Good afternoon

Thank you for consulting National Highways regarding the Nether Alderley Neighbourhood Plan. Given the scope, scale and location of the Plan, it is unlikely to impact the Strategic Road Network. In this instance National Highways therefore offers no comment.

Kind regards

Adam

Adam Johnson | Spatial Planner
Cheshire | Merseyside | Greater Manchester
Spatial Planning Team, North West Operations
National Highways | Piccadilly Gate | Store Street | Manchester | M1 2WD

Thank you for your consultation on the Neighbourhood Plan document. The Canal & River Trust have viewed the documentation and, having reviewed the location of the Neighbourhood Plan boundary to the location of our assets, we can confirm that we do not wish to make comment on the proposed Neighbourhood Plan.

Network Rail response on Neighbourhood Plans.

Network Rail is a statutory consultee for any planning applications within 10 metres of relevant railway land (as the Rail Infrastructure Managers for the railway, set out in Article 16 of the Development Management Procedure Order) and for any development likely to result in a material increase in the volume or a material change in the character of traffic using a level crossing over a railway (as the Rail Network Operators, set out in Schedule 4 (J) of the Development Management Procedure Order).

Network Rail is also a statutory undertaker responsible for maintaining and operating the railway infrastructure and associated estate. It owns, operates and develops the main rail network. Network Rail aims to protect and enhance the railway infrastructure, therefore any proposed development which is in close proximity to the railway line or could potentially affect Network Rail’s specific land interests will need to be carefully considered.

Network Rail – railway specific advice notice to LPAs/Developers Please note that whilst Network Rail (NR) is submitting responses via the planning application process, it should be born in mind by the LPA/developer that the operational railway presents risks/issues that are different/unique to the risks posed by works taking place adjacent to non-railway undertaker land. Works on this site therefore must be undertaken with the supervision of NR via the ASPRO (asset protection) team to ensure that the works on site do not impact the safe operation, stability, integrity of the railway & its boundary. The LPA/developer are advised that unauthorised works adjacent to the railway boundary could impact the operation of nationally significant infrastructure & the applicant would be liable for any and all damages & costs caused by any works undertaken in this scenario. Therefore, the developer is requested to ensure that the development meets with NR requirements for works/developments adjacent to the railway boundary which include planning material considerations as well as obligations specific to the railway undertaker. The interface is via a NR BAPA (basic asset protection agreement) – the developer is advised that the works must not commence on site (even if planning permission is granted) until agreed with NR. The applicant will be liable for all costs incurred by NR in facilitating, reviewing this proposal.

Asset Protection Comments:
Developments in the policy area should be notified to Network Rail to ensure that:
(a) Access points / rights of way belonging to Network Rail are not impacted by developments within the area.
(b) That any proposal does not impact upon the railway infrastructure / Network Rail land e.g.
• Drainage works / water features
• Encroachment of land or air-space
• Excavation works
• Siting of structures/buildings less than 2m from the Network Rail boundary / Party Wall Act issues
• Lighting impacting upon train drivers’ ability to perceive signals
• Landscaping that could impact upon overhead lines or Network Rail boundary treatments
• Any piling works
• Any scaffolding works
• Any public open spaces and proposals where minors and young children may be likely to use a site which could result in trespass upon the railway (which we would remind the council is a criminal offence under s55 British Transport Commission Act 1949)
• Any use of crane or plant
• Any fencing works
• Any demolition works
• Any hard standing areas

For any proposal adjacent to the railway, Network Rail would request that a developer constructs (at their own expense) a suitable steel palisade trespass proof fence of at least 1.8m in height.
All initial proposals and plans should be flagged up to the Network Rail Town Planning at the following address:
Email: TownPlanningNWC@networkrail.co.uk

Railway Station
Consideration should be given in Transport Assessments to the potential for increased footfall at Railway Stations as a result of proposals for residential development / employment areas within the neighbourhood area. Location of the proposal, accessibility and density of the development, trip generation data should be considered in relation to the station. Where proposals are likely to increase footfall and the need for car parking, the council should include developer contributions (either via CIL, S106) to provide funding for enhancements as part of planning decisions.

