Local plan scoping consultation

Hi

I write to make representations in respect of the new Cheshire East Local Plan.

I am a resident of Tabley Close in Knutsford (Redacted). I am aware of the flooding issues the new Redrow estate has caused in the area. I am also close to the various sites either side of Manchester Road where there are proposals to build a vast number of additional houses. I also note that the field between Tabley Close and Tabley Road ("Land north of Tabley Road") has been identified as a potential site for building houses and have significant concerns about this as I will set out below. I would ask that these concerns be fully considered during the assessment process.
Flood Risk and Surface Water Drainage
Firstly, I am concerned about the potential flood risk associated with building on too many sites in north Knutsford. I know that the "Land north of Tabley Road" is known to experience high levels of surface water, with water frequently remaining on parts of the land for extended periods during wetter months. This suggests that the ground has limited drainage capacity and already performs an important function in accommodating and dispersing rainfall.
The development of this for housing would result in a substantial increase in impermeable surfaces, such as roads, driveways and roofs, which could increase surface water runoff and place additional pressure on local drainage systems. I am concerned that this could increase the risk of flooding to both existing and future properties in the surrounding area. A number of the gardens of houses backing on to the field from Tabley Close are also below the level of the field. The homes do not currently have any problems with flooding, but if the field was built on I believe this would have a material adverse effect on these homes.
I therefore request that any decision relating to this site is supported by a robust and transparent flood risk assessment and that consideration is given to the cumulative impact of development on local flood resilience. This includes consideration of the cumulative effect of all the other sites that have been built on in the area.
Loss of Productive Agricultural Land
I am also concerned about the loss of actively farmed arable land. The fields in question are currently productive agricultural land and contribute to local food production. In the context of increasing pressures on food security (with climate change now actively reducing yields) and the importance of maintaining the rural economy, agricultural land should not be lost unnecessarily.
Where suitable alternative sites exist, particularly brownfield land or areas of lower agricultural value, these should be prioritised ahead of productive farmland. Once agricultural land is developed, it is effectively lost for future food production, and this loss cannot easily be reversed.
Impact on Wildlife and Biodiversity
In addition, I have concerns regarding the impact that development would have on local wildlife and biodiversity. The fields (Redacted) provide habitat and feeding grounds for a range of bird species, including buzzards and lapwings (farmland birds which are on the Red List that migrate to this field to nest ever year), together with other wildlife commonly associated with farmland and open countryside (including bats, frogs, toads, rabbits, mice, shrews and a wide variety of birds). There is also a pond and woodland around the pond.
The loss of this habitat through housing development would inevitably reduce biodiversity and could displace species that currently rely on the area. Lapwings in particular have experienced significant population declines nationally, making the protection of suitable habitat increasingly important.
I also note that the current neighbourhood plan for Knutsford identifies a blue corridor through this field.
I would ask the Council to ensure that comprehensive ecological surveys are undertaken across appropriate seasons and that the full biodiversity value of the site is properly assessed before any allocation or planning approval is considered.
Other effects on the community    
I would also add that traffic in north Knutsford has become noticeably worse over the last few years. I suspect this will only get worse as more houses are built in the area. In addition we must be running out of school places - I met someone yesterday who has moved to Knutsford but is having to home school her daughter for the time being because she cannot get a school place for her.
Mass solar panel application
I also note an application has been made for a "solar farm" in the same area. I am strongly against this proposal for the reasons that have been submitted by many others (especially around loss of a large amount of grade 2 arable land, the damage to wildlife and biodiversity and the lack of benefit for the local area). If this application were approved, along with all the other housing being built in the vicinity, the countryside in north west Knutsford will be decimated.
Soil health
I have recently read a number of worrying news articles recently about the degradation of soil quality (and it's impact on food security). I would therefore ask that CEC considers how the new plan can help preserve soil quality on arable land.
Conclusion
For the reasons outlined above, namely concerns regarding flood risk, the loss of productive agricultural land, and the adverse impact on wildlife and biodiversity, I do not believe that the site between the back of Tabley Close and Tabley Road represents an appropriate location for housing development. I urge Cheshire East Council to consider alternative sites that would have a lesser environmental and agricultural impact.
Thank you for considering my comments as part of the Local Plan consultation process.
I can provide photos of surface water and videos of the lapwings if required.
Many thanks