Local plan scoping consultation

I am writing to formally object to the inclusion of the 291.03-hectare land submission around
Ashley (12 adjoining sites totalling 291.03 hectares) in the Cheshire East Local Plan / SHELAA.
1. Conflict with Green Belt Policy (North Cheshire Green Belt & 'Wash-Over' Status):
• Wash-Over Green Belt: The parish of Ashley is designated as "wash-over" Green
Belt—the most protective form of rural Green Belt classification.
• Regional Strategic Buffer: Established in the 1950s specifically to prevent urban sprawl,
Ashley forms the crucial narrow green buffer separating South Manchester and Trafford
(Hale, Hale Barns, Altrincham) from villages and towns in Cheshire East (Mobberley,
Knutsford).
• Failure of the National "Grey Belt" Test: Under national policy, Green Belt land can
only be considered for release if it meets the definition of "Grey Belt" (previously
developed brownfield land or land that makes a negligible contribution to Green Belt
purposes). Open, working farmland across Ashley fails this test.
• Direct Conflict with Core Green Belt Purposes (NPPF):
o Purpose A (Check Unrestricted Sprawl): Serves as the primary barrier preventing
the Manchester conurbation from expanding southwards.
o Purpose B (Prevent Towns Merging): Building across these 291.03 hectares would
physically merge Greater Manchester settlements with Cheshire villages and
towns.
o Purpose C (Safeguard the Countryside): Protects active, open agricultural land from
suburban encroachment. Protecting this land aligns with national policy to
preserve prime agricultural resources.
2. Sustainable Settlement Hierarchy: Ashley is a small, rural parish with very little public
transport, primary infrastructure, medical facilities, school places or local employment. Allocating
large-scale development here violates sustainable development principles, which require growth
to be focused on Tier 1 and Tier 2 urban centres.
3. Highways & Safety: The surrounding rural road network, constrained by narrow railway
bridges and single-lane pinch points, cannot safely accommodate thousands of additional vehicle
movements toward the A538 and M56.
4. Inadequate Rail Connections: Ashley train station cannot be considered a well-connected
transit hub. It currently operates at a low frequency of just one train per hour in each direction at
maximum. Furthermore, with the proposed new station at Cheadle now likely to proceed, service
models indicate that Ashley’s service frequency could be reduced further to just one train every
two hours, rendering it wholly incapable of supporting sustainable commuter demand.
5. The land falls directly within flight path operational noise contours and bird-strike hazard
safety zones, making high-density housing unsuitable.
6. Drainage & Utilities: The area lacks deep sewer, grid, and surface water drainage capacity,
presenting high surface-water flood risks to the River Bollin catchment.
7. Loss of High-Grade Agricultural Land (BMV): Independent soil surveys (including HS2
Phase 2b data) confirm the land contains Grade 2 and Subgrade 3a Best and Most Versatile
(BMV) agricultural land, which national policy protects for food security.
8. Environmental Heritage Harm: Development would cause irreparable harm to the Bollin
Valley and Parklands LLD, Rostherne/Tatton Park LLD, Cotterill Clough Nature Reserve,
ancient woodlands, protected species corridors, and the setting of 19 Grade II listed buildings
(including Ashley Hall).
Further, the size of he proposed development would completely dwarf the existing boroughs of
Bowdon, Hale and Hale Barns. The local facilities of these locations cannot support that many
increased users, the roads are already filled with parked cars since there are limited parking sites.
The air quality is already poor owing to the numerous “building developments” that are
continually occurring, due to the high prices that can be asked. This is probably a main driver for
this “development” application.
I request that Cheshire East Council formally classify this 291.03-hectare area (12 adjoining sites
totalling 291.03 hectares) as Unsuitable and Undeliverable in the SHELAA assessment.
Yours faithfully
Heather Rowlingson