Local plan scoping consultation

I wish to object to the proposed allocation of land for housing and/or employment development in and around Mobberley.

My objection is not to the principle of providing new homes and economic growth across Cheshire East. Rather, it relates to the suitability of the proposed sites and the significant cumulative impacts that development would have on Mobberley's Green Belt, countryside setting, infrastructure, highways, landscape, ecology, heritage assets, environmental conditions and residential amenity.
In particular, I am concerned that the evidence does not demonstrate that the proposed allocations can be accommodated without unacceptable harm to the character, function and sustainability of the village. I therefore urge Cheshire East Council not to allocate the proposed Mobberley sites unless and until it can demonstrate, through robust, up-to-date and site-specific evidence, that these constraints can be satisfactorily addressed.

Green Belt Protection and the Separation of Mobberley and Knutsford
The protection of the Green Belt surrounding Mobberley remains a matter of fundamental importance.
The Council's own evidence has previously recognised the significance of this land. The 2020 Mobberley Settlement Report identified land off Ryecroft Lane as making a major contribution to maintaining an essential gap between Mobberley and Knutsford and concluded that development could significantly reduce both the actual and perceived separation between the two settlements.
The Council should therefore clearly explain what material change in evidence, circumstances or planning policy has occurred since that assessment which would now justify the release of this land.
Particular concern also arises in relation to Land North of Town Lane, which forms part of the open countryside surrounding the village and contributes to the openness, rural character and independence of Mobberley. Development of this site would result in further encroachment into the countryside and contribute to the gradual erosion of Green Belt land.
The assessment of Green Belt impact should consider the cumulative effect of all proposed allocations rather than assessing individual sites in isolation. Incremental losses of Green Belt can collectively result in substantial and irreversible harm to openness and settlement separation, even where each individual allocation appears to leave some remaining gap.
In the absence of clearly demonstrated exceptional circumstances, land that continues to perform an important Green Belt function should remain protected.

Aircraft Noise
Aircraft noise associated with Manchester Airport remains a significant planning constraint which must be addressed at the plan-making stage rather than deferred to future planning applications.
Previous planning decisions and Council evidence have identified aircraft noise as a substantial constraint to residential development within parts of Mobberley. While indoor noise mitigation measures may sometimes be achievable, this does not necessarily ensure acceptable outdoor living conditions.
For each proposed residential allocation, the Council should publish and assess current aircraft noise evidence, including daytime and night-time noise contours and future noise projections where available.
The Council should demonstrate that future residents would enjoy an acceptable standard of living and that gardens, balconies, recreational areas and public open spaces would provide satisfactory outdoor amenity.
If the Council now considers residential development acceptable on sites previously identified as being adversely affected by aircraft noise, it should clearly explain what evidence has changed and why earlier concerns no longer apply.

Existing Road Infrastructure Is Already Under Significant Pressure

Mobberley's Road network is already experiencing notable maintenance, capacity and safety challenges.
Many local roads are narrow rural lanes with limited opportunities for improvement, constrained visibility and inadequate pedestrian infrastructure. Existing road conditions raise legitimate concerns regarding both road safety and network resilience.
The issue is not simply one of inconvenience arising from additional traffic. Before allocating substantial development, the Council should demonstrate that the existing highway network is capable of safely and effectively serving the population already living within the village.
The Council should therefore provide evidence relating to:
• Existing road conditions including considerable potholes and erosion of road surfacing;
• Outstanding maintenance liabilities;
• Planned maintenance programmes and funding;
• Current traffic volumes;
• Existing congestion and bottlenecks;
• Road safety records;
• Pedestrian and cycling provision;
• Public transport accessibility; and
• Network capacity to accommodate future growth.
It would be unreasonable to plan for substantial new development before addressing existing infrastructure deficiencies.

