Green Belt Assessment

Transcription

1 Cheshire East Local Plan Evidence Base Green Belt Assessment September 2013

2 Contents 1 Introduction Background Study Area Objectives of the Green Belt Assessment Policy Context Introduction History of the Green Belt within Cheshire East National Green Belt Policy Regional Policy Local Policy Emerging Cheshire East Local Plan Policy Policy Context Summary Study Methodology Initial Stages Assessment of Exceptional Circumstances to Alter Green Belt Boundaries Identification of Potential Sustainable Locations for Development Identification of Strategic Parcels of Green Belt Land for Assessment Assessment of Strategic Parcels against the Purposes of Green Belt Review of the Exceptional Circumstances to Alter Green Belt Boundaries Introduction Housing Need and Growth North Cheshire Green Belt South Cheshire Green Belt Assessment Results: Strategic Parcels in the Green Belt Introduction Potential Sustainable Locations for Development Strategic Parcels of Land for Assessment Assessment of Parcels Summary and Recommendations Exceptional Circumstances Assessment of Land Within the Green Belt Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

3 Appendix A: Assessments of Strategic Parcels Alderley Edge Alsager Barthomley and Weston Bollington Chelford & Nether Alderley Congleton Disley Handforth High Legh Knutsford Macclesfield Mere and Bucklow Hill Mobberley Poynton Prestbury Radway Green Rode Heath Siddington Wilmslow Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

4 1 Introduction 1.1 Background Cheshire East Council is currently preparing a new Local Plan. There are a number of documents which collectively comprise the evidence base. These include: Climate Change and Sustainable Energy Planning Research; Determining The Settlement Hierarchy Background Report; Green Space Strategy; Green Infrastructure Framework and Green Infrastructure Action Plan for Crewe; Gypsy and Traveller Accommodation Assessment (in progress); Gypsy and Traveller Site Selection Study (in progress); Infrastructure Study; Landscape Character Assessment; Open Spaces Assessment; New Green Belt and Strategic Open Gaps Study; Population Projections and Forecasts Background Paper; Preliminary Flood Risk Assessment (PFRA); Renewable Energy Policy Study; Strategic Flood Risk Assessment (SFRA); Strategic Open Gaps and New Areas of Green Belt Study (in progress); Strategic Housing Land Availability Assessment (SHLAA); Strategic Housing Market Assessment (SHMA) and Housing Needs Survey (in progress); Viability Testing; Waste Needs Assessment Report. This Green Belt Assessment also forms part of the evidence base. The Green Belt Assessment does not identify areas that are suitable for development and does not recommend whether any site should or should not be allocated for development. It simply seeks to establish whether exceptional circumstances exist that would justify the alteration of Green Belt boundaries and also assesses land against the five purposes of Green Belt as set out in the National Planning Policy Framework (NPPF) which are: To check the unrestricted sprawl of large built up areas; To prevent neighbouring towns merging into one another; To assist in safeguarding the countryside from encroachment; To preserve the setting and special character of historic towns; and To assist in urban regeneration, by encouraging the recycling of derelict and other urban land. The National Planning Policy Framework identifies that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. The essential characteristics of Green Belts are their openness and permanence (NPPF para 79). The Green Belt is not a landscape designation. 3 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

5 1.2 Study Area The Borough of Cheshire East is in the North West of England and is bounded by Cheshire West and Chester to the west, Warrington and the Manchester conurbation to the north, Shropshire and the North Staffordshire conurbation of Stoke-on-Trent and Newcastle-under-Lyme to the south and the Peak District National Park to the east. Cheshire East is a new Borough, created as part of Local Government Reorganisation in 2009 and it covers the eastern part of the historic county of Cheshire. It is a large Borough, with many towns, villages and rural areas. The towns and villages vary greatly in character and face differing issues with different needs for the future. As such, Cheshire East currently has an emerging sense of place and identity. The Council is working on a new Local Plan that aims to contribute towards the creation of a coherent identity for the Borough. Cheshire East has 40,630 hectares of land designated as Green Belt, located in the northern and eastern parts of the Borough. These form part of the Green Belts surrounding Greater Manchester and the Potteries conurbations. The current Green Belt boundary is drawn tightly around settlements within the Green Belt leaving little space for future development. It is therefore appropriate to review whether these boundaries should be altered and to assess land in the Green Belt to determine the extent to which it continues to fulfil a Green Belt function. In addition, there is an area of locally-defined Green Gap primarily designated to prevent Crewe, Nantwich and a number of surrounding settlements from merging into one another. Assessment of this Green Gap area is excluded from this Green Belt Assessment and is considered elsewhere in the Local Plan evidence base. Figure 1.1: Map showing areas of Green Belt and Green Gap within Cheshire East 4 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

6 For the purpose of this study, any reference to Cheshire East should be taken to mean the geographical area covered by Cheshire East Borough Council except the part falling within the boundary of the Peak District National Park. Planning within the National Park is the responsibility of the Peak District National Park Authority. 1.3 Objectives of the Green Belt Assessment There are two main purposes to the Green Belt Assessment: 1. To assess whether there are exceptional circumstances that could justify alteration of the existing Green Belt boundary through the preparation of the Local Plan; and 2. To assess land in the Green Belt against the five purposes of Green Belt to identify areas that perform the strongest Green Belt function and those that perform a lesser Green Belt function; The review is strategic in nature and makes recommendations on whether exceptional circumstances exist to alter existing Green Belt boundaries. It assesses strategic parcels of land, within the current Green Belt to determine the extent to which each strategic parcel fulfils a Green Belt function. The review does not make recommendations on specific areas to include or exclude from the Green Belt. Decisions on future Green Belt boundaries will be determined through the Local Plan process following consideration of the results of this Green Belt Assessment alongside all other evidence, national policy and consultation responses. 5 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

7 2 Policy Context 2.1 Introduction This section sets out the policy context for assessment of the Green Belt and includes information of the history and purpose of Green Belt within Cheshire East in addition to current local, regional and national policies relating to the Green Belt. 2.2 History of the Green Belt within Cheshire East Cheshire East has 40,630 hectares of land designated as Green Belt, located in the northern and eastern parts of the Borough. These form part of the Green Belts surrounding Greater Manchester and the Potteries conurbations Draft Green Belt in Cheshire Draft Green Belts were defined in Cheshire and the former South Lancashire area in the late 1950s and early 1960s to: 1. Prevent the outward spread of development from Greater Manchester, Merseyside and the Potteries; and 2. Restrict the spread of development around the historic town of Chester. As both the Merseyside conurbation and the historic town of Chester are some distance from what is now the Borough of Cheshire East, it is considered that the original intent for the area of Green Belt in Cheshire East was to prevent the outward spread of development from Greater Manchester and the Potteries. These original draft Green Belt proposals were submitted to the Ministry of Housing and Local Government in 1961 and although they were not formally approved at this time, Green Belt control has been operated in the area concerned ever since submission. The regional framework was set by the Strategic Plan for the North West published in This advocated that development should be concentrated in the Mersey Valley, between the Merseyside and Greater Manchester conurbations, primarily to assist in the regeneration of these older areas. To achieve this, there was seen to be a need for a broad Green Belt. This approved regional strategy therefore supports the concept of Green Belts north and south of the Mersey Belt. The draft Green Belts in Cheshire included a substantial area in the north east of the county on the south side of the Manchester conurbation. This area encompasses land across the northern part of Macclesfield Borough including land surrounding the settlements of Knutsford, Wilmslow, Alderley Edge, Poynton and Disley. It also included a large area of land north of the Potteries conurbation up to Alsager and Congleton Extension of the Green Belt in the Cheshire Structure Plan The first Cheshire County Structure Plan approved in 1979 contained inter alia Policies for Rural Cheshire. Policy related to the definition of the Green Belts and stated: "13.39 There will be two broad areas of Green Belt in the County:- 6 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

8 Across the north of the county, from the vicinity of Chester, Neston and Ellesmere Port in the west, extending south of and between Runcorn and Warrington New Towns, north of Northwich, to the vicinity of Poynton, Disley and Macclesfield in the east; and In the south of the county between Alsager and Congleton, to link with the North Staffordshire Green Belt. The extent of the Green Belts is broadly depicted on the Key Diagram, and the boundaries will be defined precisely in local plans. The key diagram indicated that the approved Cheshire Structure Plan extended the earlier draft Green Belt to include land surrounding the town of Macclesfield as being within the broad extent of the North Cheshire Green Belt. The Secretary of State for the Environment approved the First Alteration Cheshire County Structure Plan on 29 th July Policy H5 related to the definition of the Green Belts, the geographical distribution of which remained unchanged from the approved County Structure Plan Definition of precise Green Belt Boundaries through Local Plans For the northern part of the Cheshire East Green Belt, precise boundaries were drawn up during the process of adopting Local Plans during the 1980s: Macclesfield Local Plan adopted April 1984; Poynton and Disley Local Plan adopted July 1985; Knutsford Area Local Plan adopted March 1987; Wilmslow Local Plan adopted January 1988 At the time of adoption, the Wilmslow Local Plan included two unallocated areas between the urban limits and the inner boundary of the Green Belt (areas now known as Safeguarded Land) which were intended to give flexibility and enable further allocations to be made in order to meet housing needs post As a result of this flexibility, the Wilmslow Local Plan considered that the boundaries of the Green Belt were intended to be permanent for at least 30 years i.e. up to at least 2017). The other Local Plans did not include any specific policies on unallocated land between the urban limits and inner boundary of the Green Belt and these plans did not specify a timescale over which the new Green Belt boundaries were intended to endure. Within South Cheshire, the then Cheshire County Council adopted the South Cheshire Green Belt Local Plan in August As the title suggests, this plan dealt only with the boundaries of the Green Belt in South Cheshire Adjustments to Green Belt in the Cheshire Replacement Structure Plan The Cheshire Replacement Structure Plan was approved by the Secretary of State for the Environment on 23 rd January The principal Structure Plan policy in respect of the Green Belt was Policy ENV3. The broad extent of the Green Belt remained unchanged. However, both the Examination in Public Panel and the Secretary of State considered the housing provision and the need to make an alteration to the Green Belt in Macclesfield. Given the development pressure at that time both to satisfy local need and need from outside the District, the Replacement Structure Plan approved by the Secretary of State on 23 rd January 1992 allowed for an adjustment to the Green Belt for the most part on the south side of the town of Macclesfield. 7 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

9 2.2.5 Detailed changes to Green Belt boundaries in the Macclesfield Borough Local Plan The draft Macclesfield Borough Local Plan published in 1994 proposed the release of a large area of Green Belt to the south and south-west of Macclesfield. Whilst the inspector was satisfied that exceptional circumstances existed to justify the release of Green Belt, he was not satisfied that they warranted such a large area of land to be excluded from the Green Belt. Consequently, the area to the south of the town (now known as the South Macclesfield Development Area) was removed from the Green Belt but the remaining area to the south west (between Congleton Road, Gawsworth Road and Chelford Road) remained as Green Belt. In approving Cheshire s Replacement Structure Plan (Cheshire 2011) the Secretary of State indicated that local plans should consider adjustment to the Green Belt around Macclesfield, along the Staffordshire boundary and as part of a review of Chester s development needs evaluate the scale, nature and choices for development of the City. The Cheshire 2011 Replacement Structure Plan was adopted in 1999 with an extension of the Green Belt to include Frodsham, Helsby and Lordship Marshes and no reduction in the broad extent of the Green Belts elsewhere in Cheshire Extension to the South Cheshire Green Belt Policy NE.1 of the Borough of Crewe and Nantwich Local Plan (Adopted 13 th November 1997) was concerned with the extension of the South Cheshire Green Belt: The South Cheshire Green Belt will be extended into that part of the Borough of Crewe and Nantwich which is defined on the proposals map. Justification: To implement the Secretary of State s decision that a firm defensible boundary be identified for the North Staffordshire Green Belt, and although not specifically mentioned in his decision letter, for the South Cheshire Green Belt as well. To complement green belt designations and policies in neighbouring authorities as part of the strategy to assist urban regeneration in Crewe and the Potteries. There is no further information recorded on the history of this proposal, but it is believed that prior to this decision by the Secretary of State, the South Cheshire Green Belt existed only in the former Congleton Borough. The outer extent of the North Staffordshire Green Belt where it met the former Borough of Crewe and Nantwich is believed to have been the county boundary. Therefore, it is considered that South Cheshire Green Belt was extended to include the area around Barthomley and Weston by the Secretary of State sometime in the 1990s and confirmed in the 1997 Borough of Crewe and Nantwich Local Plan Review of Original Purposes The main purpose of the Green Belt in Cheshire East was to prevent the outward spread of development from Greater Manchester, Merseyside and the Potteries. North Cheshire retains a close socio-economic relationship with the Manchester conurbation as the area of South Cheshire covered by Green Belt designation does with the Potteries. This original purpose is still considered to be the key purpose of the Green Belt today, although this needs to be considered in light of enlarged travel-to-work areas and increased personal mobility. As a result, the outward spread of development is not necessarily confined to the edges of the conurbations and could occur 8 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

10 throughout the Green Belt area. As a result, separation between settlements within the extent of the Green Belt and maintenance of the open areas between them is also of great importance. 2.3 National Green Belt Policy The national policy framework relating to Green Belts is set out in the National Planning Policy Framework. One of the core planning principles identified in paragraph 17 is to take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it. Under the NPPF (para 79), the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. The essential characteristics of Green Belts are their openness and their permanence. Green Belt serves five purposes (as set out in NPPF para 80): To check the unrestricted sprawl of large built up areas; To prevent neighbouring towns merging into one another; To assist in safeguarding the countryside from encroachment; To preserve the setting and special character of historic towns; and To assist in urban regeneration, by encouraging the recycling of derelict and other urban land NPPF Paragraph 83 relates to Green Belt boundaries. Once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. At that time, authorities should consider the Green Belt boundaries having regard to their intended permanence in the long term, so that they should be capable of enduring beyond the plan period. Consequently, if Green Belt boundary alterations are proposed, it will be necessary to consider potential development needs well into the future. When drawing up or reviewing Green Belt boundaries, local planning authorities should take account of the need to promote sustainable patterns of development and consider the consequences for sustainable development of channelling development towards urban areas inside the Green Belt boundary or towards locations beyond the outer Green Belt boundary. Whilst this study does not look at defining new boundaries, it is important to look at the possibilities for directing development towards urban areas inside the Green Belt (i.e. within Greater Manchester, the Potteries and urban areas within Cheshire East inset into the Green Belt) when considering whether there are exceptional circumstances to justify the alteration of Green Belt boundaries. At the heart of the NPPF is a presumption in favour of sustainable development which should be seen as a golden thread running through both plan-making and decision-taking (para 14). For plan-making this means that: Local planning authorities should positively seek opportunities to meet the development needs of their area; 9 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

11 Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless: o Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or o Specific policies in this Framework indicate development should be restricted The footnote to this paragraph in the NPPF explicitly notes that land designated as Green Belt can be considered as a specific policy to indicate development can be restricted. This is also an important factor when considering whether there are exceptional circumstances to justify the alteration of Green Belt boundaries. The NPPF (para 47) is clear that local planning authorities should look to significantly boost the supply of housing. Having considered the evidence base, the Local Plan should meet the full, objectively assessed needs for market and affordable housing in the housing market area, as far as is consistent with the policies set out in the NPPF. Although this study does not look at potential changes to the Green Belt boundary, it is useful to consider the requirements for defining boundaries, particularly in relation to the requirements for safeguarded land as set out in NPPF para 85: When defining boundaries, local planning authorities should: ensure consistency with the Local Plan strategy for meeting identified requirements for sustainable development; not include land which it is unnecessary to keep permanently open; where necessary, identify in their plans areas of safeguarded land between the urban area and the Green Belt, in order to meet longer-term development needs stretching well beyond the plan period; make clear that the safeguarded land is not allocated for development at the present time. Planning permission for the permanent development of safeguarded land should only be granted following a Local Plan review which proposes the development; satisfy themselves that Green Belt boundaries will not need to be altered at the end of the development plan period; and define boundaries clearly, using physical features that are readily recognisable and likely to be permanent. Villages should only be included in the Green Belt if it is necessary to restrict development primarily because of the important contribution that the open character of the village makes to the openness of the Green Belt. 2.4 Regional Policy The North West of England Regional Spatial Strategy and remaining Cheshire Structure Plan policies were revoked on 20 th May 2013 by The Regional Strategy for the North West (Revocation) Order Consequently, the Regional Spatial Strategy is no longer part of the statutory development plan for Cheshire East. 10 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

12 Whilst the Regional Spatial Strategy has been abolished, it is useful to briefly consider what conclusions were drawn from its evidence base at the time. Policy RDF4 of the NWRSS related specifically to Green Belts. Overall, the general extent of the Region s Green Belt will be maintained (over the plan period to 2021). Within Cheshire, there is no need for any exceptional substantial strategic change to Green Belt boundaries before 2011, and a presumption against exceptional strategic change after Where exceptional strategic change is necessary, policy RDF4 required that the Regional Planning Body (now defunct) together with relevant stakeholder should investigate the need for change and options for implementation. Any other local detailed boundary changes should be examined by the Local Development Framework process (now the Local Plan process). The NWRSS did not envisage any exceptional substantial change would be required to the Green Belt in the North West to 2021 but did recognise that other, more location specific detailed boundary changes may be required to meet exceptional circumstances. 2.5 Local Policy Local policy relating to Green Belt consists of saved policies from: Macclesfield Borough Local Plan (adopted January 2004); Congleton Borough Local Plan First Review (adopted January 2005); and Borough of Crewe and Nantwich Replacement Local Plan (adopted February 2005) Macclesfield Borough Local Plan (adopted January 2004) The Plan states that the object of planning policy in a Green Belt is to keep land open and keep levels of activity at a minimum. Thus it is the intention that a Green Belt shall have a rural character and restrictions on building are severe. The Macclesfield Borough Local Plan covered the period to 2011, although a number of policies have been saved in perpetuity by Direction from the Secretary of State. These include policy GC1 Green Belt New Buildings which prevents the construction of new buildings in the Green Belt, except under very special circumstances or for one of the specified purposes. These purposes include: Limited infilling within the settlements of Gawsworth, Henbury, Lyme Green and Sutton provided that the development is in scale and character with the settlement in question; and Limited affordable housing for local community needs. Policy GC4 Developed Sites in the Green Belt allows for limited infilling and redevelopment at a number of identified major developed sites that are washed over by the Green Belt. Other Green Belt policies in the Macclesfield Borough Local Plan were not saved as they were considered to be a repeat of national policy Congleton Borough Plan First Review (adopted January 2005) Within the Congleton Local Plan, the defined purpose of Green Belt is to check the unrestrained growth of the built-up area and to safeguard the countryside against further encroachment. 11 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

13 The Plan covered the period up to 2011 but a number of its policies have also been saved under a Direction from the Secretary of State. Policy PS7 Green Belt prevents development within the Green Belt unless for one of the specified purposes which include: New dwellings in accordance with policy H6; Controlled infilling in Astbury, Lawton Gate, Red Bull and The Bank; Limited affordable housing for local needs; Limited types of employment development; Re-use of existing rural buildings. Policy E6 relates to employment development in the Green Belt and policy H6 allows for agricultural workers dwellings, replacement dwellings, conversion of existing buildings and limited affordable housing. Policy H16 addresses extensions to dwellings in the Green Belt, H17 with extensions to residential curtilage and policy S9 limits new shopping development in the Green Belt to farm shops that assist with rural diversification and local shops within settlements where infill is acceptable Borough of Crewe and Nantwich Replacement Local Plan (adopted February 2005) This Plan seeks no loss of Green Belt land to built development except in very special circumstances. It notes that there is a need for very strict protection of the openness of land included within the Green Belt in order to achieve the land use objectives of the Green Belt. At the same time, it does recognise that policy must allow for appropriate new uses and development including the need for farmers and others to diversify their enterprises. As with the other relevant Local Plans, the Borough of Crewe and Nantwich Local Plan covers the period to 2011, although a number of its policies have also been saved under a Direction from the Secretary of State including its Green Belt policy. Policy NE.1 seeks to prevent inappropriate development in the Green Belt except in very special circumstances. It also allows for the re-use of buildings within the Green Belt subject to a number of criteria. In addition, policy RES.11 ensures that extensions to dwellings in the Green Belt must be subordinate to the original building and policy RES.13 states that new sites for Gypsies and Travellers should not be located in the Green Belt. 2.6 Emerging Cheshire East Local Plan Policy Cheshire East Council is working to produce a Core Strategy as part of its Local Plan. There have already been consultations on issues and options; a place-shaping consultation looking at local issues in each of the larger towns; rural issues; minerals issues; town strategies to help identify local priorities; and consultation on a overall development strategy and policy principles including a separate consultation on some additional sites that have been submitted through the consultation process so far. Emerging policy relating to the Green Belt in Cheshire East is set out in the Development Strategy and Policy Principles documents. One of the identified objectives for the new Local Plan is to establish Green Belt boundaries that take into account the need to promote sustainable patterns of development and that address longer term development needs stretching beyond the plan period. 12 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

