Local plan scoping consultation

Cheshire East Local Plan Scoping Consultation
Submission of Specific Comments from Peckforton Parish, 24th August 2026
Conservation Areas
5.128 Conservation areas. “While initially encouraged by the scoping document assertion that
‘conservation areas are recognised as important elements of local identity and character’ and that
‘national policy continues to give strong protection to conservation areas and requires their
significance to be considered in decision-making’, residents of Peckforton, as one of the 78
designated areas, have three major concerns:
i)
The need for holistic assessment: Cheshire East has indicated that the adequacy of existing
conservation appraisals and management plans may be reviewed. We argue that they should be
reviewed and not discounted when assessing site applications within a conservation area, its
surrounding open countryside, any Sites of Special Scientific Interest and both designated and non
designated Heritage assets. Such a holistic assessment is integral to full and proper understanding
of the character and integrity of the conservation area and whether any development should be
approved. That can only be done on a case-by-case basis.
ii)
Fully respecting previous policies, principles, plans and precedents: Peckforton was
designated a Conservation Area in September 1973. Section 72 of the Planning (Listed Buildings
and Conservation Areas) Act 1990 required that special attention had to be paid to the desirability
of preserving or enhancing the character and appearance of such a conservation area. The
guidance contained in paragraph 4-14 of Planning Policy Guidance Note 15: Planning and the
Historic Environment 1994 reasserted this as a material consideration to be taken into account in
handling development proposals outside a conservation area but which could negatively affect its
setting or views into or outside of the area. Furthermore, the Peckforton Plan 2007, Conservation
Area Character Appraisal and Management Study, produced an extensive, detailed, factual and
objective appraisal of Peckforton and how its special architectural, historic character and
appearance is preserved and enhanced.
While Cheshire East may be under considerable pressure to build houses, it should not mean that
previous legislation, policy, planning principles and precedents developed over decades should be
ignored. Peckforton residents feel particularly strongly that the well-defined and distinctive
characteristics that make their village a conservation area, together with the Peckforton Hills
(currently under strong consideration to be part of an AONB / Natural Landscape) and surrounding
open countryside must be properly protected and not traded off for property development. Also,
areas of tree cover and ancient oaks were protected by Area of Special County Value for Landscape
status.
iii) Mitigating inflexible, arbitrary and highly contentious policy: in response to a question
raised by the Peckforton Parish Chair at the network meeting on 11th August about strategic
prioritisation and resource allocation, we were most disappointed inter alia to receive the response
that ‘under government requirements the local plan must identify at least 10% of the overall housing
needs on small sites (less than 1 ha) and a further 10% on medium sites (between 1 ha and 2.5 ha).
As a result, despite the considerable pressure on planning department resources, the council must
continue to consider both small and large sites through both the planning application and local
plan processes. Assessment of suitability of sites will include looking at Conservation Areas, Green
Belt locations, other heritage assets and AONBs (if any exist!).’ We argue that this policy, and
specifically the nationally imposed 10% targets, should be flexibly interpreted and fully take into
account the holistic features that make each conservation area distinctive.
As indicated above, we are aware that under the new local plan submissions may be allowed for
sites in conservation areas and that Cheshire East will assess sites in line with government
guidance. We wish to request further details of this and sight of such guidance.
Finally, we welcome Cheshire East’s encouragement for us to contribute local knowledge and
evidence capable of playing an important role in informing future stages of the plan and we wish to
confirm our readiness to do so. This is particularly important in assessing site submissions within
conservation and surrounding areas. To do this we must be fully informed of critical timelines and
have dates for consultation clearly diarised.

A body of further evidence and methodologies is under development, for example determining site allocation, heritage assessment, land availability assessment, settlement hierarchy review, spatial distribution of development report and sustainability appraisal. When will the timeline for their completion and application be available? Will they be available to access through the new planning portal?

Peckforton Parish has felt inadequately informed and engaged. With residents and community as a prime stakeholder, we have been disappointed by the initial consultation process on the new Local Plan. The Parish did not receive full information even though it was available, nor were we included in or informed of the 2024 and 2026 calls for site submissions. Therefore we welcome a Local Plan Engagement Strategy containing real clarity on who will be engaged, when that engagement will occur, how consultation activities will be delivered, together with the macro timeline covering the full process 2026-2029.