Level Crossings
Developments within the neighbourhood area should be accompanied by a TS/TA which includes consideration of the impact of proposals upon any level crossings with mitigation implemented as required. We would encourage the Council to adopt specific policy wording to ensure that the impact of proposed new development (including cumulative impact) on the risk at existing level crossings is assessed by the developer(s), and suitable mitigation incorporated within the development proposals and funded by the developer(s). TS/TAs should be undertaken in conjunction with the local highways authority with advice from Network Rail. Contributions will be sought where proposals impact on level crossings to mitigate the impacts of those developments. Where level crossing closure is the only option, the applicant is advised that closure would be via s257 of the T&CPA, and that closure would be required before the occupation of any dwellings.

Network Rail – railway specific advice notice to LPAs/Developers Please note that whilst Network Rail (NR) is submitting responses via the planning application process, it should be born in mind by the LPA/developer that the operational railway presents risks/issues that are different/unique to the risks posed by works taking place adjacent to non-railway undertaker land. Works on this site therefore must be undertaken with the supervision of NR via the ASPRO (asset protection) team to ensure that the works on site do not impact the safe operation, stability, integrity of the railway & its boundary. The LPA/developer are advised that unauthorised works adjacent to the railway boundary could impact the operation of nationally significant infrastructure & the applicant would be liable for any and all damages & costs caused by any works undertaken in this scenario. Therefore, the developer is requested to ensure that the development meets with NR requirements for works/developments adjacent to the railway boundary which include planning material considerations as well as obligations specific to the railway undertaker. The interface is via a NR BAPA (basic asset protection agreement) – the developer is advised that the works must not commence on site (even if planning permission is granted) until agreed with NR. The applicant will be liable for all costs incurred by NR in facilitating, reviewing this proposal.




From

Diane Clarke
Town Planning Technician NWC
Network Rail
TownPlanningNWC@networkrail.co.uk