14 To achieve sustainable development in the future, it is considered that some development may be necessary within the Green Belt. To avoid the need for further alterations to the Green Belt boundary in the future, the Local Plan will also need to identify areas of land to remove from the Green Belt and safeguard. This safeguarded land may be required to meet the longer term development needs beyond the end of the plan period (2030). The NPPF (para 85) is clear that safeguarded land is not allocated for development at the present time and can only be allocated as part of a Local Plan review. The Cheshire East emerging policy envisages that, other than detailed boundary changes to accommodate new development, the general extent of the existing Green Belt will be maintained and it also advocates consideration of a new area of Green Belt to preserve the setting and special character of the historic town of Nantwich and to prevent it merging with Crewe and surrounding villages. The potential for designating a new Green Belt does not form part of this review of the existing Green Belt and will be considered separately. This Green Belt study will form part of the evidence base for the Core Strategy and together with other evidence documents (such as those relating to the overall development requirements for the area, landscape assessment, constraints mapping and sustainability appraisals), the results of all the consultation exercises carried out, and national policy and guidance, will inform decisions on whether or not it is appropriate to release sites from the Green Belt, and if so, which sites would be more appropriate than others. 2.7 Policy Context Summary The broad extent of Green Belt within Cheshire East was first drafted in the late 1950s and early 1960s to prevent the outward spread of development from Greater Manchester, Merseyside and the Potteries. This original purpose is still considered key, but maintaining the separation between settlements within the extent of the Green Belt is also important. Detailed boundaries were defined throughout the 1980s and the south Cheshire Green Belt extended in the early 1990s and there is not considered to be a need for a strategic review of the general extent of the Green Belt (although proposals for a new area of Green Belt in South Cheshire will be considered separately within the Local Plan evidence base). The NPPF sets out the five purposes of Green Belts and these purposes will form the basis of the assessments to determine which areas fulfil the strongest Green belt function and which areas serve a lesser Green Belt function. 13 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

15 3 Study Methodology This section sets out the methodology used to carry out the Green Belt Assessment. 3.1 Initial Stages To begin the review, an assessment of local, regional and national policies relevant to the Green Belt was carried out, alongside a consideration of the history of the Green Belt in Cheshire including the original reasons for designating Green Belt locally. 3.2 Assessment of Exceptional Circumstances to Alter Green Belt Boundaries The NPPF (para 14) establishes a presumption in favour of sustainable development. For planmaking, this means that: Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless: Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this framework taken as a whole; or Specific policies in this Framework indicate development should be restricted In addition, NPPF (para 83) requires that Green Belt boundaries are only altered in exceptional circumstances, through the preparation of the Local Plan. A full assessment of the evidence base has been carried out to determine: a) Whether it is possible to meet the objectively assessed needs without incursions into the Green Belt; and b) If not, whether the requirement to meet the objectively assessed needs has the potential to be considered as exceptional circumstances to justify alterations to the Green Belt boundary. Evidence base documents providing information on development needs as well as land supply and considered in this assessment include: Strategic Housing Market Assessment Strategic Housing Land Availability Assessment Employment Land Review Cheshire East Retail Study Background Paper Population Projections and Forecasts Department for Communities and Local Government Household Projections Data available from the 2011 Census 3.3 Identification of Potential Sustainable Locations for Development The Green Belt in Cheshire East extends to over 400 square kilometres. As such, it was important to reduce the size of the study area and discount areas where change is unlikely. Areas for further investigation were selected for their potential to provide future sustainable locations for development. 14 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

16 The results of the Council's Determining the Settlement Hierarchy study were used to determine the most sustainable settlements within Cheshire East. Green Belt areas adjacent to Principal Towns, Key Service Centres and Local Service Centres could potentially be sustainable locations for development. In addition, there was a need to consider whether any other areas could deliver sustainable new settlements or urban extensions. Areas were identified where there are potential significant development pressures, of a scale that could deliver a sufficient level of development to provide and support a comprehensive range of facilities and services for their future residents and therefore be considered sustainable settlements. Areas of potential significant development pressure were defined as areas with significant clusters of sites submitted to the Council's Strategic Housing Land Availability Assessment and areas with proposed and alternative strategic sites set out in the Council's Development Strategy. 3.4 Identification of Strategic Parcels of Green Belt Land for Assessment Having determined the broad areas within which to assess the extent to which land fulfils the five purposes of Green Belt, it was necessary to identify strategic parcels of land within these areas for assessment. Firstly, a mapping exercise was carried out to identify key constraints that would automatically rule out development. Although this review is clear that it does not consider whether any strategic parcel or any site is suitable for development, it was considered appropriate to exclude areas where it is certain that development would be unacceptable. These key constraints mapped are: European designations: Special Protection Areas (SPAs), Special Areas of Conservation (SACs) and Ramsar Sites; National designations: National Parks, Sites of Special Scientific Interest (SSSIs) and National Nature Reserves (NNRs) These constraints are shown in Figure Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

17 Figure 3.1: European and National Designations Other constraints (such as flood risk, landscape character etc) may well preclude development in other areas, but given the strategic nature of this review, it cannot be certain that these constraints could not be overcome and further, more detailed work would be required in these areas if sites were proposed to be removed from the Green Belt and allocated for development. Following the mapping of constraints, an initial sieving process was undertaken so that strategic parcels of land were not considered: 16 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

18 Within areas, or close to areas, that have European designations such as Special Protection Areas (SPAs), Special Areas of Conservation (SACs) or Ramsar sites; and Within areas that have national designations such as National Parks, Sites of Special Scientific Interest (SSSIs) and National Nature Reserves (NNRs). Following this initial sieving process, strategic parcels were identified for further, more detailed assessment. Green Belt parcels were identified by: Ensuring strategic parcel boundaries do not cross significant barriers such as motorways, rail lines, noteworthy watercourses or significant areas of woodland. Considering other constraints to their development such as topography, flood risk and nature conservation designations. Making sure strategic parcels are of consistently similar character and land use for Green Belt purposes Aerial photography, Ordnance Survey maps and Geographical Information Systems (GIS) were used to identify these parcels of land. At the end of the process each of the parcels were mapped and assigned a unique reference number. The boundaries of these parcels were given careful consideration so that they could provide a robust and defensible boundary over time. The integrity of the Green Belt can be seriously compromised where Green Belt boundaries are constantly changing. Furthermore, public confidence in Green Belt policies is very largely dependent on their certainty and their longevity. Strong Boundaries Motorway Main road Railway line (in use) Rivers, streams and canals Protected woodland Protected hedges Residential, employment or other development with strong established boundaries Prominent topography Moderate Weak Boundaries Private road Disused railway lines Brooks and culverted watercourses Non protected woodlands, trees and hedges Field boundaries Open space boundaries Residential, employment or other development with weak or intermediate established boundaries Power lines Public footpath Figure 3.2: Robust and Defensible Green Belt Boundaries For completeness, two areas of land designated as 'Safeguarded Land', that lie between the Green Belt and urban area in Wilmslow and Handforth were also included in the study despite not currently being in the Green Belt. 3.5 Assessment of Strategic Parcels against the Purposes of Green Belt A key objective of the review was to assess the strategic Green Belt parcels in the context of the National Planning Policy Framework and the five purposes of the Green Belt. The National Planning Policy Framework (para. 80) identifies five purposes of the Green Belt: 17 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

19 To check the unrestricted sprawl of large built up areas; To prevent neighbouring towns merging into one another; To assist in safeguarding the countryside from encroachment; To preserve the setting and special character of historic towns; and To assist in urban regeneration, by encouraging the recycling of derelict and other urban land. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. The essential characteristics of Green Belts are their openness and permanence (NPPF para 79). Keeping land permanently open is therefore a key consideration in the overall assessment of each site, as openness is so critical to the Green Belt. The NPPF does not further define the five purposes or set out how they should be assessed, although it is clear that the Framework does not give any particular weighting to the different purposes. The following table sets out the broad criteria that have been used in the assessment of how each strategic parcel fulfils the five Green Belt purposes. Green Belt Purpose (as set out in NPPF) 1) To check the unrestricted sprawl of large built up areas 2) To prevent neighbouring towns merging into one another 3) To assist in safeguarding the countryside from encroachment Suggested broad criteria used in review What role does the strategic parcel play in preventing ribbon development and non compact development? What role does the strategic parcel play in preventing towns from merging and narrowing the gap between them? Would a reduction in the gap between the towns compromise the openness of the Green Belt land? What is the width of the gap? Are there clear strong and robust boundaries to contain development and prevent encroachment in the long term? Are there already significant urbanising influences? 4) To preserve the setting and special character of historic towns 5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land Has there already been encroachment by built development? This purpose has been screened out as the original reasons for designating the Cheshire Green Belt were to prevent the outward spread of development from the adjacent conurbations and to restrict the spread of development around the historic town of Chester (which is outside of the study area). It is considered (at least in terms of Green Belt policy) that none of the settlements in the study area are classed as historic towns. This purpose has also been screened out as it could be applied equally to all land in the Green Belt. Figure 3.3: Broad Assessment Criteria for Strategic Parcels within the Green Belt 18 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

20 It is considered that purpose number 5 can be screened out of the assessment as it could be applied equally to all land in the Green Belt. Given that Chester (outside of the study area) is the only historic town specifically mentioned at the time of designating the Cheshire Green Belt, purpose number 4 can also be screened out from the assessment. The difference between sprawl and encroachment is not always clear. The Tewkesbury, Gloucester and Cheltenham Green Belt Assessment used the dictionary definitions of these terms to support their assessment criteria and these are repeated here. Sprawl is defined as the straggling expansion of an urban or industrial area, irregular or straggling form, spread out over a large area in an untidy or irregular way ; Encroachment is defined as intrude, advance gradually beyond an acceptable or established limit. When assessing strategic parcels of land against the purpose of Green Belt, it was considered appropriate to use the criteria set out in Table 3.2 supported by these definitions. When revising Green Belt boundaries, the NPPF requires that local planning authorities should define boundaries clearly, using physical feature that are readily recognisable and likely to be permanent. When assessing strategic parcels of land, consideration was also given to other factors including: Existing land use; Proximity and relationship to the built-up area; Degree of openness / enclosure; Distance and visual connection to historic urban centres / key urban areas; and Relationship with the countryside For each strategic parcel, the results of the assessment were recorded in a matrix. An individual assessment against each of the purposes of Green Belt was made along with a categorisation: Strategic parcel makes a major contribution to Green Belt purposes; Strategic parcel makes a significant contribution to Green Belt purposes; Strategic parcel makes a contribution to Green Belt purposes; In addition to this individual assessment against each purpose, an overall assessment (using the categories above) and written evaluation using professional judgement was made. In some cases, a combination of the findings on each purpose may be used to inform the overall evaluation and in other cases there may be one overriding purpose that is deemed critical to the overall assessment. The NPPF identifies that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open and that the essential characteristics of Green Belts are their openness and permanence. Despite this, it does not identify any of the five purposes as being more important than the others, and in the absence of any clear guidance or consistent examples of good practice in this area, it was not considered appropriate for this review to weight the purposes as some other studies have done. In Cheshire, the primary reasons for defining the Green Belt are recorded to be: 19 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

21 1. To prevent the outward spread of development from Greater Manchester, Merseyside and the Potteries; and 2. To restrict the spread of development around the historic town of Chester. The professional judgement applied to the assessments allows for consideration of this primary purpose, and in some cases, for example where the strategic parcel is part of a narrow gap between the outer edge of one of the conurbations and the edge of a Cheshire settlement, this is considered to be an overriding factor in the overall assessment. The purpose of the assessments is not to make recommendations on the location of potential Green Belt release, but rather they serve to identify those areas where the purposes of Green Belt are weaker and boundaries for the long-term might merit redefinition should the land be required during the next plan period (to 2030) or in the longer term. Potential release of sites within the identified strategic parcels will be considered through the Local Plan process in the context of a range of planning, sustainability and landscape issues having been informed by the Local Plan evidence base as a whole, not just the Green Belt Assessment. 20 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

22 4 Review of the Exceptional Circumstances to Alter Green Belt Boundaries 4.1 Introduction Within Cheshire East, there are significant identified needs for market and affordable housing, as well as for new employment land provision. It is considered that in the north of the Borough, these needs cannot be met from towns and villages inset within the Green Belt boundary, or from urban areas inside the Green Belt boundary. Directing additional development to meet these needs to locations beyond the outer Green Belt boundary would lead to unsustainable patterns of development and would not provide sufficient new development in the areas of need. The requirements to allocate sufficient land for the development of market and affordable housing, and for employment development to meet the identified needs in the north of the Borough are considered to constitute exceptional circumstances that justify the alteration of Green Belt boundaries through the preparation of the Local Plan. 4.2 Housing Need and Growth The need for growth in Cheshire East is set out throughout the Local Plan evidence base and within the Council s Development Strategy. Growth in Cheshire East is both necessary and beneficial for the following reasons: To increase the number of jobs To make Cheshire East attractive for inward investment Recognition of Cheshire East as a good place to live with a high quality of life where people are attracted to live and work To deliver key regeneration projects Construction as an important part of the economy, creating jobs and boosting GDP To have a workforce that can support an ageing population To enable our own young people to stay in Cheshire East, substantial new housing is needed to meet local needs A strong economy offering sustainable growth is essential in maintaining the Borough s prosperity in a fast changing world. However it is important that economic growth is within environmental limits and improves the social conditions. An adequate supply of housing plays a fundamental role in building a successful economy. Despite the current economic recession, evidence shows that demand for housing over the next twenty years will outstrip supply unless we substantially increase the amount of new housing provided through the Local Plan; in particular housing that meets local needs and is affordable. One of the core planning principles set out in the National Planning Policy Framework (para 19) is that the planning system should: 'proactively drive and support sustainable economic development to deliver the homes, businesses and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth. Plans should take account of market signals, such as land prices and housing affordability, and set out a 21 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

23 clear strategy for allocating sufficient land which is suitable for development in their area, taking into account the needs of the residential and business communities'. The extent to which a location provides access to markets and a skilled workforce will impact on attracting inward investment into an area. Individuals make decisions on where they wish to live taking into account the quality of housing and the environment. Consequently the availability of good housing and high quality environments influence decisions about business location, investment and growth. If we do not provide sufficient housing, economic growth will be constrained because new businesses will decide not to locate in Cheshire East, whilst house prices will increase, exacerbating the affordability problem. In areas of high cost housing, employers have particular difficulty in recruiting to lower paid posts which restricts economic growth. The consequences may be significant in personal and environmental terms with lower paid workers being forced to live in areas of cheaper housing outside Cheshire East but travelling long distances into the Borough to work. Housing development also makes an important contribution to the local economy in its own right. It creates employment opportunities for construction workers and also generates increased retail expenditure in the local community. The Centre for Economics and Business Research has estimated that if new housebuilding across the UK were to rise to 300,000 annually by 2015 (95,000 new houses were built in 2010), it would add some 201,000 extra permanent jobs in construction and contribute 75 billion to the UK's Gross Domestic Product. In addition to the economic benefits of housing growth, there are significant social reasons to provide new housing. These reflect the particular local need of Cheshire East and include: The population of Cheshire East has grown by 5.2% to 370,100 people between 2001 and 2011 and a similar rate of growth is forecast over the next twenty years. The number of households is expected to increase by 24% from 154,000 to 191,000 by 2030 (Cheshire East Strategic Housing Market Assessment, 2010). Office for National Statistics 2010 projections show that there will be a requirement in Cheshire East for 1,600 new dwellings every year. The demand for affordable housing. Across Cheshire East there is an identified need for 1,243 affordable homes each year (Cheshire East Strategic Housing Market Assessment, 2010). The projected and substantial increase in residents over the age of 65 means that there will be an increased demand for particular types of housing (such as bungalows) to the extent that demand will outstrip supply. The social housing waiting list shows that across Cheshire East 10,952 people have applied for social housing (Housing Waiting List, May 2012). Of these, 9,889 have local connection in Cheshire East. The need to increase the proportion of the population of working age through in-migration to ensure we have a viable working population. To ensure the managed release of sufficient land for development to meet the objectively assessed needs for market and affordable housing, in accordance with the requirements of the National Planning Policy Framework. 22 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

24 Further evidence on the need for new housing is set out elsewhere in the Local Plan evidence base. Having considered the evidence, the Development Strategy proposes that a minimum of 27,000 homes be provided between 2010 and 2030, plus a minimum of 300ha of land for business, general industry and storage and distribution uses. 4.3 North Cheshire Green Belt The Green Belt in the north of the Borough is drawn very tightly around existing settlements. With the exception of two areas of safeguarded land (total circa 22ha) in the Wilmslow and Handforth area, there is very little room for expansion of settlements without incursions into the Green Belt. The Green Belt has been a very successful instrument in limiting the expansion of urban areas and encouraging the recycling of derelict and other urban land. In addition, many of the settlements do not have a significant industrial heritage and are not blighted by large areas of derelict industrial land. Consequently, there are not sufficient genuinely deliverable sites to deliver enough market and affordable housing to meet the identified housing needs Housing Need The north of Borough is recognised as a dynamic, successful and desirable area with high demand for new housing and at present has a significant level of pent-up demand; The 2010 Strategic Housing Market Assessment shows that open market housing in Cheshire East is relatively unaffordable. When considering the ratio of lower-quartile incomes to lower-quartile house prices, Cheshire East was the 8 th least affordable Borough in the North West. The proportion of households in Cheshire East that could afford the lower quartile (LQ) house price was 35.8% (Source: Land Registry 2009 Household Survey). Within the towns and villages inset into the North Cheshire Green Belt, this figure ranged from 10.0% in Prestbury to 47.5% in Wilmslow and Alderley Edge. Sub-area Lower Quartile Median Income required to afford LQ Price Income required to afford median price % households who could afford LQ price Prestbury 290, ,000 82, , % 7.9% Poynton 180, ,000 51,429 66, % 6.9% Macclesfield 183, ,972 52,286 71, % 6.1% Rural Knutsford 173, ,000 49,626 68, % 6.4% Town Knutsford 200, ,500 57,143 83, % 6.2% Rural Disley 141, ,000 40,286 53, % 14.4% Macclesfield 115, ,000 32,857 42, % 24.8% and Bollington Wilmslow and Alderley Edge 160, ,000 45,714 68, % 8.8% Figure 4.1: Housing Affordability. Source: Land Registry 2009 Household Survey % households who could afford median price The SHMA shows an overall annual requirement for 2,753 open market dwellings and 1,243 affordable dwellings across Cheshire East. This includes a shortfall of 555 affordable dwellings per annum in the former Macclesfield District. The SHMA considers general market supply and demand in each of the identified sub-areas (Disley, Knutsford Rural, Knutsford Town, Macclesfield and Bollington; Macclesfield Rural; Poynton; Prestbury; and Wilmslow and Alderley Edge). Within these 23 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

25 sub-areas, demand exceeds supply for all sizes of property in all of the sub-areas, except for twobedroom properties in Macclesfield and Bollington, and one and four-bedroom properties in Prestbury. Demand generally exceeds supply for each type of property with some exceptions as shown in Figure 4.2 below. It is notable that demand exceeds supply for all types of property in Disley, Knutsford Town, Poynton and Wilmslow and Alderley Edge. Figure 4.2: Review of General Market Housing Supply and Demand. Source: Cheshire East SHMA 2010 The number of households in need varies across the area and ranges from 2.4% (50 households) in Prestbury to 8.0% (158 households) in Disley. Sub-area No. households in need Total no. households % households in need Disley 158 1, % Knutsford Rural 271 5, % Knutsford Town 456 5, % Macclesfield & Bollington 1,278 26, % Macclesfield Rural 153 4, % Poynton 357 6, % Prestbury 50 2, % Wilmslow and Alderley Edge , % Figure 4.3: Households in need by sub-area. Source: 2009 Household Survey / 2010 SHMA This need can be for a variety of reasons as shown in Figure 4.4 below. Category Homeless households or with insecure tenure Mismatch of housing need and dwellings Dwelling amenities and condition Social needs Factor N1 Under notice, real threat of notice or lease coming to an end N2 Too expensive, and in receipt of housing benefit or in arrears due to expense N3 Overcrowded according to the bedroom standard model N4 Too difficult to maintain N5 Couples, people with children and single adults over 25 sharing a kitchen bathroom or WC with another household N6 Household containing people with mobility impairment or other special needs living in unsuitable accommodation N7 Lacks a bathroom, kitchen or inside WC and household does not have resource to make fit N8 Subject to major disrepair or unfitness and household does not have resource to make fit N9 Harassment or threats of harassment from neighbours or others living in the vicinity which cannot be resolved except through a move Figure 4.4: Reasons for housing need 24 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

26 Growth of the towns in the north of Cheshire East is constrained by very tightly drawn Green Belt boundaries and the whole area was previously subject to a restrictive housing policy prior to the introduction of the Regional Spatial Strategy in 2008 so there has been a very limited overall increase in the housing stock in the recent past. There is an increasing need for Cheshire East s northern towns to provide new housing stock. Although the population is increasing, it is also ageing. Without intervention, the number of people of working age is predicted to reduce despite the population increasing overall. This clearly has the potential for adverse implications for the local economy and could lead to a decline in town centres and result in a number of local services and facilities becoming unviable. Consequently, there is an urgent need to retain and attract young people and families to support the local economy, facilities and services. A lack of suitable and affordable housing is likely to be a severe barrier to achieving this aim and without suitable new housing stock the population will age faster and proportion of working age people will decline further. A lack of new stock is likely to drive house prices higher due to the constrained supply. Coupled with a lower proportion of working age people, local employers may struggle to recruit staff with the necessary skills and experience. People in lower paid jobs may need to live elsewhere and commute into the area for work due to the lack of affordable and suitable housing. This will increase the need to travel, increasing congestion and pollution. Further evidence to support the need for new housing is set out elsewhere in the Local Plan evidence base Sequential Assessment of Development Locations As set out in the National Planning Policy Framework, when reviewing Green Belt boundaries, local planning authorities should take account of the need to promote sustainable patterns of development. They should consider the consequences for sustainable development of channelling development towards urban areas inside the Green Belt boundary, towards towns and villages inset within the Green Belt or towards locations beyond the outer Green Belt boundary. Given the identified need for development within the north of the Borough, the most sustainable locations for new development are likely to be the existing towns and villages inset within the Green Belt. If development needs cannot be fully met in these towns and villages, it will be necessary to consider the sustainability implications of meeting those development needs in the urban area inside the Green Belt boundary (i.e. within Greater Manchester) or meeting those needs in locations beyond the outer Green Belt boundary Channelling Development towards towns and villages inset within the Green Belt boundary The first priority for meeting development needs in the north of the Borough should be to meet those needs within the existing towns and villages inset within the Green Belt boundary. All of the towns and some of the villages are able to meet some of their own development needs in this way, primarily through the recycling of land within the urban area. The following section considers the genuinely deliverable sites that are likely to be available for development during the Plan period and will assist in meeting development needs. It is important to 25 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