The Cumulative Traffic Impact Could Be Severe

The cumulative traffic implications of the proposed developments are a major concern.
The local highway network comprises narrow rural roads, constrained junctions, limited pedestrian facilities and routes heavily used by residents, agricultural vehicles, airport-related traffic and commuters travelling to nearby employment centres.
Particular concern arises regarding Land North of Town Lane, which would generate a significant increase in vehicle movements onto Town Lane and surrounding roads. Town Lane already experiences substantial traffic and serves as an important route within the village. Additional development would increase congestion, particularly during peak periods, and place further pressure on junctions connecting to Knutsford Road and other local routes.
The Council must undertake a comprehensive cumulative transport assessment covering all proposed development sites and considering impacts on:
• Town Lane;
• Smith Lane;
• Station Road;
• Slade Lane;
• Ryecroft Lane;
• Pavement Lane;
• Junction performance and capacity;
• Pedestrian safety;
• Cycling infrastructure;
• Horse-riding routes;
• School traffic;
• Parking provision;
• Public transport accessibility; and
• Construction traffic.
Assessing each site independently would significantly underestimate the true impact of development. The combined effect of multiple allocations could place unacceptable pressure on the wider road network, adversely affecting road safety, congestion levels, emergency vehicle access and residents' quality of life.

Water Supply Infrastructure

There are ongoing concerns regarding the resilience and capacity of the village water-supply network, including recurring incidents involving burst water mains and drainage.
These failures raise legitimate questions as to whether the existing system has sufficient spare capacity to support substantial population growth.
Before any allocation proceeds, the Council should obtain evidence demonstrating:
• The current condition and capacity of the water network;
• The frequency and location of recent failures;
• Any infrastructure requiring replacement or reinforcement;
• Available pressure and supply capacity;
• Upgrades needed to accommodate growth; and
• Funding and delivery mechanisms for any required works.
The Local Plan should not place additional pressure on infrastructure that is already demonstrating signs of strain.

Wastewater and Drainage Capacity

Water supply concerns must be considered alongside wastewater and drainage infrastructure.
The Council should secure clear evidence demonstrating that sewerage and treatment infrastructure possesses sufficient capacity to accommodate the proposed increase in population.
Assessment should include:
• Existing sewer capacity;
• Sewer flooding incidents;
• Pumping infrastructure;
• Wastewater treatment capacity;
• Surface-water management;
• Storm resilience;
• Groundwater conditions;
• Sustainable Drainage Systems (SuDS); and
• Cumulative effects arising from multiple developments.
Where infrastructure improvements are required, the Council should identify what works are necessary, how they will be funded and when they will be delivered.

Flood Risk, Drainage and Water Management

Flood risk and drainage concerns are particularly relevant to several proposed sites, including land between Ryecroft Lane and Pavement Lane and Land North of Town Lane.
The topography of the Town Lane site raises additional concerns. Its elevated and undulating nature means that development would introduce significant areas of hard surfacing, reducing natural infiltration and increasing surface-water runoff.
This may increase pressure on existing drainage systems and elevate flood risk for lower-lying neighbouring properties, roads and agricultural land.
Given the increasing frequency of extreme rainfall events, the Council should undertake detailed assessment of:
• Surface-water flooding;
• Groundwater conditions;
• Existing drainage functions;
• Infiltration potential;
• Drainage infrastructure capacity;
• Exceedance routes; and
• Cumulative drainage impacts.
It should not simply be assumed that SuDS will resolve these issues. Their effectiveness, maintenance requirements and long-term performance should be fully demonstrated.

Primary School Capacity and Educational Infrastructure

Educational infrastructure presents another significant constraint.
The local primary school already faces pressures associated with the age, condition and physical limitations of the existing buildings and site (including access). There is limited scope to accommodate substantial growth through expansion alone.
There also appears to be no realistic alternative education facility within the village capable of absorbing the demand generated by significant housing growth.
The Council should therefore obtain robust evidence regarding:
• Existing pupil numbers;
• Published capacity;
• Future demand projections;
• Available physical space;
• Access at pick up and drop off;
• Building constraints and condition;
• Opportunities for expansion;
• Funding for additional school places; and
• Alternative educational provision.
Any assessment must consider the cumulative pupil yield generated by all proposed housing allocations.

Ecology, Trees and Hedgerows

The proposed sites contain open agricultural land, mature hedgerows, trees and habitats that contribute to the local ecological network.
Development, particularly on previously undeveloped countryside sites such as Land North of Town Lane, risks the loss and fragmentation of important habitats and wildlife corridors.
The Council should require comprehensive ecological assessments addressing:
• Protected species;
• Bats;
• Nesting birds;
• Priority habitats;
• Ponds and watercourses;
• Hedgerows;
• Mature and veteran trees; and
• Ecological connectivity.
Sites should not be allocated where ecological constraints indicate that development would result in unacceptable harm.

