already heavily used by residents, agricultural vehicles and traffic associated with Manchester Airport and nearby employment areas. Additional housing would increase peak-hour congestion, particularly at junctions connecting to Knutsford Road and other local routes. Increased traffic would also raise concerns regarding pedestrian and cyclist safety, given the limited footway provision in parts of the village. The cumulative impact of this development, alongside other proposed growth in the area, could lead to unacceptable pressure on the local road network. Green Belt focused comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. The site lies within the Green Belt and its release would conflict with the fundamental purpose of Green Belt policy, which is to protect openness and prevent encroachment into the countryside. Development would harm the rural character of Mobberley and reduce the clear separation between settlements. The proposal would also increase traffic on narrow rural roads, creating additional congestion and road safety risks for pedestrians, cyclists, horse riders and other vulnerable users. Exceptional circumstances have not been demonstrated, and more sustainable brownfield sites should be prioritised instead. Village Character and Identity comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. This proposal would undermine the distinctive rural character and identity of Mobberley, a historic village whose appeal lies in its countryside setting and separation from surrounding settlements. Development on this scale would erode the Green Belt, reducing openness and contributing to the gradual urbanisation of the area. The loss of undeveloped land would alter the village's character, placing increasing pressure on local infrastructure and roads. Approving such development risks setting a precedent for further expansion, ultimately diminishing the unique character and independence of Cheshire's villages. Site Topography Concerns comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site's topography raises concerns regarding drainage and flood risk. Due to its elevated and undulating nature, development would increase the amount of hard surfacing, such as roofs, roads and driveways, reducing natural ground infiltration. Surface water could then flow more rapidly downhill towards lower-lying areas, increasing the risk of localised flooding and placing additional pressure on existing drainage infrastructure which will also affect neighbouring properties, roads and agricultural land. Given the increasing frequency of extreme rainfall events, the site's topography makes it less suitable for large-scale development and raises concerns about the long-term effectiveness and maintenance of drainage solutions.
Land West of Smith Lane, Mobberley Basic overall comment I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. The development would generate substantial additional traffic from employee commuting, deliveries, service vehicles and visitors, placing increased pressure on local roads that are already constrained at peak times. This is likely to result in greater congestion, longer journey times and increased road safety concerns for residents and businesses. The site's location is not well suited to intensive employment use, and there is insufficient evidence that the economic benefits would outweigh the adverse impacts on transport infrastructure, local amenity and the character of the surrounding rural area. Basic overall comment 2 I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. Given its proximity to Manchester Airport, the site is likely to attract significant levels of employee, visitor and service vehicle traffic, increasing pressure on local roads and worsening congestion. The resulting vehicle movements and business activities could lead to increased noise pollution, adversely affecting the amenity and wellbeing of nearby residents. Additional traffic and operational emissions also raise concerns about deteriorating air quality and potential impacts on public health. Furthermore, commercial development may introduce significant light pollution, harming local character and residential amenity. These impacts appear to outweigh the claimed economic benefits of the proposal.

4 Pockets of Land along BroadOak Lane / Pepper Street and Smith Lane (Green areas) Basic overall comment I object to the proposed mixed-use development on Land North of Station Road. While regeneration can bring benefits, this site is unsuitable due to the likely increase in traffic congestion, pressure on local infrastructure, and loss of open space. Existing roads, schools, healthcare services and public transport are already under strain and there is insufficient evidence that the necessary improvements can be delivered in a timely manner. The development would also have an adverse impact on the character of the area, reducing the separation between built-up areas and harming local amenity. Alternative brownfield sites should be prioritised before releasing this land for development. Infrastructure and lack of public transport-based comment I object to the proposed mixed-use development on Land North of Station Road due to its poor accessibility and unsustainable reliance on private car travel. The site is not adequately served by public transport, limiting realistic travel options for future residents, employees and visitors. Train services from the local station are limited, reducing connectivity to key employment, education and service centres. Walking and cycling links are also insufficient to support a genuinely sustainable development. As a result, the proposal is likely to generate significant additional car journeys, increasing traffic congestion, carbon emissions and pressure on local roads. This conflicts with sustainable planning principles. Village Character and Identity comment I object to the proposed development on Land North of Station Road due to the harm it would cause to the identity and character of the village. The village has a distinct rural setting and strong sense of community that is closely linked to its scale, surrounding countryside and separation from neighbouring settlements. A large mixed-use development would fundamentally alter this character, making the village feel more urban and reducing its unique local identity. The development risks overwhelming existing communities, eroding the qualities that make the area attractive to residents and visitors, and diminishing the historic and rural character that has developed over generations. Environmental Concerns comment I object to the proposed development on Land North of Station Road because of the loss of Green Belt land and the harm it would cause to the openness, landscape character and biodiversity of the area. The site provides an important undeveloped green space that contributes to the rural setting and visual amenity of the locality. Development would urbanise open countryside, reducing the sense of openness and damaging important views. It would also disrupt habitats used by local wildlife, potentially affecting birds, mammals, insects and other species that depend on these green spaces. The proposal therefore risks causing significant and irreversible environmental harm.
Representation on the Proposed Allocation of 291 Hectares for Housing at Ashley, Cheshire East Re: Cheshire East Local Plan Review - Proposed Housing Allocation at Ashley Dear Sir/Madam, I wish to submit the following comments regarding the proposed allocation of approximately 291 hectares of land in Ashley for housing development as part of the Cheshire East Local Plan. I recognise the significant challenge facing the Council in meeting housing needs across the borough and the importance of maintaining an up-to-date Local Plan. However, given the scale of development proposed at Ashley, I have concerns regarding whether this location represents a sustainable and appropriate option when considered against its potential impacts on the Green Belt, settlement separation, transport infrastructure, public services, environmental assets and rural character. The scale of the proposed allocation is substantial and warrants careful scrutiny to ensure that it is justified, deliverable and supported by the necessary evidence base and infrastructure planning. Green Belt Function and Settlement Separation The land surrounding Ashley plays an important role within the Green Belt. In particular, it contributes to maintaining the separation between the urban areas of Greater Manchester and the rural communities of Cheshire East. The countryside between Trafford and Cheshire East provides a clear physical and visual distinction between settlements including Hale Barns, Ringway, Ashley, Mobberley and Wilmslow. This separation contributes significantly to the individual identity and character of these communities. While some development within the Green Belt may be considered through the Local Plan process, the scale of the proposed allocation raises questions about the extent to which the existing openness and separation between settlements can be maintained. There is a risk that development on such a large area could reduce the effectiveness of the remaining green gap and alter perceptions of where one settlement ends and another begins. Given the strategic importance of this area, it is important that the Council clearly demonstrates why the release of land in this location is necessary and how long-term settlement separation would continue to be protected. Impact on Rural Character and Landscape Ashley is characterised by its rural setting, agricultural landscape, mature hedgerows, open views and relatively low-density pattern of development. A housing allocation of approximately 291 hectares would represent a significant change in the scale of development within the area. While development can bring benefits, including additional homes and investment, it is reasonable to question whether a scheme of this magnitude could be accommodated without fundamentally changing the character of the village and surrounding countryside. The Council should therefore ensure that landscape impacts have been fully assessed and that consideration has been given to whether alternative locations could accommodate growth with less impact upon rural character. Agricultural Land The proposed allocation would involve the development of a substantial area of agricultural land. Agricultural land forms an important part of the local landscape and rural economy and contributes to wider objectives relating to food production and environmental management. The loss of large areas of farmland should therefore be carefully justified. Where agricultural land is proposed for development, consideration should be given to its quality, productivity and the availability of alternative sites that may be capable of meeting housing needs while avoiding comparable losses. Infrastructure Capacity and Deliverability A key consideration is whether existing infrastructure can support development on the scale proposed. Ashley is a relatively small rural settlement and does not currently possess the range of facilities and infrastructure typically associated with major growth locations. Questions therefore arise regarding the capacity of transport networks, healthcare services, educational facilities, utilities and community infrastructure to accommodate a significant increase in population. While infrastructure improvements may be proposed, it is important that these are evidenced, funded and deliverable within the timescales of development. The Local Plan should clearly demonstrate that infrastructure provision will keep pace with growth and that existing residents will not experience a deterioration in access to services. Given the size of the allocation, there is a reasonable argument that the proposal would function at a scale more comparable to a new community than a modest extension to an existing village. This raises the importance of ensuring that infrastructure planning is proportionate to the level of growth being considered. Highways and Transport The surrounding highway network already experiences congestion at various times of the day, particularly on routes connecting Cheshire East with Greater Manchester and Manchester Airport. Key corridors likely to be affected include: • The A538. • The A34. • Routes serving Manchester Airport. • Roads connecting Ashley with Hale Barns, Wilmslow and Mobberley. • Local rural lanes. Additional housing would inevitably generate additional travel demand. Given the location of the site and the distribution of employment and services across the wider area, there is concern that a significant proportion of journeys would be made by private vehicle. Public transport provision also appears relatively limited when compared with the scale of development proposed. Rail services in the area operate only every two hours for much of the day, which may limit the attractiveness and practicality of rail travel for many residents. This raises questions as to whether future residents would have realistic alternatives to private car use for commuting, education, healthcare and other daily activities. The Council should therefore provide robust evidence demonstrating how sustainable transport objectives will be achieved and how traffic impacts can be appropriately mitigated. Manchester Airport and Cumulative Impact The proximity of Manchester Airport offers economic opportunities and access to employment. However, it also means that local transport infrastructure already accommodates significant levels of passenger, freight and employee traffic. It is important that the cumulative impact of airport-related growth, development in neighbouring authorities and any major housing allocation in Ashley is fully assessed. The interaction between these various pressures should be clearly understood to ensure that infrastructure capacity is not overstretched. Healthcare Provision Healthcare infrastructure is an important consideration when assessing the suitability of large scale housing allocations. Additional housing would increase demand for GP services, dental provision, community healthcare, mental health services and hospital facilities. While such impacts can potentially be mitigated through investment and additional provision, the Local Plan should clearly identify how these requirements will be met and whether sufficient capacity exists within the wider healthcare system. Education The proposal also has implications for school capacity. Significant growth would likely increase demand for both primary and secondary school places. The Council should therefore demonstrate whether existing schools can accommodate this growth or whether additional educational facilities would be required. Where new schools are necessary, evidence should be provided regarding site availability, funding mechanisms and delivery timescales. Utilities, Drainage and Flood Risk Development at this scale would place increased demands on water supply, wastewater treatment, electricity networks, telecommunications infrastructure and drainage systems. The land currently performs a natural role in absorbing rainfall and managing surface water. The replacement of large areas of agricultural land with buildings, roads and other hard surfaces has the potential to alter drainage patterns and increase runoff. It is therefore important that flood risk and drainage assessments are robust and that infrastructure providers can demonstrate sufficient capacity to accommodate future growth. Biodiversity and Environmental Considerations The countryside around Ashley contributes to local biodiversity and provides habitat connectivity across a wider area of Cheshire East and Greater Manchester. Development has the potential to affect hedgerows, trees, wildlife corridors and other environmental assets. Although mitigation and biodiversity net gain measures may be available, the extent to which they can offset impacts on such a large site should be carefully examined. Consideration should also be given to the wider contribution that open countryside makes to climate resilience, carbon storage and environmental quality. Conclusion I recognise the need for Cheshire East to identify sufficient land to meet future housing requirements. However, the proposed allocation of approximately 291 hectares at Ashley raises a number of important planning considerations that, in my view, require further examination. These include: • The role of the site in maintaining the Green Belt gap between Trafford and Cheshire East. • The preservation of settlement separation between Hale Barns, Ringway, Ashley, Mobberley and neighbouring communities. • The impact on rural character and landscape quality. • The loss of a substantial area of agricultural land. • The capacity of roads, schools, healthcare facilities and utilities to accommodate growth. • The sustainability of a location where rail services operate only every two hours for much of the day. • The potential for increased car dependency and traffic congestion. • Environmental, biodiversity and drainage considerations. • The deliverability of infrastructure on a scale commensurate with a development of this size. Given these concerns, I believe further evidence is required to demonstrate that the allocation represents the most sustainable and appropriate option available to the Council. Unless these matters can be satisfactorily addressed through a robust evidence base and clear infrastructure delivery strategy, I do not believe the allocation should proceed in its current form. [name redacted]
Land Between Ryecroft Lane and Pavement Lane, Mobberley Basic overall comment I strongly object to the proposed housing allocation on land between Ryecroft Lane and Pavement Lane. This development would result in the loss of valuable open countryside, eroding the rural character and setting of the area. The site is poorly served by existing infrastructure, with local roads already experiencing congestion and limited capacity to accommodate additional traffic. Increased housing would place further pressure on GP services, schools, and other community facilities. The proposal could also harm local biodiversity, wildlife habitats, and landscape quality. More sustainable brownfield sites should be prioritised before releasing greenfield land for residential development in this location. Infrastructure based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane due to its significant impact on local infrastructure and the environment. The surrounding road network is already under pressure and lacks the capacity to accommodate increased traffic, leading to congestion, road safety concerns, noise, and air pollution. Local schools, GP surgeries, and other essential services are stretched and would face additional demand. The development would also result in the loss of greenfield land, harm biodiversity, fragment wildlife habitats, reduce natural drainage, increase surface water runoff and flood risk, and weaken the rural character of the area. Traffic based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The local road network is narrow, poorly suited to increased traffic, and already experiences congestion at peak times. Additional vehicles would worsen road safety concerns for residents, cyclists, and pedestrians. Footpath provision in the area is limited and inadequate, making safe access to local services difficult and increasing reliance on cars. The development would generate significant additional traffic on roads that lack the capacity to accommodate further growth. It would also increase noise and air pollution while placing further pressure on already stretched local infrastructure and services. Residents View focused comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purposes of the Green Belt, replacing undeveloped countryside with extensive built development. It would result in the loss of the area's distinctive rural character, transforming an open, agricultural landscape into a suburban housing estate. The visual impact would be considerable, with new homes, roads, lighting and infrastructure creating an intrusive urban presence. Residents would lose valued countryside views and a sense of openness, while the development would erode the rural setting, landscape quality and local identity that make this area unique. Village Character and Identity comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purpose of the Green Belt by replacing undeveloped countryside with extensive built development. It would erode the area's distinctive rural character and village charm, qualities that are highly valued by residents and contribute to the village's unique identity. The peaceful countryside setting, attractive views, and sense of separation from larger settlements would be lost. Housing, roads and lighting would create an intrusive urban presence, diminishing the village's character, setting, sense of place and long-established rural appeal. Environmental Concerns comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The scheme would result in the unnecessary loss of greenfield land, damaging the rural character and landscape of the area. Development would increase surface water runoff, flood risk, noise, air pollution, and carbon emissions from additional vehicle traffic. It could lead to the loss and fragmentation of wildlife habitats, negatively affecting birds, mammals, pollinators, and protected species. Mature trees, hedgerows, and biodiversity corridors may also be harmed. Furthermore, local roads, schools, healthcare services, and other infrastructure are already under pressure and may struggle to accommodate further growth.
Land between Railway and Smith Lane, Mobberley Basic overall comment I object to the allocation of land between the railway and Smith Lane for housing development. The site is poorly positioned for significant residential growth due to its proximity to the railway, which may result in increased noise, disturbance, and reduced residential amenity for future occupants. Development would also place additional pressure on local roads, services, and infrastructure that are already stretched. The loss of open land would adversely affect the character of the area and could have negative impacts on local wildlife and biodiversity. Alternative sites should be prioritised before this location is considered for housing. Infrastructure based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the significant pressure it would place on local infrastructure. Existing roads in the area already experience congestion, and additional housing would increase traffic volumes, worsening journey times and road safety concerns. Local services, including GP surgeries, schools, and public transport, are already under strain and may struggle to accommodate further population growth without substantial investment. There is no clear evidence that the necessary infrastructure improvements would be delivered alongside development. Approving this site risks overburdening community facilities and reducing residents' quality of life. Traffic based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the adverse impact it would have on local traffic conditions and highway safety. The development would generate a substantial increase in vehicle movements on roads that already experience congestion, particularly during peak hours. Increased traffic would lead to longer delays, greater pressure on local junctions, and reduced road safety. There are also concerns for pedestrian safety, as additional traffic would increase risks for those walking to local amenities, schools, and public transport stops. Without significant highway improvements, this development would create unacceptable traffic and pedestrian safety issues. Green Belt focused comment I object to the allocation of land between the railway and Smith Lane for housing development because it would result in the loss of valuable Green Belt land. The Green Belt plays an important role in preventing urban sprawl, maintaining the openness of the countryside, and safeguarding the character and identity of surrounding communities. Development of this site would erode this essential buffer, setting an unwelcome precedent for further encroachment into rural areas. The site currently contributes to the visual amenity of the area and provides environmental benefits, including wildlife habitat and green space. Housing should instead be directed to previously developed sites wherever possible. Village Character and Identity comment I object to the allocation of land between the railway and Smith Lane for housing development because of the harm it would cause to the village character and local identity. The site forms part of the rural setting that distinguishes the village from surrounding urban areas and contributes to its unique sense of place. Development would introduce a substantial area of housing that is out of keeping with the existing scale and character of the settlement, resulting in a more urbanised appearance. The loss of open countryside would diminish important views and the attractive environment enjoyed by residents. This proposal would fundamentally alter the village’s character and erode its distinctiveness. Airport Proximity Concerns comment I object to the allocation of land between the railway and Smith Lane for housing development due to its proximity to the airport and the resulting environmental impacts. Future residents would be subjected to regular aircraft noise from arrivals and departures, including early morning and late evening flights, which could disrupt sleep, reduce quality of life, and adversely affect wellbeing. Noise levels may be particularly noticeable during periods of high airport activity and could limit enjoyment of outdoor spaces. In addition, aircraft emissions and airport-related traffic may worsen local air quality, increasing exposure to pollutants that can negatively affect public health, particularly among vulnerable groups.