27 consider the deliverability of sites in this assessment, as sites that are suitable but for whatever reason are not likely to come forwards for development during the plan period should not be counted as making a contribution to meeting the development needs of the area. In addition, it is proposed that the Plan will cover a 20 year period with a base date of 1 st April It is therefore appropriate to consider development that has already taken place since this base date. Figures for the number of dwellings completed and the number with planning permission in the following sections are as of 1 st April The study also considers whether there is any other capacity within the urban areas to accommodate development. The Council s Strategic Housing Land Availability Assessment (SHLAA) considers sites within the urban areas that are able to make a contribution to housing development. The SHLAA places all sites into one of the following categories: Deliverable. The definition of deliverable is that the site is available now, offers a suitable location for housing development now and there is a reasonable prospect that housing will be delivered on the site within five years and in particular that the development of the site is viable; Developable. The definition of developable is that a site is in a suitable location for housing development and there should be a reasonable prospect that it will be available for development and could be viably developed at a specific point in time. Inclusion within the developable category does not necessarily mean that a site will move into the deliverable category or that it will come forward for development. This may require a change in availability of the site; changes to existing policy covering the site; or changes to the current viability of the scheme (for example improved technologies or improvements to the housing market); Not currently developable. The definition of not currently developable is where it is not known when a site could be developed. This may be, for example, because one of the constraints to development is severe, and it is not known if or when it might be overcome. For the purposes of this Green Belt Assessment, it can be considered that sites in the deliverable and developable categories could reasonably be assumed to be capable of making a contribution to providing housing over the Plan period. Therefore, the total amount of brownfield land identified by the SHLAA in the deliverable and developable categories is considered by town in the sections below. Sites with planning permission and those considered individually below have been removed from the SHLAA figures to avoid double-counting. Macclesfield Of all the towns inset within the North Cheshire Green Belt, Macclesfield has the greatest availability of land in its urban area that may be available for development. However, as the largest settlement in the north of the Borough, it also has the greatest development needs. Given its industrial heritage, there are some brownfield sites in the urban area that are able to offer a contribution to meeting the town s development needs. However, there are a number of other sites that may be suitable for redevelopment, but where there is insufficient evidence that these sites will come 26 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

28 forwards for development. These include sites such as the Barracks Mill site on Black Lane, where the constraints to development, costs in dealing with contamination and developer interest for retail purposes mean that the site can not be considered as genuinely available for housing development. There are also a number of other smaller, slightly run-down and sometimes underused commercial / industrial areas. Whilst some of these will come forwards for development during the Plan period, others remain in active economic use and provide a good source of cheap accommodation for local companies. Since 2010, there have been 365 net additional dwellings completed in Macclesfield and there are 559 which either have some form of planning permission, or where the Council is minded to grant permission subject to the signing of a Section 106 Agreement. The South Macclesfield Development Area is a large, predominantly greenfield site that is currently allocated for employment and retail uses. The Development Strategy proposes a residential-led mixed-use scheme on this site and current indications are that it could accommodate around 900 new dwellings. In addition, there could be capacity for up to 377 new dwellings on other brownfield SHLAA sites. This gives a total capacity in Macclesfield for an estimated 2,201 new dwellings. Handforth There are few opportunities for large scale redevelopment of brownfield sites for housing within Handforth but there are a limited number of smaller sites that can be considered. In addition, there is an area of safeguarded land that could potentially accommodate new housing development. Consideration was also given to undeveloped allocated employment sites within the Handforth Dean / Stanley Green area. There is development interest in this area for commercial / employment uses and it is not certain that a satisfactory residential environment could be created within the existing industrial estate, so this area is considered unlikely to come forwards for housing development within the Plan period. There is also a major redevelopment site a short distance away at Woodford Aerodrome in the neighbouring Stockport Metropolitan Borough (considered in Poynton section below) but this does not make a contribution to meeting housing needs in Cheshire East. Since 2010, there have been 96 net additional dwellings completed in Handforth and there are 24 with planning permission. There is an area of safeguarded land at Handforth Hall that lies between the urban edge and the inner boundary of the Green Belt which could potentially accommodate up to around 250 new dwellings. In addition, there could be capacity for 9 new dwellings on other brownfield SHLAA sites. This gives a total capacity in Handforth for an estimated 379 new dwellings. Knutsford In common with a number of towns in north Cheshire, Knutsford does not have a significant industrial legacy of brownfield land and the availability of brownfield sites within the urban area is extremely limited. 27 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

29 Since 2010, there have been 15 net additional dwelling completed in Knutsford and there are 29 with planning permission. There is an undeveloped area of allocated employment land to the rear of Parkgate Industrial Estate that may or may not be suitable for housing development. Theoretically, this site could accommodate up to around 350 new dwellings. In addition, there could be capacity for up to 58 new dwellings on other brownfield SHLAA sites. This gives a total capacity in Knutsford for an estimated 452 new dwellings. Poynton Of all the major settlements, it could be argued that Poynton has the most constrained supply of land for development. There are few significant redevelopment opportunities within the town. There is a major redevelopment site a short distance away at Woodford Aerodrome in the neighbouring Stockport Metropolitan Borough. Consideration was given to whether local development needs could be met here. Whilst in practice this may prove to be the case given its close proximity to Poynton, Stockport Council confirm that this site is required to meet housing needs in their own Borough. Therefore, making an allowance for this site to meet needs from within Cheshire East would lead to double-counting of its contribution to development needs overall. Since 2010, the number of new dwellings completed represents a net loss of 3 dwellings (i.e. more dwellings have been demolished than have been built in their place). Planning permission exists for just 9 new dwellings. In addition, there could be capacity for up to 70 new dwellings on other brownfield SHLAA sites. This gives a total capacity in Poynton for an estimated 76 new dwellings. Wilmslow High demand for housing in Wilmslow and the constraint to greenfield development from the tightly-drawn Green Belt has been very successful in promoting redevelopment of the few significant brownfield sites in Wilmslow, and as a result there is very little land in the urban area available for redevelopment, although a small allowance is appropriate for the few small sites that do remain. There is an area of safeguarded land at Adlington Road that is not included within the current Green Belt boundary. There is, at present, a quantum of vacant office space in Wilmslow and consideration was given to whether conversion of this space to residential is likely to make a contribution to meeting housing needs in the town. Despite the introduction of new Permitted Development rights in this area, there has been little interest in converting offices in Wilmslow to date. The Employment Land Review (2012) considers that Wilmslow s location close to Manchester Airport makes it an important part of the South Manchester office market. Despite low present take-up rates, there remains a perception amongst agents and developers that the town is a strong office location in the South Manchester market. This will only strengthen once the Waters Corporation relocation is complete and the concept of Airport City develops further. In 2011, Wilmslow was the location of the highest rental value office property in Cheshire East ( 17.50/sq.ft) and the 2013 Cheshire East Annual Commercial Property Report reveals that in 2012, deals for the sale or let of nearly 3,000 sq.m of office floorspace were completed in Wilmslow. As a result, it is considered unlikely that office 28 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

30 accommodation in the town will make any significant contribution to meeting housing needs during the Plan period. There is also a major redevelopment site a short distance away at Woodford Aerodrome in the neighbouring Stockport Metropolitan Borough (considered in Poynton section above) but this does not make a contribution to meeting housing needs in Cheshire East. Since 2010, there have been 72 net additional dwellings completed in Wilmslow and planning permission exists for just 15 net new dwellings. There is an area of safeguarded land at Adlington Road that lies between the urban edge and the inner boundary of the Green Belt which could potentially accommodate up to around 225 new dwellings. In addition, there could be capacity for up to 37 new dwellings on other brownfield SHLAA sites.. This gives a total capacity in Wilmslow for an estimated 349 new dwellings. Alderley Edge Brownfield redevelopment sites within Alderley Edge are few and far between. Since 2010, there have been 14 net additional dwellings completed in Alderley Edge and planning permission exists for a further 20. In addition, the SHLAA indicates that there is no further capacity for new dwellings on brownfield land. This gives a total capacity in Alderley Edge for an estimated 34 new dwellings. Bollington Unlike many other areas within north Cheshire, Bollington does have a legacy of industrial land as it developed during the Industrial Revolution as a centre for textile manufacturing. There has been a supply of old mills and other industrial premises that has enabled recycling of land within the urban area. Whilst the supply of these sites is finite, and there is a need to retain employment within the town, there may be some scope for further redevelopment of industrial areas for residential purposes during the Plan period. In addition, there is an area of undeveloped allocated employment land to the rear of Lowerhouse Mills that may or may not be suitable for housing. At 2.69 hectares, this site could potentially accommodate around 81 new dwellings (assuming a build density of 30 dwellings per hectare). Since 2010, there have been 16 net additional dwellings completed in Bollington and there are 215 which either have some form of planning permission, or where the Council is minded to grant permission subject to the signing of a Section 106 Agreement. In addition, there could be capacity for up to 97 new dwellings on other brownfield SHLAA sites.. This gives a total capacity in Bollington for an estimated 409 new dwellings. Chelford There are two significant sites in Chelford which, although currently in active use, have potential to provide new housing during the Plan period. These are the haulage depot and the cattle market 29 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

31 sites. It is not appropriate to make a further allowance for these sites as they both benefit from a resolution to grant planning permission subject to the signing of a Section 106 Agreement and allowance is already made in the planning permission figures below. There have been no net additional dwellings completed in Chelford since 2010; there is planning permission for 1 net additional dwelling and the Council is minded to approve permission for another 136 dwellings subject to signing of a Section 106 Agreement. In addition, there could be capacity for up to 21 new dwellings on other brownfield SHLAA sites. This gives a total capacity in Chelford for an estimated 158 new dwellings. Disley There is one significant underused industrial area in Disley that may contribute to meeting housing needs in the Plan period, but as with Chelford it is not appropriate to make a further allowance for this site as it benefits from a resolution to grant planning permission subject to the signing of a Section 106 Agreement. Since 2010, there have been 5 net additional dwellings completed in Disley and there are 189 which either have some form of planning permission, or where the Council is minded to grant permission subject to the signing of a Section 106 Agreement. In addition, there could be capacity for up to 39 new dwellings on other brownfield SHLAA sites. This gives a total capacity in Disley for an estimated 233 new dwellings. Mobberley Mobberley also contains one significantly underused industrial area and there is known to be development interest for housing. As set out in the Possible Additional Sites consultation, this site could potentially accommodate around 237 new dwellings. There are no other known brownfield opportunities in the village. There have been only 6 net additional dwellings completed in Mobberley since 2010 and the total number of net additional dwellings that could be built under existing planning permissions is zero. In addition, there could be capacity for one new dwelling on other brownfield SHLAA sites. This gives a total capacity in Mobberley for an estimated 244 new dwellings. Prestbury Prestbury is predominantly a commuter village with little in the way of brownfield land within the urban area. There have been 11 net additional dwellings completed since 2010 and there is planning permission for a further 20. In addition, there could be capacity for one new dwelling on other brownfield SHLAA sites. This gives a total capacity in Prestbury for an estimated 32 new dwellings. 30 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

32 High Legh High Legh is a small village, the majority of which was built in the 1960s as a planned village. As a result, there are no further brownfield opportunities within the village itself. There have been 2 net additional dwellings completed in High Legh since 2010 and the total number of net additional dwellings that could be built under existing planning permissions is zero. In addition, the SHLAA indicates that there is no further capacity for new dwellings on brownfield land. This gives a total capacity in High Legh for an estimated 2 new dwellings. Overall Settlement Net Completions Since 2010 Net Commitments Additional SHLAA Brownfield Other (non Green Belt) sites Total Macclesfield ,201 Handforth Knutsford Poynton Wilmslow Alderley Edge Bollington Chelford Disley Mobberley Prestbury High Legh Total 599 1, ,043 4,569 Figure 4.5: Potential capacity for new housing by settlement There is capacity within the settlements in the northern part of the Borough inset within the Green Belt boundary to accommodate 4,569 net additional dwellings over the plan period. This represents 16.9% of the total of 27,000 new homes by 2030 as set out in the Development Strategy. Settlement Population (2011 Census) Macclesfield 52,186 Handforth 6,570 Knutsford 13,191 Poynton 13,016 Wilmslow 23,662 Alderley Edge 5,276 Bollington 7,593 Chelford 1,219 Disley 4,444 Mobberley 3,050 Prestbury 3,398 High Legh 556 Total 134,161 Figure 4.6: Population by settlement 31 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

33 Figure 4.6 shows the usually-resident population in each settlement. Within all of the settlements inset within the North Cheshire Green Belt, there is a total population of 134,161. This represents 36.2% of the total resident population of Cheshire East recorded in the 2011 Census (370,127). The Development Strategy envisaged that the Principal Town (Macclesfield) and Key Service Centres (Handforth, Knutsford, Poynton and Wilmslow) would need 6,500 new dwellings over the plan period with other smaller settlements contributing an appropriate proportion of the 4,000 dwellings in Local Service Centres and Sustainable Villages envisaged across Cheshire East. Settlements inset within the North Cheshire Green Belt are in an area of high demand for new housing and their development in the recent past has been restricted by Green Belt boundaries. The provision of only 16.1% of the total new housing in Cheshire East within these settlements with pent-up demand containing 36.2% of the total population is not considered to meet the objectively identified development needs of this area Channelling Development to locations beyond the outer Green Belt boundary There are large areas of Cheshire East that lie beyond the outer Green Belt boundary and consideration must also be given to channelling development needs arising in settlements inset into the Green Belt in these areas beyond the Green Belt. It could be argued that some of the residual need from the northern Green Belt areas could be channelled to locations beyond the outer Green Belt boundary. Consideration was given to direct a significant proportion of the new housing to Crewe a principal town located in the south of Cheshire East beyond the outer edge of the Green Belt. Crewe is recognised as the Council s biggest spatial priority and a location for jobs-led growth. Detailed traffic modelling and infrastructure planning work has demonstrated that an over-dependence on Crewe to meet development needs would not be feasible. Regeneration and growth in Crewe remains the Council s spatial priority and it is proposed that the town takes the maximum level of development that is possible without unacceptable impacts on its infrastructure. Jobs-led growth is also an aspiration for Congleton, where a significant urban extension is proposed which would increase the number of dwellings in the town by nearly 30% over the 20 year plan period. The other Key Service Centres beyond the Green Belt (Alsager, Middlewich, Nantwich and Sandbach) would also accommodate very significant levels of growth over the plan period. The Development Strategy set out an indicative provision of new housing throughout the plan period Using data from the 2011 Census, Figure 4.7 below shows the indicative proportion of growth envisaged in each Principal Town and Key Service Centre. 32 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

34 Settlement Congleton Middlewich Sandbach Crewe Alsager Nantwich Macclesfield Knutsford Handforth 1 Wilmslow Poynton Green Belt Status Existing Dwellings (2011 Census) Proposed Net Additional Dwellings (Development Strategy) Beyond the Green Belt 11,981 3, % Beyond the 5,920 1, % Green Belt Beyond the 8,119 1, % Green Belt Beyond the 31,460 6, % Green Belt Beyond the 5,834 1, % Green Belt Beyond the 8,536 1, % Green Belt Inset within 24,144 3, % the Green Belt Inset within 6, % the Green Belt Inset within 3, % the Green Belt Inset within 10, % the Green Belt Inset within 5, % the Green Belt Figure 4.7: Indicative Growth in Number of Dwellings by Settlement(Principal Towns and Key Service Centres) Indicative Growth in Dwellings Within Cheshire East, there is a clear spatial strategy to provide a significant proportion of the Borough s development needs in locations outside of the Green Belt. Without exception, the Principal Towns and Key Service Centres beyond the Green Belt will accommodate a significant proportion of housing growth, ranging between 17.6% in Nantwich to 29.2% in Congleton. Conversely, it can be seen that the settlements inset within the Green Belt will accommodate a lower proportion of housing growth, ranging from 3.5% in Poynton to 14.5% in Macclesfield. Overall, these settlements inset in the Green Belt have a total dwelling stock of 49,894. The Development Strategy proposals would increase this by 13.0% (+6,500 net additional homes including those proposed as part of the Handforth East new settlement). It is important to note that these figures showing a significantly lower proportion of growth in housing stock in the settlements inset within the Green Belt include a number of developments on Green Belt land as set out in the Development Strategy. If Green Belt boundaries were not altered, and these settlements inset within the Green Belt accommodated the maximum number of dwellings possible without incursions into the Green Belt (shown in Figure 4.5), the overall indicative proportion of growth across these settlements would be only 6.9% (+3,457 net additional homes). 1 The Development Strategy also includes a proposal for 1800 new homes in the Green Belt during the plan period at Handforth East (new settlement) to go some way towards meeting the identified development needs in the north of the Borough. 33 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

35 It is clear that a significant proportion of the overall Borough s development needs are proposed to be met in locations beyond the Green Belt and that some of the development needs arising in settlements inset within the Green Belt are proposed to be channelled to locations beyond it. It is considered that there would be real sustainability implications of channelling all remaining development needs to these areas. A significant proportion of the Borough s development needs arise in the north with high demand for housing as evidence in the Strategic Housing Market Assessment. North Cheshire is an integral part of the Manchester City Region; economic, travel to work and cultural connections mean that the local needs partly arise from the area s proximity to the conurbation. Channelling further development to locations beyond the outer edge of the Green Belt would lead to development in places where people don t necessarily want to live. In the towns inset within the North Cheshire Green Belt, this is likely to result more unaffordable housing, an increasingly ageing population, a reduced working-age population, a decline in town centres and a significant increase in congestion as people travel longer distances to work. Furthermore, Infrastructure capacity and other environmental issues mean that it is undesirable to overloading areas beyond the Green Belt with additional development. As well as areas within Cheshire East, consideration has been given to other neighbouring areas beyond the outer Green Belt boundary which could potentially accommodate development needs arising in settlements inset into the Green Belt. Peak District National Park Under the National Parks and Access to the Countryside Act (1949) Section 5 as amended by Section 61 of the 1995 Environment Act, the statutory purposes of the National Park designation are: i. To conserve and enhance the natural beauty, wildlife and cultural heritage of the national parks; and ii. to promote opportunities for the understanding and enjoyment of the special qualities [of the parks] by the public. In line with these purposes, the Peak Park Core Strategy does not set a housing target, does not allocate land for housing development and policy HC1 is clear that provision will not be made for housing solely to meet open market demand. New housing is limited to affordable homes with occupation restricted to local people in perpetuity and some other very limited circumstances. The Peak District National Park is not an appropriate location to meet development needs arising in Cheshire East. High Peak Borough The possibility of meeting needs within areas of High Peak Borough that are outside of the National Park and that are either inset within the Green Belt boundary (including New Mills and Chinley) or beyond the outer edge of the Green Belt (including Whaley Bridge, Chapel-en-le-Frith and Buxton) has been considered. Most of these areas within High Peak Borough could be considered to be fairly remote from the areas of north Cheshire where the need arises, particularly when considering the geography and topography of the area. The High Peak sub-area already experiences a low jobs-density and a high 34 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

36 level of out-commuting for employment. Provision of development in the High Peak Borough to meet some of Cheshire East s housing needs is likely to represent unsustainable patterns of development, increasing the distance people travel to work. In particular, it is likely to increase the volume of traffic crossing the Peak District National Park to access employment, education, retail and leisure opportunities back in Cheshire. Furthermore, within its emerging Local Plan, High Peak Borough Council is proposing to deliver a lower level of new housing than was previously required under the East Midlands Regional Spatial Strategy and a lower level than its identified need, based on any of the following methods of prediction: Meeting projected housing needs based on sub-national household projections Long term migration based projections; Long term completion rates; Maintaining the labour force a supporting economic growth The reasons for pursuing a lower level of housebuilding are to maintain an enhanced degree of environmental protection, positive impacts on townscape quality and heritage and least pressure for the release of greenfield or agricultural land. The disadvantages of following such an approach include a fall in the labour force, a least positive impact on town centres and a low ability to meet housing need and deliver affordable housing. Overall, it is clear that Cheshire East s housing needs cannot be accommodated within High Peak Borough. Any increase in the level of housebuilding in the High Peak would serve to meet a higher proportion of its own housing needs, rather than meeting any needs arising within Cheshire East. Cheshire West and Chester The North Cheshire Green Belt extends across into the neighbouring authority area of Cheshire West and Chester. The urban areas of Northwich, Davenham and Winsford lie beyond the outer boundary of the Green Belt. Although relatively close to the boundary with Cheshire East, these locations remain fairly distant from the majority of the Cheshire East settlements inset within the Green Belt where the development needs arise. As part of the preparation of its new Local Plan, Cheshire West and Chester Council has published a Housing Requirement Background Paper. This considers sites with permission and potential sites that could come forward during the Plan period. Overall, there remains a need to identify further sites to accommodate around 4,000 dwellings. The study shows that some areas (Chester, Winsford and Rural) will need to find a significant level of greenfield sites beyond the existing built up area to meet identified requirements. Furthermore, Cheshire West and Chester Council has published its own proposals for review of the Green Belt around the city of Chester. This is important as it indicates the difficulties faced by Cheshire West and Chester in meeting its own identified development needs without making incursions into the Green Belt Channelling development towards the urban area within the Green Belt Some of the identified development needs could potentially be met within the southern part of the Greater Manchester conurbation (Manchester / Stockport / Trafford). 35 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

