Local plan scoping consultation

Local countryside policies should not duplicate national decision-making policies or prevent plan-led allocations and sustainable village extensions. They should support rural businesses, tourism, farming diversification, community facilities, active travel and infrastructure where proposals are appropriately located and designed.

The distinction between unplanned isolated development and comprehensive growth physically related to an existing settlement is important. The Tatton Villages submissions are designed as extensions or renewal of existing communities, with infrastructure, landscape and movement frameworks and should be assessed through the spatial strategy and allocation process rather than treated as isolated countryside development.

Please see Tatton Estate's written report as issued by email

Tatton Estate supports an ambitious but deliverable affordable housing policy aligned with NPPF policies HO5 and GB8.

Affordable housing should be integrated throughout developments. Delivery and occupation should be secured through clear phasing.

Tatton Estate's visions are based on mixed-tenure communities and compliance with the applicable affordable housing policy. The ability of site’s to support the provision of affordable housing should be given appropriate weight in considering site allocations.

Policies relating to housing mix should respond to ageing, affordability and changing household size while enabling mixed and intergenerational communities. Larger allocations should include a range of dwelling sizes, tenures and typologies and should provide accessible and adaptable homes consistent with NPPF PolicyHO5 and Building Regulations M4(2) and M4(3) requirements.

The policy should support moving within a community over a lifetime. Smaller and later-living homes can allow older residents to downsize locally, releasing larger homes, while affordable and family housing can retain working-age households. Housing mix should be considered with access to local centres, public transport, green space and healthcare.

Tatton Estate supports an appropriate contribution to self-build and custom-build demand within a diverse housing portfolio. Requirements should be based on robust demand evidence, allow for serviced plots within larger allocations and include delivery mechanisms which prevent plots remaining undeveloped and delaying wider infrastructure.

Tatton Estate supports a diverse portfolio of site sizes in accordance with NPPF policy HO6. Small and medium sites can widen choice and support proportionate village renewal, but they cannot alone meet the Borough's housing need or deliver all strategic infrastructure. The spatial strategy must also allocate larger, comprehensively planned sites capable of supporting schools, healthcare, public transport, employment, utilities and major green infrastructure.

The Estate's portfolio demonstrates this complementary approach: Rostherne, Mobberley and Bucklow Hill offer smaller-scale village growth, while Ashley and Knutsford can accommodate larger mixed-use propositions with more substantial infrastructure investment.

As the LPSD correctly identifies, an Economic Development Needs Assessment and Employment Land Review must form an important component of the evidence base. This will need to establish the quantitative and qualitative need for employment land, recognising as required by the NPPF different facets of the modern economy.

It is noted that the scoping consultation references the residual supply of some 375 ha of employment land across the borough. It is expected that the evidence base will thoroughly consider the extent to which this supply is attractive to the market and can accommodate the needs of different sectors of the market.

It is also important that, in accordance with a consideration of the spatial distribution of provision, an understanding of the location of this supply in the context of spatial drivers, economic changes and market dynamics is considered. For example, it is observed that despite perceived high market demand in the northern parts of the Borough for commercial development the Council’s monitoring report (2024/25) suggests that take-up of employment land over the plan period to date has been very low in the northern parts of the borough (circa 17 ha). This implies a potential shortfall of market attractive land in this part of the borough.

As the LPSD correctly identifies, an Economic Development Needs Assessment and Employment Land Review must form an important component of the evidence base. This will need to establish the quantitative and qualitative need for employment land, recognising as required by the NPPF different facets of the modern economy.

It is noted that the scoping consultation references the residual supply of some 375 ha of employment land across the borough. It is expected that the evidence base will thoroughly consider the extent to which this supply is attractive to the market and can accommodate the needs of different sectors of the market.

It is also important that, in accordance with a consideration of the spatial distribution of provision, an understanding of the location of this supply in the context of spatial drivers, economic changes and market dynamics is considered. For example, it is observed that despite perceived high market demand in the northern parts of the Borough for commercial development the Council’s monitoring report (2024/25) suggests that take-up of employment land over the plan period to date has been very low in the northern parts of the borough (circa 17 ha). This implies a potential shortfall of market attractive land in this part of the borough.

Tatton Estate supports the town-centre-first approach, but the hierarchy should also recognise local centres, village shops and community hubs which meet every day needs, support the sustainability of settlements and reduce travel demand. New or renewed facilities within planned village growth would complement, not compete with, Knutsford and other town centres. Policies should allow proportionate facilities where they support rural vitality, walkability and the 15-minute community principle.

The need for the Local Plan to consider the transport implications of the Local Plan and present a strategy for meeting the wider infrastructure requirements associated with the planned level of growth is recognised in the LPSD.

Transport should be used to shape the spatial strategy from the outset, in accordance with NPPF policies TR1 and TR3. The Infrastructure Delivery Plan should not simply identify highway mitigation after sites are selected. It should define outcomes for mode share, accessibility and service provision and coordinate land use with rail, bus, walking, wheeling and cycling investment and positively influence this.
2.120 The Mid-Cheshire Line should be treated as a strategic corridor. The Local Plan should protect the current service as a minimum and establish a partnership objective of at least two trains per hour in each direction, together with improved station access, walking and cycling connections, interchange and passenger facilities. This requires early engagement with Northern, Network Rail, the Combined Authority, Cheshire West and Chester, Trafford and Greater Manchester. Growth at Ashley and Mobberley can increase the station catchments and patronage needed to support the case for investment.

Rostherne and Bucklow Hill should be sought to be connected to Ashley, Mobberley, Knutsford and wider services through an integrated bus proposition and active travel network. Existing and proposed Public Rights of Way, the Sustrans Regional Cycle Route and Greater Bollin Trail should form a connected movement framework, including access towards Tatton Park.

Social and utility infrastructure must be planned in parallel. We have set out throughout this representation that the ability of sites to individually or collectively secure infrastructure improvements in order to accommodate development, ensure this does not prejudice the ability of existing communities to access the infrastructure and service they need and to achieve wider community benefit is an important consideration in the selection of sites for allocation and indeed in consideration strategic options for accommodating development. Allocations should set requirements, costs, phasing triggers, delivery bodies and long-term management arrangements in this regard.

Tatton Estate has presented its Tatton Villages proposal within the recent call for sites submission which provides an opportunity for a collection of sites to work together to provide new and improve existing infrastructure supporting rural communities in this area of Cheshire East and in doing so ensuring growth can be accommodated in a sustainable manner. This reflects many of the principles outlined above.