Land East/West of Pepper Street, Mobberley Basic overall comment I object to the proposed residential development at Land East/West of Pepper Street due to its likely adverse impact on local infrastructure, traffic, and the character of the surrounding area. The scale of housing proposed risks increasing congestion on already busy local roads, placing additional pressure on schools, healthcare services, and community facilities. The development could also result in the loss of valuable green space and harm the rural setting that contributes to the area's identity. Furthermore, concerns remain regarding environmental impacts, drainage capacity, and the ability of existing infrastructure to support significant population growth sustainably. Infrastructure and lack of public transport-based comment I object to the proposed housing development at Land East/West of Pepper Street due to the lack of infrastructure required to support substantial residential growth. Local roads already experience congestion and would be unable to accommodate the significant increase in traffic generated by the development. Public transport provision in the area is limited, with insufficient bus services and a lack of realistic alternatives to private car use for commuting, education, healthcare, and daily activities. This reliance on cars would worsen congestion and environmental impacts. Existing schools, healthcare services, and community facilities are also under pressure, making the proposal unsustainable without major infrastructure investment. Traffic based comment I object to the proposed residential development at Land East/West of Pepper Street due to the significant impact it is likely to have on local roads, infrastructure, and the character of the area. The development would generate substantial additional vehicle movements, increasing congestion on Pepper Street and surrounding routes, particularly during peak commuting and school run periods. This could lead to longer journey times, reduced road safety for pedestrians and cyclists, and increased air pollution. The proposal would also place further strain on existing schools, healthcare services, and community facilities. In addition, the loss of green space and rural character would be detrimental to the local environment and residents' quality of life. Residents View focused comment I object to the proposed housing development at Land East/West of Pepper Street due to its likely adverse visual impact on existing residents and the surrounding landscape. The scale and extent of the development would significantly alter the area's rural character, replacing open green spaces with large areas of housing. Residents are likely to experience loss of attractive views, increased urbanisation, and a reduction in the sense of openness that currently defines the locality. The development could also appear intrusive within the existing landscape, adversely affecting the visual amenity of neighbouring properties and diminishing the character and quality of the area. Village Character and Identity comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about increasing urbanisation and the resulting loss of the area's rural character. The site currently provides an important sense of openness and serves as a clear separation between existing settlements. Development of this scale would extend the built environment into the countryside, creating a more suburban appearance and eroding the distinct identity of the area. The proposal would replace open land with dense residential development, reducing green space and altering the landscape permanently. This gradual urbanisation would have a detrimental impact on local character, amenity, and residents' quality of life. Environmental Concerns comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about its environmental impact. The development would result in the loss of open green space, reducing habitat availability for wildlife and diminishing local biodiversity. Increased housing and associated infrastructure could place additional pressure on natural resources and contribute to greater levels of noise, light, and air pollution. The significant increase in vehicle use is also likely to worsen carbon emissions and affect local air quality. Furthermore, development of this scale risks altering the natural landscape and undermining the environmental character that makes the area valuable
Land north of Town Lane, Mobberley Basic overall comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. This site lies within a sensitive rural area where significant development would erode the village's character, openness and separation from surrounding settlements. The proposal would place additional pressure on already constrained local roads, increasing traffic, congestion and road safety concerns. Development of this scale risks harm to biodiversity, mature hedgerows and wildlife habitats that contribute to the local environment. Existing infrastructure, including schools, healthcare services and utilities, may be unable to accommodate further growth. Priority should be given to more sustainable brownfield locations before releasing countryside land. Traffic based comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site would generate a substantial increase in vehicle movements onto Town Lane and the surrounding local highway network. Town Lane is already heavily used by residents, agricultural vehicles and traffic associated with Manchester Airport and nearby employment areas. Additional housing would increase peak-hour congestion, particularly at junctions connecting to Knutsford Road and other local routes. Increased traffic would also raise concerns regarding pedestrian and cyclist safety, given the limited footway provision in parts of the village. The cumulative impact of this development, alongside other proposed growth in the area, could lead to unacceptable pressure on the local road network. Green Belt focused comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. The site lies within the Green Belt and its release would conflict with the fundamental purpose of Green Belt policy, which is to protect openness and prevent encroachment into the countryside. Development would harm the rural character of Mobberley and reduce the clear separation between settlements. The proposal would also increase traffic on narrow rural roads, creating additional congestion and road safety risks for pedestrians, cyclists, horse riders and other vulnerable users. Exceptional circumstances have not been demonstrated, and more sustainable brownfield sites should be prioritised instead. Village Character and Identity comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. This proposal would undermine the distinctive rural character and identity of Mobberley, a historic village whose appeal lies in its countryside setting and separation from surrounding settlements. Development on this scale would erode the Green Belt, reducing openness and contributing to the gradual urbanisation of the area. The loss of undeveloped land would alter the village's character, placing increasing pressure on local infrastructure and roads. Approving such development risks setting a precedent for further expansion, ultimately diminishing the unique character and independence of Cheshire's villages. Site Topography Concerns comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site's topography raises concerns regarding drainage and flood risk. Due to its elevated and undulating nature, development would increase the amount of hard surfacing, such as roofs, roads and driveways, reducing natural ground infiltration. Surface water could then flow more rapidly downhill towards lower-lying areas, increasing the risk of localised flooding and placing additional pressure on existing drainage infrastructure which will also affect neighbouring properties, roads and agricultural land. Given the increasing frequency of extreme rainfall events, the site's topography makes it less suitable for large-scale development and raises concerns about the long-term effectiveness and maintenance of drainage solutions.
Land West of Smith Lane, Mobberley Basic overall comment I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. The development would generate substantial additional traffic from employee commuting, deliveries, service vehicles and visitors, placing increased pressure on local roads that are already constrained at peak times. This is likely to result in greater congestion, longer journey times and increased road safety concerns for residents and businesses. The site's location is not well suited to intensive employment use, and there is insufficient evidence that the economic benefits would outweigh the adverse impacts on transport infrastructure, local amenity and the character of the surrounding rural area. Basic overall comment 2 I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. Given its proximity to Manchester Airport, the site is likely to attract significant levels of employee, visitor and service vehicle traffic, increasing pressure on local roads and worsening congestion. The resulting vehicle movements and business activities could lead to increased noise pollution, adversely affecting the amenity and wellbeing of nearby residents. Additional traffic and operational emissions also raise concerns about deteriorating air quality and potential impacts on public health. Furthermore, commercial development may introduce significant light pollution, harming local character and residential amenity. These impacts appear to outweigh the claimed economic benefits of the proposal.

4 Pockets of Land along BroadOak Lane / Pepper Street and Smith Lane (Green areas) Basic overall comment I object to the proposed mixed-use development on Land North of Station Road. While regeneration can bring benefits, this site is unsuitable due to the likely increase in traffic congestion, pressure on local infrastructure, and loss of open space. Existing roads, schools, healthcare services and public transport are already under strain and there is insufficient evidence that the necessary improvements can be delivered in a timely manner. The development would also have an adverse impact on the character of the area, reducing the separation between built-up areas and harming local amenity. Alternative brownfield sites should be prioritised before releasing this land for development. Infrastructure and lack of public transport-based comment I object to the proposed mixed-use development on Land North of Station Road due to its poor accessibility and unsustainable reliance on private car travel. The site is not adequately served by public transport, limiting realistic travel options for future residents, employees and visitors. Train services from the local station are limited, reducing connectivity to key employment, education and service centres. Walking and cycling links are also insufficient to support a genuinely sustainable development. As a result, the proposal is likely to generate significant additional car journeys, increasing traffic congestion, carbon emissions and pressure on local roads. This conflicts with sustainable planning principles. Village Character and Identity comment I object to the proposed development on Land North of Station Road due to the harm it would cause to the identity and character of the village. The village has a distinct rural setting and strong sense of community that is closely linked to its scale, surrounding countryside and separation from neighbouring settlements. A large mixed-use development would fundamentally alter this character, making the village feel more urban and reducing its unique local identity. The development risks overwhelming existing communities, eroding the qualities that make the area attractive to residents and visitors, and diminishing the historic and rural character that has developed over generations. Environmental Concerns comment I object to the proposed development on Land North of Station Road because of the loss of Green Belt land and the harm it would cause to the openness, landscape character and biodiversity of the area. The site provides an important undeveloped green space that contributes to the rural setting and visual amenity of the locality. Development would urbanise open countryside, reducing the sense of openness and damaging important views. It would also disrupt habitats used by local wildlife, potentially affecting birds, mammals, insects and other species that depend on these green spaces. The proposal therefore risks causing significant and irreversible environmental harm.
Representation on the Proposed Allocation of 291 Hectares for Housing at Ashley, Cheshire East Re: Cheshire East Local Plan Review - Proposed Housing Allocation at Ashley Dear Sir/Madam, I wish to submit the following comments regarding the proposed allocation of approximately 291 hectares of land in Ashley for housing development as part of the Cheshire East Local Plan. I recognise the significant challenge facing the Council in meeting housing needs across the borough and the importance of maintaining an up-to-date Local Plan. However, given the scale of development proposed at Ashley, I have concerns regarding whether this location represents a sustainable and appropriate option when considered against its potential impacts on the Green Belt, settlement separation, transport infrastructure, public services, environmental assets and rural character. The scale of the proposed allocation is substantial and warrants careful scrutiny to ensure that it is justified, deliverable and supported by the necessary evidence base and infrastructure planning. Green Belt Function and Settlement Separation The land surrounding Ashley plays an important role within the Green Belt. In particular, it contributes to maintaining the separation between the urban areas of Greater Manchester and the rural communities of Cheshire East. The countryside between Trafford and Cheshire East provides a clear physical and visual distinction between settlements including Hale Barns, Ringway, Ashley, Mobberley and Wilmslow. This separation contributes significantly to the individual identity and character of these communities. While some development within the Green Belt may be considered through the Local Plan process, the scale of the proposed allocation raises questions about the extent to which the existing openness and separation between settlements can be maintained. There is a risk that development on such a large area could reduce the effectiveness of the remaining green gap and alter perceptions of where one settlement ends and another begins. Given the strategic importance of this area, it is important that the Council clearly demonstrates why the release of land in this location is necessary and how long-term settlement separation would continue to be protected. Impact on Rural Character and Landscape Ashley is characterised by its rural setting, agricultural landscape, mature hedgerows, open views and relatively low-density pattern of development. A housing allocation of approximately 291 hectares would represent a significant change in the scale of development within the area. While development can bring benefits, including additional homes and investment, it is reasonable to question whether a scheme of this magnitude could be accommodated without fundamentally changing the character of the village and surrounding countryside. The Council should therefore ensure that landscape impacts have been fully assessed and that consideration has been given to whether alternative locations could accommodate growth with less impact upon rural character. Agricultural Land The proposed allocation would involve the development of a substantial area of agricultural land. Agricultural land forms an important part of the local landscape and rural economy and contributes to wider objectives relating to food production and environmental management. The loss of large areas of farmland should therefore be carefully justified. Where agricultural land is proposed for development, consideration should be given to its quality, productivity and the availability of alternative sites that may be capable of meeting housing needs while avoiding comparable losses. Infrastructure Capacity and Deliverability A key consideration is whether existing infrastructure can support development on the scale proposed. Ashley is a relatively small rural settlement and does not currently possess the range of facilities and infrastructure typically associated with major growth locations. Questions therefore arise regarding the capacity of transport networks, healthcare services, educational facilities, utilities and community infrastructure to accommodate a significant increase in population. While infrastructure improvements may be proposed, it is important that these are evidenced, funded and deliverable within the timescales of development. The Local Plan should clearly demonstrate that infrastructure provision will keep pace with growth and that existing residents will not experience a deterioration in access to services. Given the size of the allocation, there is a reasonable argument that the proposal would function at a scale more comparable to a new community than a modest extension to an existing village. This raises the importance of ensuring that infrastructure planning is proportionate to the level of growth being considered. Highways and Transport The surrounding highway network already experiences congestion at various times of the day, particularly on routes connecting Cheshire East with Greater Manchester and Manchester Airport. Key corridors likely to be affected include: • The A538. • The A34. • Routes serving Manchester Airport. • Roads connecting Ashley with Hale Barns, Wilmslow and Mobberley. • Local rural lanes. Additional housing would inevitably generate additional travel demand. Given the location of the site and the distribution of employment and services across the wider area, there is concern that a significant proportion of journeys would be made by private vehicle. Public transport provision also appears relatively limited when compared with the scale of development proposed. Rail services in the area operate only every two hours for much of the day, which may limit the attractiveness and practicality of rail travel for many residents. This raises questions as to whether future residents would have realistic alternatives to private car use for commuting, education, healthcare and other daily activities. The Council should therefore provide robust evidence demonstrating how sustainable transport objectives will be achieved and how traffic impacts can be appropriately mitigated. Manchester Airport and Cumulative Impact The proximity of Manchester Airport offers economic opportunities and access to employment. However, it also means that local transport infrastructure already accommodates significant levels of passenger, freight and employee traffic. It is important that the cumulative impact of airport-related growth, development in neighbouring authorities and any major housing allocation in Ashley is fully assessed. The interaction between these various pressures should be clearly understood to ensure that infrastructure capacity is not overstretched. Healthcare Provision Healthcare infrastructure is an important consideration when assessing the suitability of large scale housing allocations. Additional housing would increase demand for GP services, dental provision, community healthcare, mental health services and hospital facilities. While such impacts can potentially be mitigated through investment and additional provision, the Local Plan should clearly identify how these requirements will be met and whether sufficient capacity exists within the wider healthcare system. Education The proposal also has implications for school capacity. Significant growth would likely increase demand for both primary and secondary school places. The Council should therefore demonstrate whether existing schools can accommodate this growth or whether additional educational facilities would be required. Where new schools are necessary, evidence should be provided regarding site availability, funding mechanisms and delivery timescales. Utilities, Drainage and Flood Risk Development at this scale would place increased demands on water supply, wastewater treatment, electricity networks, telecommunications infrastructure and drainage systems. The land currently performs a natural role in absorbing rainfall and managing surface water. The replacement of large areas of agricultural land with buildings, roads and other hard surfaces has the potential to alter drainage patterns and increase runoff. It is therefore important that flood risk and drainage assessments are robust and that infrastructure providers can demonstrate sufficient capacity to accommodate future growth. Biodiversity and Environmental Considerations The countryside around Ashley contributes to local biodiversity and provides habitat connectivity across a wider area of Cheshire East and Greater Manchester. Development has the potential to affect hedgerows, trees, wildlife corridors and other environmental assets. Although mitigation and biodiversity net gain measures may be available, the extent to which they can offset impacts on such a large site should be carefully examined. Consideration should also be given to the wider contribution that open countryside makes to climate resilience, carbon storage and environmental quality. Conclusion I recognise the need for Cheshire East to identify sufficient land to meet future housing requirements. However, the proposed allocation of approximately 291 hectares at Ashley raises a number of important planning considerations that, in my view, require further examination. These include: • The role of the site in maintaining the Green Belt gap between Trafford and Cheshire East. • The preservation of settlement separation between Hale Barns, Ringway, Ashley, Mobberley and neighbouring communities. • The impact on rural character and landscape quality. • The loss of a substantial area of agricultural land. • The capacity of roads, schools, healthcare facilities and utilities to accommodate growth. • The sustainability of a location where rail services operate only every two hours for much of the day. • The potential for increased car dependency and traffic congestion. • Environmental, biodiversity and drainage considerations. • The deliverability of infrastructure on a scale commensurate with a development of this size. Given these concerns, I believe further evidence is required to demonstrate that the allocation represents the most sustainable and appropriate option available to the Council. Unless these matters can be satisfactorily addressed through a robust evidence base and clear infrastructure delivery strategy, I do not believe the allocation should proceed in its current form. [name redacted]
Land Between Ryecroft Lane and Pavement Lane, Mobberley Basic overall comment I strongly object to the proposed housing allocation on land between Ryecroft Lane and Pavement Lane. This development would result in the loss of valuable open countryside, eroding the rural character and setting of the area. The site is poorly served by existing infrastructure, with local roads already experiencing congestion and limited capacity to accommodate additional traffic. Increased housing would place further pressure on GP services, schools, and other community facilities. The proposal could also harm local biodiversity, wildlife habitats, and landscape quality. More sustainable brownfield sites should be prioritised before releasing greenfield land for residential development in this location. Infrastructure based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane due to its significant impact on local infrastructure and the environment. The surrounding road network is already under pressure and lacks the capacity to accommodate increased traffic, leading to congestion, road safety concerns, noise, and air pollution. Local schools, GP surgeries, and other essential services are stretched and would face additional demand. The development would also result in the loss of greenfield land, harm biodiversity, fragment wildlife habitats, reduce natural drainage, increase surface water runoff and flood risk, and weaken the rural character of the area. Traffic based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The local road network is narrow, poorly suited to increased traffic, and already experiences congestion at peak times. Additional vehicles would worsen road safety concerns for residents, cyclists, and pedestrians. Footpath provision in the area is limited and inadequate, making safe access to local services difficult and increasing reliance on cars. The development would generate significant additional traffic on roads that lack the capacity to accommodate further growth. It would also increase noise and air pollution while placing further pressure on already stretched local infrastructure and services. Residents View focused comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purposes of the Green Belt, replacing undeveloped countryside with extensive built development. It would result in the loss of the area's distinctive rural character, transforming an open, agricultural landscape into a suburban housing estate. The visual impact would be considerable, with new homes, roads, lighting and infrastructure creating an intrusive urban presence. Residents would lose valued countryside views and a sense of openness, while the development would erode the rural setting, landscape quality and local identity that make this area unique. Village Character and Identity comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purpose of the Green Belt by replacing undeveloped countryside with extensive built development. It would erode the area's distinctive rural character and village charm, qualities that are highly valued by residents and contribute to the village's unique identity. The peaceful countryside setting, attractive views, and sense of separation from larger settlements would be lost. Housing, roads and lighting would create an intrusive urban presence, diminishing the village's character, setting, sense of place and long-established rural appeal. Environmental Concerns comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The scheme would result in the unnecessary loss of greenfield land, damaging the rural character and landscape of the area. Development would increase surface water runoff, flood risk, noise, air pollution, and carbon emissions from additional vehicle traffic. It could lead to the loss and fragmentation of wildlife habitats, negatively affecting birds, mammals, pollinators, and protected species. Mature trees, hedgerows, and biodiversity corridors may also be harmed. Furthermore, local roads, schools, healthcare services, and other infrastructure are already under pressure and may struggle to accommodate further growth.
