Local plan scoping consultation

Land to the east of Light Alders Lane
Dear Sir/Madam,
I am writing in response to the current scoping consultation for the new Cheshire East Local Plan, which runs until 5pm on 1 September 2026.
I appreciate that this stage is not inviting the submission or allocation of specific sites, and that a further consultation on site allocations will follow. However, I understand that land to the east of Light Alders Lane may be considered as a potential location for future housing development and wish to place on record my concerns at this early stage. Whilst site allocations are not currently being considered, I ask that the constraints identified below are reflected in the Council's site assessment methodology, sustainability appraisal process and evidence base so that any future consideration of this location is informed by a full understanding of its limitations.
I would ask that the following matters are given full weight when the Council develops its approach to site selection, sustainability appraisal and the spatial distribution of development referred to in the scoping document.
1. Traffic and road safety
• Light Alders Lane is not designed to accommodate a material increase in vehicle movements. Any significant housing development would generate substantially more traffic on a road that contains narrow sections, lacks footways and includes areas of restricted visibility.
• I would ask that the Local Plan evidence base includes a robust assessment of highway capacity and road safety on Light Alders Lane before any site in this location is considered suitable for allocation.
• More widely, the adjoining road network is already under severe strain. The A6 connection to the A555 is a well-known bottleneck which causes significant and recurring congestion. Additional housing in this area would add further vehicle movements to a network that is already operating under pressure and would worsen congestion and associated air quality impacts.
• The cumulative effects of multiple developments within the wider Hazel Grove, High Lane and Disley corridor should be assessed collectively rather than through isolated site-specific modelling. I would ask that the cumulative impact on local junctions and the wider transport corridor is fully evaluated as part of the Council's transport evidence base.
2. Loss of green space and wildlife habitat
• This land is currently open farmland and provides green space, habitat for wildlife and an important ecological corridor valued by local residents.
• Development would result in the permanent loss of farmland and could adversely affect biodiversity, including species such as bats and owls which are known to be present within the wider area.
• The Local Plan should ensure that robust ecological survey work is undertaken before any such site is considered and that genuinely lower-value and previously developed land is prioritised for development ahead of functioning agricultural land wherever possible.
3. Flooding and drainage
• Farmland performs an important role in absorbing rainfall and reducing surface water run-off.
• Development of this land risks increasing surface water run-off and flood risk to existing residential properties located downhill from the site.
• Run-off from Light Alders Lane already contributes to flooding issues affecting properties on Lyme Road and the surrounding area. The loss of permeable land and its replacement with hardstanding could exacerbate these existing problems.
• I would ask that the Council's evidence base includes a thorough assessment of drainage capacity and surface water flood risk in this location and that any significant constraints are treated as genuine factors affecting site suitability, rather than matters to be addressed only at a later planning stage.
4. Strain on local services and infrastructure
• Local schools, GP surgeries, utility infrastructure, transport links and roads are already under considerable pressure.
• The scoping document correctly recognises that infrastructure must be capable of supporting future growth. I would ask that infrastructure capacity is treated as a key determinant of the scale and location of development rather than an issue to be addressed after potential sites have been identified.
• In particular, roads such as Jackson's Edge Road already rely upon traffic-calming measures and signal controls to regulate traffic flows. Additional development would increase pressure on these routes and contribute further to congestion on surrounding roads and key junctions.
5. Character and heritage of the local area
• The surrounding area retains a distinct rural and village character which contributes significantly to its attractiveness and identity.
• Development of open farmland at this location would materially alter the area's landscape setting and established character.
• It would also contribute to the progressive erosion of the physical separation between settlements and reduce the distinction between neighbouring communities.
• I would therefore ask that the Local Plan's vision and objectives explicitly recognise the protection of rural character, landscape setting and settlement identity as strategic priorities rather than simply design considerations to be addressed after site allocation.
6. Legal and deliverability considerations
• I understand that publicly available title information has historically indicated the potential existence of restrictive covenants affecting the use and development of this land.
• If such covenants exist, they may represent an additional legal constraint which should be identified and considered at an early stage in the plan-making process.
• I would therefore ask that the Council's evidence base and site assessment methodology include appropriate consideration of title and legal constraints, including restrictive covenants, when assessing site suitability and deliverability.
• More generally, the Council should ensure that any assessment of potential development sites considers deliverability in the round, including legal constraints, infrastructure requirements, access limitations and environmental impacts.
Request
I respectfully request that these representations are recorded and taken into account when preparing the evidence base, sustainability appraisal and site selection methodology for the new Local Plan.
Given the highway, drainage, ecological, infrastructure, character and potential legal constraints identified above, I believe that land to the east of Light Alders Lane should be treated with severe caution/ ineligible in any future site selection process.
I would also be grateful if I could be notified of any future consultation involving the land to the east of Light Alders Lane, or any adjacent land parcels, so that I have the opportunity to submit more detailed site-specific representations at that stage.
Thank you for taking these comments into account. Please confirm receipt of this response.
Yours faithfully,
Daibhidh Mc Ardle
[REDACTED]