37 Greater Manchester Manchester City Council, Stockport Council and Trafford Council all have adopted Core Strategies and each authority has confirmed that there is little scope to accommodate any of the need arising from Cheshire East within Greater Manchester. The population of the City of Manchester is rising rapidly following decades of population decline and its Core Strategy sets a housing provision figure of 60,000 new dwellings between March 2009 and April 2027 (3,333 net additional dwellings per year). The southern part of the city, with strongest links to communities in Cheshire East has a number of traditionally popular residential areas which do not suffer from the same levels of vacant and derelict land witnessed in other parts of the city. As such, the Core Strategy directs the vast majority of new housing to the north, east and inner areas of Manchester in addition to the city centre. The South Manchester sub-area is only expected to accommodate 5% of the new housing over the Plan period, reflecting the lack of land available for new residential development. The Draft Greater Manchester Strategy proposes a change in emphasis of development locations within Greater Manchester. Historically, the approach to land supply (for both employment and housing) has been to support growth in areas in need of regeneration which is evident in the spatial distribution of development set out in the Manchester Core Strategy. The draft Greater Manchester Strategy recognises that this approach may have the effect of limiting investment and growth in the city-region as a whole and proposes a new approach to focus land supply to support growth in those locations most attractive to the market. If this approach is reflected in future revisions of the Manchester Core Strategy, it is likely to have the effect of focussing more development in the popular southern part of the city region closest to Cheshire East, further reducing land supply in this area to accommodate any of the needs arising in Cheshire. Within Stockport, there is a large redevelopment site close to the boundary with Cheshire East at Woodford. Discussions with Stockport MBC confirm that the Woodford site is required to meet development needs arising from within Stockport and cannot be considered to meeting the needs of Cheshire East Overall Development Figures Some of the required land to deliver overall identified development needs can be delivered within the towns and villages inset into the Green Belt, but not all. Some of the required development can be channelled to locations beyond the Green Belt boundary. The remainder of the required development cannot be delivered within the urban area inside the Green Belt, without incursions into the Green Belt. One other alternative to reviewing Green Belt boundaries is to reduce the overall amount of housing and employment land to deliver during the plan period. This is not considered to be an appropriate or sustainable approach. The proposed level of provision is already suppressed from the level of need suggested by the Strategic Housing Market Assessment to take account of all the other evidence, including environmental and infrastructure constraints. Some of the identified need is already being exported beyond the outer boundary of the Green Belt. 36 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

38 Not meeting a reasonable proportion of the need arising in towns inset into the North Cheshire Green Belt would have adverse implications for housing affordability, the local economy, viability of local town centres, facilities and services, increased travel to work and difficulty in recruiting as set out in section South Cheshire Green Belt Within the southern part of the Borough, the arguments for a review of detailed Green Belt boundaries are different to those in the north. Although the South Cheshire Green Belt extends to Alsager and Congleton, both of these settlements are located just beyond the outer edge of the Green Belt rather than being inset within it and retain sufficient room for expansion without incursions into the Green Belt. None of the other major settlements in South Cheshire are constrained by Green Belt. Clearly then, the arguments for exceptional circumstances in the north of the Borough, relating to the inability to meet objectively assessed development needs without incursions into the Green Belt, are not applicable to the South Cheshire Green Belt. Within the Development Strategy, proposals for development in the South Cheshire Green Belt were introduced as part of a wider South-East Crewe growth corridor with enabling development to facilitate the dualling of the A500 improving transport links between Crewe / Nantwich and the M6 motorway / Potteries conurbation. In terms of demonstrating the exceptional circumstances required to alter Green Belt boundaries, it is considered these would be more site-specific and dependent on the individual development proposals and how they would contribute to and improve the local area. For example, in terms of the proposals for new employment land near the M6 junction 16, there is potential to develop an argument based on the economic case and the provision of additional employment land in locations attractive to the market to support regeneration efforts in both Crewe and the Potteries and increasing the number of jobs available locally. The M6 corridor would be an attractive location for business investment and the area around junction 16 has excellent accessibility both north-south and east-west. Improvements to the A500 could also help improve connectivity to Crewe and increase its investment prospects. However, as these arguments are more site-specific, it will be for individual proposals to set out the exceptional circumstances that justify the alteration of Green Belt boundaries in each case. 37 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

39 5 Assessment Results: Strategic Parcels in the Green Belt 5.1 Introduction This section identifies the strategic parcels of land for assessment and gives a brief commentary on the results of the assessments by location. The full assessments for each strategic parcel are included in Appendix A. 5.2 Potential Sustainable Locations for Development This stage of the assessment identifies areas within the Green Belt that represent potential locations for sustainable development. Note that this study does not determine whether these are actually sustainable locations for development, but they are identified as potential sustainable locations in order to reduce the size of the study area. These are: Areas surrounding Principal Towns; Areas surrounding Key Service Centres; Areas surrounding Local Service Centres; and Areas with potential significant development pressure, of a scale that could deliver new settlements of a size that would provide a comprehensive range of facilities and services for their future residents, and therefore be considered sustainable settlements. These are shown in Figure 5.1 below: Figure 5.1: Potential Green Belt Sustainable Locations for Development 38 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

40 The Green Belt areas identified for further investigation are: 1. Alderley Edge periphery; 2. Alsager south and east periphery; 3. Barthomley and Weston; 4. Bollington periphery; 5. Chelford periphery and Nether Alderley; 6. Congleton south and east periphery; 7. Disley periphery; 8. Handforth periphery; 9. High Legh periphery; 10. Knutsford periphery; 11. Macclesfield periphery; 12. Mere and Bucklow Hill; 13. Mobberley periphery; 14. Poynton periphery; 15. Prestbury periphery; 16. Radway Green periphery; 17. Rode Heath periphery; 18. Siddington; and 19. Wilmslow periphery. Areas of Green Belt land outside of these locations are considered to be unlikely candidates for future development and are not considered further in the assessment. 5.3 Strategic Parcels of Land for Assessment A total of 315 strategic parcels of land within the Green Belt have been identified for further assessment. These are shown in Figures 5.2 to 5.19 below. 39 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

41 Figure 5.2: Alderley Edge Strategic Parcels Figure 5.3: Alsager Strategic Parcels 40 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

42 Figure 5.3: Barthomley and Weston Strategic Parcels Figure 5.4: Bollington Strategic Parcels 41 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

43 Figure 5.5: Chelford and Nether Alderley Strategic Parcels Figure 5.6: Congleton Strategic Parcels 42 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

44 Figure 5.7: Disley Strategic Parcels Figure 5.8: Handforth Strategic Parcels 43 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

45 Figure 5.9: High Legh Strategic Parcels Figure 5.10: Knutsford Strategic Parcels 44 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

46 Figure 5.11: Macclesfield Strategic Parcels 45 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

47 Figure 5.12: Mere and Bucklow Hill Strategic Parcels Figure 5.13: Mobberley Strategic Parcels 46 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

48 Figure 5.14: Poynton Strategic Parcels Figure 5.15: Prestbury Strategic Parcels 47 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

49 Figure 5.16: Radway Green Strategic Parcels Figure 5.17: Rode Heath Strategic Parcels 48 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

50 Figure 5.18: Siddington Strategic Parcels Figure 5.19: Wilmslow Strategic Parcels 49 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

51 5.4 Assessment of Parcels As described in the methodology, the assessments of strategic parcels consider the relative extent to which each parcel fulfils the purposes of Green Belts as set out in the National Planning Policy Framework. The purposes related to preserving the setting and special character of historic towns and to assist in urban regeneration, by encouraging the recycling of derelict and other urban land have been screened out because these would be applied equally to each parcel. The original reasons for designating the Cheshire Green Belt were to prevent the outward spread of development from the adjacent conurbations and to restrict the spread of development around the historic town of Chester (which is outside of the study area). It is considered (at least in terms of Green Belt policy) that none of the settlements in the study area are classed as historic towns. It is also considered that encouraging the recycling of derelict and other urban land could be applied equally to all land in the Green Belt. The detailed results of the assessments are shown in an assessment matrix in Appendix A, where a written assessment of each of the 315 strategic segments can be found. The results have also been mapped by settlement to assist with understanding of the findings Alderley Edge Land Making a to Green Belt Purposes Land to the north and north-west of Alderley Edge (parcels ALE01, ALE02, ALE03, ALE04, ALE14, ALE15 and ALE16). This area forms a band across the north and north-western edges of the village. Some of the parcels in this area suffer from weak boundaries to prevent encroachment out into the open countryside but all are important in maintaining the openness of the Green Belt between Alderley Edge and Wilmslow and keeping the settlements separate. Land Making a to Green Belt Purposes Land south-east, south-west and north-east of Alderley Edge (parcels ALE05, ALE07, ALE08, ALE09, ALE11 and ALE12) Various parcels around the eastern, southern and western fringes of the village. These are generally in agricultural use and do not perform a particularly strong separation function. Some of the parcels are not strongly bounded and play an important role in safeguarding the wider countryside from encroachment. Given the number of local lanes leading out of and around the village, many of these parcels are important in preventing ribbon and linear development spreading outwards along these lanes. Land Making a to Green Belt Purposes Land west of Alderley Edge up to the new bypass; Land south of Alderley Edge between railway and A34; land east of Alderley Edge bounded by local roads (parcels ALE06, ALE10 and ALE13) These parcels do serve a Green Belt function but to a lesser extent to other land surrounding the village. They have stronger boundaries to limit the extent of any future development and (with the exception of ALE13) have experienced a significant degree of encroachment by built development 50 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

52 already which affects their open character. It could be argued that any development in these parcels would help to round-off the settlement pattern. A Alsager Figure 5.20: Alderley Edge Summary Results of Assessment against Green Belt Purposes Land Making a to Green Belt Purposes Land north-east of Alsager (parcel ALS01) Land south-east of Alsager (parcels ALS10, ALS11 and ALS12) The land to the north-east is fairly free from urbanising influences and is open in character. Is prevents ribbon development spreading outwards from Alsager and maintains the openness of the Green Belt between Alsager and Rode Heath / Lawton Gate. Land to the south-east also serves to maintain the openness of Green Belt between settlements and in particular there are no boundaries within ALS11 to prevent development eventually spreading across the gap between Alsager and Kidsgrove. Land Making a to Green Belt Purposes Land east of Lawton Gate (parcels ALS03, ALS08 and ALS09) Small parcel adjacent to Alsager eastern boundary (ALS06) Land south of Alsager (parcels ALS13, ALS14 and ALS15) Although washed over by Green Belt, the settlement of Lawton Gate is fairly sizeable. The land to the east is generally strongly bounded, but the parcels are large and important in preventing 51 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

53 development encroaching into the open countryside. Similarly, to the south of Alsager, the parcels have weak boundaries in places and are important in preventing encroachment. Land Making a to Green Belt Purposes Lawton Gate area (parcels ALS02, ALS04, ALS05 and ALS07) Despite its size, the Lawton Gate settlement area is washed over by Green Belt. The significant level of development within this area limits the contribution that these parcels are able to make towards the purposes of Green Belt. Figure 5.21: Alsager Summary Results of Assessment against Green Belt Purposes 52 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

54 5.4.3 Barthomley and Weston Land Making a to Green Belt Purposes The assessment did not place any parcels in this category. Land Making a to Green Belt Purposes The whole of the Barthomley and Weston area, except a small area between Radway Green Road and the M6 (parcels BTM01, BTM02, BTM04, BTM05, BTM06, BTM07 and BTM08) The parcels in this area are generally large, with few internal boundaries and predominantly free from urbanising influences with an open character. They do not perform a strong separation function or prevent the sprawl of large urban areas but are important in protecting the open countryside from encroachment. Land Making a to Green Belt Purposes Land between Radway Green Road and M6 This parcel clearly serves a Green Belt function but perhaps not quite as strongly as others in the area. Whilst it is free from development and is part of the open countryside, it does not serve a separation function and does have strong boundaries to prevent further encroachment into the surrounding countryside in the longer term. Figure 5.22: Barthomley and Weston Summary Results of Assessment against Green Belt Purposes 53 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

55 5.4.4 Bollington Land Making a to Green Belt Purposes Land to the south-west of Bollington (parcels BLG10, BLG11 and BLG12) These parcels serve an important separation function and maintain the openness of the Green belt between Bollington, Prestbury and Macclesfield. Land Making a to Green Belt Purposes ity of land surrounding Bollington to the north, east and south (parcels BLG01, BLG02. BLG03, BLG04, BLG05, BLG06, BLG07, BLG08, BLG14, BLG15, BLG16, BLG18, BLG19, BLG21 and BLG22) These parcels do vary somewhat in character but a number have weak boundaries which would be unlikely to be sufficient to prevent encroachment some way out into the open countryside without their Green Belt designation. Most are fairly free from built development and are open in character. Land Making a to Green Belt Purposes Limited number of parcels well connected to the urban area (parcels BLG09, BLG13, BLG17 and BLG20) These parcels do contribute to the purposes of Green Belt, but to a lesser extent than elsewhere due to their strong connections to the urban area and presence of strong boundaries which would prevent development spilling out into the open countryside beyond. Figure 5.23: Bollington Summary Results of Assessment against Green Belt Purposes 54 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

56 5.4.5 Chelford and Nether Alderley Land Making a to Green Belt Purposes Land south of Chelford (parcel CNA06) This area is open in character and completely detached from the urban area. It has weak boundaries and is important in preventing ribbon type development spreading outwards from Chelford along the surrounding country lanes. Land Making a to Green Belt Purposes Land surrounding Chelford extending across to Alderley Park (parcels CNA01, CNA02, CNA03, CNA04, CNA05, CNA07, CNA08, CNA09, CNA10, CNA11, CNA12, CNA13, CNA14 and CNA15). Parcels in this area are generally large, and (with notable exceptions) largely free from built development retaining an open character. Their most important contribution to Green Belt purposes is generally safeguarding the countryside from encroachment but a number also play a role in preventing linear-type development spreading throughout this desirable area along the local lanes. Land Making a to Green Belt Purposes The assessment did not place any parcels in this category. Figure 5.24: Chelford and Nether Alderley Summary Results of Assessment against Green Belt Purposes 55 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

57 5.4.6 Congleton Land Making a to Green Belt Purposes Land to the south of Congleton (parcels CGT14, CGT15. CGT19, CGT20 and CGT21) In general, these parcels are within the open countryside and not well related to the urban area. A number of them have particularly weak boundaries, which, without Green Belt protection may not be sufficient to prevent significant encroachment out into the open countryside in the long term. In addition, these parcels play an important role in maintaining the openness of the Green Belt between Congleton and Biddulph, and Congleton and Astbury. Land Making a to Green Belt Purposes Land east of Congleton (parcels CGT01, CGT02, CGT03, CGT04, CGT05, CGT06, CGT07, CGT08, CGT09, CGT10, CGT11, CGT12 and CGT13) Some parcels adjacent to the urban area south of Congleton (parcels CGT16, CGT17 and CGT18) A number (though not all) of these parcels are better related to the urban area although in general, they are fairly free from built development and have an open character. They perform less of a separation role but remain important to the overall purposes of Green Belt. Land Making a to Green Belt Purposes The assessment did not place any parcels in this category. Figure 5.25: Congleton Summary Results of Assessment against Green Belt Purposes 56 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

58 5.4.7 Disley Land Making a to Green Belt Purposes Land to the west of Disley (parcels DSL01, DSL22, DSL23 and DSL24) Land to the east of Disley (parcels DSL06, DSL07, DSL 12, DSL13, DSL14 and DSL15) Isolated area south of Disley (parcel DSL17) The parcels to the west of Disley all play a vital role in maintaining the openness of the Green Belt between Disley and High Lane, and in preventing the settlements merging. They also prevent ribbon development forming along the two main routes between the settlements. There is also a very narrow gap between Disley and New Mills / Newtown and these parcels immediately east of Disley are vital in preserving this gap. Parcel DSL17 is isolated from the urban area in the open countryside, has weak boundaries to prevent further encroachment in the future and is free from built development. Land Making a to Green Belt Purposes Part of the area north of Disley (parcels DSL02 and DSL03) Parcels north and south of Newtown (DSL08, DSL09, DSL10 and DSL11) ity of the area south of Disley (parcels DSL16, DSL18, DSL19, DSL20 and DSL21) Most of the parcels north and south of Disley have a fairly weak relationship with the urban area and play an important role in safeguarding the open countryside from encroachment. Land Making a to Green Belt Purposes Land north of Disley up to the railway line (parcels DSL04 and DSL05) Parcels including the eastern extent of the High Lane urban area (DSL25, DSL26 and DSL27) The two parcels to the north of Disley are well connected to the urban area and have a very strong boundary (railway line) to prevent any future development spreading further out into the open countryside. The openness of parcels DSL25, DSL26 and DSL27 has already been compromised by the significant level of built development present within them which reduces their ability to contribute to the purposes of Green Belt. 57 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

59 5.4.8 Handforth Figure 5.26: Disley Summary Results of Assessment against Green Belt Purposes Land Making a to Green Belt Purposes Area of land to the north-west of Handforth (parcels HFT03, HFT04 and HFT05) Land east of the A34 bypass (HFT08) Land between Handforth and Wilmslow (HFT01) All of these parcels play a role in preventing Handforth merging with other settlements and parcels to the north-west and east help maintain the openness of the Green Belt between Handforth and the Greater Manchester conurbation, where the gap is already very narrow in places. A number of the parcels have either weak boundaries or are very large and Green Belt designation is important in preventing development spreading out a significant distance from the existing settlement into the open countryside. Land Making a to Green Belt Purposes Land west of Handforth (parcel HFT02) This area makes a significant contribution as it has a fairly weak boundary and despite containing a number of urbanising influences, is fairly detached from the main urban area. Land Making a to Green Belt Purposes Land east of Handforth up to the A34 (parcels HFT09 and HFT10) Isolated parcels to the north of Handforth (parcels HFT06 and HFT07) 58 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

60 The land east of Handforth up to the bypass is free of built development but it is isolated from the wider Green Belt and well-connected to the urban area. The bypass would prevent encroachment into the wider surrounding countryside. This could be seen as an opportunity to help round-off the existing settlement pattern, although there are constraints to development particularly at the southern end of this area. Parcels HFT06 and HFT07 do serve a separation function although this is diminished somewhat by their connection with the urban area and containment by infrastructure. They are isolated from the wider Green Belt. Figure 5.27: Handforth Summary Results of Assessment against Green Belt Purposes 59 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

61 5.4.9 High Legh Land Making a to Green Belt Purposes The assessment did not place any parcels in this category. Land Making a to Green Belt Purposes Land around High Legh (parcels HLE01, HLE02, HLE03, HLE04 and HLE05) The land surrounding High Legh has broadly similar characteristics. The parcels are fairly sizable with often moderate to weak boundaries. The land around the village is open in character and the Green Belt designation prevents encroachment into the surrounding countryside and linear development extending outwards along the surrounding country lanes. Land Making a to Green Belt Purposes The assessment did not place any parcels in this category Knutsford Figure 5.28: High Legh Summary Results of Assessment against Green Belt Purposes Land Making a to Green Belt Purposes Land to the south of Knutsford (parcel KNF01) Area of land to the north-east of Knutsford (parcels KNF13, KNF14 and KNF15) The area to the south of the town is a large area without discernible boundaries. It is not well connected to the urban area and plays an important role in safeguarding the open countryside from encroachment. Parcels in the area to the north-east have varying strengths of boundaries but all 60 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

62 play a vital role in preserving the openness of the Green Belt between Knutsford and Mobberley and in maintaining the narrow gap between the settlements. Land Making a to Green Belt Purposes Land west and north-west of Knutsford (parcels KNF02, KNF03, KNF04, KNF05, KNF06, KNF07, KNF08 and KNF09) Land west and north of Parkgate (parcels KNF11 and KNF12) Most land south-east of Knutsford (parcels KNF16, KNF18, KNF20, KNF21, KNF22 and KNF23) Most of the land to the west of Knutsford is fairly open in character, and there are few boundaries close to the existing urban edge to contain development in the longer term, although ultimately the M6 would prevent encroachment into the countryside beyond. Land to the north-west generally contains more urbanising feature but again, there are few clear boundaries to mark the extent of any future possible development. Land around Parkgate is fairly detached from the urban edge and is currently free from urbanising influences, although the strong boundary formed by Tatton Park would prevent any future encroachment into the surrounding countryside. Most of the land southeast of Knutsford has reasonable boundaries and does not serve a strong separation function. Land Making a to Green Belt Purposes Small areas well connected to the urban edge with reasonably strong boundaries (parcels KNF10, KNF17, KNF19 and KNF24) These parcels are generally well connected to the urban edge and have reasonably strong boundaries to prevent any development from spilling out into the surrounding countryside. Figure 5.29: Knutsford Summary Results of Assessment against Green Belt Purposes 61 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

63 Macclesfield Land Making a to Green Belt Purposes Land north-west of Macclesfield (parcels MAC06, MAC07 and MAC08) Most areas beyond the edge of the settlement to the north and east of Macclesfield (parcels MAC15, MAC16, MAC18, MAC20, MAC22, MAC23, MAC28, MAC32, MAC33, MAC34 and MAC35) The land to the north-west of Macclesfield plays an important role in maintaining the openness of the Green Belt between Macclesfield and Prestbury, and in preventing the settlements from merging. It also has a role in preventing linear type development spreading outwards along the exiting local road network, which would also reduce the gap between settlements. The land to the north is again important in maintaining the narrow gap between Macclesfield, Prestbury and Bollington and in preventing the settlements from merging. Land beyond the outer edges of the settlement to the east plays less of a separation role, but the majority is open countryside detached from the urban area with few urbanising influences and weak boundaries to contain any future development and prevent it from spreading some distance out into the countryside. The Green Belt designation here also prevents further linear development spreading outwards into the countryside along the local road network. Land Making a to Green Belt Purposes ity of the area south and south-west of Macclesfield (parcels MAC01, MAC02, MAC04, MAC05, MAC36, MAC37 and MAC38) Isolated parcels of land close to the edge of the settlement to the north and east of Macclesfield (parcels MAC09, MAC10, MAC21, MAC27 and MAC31) Parts of the area to the south and south-west are also not well connected to the urban area but in some places there are pockets of built development already. The main concern is the lack of an identifiable defensible boundary to limit the long-term spread of development out into the open countryside. Some parcels also play a role in maintaining the separation between Macclesfield and Gawsworth, although this gap is wider than those to the north separating Bollington and Prestbury. There are also some isolated parcels to the north and east that do not serve quite such a strong Green Belt function as some of the parcels around them (although they are still important). In many cases, this is because they are slightly better related to the urban area and have stronger boundaries to limit the spread of development in the longer term. Land Making a to Green Belt Purposes Isolated parcels to the south-west and north (parcels MAC03, MAC14, MAC17 and MAC19) Riverside Park area extending into the urban area (parcels MAC11, MAC12 and MAC13) Some parcels to the east of the town well connected to the urban area (parcels MAC24, MAC25, MAC26, MAC29 and MAC30) Although making a contribution to Green Belt purposes, the isolated parcels to the south-west and north make less of a contribution than some other parcels due to their stronger connection with the urban area, stronger boundaries and (in some cases) high levels of existing development within 62 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