Land between Railway and Smith Lane, Mobberley Basic overall comment I object to the allocation of land between the railway and Smith Lane for housing development. The site is poorly positioned for significant residential growth due to its proximity to the railway, which may result in increased noise, disturbance, and reduced residential amenity for future occupants. Development would also place additional pressure on local roads, services, and infrastructure that are already stretched. The loss of open land would adversely affect the character of the area and could have negative impacts on local wildlife and biodiversity. Alternative sites should be prioritised before this location is considered for housing. Infrastructure based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the significant pressure it would place on local infrastructure. Existing roads in the area already experience congestion, and additional housing would increase traffic volumes, worsening journey times and road safety concerns. Local services, including GP surgeries, schools, and public transport, are already under strain and may struggle to accommodate further population growth without substantial investment. There is no clear evidence that the necessary infrastructure improvements would be delivered alongside development. Approving this site risks overburdening community facilities and reducing residents' quality of life. Traffic based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the adverse impact it would have on local traffic conditions and highway safety. The development would generate a substantial increase in vehicle movements on roads that already experience congestion, particularly during peak hours. Increased traffic would lead to longer delays, greater pressure on local junctions, and reduced road safety. There are also concerns for pedestrian safety, as additional traffic would increase risks for those walking to local amenities, schools, and public transport stops. Without significant highway improvements, this development would create unacceptable traffic and pedestrian safety issues. Green Belt focused comment I object to the allocation of land between the railway and Smith Lane for housing development because it would result in the loss of valuable Green Belt land. The Green Belt plays an important role in preventing urban sprawl, maintaining the openness of the countryside, and safeguarding the character and identity of surrounding communities. Development of this site would erode this essential buffer, setting an unwelcome precedent for further encroachment into rural areas. The site currently contributes to the visual amenity of the area and provides environmental benefits, including wildlife habitat and green space. Housing should instead be directed to previously developed sites wherever possible. Village Character and Identity comment I object to the allocation of land between the railway and Smith Lane for housing development because of the harm it would cause to the village character and local identity. The site forms part of the rural setting that distinguishes the village from surrounding urban areas and contributes to its unique sense of place. Development would introduce a substantial area of housing that is out of keeping with the existing scale and character of the settlement, resulting in a more urbanised appearance. The loss of open countryside would diminish important views and the attractive environment enjoyed by residents. This proposal would fundamentally alter the village’s character and erode its distinctiveness. Airport Proximity Concerns comment I object to the allocation of land between the railway and Smith Lane for housing development due to its proximity to the airport and the resulting environmental impacts. Future residents would be subjected to regular aircraft noise from arrivals and departures, including early morning and late evening flights, which could disrupt sleep, reduce quality of life, and adversely affect wellbeing. Noise levels may be particularly noticeable during periods of high airport activity and could limit enjoyment of outdoor spaces. In addition, aircraft emissions and airport-related traffic may worsen local air quality, increasing exposure to pollutants that can negatively affect public health, particularly among vulnerable groups.
Land East/West of Pepper Street, Mobberley Basic overall comment I object to the proposed residential development at Land East/West of Pepper Street due to its likely adverse impact on local infrastructure, traffic, and the character of the surrounding area. The scale of housing proposed risks increasing congestion on already busy local roads, placing additional pressure on schools, healthcare services, and community facilities. The development could also result in the loss of valuable green space and harm the rural setting that contributes to the area's identity. Furthermore, concerns remain regarding environmental impacts, drainage capacity, and the ability of existing infrastructure to support significant population growth sustainably. Infrastructure and lack of public transport-based comment I object to the proposed housing development at Land East/West of Pepper Street due to the lack of infrastructure required to support substantial residential growth. Local roads already experience congestion and would be unable to accommodate the significant increase in traffic generated by the development. Public transport provision in the area is limited, with insufficient bus services and a lack of realistic alternatives to private car use for commuting, education, healthcare, and daily activities. This reliance on cars would worsen congestion and environmental impacts. Existing schools, healthcare services, and community facilities are also under pressure, making the proposal unsustainable without major infrastructure investment. Traffic based comment I object to the proposed residential development at Land East/West of Pepper Street due to the significant impact it is likely to have on local roads, infrastructure, and the character of the area. The development would generate substantial additional vehicle movements, increasing congestion on Pepper Street and surrounding routes, particularly during peak commuting and school run periods. This could lead to longer journey times, reduced road safety for pedestrians and cyclists, and increased air pollution. The proposal would also place further strain on existing schools, healthcare services, and community facilities. In addition, the loss of green space and rural character would be detrimental to the local environment and residents' quality of life. Residents View focused comment I object to the proposed housing development at Land East/West of Pepper Street due to its likely adverse visual impact on existing residents and the surrounding landscape. The scale and extent of the development would significantly alter the area's rural character, replacing open green spaces with large areas of housing. Residents are likely to experience loss of attractive views, increased urbanisation, and a reduction in the sense of openness that currently defines the locality. The development could also appear intrusive within the existing landscape, adversely affecting the visual amenity of neighbouring properties and diminishing the character and quality of the area. Village Character and Identity comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about increasing urbanisation and the resulting loss of the area's rural character. The site currently provides an important sense of openness and serves as a clear separation between existing settlements. Development of this scale would extend the built environment into the countryside, creating a more suburban appearance and eroding the distinct identity of the area. The proposal would replace open land with dense residential development, reducing green space and altering the landscape permanently. This gradual urbanisation would have a detrimental impact on local character, amenity, and residents' quality of life. Environmental Concerns comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about its environmental impact. The development would result in the loss of open green space, reducing habitat availability for wildlife and diminishing local biodiversity. Increased housing and associated infrastructure could place additional pressure on natural resources and contribute to greater levels of noise, light, and air pollution. The significant increase in vehicle use is also likely to worsen carbon emissions and affect local air quality. Furthermore, development of this scale risks altering the natural landscape and undermining the environmental character that makes the area valuable
Land north of Town Lane, Mobberley Basic overall comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. This site lies within a sensitive rural area where significant development would erode the village's character, openness and separation from surrounding settlements. The proposal would place additional pressure on already constrained local roads, increasing traffic, congestion and road safety concerns. Development of this scale risks harm to biodiversity, mature hedgerows and wildlife habitats that contribute to the local environment. Existing infrastructure, including schools, healthcare services and utilities, may be unable to accommodate further growth. Priority should be given to more sustainable brownfield locations before releasing countryside land. Traffic based comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site would generate a substantial increase in vehicle movements onto Town Lane and the surrounding local highway network. Town Lane is already heavily used by residents, agricultural vehicles and traffic associated with Manchester Airport and nearby employment areas. Additional housing would increase peak-hour congestion, particularly at junctions connecting to Knutsford Road and other local routes. Increased traffic would also raise concerns regarding pedestrian and cyclist safety, given the limited footway provision in parts of the village. The cumulative impact of this development, alongside other proposed growth in the area, could lead to unacceptable pressure on the local road network. Green Belt focused comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. The site lies within the Green Belt and its release would conflict with the fundamental purpose of Green Belt policy, which is to protect openness and prevent encroachment into the countryside. Development would harm the rural character of Mobberley and reduce the clear separation between settlements. The proposal would also increase traffic on narrow rural roads, creating additional congestion and road safety risks for pedestrians, cyclists, horse riders and other vulnerable users. Exceptional circumstances have not been demonstrated, and more sustainable brownfield sites should be prioritised instead. Village Character and Identity comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. This proposal would undermine the distinctive rural character and identity of Mobberley, a historic village whose appeal lies in its countryside setting and separation from surrounding settlements. Development on this scale would erode the Green Belt, reducing openness and contributing to the gradual urbanisation of the area. The loss of undeveloped land would alter the village's character, placing increasing pressure on local infrastructure and roads. Approving such development risks setting a precedent for further expansion, ultimately diminishing the unique character and independence of Cheshire's villages. Site Topography Concerns comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site's topography raises concerns regarding drainage and flood risk. Due to its elevated and undulating nature, development would increase the amount of hard surfacing, such as roofs, roads and driveways, reducing natural ground infiltration. Surface water could then flow more rapidly downhill towards lower-lying areas, increasing the risk of localised flooding and placing additional pressure on existing drainage infrastructure which will also affect neighbouring properties, roads and agricultural land. Given the increasing frequency of extreme rainfall events, the site's topography makes it less suitable for large-scale development and raises concerns about the long-term effectiveness and maintenance of drainage solutions.
Land West of Smith Lane, Mobberley Basic overall comment I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. The development would generate substantial additional traffic from employee commuting, deliveries, service vehicles and visitors, placing increased pressure on local roads that are already constrained at peak times. This is likely to result in greater congestion, longer journey times and increased road safety concerns for residents and businesses. The site's location is not well suited to intensive employment use, and there is insufficient evidence that the economic benefits would outweigh the adverse impacts on transport infrastructure, local amenity and the character of the surrounding rural area. Basic overall comment 2 I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. Given its proximity to Manchester Airport, the site is likely to attract significant levels of employee, visitor and service vehicle traffic, increasing pressure on local roads and worsening congestion. The resulting vehicle movements and business activities could lead to increased noise pollution, adversely affecting the amenity and wellbeing of nearby residents. Additional traffic and operational emissions also raise concerns about deteriorating air quality and potential impacts on public health. Furthermore, commercial development may introduce significant light pollution, harming local character and residential amenity. These impacts appear to outweigh the claimed economic benefits of the proposal.

4 Pockets of Land along BroadOak Lane / Pepper Street and Smith Lane (Green areas) Basic overall comment I object to the proposed mixed-use development on Land North of Station Road. While regeneration can bring benefits, this site is unsuitable due to the likely increase in traffic congestion, pressure on local infrastructure, and loss of open space. Existing roads, schools, healthcare services and public transport are already under strain and there is insufficient evidence that the necessary improvements can be delivered in a timely manner. The development would also have an adverse impact on the character of the area, reducing the separation between built-up areas and harming local amenity. Alternative brownfield sites should be prioritised before releasing this land for development. Infrastructure and lack of public transport-based comment I object to the proposed mixed-use development on Land North of Station Road due to its poor accessibility and unsustainable reliance on private car travel. The site is not adequately served by public transport, limiting realistic travel options for future residents, employees and visitors. Train services from the local station are limited, reducing connectivity to key employment, education and service centres. Walking and cycling links are also insufficient to support a genuinely sustainable development. As a result, the proposal is likely to generate significant additional car journeys, increasing traffic congestion, carbon emissions and pressure on local roads. This conflicts with sustainable planning principles. Village Character and Identity comment I object to the proposed development on Land North of Station Road due to the harm it would cause to the identity and character of the village. The village has a distinct rural setting and strong sense of community that is closely linked to its scale, surrounding countryside and separation from neighbouring settlements. A large mixed-use development would fundamentally alter this character, making the village feel more urban and reducing its unique local identity. The development risks overwhelming existing communities, eroding the qualities that make the area attractive to residents and visitors, and diminishing the historic and rural character that has developed over generations. Environmental Concerns comment I object to the proposed development on Land North of Station Road because of the loss of Green Belt land and the harm it would cause to the openness, landscape character and biodiversity of the area. The site provides an important undeveloped green space that contributes to the rural setting and visual amenity of the locality. Development would urbanise open countryside, reducing the sense of openness and damaging important views. It would also disrupt habitats used by local wildlife, potentially affecting birds, mammals, insects and other species that depend on these green spaces. The proposal therefore risks causing significant and irreversible environmental harm.
