Local plan scoping consultation

4 Pockets of Land along Broad Oak Lane / Pepper Street and Smith Lane (Green areas)

Mills Wood Lane Wood Lane STATES Lane Owen Ho ETB Sugar Bre Small Lane Brook Farm Mobberley Lady Lane

Sunny Bank Farm 53.331072, -2.326081

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-usedevelopment 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

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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 additionaltraffic 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.

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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

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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 thefundamental 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.

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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.