Thank you for consulting Sport England on the above neighbourhood plan.
Government planning policy, within the National Planning Policy Framework (NPPF), identifies how the planning system can play an important role in facilitating social interaction and creating healthy, inclusive communities. Encouraging communities to become more physically active through walking, cycling, informal recreation and formal sport plays an important part in this process. Providing enough sports facilities of the right quality and type in the right places is vital to achieving this aim. This means that positive planning for sport, protection from the unnecessary loss of sports facilities, along with an integrated approach to providing new housing and employment land with community facilities is important.
Therefore, it is essential that the neighbourhood plan reflects and complies with national planning policy for sport as set out in the NPPF with particular reference to Pars 103 and 104. It is also important to be aware of Sport England’s statutory consultee role in protecting playing fields and the presumption against the loss of playing field land. Sport England’s playing fields policy is set out in our Playing Fields Policy and Guidance document.
https://www.sportengland.org/how-we-can-help/facilities-and-planning/planning-for-sport#playing_fields_policy
Sport England provides guidance on developing planning policy for sport and further information can be found via the link below. Vital to the development and implementation of planning policy is the evidence base on which it is founded.
https://www.sportengland.org/how-we-can-help/facilities-and-planning/planning-for-sport#planning_applications
Sport England works with local authorities to ensure their Local Plan is underpinned by robust and up to date evidence. In line with Par 104 of the NPPF, this takes the form of assessments of need and strategies for indoor and outdoor sports facilities. A neighbourhood planning body should look to see if the relevant local authority has prepared a playing pitch strategy or other indoor/outdoor sports facility strategy. If it has then this could provide useful evidence for the neighbourhood plan and save the neighbourhood planning body time and resources gathering their own evidence. It is important that a neighbourhood plan reflects the recommendations and actions set out in any such strategies, including those which may specifically relate to the neighbourhood area, and that any local investment opportunities, such as the Community Infrastructure Levy, are utilised to support their delivery.
Where such evidence does not already exist then relevant planning policies in a neighbourhood plan should be based on a proportionate assessment of the need for sporting provision in its area. Developed in consultation with the local sporting and wider community any assessment should be used to provide key recommendations and deliverable actions. These should set out what provision is required to ensure the current and future needs of the community for sport can be met and, in turn, be able to support the development and implementation of planning policies. Sport England’s guidance on assessing needs may help with such work.
http://www.sportengland.org/planningtoolsandguidance
If new or improved sports facilities are proposed Sport England recommend you ensure they are fit for purpose and designed in accordance with our design guidance notes.
http://www.sportengland.org/facilities-planning/tools-guidance/design-and-cost-guidance/
Any new housing developments will generate additional demand for sport. If existing sports facilities do not have the capacity to absorb the additional demand, then planning policies should look to ensure that new sports facilities, or improvements to existing sports facilities, are secured and delivered. Proposed actions to meet the demand should accord with any approved local plan or neighbourhood plan policy for social infrastructure, along with priorities resulting from any assessment of need, or set out in any playing pitch or other indoor and/or outdoor sports facility strategy that the local authority has in place.
In line with the Government’s NPPF (including Section 8) and its Planning Practice Guidance (Health and wellbeing section), links below, consideration should also be given to how any new development, especially for new housing, will provide opportunities for people to lead healthy lifestyles and create healthy communities. Sport England’s Active Design guidance can be used to help with this when developing planning policies and developing or assessing individual proposals.
Active Design, which includes a model planning policy, provides ten principles to help ensure the design and layout of development encourages and promotes participation in sport and physical activity. The guidance, and its accompanying checklist, could also be used at the evidence gathering stage of developing a neighbourhood plan to help undertake an assessment of how the design and layout of the area currently enables people to lead active lifestyles and what could be improved.
NPPF Section 8: https://www.gov.uk/guidance/national-planning-policy-framework/8-promoting-healthy-communities
PPG Health and wellbeing section: https://www.gov.uk/guidance/health-and-wellbeing
Sport England’s Active Design Guidance: https://www.sportengland.org/activedesign
(Please note: this response relates to Sport England’s planning function only. It is not associated with our funding role or any grant application/award that may relate to the site.)
If you need any further advice, please do not hesitate to contact Sport England using the contact details below.
Yours sincerely,

Planning Technical Team

Dear Neighbourhood Planning Team
Re: Chester East - Nether Alderley Neighbourhood Plan
Thank you for your notification of 8 September 2025 seeking the views of the Coal
Authority on the above.
The Coal Authority is a non-departmental public body sponsored by the Department for
Energy Security and Net Zero. As a statutory consultee, the Coal Authority has a duty to
respond to planning applications and development plans in order to protect the public and
the environment in mining areas.
However, the area to which this consultation relates is not located within the defined
coalfield. On this basis we have no specific comments to make.
Yours
The Coal Authority Planning Team

Dear Sir / Madam
Consultation on the Nether Alderley Neighbourhood Plan
Homes England Response
As a prescribed body, we would firstly like to thank you for the opportunity to comment on the above consultation.
Homes England is the government’s housing and regeneration agency. We will drive regeneration and housing delivery to create high-quality homes and thriving places. This will support greater social justice, the levelling up of communities across England and the creation of places people are proud to call home.
Homes England does not wish to make any representations on the above consultation. We will however continue to engage with you as appropriate.
Yours faithfully,
P.P Lucinda Taylor