Representation on the Proposed Allocation of 291 Hectares for Housing at Ashley, Cheshire East Re: Cheshire East Local Plan Review - Proposed Housing Allocation at Ashley Dear Sir/Madam, I wish to submit the following comments regarding the proposed allocation of approximately 291 hectares of land in Ashley for housing development as part of the Cheshire East Local Plan. I recognise the significant challenge facing the Council in meeting housing needs across the borough and the importance of maintaining an up-to-date Local Plan. However, given the scale of development proposed at Ashley, I have concerns regarding whether this location represents a sustainable and appropriate option when considered against its potential impacts on the Green Belt, settlement separation, transport infrastructure, public services, environmental assets and rural character. The scale of the proposed allocation is substantial and warrants careful scrutiny to ensure that it is justified, deliverable and supported by the necessary evidence base and infrastructure planning. Green Belt Function and Settlement Separation The land surrounding Ashley plays an important role within the Green Belt. In particular, it contributes to maintaining the separation between the urban areas of Greater Manchester and the rural communities of Cheshire East. The countryside between Trafford and Cheshire East provides a clear physical and visual distinction between settlements including Hale Barns, Ringway, Ashley, Mobberley and Wilmslow. This separation contributes significantly to the individual identity and character of these communities. While some development within the Green Belt may be considered through the Local Plan process, the scale of the proposed allocation raises questions about the extent to which the existing openness and separation between settlements can be maintained. There is a risk that development on such a large area could reduce the effectiveness of the remaining green gap and alter perceptions of where one settlement ends and another begins. Given the strategic importance of this area, it is important that the Council clearly demonstrates why the release of land in this location is necessary and how long-term settlement separation would continue to be protected. Impact on Rural Character and Landscape Ashley is characterised by its rural setting, agricultural landscape, mature hedgerows, open views and relatively low-density pattern of development. A housing allocation of approximately 291 hectares would represent a significant change in the scale of development within the area. While development can bring benefits, including additional homes and investment, it is reasonable to question whether a scheme of this magnitude could be accommodated without fundamentally changing the character of the village and surrounding countryside. The Council should therefore ensure that landscape impacts have been fully assessed and that consideration has been given to whether alternative locations could accommodate growth with less impact upon rural character. Agricultural Land The proposed allocation would involve the development of a substantial area of agricultural land. Agricultural land forms an important part of the local landscape and rural economy and contributes to wider objectives relating to food production and environmental management. The loss of large areas of farmland should therefore be carefully justified. Where agricultural land is proposed for development, consideration should be given to its quality, productivity and the availability of alternative sites that may be capable of meeting housing needs while avoiding comparable losses. Infrastructure Capacity and Deliverability A key consideration is whether existing infrastructure can support development on the scale proposed. Ashley is a relatively small rural settlement and does not currently possess the range of facilities and infrastructure typically associated with major growth locations. Questions therefore arise regarding the capacity of transport networks, healthcare services, educational facilities, utilities and community infrastructure to accommodate a significant increase in population. While infrastructure improvements may be proposed, it is important that these are evidenced, funded and deliverable within the timescales of development. The Local Plan should clearly demonstrate that infrastructure provision will keep pace with growth and that existing residents will not experience a deterioration in access to services. Given the size of the allocation, there is a reasonable argument that the proposal would function at a scale more comparable to a new community than a modest extension to an existing village. This raises the importance of ensuring that infrastructure planning is proportionate to the level of growth being considered. Highways and Transport The surrounding highway network already experiences congestion at various times of the day, particularly on routes connecting Cheshire East with Greater Manchester and Manchester Airport. Key corridors likely to be affected include: • The A538. • The A34. • Routes serving Manchester Airport. • Roads connecting Ashley with Hale Barns, Wilmslow and Mobberley. • Local rural lanes. Additional housing would inevitably generate additional travel demand. Given the location of the site and the distribution of employment and services across the wider area, there is concern that a significant proportion of journeys would be made by private vehicle. Public transport provision also appears relatively limited when compared with the scale of development proposed. Rail services in the area operate only every two hours for much of the day, which may limit the attractiveness and practicality of rail travel for many residents. This raises questions as to whether future residents would have realistic alternatives to private car use for commuting, education, healthcare and other daily activities. The Council should therefore provide robust evidence demonstrating how sustainable transport objectives will be achieved and how traffic impacts can be appropriately mitigated. Manchester Airport and Cumulative Impact The proximity of Manchester Airport offers economic opportunities and access to employment. However, it also means that local transport infrastructure already accommodates significant levels of passenger, freight and employee traffic. It is important that the cumulative impact of airport-related growth, development in neighbouring authorities and any major housing allocation in Ashley is fully assessed. The interaction between these various pressures should be clearly understood to ensure that infrastructure capacity is not overstretched. Healthcare Provision Healthcare infrastructure is an important consideration when assessing the suitability of large scale housing allocations. Additional housing would increase demand for GP services, dental provision, community healthcare, mental health services and hospital facilities. While such impacts can potentially be mitigated through investment and additional provision, the Local Plan should clearly identify how these requirements will be met and whether sufficient capacity exists within the wider healthcare system. Education The proposal also has implications for school capacity. Significant growth would likely increase demand for both primary and secondary school places. The Council should therefore demonstrate whether existing schools can accommodate this growth or whether additional educational facilities would be required. Where new schools are necessary, evidence should be provided regarding site availability, funding mechanisms and delivery timescales. Utilities, Drainage and Flood Risk Development at this scale would place increased demands on water supply, wastewater treatment, electricity networks, telecommunications infrastructure and drainage systems. The land currently performs a natural role in absorbing rainfall and managing surface water. The replacement of large areas of agricultural land with buildings, roads and other hard surfaces has the potential to alter drainage patterns and increase runoff. It is therefore important that flood risk and drainage assessments are robust and that infrastructure providers can demonstrate sufficient capacity to accommodate future growth. Biodiversity and Environmental Considerations The countryside around Ashley contributes to local biodiversity and provides habitat connectivity across a wider area of Cheshire East and Greater Manchester. Development has the potential to affect hedgerows, trees, wildlife corridors and other environmental assets. Although mitigation and biodiversity net gain measures may be available, the extent to which they can offset impacts on such a large site should be carefully examined. Consideration should also be given to the wider contribution that open countryside makes to climate resilience, carbon storage and environmental quality. Conclusion I recognise the need for Cheshire East to identify sufficient land to meet future housing requirements. However, the proposed allocation of approximately 291 hectares at Ashley raises a number of important planning considerations that, in my view, require further examination. These include: • The role of the site in maintaining the Green Belt gap between Trafford and Cheshire East. • The preservation of settlement separation between Hale Barns, Ringway, Ashley, Mobberley and neighbouring communities. • The impact on rural character and landscape quality. • The loss of a substantial area of agricultural land. • The capacity of roads, schools, healthcare facilities and utilities to accommodate growth. • The sustainability of a location where rail services operate only every two hours for much of the day. • The potential for increased car dependency and traffic congestion. • Environmental, biodiversity and drainage considerations. • The deliverability of infrastructure on a scale commensurate with a development of this size. Given these concerns, I believe further evidence is required to demonstrate that the allocation represents the most sustainable and appropriate option available to the Council. Unless these matters can be satisfactorily addressed through a robust evidence base and clear infrastructure delivery strategy, I do not believe the allocation should proceed in its current form. [name redacted]
Land Between Ryecroft Lane and Pavement Lane, Mobberley Basic overall comment I strongly object to the proposed housing allocation on land between Ryecroft Lane and Pavement Lane. This development would result in the loss of valuable open countryside, eroding the rural character and setting of the area. The site is poorly served by existing infrastructure, with local roads already experiencing congestion and limited capacity to accommodate additional traffic. Increased housing would place further pressure on GP services, schools, and other community facilities. The proposal could also harm local biodiversity, wildlife habitats, and landscape quality. More sustainable brownfield sites should be prioritised before releasing greenfield land for residential development in this location. Infrastructure based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane due to its significant impact on local infrastructure and the environment. The surrounding road network is already under pressure and lacks the capacity to accommodate increased traffic, leading to congestion, road safety concerns, noise, and air pollution. Local schools, GP surgeries, and other essential services are stretched and would face additional demand. The development would also result in the loss of greenfield land, harm biodiversity, fragment wildlife habitats, reduce natural drainage, increase surface water runoff and flood risk, and weaken the rural character of the area. Traffic based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The local road network is narrow, poorly suited to increased traffic, and already experiences congestion at peak times. Additional vehicles would worsen road safety concerns for residents, cyclists, and pedestrians. Footpath provision in the area is limited and inadequate, making safe access to local services difficult and increasing reliance on cars. The development would generate significant additional traffic on roads that lack the capacity to accommodate further growth. It would also increase noise and air pollution while placing further pressure on already stretched local infrastructure and services. Residents View focused comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purposes of the Green Belt, replacing undeveloped countryside with extensive built development. It would result in the loss of the area's distinctive rural character, transforming an open, agricultural landscape into a suburban housing estate. The visual impact would be considerable, with new homes, roads, lighting and infrastructure creating an intrusive urban presence. Residents would lose valued countryside views and a sense of openness, while the development would erode the rural setting, landscape quality and local identity that make this area unique. Village Character and Identity comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purpose of the Green Belt by replacing undeveloped countryside with extensive built development. It would erode the area's distinctive rural character and village charm, qualities that are highly valued by residents and contribute to the village's unique identity. The peaceful countryside setting, attractive views, and sense of separation from larger settlements would be lost. Housing, roads and lighting would create an intrusive urban presence, diminishing the village's character, setting, sense of place and long-established rural appeal. Environmental Concerns comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The scheme would result in the unnecessary loss of greenfield land, damaging the rural character and landscape of the area. Development would increase surface water runoff, flood risk, noise, air pollution, and carbon emissions from additional vehicle traffic. It could lead to the loss and fragmentation of wildlife habitats, negatively affecting birds, mammals, pollinators, and protected species. Mature trees, hedgerows, and biodiversity corridors may also be harmed. Furthermore, local roads, schools, healthcare services, and other infrastructure are already under pressure and may struggle to accommodate further growth.
Land between Railway and Smith Lane, Mobberley Basic overall comment I object to the allocation of land between the railway and Smith Lane for housing development. The site is poorly positioned for significant residential growth due to its proximity to the railway, which may result in increased noise, disturbance, and reduced residential amenity for future occupants. Development would also place additional pressure on local roads, services, and infrastructure that are already stretched. The loss of open land would adversely affect the character of the area and could have negative impacts on local wildlife and biodiversity. Alternative sites should be prioritised before this location is considered for housing. Infrastructure based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the significant pressure it would place on local infrastructure. Existing roads in the area already experience congestion, and additional housing would increase traffic volumes, worsening journey times and road safety concerns. Local services, including GP surgeries, schools, and public transport, are already under strain and may struggle to accommodate further population growth without substantial investment. There is no clear evidence that the necessary infrastructure improvements would be delivered alongside development. Approving this site risks overburdening community facilities and reducing residents' quality of life. Traffic based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the adverse impact it would have on local traffic conditions and highway safety. The development would generate a substantial increase in vehicle movements on roads that already experience congestion, particularly during peak hours. Increased traffic would lead to longer delays, greater pressure on local junctions, and reduced road safety. There are also concerns for pedestrian safety, as additional traffic would increase risks for those walking to local amenities, schools, and public transport stops. Without significant highway improvements, this development would create unacceptable traffic and pedestrian safety issues. Green Belt focused comment I object to the allocation of land between the railway and Smith Lane for housing development because it would result in the loss of valuable Green Belt land. The Green Belt plays an important role in preventing urban sprawl, maintaining the openness of the countryside, and safeguarding the character and identity of surrounding communities. Development of this site would erode this essential buffer, setting an unwelcome precedent for further encroachment into rural areas. The site currently contributes to the visual amenity of the area and provides environmental benefits, including wildlife habitat and green space. Housing should instead be directed to previously developed sites wherever possible. Village Character and Identity comment I object to the allocation of land between the railway and Smith Lane for housing development because of the harm it would cause to the village character and local identity. The site forms part of the rural setting that distinguishes the village from surrounding urban areas and contributes to its unique sense of place. Development would introduce a substantial area of housing that is out of keeping with the existing scale and character of the settlement, resulting in a more urbanised appearance. The loss of open countryside would diminish important views and the attractive environment enjoyed by residents. This proposal would fundamentally alter the village’s character and erode its distinctiveness. Airport Proximity Concerns comment I object to the allocation of land between the railway and Smith Lane for housing development due to its proximity to the airport and the resulting environmental impacts. Future residents would be subjected to regular aircraft noise from arrivals and departures, including early morning and late evening flights, which could disrupt sleep, reduce quality of life, and adversely affect wellbeing. Noise levels may be particularly noticeable during periods of high airport activity and could limit enjoyment of outdoor spaces. In addition, aircraft emissions and airport-related traffic may worsen local air quality, increasing exposure to pollutants that can negatively affect public health, particularly among vulnerable groups.
Land East/West of Pepper Street, Mobberley Basic overall comment I object to the proposed residential development at Land East/West of Pepper Street due to its likely adverse impact on local infrastructure, traffic, and the character of the surrounding area. The scale of housing proposed risks increasing congestion on already busy local roads, placing additional pressure on schools, healthcare services, and community facilities. The development could also result in the loss of valuable green space and harm the rural setting that contributes to the area's identity. Furthermore, concerns remain regarding environmental impacts, drainage capacity, and the ability of existing infrastructure to support significant population growth sustainably. Infrastructure and lack of public transport-based comment I object to the proposed housing development at Land East/West of Pepper Street due to the lack of infrastructure required to support substantial residential growth. Local roads already experience congestion and would be unable to accommodate the significant increase in traffic generated by the development. Public transport provision in the area is limited, with insufficient bus services and a lack of realistic alternatives to private car use for commuting, education, healthcare, and daily activities. This reliance on cars would worsen congestion and environmental impacts. Existing schools, healthcare services, and community facilities are also under pressure, making the proposal unsustainable without major infrastructure investment. Traffic based comment I object to the proposed residential development at Land East/West of Pepper Street due to the significant impact it is likely to have on local roads, infrastructure, and the character of the area. The development would generate substantial additional vehicle movements, increasing congestion on Pepper Street and surrounding routes, particularly during peak commuting and school run periods. This could lead to longer journey times, reduced road safety for pedestrians and cyclists, and increased air pollution. The proposal would also place further strain on existing schools, healthcare services, and community facilities. In addition, the loss of green space and rural character would be detrimental to the local environment and residents' quality of life. Residents View focused comment I object to the proposed housing development at Land East/West of Pepper Street due to its likely adverse visual impact on existing residents and the surrounding landscape. The scale and extent of the development would significantly alter the area's rural character, replacing open green spaces with large areas of housing. Residents are likely to experience loss of attractive views, increased urbanisation, and a reduction in the sense of openness that currently defines the locality. The development could also appear intrusive within the existing landscape, adversely affecting the visual amenity of neighbouring properties and diminishing the character and quality of the area. Village Character and Identity comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about increasing urbanisation and the resulting loss of the area's rural character. The site currently provides an important sense of openness and serves as a clear separation between existing settlements. Development of this scale would extend the built environment into the countryside, creating a more suburban appearance and eroding the distinct identity of the area. The proposal would replace open land with dense residential development, reducing green space and altering the landscape permanently. This gradual urbanisation would have a detrimental impact on local character, amenity, and residents' quality of life. Environmental Concerns comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about its environmental impact. The development would result in the loss of open green space, reducing habitat availability for wildlife and diminishing local biodiversity. Increased housing and associated infrastructure could place additional pressure on natural resources and contribute to greater levels of noise, light, and air pollution. The significant increase in vehicle use is also likely to worsen carbon emissions and affect local air quality. Furthermore, development of this scale risks altering the natural landscape and undermining the environmental character that makes the area valuable
Land north of Town Lane, Mobberley Basic overall comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. This site lies within a sensitive rural area where significant development would erode the village's character, openness and separation from surrounding settlements. The proposal would place additional pressure on already constrained local roads, increasing traffic, congestion and road safety concerns. Development of this scale risks harm to biodiversity, mature hedgerows and wildlife habitats that contribute to the local environment. Existing infrastructure, including schools, healthcare services and utilities, may be unable to accommodate further growth. Priority should be given to more sustainable brownfield locations before releasing countryside land. Traffic based comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site would generate a substantial increase in vehicle movements onto Town Lane and the surrounding local highway network. Town Lane is already heavily used by residents, agricultural vehicles and traffic associated with Manchester Airport and nearby employment areas. Additional housing would increase peak-hour congestion, particularly at junctions connecting to Knutsford Road and other local routes. Increased traffic would also raise concerns regarding pedestrian and cyclist safety, given the limited footway provision in parts of the village. The cumulative impact of this development, alongside other proposed growth in the area, could lead to unacceptable pressure on the local road network. Green Belt focused comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. The site lies within the Green Belt and its release would conflict with the fundamental purpose of Green Belt policy, which is to protect openness and prevent encroachment into the countryside. Development would harm the rural character of Mobberley and reduce the clear separation between settlements. The proposal would also increase traffic on narrow rural roads, creating additional congestion and road safety risks for pedestrians, cyclists, horse riders and other vulnerable users. Exceptional circumstances have not been demonstrated, and more sustainable brownfield sites should be prioritised instead. Village Character and Identity comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. This proposal would undermine the distinctive rural character and identity of Mobberley, a historic village whose appeal lies in its countryside setting and separation from surrounding settlements. Development on this scale would erode the Green Belt, reducing openness and contributing to the gradual urbanisation of the area. The loss of undeveloped land would alter the village's character, placing increasing pressure on local infrastructure and roads. Approving such development risks setting a precedent for further expansion, ultimately diminishing the unique character and independence of Cheshire's villages. Site Topography Concerns comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site's topography raises concerns regarding drainage and flood risk. Due to its elevated and undulating nature, development would increase the amount of hard surfacing, such as roofs, roads and driveways, reducing natural ground infiltration. Surface water could then flow more rapidly downhill towards lower-lying areas, increasing the risk of localised flooding and placing additional pressure on existing drainage infrastructure which will also affect neighbouring properties, roads and agricultural land. Given the increasing frequency of extreme rainfall events, the site's topography makes it less suitable for large-scale development and raises concerns about the long-term effectiveness and maintenance of drainage solutions.
