Local plan scoping consultation

Subject: Development of Mobberley
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 the
fundamental 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.


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.
4 Pockets of Land along BroadOak Lane / Pepper Street and Smith Lane (Green
areas)

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-use
development 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

Basic overall comment
I strongly object to the proposed housing allocation on land between Ryecroft Lane and
Pavement Lane. This development would result in the loss of valuable open
countryside, eroding the rural character and setting of the area. The site is poorly served
by existing infrastructure, with local roads already experiencing congestion and limited
capacity to accommodate additional traffic. Increased housing would place further
pressure on GP services, schools, and other community facilities. The proposal could
also harm local biodiversity, wildlife habitats, and landscape quality. More sustainable
brownfield sites should be prioritised before releasing greenfield land for residential
development in this location.
Infrastructure based comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane due to its significant impact on local infrastructure and the
environment. The surrounding road network is already under pressure and lacks the
capacity to accommodate increased traffic, leading to congestion, road safety
concerns, noise, and air pollution. Local schools, GP surgeries, and other essential
services are stretched and would face additional demand. The development would also
result in the loss of greenfield land, harm biodiversity, fragment wildlife habitats, reduce
natural drainage, increase surface water runoff and flood risk, and weaken the rural
character of the area.
Traffic based comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane. The local road network is narrow, poorly suited to increased traffic,
and already experiences congestion at peak times. Additional vehicles would worsen
road safety concerns for residents, cyclists, and pedestrians. Footpath provision in the
area is limited and inadequate, making safe access to local services difficult and
increasing reliance on cars. The development would generate significant additional
traffic on roads that lack the capacity to accommodate further growth. It would also
increase noise and air pollution while placing further pressure on already stretched
local infrastructure and services.

Residents View focused comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane. The proposal would cause significant harm to the openness and
purposes of the Green Belt, replacing undeveloped countryside with extensive built
development. It would result in the loss of the area's distinctive rural character,
transforming an open, agricultural landscape into a suburban housing estate. The visual
impact would be considerable, with new homes, roads, lighting and infrastructure
creating an intrusive urban presence. Residents would lose valued countryside views
and a sense of openness, while the development would erode the rural setting,
landscape quality and local identity that make this area unique.
Village Character and Identity comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane. The proposal would cause significant harm to the openness and
purpose of the Green Belt by replacing undeveloped countryside with extensive built
development. It would erode the area's distinctive rural character and village charm,
qualities that are highly valued by residents and contribute to the village's unique
identity. The peaceful countryside setting, attractive views, and sense of separation
from larger settlements would be lost. Housing, roads and lighting would create an
intrusive urban presence, diminishing the village's character, setting, sense of place and
long-established rural appeal.

Environmental Concerns comment
I strongly object to the proposed housing development on land between Ryecroft Lane
and Pavement Lane. The scheme would result in the unnecessary loss of greenfield
land, damaging the rural character and landscape of the area. Development would
increase surface water runoff, flood risk, noise, air pollution, and carbon emissions
from additional vehicle traffic. It could lead to the loss and fragmentation of wildlife
habitats, negatively affecting birds, mammals, pollinators, and protected species.
Mature trees, hedgerows, and biodiversity corridors may also be harmed. Furthermore,
local roads, schools, healthcare services, and other infrastructure are already under
pressure and may struggle to accommodate further growth.

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 additional
traffic 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.

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


Regards
Julie Collins