Dear Sir /Madam,
Nether Alderley Neighbourhood Plan September – October 2025
Representations on behalf of National Grid Electricity Transmission (NGET)
National Grid Electricity Transmission has appointed Fisher German LLP to review and respond to local planning authority Development Plan Document consultations on its behalf. We are instructed by our client to submit the following representation with regard to the current consultation on the above document.
About National Grid Electricity Transmission (NGET)
National Grid Electricity Transmission plc (NGET) owns and maintains the electricity transmission system in England and Wales. NGET manage not only today’s highly complex network but also to enable the electricity system of tomorrow. Their work involves building and maintaining the electricity transmission network – safely, reliably and efficiently. NGET connect sources of electricity generation to the network and transport it onwards to the distribution system so it can reach homes and businesses.
National Grid Electricity Distribution (NGED) are the electricity distribution division of National Grid and are separate from National Grid Electricity Transmission’s core regulated businesses. Please also consult with NGED separately from NGET.
National Grid no longer owns or operates the high-pressure gas transmission system across the UK. This is the responsibility of National Gas Transmission, which is a separate entity and must be consulted independently.
National Grid Ventures (NGV) develop, operate and invest in energy projects, technologies, and partnerships to help accelerate the development of a clean energy future for consumers across the UK, Europe and the United States. NGV is separate from National Grid’s core regulated businesses. Please also consult with NGV separately from NGET.
National Energy System Operator (NESO) has taken over the electricity and gas network planning responsibility from National Grid Electricity System Operator Limited (NGESO) as of 1st October 2024. Early engagement with NESO is recommended in order to establish available supply capacity to any potential development sites and what, if any, reinforcement is required to ensure adequate continued supply. Please consult with NESO separately from NGET.
NGET assets within the Plan area
Following a review of the above Neighbourhood Plan, we have identified one or more NGET assets within the Plan area. Details of NGET assets are provided below.
Asset Description
ZE ROUTE TWR (462R - 457 - ZEA020): 400kV Overhead Transmission Line route: CELLARHEAD - DAINES 1 DAINES – MACCLESFIELD 2
ZEA ROUTE TWR (001R - 002 - 020): 400kV Overhead Transmission Line route: CELLARHEAD - MACCLESFIELD 1 DAINES – MACCLESFIELD 2
A plan showing details of NGET assets is attached to this letter. Please note that this plan is illustrative only. NGET also provides information in relation to its assets at the website below.
https://www.nationalgrid.com/electricity-transmission/network-and-infrastructure/network-route-maps
New Infrastructure
Currently there are no known new infrastructure interactions within the area, however demand for electricity is expected to rise as the way NGET power our homes, businesses and transport changes. As the nation moves towards net zero, the fossil fuels that once powered the economy will be replaced with sources of low-carbon electricity, such as offshore wind farms.
The UK Government has committed to reach net zero emissions by 2050. This means achieving a balance between the greenhouse gases put into the atmosphere and those taken out. Decarbonising the energy system is vital to this aim.
NGET’s infrastructure projects in England and Wales will support the country’s energy transition and make sure the grid is ready to connect to more and more sources of low carbon electricity generated in Britain.
The way NGET generate electricity in the UK is changing rapidly, and NGET are transitioning to cheaper, cleaner and more secure forms of renewable energy such as new offshore windfarms. NGET need to make changes to the network of overhead lines, pylons, cables and other infrastructure that transports electricity around the country, so that everyone has access to clean electricity from these new renewable sources. These changes include a need to increase the capability of the electricity transmission system between the North and the Midlands, and between the Midlands and the South. It is also needed to facilitate the connection of proposed new offshore wind, and subsea connections between England and Scotland, and between the UK and other countries across the North Sea.
Accordingly, we request that the Council is cognisant of the above.
Further Advice
NGET is happy to provide advice and guidance to the Council concerning their networks. Please see attached information outlining further guidance on development close to National Grid assets.
If we can be of any assistance to you in providing informal comments in confidence during your policy development, please do not hesitate to contact us.
To help ensure the continued safe operation of existing sites and equipment and to facilitate future infrastructure investment, NGET wishes to be involved in the preparation, alteration and review of plans and strategies which may affect their assets. Please remember to consult NGET on any Development Plan Document (DPD) or site-specific proposals that could affect our assets.
We would be grateful if you could add our details shown below to your consultation database, if not already included:
Angela Brooks MRTPI, Partner Tiffany Bates, Development Liaison Officer
ngplanning@fishergerman.co.uk box.landandacquisitions@nationalgrid.com
Fisher German LLP National Grid Electricity Transmission
The Estates Office National Grid House
Ashby de la Zouch Warwick Technology Park
LE65 2UZ Gallows Hill
Warwick
CV34 6DA
If you require any further information in respect of this letter, then please contact us.
Yours faithfully,
Angela Brooks MRTPI
Partner
For and on behalf of Fisher German LLP
Further Guidance
NGET is able to provide advice and guidance to the Council concerning their networks and encourages high quality and well-planned development in the vicinity of its assets.
Developers of sites crossed or in close proximity to NGET assets should be aware that it is NGET policy to retain existing overhead lines in-situ, though it recognises that there may be exceptional circumstances that would justify the request where, for example, the proposal is of regional or national importance.
NGET’s ‘Design guidelines for development near pylons and high voltage overhead power lines’ promote the successful development of sites crossed by existing overhead lines and the creation of well-designed places. The guidelines demonstrate that a creative design approach can minimise the impact of overhead lines whilst promoting a quality environment. The guidelines can be downloaded here: https://www.nationalgrid.com/document/345326/download
The statutory safety clearances between overhead lines, the ground, and built structures must not be infringed. Where changes are proposed to ground levels beneath an existing line then it is important that changes in ground levels do not result in safety clearances being infringed. National Grid can, on request, provide to developers detailed line profile drawings that detail the height of conductors, above ordnance datum, at a specific site.
NGET’s statutory safety clearances are detailed in their Technical Guidance Note ‘Third-party guidance for working near National Grid Electricity Transmission equipment’, which can be downloaded here: https://www.nationalgrid.com/document/349291/download
How to contact NGET
If you require any further information in relation to the above and/or if you would like to check if NGET’s transmission networks may be affected by a proposed development, please visit the website: https://lsbud.co.uk/
For local planning policy queries, please contact: ngplanning@fishergerman.co.uk