Land West of Smith Lane, Mobberley Basic overall comment I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. The development would generate substantial additional traffic from employee commuting, deliveries, service vehicles and visitors, placing increased pressure on local roads that are already constrained at peak times. This is likely to result in greater congestion, longer journey times and increased road safety concerns for residents and businesses. The site's location is not well suited to intensive employment use, and there is insufficient evidence that the economic benefits would outweigh the adverse impacts on transport infrastructure, local amenity and the character of the surrounding rural area. Basic overall comment 2 I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. Given its proximity to Manchester Airport, the site is likely to attract significant levels of employee, visitor and service vehicle traffic, increasing pressure on local roads and worsening congestion. The resulting vehicle movements and business activities could lead to increased noise pollution, adversely affecting the amenity and wellbeing of nearby residents. Additional traffic and operational emissions also raise concerns about deteriorating air quality and potential impacts on public health. Furthermore, commercial development may introduce significant light pollution, harming local character and residential amenity. These impacts appear to outweigh the claimed economic benefits of the proposal.

4 Pockets of Land along BroadOak Lane / Pepper Street and Smith Lane (Green areas) Basic overall comment I object to the proposed mixed-use development on Land North of Station Road. While regeneration can bring benefits, this site is unsuitable due to the likely increase in traffic congestion, pressure on local infrastructure, and loss of open space. Existing roads, schools, healthcare services and public transport are already under strain and there is insufficient evidence that the necessary improvements can be delivered in a timely manner. The development would also have an adverse impact on the character of the area, reducing the separation between built-up areas and harming local amenity. Alternative brownfield sites should be prioritised before releasing this land for development. Infrastructure and lack of public transport-based comment I object to the proposed mixed-use development on Land North of Station Road due to its poor accessibility and unsustainable reliance on private car travel. The site is not adequately served by public transport, limiting realistic travel options for future residents, employees and visitors. Train services from the local station are limited, reducing connectivity to key employment, education and service centres. Walking and cycling links are also insufficient to support a genuinely sustainable development. As a result, the proposal is likely to generate significant additional car journeys, increasing traffic congestion, carbon emissions and pressure on local roads. This conflicts with sustainable planning principles. Village Character and Identity comment I object to the proposed development on Land North of Station Road due to the harm it would cause to the identity and character of the village. The village has a distinct rural setting and strong sense of community that is closely linked to its scale, surrounding countryside and separation from neighbouring settlements. A large mixed-use development would fundamentally alter this character, making the village feel more urban and reducing its unique local identity. The development risks overwhelming existing communities, eroding the qualities that make the area attractive to residents and visitors, and diminishing the historic and rural character that has developed over generations. Environmental Concerns comment I object to the proposed development on Land North of Station Road because of the loss of Green Belt land and the harm it would cause to the openness, landscape character and biodiversity of the area. The site provides an important undeveloped green space that contributes to the rural setting and visual amenity of the locality. Development would urbanise open countryside, reducing the sense of openness and damaging important views. It would also disrupt habitats used by local wildlife, potentially affecting birds, mammals, insects and other species that depend on these green spaces. The proposal therefore risks causing significant and irreversible environmental harm.
Representation on the Proposed Allocation of 291 Hectares for Housing at Ashley, Cheshire East Re: Cheshire East Local Plan Review - Proposed Housing Allocation at Ashley Dear Sir/Madam, I wish to submit the following comments regarding the proposed allocation of approximately 291 hectares of land in Ashley for housing development as part of the Cheshire East Local Plan. I recognise the significant challenge facing the Council in meeting housing needs across the borough and the importance of maintaining an up-to-date Local Plan. However, given the scale of development proposed at Ashley, I have concerns regarding whether this location represents a sustainable and appropriate option when considered against its potential impacts on the Green Belt, settlement separation, transport infrastructure, public services, environmental assets and rural character. The scale of the proposed allocation is substantial and warrants careful scrutiny to ensure that it is justified, deliverable and supported by the necessary evidence base and infrastructure planning. Green Belt Function and Settlement Separation The land surrounding Ashley plays an important role within the Green Belt. In particular, it contributes to maintaining the separation between the urban areas of Greater Manchester and the rural communities of Cheshire East. The countryside between Trafford and Cheshire East provides a clear physical and visual distinction between settlements including Hale Barns, Ringway, Ashley, Mobberley and Wilmslow. This separation contributes significantly to the individual identity and character of these communities. While some development within the Green Belt may be considered through the Local Plan process, the scale of the proposed allocation raises questions about the extent to which the existing openness and separation between settlements can be maintained. There is a risk that development on such a large area could reduce the effectiveness of the remaining green gap and alter perceptions of where one settlement ends and another begins. Given the strategic importance of this area, it is important that the Council clearly demonstrates why the release of land in this location is necessary and how long-term settlement separation would continue to be protected. Impact on Rural Character and Landscape Ashley is characterised by its rural setting, agricultural landscape, mature hedgerows, open views and relatively low-density pattern of development. A housing allocation of approximately 291 hectares would represent a significant change in the scale of development within the area. While development can bring benefits, including additional homes and investment, it is reasonable to question whether a scheme of this magnitude could be accommodated without fundamentally changing the character of the village and surrounding countryside. The Council should therefore ensure that landscape impacts have been fully assessed and that consideration has been given to whether alternative locations could accommodate growth with less impact upon rural character. Agricultural Land The proposed allocation would involve the development of a substantial area of agricultural land. Agricultural land forms an important part of the local landscape and rural economy and contributes to wider objectives relating to food production and environmental management. The loss of large areas of farmland should therefore be carefully justified. Where agricultural land is proposed for development, consideration should be given to its quality, productivity and the availability of alternative sites that may be capable of meeting housing needs while avoiding comparable losses. Infrastructure Capacity and Deliverability A key consideration is whether existing infrastructure can support development on the scale proposed. Ashley is a relatively small rural settlement and does not currently possess the range of facilities and infrastructure typically associated with major growth locations. Questions therefore arise regarding the capacity of transport networks, healthcare services, educational facilities, utilities and community infrastructure to accommodate a significant increase in population. While infrastructure improvements may be proposed, it is important that these are evidenced, funded and deliverable within the timescales of development. The Local Plan should clearly demonstrate that infrastructure provision will keep pace with growth and that existing residents will not experience a deterioration in access to services. Given the size of the allocation, there is a reasonable argument that the proposal would function at a scale more comparable to a new community than a modest extension to an existing village. This raises the importance of ensuring that infrastructure planning is proportionate to the level of growth being considered. Highways and Transport The surrounding highway network already experiences congestion at various times of the day, particularly on routes connecting Cheshire East with Greater Manchester and Manchester Airport. Key corridors likely to be affected include: • The A538. • The A34. • Routes serving Manchester Airport. • Roads connecting Ashley with Hale Barns, Wilmslow and Mobberley. • Local rural lanes. Additional housing would inevitably generate additional travel demand. Given the location of the site and the distribution of employment and services across the wider area, there is concern that a significant proportion of journeys would be made by private vehicle. Public transport provision also appears relatively limited when compared with the scale of development proposed. Rail services in the area operate only every two hours for much of the day, which may limit the attractiveness and practicality of rail travel for many residents. This raises questions as to whether future residents would have realistic alternatives to private car use for commuting, education, healthcare and other daily activities. The Council should therefore provide robust evidence demonstrating how sustainable transport objectives will be achieved and how traffic impacts can be appropriately mitigated. Manchester Airport and Cumulative Impact The proximity of Manchester Airport offers economic opportunities and access to employment. However, it also means that local transport infrastructure already accommodates significant levels of passenger, freight and employee traffic. It is important that the cumulative impact of airport-related growth, development in neighbouring authorities and any major housing allocation in Ashley is fully assessed. The interaction between these various pressures should be clearly understood to ensure that infrastructure capacity is not overstretched. Healthcare Provision Healthcare infrastructure is an important consideration when assessing the suitability of large scale housing allocations. Additional housing would increase demand for GP services, dental provision, community healthcare, mental health services and hospital facilities. While such impacts can potentially be mitigated through investment and additional provision, the Local Plan should clearly identify how these requirements will be met and whether sufficient capacity exists within the wider healthcare system. Education The proposal also has implications for school capacity. Significant growth would likely increase demand for both primary and secondary school places. The Council should therefore demonstrate whether existing schools can accommodate this growth or whether additional educational facilities would be required. Where new schools are necessary, evidence should be provided regarding site availability, funding mechanisms and delivery timescales. Utilities, Drainage and Flood Risk Development at this scale would place increased demands on water supply, wastewater treatment, electricity networks, telecommunications infrastructure and drainage systems. The land currently performs a natural role in absorbing rainfall and managing surface water. The replacement of large areas of agricultural land with buildings, roads and other hard surfaces has the potential to alter drainage patterns and increase runoff. It is therefore important that flood risk and drainage assessments are robust and that infrastructure providers can demonstrate sufficient capacity to accommodate future growth. Biodiversity and Environmental Considerations The countryside around Ashley contributes to local biodiversity and provides habitat connectivity across a wider area of Cheshire East and Greater Manchester. Development has the potential to affect hedgerows, trees, wildlife corridors and other environmental assets. Although mitigation and biodiversity net gain measures may be available, the extent to which they can offset impacts on such a large site should be carefully examined. Consideration should also be given to the wider contribution that open countryside makes to climate resilience, carbon storage and environmental quality. Conclusion I recognise the need for Cheshire East to identify sufficient land to meet future housing requirements. However, the proposed allocation of approximately 291 hectares at Ashley raises a number of important planning considerations that, in my view, require further examination. These include: • The role of the site in maintaining the Green Belt gap between Trafford and Cheshire East. • The preservation of settlement separation between Hale Barns, Ringway, Ashley, Mobberley and neighbouring communities. • The impact on rural character and landscape quality. • The loss of a substantial area of agricultural land. • The capacity of roads, schools, healthcare facilities and utilities to accommodate growth. • The sustainability of a location where rail services operate only every two hours for much of the day. • The potential for increased car dependency and traffic congestion. • Environmental, biodiversity and drainage considerations. • The deliverability of infrastructure on a scale commensurate with a development of this size. Given these concerns, I believe further evidence is required to demonstrate that the allocation represents the most sustainable and appropriate option available to the Council. Unless these matters can be satisfactorily addressed through a robust evidence base and clear infrastructure delivery strategy, I do not believe the allocation should proceed in its current form. [name redacted]
Land Between Ryecroft Lane and Pavement Lane, Mobberley Basic overall comment I strongly object to the proposed housing allocation on land between Ryecroft Lane and Pavement Lane. This development would result in the loss of valuable open countryside, eroding the rural character and setting of the area. The site is poorly served by existing infrastructure, with local roads already experiencing congestion and limited capacity to accommodate additional traffic. Increased housing would place further pressure on GP services, schools, and other community facilities. The proposal could also harm local biodiversity, wildlife habitats, and landscape quality. More sustainable brownfield sites should be prioritised before releasing greenfield land for residential development in this location. Infrastructure based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane due to its significant impact on local infrastructure and the environment. The surrounding road network is already under pressure and lacks the capacity to accommodate increased traffic, leading to congestion, road safety concerns, noise, and air pollution. Local schools, GP surgeries, and other essential services are stretched and would face additional demand. The development would also result in the loss of greenfield land, harm biodiversity, fragment wildlife habitats, reduce natural drainage, increase surface water runoff and flood risk, and weaken the rural character of the area. Traffic based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The local road network is narrow, poorly suited to increased traffic, and already experiences congestion at peak times. Additional vehicles would worsen road safety concerns for residents, cyclists, and pedestrians. Footpath provision in the area is limited and inadequate, making safe access to local services difficult and increasing reliance on cars. The development would generate significant additional traffic on roads that lack the capacity to accommodate further growth. It would also increase noise and air pollution while placing further pressure on already stretched local infrastructure and services. Residents View focused comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purposes of the Green Belt, replacing undeveloped countryside with extensive built development. It would result in the loss of the area's distinctive rural character, transforming an open, agricultural landscape into a suburban housing estate. The visual impact would be considerable, with new homes, roads, lighting and infrastructure creating an intrusive urban presence. Residents would lose valued countryside views and a sense of openness, while the development would erode the rural setting, landscape quality and local identity that make this area unique. Village Character and Identity comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purpose of the Green Belt by replacing undeveloped countryside with extensive built development. It would erode the area's distinctive rural character and village charm, qualities that are highly valued by residents and contribute to the village's unique identity. The peaceful countryside setting, attractive views, and sense of separation from larger settlements would be lost. Housing, roads and lighting would create an intrusive urban presence, diminishing the village's character, setting, sense of place and long-established rural appeal. Environmental Concerns comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The scheme would result in the unnecessary loss of greenfield land, damaging the rural character and landscape of the area. Development would increase surface water runoff, flood risk, noise, air pollution, and carbon emissions from additional vehicle traffic. It could lead to the loss and fragmentation of wildlife habitats, negatively affecting birds, mammals, pollinators, and protected species. Mature trees, hedgerows, and biodiversity corridors may also be harmed. Furthermore, local roads, schools, healthcare services, and other infrastructure are already under pressure and may struggle to accommodate further growth.
Land between Railway and Smith Lane, Mobberley Basic overall comment I object to the allocation of land between the railway and Smith Lane for housing development. The site is poorly positioned for significant residential growth due to its proximity to the railway, which may result in increased noise, disturbance, and reduced residential amenity for future occupants. Development would also place additional pressure on local roads, services, and infrastructure that are already stretched. The loss of open land would adversely affect the character of the area and could have negative impacts on local wildlife and biodiversity. Alternative sites should be prioritised before this location is considered for housing. Infrastructure based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the significant pressure it would place on local infrastructure. Existing roads in the area already experience congestion, and additional housing would increase traffic volumes, worsening journey times and road safety concerns. Local services, including GP surgeries, schools, and public transport, are already under strain and may struggle to accommodate further population growth without substantial investment. There is no clear evidence that the necessary infrastructure improvements would be delivered alongside development. Approving this site risks overburdening community facilities and reducing residents' quality of life. Traffic based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the adverse impact it would have on local traffic conditions and highway safety. The development would generate a substantial increase in vehicle movements on roads that already experience congestion, particularly during peak hours. Increased traffic would lead to longer delays, greater pressure on local junctions, and reduced road safety. There are also concerns for pedestrian safety, as additional traffic would increase risks for those walking to local amenities, schools, and public transport stops. Without significant highway improvements, this development would create unacceptable traffic and pedestrian safety issues. Green Belt focused comment I object to the allocation of land between the railway and Smith Lane for housing development because it would result in the loss of valuable Green Belt land. The Green Belt plays an important role in preventing urban sprawl, maintaining the openness of the countryside, and safeguarding the character and identity of surrounding communities. Development of this site would erode this essential buffer, setting an unwelcome precedent for further encroachment into rural areas. The site currently contributes to the visual amenity of the area and provides environmental benefits, including wildlife habitat and green space. Housing should instead be directed to previously developed sites wherever possible. Village Character and Identity comment I object to the allocation of land between the railway and Smith Lane for housing development because of the harm it would cause to the village character and local identity. The site forms part of the rural setting that distinguishes the village from surrounding urban areas and contributes to its unique sense of place. Development would introduce a substantial area of housing that is out of keeping with the existing scale and character of the settlement, resulting in a more urbanised appearance. The loss of open countryside would diminish important views and the attractive environment enjoyed by residents. This proposal would fundamentally alter the village’s character and erode its distinctiveness. Airport Proximity Concerns comment I object to the allocation of land between the railway and Smith Lane for housing development due to its proximity to the airport and the resulting environmental impacts. Future residents would be subjected to regular aircraft noise from arrivals and departures, including early morning and late evening flights, which could disrupt sleep, reduce quality of life, and adversely affect wellbeing. Noise levels may be particularly noticeable during periods of high airport activity and could limit enjoyment of outdoor spaces. In addition, aircraft emissions and airport-related traffic may worsen local air quality, increasing exposure to pollutants that can negatively affect public health, particularly among vulnerable groups.