Landscape, Village Character and Identity

Mobberley is valued for its distinctive rural character, historic identity and clear relationship with the surrounding countryside.
Several of the proposed allocations would extend development beyond the existing settlement edge, altering the transition between village and countryside and contributing to the gradual urbanisation of the area.
Particular concern arises regarding Land North of Town Lane, where development would fundamentally alter the character of an important rural approach to the village.
A robust landscape and visual impact assessment should therefore consider:
• Settlement character;
• Important views;
• Historic field patterns;
• Landscape openness;
• Rural setting;
• Settlement edges; and
• Cumulative impacts.
Approving development of this nature risks undermining the distinctive character, identity and independence of Mobberley as a rural Cheshire village.

Heritage and Conservation Area Impacts

The effects of development on the Mobberley Conservation Area and surrounding heritage assets must be carefully assessed.
Assessment should consider not only direct impacts but also effects on setting, key views, historic character and the relationship between heritage assets and their countryside context.
The significance of the Conservation Area derives in part from its rural surroundings, and any erosion of that setting should be given substantial weight.

Infrastructure Must Be Considered Cumulatively

The central issue is that the proposed developments cannot reasonably be assessed in isolation.
Collectively, they would place additional demands upon infrastructure that already faces significant pressures.
This includes:
• Roads and highways;
• Water supply;
• Wastewater and drainage;
• Education;
• Healthcare;
• Public transport;
• Recreation facilities;
• Community services; and
• Emergency services.
The Council must demonstrate not only that infrastructure improvements are theoretically achievable, but that they are funded, deliverable and capable of implementation within an appropriate timeframe.

The Overall Cumulative Impact on Mobberley

Taken together, the proposed allocations could result in:
• Significant increases in traffic;
• Increased congestion and road safety concerns;
• Additional pressure on water infrastructure;
• Increased demands on drainage and wastewater networks;
• Greater demand for school places;
• Increased exposure to aircraft noise;
• Loss of Green Belt;
• Reduced separation between settlements;
• Loss of agricultural land;
• Increased surface-water runoff;
• Loss of ecological connectivity;
• Pressure on healthcare and community services;
• Gradual urbanisation; and
• Irreversible changes to the character and identity of Mobberley.
These impacts must be considered collectively rather than on a site-by-site basis.
Previous Evidence Must Be Properly Addressed

Where Cheshire East Council has previously assessed land around Mobberley and identified significant constraints, those earlier conclusions should be transparently referenced and considered.
If the Council now reaches different conclusions, it should clearly explain what evidence or circumstances have materially changed.
A site's inclusion within the Call for Sites process merely demonstrates that land has been promoted for development. It does not establish that the site is suitable, sustainable or deliverable.

Conclusion

For the reasons set out above, I respectfully request that Cheshire East Council excludes the proposed Mobberley allocations from the Local Plan where evidence demonstrates that they are unsuitable or where necessary infrastructure, mitigation and environmental safeguards cannot be secured.
Particular weight should be given to:
1. The important Green Belt function of land separating Mobberley and Knutsford;
2. The harm that development would cause to openness and the rural setting of the village;
3. Aircraft noise constraints associated with Manchester Airport;
4. The existing condition and limited capacity of the road network;
5. The cumulative traffic impacts of multiple developments, including Land North of Town Lane;
6. Existing pressures on water-supply infrastructure;
7. Wastewater, drainage and flood-risk concerns;
8. The topographical and drainage constraints affecting Land North of Town Lane;
9. The limited capacity and physical constraints of the local primary school;
10. The absence of realistic alternative educational provision within the village;
11. Ecological, landscape and biodiversity impacts;
12. Heritage and Conservation Area considerations; and
13. The cumulative effect of all proposed development on the character, infrastructure and sustainability of Mobberley.
The Council should not allocate substantial new development in Mobberley until it can clearly demonstrate that existing infrastructure deficiencies have been addressed and that sufficient capacity exists to support future growth without causing unacceptable harm.
Priority should instead be given to genuinely sustainable brownfield and previously developed sites before Green Belt and countryside land surrounding Mobberley is released for development.