Dear Neighbourhood Planning,
Neighbourhood Planning (General) Regulations 2012
Nether Alderley Neighbourhood Plan Reg 16 Consultation
Thank you for contacting Historic England. We are the Government’s statutory adviser on all matters relating to the historic environment in England. We are a non-departmental public body established under the National Heritage Act 1983 and sponsored by the Department for Digital Culture, Media and Sport (DCMS). We champion and protect England’s historic places, providing expert advice to local planning authorities, developers, owners and communities to help ensure our historic environment is properly understood, enjoyed and cared for.
Having checked our records, I do not believe that Historic England, as one of the consultation bodies, were consulted on the draft plan at Regulation 14 (pre-submission stage), as required by the Neighbourhood Planning (General) Regulations 2012. Consequently, we do not wish to comment on Nether Alderley Neighbourhood Plan until such time as we have had the opportunity to comment on the pre-submission draft.
Thank you for consulting Historic England. Please do keep us informed of any future progress on this plan.
Yours sincerely,
EMMA GRANGE
HISTORIC PLACES ADVISER
emma.grange@historicengland.org.uk

Nether Alderley Neighbourhood Plan – Regulation 16 Stage

United Utilities works closely with Cheshire East Council to understand future development sites so we can facilitate the delivery of necessary sustainable infrastructure at the appropriate time.

With regards to policies within the Neighbourhood Plan, United Utilities has reviewed the draft document and has no comments at this time.

It is important that United Utilities are kept aware of any additional development proposed within your neighbourhood plan over and above the Council’s allocations.

We would encourage further consultation with us at an early stage should you look to allocate any other additional sites in the future to ensure we have necessary infrastructure to prevent delays and other unnecessary expense. If you wish to discuss this in further detail please feel free to contact me.

Please could you acknowledge the receipt of our consultation response by way of return email.

Many thanks,


Daniel Short
Planning Intern
Planning Team
Strategic Planning and Sustainability
unitedutilities.com