Land East/West of Pepper Street, Mobberley Basic overall comment I object to the proposed residential development at Land East/West of Pepper Street due to its likely adverse impact on local infrastructure, traffic, and the character of the surrounding area. The scale of housing proposed risks increasing congestion on already busy local roads, placing additional pressure on schools, healthcare services, and community facilities. The development could also result in the loss of valuable green space and harm the rural setting that contributes to the area's identity. Furthermore, concerns remain regarding environmental impacts, drainage capacity, and the ability of existing infrastructure to support significant population growth sustainably. Infrastructure and lack of public transport-based comment I object to the proposed housing development at Land East/West of Pepper Street due to the lack of infrastructure required to support substantial residential growth. Local roads already experience congestion and would be unable to accommodate the significant increase in traffic generated by the development. Public transport provision in the area is limited, with insufficient bus services and a lack of realistic alternatives to private car use for commuting, education, healthcare, and daily activities. This reliance on cars would worsen congestion and environmental impacts. Existing schools, healthcare services, and community facilities are also under pressure, making the proposal unsustainable without major infrastructure investment. Traffic based comment I object to the proposed residential development at Land East/West of Pepper Street due to the significant impact it is likely to have on local roads, infrastructure, and the character of the area. The development would generate substantial additional vehicle movements, increasing congestion on Pepper Street and surrounding routes, particularly during peak commuting and school run periods. This could lead to longer journey times, reduced road safety for pedestrians and cyclists, and increased air pollution. The proposal would also place further strain on existing schools, healthcare services, and community facilities. In addition, the loss of green space and rural character would be detrimental to the local environment and residents' quality of life. Residents View focused comment I object to the proposed housing development at Land East/West of Pepper Street due to its likely adverse visual impact on existing residents and the surrounding landscape. The scale and extent of the development would significantly alter the area's rural character, replacing open green spaces with large areas of housing. Residents are likely to experience loss of attractive views, increased urbanisation, and a reduction in the sense of openness that currently defines the locality. The development could also appear intrusive within the existing landscape, adversely affecting the visual amenity of neighbouring properties and diminishing the character and quality of the area. Village Character and Identity comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about increasing urbanisation and the resulting loss of the area's rural character. The site currently provides an important sense of openness and serves as a clear separation between existing settlements. Development of this scale would extend the built environment into the countryside, creating a more suburban appearance and eroding the distinct identity of the area. The proposal would replace open land with dense residential development, reducing green space and altering the landscape permanently. This gradual urbanisation would have a detrimental impact on local character, amenity, and residents' quality of life. Environmental Concerns comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about its environmental impact. The development would result in the loss of open green space, reducing habitat availability for wildlife and diminishing local biodiversity. Increased housing and associated infrastructure could place additional pressure on natural resources and contribute to greater levels of noise, light, and air pollution. The significant increase in vehicle use is also likely to worsen carbon emissions and affect local air quality. Furthermore, development of this scale risks altering the natural landscape and undermining the environmental character that makes the area valuable
Land north of Town Lane, Mobberley Basic overall comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. This site lies within a sensitive rural area where significant development would erode the village's character, openness and separation from surrounding settlements. The proposal would place additional pressure on already constrained local roads, increasing traffic, congestion and road safety concerns. Development of this scale risks harm to biodiversity, mature hedgerows and wildlife habitats that contribute to the local environment. Existing infrastructure, including schools, healthcare services and utilities, may be unable to accommodate further growth. Priority should be given to more sustainable brownfield locations before releasing countryside land. Traffic based comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site would generate a substantial increase in vehicle movements onto Town Lane and the surrounding local highway network. Town Lane is already heavily used by residents, agricultural vehicles and traffic associated with Manchester Airport and nearby employment areas. Additional housing would increase peak-hour congestion, particularly at junctions connecting to Knutsford Road and other local routes. Increased traffic would also raise concerns regarding pedestrian and cyclist safety, given the limited footway provision in parts of the village. The cumulative impact of this development, alongside other proposed growth in the area, could lead to unacceptable pressure on the local road network. Green Belt focused comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. The site lies within the Green Belt and its release would conflict with the fundamental purpose of Green Belt policy, which is to protect openness and prevent encroachment into the countryside. Development would harm the rural character of Mobberley and reduce the clear separation between settlements. The proposal would also increase traffic on narrow rural roads, creating additional congestion and road safety risks for pedestrians, cyclists, horse riders and other vulnerable users. Exceptional circumstances have not been demonstrated, and more sustainable brownfield sites should be prioritised instead. Village Character and Identity comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. This proposal would undermine the distinctive rural character and identity of Mobberley, a historic village whose appeal lies in its countryside setting and separation from surrounding settlements. Development on this scale would erode the Green Belt, reducing openness and contributing to the gradual urbanisation of the area. The loss of undeveloped land would alter the village's character, placing increasing pressure on local infrastructure and roads. Approving such development risks setting a precedent for further expansion, ultimately diminishing the unique character and independence of Cheshire's villages. Site Topography Concerns comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site's topography raises concerns regarding drainage and flood risk. Due to its elevated and undulating nature, development would increase the amount of hard surfacing, such as roofs, roads and driveways, reducing natural ground infiltration. Surface water could then flow more rapidly downhill towards lower-lying areas, increasing the risk of localised flooding and placing additional pressure on existing drainage infrastructure which will also affect neighbouring properties, roads and agricultural land. Given the increasing frequency of extreme rainfall events, the site's topography makes it less suitable for large-scale development and raises concerns about the long-term effectiveness and maintenance of drainage solutions.
Land West of Smith Lane, Mobberley Basic overall comment I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. The development would generate substantial additional traffic from employee commuting, deliveries, service vehicles and visitors, placing increased pressure on local roads that are already constrained at peak times. This is likely to result in greater congestion, longer journey times and increased road safety concerns for residents and businesses. The site's location is not well suited to intensive employment use, and there is insufficient evidence that the economic benefits would outweigh the adverse impacts on transport infrastructure, local amenity and the character of the surrounding rural area. Basic overall comment 2 I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. Given its proximity to Manchester Airport, the site is likely to attract significant levels of employee, visitor and service vehicle traffic, increasing pressure on local roads and worsening congestion. The resulting vehicle movements and business activities could lead to increased noise pollution, adversely affecting the amenity and wellbeing of nearby residents. Additional traffic and operational emissions also raise concerns about deteriorating air quality and potential impacts on public health. Furthermore, commercial development may introduce significant light pollution, harming local character and residential amenity. These impacts appear to outweigh the claimed economic benefits of the proposal.

4 Pockets of Land along BroadOak Lane / Pepper Street and Smith Lane (Green areas) Basic overall comment I object to the proposed mixed-use development on Land North of Station Road. While regeneration can bring benefits, this site is unsuitable due to the likely increase in traffic congestion, pressure on local infrastructure, and loss of open space. Existing roads, schools, healthcare services and public transport are already under strain and there is insufficient evidence that the necessary improvements can be delivered in a timely manner. The development would also have an adverse impact on the character of the area, reducing the separation between built-up areas and harming local amenity. Alternative brownfield sites should be prioritised before releasing this land for development. Infrastructure and lack of public transport-based comment I object to the proposed mixed-use development on Land North of Station Road due to its poor accessibility and unsustainable reliance on private car travel. The site is not adequately served by public transport, limiting realistic travel options for future residents, employees and visitors. Train services from the local station are limited, reducing connectivity to key employment, education and service centres. Walking and cycling links are also insufficient to support a genuinely sustainable development. As a result, the proposal is likely to generate significant additional car journeys, increasing traffic congestion, carbon emissions and pressure on local roads. This conflicts with sustainable planning principles. Village Character and Identity comment I object to the proposed development on Land North of Station Road due to the harm it would cause to the identity and character of the village. The village has a distinct rural setting and strong sense of community that is closely linked to its scale, surrounding countryside and separation from neighbouring settlements. A large mixed-use development would fundamentally alter this character, making the village feel more urban and reducing its unique local identity. The development risks overwhelming existing communities, eroding the qualities that make the area attractive to residents and visitors, and diminishing the historic and rural character that has developed over generations. Environmental Concerns comment I object to the proposed development on Land North of Station Road because of the loss of Green Belt land and the harm it would cause to the openness, landscape character and biodiversity of the area. The site provides an important undeveloped green space that contributes to the rural setting and visual amenity of the locality. Development would urbanise open countryside, reducing the sense of openness and damaging important views. It would also disrupt habitats used by local wildlife, potentially affecting birds, mammals, insects and other species that depend on these green spaces. The proposal therefore risks causing significant and irreversible environmental harm.
Representation on the Proposed Allocation of 291 Hectares for Housing at Ashley, Cheshire East Re: Cheshire East Local Plan Review - Proposed Housing Allocation at Ashley Dear Sir/Madam, I wish to submit the following comments regarding the proposed allocation of approximately 291 hectares of land in Ashley for housing development as part of the Cheshire East Local Plan. I recognise the significant challenge facing the Council in meeting housing needs across the borough and the importance of maintaining an up-to-date Local Plan. However, given the scale of development proposed at Ashley, I have concerns regarding whether this location represents a sustainable and appropriate option when considered against its potential impacts on the Green Belt, settlement separation, transport infrastructure, public services, environmental assets and rural character. The scale of the proposed allocation is substantial and warrants careful scrutiny to ensure that it is justified, deliverable and supported by the necessary evidence base and infrastructure planning. Green Belt Function and Settlement Separation The land surrounding Ashley plays an important role within the Green Belt. In particular, it contributes to maintaining the separation between the urban areas of Greater Manchester and the rural communities of Cheshire East. The countryside between Trafford and Cheshire East provides a clear physical and visual distinction between settlements including Hale Barns, Ringway, Ashley, Mobberley and Wilmslow. This separation contributes significantly to the individual identity and character of these communities. While some development within the Green Belt may be considered through the Local Plan process, the scale of the proposed allocation raises questions about the extent to which the existing openness and separation between settlements can be maintained. There is a risk that development on such a large area could reduce the effectiveness of the remaining green gap and alter perceptions of where one settlement ends and another begins. Given the strategic importance of this area, it is important that the Council clearly demonstrates why the release of land in this location is necessary and how long-term settlement separation would continue to be protected. Impact on Rural Character and Landscape Ashley is characterised by its rural setting, agricultural landscape, mature hedgerows, open views and relatively low-density pattern of development. A housing allocation of approximately 291 hectares would represent a significant change in the scale of development within the area. While development can bring benefits, including additional homes and investment, it is reasonable to question whether a scheme of this magnitude could be accommodated without fundamentally changing the character of the village and surrounding countryside. The Council should therefore ensure that landscape impacts have been fully assessed and that consideration has been given to whether alternative locations could accommodate growth with less impact upon rural character. Agricultural Land The proposed allocation would involve the development of a substantial area of agricultural land. Agricultural land forms an important part of the local landscape and rural economy and contributes to wider objectives relating to food production and environmental management. The loss of large areas of farmland should therefore be carefully justified. Where agricultural land is proposed for development, consideration should be given to its quality, productivity and the availability of alternative sites that may be capable of meeting housing needs while avoiding comparable losses. Infrastructure Capacity and Deliverability A key consideration is whether existing infrastructure can support development on the scale proposed. Ashley is a relatively small rural settlement and does not currently possess the range of facilities and infrastructure typically associated with major growth locations. Questions therefore arise regarding the capacity of transport networks, healthcare services, educational facilities, utilities and community infrastructure to accommodate a significant increase in population. While infrastructure improvements may be proposed, it is important that these are evidenced, funded and deliverable within the timescales of development. The Local Plan should clearly demonstrate that infrastructure provision will keep pace with growth and that existing residents will not experience a deterioration in access to services. Given the size of the allocation, there is a reasonable argument that the proposal would function at a scale more comparable to a new community than a modest extension to an existing village. This raises the importance of ensuring that infrastructure planning is proportionate to the level of growth being considered. Highways and Transport The surrounding highway network already experiences congestion at various times of the day, particularly on routes connecting Cheshire East with Greater Manchester and Manchester Airport. Key corridors likely to be affected include: • The A538. • The A34. • Routes serving Manchester Airport. • Roads connecting Ashley with Hale Barns, Wilmslow and Mobberley. • Local rural lanes. Additional housing would inevitably generate additional travel demand. Given the location of the site and the distribution of employment and services across the wider area, there is concern that a significant proportion of journeys would be made by private vehicle. Public transport provision also appears relatively limited when compared with the scale of development proposed. Rail services in the area operate only every two hours for much of the day, which may limit the attractiveness and practicality of rail travel for many residents. This raises questions as to whether future residents would have realistic alternatives to private car use for commuting, education, healthcare and other daily activities. The Council should therefore provide robust evidence demonstrating how sustainable transport objectives will be achieved and how traffic impacts can be appropriately mitigated. Manchester Airport and Cumulative Impact The proximity of Manchester Airport offers economic opportunities and access to employment. However, it also means that local transport infrastructure already accommodates significant levels of passenger, freight and employee traffic. It is important that the cumulative impact of airport-related growth, development in neighbouring authorities and any major housing allocation in Ashley is fully assessed. The interaction between these various pressures should be clearly understood to ensure that infrastructure capacity is not overstretched. Healthcare Provision Healthcare infrastructure is an important consideration when assessing the suitability of large scale housing allocations. Additional housing would increase demand for GP services, dental provision, community healthcare, mental health services and hospital facilities. While such impacts can potentially be mitigated through investment and additional provision, the Local Plan should clearly identify how these requirements will be met and whether sufficient capacity exists within the wider healthcare system. Education The proposal also has implications for school capacity. Significant growth would likely increase demand for both primary and secondary school places. The Council should therefore demonstrate whether existing schools can accommodate this growth or whether additional educational facilities would be required. Where new schools are necessary, evidence should be provided regarding site availability, funding mechanisms and delivery timescales. Utilities, Drainage and Flood Risk Development at this scale would place increased demands on water supply, wastewater treatment, electricity networks, telecommunications infrastructure and drainage systems. The land currently performs a natural role in absorbing rainfall and managing surface water. The replacement of large areas of agricultural land with buildings, roads and other hard surfaces has the potential to alter drainage patterns and increase runoff. It is therefore important that flood risk and drainage assessments are robust and that infrastructure providers can demonstrate sufficient capacity to accommodate future growth. Biodiversity and Environmental Considerations The countryside around Ashley contributes to local biodiversity and provides habitat connectivity across a wider area of Cheshire East and Greater Manchester. Development has the potential to affect hedgerows, trees, wildlife corridors and other environmental assets. Although mitigation and biodiversity net gain measures may be available, the extent to which they can offset impacts on such a large site should be carefully examined. Consideration should also be given to the wider contribution that open countryside makes to climate resilience, carbon storage and environmental quality. Conclusion I recognise the need for Cheshire East to identify sufficient land to meet future housing requirements. However, the proposed allocation of approximately 291 hectares at Ashley raises a number of important planning considerations that, in my view, require further examination. These include: • The role of the site in maintaining the Green Belt gap between Trafford and Cheshire East. • The preservation of settlement separation between Hale Barns, Ringway, Ashley, Mobberley and neighbouring communities. • The impact on rural character and landscape quality. • The loss of a substantial area of agricultural land. • The capacity of roads, schools, healthcare facilities and utilities to accommodate growth. • The sustainability of a location where rail services operate only every two hours for much of the day. • The potential for increased car dependency and traffic congestion. • Environmental, biodiversity and drainage considerations. • The deliverability of infrastructure on a scale commensurate with a development of this size. Given these concerns, I believe further evidence is required to demonstrate that the allocation represents the most sustainable and appropriate option available to the Council. Unless these matters can be satisfactorily addressed through a robust evidence base and clear infrastructure delivery strategy, I do not believe the allocation should proceed in its current form. [name redacted]
Land Between Ryecroft Lane and Pavement Lane, Mobberley Basic overall comment I strongly object to the proposed housing allocation on land between Ryecroft Lane and Pavement Lane. This development would result in the loss of valuable open countryside, eroding the rural character and setting of the area. The site is poorly served by existing infrastructure, with local roads already experiencing congestion and limited capacity to accommodate additional traffic. Increased housing would place further pressure on GP services, schools, and other community facilities. The proposal could also harm local biodiversity, wildlife habitats, and landscape quality. More sustainable brownfield sites should be prioritised before releasing greenfield land for residential development in this location. Infrastructure based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane due to its significant impact on local infrastructure and the environment. The surrounding road network is already under pressure and lacks the capacity to accommodate increased traffic, leading to congestion, road safety concerns, noise, and air pollution. Local schools, GP surgeries, and other essential services are stretched and would face additional demand. The development would also result in the loss of greenfield land, harm biodiversity, fragment wildlife habitats, reduce natural drainage, increase surface water runoff and flood risk, and weaken the rural character of the area. Traffic based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The local road network is narrow, poorly suited to increased traffic, and already experiences congestion at peak times. Additional vehicles would worsen road safety concerns for residents, cyclists, and pedestrians. Footpath provision in the area is limited and inadequate, making safe access to local services difficult and increasing reliance on cars. The development would generate significant additional traffic on roads that lack the capacity to accommodate further growth. It would also increase noise and air pollution while placing further pressure on already stretched local infrastructure and services. Residents View focused comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purposes of the Green Belt, replacing undeveloped countryside with extensive built development. It would result in the loss of the area's distinctive rural character, transforming an open, agricultural landscape into a suburban housing estate. The visual impact would be considerable, with new homes, roads, lighting and infrastructure creating an intrusive urban presence. Residents would lose valued countryside views and a sense of openness, while the development would erode the rural setting, landscape quality and local identity that make this area unique. Village Character and Identity comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purpose of the Green Belt by replacing undeveloped countryside with extensive built development. It would erode the area's distinctive rural character and village charm, qualities that are highly valued by residents and contribute to the village's unique identity. The peaceful countryside setting, attractive views, and sense of separation from larger settlements would be lost. Housing, roads and lighting would create an intrusive urban presence, diminishing the village's character, setting, sense of place and long-established rural appeal. Environmental Concerns comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The scheme would result in the unnecessary loss of greenfield land, damaging the rural character and landscape of the area. Development would increase surface water runoff, flood risk, noise, air pollution, and carbon emissions from additional vehicle traffic. It could lead to the loss and fragmentation of wildlife habitats, negatively affecting birds, mammals, pollinators, and protected species. Mature trees, hedgerows, and biodiversity corridors may also be harmed. Furthermore, local roads, schools, healthcare services, and other infrastructure are already under pressure and may struggle to accommodate further growth.