64 them. The Riverside Park area, whilst important in amenity and other terms, does not perform a strong Green Belt function and is almost entirely surrounded by the urban area. Similarly, there are areas to the east of the town which are well-connected to the urban area and have good boundaries to prevent development spreading out into the surrounding open countryside in the longer term. Whilst these areas perform an important amenity function, their containment by the urban area and (in some cases) high level of existing development within them, has reduced their contributions to the purposes of Green Belt. Figure 5.30: Macclesfield Summary Results of Assessment against Green Belt Purposes 63 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

65 Mere and Bucklow Hill Land Making a to Green Belt Purposes The assessment did not place any parcels in this category. Land Making a to Green Belt Purposes The majority of parcels in the Mere and Bucklow Hill area (parcels MBH01, MBH02, MBH03, MBH04, MBH05, MBH06, MBH07, MBH08, MBH11, MBH12, MBH13, MBH14, MBH15 and MBH16) The majority of the land in this area does not play a significant role in preventing settlements from merging but is important in safeguarding the countryside from encroachment. Land Making a to Green Belt Purposes Area around The Mere (parcels MBH09 and MBH10) The parcels contribute less to the purposes of Green Belt than the others in this area due to their strong boundaries and high level of existing development within them, which has affected their sense of openness. Figure 5.31: Mere and Bucklow Hill Summary Results of Assessment against Green Belt Purposes 64 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

66 Mobberley Land Making a to Green Belt Purposes Land west of Mobberley (parcels MOB01, MOB11 and MOB12) South-east of Mobberley (parcel MOB08) The land west of Mobberley forms part of the narrow gap between Mobberley and Knutsford and is important in maintaining the openness of the Green belt between the two settlements. This is particularly important given the potential for linear development to spread along the B5085 which connects the settlements. Land south-east of Mobberley is detached from the urban area, open in character with weak boundaries to prevent potential future development spreading out a significant distance into the surrounding countryside. Land Making a to Green Belt Purposes Land north and east of Mobberley (parcels MOB02, MOB03, MOB04 and MOB05) Land south of Mobberley (parcels MOB09 and MOB10) These areas serve less of a separation function but in many cases have a weak connection with the urban area and weak boundaries that may not endure in the longer term. Land Making a to Green Belt Purposes Land near Mobberley Brook, east of the main village centre (parcels MOB06 and MOB07) These parcels contain significant levels of existing built development which has reduced their openness and the contribution they are able to make towards the purposes of Green Belt. Figure 5.32: Mobberley Summary Results of Assessment against Green Belt Purposes 65 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

67 Poynton Land Making a to Green Belt Purposes ity of the land to the west and north of Poynton (parcels PYT06, PYT07, PYT19, PYT11, PYT12, PYT14 and PYT15) There is a very narrow gap between Poynton and parts of the Greater Manchester conurbation including Woodford, Bramhall and Hazel Grove. Parcels of land to the east and north are, in general, important in maintaining the openness of the Green Belt between Poynton and the conurbation and in preventing them merging. The land is generally open in character and in places, quite detached from the urban area. Land Making a to Green Belt Purposes ity of the land to the east and south of Poynton (parcels PYT02, PYT04, PYT05, PYT16, PYT17, PYT18, PYT20 and PYT21) Individual parcels to the east of Poynton (parcels PYT08 and PYT10) These areas generally serve less of a separation function but are important in protecting the countryside from encroachment. Land Making a to Green Belt Purposes A number of smaller, well-bounded areas with good connections to the urban area (parcels PYT01, PYT03, PYT13 and PYT19) These parcels are well-connected to the urban area and a number of them have a level of built development already. In the main, they could be considered as urban fringe areas rather than open countryside with strong boundaries to prevent further encroachment into the surrounding countryside in the future. 66 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

68 Figure 5.33: Poynton Summary Results of Assessment against Green Belt Purposes 67 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

69 Prestbury Land Making a to Green Belt Purposes Land to the north and east of Prestbury (parcel PRE01, PRE02 and PRE15) Land south of Prestbury (parcel PRE07) These parcels vary somewhat in character but most serve an important function in maintaining a gap between Prestbury and the adjacent settlements of Macclesfield and Bollington. Land Making a to Green Belt Purposes Land south-east of the village centre (parcel PRE03) Land west of Prestbury (parcels PRE08, PRE09, PRE10, PRE11, PRE12, PRE13 and PRE14) These parcels play an important role in preventing encroachment into the surrounding countryside and, in many cases, in preventing linear / ribbon development spreading further outwards along the local road network. Land Making a to Green Belt Purposes Land south of the village centre (parcels PRE04, PRE05 and PRE06) Much of this finger is isolated from the wider Green Belt and is well-connected to the urban area. Figure 5.34: Prestbury Summary Results of Assessment against Green Belt Purposes 68 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

70 Radway Green Land Making a to Green Belt Purposes The assessment did not place any parcels in this category. Land Making a to Green Belt Purposes Land in the Radway Green area (parcels RDG01, RDG02, RDG03 and RDG04) The parcels in this area are open in character and part of the open countryside. Although they do not perform a strong separation function, they are fairly detached from the urban area and are important in safeguarding the countryside from encroachment. Land Making a to Green Belt Purposes The assessment did not place any parcels in this category. Figure 5.35: Radway Green Summary Results of Assessment against Green Belt Purposes Rode Heath Land Making a to Green Belt Purposes Area north of Rode Heath (parcel RTH02) Land south of Rode Heath (parcels RTH05, RTH06, RTH07, RTH08, RTH09 and RTH11) The area to the north is largely detached from the urban area and free from urbanising influences. It is a large expanse of land with few boundaries to prevent development from encroaching significantly into the surrounding countryside. The parcels to the south vary in size and character but due to the settlement pattern, they are all important in maintaining the openness of the Green Belt 69 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

71 between settlements and keeping a gap between Rode Heath and Alsager / Church Lawton / Lawton Gate / Lawton Heath / Lawton Heath End. Land Making a to Green Belt Purposes Land west and north-west of Rode Heath (parcels RTH01 and RTH10) Area east of Rode Heath (parcel RTH03) These areas are open in character and the Green Belt designation serves to safeguard the open countryside from encroachment. Land Making a to Green Belt Purposes Small area to south-east of Rode Heath (parcel RTH04) Lawton Heath residential area (parcel RTH08) RTH04 is well connected to the urban area and strongly bounded by infrastructure which would prevent further future encroachment into the surrounding countryside. Built development has already spread across parcel RTH08 which reduces its openness and its contribution to Green Belt purposes. Figure 5.36: Rode Heath Summary Results of Assessment against Green Belt Purposes 70 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

72 Siddington Land Making a to Green Belt Purposes The assessment did not place any parcels in this category. Land Making a to Green Belt Purposes Land in the Siddington area (parcels SDG01, SDG02, SDG03, SDG04, SDG06, SDG06, SDG07 and SDG08) This parcels help to safeguard the countryside from encroachment and halt the spread of linear type development extending outwards along the local lanes. Land Making a to Green Belt Purposes The assessment did not place any parcels in this category Wilmslow Figure 5.37: Siddington Summary Results of Assessment against Green Belt Purposes Land Making a to Green Belt Purposes Parcel to the north of Wilmslow and parcel to the south (parcels WLM15 and WLM28) These parcels retain a largely open character despite their proximity to the urban area. They play a vital role in maintaining the openness of the Green Belt between settlements. Land Making a to Green Belt Purposes The majority of the areas to the west of the Wilmslow urban area (parcels WLM02, WLM04, WLM06, WLM09, WLM10, WLM11, WLM12) 71 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

73 The majority of the areas to the east of the Wilmslow urban area (parcels WLM16, WLM17, WLM18, WLM19, WLM20, WLM21, WLM22, WLM25, WLM27) These parcels play an important role in safeguarding the countryside. A number have weak boundaries which may be insufficient to contain any future development in the longer term and others play an important role in preventing further ribbon development spreading outwards along the surrounding country lanes Land Making a to Green Belt Purposes Small area north of A34 (parcel WLM01) Land adjacent to the urban area near Dean Row (parcels WLM03 and WLM05) Linear area following the Bollin Valley (parcels WLM07, WLM08, WLM23, WLM24 and WLM26) Land around Alderley Road in south Wilmslow (parcels WLM13 and WLM14) Parcels in the Dean Row area are well-related to the urban area and already have some degree of urban encroachment. They are well bounded to give a future defendable settlement boundary. The parcels in the area around Alderley Road also have strong boundaries and the existing pattern of development means that their ability to perform a separation function is seriously compromised. In both of these areas, it could be argued that development may help round off the settlement pattern. The area following the Bollin Valley through central Wilmslow, whilst having a strong amenity value does not perform a particularly strong Green Belt function, although it is clear that development would be unlikely in this location in any case. Figure 5.38: Wilmslow Summary Results of Assessment against Green Belt Purposes 72 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

74 6 Summary and Recommendations Cheshire East has significant areas of Green Belt in the north of the Borough (North Cheshire Green Belt) and the east of the Borough (South Cheshire Green Belt). Green Belt boundaries are intended to endure and may only be altered in exceptional circumstances through the preparation or review of the Local Plan. Local Plans are required to meet the objectively assessed development needs of the area wherever possible. The purposes of this Green Belt Assessment are to assess whether exceptional circumstances exist to justify the alteration of Green Belt boundaries through the Cheshire East Local Plan and also to assess land within the Green Belt to identify areas that perform the strongest Green Belt function and those which perform a lesser Green Belt function. 6.1 Exceptional Circumstances Within Cheshire East, there are significant identified needs for market and affordable housing, as well as for new employment land provision. It is considered that in the north of the Borough, these needs cannot be met from towns and villages inset within the Green Belt boundary, or from urban areas inside the Green Belt boundary. Directing additional development to meet these needs to locations beyond the outer Green Belt boundary would lead to unsustainable patterns of development and would not provide sufficient new development in the areas of need. The requirements to allocate sufficient land for the development of market and affordable housing, and for employment development to meet the identified needs within the north of the Borough are considered to constitute exceptional circumstances that justify the alteration of Green Belt boundaries through the preparation of the Local Plan. The South Cheshire Green Belt abuts a number of significant settlements, but none are inset within it, retaining the ability to accommodate their development needs without incursions into the Green Belt. Therefore, it is considered that exceptional circumstances do not exist that would justify the alteration of boundaries to the South Cheshire Green Belt. 6.2 Assessment of Land Within the Green Belt Cheshire East has over 400km 2 of land designated as Green Belt. To reduce the size of the study area, a number of potential sustainable locations for development were identified and strategic parcels of land in those locations were assessed against the purposes of Green Belt, as defined by the National Planning Policy Framework. If, during the production of the Local Plan for Cheshire East, development proposals arise in Green Belt areas not already considered within this study, it is recommended that these areas be subject to a similar assessment of their contribution to the purposes of Green Belt using the methodology set out in Chapter 3. Detailed assessment results from each parcel are included in Appendix A and an overview of the results is shown in Chapter 5. In very general terms, land which has a stronger relationship with the wider open countryside than with an urban area, which has no clear and defensible boundaries or which is important in maintaining a gap between settlements tends to perform the strongest Green Belt function. Land which is well connected to an urban area or contains significant urbanising 73 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

75 influences, with strong defensible boundaries and not forming part of any narrow gap between settlements tends to perform a lesser Green Belt function. The results of these assessments will be an important consideration in determining future land allocations through the Local Plan. As a pure Green Belt Assessment, it is beyond the scope of this study to make recommendations on suitable locations for development, and the results of this study should be considered alongside all the other planning considerations and evidence collected when drawing up the Local Plan. 74 Cheshire East Local Plan Evidence Base: Green Belt Assessment (Sep 2013)

76 Appendix A: Assessments of Strategic Parcels Alderley Edge Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another ALE01:Land east of : Well contained by the surrounding : A vital area of land in Alderley Edge road network (Alderley/Wilmslow Road to the east and the maintaining a gap between Wilmslow and Bypass and west of A34 to the west) and backs onto properties along Brook Lane Alderley Edge. Alderley Road to the south. Prevents the opportunity for development to spread northwards along Alderley/ Wilmslow Road, where there are already a number of buildings, including a hotel and public house contained within the adjacent parcel (ALE02). ALE02: Land south of A34 and east of Alderley Road ALE03: Land east of railway and west of Whitehall Brook ALE04: Land east of A34/railway and west of Heyes Lane/Hough Lane ALE05: Land to the south of Heyes Lane : The land adjoins residential properties to the south along Horseshoe Lane and is bounded by main roads and the railway line. The land is fairly detached from the main built up area of Alderley Edge and has some existing development along Alderley Lane and within the parcel along Harden Park. As such the parcel has a role in limiting the spread of additional development northwards. : Small, fairly flat area of land, contained by strong boundaries created by the rear gardens of the properties along Beech Road to the south, Whitehall Brook to the east and the railway line to the west. However the parcel is only partially contained by the urban edge to the south, adjacent to the rear of properties on Beech Road. : Parcel is isolated from the urban area, with only a small area along the southern boundary abutting the urban edge. The parcel has an important role in preventing ribbon development, particularly along Heyes Lane, but has moderately strong boundaries to the South, east and west (rear of properties along The Circuit to the south, Whitehall Brook to the south west Heyes Lane to the north east and the A34 to the north west). The Northern boundary is not as robust; created by field boundaries formed by hedgerows and narrow lines of trees (not protected) and is unlikely to be sufficient to contain development. : ribbon development already evident within the parcel, particularly along Moss Road to the south and to a lesser extent along Hough Lane to the east. Parcel does prevent further ribbon development along Moss Road and Heyes Lane. Strong boundaries created by the local road network (Hough lane, Heyes Lane, Moss Road and the rear of properties along Duke Street) would help to limit any further sprawl long term. : The parcel forms part of the Green Belt which separates Alderley Edge from Wilmslow. Although there are already a significant number of properties within the parcel, it is essential to retain the small gap that does exist. : Prevents the closure of a narrow gap between Alderley Edge and Wilmslow and the two settlements merging. : Prevents the closure of a narrow gap between Alderley Edge and Wilmslow and the two settlements merging, particularly at Hough Lane where there is some ribbon development spreading southwards from Wilmslow. : The parcel forms part of the Green Belt which separates Alderley Edge from Wilmslow and helps to maintain the gap between the 2 settlements particularly at Hough Lane where ribbon development extends southwards out of Wilmslow. 3 Assist in safeguarding the countryside from encroachment : Detached from the main built up area of Alderley Edge (with the exception of the southern boundary along Brook Lane), relatively open in feel, although the proximity of main roads reduces this somewhat. Well contained by the surrounding road network to prevent encroachment in the long term. : Predominantly detached from the main urban edge, the parcel contains Harden House playing fields and a public footpath crosses the area to the north, providing access to the countryside. There are a number of properties and commercial buildings within the parcel, limiting the sense of openness. However the strong boundaries formed by roads and a railway line prevent further encroachment into the surrounding area. : Prevents the northerly expansion of Alderley Edge into a narrow gap separating Alderley Edge and Wilmslow. Although there are strong boundaries, the majority of the land is divorced from the urban area. : Fairly flat open piece of land used for agriculture, open in character (although there are some properties and farm building mainly confined to the outer edges with outdoor sports facilities and allotments gardens to the south). Forms an important part of the northern edge of Alderley Edge, preventing encroachment, which would significantly narrow the gap between Alderley Edge and Wilmslow, particularly along Hough Lane. A weak northern boundary would be unlikely to prevent development encroaching northwards in the long term. : This is a large parcel, mostly consisting of open agricultural land, with a large number of detached properties located towards the periphery of the site, particularly to the south along Moss Road. Strong boundaries are created by the local road network, which would ultimately prevent further sprawl northwards towards Wilmslow. Overall evaluation Although the strong boundaries would prevent encroachment into the countryside, the parcel has an essential role in maintaining the separation of Alderley edge and Wilmslow. The land has few urbanising influences and mainly consists of gently undulating fields. Openness is affected by the proximity of main roads, particularly the A34 to the west. The parcel of land is bounded by the A34, Alderley Road, railway line and Horseshoe Lane. The parcel consists of 3 distinct areas including, playing fields at the southern end, existing residential and commercial properties set within a wooded area in the middle and a flat grassy area at the northern end. Development has already taken place within the parcel and as such, limits the role of the land in preventing sprawl and encroachment. However, the gap between Alderley Edge and Wilmslow is narrow here and therefore has a separation function. The parcel is mainly agricultural land, with a foot path crossing the northern edge and allotment gardens to the south western corner. The strong boundaries formed by the rear gardens of properties along Beech Road to the south, Whitehall brook to the east and a railway line to the west, create a coherent parcel, which is important in the separation of Alderley Edge and Wilmslow. Fairly flat area of land between A34, railway, Heyes Lane, Hough Lane and Whitehall brook consisting predominantly of large fields separated by hedges and narrow lines of trees (not protected) and a number of water courses and footpaths cross the area. Land plays an important role in preventing the spread of Alderley edge northwards and preventing further ribbon development southwards along Hough Lane and ultimately in preventing the 2 settlements merging. This is a large parcel, located to the north east of Alderley edge, mostly in agricultural use with properties located around the edge of the land, particularly to the south along Moss Road, where ribbon development is evident. The parcel is well contained by the local road network and has a role in preventing sprawl northwards towards Wilmslow, particularly at Hough Lane where ribbon development extends southwards out of Wilmslow. Overall assessment 75

77 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another ALE06: Land between Moss Road and Mottram Road ALE07: Land south of Mottram Road, between Macclesfield Road and Dickens Wood ALE08: Land to the south of Macclesfield Road ALE09: Land to the east of Congleton Road between Whitebarn Road and Artists Lane ALE10: Land between Congleton Road, the railway line and Welsh Row : Parcel is well connected to the urban edge - adjacent to residential properties on 3 sides (Moss Road to the north, Hough Lane to the east and Duke Street to the west), with existing ribbon development along Moss Road and to a lesser extent along Hough Lane. Despite the existing ribbon development, the parcel does have an important role in preventing further ribbon development along Mottram Road. : Asymmetric parcel formed from agricultural fields and part of Dickens Wood. Mostly detached from the urban area, although large detached properties off Woodbrook Road adjoin the parcel to the east. Relatively weak boundaries (with the exceptions of Mottram Road to the north and Macclesfield Road to the south), formed by field boundaries, footpaths and woodland. Parcel has an important role in preventing sprawl along Macclesfield Road and Mottram Road. : Limited opportunity for ribbon development, as only a small area of the parcel lies adjacent to Macclesfield Road and any sprawl would be restricted by Windmill Wood. Rear gardens back onto the parcel to the north and field boundaries (formed by hedges and trees) create the weaker remaining boundaries to the south, where a small section adjoins Windmill Wood. Much of the parcel forms sensitive boundaries. Much of the parcel adjoins a number of sensitive areas including a number of SSSIs and an SBI. The northern boundary of the parcel also forms the boundary with a conservation area; as such the parcel has a role in preventing development into these areas. : Connected to the urban edge via the rear gardens of the properties along Whitebarn Road and Congleton Road. These are large detached properties within substantial plots which maintain the feeling of openness to some degree. The parcel is well contained with strong boundaries - the rear gardens of properties along Whitebarn Road (north and east boundaries), and the local road network (Artists Lane to the south and south east and Congleton Road to the west). Ribbon development is already prevalent along Congleton Road and so the role in preventing ribbon development here is limited. However, the parcel does prevent further development along Whitebarn Road and Artists Lane : Ribbon development exists along Welsh Row across the southern boundary and along Congleton Road to the east. Properties also adjoin the parcel to the north off Netherfields and the railway line sits to the west of the parcel. As ribbon development is well established along a number of boundaries, the extent to which ribbon development can take place has been reached. : Parcel is located to the east of Alderley Edge forming part of the wider Green Belt, but has only a limited role in the separation of Alderley Edge and Mottram St Andrew to prevent the settlements merging. : Forms part of the wider Green Belt, but does not have a significant role in preventing the merger of Alderley edge and the nearest settlements of Mottram St Andrew or Prestbury. : Forms part of the wider Green Belt, but does not form a separation role in the prevention of settlements merging. Windmill Wood to the south east of the parcel has the ultimate role in protecting the countryside from encroachment : Ribbon development extends southwards along Congleton Road to the southern edge of the parcel. This therefore, limits the role of the parcel in preventing Alderley Edge and Nether Alderley merging, as development already extends this far south. : Properties line the southern boundary of the parcel (along Welsh Row) which limits the role of the parcel in preventing Alderley Edge and Nether Alderley (to the south) merging. 3 Assist in safeguarding the countryside from encroachment : Strong/robust boundaries created by Moss Road to the north, Hough Lane to the east, Mottram Road to the south and the rear gardens of properties along Duke Street to the west, would be sufficient to prevent encroachment into the countryside in the long term. Residential properties surround much of the parcel and can be seen across the area limiting the feeling of openness. As such the role of the parcel in preventing encroachment is limited : Strong boundaries to north and south formed by Mottram Road and Macclesfield Road, however relatively weak boundaries elsewhere formed by field boundaries, footpaths and woodland. Parcel helps contain development and prevents encroachment as the land extends out past the existing urban edge. : Relatively strong northern boundary formed by Macclesfield Road and the rear gardens of properties off Macclesfield Road. The remaining boundaries are relatively weak, created by field boundaries along the southern and western edges, with a small corner adjoining Windmill Wood. The parcel contains a number of large undulating fields used for grazing, several water bodies and a footpath which runs across the north of the area, creating an open feeling. However, the role in preventing the encroachment of the built environment is limited due to the proximity of Windmill Wood to the south. The parcel does have a role in ensuring the adjacent SSSIs and SBI are protected from encroachment. : Clear strong boundaries create a coherent parcel of land. Connected to the urban edge to the north with some residential properties located within the parcel (namely properties on Congleton Road and a number of farms along Artists Lane). These are large detached properties within substantial plots and as such they do little to detract from the openness of the area. Although ribbon development extends southwards out of Alderley Edge along Congleton Road, the parcel prevents the overall extension of Alderley Edge southwards. : Development already exists along the southern boundary, which is a strong boundary, and as such the role in which the parcel has in preventing encroachment is minimal. However, the impact of the southern advance of Alderley Edge would have a greater impact on the surrounding countryside than the current ribbon development. Overall evaluation Located to the east of Alderley Edge, this parcel is surrounded by properties, limiting the role of the parcel in terms of preventing ribbon development and sprawl. While the area is mostly within agricultural use, the feeling of openness is reduced as properties can be seen across the area. The parcel does not have a significant role in preventing Alderley Edge and Mottram St Andrew (the nearest settlement) from merging Located to the east of Alderley Edge, the parcel is mostly wooded with several footpaths running through the area. There are a small number of fields to the north and south of the parcel which are in agricultural use, and detached properties off Woodbrook Road backing onto the land to the east. The parcel is asymmetric with complex boundaries which are difficult to determine, formed by roads, footpaths, field boundaries and woodland. The parcel has a role in both preventing ribbon development along the roads adjoining the parcel and in preventing encroachment. Relatively small area of land located behind properties off Macclesfield Road. While the parcel has relatively weak boundaries (particularly to the south), the role of the parcel in preventing both ribbon development and encroachment of the urban area is limited, as only a small section of the parcel adjoins the road and the proximity of Windmill Wood to the south would contain any future development. The area does have a role in creating a barrier and between the urban area and several SSSIs and an SBI. Situated to the south of Alderley Edge, the parcel is well contained by the local road network and contains a number of large residential properties, farms, as well as footpaths and water bodies. There is a SBI located within the parcel adjacent to Whitebarn Road in the west. Ribbon development is already prevalent along Congleton Road, however the parcel has a role in preventing further development along Whitebarn Road and Artists Lane, and prevents the southwards spread of Alderley edge into what is relatively open countryside. Well contained parcel, located to the south of Alderley Edge, with properties lining the north, east and southern boundaries. The remaining side is bound by the railway line. High level of openness looking westerly. However, with properties surrounding the parcel from the other directions, the openness is limited. The parcel is predominately agricultural in use; although there are private gardens belonging to the properties surround the parcel. Due to the level of ribbon development along a number of boundaries, the overall contribution to the Green Belt is reduced. Overall assessment 76