Dear Mr Woolridge
Nether Alderley Neighbourhood Development Plan - Regulation 16 Consultation
Thank you for your consultation on the above dated 08 September 2025.
Natural England is a non-departmental public body. Our statutory purpose is to ensure that the natural environment is conserved, enhanced, and managed for the benefit of present and future generations, thereby contributing to sustainable development.
Natural England is a statutory consultee in neighbourhood planning and must be consulted on draft neighbourhood development plans by the Parish/Town Councils or Neighbourhood Forums where they consider our interests would be affected by the proposals made.
Natural England does not have any specific comments on this draft neighbourhood plan.
However, we refer you to the attached annex which covers the issues and opportunities that should be considered when preparing a Neighbourhood Plan and to the following information.
Natural England does not hold information on the location of significant populations of protected species, so is unable to advise whether this plan is likely to affect protected species to such an extent as to require a Strategic Environmental Assessment. Further information on protected species and development is included in Natural England's Standing Advice on protected species .
Furthermore, Natural England does not routinely maintain locally specific data on all environmental assets. The plan may have environmental impacts on priority species and/or habitats, local wildlife sites, soils and best and most versatile agricultural land, or on local landscape character that may be sufficient to warrant a Strategic Environmental Assessment. Information on ancient woodland, ancient and veteran trees is set out in Natural England/Forestry Commission standing advice.
We therefore recommend that advice is sought from your ecological, landscape and soils advisers, local record centre, recording society or wildlife body on the local soils, best and most versatile agricultural land, landscape, geodiversity and biodiversity receptors that may be affected by the plan before determining whether a Strategic Environmental Assessment is necessary.
Natural England reserves the right to provide further advice on the environmental assessment of the plan. This includes any third party appeal against any screening decision you may make. If an Strategic Environmental Assessment is required, Natural England must be consulted at the scoping and environmental report stages.
For any further consultations on your plan, please contact: consultations@naturalengland.org.uk.
Yours sincerely
Sally Wintle
Consultations Team

Annex 1 - Neighbourhood planning and the natural environment: information, issues and opportunities
Natural environment information sources
The Magic1 website will provide you with much of the nationally held natural environment data for your plan area. The most relevant layers for you to consider are: Agricultural Land Classification, Ancient Woodland, Areas of Outstanding Natural Beauty, Local Nature Reserves, National Parks (England), National Trails, Priority Habitat Inventory, public rights of way (on the Ordnance Survey base map) and Sites of Special Scientific Interest (including their impact risk zones). Local environmental record centres may hold a range of additional information on the natural environment. A list of local record centres is available from the Association of Local Environmental Records Centres .
Priority habitats are those habitats of particular importance for nature conservation, and the list of them can be found here2. Most of these will be mapped either as Sites of Special Scientific Interest, on the Magic website or as Local Wildlife Sites. Your local planning authority should be able to supply you with the locations of Local Wildlife Sites.
National Character Areas (NCAs) divide England into 159 distinct natural areas. Each character area is defined by a unique combination of landscape, biodiversity, geodiversity and cultural and economic activity. NCA profiles contain descriptions of the area and statements of environmental opportunity, which may be useful to inform proposals in your plan. NCA information can be found here3.
There may also be a local landscape character assessment covering your area. This is a tool to help understand the character and local distinctiveness of the landscape and identify the features that give it a sense of place. It can help to inform, plan and manage change in the area. Your local planning authority should be able to help you access these if you can’t find them online.
If your neighbourhood planning area is within or adjacent to a National Park or Area of Outstanding Natural Beauty (AONB), the relevant National Park/AONB Management Plan for the area will set out useful information about the protected landscape. You can access the plans on from the relevant National Park Authority or Area of Outstanding Natural Beauty website.
General mapped information on soil types and Agricultural Land Classification is available (under ’landscape’) on the Magic4 website and also from the LandIS website5, which contains more information about obtaining soil data.
Natural environment issues to consider
The National Planning Policy Framework6 sets out national planning policy on protecting and enhancing the natural environment. Planning Practice Guidance7 sets out supporting guidance.
Your local planning authority should be able to provide you with further advice on the potential impacts of your plan or order on the natural environment and the need for any environmental assessments.
Landscape
Your plans or orders may present opportunities to protect and enhance locally valued landscapes. You may want to consider identifying distinctive local landscape features or characteristics such as ponds, woodland or dry stone walls and think about how any new development proposals can respect and enhance local landscape character and distinctiveness.
If you are proposing development within or close to a protected landscape (National Park or Area of Outstanding Natural Beauty) or other sensitive location, we recommend that you carry out a landscape assessment of the proposal. Landscape assessments can help you to choose the most appropriate sites for development and help to avoid or minimise impacts of development on the landscape through careful siting, design and landscaping.
1 http://magic.defra.gov.uk/
2 https://www.gov.uk/government/publications/habitats-and-species-of-principal-importance-in-england
3 https://www.gov.uk/government/publications/national-character-area-profiles-data-for-local-decision-making
4 http://magic.defra.gov.uk/
5 http://www.landis.org.uk/index.cfm
6 https://www.gov.uk/government/publications/national-planning-policy-framework--2
7 http://planningguidance.planningportal.gov.uk/blog/guidance/natural-environment/