Land between Railway and Smith Lane, Mobberley Basic overall comment I object to the allocation of land between the railway and Smith Lane for housing development. The site is poorly positioned for significant residential growth due to its proximity to the railway, which may result in increased noise, disturbance, and reduced residential amenity for future occupants. Development would also place additional pressure on local roads, services, and infrastructure that are already stretched. The loss of open land would adversely affect the character of the area and could have negative impacts on local wildlife and biodiversity. Alternative sites should be prioritised before this location is considered for housing. Infrastructure based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the significant pressure it would place on local infrastructure. Existing roads in the area already experience congestion, and additional housing would increase traffic volumes, worsening journey times and road safety concerns. Local services, including GP surgeries, schools, and public transport, are already under strain and may struggle to accommodate further population growth without substantial investment. There is no clear evidence that the necessary infrastructure improvements would be delivered alongside development. Approving this site risks overburdening community facilities and reducing residents' quality of life. Traffic based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the adverse impact it would have on local traffic conditions and highway safety. The development would generate a substantial increase in vehicle movements on roads that already experience congestion, particularly during peak hours. Increased traffic would lead to longer delays, greater pressure on local junctions, and reduced road safety. There are also concerns for pedestrian safety, as additional traffic would increase risks for those walking to local amenities, schools, and public transport stops. Without significant highway improvements, this development would create unacceptable traffic and pedestrian safety issues. Green Belt focused comment I object to the allocation of land between the railway and Smith Lane for housing development because it would result in the loss of valuable Green Belt land. The Green Belt plays an important role in preventing urban sprawl, maintaining the openness of the countryside, and safeguarding the character and identity of surrounding communities. Development of this site would erode this essential buffer, setting an unwelcome precedent for further encroachment into rural areas. The site currently contributes to the visual amenity of the area and provides environmental benefits, including wildlife habitat and green space. Housing should instead be directed to previously developed sites wherever possible. Village Character and Identity comment I object to the allocation of land between the railway and Smith Lane for housing development because of the harm it would cause to the village character and local identity. The site forms part of the rural setting that distinguishes the village from surrounding urban areas and contributes to its unique sense of place. Development would introduce a substantial area of housing that is out of keeping with the existing scale and character of the settlement, resulting in a more urbanised appearance. The loss of open countryside would diminish important views and the attractive environment enjoyed by residents. This proposal would fundamentally alter the village’s character and erode its distinctiveness. Airport Proximity Concerns comment I object to the allocation of land between the railway and Smith Lane for housing development due to its proximity to the airport and the resulting environmental impacts. Future residents would be subjected to regular aircraft noise from arrivals and departures, including early morning and late evening flights, which could disrupt sleep, reduce quality of life, and adversely affect wellbeing. Noise levels may be particularly noticeable during periods of high airport activity and could limit enjoyment of outdoor spaces. In addition, aircraft emissions and airport-related traffic may worsen local air quality, increasing exposure to pollutants that can negatively affect public health, particularly among vulnerable groups.
Land East/West of Pepper Street, Mobberley Basic overall comment I object to the proposed residential development at Land East/West of Pepper Street due to its likely adverse impact on local infrastructure, traffic, and the character of the surrounding area. The scale of housing proposed risks increasing congestion on already busy local roads, placing additional pressure on schools, healthcare services, and community facilities. The development could also result in the loss of valuable green space and harm the rural setting that contributes to the area's identity. Furthermore, concerns remain regarding environmental impacts, drainage capacity, and the ability of existing infrastructure to support significant population growth sustainably. Infrastructure and lack of public transport-based comment I object to the proposed housing development at Land East/West of Pepper Street due to the lack of infrastructure required to support substantial residential growth. Local roads already experience congestion and would be unable to accommodate the significant increase in traffic generated by the development. Public transport provision in the area is limited, with insufficient bus services and a lack of realistic alternatives to private car use for commuting, education, healthcare, and daily activities. This reliance on cars would worsen congestion and environmental impacts. Existing schools, healthcare services, and community facilities are also under pressure, making the proposal unsustainable without major infrastructure investment. Traffic based comment I object to the proposed residential development at Land East/West of Pepper Street due to the significant impact it is likely to have on local roads, infrastructure, and the character of the area. The development would generate substantial additional vehicle movements, increasing congestion on Pepper Street and surrounding routes, particularly during peak commuting and school run periods. This could lead to longer journey times, reduced road safety for pedestrians and cyclists, and increased air pollution. The proposal would also place further strain on existing schools, healthcare services, and community facilities. In addition, the loss of green space and rural character would be detrimental to the local environment and residents' quality of life. Residents View focused comment I object to the proposed housing development at Land East/West of Pepper Street due to its likely adverse visual impact on existing residents and the surrounding landscape. The scale and extent of the development would significantly alter the area's rural character, replacing open green spaces with large areas of housing. Residents are likely to experience loss of attractive views, increased urbanisation, and a reduction in the sense of openness that currently defines the locality. The development could also appear intrusive within the existing landscape, adversely affecting the visual amenity of neighbouring properties and diminishing the character and quality of the area. Village Character and Identity comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about increasing urbanisation and the resulting loss of the area's rural character. The site currently provides an important sense of openness and serves as a clear separation between existing settlements. Development of this scale would extend the built environment into the countryside, creating a more suburban appearance and eroding the distinct identity of the area. The proposal would replace open land with dense residential development, reducing green space and altering the landscape permanently. This gradual urbanisation would have a detrimental impact on local character, amenity, and residents' quality of life. Environmental Concerns comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about its environmental impact. The development would result in the loss of open green space, reducing habitat availability for wildlife and diminishing local biodiversity. Increased housing and associated infrastructure could place additional pressure on natural resources and contribute to greater levels of noise, light, and air pollution. The significant increase in vehicle use is also likely to worsen carbon emissions and affect local air quality. Furthermore, development of this scale risks altering the natural landscape and undermining the environmental character that makes the area valuable
Land north of Town Lane, Mobberley Basic overall comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. This site lies within a sensitive rural area where significant development would erode the village's character, openness and separation from surrounding settlements. The proposal would place additional pressure on already constrained local roads, increasing traffic, congestion and road safety concerns. Development of this scale risks harm to biodiversity, mature hedgerows and wildlife habitats that contribute to the local environment. Existing infrastructure, including schools, healthcare services and utilities, may be unable to accommodate further growth. Priority should be given to more sustainable brownfield locations before releasing countryside land. Traffic based comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site would generate a substantial increase in vehicle movements onto Town Lane and the surrounding local highway network. Town Lane is already heavily used by residents, agricultural vehicles and traffic associated with Manchester Airport and nearby employment areas. Additional housing would increase peak-hour congestion, particularly at junctions connecting to Knutsford Road and other local routes. Increased traffic would also raise concerns regarding pedestrian and cyclist safety, given the limited footway provision in parts of the village. The cumulative impact of this development, alongside other proposed growth in the area, could lead to unacceptable pressure on the local road network. Green Belt focused comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. The site lies within the Green Belt and its release would conflict with the fundamental purpose of Green Belt policy, which is to protect openness and prevent encroachment into the countryside. Development would harm the rural character of Mobberley and reduce the clear separation between settlements. The proposal would also increase traffic on narrow rural roads, creating additional congestion and road safety risks for pedestrians, cyclists, horse riders and other vulnerable users. Exceptional circumstances have not been demonstrated, and more sustainable brownfield sites should be prioritised instead. Village Character and Identity comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. This proposal would undermine the distinctive rural character and identity of Mobberley, a historic village whose appeal lies in its countryside setting and separation from surrounding settlements. Development on this scale would erode the Green Belt, reducing openness and contributing to the gradual urbanisation of the area. The loss of undeveloped land would alter the village's character, placing increasing pressure on local infrastructure and roads. Approving such development risks setting a precedent for further expansion, ultimately diminishing the unique character and independence of Cheshire's villages. Site Topography Concerns comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site's topography raises concerns regarding drainage and flood risk. Due to its elevated and undulating nature, development would increase the amount of hard surfacing, such as roofs, roads and driveways, reducing natural ground infiltration. Surface water could then flow more rapidly downhill towards lower-lying areas, increasing the risk of localised flooding and placing additional pressure on existing drainage infrastructure which will also affect neighbouring properties, roads and agricultural land. Given the increasing frequency of extreme rainfall events, the site's topography makes it less suitable for large-scale development and raises concerns about the long-term effectiveness and maintenance of drainage solutions.
Land West of Smith Lane, Mobberley Basic overall comment I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. The development would generate substantial additional traffic from employee commuting, deliveries, service vehicles and visitors, placing increased pressure on local roads that are already constrained at peak times. This is likely to result in greater congestion, longer journey times and increased road safety concerns for residents and businesses. The site's location is not well suited to intensive employment use, and there is insufficient evidence that the economic benefits would outweigh the adverse impacts on transport infrastructure, local amenity and the character of the surrounding rural area. Basic overall comment 2 I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. Given its proximity to Manchester Airport, the site is likely to attract significant levels of employee, visitor and service vehicle traffic, increasing pressure on local roads and worsening congestion. The resulting vehicle movements and business activities could lead to increased noise pollution, adversely affecting the amenity and wellbeing of nearby residents. Additional traffic and operational emissions also raise concerns about deteriorating air quality and potential impacts on public health. Furthermore, commercial development may introduce significant light pollution, harming local character and residential amenity. These impacts appear to outweigh the claimed economic benefits of the proposal.

4 Pockets of Land along BroadOak Lane / Pepper Street and Smith Lane (Green areas) Basic overall comment I object to the proposed mixed-use development on Land North of Station Road. While regeneration can bring benefits, this site is unsuitable due to the likely increase in traffic congestion, pressure on local infrastructure, and loss of open space. Existing roads, schools, healthcare services and public transport are already under strain and there is insufficient evidence that the necessary improvements can be delivered in a timely manner. The development would also have an adverse impact on the character of the area, reducing the separation between built-up areas and harming local amenity. Alternative brownfield sites should be prioritised before releasing this land for development. Infrastructure and lack of public transport-based comment I object to the proposed mixed-use development on Land North of Station Road due to its poor accessibility and unsustainable reliance on private car travel. The site is not adequately served by public transport, limiting realistic travel options for future residents, employees and visitors. Train services from the local station are limited, reducing connectivity to key employment, education and service centres. Walking and cycling links are also insufficient to support a genuinely sustainable development. As a result, the proposal is likely to generate significant additional car journeys, increasing traffic congestion, carbon emissions and pressure on local roads. This conflicts with sustainable planning principles. Village Character and Identity comment I object to the proposed development on Land North of Station Road due to the harm it would cause to the identity and character of the village. The village has a distinct rural setting and strong sense of community that is closely linked to its scale, surrounding countryside and separation from neighbouring settlements. A large mixed-use development would fundamentally alter this character, making the village feel more urban and reducing its unique local identity. The development risks overwhelming existing communities, eroding the qualities that make the area attractive to residents and visitors, and diminishing the historic and rural character that has developed over generations. Environmental Concerns comment I object to the proposed development on Land North of Station Road because of the loss of Green Belt land and the harm it would cause to the openness, landscape character and biodiversity of the area. The site provides an important undeveloped green space that contributes to the rural setting and visual amenity of the locality. Development would urbanise open countryside, reducing the sense of openness and damaging important views. It would also disrupt habitats used by local wildlife, potentially affecting birds, mammals, insects and other species that depend on these green spaces. The proposal therefore risks causing significant and irreversible environmental harm.