78 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another ALE11: Land to the east of Alderley Edge Bypass south of Chelford Road ALE12: Land to the west of Alderley Edge Bypass south of Chelford Road ALE13: Land to the east of Alderley Edge Bypass, north of Chelford Road ALE14: Land to the west of Alderley Edge Bypass, north of the cemetery ALE15: South of Whitehall Brook/Brook Lane and east of the Alderley Edge Bypass ALE16: South of Whitehall Brook and North of Brook Lane : Parcel is only connected to the existing urban edge along the northern boundary, where it backs onto properties off Downesway and Blackshaw Lane and therefore feels quite detached from the main urban area. Remaining boundaries include the railway line to the east, a public footpath to the south and the Alderley Edge Bypass to the west. Limited opportunity for ribbon development to form, but the isolation from the main urban form increases the role of the parcel in preventing sprawl. : Strong boundaries to the north /north west created by Chelford Road and the eastern boundary is formed by the Bypass. The southern boundary is the weakest point which is created by a brook. Separated from the main urban area by the Alderley Edge Bypass, the parcel is quite removed from the urban form. In addition, it plays an important role in preventing ribbon development along Chelford Road to the west of the A34. : Well connected to the urban area to the east, where the parcel backs onto properties off Wilton Crescent, Aldford Place, Haddon Close and Sutton Road. The A34 forms western boundary, while Chelford Road forms the southern boundary. New residential properties off Brook Lane are located to the north of the area, where existing ribbon development is evident. Parcel helps to prevent ribbon development to the south along Chelford Road, although the A34 would ultimately check sprawl in the long term. : Separated from Alderley Edge by the A34, the parcel is divorced from the urban edge and is mostly bound by a small brook. The lack of connection to the local road network means the role in preventing ribbon development is kept to a minimum. : Ribbon development is already present along the northern boundary with Brook Lane and there is limited opportunity for any additional ribbon development elsewhere with the remaining boundaries formed by a small brook. : Large detached properties form the southern edge of the parcel along Brook Lane and form the extent of ribbon development opportunities. Part of the Alderley Edge Golf Club covers the remaining land within the parcel, with the remaining boundaries formed by the brook to the north and the A34 to the east. Parcel has a role in preventing the northerly sprawl of development from Alderley Edge towards Wilmslow : The relatively weak southern boundary formed by a public footpath increase the importance of the parcel in preventing Alderley Edge and Nether Alderley merging, although development would ultimately be limited by the A34. However this would create an extremely narrow gap between settlements. : Forms part of the wider Green Belt separating Alderley Edge and Knutsford. However has a role in preventing the southward spread of Alderley Edge towards the numerous villages and hamlets, such as Great Warford and Chelford to the south. : Forms part of the narrow Green Belt between Alderley Edge and Wilmslow to the north although this role is limited by the location of A34 to the west, which would limit any future development. : A critical component of land separating Alderley Edge and Wilmslow : Ribbon development along Brook Lane already links Alderley Edge with Wilmslow. Any additional development here would lead to the 2 settlements merging. : Ribbon development along Brook Lane already links Alderley Edge with Wilmslow. Any additional development here would lead to the 2 settlements merging. 3 Assist in safeguarding the countryside from encroachment : The parcel contains a number of properties including Old Chorley Hall to the far north of the parcel and a number of buildings and road (Green Lane) associated with Field s Farm. With only a small section of the parcel adjacent to the urban edge, the land is relatively detached and open in character, although road noise does detract from this a little. The weaker southern boundary is unlikely to prevent encroachment in the longer term. : Open countryside, divorced from the urban area, within agricultural use and free from urbanising influences, with the exception of Broome House - a large detached property to the north west of the parcel. The role of the parcel in preventing long term encroachment is removed by the presence of the A34 to the east, which would stop any encroachment from Alderley Edge reaching this point. : Well contained area of land, connected to the urban edge along the northern and eastern boundaries. Land feels relatively open when looking westwards, despite being connected to residential properties and being extremely narrow, due to the lower positioning of the road. Location of the A34 would provide a barrier to further encroachment into the countryside. : Predominantly open in character, divorced from the urban edge, with some urbanising influences located within the parcel including Alderley Edge Water Works to the north and both Carr Field Farm and Oak Ridge Farm in the centre. Relatively weak boundaries formed by a small brook, with the exception of the A34 along the eastern boundary. The lack of robust boundaries to the west would leave the area susceptible to future encroachment. : Existing development along the northern boundary with Brook Lane providing a strong connection to the urban edge. Brook Lane and the A34 (northern and western boundaries) are the only strong boundaries to the parcel. The remaining boundaries (south and east) are formed by brooks (Whitehall Brook to the north and a smaller brook to the south) and are unlikely to be sufficient to with stand development pressures long term : ity of the parcel is formed from part of the Alderley Edge Golf Club. There are existing properties along Brook Lane, but the land feels predominantly open, although manufactured. Although the land adjoins residential properties along Brook Lane, the area feels a little detached from the main urban areas (largely due to the A34 which separates the land from the main urban area). The land has a significant role in preventing the northerly spread of development towards Wilmslow. Overall evaluation Slightly detached parcel of land located to the south east of Alderley Edge, with few urbanising influences within the parcel (with the exception of Old Chorley Hall to the north, and buildings associated with Field s Farm). Relatively open feel to the land, predominately large open fields, although road noise detracts from this a little. The weak southern boundary leaves it exposed to future encroachment although the merger of Alderley Edge and Nether Alderley would be prevented by the A34, although the gap between the 2 settlements would be reduced dramatically Separated from Alderley Edge by the A34, the parcel is within open countryside and relatively free from urbanising influences. While relatively well contained, the parcel s role in preventing sprawl and encroachment is limited somewhat, as development is likely to be contained by A34. Any development westwards of the A34 would feel detached and isolated from the main urban area. Narrow parcel of land, located to the west of Alderley Edge, adjacent to the urban edge and the A34. Ribbon development evident to the north of the area along Brook Lane, limiting the role of the land, although has a part to play in preventing further development to the south along Chelford Road. The location of the A34 would prevent encroachment into the countryside in the long term and prevent settlements merging Land to the west of the A34, divorced from the main urban area. There is a strong sense of openness with land mostly used for agricultural purposes, with the exception of the Water Works to the north. There are few strong boundary options around much of the parcel, making encroachment likely in the longer term, which may lead to the merger of Alderley Edge and Wilmslow. Area of land bounded by Brook Lane, Whitehall Brook, the Alderley Edge Bypass and another small brook to the south. The northern area contains a number of established residential properties set in large plots fronting Brook Lane. While the properties along Brook Lane link up the settlements of Alderley Edge and Wilmslow, the parcel provides a vital role in preventing the merger of the settlements. Land located between Brook Lane, Alderley Edge Bypass and Brook Lane. The majority of the area is part of the Alderley Edge Golf Course, with some established properties fronting Brook Lane, although still feeling detached from the main urban area. Parcel has an essential role in preventing further development which would lead to the merger of Alderley Edge and the Davenport Green area of Wilmslow. Overall assessment 77

79 Alsager Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another 3 Assist in safeguarding the countryside from encroachment ALS01: Land north of Alsager between Cherry Lane, Sandbach Road and Knutsford Road ALS02: Small parcel of land north of Lawton Gate between the canal and Knutsford Road ALS03: Small parcel of land north of Lawton Gate across the canal from Cherry Tree Avenue ALS04: Lawton Gate built-up area north of Liverpool Road West ALS05: Small triangle of land bounded by Liverpool Road West, Crewe Road and Knutsford Road ALS06: Small triangle of land east of Alsager, west of Linley Lane and south of Crewe Road ALS07: Lawton Gate built-up area south of Liverpool Road West : reasonably well connected to existing built up area and contained by strong boundaries formed by urban edge to the south and east and highways to the north and west. Currently limits formation of additional ribbon development on a number of surrounding roads. : strong boundaries formed by the canal, road and urban edge surround the parcel. The parcel is well connected to Lawton Gate, but at some distance from Alsager. Plays a minor role in limiting opportunity for formation of ribbon development north along Old Knutsford Road. : disconnected from urban edge by canal to the south. Weak northern boundaries formed by trees, hedges and stream. : Road network forms strong boundaries west and south with weak boundaries to the east and north with direct access to open countryside. Forms part of the wider green belt containing Alsager s expansion to the north. The parcel is heavily urbanised with green belt washed over the settlement of Lawton Gate. There is little opportunity for further development, other than possibly some small-scale infill development. : strong boundaries formed by surrounding road network separating the parcel from existing settlements. The parcel does not play a strong role in preventing ribbon development and future development here would be well contained. : the parcel plays a small role in preventing ribbon development along Crewe Road up to the former railway line. Future development would be contained by highways which mark the boundary to north and east, and woodland to the south west. : Road network forms strong boundaries north and west with weak boundaries to the east and south. Eastern edge of the parcel opens directly to open countryside. Forms part of the wider green belt containing Alsager s expansion to the north east. The parcel is heavily urbanised with green belt washed over the settlement of Lawton Gate. There is little opportunity for further development, other than possibly some smallscale infill development. : immediately prevents the merging of Alsager with Lawton Heath End and Lawton Gate. Contributes to the wider green belt function and maintaining a strong gap between Alsager and settlements in the immediate vicinity. Existing highways infrastructure provide strong physical boundary to the parcel. : does not have a significant role in separating Lawton Gate from other settlements although forms part of the wider green belt performing this function. : forms part of the wider green belt but does not play a significant separation role between settlements. : is a settlement in its own right and does not have a significant role in separating Alsager from other settlements and does not significantly contribute to the wider openness of the greenbelt or separation of nearby settlements. : The parcel does have a significant role in separating and maintaining openness and separation between existing settlements. Limited horticultural use does compromises a wider sense of openness across adjacent greenbelt areas. : The parcel occupies a narrow gap between the settlement boundary of Alsager and Lawton Gate. Development here would further reduce any sense of openness of between the settlements. : is part of a settlement in its own right and does not have a significant role in separating Alsager from other settlements however does contribute to containing development within the wider greenbelt. : Parcel mainly consists of undulating agricultural land with evidence of urbanising influence along Crewe Road and Linley Lane. Parcel contains encroachment from Alsager on the southern boundary but is mainly free from urbanising influences in other areas. : the parcel is robustly contained with a limited sense of openness. The parcel contains some residential development to the west and is mostly agricultural. Strong boundaries would contain future development. : the land is open countryside and is free from urbanising influences. Although adjacent to the urban edge of Lawton Gate, it is also somewhat detached as it is across the canal with the development edge facing away from the parcel. Weak tree and hedge boundaries would be vulnerable to further encroachment in the future. : the parcel is fully urbanised with weak eastern boundaries and a limited contribution to openness. The countryside within this parcel is fully encroached by development. : Robust boundaries contain existing horticultural development within the site and its relationship to nearby settlements and the surrounding countryside is enclosed by highways boundaries. : although free from urbanising influences and in agricultural use, firm boundaries enclose the parcel offering containment of any future development and surrounding roads / development limit the sense of openness however the parcel does make a contribution to a sense of openness on the approach to Alsager. : the parcel is fully urbanised with weak eastern boundaries and a limited contribution to openness. Overall evaluation The parcel is well contained by strong highways boundaries with strong connections to the northern urban edge of Alsager. Some encroachment has occurred to Crewe Road and Linley Lane. The parcel prevents the northerly expansion of Alsager toward the settlements of Lawton Gate and Lawton Heath and is vital in preventing the settlements from merging. The parcel is contained by strong boundaries, well connected to the settlement of Lawton Gate and significantly enclosed. It does not play a significant role in separating Lawton Gate from Alsager and other settlements and performs a strong role in preventing Lawton Gate from expanding to the north. The small parcel is under agricultural use with no urbanising influences present. The strong border to the south and weak boundaries to the north offer limited potential to contain development. The parcel performs a significant role in maintaining openness of the green belt contributing to the wider separation of settlements. The parcel includes the washed over settlement of Lawton Gate with strong road network boundaries to the south and west and weaker boundaries to the east and north. As the parcel is highly developed its inclusion in the Green Belt limits further expansion but does not significantly contribute to openness, safeguarding or checking sprawl. The parcel is robustly contained by strong road boundaries and subject to limited horticultural development. Although subject to a sense of enclosure by the road network and settlement boundaries, the parcel does make a small contribute to separation of settlements and a wider sense of openness in this location. The parcel performs a strong function maintaining a gap between Alsager and Church Lawton whilst contributing to a sense of openness within the wider green belt and preventing ribbon development along Crewe Road The parcel includes the washed over settlement of Lawton Gate with strong road network boundaries to the south and west and weaker boundaries to the east and north. As the parcel is highly developed its inclusion in the Green Belt limits further expansion but does not significantly contribute to openness, safeguarding or checking sprawl. Overall assessment 78

80 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another 3 Assist in safeguarding the countryside from encroachment ALS08: Land east of : strong boundaries enclose the : the parcel forms part of the : although adjacent to existing Lawton Gate north parcel to north and east (canal), south (Liverpool Road Green Belt separating Lawton Gate from Scholar Green development, the parcel is in agricultural use with few of Liverpool Road West and existing development) and west (existing although a significant gap would still remain if this area urbanising influences and the area retains a West and south and development). The parcel is reasonably well connected to were developed. predominantly open feel. west of canal. Lawton Gate but the parcel does play an important role in preventing ribbon development extending further outwards from the settlement along Liverpool Road West. ALS09: Land east of Lawton Gate, south of Liverpool Road, west of canal and north of railway line. ALS10: Triangle of land south of Lawton Gate and east of Linley Lane ALS11: Area of land between Alsager and Kidsgrove, south of the railway line and east of Linley Lane ALS12: Land south of Alsager between Linley Lane and Mere lake Way (track) ALS13: Land south of Alsager between Merelake Way (track), Merelake Road and Audley Road ALS14: Land south of Fanny s Croft and west of Audley Road ALS15: Land south of the railway line and north of Fanny s Croft : strong boundaries enclose the parcel to north (existing development and Liverpool Road West), south (railway line), east (existing development) and west (canal). The parcel is reasonably well connected to Lawton Gate but the parcel does play an important role in preventing ribbon development extending further outwards from the settlement along Liverpool Road West. : road and rail form strong boundaries west and south with a weaker disused rail line marking the north and east. Parcel contributes to containment of Lawton Gate at Dairylands Road and prevents ribbon development extending southwards along Linley Lane. : the parcel is well contained by rail and road boundaries to the west, north and east, but the parcel is fairly sizeable and there are no clear internal boundaries to prevent development spreading across the entire area in the longer term. The southern boundary is formed by the boundary for the South Cheshire green belt. Strong connections to both Alsager and Kidsgrove contain the spread of these settlements. : The parcel prevents ribbon development extending southwards from Alsager along Linley Lane. The parcel adjoins Alsager at its far northern end but the majority is significantly detached from the urban area and there are weak boundaries to the south and west. : The parcel is well connected to and abuts the southern urban edge of Alsager, although it does extend some way out into the open countryside. The parcel also plays an important role in preventing ribbon development along Audley Road. The boundary to the east is particularly weak. : the north-eastern corner of the parcel is adjacent to the urban area but the majority of the parcel is detached from the urban area, is open countryside and has fairly weak boundaries. The parcel also plays an important role in preventing ribbon development spreading southwards along Audley Road : The parcel is well connected to and abuts the south western urban edge of Alsager. It does not have a significant role in preventing ribbon development and has robust boundaries to the north (rail line) and east (urban edge) although the boundaries to the west (small watercourse) and south (private road) are weaker. It could be argued that development here would help to round off the settlement pattern. : the parcel performs a function separating Lawton Gate from Red Bull and Kidsgrove beyond and contributes to the wider openness of the green belt. : the parcel forms a gap between the former Twyford s factory in Alsager to the east and the southern tip of residential development in Lawton Gate. A reduction in this gap would compromise openness between the two settlements. : The parcel is well connected to both the southern edge of Alsager and the western edge of Kidsgrove performing a strong role in retaining an open gap between the settlements. With few natural or manmade barriers within the parcel, development here would lead to a reduction of the gap between these settlements, compromise the openness of the green belt and could eventually lead to the settlements merging. : The parcel forms part for the gap separating Alsager and Kidsgrove, a narrowing of this gap would compromise the openness of the green belt. : forms part of the gap between Alsager and Kidsgrove, a reduction in which could compromise the openness of the Green Belt, although a significant gap would still remain. : forms part of the gap between Alsager and Radway Green industrial site to the west but development here would not narrow this gap. Does not perform a strong role in retaining the gap between Alsager and Kidsgrove however does form part of the wider Green Belt function toward maintaining openness. : does not really perform a separation function although it does contribute to the wider aims of the Green Belt. Although part of the gap between Alsager and the industrial area at Radway Green, development here would not lead to a narrowing of the gap. : although adjacent to existing development, the parcel is in agricultural use with few urbanising influences and the area retains a predominantly open feel. : the parcel is in agricultural use with no urbanising influences present. Its weaker eastern boundaries would place the adjacent countryside at risk of encroachment. : The parcel is undulating agricultural land with boundaries to the south and east potentially vulnerable to encroachment from the urban edge of Kidsgrove. Although adjacent to both the urban areas of Kidsgrove and Alsager, the majority of the parcel is significantly detached from the urban area and free from urbanising influences. : bar some urbanising development in the north of the parcel the land is mainly in agricultural use and free from urbanising influences. The southern and western boundaries are weak and may not be sufficient to prevent further encroachment in the longer term. : there are some urbanising features to the north and east of the parcel although the majority of the parcel is a golf course and open countryside and retains an open aspect. The weak western boundary is unlikely to prevent further encroachment in the longer term. : there are no significant urbanising features within the parcel and the majority is significantly detached from the urban area. In addition, there are fairly weak boundaries to prevent further encroachment longer term. : although relatively well contained by the urban area, there are few significant urbanising features within the parcel. The weak western and southern boundaries may not prove sufficiently robust to contain any development in the longer term. Overall evaluation The parcel has strong boundaries on all sides which would be sufficient to prevent further encroachment longer term, however the parcel retains an open feel particularly away from the existing development to the west and it also performs an important function in preventing ribbon development extending further outwards from Lawton Gate along Liverpool Road West. The parcel has strong boundaries on all sides which would be sufficient to prevent further encroachment longer term, however the parcel retains an open feel particularly away from the existing development to the west and it also performs an important function in preventing ribbon development extending further outwards from Lawton Gate along Liverpool Road West. : the parcel forms an important gap between Alsager and Lawton gate checking encroachment into the countryside and contributing to the immediate and wider openness of the green belt. It also prevents ribbon development extending southwards along Linley Lane. The parcel maintains an open gap between Alsager and Kidsgrove whilst also containing the encroachment of Kidsgrove into the open countryside. The lack of urbanising features within the parcel ensures it makes a significant contribution to openness. The parcel maintains an important open gap between Kidsgrove and Alsager preventing Alsager's encroachment into the open countryside from the north. It also prevents ribbon development stretching southwards from Alsager s urban boundary which would also reduce the gap between settlements. The parcel contains Alsager's development toward Kidsgrove maintaining a gap between the settlements and ensuring openness of the green belt in this area whilst also contributing to the wider aim of maintaining an open green belt. Fairly detached from the urban area with few urbanising influences, this parcel also has weak boundaries and form part of the gap separating Alsager and Radway Green. : although the parcel is quite well contained by the urban area, does not play much of a role in preventing ribbon development and has a very limited role in the separation of Alsager and Radway Green, it lack of strong boundaries to the south and west means that it plays a significant role in safeguarding the countryside from further encroachment in the future. Overall assessment 79