Wildlife habitats
Some proposals can have adverse impacts on designated wildlife sites or other priority habitats (listed here8), such as Sites of Special Scientific Interest or Ancient woodland9. If there are likely to be any adverse impacts you’ll need to think about how such impacts can be avoided, mitigated or, as a last resort, compensated for.
Priority and protected species
You’ll also want to consider whether any proposals might affect priority species (listed here 10) or protected species. To help you do this, Natural England has produced advice here11 to help understand the impact of particular developments on protected species.
Best and Most Versatile Agricultural Land
Soil is a finite resource that fulfils many important functions and services for society. It is a growing medium for food, timber and other crops, a store for carbon and water, a reservoir of biodiversity and a buffer against pollution. If you are proposing development, you should seek to use areas of poorer quality agricultural land in preference to that of a higher quality in line with National Planning Policy Framework para 112. For more information, see Guide to assessing development proposals on agricultural land 12.
Improving your natural environment
Your plan or order can offer exciting opportunities to enhance your local environment and should provide net gains for biodiversity in line with the National Planning Policy Framework. If you are setting out policies on new development or proposing sites for development, you should follow the biodiversity mitigation hierarchy and seek to ensure impacts on habitats are avoided or minimised before considering opportunities for biodiversity enhancement. You may wish to consider identifying what environmental features you want to be retained or enhanced or new features you would like to see created as part of any new development and how these could contribute to biodiversity net gain and wider environmental goals.
Opportunities for environmental enhancement might include:
•
Restoring a neglected hedgerow.
•
Creating a new pond as an attractive feature on the site.
•
Planting trees characteristic to the local area to make a positive contribution to the local landscape.
•
Using native plants in landscaping schemes for better nectar and seed sources for bees and birds.
•
Incorporating swift boxes or bat boxes into the design of new buildings.
•
Think about how lighting can be best managed to reduce impacts on wildlife.
•
Adding a green roof to new buildings.
•
Providing a new footpath through the new development to link into existing rights of way.
Site allocations should be supported by a baseline assessment of biodiversity value. The statutory Biodiversity Metric may be used to understand the number of biodiversity units present on allocated sites. For small development allocations the Small Sites Metric may be used. This is a simplified version of the statutory Biodiversity Metric and is designed for use where certain criteria are met. Further information on biodiversity net gain including planning practice guidance can be found here
You may also want to consider enhancing your local area in other ways, for example by:
•
Setting out in your plan how you would like to implement elements of a wider Green Infrastructure Strategy (if one exists) in your community.
•
Assessing needs for accessible greenspace and setting out proposals to address any deficiencies or enhance provision. Natural England’s Green Infrastructure Framework sets out further information on green infrastructure standards and principles
•
Identifying green areas of particular importance for special protection through Local Green Space designation (see Planning Practice Guidance13).
•
Managing existing (and new) public spaces to be more wildlife friendly (e.g. by sowing wild flower strips in less used parts of parks or on verges, changing hedge cutting timings and frequency).
8 https://www.gov.uk/government/publications/habitats-and-species-of-principal-importance-in-england
9 https://www.gov.uk/guidance/ancient-woodland-and-veteran-trees-protection-surveys-licences
10 https://www.gov.uk/government/publications/habitats-and-species-of-principal-importance-in-england
11 https://www.gov.uk/protected-species-and-sites-how-to-review-planning-proposals
12https://www.gov.uk/government/publications/agricultural-land-assess-proposals-for-development/guide-to-assessing-development-proposals-on-agricultural-land
13 https://www.gov.uk/guidance/open-space-sports-and-recreation-facilities-public-rights-of-way-and-local-green-space
•
Planting additional street trees.
•
Identifying any improvements to the existing public right of way network, e.g. cutting back hedges, improving the surface, clearing litter or installing kissing gates) or extending the network to create missing links.
•
Restoring neglected environmental features (e.g. coppicing a prominent hedge that is in poor condition, or clearing away an eyesore).
Natural England’s Environmental Benefits from Nature tool may be used to identify opportunities to enhance wider benefits from nature and to avoid and minimise any negative impacts. It is designed to work alongside the statutory Biodiversity Metric and is available as a beta test version.