Representation on the Proposed Allocation of 291 Hectares for Housing at Ashley, Cheshire East Re: Cheshire East Local Plan Review - Proposed Housing Allocation at Ashley Dear Sir/Madam, I wish to submit the following comments regarding the proposed allocation of approximately 291 hectares of land in Ashley for housing development as part of the Cheshire East Local Plan. I recognise the significant challenge facing the Council in meeting housing needs across the borough and the importance of maintaining an up-to-date Local Plan. However, given the scale of development proposed at Ashley, I have concerns regarding whether this location represents a sustainable and appropriate option when considered against its potential impacts on the Green Belt, settlement separation, transport infrastructure, public services, environmental assets and rural character. The scale of the proposed allocation is substantial and warrants careful scrutiny to ensure that it is justified, deliverable and supported by the necessary evidence base and infrastructure planning. Green Belt Function and Settlement Separation The land surrounding Ashley plays an important role within the Green Belt. In particular, it contributes to maintaining the separation between the urban areas of Greater Manchester and the rural communities of Cheshire East. The countryside between Trafford and Cheshire East provides a clear physical and visual distinction between settlements including Hale Barns, Ringway, Ashley, Mobberley and Wilmslow. This separation contributes significantly to the individual identity and character of these communities. While some development within the Green Belt may be considered through the Local Plan process, the scale of the proposed allocation raises questions about the extent to which the existing openness and separation between settlements can be maintained. There is a risk that development on such a large area could reduce the effectiveness of the remaining green gap and alter perceptions of where one settlement ends and another begins. Given the strategic importance of this area, it is important that the Council clearly demonstrates why the release of land in this location is necessary and how long-term settlement separation would continue to be protected. Impact on Rural Character and Landscape Ashley is characterised by its rural setting, agricultural landscape, mature hedgerows, open views and relatively low-density pattern of development. A housing allocation of approximately 291 hectares would represent a significant change in the scale of development within the area. While development can bring benefits, including additional homes and investment, it is reasonable to question whether a scheme of this magnitude could be accommodated without fundamentally changing the character of the village and surrounding countryside. The Council should therefore ensure that landscape impacts have been fully assessed and that consideration has been given to whether alternative locations could accommodate growth with less impact upon rural character. Agricultural Land The proposed allocation would involve the development of a substantial area of agricultural land. Agricultural land forms an important part of the local landscape and rural economy and contributes to wider objectives relating to food production and environmental management. The loss of large areas of farmland should therefore be carefully justified. Where agricultural land is proposed for development, consideration should be given to its quality, productivity and the availability of alternative sites that may be capable of meeting housing needs while avoiding comparable losses. Infrastructure Capacity and Deliverability A key consideration is whether existing infrastructure can support development on the scale proposed. Ashley is a relatively small rural settlement and does not currently possess the range of facilities and infrastructure typically associated with major growth locations. Questions therefore arise regarding the capacity of transport networks, healthcare services, educational facilities, utilities and community infrastructure to accommodate a significant increase in population. While infrastructure improvements may be proposed, it is important that these are evidenced, funded and deliverable within the timescales of development. The Local Plan should clearly demonstrate that infrastructure provision will keep pace with growth and that existing residents will not experience a deterioration in access to services. Given the size of the allocation, there is a reasonable argument that the proposal would function at a scale more comparable to a new community than a modest extension to an existing village. This raises the importance of ensuring that infrastructure planning is proportionate to the level of growth being considered. Highways and Transport The surrounding highway network already experiences congestion at various times of the day, particularly on routes connecting Cheshire East with Greater Manchester and Manchester Airport. Key corridors likely to be affected include: • The A538. • The A34. • Routes serving Manchester Airport. • Roads connecting Ashley with Hale Barns, Wilmslow and Mobberley. • Local rural lanes. Additional housing would inevitably generate additional travel demand. Given the location of the site and the distribution of employment and services across the wider area, there is concern that a significant proportion of journeys would be made by private vehicle. Public transport provision also appears relatively limited when compared with the scale of development proposed. Rail services in the area operate only every two hours for much of the day, which may limit the attractiveness and practicality of rail travel for many residents. This raises questions as to whether future residents would have realistic alternatives to private car use for commuting, education, healthcare and other daily activities. The Council should therefore provide robust evidence demonstrating how sustainable transport objectives will be achieved and how traffic impacts can be appropriately mitigated. Manchester Airport and Cumulative Impact The proximity of Manchester Airport offers economic opportunities and access to employment. However, it also means that local transport infrastructure already accommodates significant levels of passenger, freight and employee traffic. It is important that the cumulative impact of airport-related growth, development in neighbouring authorities and any major housing allocation in Ashley is fully assessed. The interaction between these various pressures should be clearly understood to ensure that infrastructure capacity is not overstretched. Healthcare Provision Healthcare infrastructure is an important consideration when assessing the suitability of large scale housing allocations. Additional housing would increase demand for GP services, dental provision, community healthcare, mental health services and hospital facilities. While such impacts can potentially be mitigated through investment and additional provision, the Local Plan should clearly identify how these requirements will be met and whether sufficient capacity exists within the wider healthcare system. Education The proposal also has implications for school capacity. Significant growth would likely increase demand for both primary and secondary school places. The Council should therefore demonstrate whether existing schools can accommodate this growth or whether additional educational facilities would be required. Where new schools are necessary, evidence should be provided regarding site availability, funding mechanisms and delivery timescales. Utilities, Drainage and Flood Risk Development at this scale would place increased demands on water supply, wastewater treatment, electricity networks, telecommunications infrastructure and drainage systems. The land currently performs a natural role in absorbing rainfall and managing surface water. The replacement of large areas of agricultural land with buildings, roads and other hard surfaces has the potential to alter drainage patterns and increase runoff. It is therefore important that flood risk and drainage assessments are robust and that infrastructure providers can demonstrate sufficient capacity to accommodate future growth. Biodiversity and Environmental Considerations The countryside around Ashley contributes to local biodiversity and provides habitat connectivity across a wider area of Cheshire East and Greater Manchester. Development has the potential to affect hedgerows, trees, wildlife corridors and other environmental assets. Although mitigation and biodiversity net gain measures may be available, the extent to which they can offset impacts on such a large site should be carefully examined. Consideration should also be given to the wider contribution that open countryside makes to climate resilience, carbon storage and environmental quality. Conclusion I recognise the need for Cheshire East to identify sufficient land to meet future housing requirements. However, the proposed allocation of approximately 291 hectares at Ashley raises a number of important planning considerations that, in my view, require further examination. These include: • The role of the site in maintaining the Green Belt gap between Trafford and Cheshire East. • The preservation of settlement separation between Hale Barns, Ringway, Ashley, Mobberley and neighbouring communities. • The impact on rural character and landscape quality. • The loss of a substantial area of agricultural land. • The capacity of roads, schools, healthcare facilities and utilities to accommodate growth. • The sustainability of a location where rail services operate only every two hours for much of the day. • The potential for increased car dependency and traffic congestion. • Environmental, biodiversity and drainage considerations. • The deliverability of infrastructure on a scale commensurate with a development of this size. Given these concerns, I believe further evidence is required to demonstrate that the allocation represents the most sustainable and appropriate option available to the Council. Unless these matters can be satisfactorily addressed through a robust evidence base and clear infrastructure delivery strategy, I do not believe the allocation should proceed in its current form. [name redacted]
Land Between Ryecroft Lane and Pavement Lane, Mobberley Basic overall comment I strongly object to the proposed housing allocation on land between Ryecroft Lane and Pavement Lane. This development would result in the loss of valuable open countryside, eroding the rural character and setting of the area. The site is poorly served by existing infrastructure, with local roads already experiencing congestion and limited capacity to accommodate additional traffic. Increased housing would place further pressure on GP services, schools, and other community facilities. The proposal could also harm local biodiversity, wildlife habitats, and landscape quality. More sustainable brownfield sites should be prioritised before releasing greenfield land for residential development in this location. Infrastructure based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane due to its significant impact on local infrastructure and the environment. The surrounding road network is already under pressure and lacks the capacity to accommodate increased traffic, leading to congestion, road safety concerns, noise, and air pollution. Local schools, GP surgeries, and other essential services are stretched and would face additional demand. The development would also result in the loss of greenfield land, harm biodiversity, fragment wildlife habitats, reduce natural drainage, increase surface water runoff and flood risk, and weaken the rural character of the area. Traffic based comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The local road network is narrow, poorly suited to increased traffic, and already experiences congestion at peak times. Additional vehicles would worsen road safety concerns for residents, cyclists, and pedestrians. Footpath provision in the area is limited and inadequate, making safe access to local services difficult and increasing reliance on cars. The development would generate significant additional traffic on roads that lack the capacity to accommodate further growth. It would also increase noise and air pollution while placing further pressure on already stretched local infrastructure and services. Residents View focused comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purposes of the Green Belt, replacing undeveloped countryside with extensive built development. It would result in the loss of the area's distinctive rural character, transforming an open, agricultural landscape into a suburban housing estate. The visual impact would be considerable, with new homes, roads, lighting and infrastructure creating an intrusive urban presence. Residents would lose valued countryside views and a sense of openness, while the development would erode the rural setting, landscape quality and local identity that make this area unique. Village Character and Identity comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The proposal would cause significant harm to the openness and purpose of the Green Belt by replacing undeveloped countryside with extensive built development. It would erode the area's distinctive rural character and village charm, qualities that are highly valued by residents and contribute to the village's unique identity. The peaceful countryside setting, attractive views, and sense of separation from larger settlements would be lost. Housing, roads and lighting would create an intrusive urban presence, diminishing the village's character, setting, sense of place and long-established rural appeal. Environmental Concerns comment I strongly object to the proposed housing development on land between Ryecroft Lane and Pavement Lane. The scheme would result in the unnecessary loss of greenfield land, damaging the rural character and landscape of the area. Development would increase surface water runoff, flood risk, noise, air pollution, and carbon emissions from additional vehicle traffic. It could lead to the loss and fragmentation of wildlife habitats, negatively affecting birds, mammals, pollinators, and protected species. Mature trees, hedgerows, and biodiversity corridors may also be harmed. Furthermore, local roads, schools, healthcare services, and other infrastructure are already under pressure and may struggle to accommodate further growth.
Land between Railway and Smith Lane, Mobberley Basic overall comment I object to the allocation of land between the railway and Smith Lane for housing development. The site is poorly positioned for significant residential growth due to its proximity to the railway, which may result in increased noise, disturbance, and reduced residential amenity for future occupants. Development would also place additional pressure on local roads, services, and infrastructure that are already stretched. The loss of open land would adversely affect the character of the area and could have negative impacts on local wildlife and biodiversity. Alternative sites should be prioritised before this location is considered for housing. Infrastructure based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the significant pressure it would place on local infrastructure. Existing roads in the area already experience congestion, and additional housing would increase traffic volumes, worsening journey times and road safety concerns. Local services, including GP surgeries, schools, and public transport, are already under strain and may struggle to accommodate further population growth without substantial investment. There is no clear evidence that the necessary infrastructure improvements would be delivered alongside development. Approving this site risks overburdening community facilities and reducing residents' quality of life. Traffic based comment I object to the allocation of land between the railway and Smith Lane for housing development due to the adverse impact it would have on local traffic conditions and highway safety. The development would generate a substantial increase in vehicle movements on roads that already experience congestion, particularly during peak hours. Increased traffic would lead to longer delays, greater pressure on local junctions, and reduced road safety. There are also concerns for pedestrian safety, as additional traffic would increase risks for those walking to local amenities, schools, and public transport stops. Without significant highway improvements, this development would create unacceptable traffic and pedestrian safety issues. Green Belt focused comment I object to the allocation of land between the railway and Smith Lane for housing development because it would result in the loss of valuable Green Belt land. The Green Belt plays an important role in preventing urban sprawl, maintaining the openness of the countryside, and safeguarding the character and identity of surrounding communities. Development of this site would erode this essential buffer, setting an unwelcome precedent for further encroachment into rural areas. The site currently contributes to the visual amenity of the area and provides environmental benefits, including wildlife habitat and green space. Housing should instead be directed to previously developed sites wherever possible. Village Character and Identity comment I object to the allocation of land between the railway and Smith Lane for housing development because of the harm it would cause to the village character and local identity. The site forms part of the rural setting that distinguishes the village from surrounding urban areas and contributes to its unique sense of place. Development would introduce a substantial area of housing that is out of keeping with the existing scale and character of the settlement, resulting in a more urbanised appearance. The loss of open countryside would diminish important views and the attractive environment enjoyed by residents. This proposal would fundamentally alter the village’s character and erode its distinctiveness. Airport Proximity Concerns comment I object to the allocation of land between the railway and Smith Lane for housing development due to its proximity to the airport and the resulting environmental impacts. Future residents would be subjected to regular aircraft noise from arrivals and departures, including early morning and late evening flights, which could disrupt sleep, reduce quality of life, and adversely affect wellbeing. Noise levels may be particularly noticeable during periods of high airport activity and could limit enjoyment of outdoor spaces. In addition, aircraft emissions and airport-related traffic may worsen local air quality, increasing exposure to pollutants that can negatively affect public health, particularly among vulnerable groups.
Land East/West of Pepper Street, Mobberley Basic overall comment I object to the proposed residential development at Land East/West of Pepper Street due to its likely adverse impact on local infrastructure, traffic, and the character of the surrounding area. The scale of housing proposed risks increasing congestion on already busy local roads, placing additional pressure on schools, healthcare services, and community facilities. The development could also result in the loss of valuable green space and harm the rural setting that contributes to the area's identity. Furthermore, concerns remain regarding environmental impacts, drainage capacity, and the ability of existing infrastructure to support significant population growth sustainably. Infrastructure and lack of public transport-based comment I object to the proposed housing development at Land East/West of Pepper Street due to the lack of infrastructure required to support substantial residential growth. Local roads already experience congestion and would be unable to accommodate the significant increase in traffic generated by the development. Public transport provision in the area is limited, with insufficient bus services and a lack of realistic alternatives to private car use for commuting, education, healthcare, and daily activities. This reliance on cars would worsen congestion and environmental impacts. Existing schools, healthcare services, and community facilities are also under pressure, making the proposal unsustainable without major infrastructure investment. Traffic based comment I object to the proposed residential development at Land East/West of Pepper Street due to the significant impact it is likely to have on local roads, infrastructure, and the character of the area. The development would generate substantial additional vehicle movements, increasing congestion on Pepper Street and surrounding routes, particularly during peak commuting and school run periods. This could lead to longer journey times, reduced road safety for pedestrians and cyclists, and increased air pollution. The proposal would also place further strain on existing schools, healthcare services, and community facilities. In addition, the loss of green space and rural character would be detrimental to the local environment and residents' quality of life. Residents View focused comment I object to the proposed housing development at Land East/West of Pepper Street due to its likely adverse visual impact on existing residents and the surrounding landscape. The scale and extent of the development would significantly alter the area's rural character, replacing open green spaces with large areas of housing. Residents are likely to experience loss of attractive views, increased urbanisation, and a reduction in the sense of openness that currently defines the locality. The development could also appear intrusive within the existing landscape, adversely affecting the visual amenity of neighbouring properties and diminishing the character and quality of the area. Village Character and Identity comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about increasing urbanisation and the resulting loss of the area's rural character. The site currently provides an important sense of openness and serves as a clear separation between existing settlements. Development of this scale would extend the built environment into the countryside, creating a more suburban appearance and eroding the distinct identity of the area. The proposal would replace open land with dense residential development, reducing green space and altering the landscape permanently. This gradual urbanisation would have a detrimental impact on local character, amenity, and residents' quality of life. Environmental Concerns comment I object to the proposed housing development at Land East/West of Pepper Street due to concerns about its environmental impact. The development would result in the loss of open green space, reducing habitat availability for wildlife and diminishing local biodiversity. Increased housing and associated infrastructure could place additional pressure on natural resources and contribute to greater levels of noise, light, and air pollution. The significant increase in vehicle use is also likely to worsen carbon emissions and affect local air quality. Furthermore, development of this scale risks altering the natural landscape and undermining the environmental character that makes the area valuable
Land north of Town Lane, Mobberley Basic overall comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. This site lies within a sensitive rural area where significant development would erode the village's character, openness and separation from surrounding settlements. The proposal would place additional pressure on already constrained local roads, increasing traffic, congestion and road safety concerns. Development of this scale risks harm to biodiversity, mature hedgerows and wildlife habitats that contribute to the local environment. Existing infrastructure, including schools, healthcare services and utilities, may be unable to accommodate further growth. Priority should be given to more sustainable brownfield locations before releasing countryside land. Traffic based comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site would generate a substantial increase in vehicle movements onto Town Lane and the surrounding local highway network. Town Lane is already heavily used by residents, agricultural vehicles and traffic associated with Manchester Airport and nearby employment areas. Additional housing would increase peak-hour congestion, particularly at junctions connecting to Knutsford Road and other local routes. Increased traffic would also raise concerns regarding pedestrian and cyclist safety, given the limited footway provision in parts of the village. The cumulative impact of this development, alongside other proposed growth in the area, could lead to unacceptable pressure on the local road network. Green Belt focused comment I object to the allocation of Land north of Town Lane, Mobberley for housing development. The site lies within the Green Belt and its release would conflict with the fundamental purpose of Green Belt policy, which is to protect openness and prevent encroachment into the countryside. Development would harm the rural character of Mobberley and reduce the clear separation between settlements. The proposal would also increase traffic on narrow rural roads, creating additional congestion and road safety risks for pedestrians, cyclists, horse riders and other vulnerable users. Exceptional circumstances have not been demonstrated, and more sustainable brownfield sites should be prioritised instead. Village Character and Identity comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. This proposal would undermine the distinctive rural character and identity of Mobberley, a historic village whose appeal lies in its countryside setting and separation from surrounding settlements. Development on this scale would erode the Green Belt, reducing openness and contributing to the gradual urbanisation of the area. The loss of undeveloped land would alter the village's character, placing increasing pressure on local infrastructure and roads. Approving such development risks setting a precedent for further expansion, ultimately diminishing the unique character and independence of Cheshire's villages. Site Topography Concerns comment I strongly object to the allocation of Land north of Town Lane, Mobberley for housing development. The site's topography raises concerns regarding drainage and flood risk. Due to its elevated and undulating nature, development would increase the amount of hard surfacing, such as roofs, roads and driveways, reducing natural ground infiltration. Surface water could then flow more rapidly downhill towards lower-lying areas, increasing the risk of localised flooding and placing additional pressure on existing drainage infrastructure which will also affect neighbouring properties, roads and agricultural land. Given the increasing frequency of extreme rainfall events, the site's topography makes it less suitable for large-scale development and raises concerns about the long-term effectiveness and maintenance of drainage solutions.
Land West of Smith Lane, Mobberley Basic overall comment I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. The development would generate substantial additional traffic from employee commuting, deliveries, service vehicles and visitors, placing increased pressure on local roads that are already constrained at peak times. This is likely to result in greater congestion, longer journey times and increased road safety concerns for residents and businesses. The site's location is not well suited to intensive employment use, and there is insufficient evidence that the economic benefits would outweigh the adverse impacts on transport infrastructure, local amenity and the character of the surrounding rural area. Basic overall comment 2 I object to the proposed allocation of Land West of Smith Lane for economy and employment uses. Given its proximity to Manchester Airport, the site is likely to attract significant levels of employee, visitor and service vehicle traffic, increasing pressure on local roads and worsening congestion. The resulting vehicle movements and business activities could lead to increased noise pollution, adversely affecting the amenity and wellbeing of nearby residents. Additional traffic and operational emissions also raise concerns about deteriorating air quality and potential impacts on public health. Furthermore, commercial development may introduce significant light pollution, harming local character and residential amenity. These impacts appear to outweigh the claimed economic benefits of the proposal.