81 Barthomley and Weston Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from BTM01: Land south of railway line between Barthomley Road and Mill Lane BTM02: Land south of railway line between Mill Lane, A500, Radway Green Road and M6 BTM03: Land between Radway Green Road and M6 BTM04: Triangle of land between Radway Green Road, B6078 and A500 BTM05: Land south of A500 between Radway Green Road and Barthomley Road BTM06: Land south of A500 between Radway Green Road and Audley Road : Strong boundary formed by railway line to the north but other boundaries are not so strong. This area is within the open countryside and not close to any settlements; therefore it does not play a major role in limiting their expansion, or in preventing ribbon development, although it does form part of the wider Green Belt. Any future development within this parcel would be seen as entirely isolated from any settlements. : Very strong boundaries formed by the railway line to the north and the A500 to the south. Fairly strong boundary to the east formed by Radway Green Road, but Mill Lane boundary to the west is not so strong. This area is within the open countryside and not close to any settlements; therefore it does not play a major role in limiting their expansion, or in preventing ribbon development, although it does form part of the wider Green Belt. Any future development within this parcel would be seen as entirely isolated from any settlements. : Narrow parcel with very strong boundary to the east with the M6 and a strong boundary to the west with Radway Green Lane. This area is within the open countryside and not close to any settlements; therefore it does not play a major role in limiting their expansion, or in preventing ribbon development, although it does form part of the wider Green Belt. Any future development within this parcel would be seen as entirely isolated from any settlements. : Triangular parcel with strong boundaries formed by the A500 to the south, Radway Green Road to the west and the B5078 to the east. This area is within the open countryside and not close to any settlements; therefore it does not play a major role in limiting their expansion, although it does form part of the wider Green Belt Development within this parcel would be detached from any urban areas. However, the parcel plays a role in preventing ribbon development spreading along the A500 or the B5078 from the existing small area of development to the south east. : The A500 to the north forms a very strong boundary, while Barthomley Road to the west and Radway Green Road to the south/east are moderate. Parcel prevents any sort of linear or ribbon development of Barthomley along the north of Radway Green Road. The parcel is not close to any major urban areas but does form part of the wider Green Belt : The parcel is not close to any major urban areas but does form part of the wider Green Belt. Reasonably strong boundaries formed by the A500, Radway Green Road and Audley Road. Eastern boundary is the Cheshire / Staffordshire boundary and is weak; partly formed from trees and hedgerows but in other places there are no discernible physical features to mark the boundary. Parcel does have a role in preventing development extending out from Barthomley into the open countryside. merging into one another : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. The existing infrastructure provides this parcel with strong boundaries. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : Parcel has a high degree of openness and Although it does not play a significant role in preventing urban (other than electricity pylons) little development limited to that sprawl or in separating settlements, this is a large parcel with a. of an agricultural nature. Parcel has a direct relationship with high degree of openness and free of significant urbanising the surrounding countryside with no link to any urban areas. influences. Land use is almost exclusively agricultural and has no Other than the brook and railway line to the north, the other close visual links to any existing areas of development. boundaries are small country lanes which could be described as Moderate boundaries may not be sufficient to prevent further moderate at best. They may not be sufficient to prevent further encroachment longer term. encroachment longer term. : Parcel has a high degree of openness and little development (other than some electricity pylons crossing the northern end of the parcel) limited to that of an agricultural nature. However, in recent times Walnut Farm have diversified their activities which has lead to other types of development around the centre of the parcel, i.e. fishing, quad biking, etc. Parcel has a direct relationship with the surrounding countryside with no link to any urban areas. Mill Lane may not be a sufficiently strong boundary to prevent further encroachment longer term. : Parcel is free from development and has a direct relationship with the surrounding countryside with no visible link to any urban areas. There is a high degree of openness, despite the proximity to the M6. Strong boundaries could help to prevent further encroachment in the future : Parcel plays a role in preventing the further encroachment of the commercial development in the south east of the parcel. Other than this small commercial area, the parcel is free from development and has a direct relationship with the surrounding countryside with no visible link to any urban areas. : Northern part of Barthomley is already within the parcel. Plays a role in preventing northwards encroachment into the open countryside. Away from the village, the parcel still enjoys a high degree of openness with relatively little development or urbanising influences and can be considered as open countryside. : Parcel prevents any possible encroachment into the countryside from Barthomley. Other than some limited development along the southern boundary, the parcel still enjoys a high degree of openness with relatively little development. The eastern boundary is particularly weak and is unlikely to be sufficient to prevent further longer term encroachment extending further outwards and into Staffordshire. Although it does not play a significant role in preventing urban sprawl or in separating settlements, this is a large parcel with a high degree of openness and free of significant urbanising influences. Land use is almost exclusively agricultural and has no close visual links to any existing areas of development. Moderate boundary to west may not be sufficient to prevent further encroachment longer term. This parcel does not play a significant role in preventing urban sprawl or in separating settlements. However, it does have a high degree of openness and is free from urbanising influences despite the proximity of the motorway. Strong boundaries would contain any future development. Land use if agricultural with small areas of woodland to the north and south. Parcel is predominantly agricultural with two small areas of development with a direct visual relationship to the surrounding countryside. Parcel will play an important role in preventing further development from sprawling out from the south east corner. Parcel is predominantly agricultural land with a close relationship to the village of Barthomley in the south, as well as a direct relationship with the surrounding countryside. It does have a role in preventing ribbon and other development extending outwards from Barthomley into the open countryside. Parcel is predominantly agricultural with small areas of development along southern and western boundaries. Still retains a high degree of openness and a direct relationship with the surrounding countryside. A particularly weak eastern boundary is unlikely to be sufficient to prevent further encroachment in the longer term

82 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another BTM07L Land south : The parcel is not close to any major urban areas : Forms part of the of Barthomley but does form part of the wider Green Belt. Reasonable wider Green Belt, but does not, between Audley Road boundaries to the west, north and east formed by the existing on its own, form a separation and Deans Lane road network. The southern boundary is dictated by the border role in the prevention of of Cheshire East. As such it is fairly weak strengthened only by a settlements merging. belt of designated Ancient Woodland to the south west. Parcel does prevent any further expansion of Barthomley along Radway Green Road and Audley Road. BTM08: Land bounded by A500, A5020, railway line and Barthomley Road : Strong boundaries formed by roads and railway line. This area is within the open countryside and not close to any settlements; therefore it does not play a major role in limiting their expansion, or in preventing ribbon development, although it does form part of the wider Green Belt. Any future development within this parcel would be seen as entirely isolated from any settlements. : Forms part of the wider Green Belt, but does not, on its own, form a major separation role in the prevention of settlements merging. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : The parcel should prevent inwards This parcel does not play a significant role in preventing urban encroachment from the existing Barthomley settlement. There sprawl or in separating settlements. However, it does have a has been little development outside of the village boundary with high degree of openness and is free from urbanising influences the parcel enjoying a high degree of openness. Has direct Large parcel of mainly agricultural land with a direct relationship relationship to the surrounding countryside. to the surrounding open countryside; southern boundary is Parcel may also be important in the future to prevent particularly weak in places and unlikely to be sufficient to development from spilling over the land beyond the southern prevent further encroachment in the longer term. border of the authority. : Parcel does not have a relationship with any existing urban areas and has a direct relationship with the surrounding countryside. There is very little existing development within parcel, land is predominantly agricultural with some sort of non-natural water body in the northern section. The parcel retains an entirely rural character and a high degree of openness. Parcel is predominantly agricultural land with a high degree of openness and a direct relationship with the surrounding countryside. Parcel a role as part of the wider Green Belt is preventing development and maintaining the openness of the Green Belt. 81

83 Bollington Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another BLG01 Land to the east of Shrigley Road, between Spuley Lane and Smithy Brow BLG02 Land between Smithy Brow and Oakenbank Lane BLG03 Land south of Smithy Road / Ingersley Road / Mill Lane junction, incorporating Savio House BLG04 Land east of Mill Lane and Ingersley Vale BLG05 Land south of Lord Street BLG06 Land south of Chancery Lane BLG07 Land between Oak Lane and Clarke Lane east of the Macclesfield Canal 82 : Well contained to the south and west, where the parcel adjoins the main urban edge. The northern boundary is the Peak District National Park boundary. Formed by field boundaries and hedgerows, this would not be sufficient in itself in preventing further ribbon development along Shrigley Road. : Compact parcel of land, located on the edge of Bollington, detached from the main urban area and has moderate boundaries. Currently limits the ability of ribbon development forming up Smithy Brow. : Moderate to weak boundaries surround the parcel and are mainly formed from private roads, lines of trees or field boundaries. Very limited opportunity for ribbon development to form but the parcel is completely divorced from the main urban area, although there are a number of buildings at the southern end of the parcel associated with Savio House. : Parcel is well connected to the urban area to the north where it adjoins Mill Lane, and to the West where the parcel backs onto the Ingersley Vale former industrial area. There are no urbanising influences within the parcel and the insubstantial boundaries to the south and east highlight the importance of the area in preventing sprawl from the industrial area and along Mill Lane. : Parcel prevents some development along Cow Lane and Lord Street (although very little of the parcel adjoins existing development here). The bigger role is in preventing the spread of the Ingersley Vale industrial area southwards and westwards. : Well contained and connected to the urban area, with Chancery Lane to the north, Jackson Lane to the west and Redway Lane to the south, although a public footpath forms a weaker boundary to the south. Ribbon development already evident within the parcel along Redway Lane and to a lesser extent along Jackson Lane. There would be some opportunity for further ribbon development to take place. : Well contained by the local road network to the south and east (Clarke Lane and Oak Lane respectively), the Macclesfield Canal to the west and is connected to the main urban edge of Bollington to the north (although this is only a small proportion of the parcel). Extensive ribbon development already evident southwards along Oak Lane, which the parcel has a role in limiting. : Does not have a significant role in preventing settlements merging, but forms part of the wider Green Belt separating Macclesfield / Bollington and Stockport. : Part of the wider Green Belt, but does not have a separation function. : Does not have a significant role in separation of Bollington from other settlements, although it does form part of the wider Green Belt. : Does not have a significant role in the separation of Bollington from other settlements, although it does form part of the wider Green Belt. : Does not have a significant role in the separation of Bollington from other settlements, although it does form part of the wider Green Belt. : Does not have a significant role in the separation of Bollington from other settlements, although does contribute to the wider Green Belt. : Forms part of a narrow gap between Bollington and Tytherington. The area of Bollington Cross is closer and could therefore be argued that the parcel does not reduce the overall gap. However, because it is a relatively large parcel, it would change the settlement pattern, which would have a much greater impact in bringing the 2 settlements together. 3 Assist in safeguarding the countryside from encroachment : Parcel mainly consists of undulating agricultural land, although rural properties are scattered across the landscape and more substantial development is visible to the south, limiting the feeling of openness. Development advances further north on the opposite side of Shrigley Road reducing the importance of the parcel in preventing encroachment. : Important in preventing the spread of Bollington eastwards into open land. With moderate boundaries and very few urbanising influences, the parcel does not adjoin the urban area, leaving it divorced from the urban edge and therefore susceptible to future encroachment. : Existing uses within the parcel include Savio House and associated developments. The remaining land is open countryside. The area is divorced from the settlement, has a good sense of openness and the lack of any strong physical or visual features to form boundaries to the parcel, expose it to future encroachment into the countryside. : Land is mainly open countryside with a number of footpaths crossing the parcel. Land is adjacent to the urban edge, backing onto the Ingersley Vale former industrial area and also opposite a number of properties along Mill Lane. Weak boundaries surround the eastern and southern edges of the parcel, which would be vulnerable to encroachment in the longer term. : Parcel adjoins the urban area along the north and east boundaries, but the remaining boundaries are much weaker formed by a track and a footpath which would be insufficient in safeguarding against future encroachment. : Predominantly used for grazing animals, the parcel does have some urbanising influences, mostly confined to the south of the parcel. These include a church on Jackson Lane, a public house on Jackson Lane/Redway Lane and a row of residential properties also along Redway Lane. While the majority of the parcel is well contained, the weaker eastern boundary may expose the parcel to future encroachment into the open countryside. : The parcel is well connected to the urban edge along the northern boundary and contains a number of urbanising influences, including ribbon development along Oak Lane, Hollin Hall Hotel, farm buildings and buildings and development associated with the canal. The remaining area is open in character and is mostly used for grazing. Parcel has an important role in preventing encroachment southwards into a narrow gap separating Bollington and Tytherington. Overall evaluation Located to the north east of Bollington, the parcel is well contained (with the exception of the northern boundary) and has good connections with the urban edge. There are a number of rural properties scattered across the parcel in what is predominantly undulating agricultural land. The parcel prevents ribbon development along Smithy Brow and further ribbon development along Shrigley Road. Its function in terms of encroachment is reduced slightly by the level of development on the opposite side of Shrigley Road. Situated away from the main urban area, the parcel is within agricultural use and is free from urbanising influences. With moderate boundaries surrounding the parcel, the land has an important role in preventing ribbon development along Smithy Brow and in preventing long term encroachment eastwards. This parcel includes Savio House, a rural retreat with associated buildings. The moderate to weak boundaries mostly formed by private roads, lines of trees or field boundaries, mean that the opportunity for ribbon Development is limited. However the parcel is divorced from the urban area and has a good sense of openness. This coupled with the moderate to weak boundaries make this land important in preventing encroachment. Small parcel of land to the south east of Bollington. Predominantly open in character the land adjoins the Ingersley Vale former industrial area and Mill Lane. Weak boundaries formed by the driveway to Savio House and a line of trees leave the parcel vulnerable to encroachment from the industrial area and ribbon development along Mill Lane. Relatively large parcel, free from urbanising influences located to the south east of Bollington. Connected to the urban edge to the north and west, although few opportunities for ribbon development to form. The weaker southern and western boundaries leave the area susceptible to future encroachment. Well contained parcel, with the exception of the eastern boundary. Well connected to the urban edge and contains a number of urbanising influences including existing ribbon development along Jackson Lane and Redway Lane (with some opportunity for additional ribbon development to form). The weak eastern boundary would however leave the area vulnerable to future encroachment. A large parcel to the south of Bollington, containing a number of urbanising influences including residential properties along Oak Lane, which the parcel has an important role in preventing the spread of this southwards. The prevention of encroachment into the countryside is also important, as the gap between Bollington and Tytherington is narrow here. Overall assessment

84 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another BLG08 Land between : Limited opportunity for ribbon : A long narrow parcel of land, the Macclesfield Canal development, due to the strong boundaries formed by located within the narrow gap between Bollington and and the Middlewood the canal and path/cycle way. However, parcel is free Tytherington. Would not reduce the overall gap, as Way (path and cycle from urbanising influences and only connects to the the area of Bollington Cross is closer, but it would way) urban edge along the narrow northern boundary which have the effect of altering the settlement pattern, adjoins an industrial area. adding weight to this area of Bollington, which would have the effect of bringing the settlements closer together. BLG09 Land south of Henshall Road, east of South West Avenue BLG10 Land north of Clarke Lane, east of Bollington Road BLG11 Land between The Silk Road (A523), Bollington Road and Flash Lane BLG12 Land north of Flash Lane BLG13 Land east of Moss Brow, north of Henshall Road : The parcel is well connected to the urban edge backing onto houses along South West Avenue (to the west), Henshall Road and Ledley Street (to the north) and an industrial area to the east. Very little opportunity for ribbon development to form along any of the boundaries. The southern boundary is weak (hedgerow), although it is very narrow and there is a possibility that it would not be sufficient to prevent sprawl longer term. : Well connected to the urban edge along the northern boundary, where the parcel backs onto a number of residential areas, and there are a number of detached properties to the south along Clarke Lane, where the parcel has a role in preventing ribbon development. : Part of the open countryside to the west of Bollington, backing onto properties along Bollington Road. Strong boundaries (formed by roads) contain the parcel. The Green Belt limits the opportunity for more ribbon development, particularly down Bollington Road and along Flash Lane. : Located to the west of Bollington, the parcel contains some existing development, although this is mainly confined to the periphery and includes a church and primary school, residential properties along Moss Brow and a number of farm buildings. The parcel is connected to the urban edge via development on Moss Brow and Flash Lane, where the parcel has a role in limiting further development along these routes. Weak boundaries mean that it would be difficult to prevent further sprawl in the longer term. : Firmly contained parcel, enclosed by residential development. Prevents further development along Moss Brow and Henshall Road. However there is existing development at either end of Henshall Lane and Moss Brow and so could be used to connect existing development, helping to round off the existing settlement pattern. : Although part of a narrow gap between Bollington and Tytherington, the parcel is extremely narrow and separated from the narrowest part of the gap by the Bollington Cross area. Thus reducing the separation function of the parcel. : Prevents the closure of an already narrow gap between Bollington and Tytherington and prevents the two settlements from merging. : Part of a very narrow gap between Bollington, Tytherington and Prestbury. Loss of this gap would effectively lead to the three settlements merging. : Performs a role in maintaining a gap between Bollington and Prestbury. If development occurred here, the settlements would not merge although the gap would be significantly reduced and be extremely narrow. : Contained by existing development, this parcel does not perform a separation function between Bollington and Prestbury. 3 Assist in safeguarding the countryside from encroachment : Extremely open in character and free from urbanising influences. The parcel is relatively detached from the urban edge (with the exception of a narrow edge along the northern boundary which adjoins the industrial estate). Parcel maintains the gap between Bollington and Tytherington and prevents the southwards spread of the settlement. : The parcel is undulating farm land. Free from urbanising influences, although the urban edge is visible across the parcel. Encroachment has already taken place with the development of Bollington Cross, leaving the parcel relatively enclosed and unlikely to contribute towards further encroachment. : The parcel is bound by strong boundaries formed by the urban edge to the north, Middlewood Way (path and cycle way) to the east, Clarke Lane to the south and Bollington Road to the west. There are also a number of urbanising influences which includes farm buildings and residential properties to the south, Bollington Leisure Centre to the north and Shatwell Fold in the centre of the parcel. However, because these urbanising influences are well dispersed, the parcel is able to remain relatively open in character and has a role in preventing the spread of Bollington southwards. : Protects open land separating Bollington, Tytherington and Prestbury. Some urbanising uses including residential properties, Turner Heath Farm and a number of electricity pylons. Although there are strong boundaries to prevent long term encroachment, the parcel does not have a particularly strong connection to the urban edge. : The parcel contains some urbanising influences, but these are mostly confined to the periphery and the parcel still has a feeling of openness. Weak north and western boundaries formed from farm tracks, a footpath and field boundaries, are unlikely to be sufficient in preventing encroachment longer term. : Well contained parcel of land, surrounded by existing residential development. The parcel itself is free from urbanising influences, but being surrounded by development, limits the feeling of openness. The strong boundary formed by Moss Brow would be sufficient to prevent future encroachment. Overall evaluation A relatively well contained parcel, very open in character and free from urbanising influences. Little opportunity for ribbon development to occur, but has important roles in maintaining the gap between Bollington and Tytherington and preventing the overall spread of Bollington southwards into the countryside. Relatively enclosed area of undulating farm land. The parcel does not have a role in preventing ribbon development, and has a limited role in preventing future encroachment. The land is part of a narrow strip of land separating Bollington and Tytherington, but does not have a separation function in its own right. Located to the south of Bollington, this parcel is well contained, with strong boundaries. While there are relatively few opportunities for ribbon development to occur, the parcel has a role in preventing the spread of Bollington Southwards, and is essential in maintaining a gap between Bollington and Tytherington. Predominantly agricultural land abutting The Silk Road, containing a number of properties, particularly along Bollington Road and other urbanising uses. The parcel has a role in preventing further ribbon development along Bollington Road, buts its main role is maintaining the narrow gap between Bollington, Tytherington and Prestbury. Development is largely confined to the periphery, maintaining an open character to the parcel. The parcel currently limits further development along Moss Brow and Flash Lane. The weaker north and western boundaries would be unlikely to prevent long term encroachment and would significantly reduce the gap between Bollington and Prestbury. Located to the west of Bollington, well contained by residential properties and Dean Valley Community Primary School to the north. The parcel itself is free from urbanising influences, but has robust boundaries formed by existing development, Henshall Road and Moss Brow, which would prevent future encroachment. Parcel does not perform a separation function and has a limited role in preventing ribbon development. Overall assessment 83