These comments are provided by CV Planning on behalf of Alderley Park Limited.

We welcome the additions to the Plan at para 3.4 which clarify the LPS61 allocation for Alderley Park and that the policies of the Neighbourhood Plan need to be read in the context of the allocation policy and Alderley Park Development Framework.

Section 8 of the Plan does not reference the latest updates to the NPPF including the definition of grey belt and should be updated accordingly. Policy HD1 should identify that not all aspects of the Design Codes & Guidance will be applicable to Alderley Park, for example, redevelopment of brownfield land in Alderley Park should not be required to satisfy HD1 B) as it is not comparable to Nether Alderley Village. Rewording the policy so that Alderley Park is identified as being assessed against LPS61, the Alderley Park Development Framework, HD1 and the Design Code 'where relevant and appropriate to do so' is one suggested way of clarifying this matter satisfactorily or, as previously suggested in our 25th May 2023 representations, Alderley Park should be excluded from being assessed against this policy given its unique status and existing allocation.

Policy LE2 should contain wording to clarify that this only applies to land outside of the Alderley Park LPS61 allocated site. As a minimum this should be clarified in the supporting text.

Policy LE3 sets out a test to 'not impact negatively' on existing green and blue infrastructure. It is suggested that the policy test should be amended to avoiding unacceptable impacts.

In relation to Policy CC1, Alderley Park, we maintain our comments as made in the representations dated May 2023. To ensure that the proposed policy is consistent with the Development Plan when read as a whole, an adjustment to the policy was suggested, so the reader is aware that the Neighbourhood Plan is not to be read in isolation, nor that the policy is seeking to restrict development at Alderley Park to the uses identified in the first bullet point. Revised wording is suggested below for the first part of Policy CC1:

‘In addition to the forms of development identified in the Alderley Park Local Plan allocation (site LPS61), developments within Alderley Park will be supported that…’

These comments are provided on behalf of Alderley Park Limited in response to the Nether Alderley Neighbourhood Plan Design Codes and Guidance.

The overarching content of the guidance is supported including the 3 pillars of design response. The developments at Alderley Park including modern housing provide some of the very best examples of quality design in Cheshire East today. There are elements of the Design Code that need to reflect that Alderley Park is a unique place and that not all of the guidance/code will be applicable. Examples include the content at B2, because Alderley Park contains a vast array of architectural examples, large commercial buildings, contemporary office complexes and laboratories etc. This is also the case in respect of C2, design principles, for example the requirement for a maximum building height of 3 storeys does not correspond with the existing built fabric of Alderley Park and in particular the life science and office complex at Mereside, where redevelopment for buildings of above 3 storeys is likely to be acceptable. This could be addressed by the document containing a clear statement that the design policies of the Alderley Park Development Framework take precedence and should be read alongside the LPS61 allocation.

Dear Sir / Madam

CHESHIRE EAST – NETHER ALDERLEY NEIGHBOURHOOD PLAN SUBMISSION VERSION 2025-2030 WITH DESIGN CODES AND GUIDANCE

Please find attached response and associated enclosure submitted by United Utilities Water Limited in respect of the above matter.

Grateful for your confirmation of receipt.

Yours faithfully



Andrew Leyssens

Andrew Leyssens MRTPI
Planning Manager
Strategic Planning and Sustainability

Please see attached CEC's response.