85 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another BLG14 - Land west of Moss Lane BLG15 Land north of Albert Road, incorporating Bollington Household recycling centre BLG16 - Land to the north east of Albert Road BLG17 Land between Lowerhouse Mills, the reservoir and the River Dean BLG18 Land north of the River Dean and east of the Middlewood Way : Part of the parcel adjoins the existing urban area along the eastern boundary where the parcel backs onto properties off Moss Road and Woodlea Drive, but any development would feel isolated from the main urban area. The remaining boundaries are predominantly weak and are formed by a combination of farm tracks and a wooded area which follows the line of the River Dean. Very little opportunity for ribbon development to occur, although the parcel does prevent the general spread of Bollington north-westwards. : Parcel is isolated from the main urban area and separated by the River Dean, which forms the southern and western boundaries. Weak boundaries surround the remainder of the parcel, formed by farm tracks and field boundaries. As such there is little opportunity for ribbon development to form. : A small parcel completely detached from the main urban area, within open countryside. The parcel is essentially a field used for grazing with weak boundaries including y trees, hedgerows and farm tracks. As such there is little opportunity for ribbon development to form, with the exception of Albert Road to the south, although development ceases before reaching the parcel. : a relatively small parcel of land abutting the existing settlement which is strongly bounded by existing development and the River Dean. Although the parcel is adjacent to the built up area, there is no potential for ribbon development to occur. There are no urbanising influences within the parcel although the adjacent industrial buildings and pylons to the north do affect the openness. : a large area of land. The southeastern edge of the parcel adjoins the urban area. However, for the majority of the boundary, the River Dean separates it from the urban area and given the size of the parcel, the vast majority is open countryside. Although there is little opportunity for ribbon development to occur, there are very few urbanising influences within the parcel (with the notable exception of the pylons running through it) and it has a good sense of openness. : Parcel has a limited role in maintaining a gap between Bollington and Butley Town, although it does serve a wider Green Belt function. : Parcel helps maintain a gap between Bollington and Whiteley Green. Any development here would significantly reduce the gap between settlements and completely alter the existing settlement pattern. : Due to the small size of the parcel, its role in preventing Bollington and Whiteley Green merging is limited somewhat, although it does still form part of the gap between the settlements. : Does not have a significant role in the separation of Bollington from other settlements, although does contribute to the wider Green Belt. : although it does not have a significant role in separating Bollington from any other sizeable settlement, development here would significantly alter the settlement pattern and start creeping towards Whiteley Green. 3 Assist in safeguarding the countryside from encroachment : Land is predominantly in agricultural use, free from urbanising influences and only connected to the urban edge along one boundary, where the parcel backs onto properties off Moss Road and Woodlea Drive. Remaining parcel feels open in character and isolated from the main urban area. Weak boundaries formed by farm tracks and a wooded area which follows the line of the River Dean, are unlikely to prevent encroachment long term. : Separated from the main urban area by the River which forms the southern and western boundaries to the parcel. Remaining boundaries are formed by a combination of farm tracks and field boundaries which would be insufficient to prevent long term encroachment. The land is open and free from any built form (with the exception of the Bollington Household Recycling Centre which is located to the south of the parcel. Any development here would significantly alter the settlement pattern and lead to encroachment due to the openness and isolation of the parcel. : Weak field boundaries surround the parcel, which would be insufficient in preventing encroachment longer term. The parcel is a large field used for grazing, free from any urbanising influences and has an open countryside feel. : the parcel is in agricultural use for grazing and although there are no urbanising influences within the parcel, the adjacent industrial buildings to the south and pylons to the north do affect the sense of openness. The reservoir, existing development and the River Dean provide good defensible boundaries to prevent further encroachment in the future. : There is an existing strong boundary to the built development (River Dean). Once this is crossed there are very few weak boundaries to prevent long term encroachment over a wide area. There are few urbanising influences other than the pylons which cross the area and the whole parcel is relatively detached from the urban area. Overall evaluation Relatively isolated from the main urban area, the parcel is only connected to the urban edge along one side. The remaining parcel is open in character and free from urbanising influences. With weak boundaries (particularly to the north and west) the parcel prevents encroachment into the countryside long term, although its role in preventing settlements merging is minimal, and there is limited opportunity for ribbon development to form. Located within open countryside to the north of Bollington and north of the River Dean. The parcel is isolated from urban development and is mostly used for agricultural purposes. Due to the isolation and nature of the boundaries there is little opportunity for ribbon development to form. However, the parcel helps to maintain an important gap between Bollington and Whiteley Green, and prevents encroachment into the countryside. Located within open countryside to the north of Bollington and north of the River Dean. The parcel is isolated from urban development and is used for agricultural purposes. Due to the isolation and nature of the boundaries there is little opportunity for ribbon development to form. However, the parcel helps to maintain an important gap between Bollington and Whiteley Green, and prevents encroachment into the countryside. Despite the lack of development within the parcel, its proximity to large industrial buildings and pylons affects the sense of openness. There are strong boundaries to prevent further encroachment and the parcel does not have a significant role in maintaining the separation of settlements. Although the south-western edge is adjacent to the urban area, the River Dean separates it and the majority of the parcel is open countryside free from urbanising influences. There are weak boundaries to prevent large scale encroachment in the future. Overall assessment 84

86 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another BLG19 Land between : the parcel has fairly strong : Does not have a significant role in the Middlewood Way, boundaries, except for the small boundary to the north separation of Bollington from other settlements, Lodge Brown and which is weak. There is already some ribbon although does contribute to the wider Green Belt. Macclesfield Canal development extending along Adlington Road / Lodge Brown and the parcel plays an important role in preventing further ribbon development. Away from the part immediately adjoining the settlement, this parcel is fairly free from urbanising influences and has an open countryside feel. BLG20 Land east of Lodge Brow and west of Macclesfield Canal BLG21 Land north of Clarence Mill between Sugar Lane and Long Lane BLG22 Land west of Long Lane to Nab Farm : The parcel is predominantly made up of a recreation ground and Swinerood Wood (protected woodland). There is some ribbon development along Adlington Road although there is limited opportunity for further ribbon development to occur. The parcel has very strong boundaries the River Dean, Macclesfield Canal. In addition, the protected woodland would help to prevent unrestricted sprawl : The parcel is quite divorced from the urban area and any development would here would feel quite separate to the urban area. There are no strong boundaries near to the urban edge to prevent further urban expansion in the future. The parcel plays an important role in preventing ribbon development up Long Lane. : although the topography of the land could pose challenges to development, the parcel plays an important role in preventing ribbon development up Long Lane and Shrigley Road. The hilly terrain is likely to prevent unlimited expansion outwards. : Does not have a significant role in the separation of Bollington from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Bollington from other settlements, although does contribute to the wider Green Belt. : The parcel plays a role in maintaining the separation between Bollington and Pott Shrigley, although the topography and the Peak District National Park would prevent the two from ever merging. 3 Assist in safeguarding the countryside from encroachment : there are a number of buildings in the southern area of the parcel closest to the edge of the settlement, but the majority of the area is largely free from urbanising influences and has a real open countryside feel. The eastern, southern and western boundaries are strong, being formed of the Middlewood Way (former railway line in cutting), the River Dean, a road and a canal. The parcel plays an important role in preventing further development extending some way out from Bollington into the open countryside : the parcel has strong and robust boundaries, and also includes a large area of protected woodland to contain development. There are already a number of buildings and urbanising influences along Adlington Road and around the recreation ground, although these are not present in the areas of woodland and beyond. : There is a limited amount of existing development around some of the edges but it is predominantly open agricultural land. It is a fairly large area and whilst further encroachment could be contained by the minor roads to the east and west, there is a very weak boundary to the north (private track and path) which would not be sufficient to prevent further encroachment long term : the topography is likely to prevent unlimited expansion outwards but there are no clear defined boundaries. Other than some scattered farm buildings, the area is free from urbanising influences and very detached from the urban area. Overall evaluation The parcel plays a significant role in preventing ribbon and other development extending out from Bollington into the open countryside. Away from the southernmost part of the parcel, it is fairly free from urbanising influences and has the feel of open countryside. There are strong boundaries and protected woodland to prevent significant future encroachment. There is some ribbon development along Adlington Road but also limited potential for further ribbon development. This parcel plays an important role in preventing the spread of Bollington outwards into the open countryside. The majority of the area is completely detached from the urban area and whilst the land generally rises towards the north-east there are no obvious features to limit northwards expansion in the longer term. Area of hilly open countryside largely detached from the urban area and free of existing development. The Green Belt plays an important role on preventing further ribbon development up Long Lane and Shrigley Road Overall assessment 85

87 Chelford & Nether Alderley Strategic Parcel 1 Check the unrestricted sprawl of large CNA01: North West of Chelford between Chelford Road, Sandle Bridge Lane and Pedley Brook CNA02: Land north of Chelford up to Lomas s Bottoms and Dog Hole Wood CNA03: Land north east of Chelford between Carter Lane and the railway line CNA04: Land south east of Chelford between railway line, Knutsford Road and Alderley Road CNA05: Land south of Chelford between railway line, Peover Lane and Knutsford Road built-up areas : Strong boundaries formed by Chelford Road and Sandle Bridge Lane to the south and west. Weaker boundary to the east comprised of hedgerow, tree line, private track and a small watercourse. Connected to the existing Chelford development at the far south east of the parcel but the vast majority is significantly detached from the urban area. Makes a significant contribution in preventing ribbon development extending outwards from Chelford along Chelford Road. : Strong boundary to the north with an SBI and belt of Ancient Woodland. The southern and eastern boundaries are weaker, formed mainly by tracks. Parcel is directly linked to the northern corner of the Chelford urban area but the majority of the parcel is fully detached from the urban area and it plays an important role in preventing any further spread to the north. : Preventing eastwards expansion of Chelford along Carter lane and the railway line to the south. Strong southern boundary formed by a railway line but Carter Lane to the north is weaker. Parcel adjoins the eastern edge of Chelford but feels detached from it. : Strong boundaries to this parcel formed by railway line to the north, Knutsford Road to the west and Alderley Road to the east. Parcel is separated from Chelford to the north by the railway which gives a good strong boundary to the existing settlement. However, Knutsford Road does cross the railway and this parcel does play an important role in preventing spread of Chelford south and east wards and also prevents additional ribbon development forming along Knutsford Road. : Strong boundaries to this parcel formed by railway line to the north and west, Knutsford Road to the east and Peover Lane to the south. Plays an important role in preventing further ribbon development spreading along Knutsford Road and Peover Lane Some parts of the parcel are adjacent to Chelford but the majority is significantly divorced from the urban area. 2 Prevent nearby towns from merging into one another : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the gap between Chelford and Alderley Edge. However, the gap is fairly wide and loss of this parcel would not materially reduce the gap. : Forms part of the gap between Chelford and Alderley Edge. However, the gap is fairly wide and loss of this parcel would not materially reduce the gap. : Forms part of the gap between Chelford and Alderley Edge. However, the gap is fairly wide and loss of this parcel would not significantly reduce the gap. It also forms a gap between the old and new parts of Chelford but these are considered to be the same settlement. : forms a gap between the old and new parts of Chelford but these are considered to be the same settlement. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : Parcel prevents westward spread of Large parcel with defined boundaries has a visual relationship with the existing Chelford urban area out into the open countryside. both the Chelford urban centre and the surrounding countryside. Land is mainly agricultural with a commercial pocket to the Mainly agricultural land with a small pocket of commercial activity. western corner, but otherwise largely free from urbanising Plays an important role in the prevention of ribbon development influences. along Chelford Road and any westwards spread from Chelford Visible relationship with the surrounding countryside. itself. : Preventing further development spreading northwards from Chelford as well as from within the parcel. Boundaries to the south and west are not particularly strong and may not be sufficient to prevent further encroachment in the longer term. Land use is agricultural with some limited associated development and small amount of residential development. However, the essential characteristic of this area is of open countryside : Preventing further development spreading eastwards from Chelford. Parcel is agricultural with two pockets of woodland and free from urbanising influences. Question whether the northern boundary would be sufficient to prevent further encroachment in the longer term. : Parcel contains some urbanising influence around its edges but is predominantly free from development and it prevents development from spreading south beyond the railway line. Boundaries are strong enough to contain development in the long term. Parcel has existing linear development mainly centred along Alderley Road. Parcel has a relationship with both built development to the north and the surrounding countryside. : Parcel shares a relationship with the urban area of Chelford, however not as strongly as with other parcels. Just the north corner. ity of land is in agricultural use, with pockets of residential development in the south. Parcel will prevent further encroachment from existing residential uses which may have already happened in the past, i.e. Curtilage extensions. Large parcel with some fairly weak boundaries. Adjoins Chelford urban area but has a stronger relationship with the open countryside. Two pockets of agricultural/residential development to southern and western boundaries. Parcel plays a vital role in preventing further urban sprawl from the north of Chelford, and from further development within the parcel. Adjoins Chelford urban area but has a stronger relationship with the open countryside. Plays an important role in preventing eastwards spread of Chelford. Clear boundaries to this parcel. Plays an important role in preventing southwards spread of Chelford. Land is mainly agricultural with some development in the southern corner. Railway line provides a visual distinction between the urban area and open countryside. Clear and strong boundaries to this parcel and it acts to prevent spread of Chelford as well as from development within. Land is mainly agricultural with development in the southern corner. Railway line provides a visual distinction between the urban area to the north and open countryside. 86

88 Strategic Parcel CNA06: Land between Common Farm Lane, Common Lane, Mill Lane, Snelson Lane and the railway line CNA07: Land south of Chelford between Pepper Street, Common Farm Lane and railway line CNA08: Land between Pepper Street, Mill Lane and Common Lane CNA09: Large triangle of land between Chelford Road, Snelson Lane and Pepper Street 1 Check the unrestricted sprawl of large built-up areas : Moderate boundaries to the south and west with Snelson Lane and Mill Lane but Common Farm Lane boundary to the north is weaker. Strong boundary to the east/south with the railway line. Parcel is completely detached from nearby urban areas, namely Chelford to the north east. It also has a very important role in preventing further ribbon development along the country lanes around Chelford. : adjacent to the urban area with firm boundaries to the east (Pepper Street) and west (railway line) but Common Farm Lane to the south is weaker Plays an important role in preventing further ribbon development along Knutsford Road and Pepper Street. : Strong boundaries to this parcel in the form of Pepper Street, Common Lane and Mill Lane. Parcel separated from urban centres; any development here would be viewed as isolated within the countryside. Currently prevents any further ribbon development from the existing development along the boundaries. : Parcel prevents any linear or ribbon development spreading out from Chelford along Chelford Road and Pepper Street. Firm boundaries to all three sides formed by Chelford Road, Pepper Street and Snelson Lane. Two large woodland areas would prove to be a significant nature defence against future development. Parcel is completely detached from the urban area. 2 Prevent nearby towns from merging into one another : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. Parcel is detached from any significantly developed area. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. However, does prevent any further expansion of Chelford to the south west. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. Good physical boundaries to contain future development, Common Wood to the east provides another natural barrier. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. However, does prevent any further sprawling of Chelford. The existing roads provide firm boundaries to the site, while the woodland areas and associated designations would prove to inhibit possible future development. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : Land is mainly agricultural with a wooded Mainly agricultural with some small development. Parcel is area towards the centre and very small scale development completely detached from areas of urban development, and shares dotted around the edges (predominantly agricultural) parcel. a close relationship with the surrounding countryside. Northern Parcel is detached from any urban area and retains a rural and boundary is weak and may not prevent long term further open character. Boundaries (particularly to the north) may not encroachment; prevents ribbon development extending out from be strong enough to resist further encroachment in the future. Chelford along country lanes : Direct relationship with existing urban area of Chelford but is relatively free from development and retains its open character. Parcel prevents any further westwards spread of Chelford, and together with the designation prevents any further commercial development from the pocket that has spilled over Knutsford Road. Pressure may well be applied to this parcel in the future. Land is mainly agricultural with a large wooded area in the south. : Parcel is not closely related to any significant built up areas and shares a close relationship with the surrounding countryside. Mainly agricultural land with some linear residential development along Mill Lane and Pepper Street with a little along Common lane. Parcel acts to prevent any future extension of this development. : Parcel has firm boundaries to prevent further encroachment in the long term. Although the far eastern tip of the parcel adjoins the Chelford urban area, the parcel is completely separate to the built up area and comprises a large area of open countryside with little development within tits boundaries. Land use is predominantly agricultural with a little development around the site peripheries. Possible evidence of encroachment through curtilage extensions. Woodland proves to be an extra safeguard in terms of any further encroachment inwards into this parcel. Parcel has a direct relationship with both the urban area to the east and the surrounding countryside and prevents further encroachment/sprawl from Chelford. However, future pressure may be applied to weak boundary with the existing commercial pocket. Particularly important in preventing further ribbon development along Knutsford Road and Pepper Street Parcel has no direct relationship with existing urban areas and close links with the surrounding countryside. Agricultural with liner residential development along boundaries. Parcel prevents any further encroachment into the countryside. Parcel has little in the way of existing development, has very little connection with the urban area, and is important in preventing ribbon development spreading outwards from Chelford although its boundaries are sufficient to prevent further encroachment in the future. CNA10: Large area of land between Chelford Road, Alderley Road and Bollington Lane : Large parcel with strong physical features woodland, sand quarry and large water filled former part of quarry would prove to be limiting features in any future development. Currently parcel prevents ribbon development along Chelford Road and Alderley Road. The parcel is close to Chelford but not directly adjacent. Any development within this parcel would be isolated from the urban area. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. The roads making up the boundaries to this parcel would form physical boundaries to any future development. Furthermore, the internal features such as the water bodies and woodland will further inhibit inwards encroachment/development. : Parcel is a mixture of agricultural land, woodland and quarrying. Development is dotted around the parcel which seems to be residential and agricultural; however the vast majority of the site remains open. Parcel is detached from nearby urban centres and closely linked with the surrounding countryside. Parcel, and the physical features within it, should provide protection for any further inwards encroachment or from the surrounding area. Parcel is mainly agricultural with a large wooded area, water body and sand quarry. Detached from any urban area. Has a distinct visual relationship to the surrounding countryside and helps to prevent ribbon development extending outwards from Chelford along Alderley Road and Chelford Road. 87

89 Strategic Parcel CNA11: Large area of land between the railway line, Bollington Lane and A34 CNA12: Land bounded by Stubby Lane, Bollington Lane CNA13: Triangle of land between Bollington Lane, Chelford Road and Congleton Road 1 Check the unrestricted sprawl of large built-up areas : the parcel is detached from any urban areas and therefore does not prevent their expansion. It does have a role in preventing ribbon development along Bollington Lane. Railway line to the northern boundary and A34 to the east are strong boundaries; Bollington Lane is weaker. : Strong boundaries formed by Chelford Road and Bollington Lane. In theory, Stubby Lane is a weaker boundary although the sand quarry would prevent other types of development from encroaching further westwards. Parcel is isolated from any urban areas although it does help to prevent any further ribbon development forming along Chelford Road and Bollington Lane. : Strong boundaries to all three sides with Chelford Road, Bollington lane and Congleton Road. Separate from any urban area but parcel prevents any further ribbon development emanating from the existing at the junction of Congleton/ Chelford Road. 2 Prevent nearby towns from merging into one another : Forms part of the gap between Chelford and Alderley Edge. Development here would affect the openness of the Green Belt between these settlements although it would not ultimately lead to them merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. Existing infrastructure provides solid boundaries to this parcel. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : There are some urbanising influences Parcel is mainly agricultural with some urbanising influences, within the parcel, particularly around its edges. However, it is mainly around the edges. Completely detached from any urban completely detached from any urban area, and is part of the area and does form part of the open gap between Chelford and open countryside. The parcel is large and has few internal Alderley Edge. features to prevent development spreading across its whole area. : Little development within the parcel, however a large part of it is taken up by a sand quarry. Presumably a condition is attached requiring the site to be restored once the operation has finished. This will add a further limitation to any future development. : Clear and solid boundaries to this parcel. Parcel prevents any inwards encroachment from the exiting development in the south east corner. Most of the parcel is agricultural land sharing a definite connection with the surrounding countryside. Very little development within this parcel. Land is split between agriculture and sand quarrying. No real visual connection to existing built up areas and helps to prevent ribbon development forming around its edges along Chelford Road and Bollington Lane. Mainly agricultural land within this parcel with development to the south east corner. Open parcel with distinct relationship with surrounding countryside and visibly detached from urban areas. CNA14: Triangle of land between Welsh Row / Sand Lane, Congleton Road and A34 : Strong boundaries with the A34 to the west, Congleton Road south/east and Sand Lane in the north. The parcel plays an important role in preventing any further linear development along Sand lane and Congleton Road. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. Existing infrastructure provides solid boundaries to this parcel. : Clear and solid boundaries to this parcel. Parcel is predominantly agricultural with a Conservation Area containing Nether Alderley Mill off Congleton Road and shares a definite connection with the surrounding countryside. Parcel borders the residential development of Nether Alderley to the north and prevents the southwards expansion of this. Mainly agricultural land within this parcel with little in the way of development. Residential development beyond the northern boundary, parcel also shares a relationship with the Astra Zeneca site beyond the east boundary, pressure may be applied from this in the future. CNA15: Land east of Congleton Road and south of Bradford lane extending to Heartherley Wood and Beech Wood : Strong boundaries to the parcel. Future development would be contained by the A34/Congleton Road to the west and by the SBI and Ancient Woodland to the east and south. Future development could be seen as isolated; however it would be in place of existing development on the Astra Zeneca site. The parcel does play an important role in preventing non compact linear development spreading southwards from Nether Alderley along Congleton Road. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging, other than to keep the business premises at Alderley Park separate from the village of Nether Alderley. : The parcel is detached from any significant urban area, although there is already a significant level of development within the site. There are three distinct land uses: - agricultural, woodland and developed. Parcel prevents any further inwards expansion of the existing developed areas; the various designations further strengthen this. Diverse parcel which has a visual relationship with both areas of development and the surrounding countryside. There are strong boundaries to prevent further future encroachment but the parcel is important in preventing ribbon development extending southwards from Nether Alderley along Congleton Road. 88

90 Congleton Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another CGT01: Area of land northeast of Swaledale Avenue / Gordale Close and northwest of the canal CGT02: Land east of Buglawton between the canal and Buxton Road CGT03: Land south of Buxton Road between Macclesfield Canal and belt of woodland CGT04: Land south of Middle Lane, north and east of ancient woodland and west of access drive to Wood Farm. CGT05: Land between Macclesfield Canal, railway, ancient woodland and Wood Farm CGT06: Land north of Brookhouse Lane between the railway line and Macclesfield Canal : this small parcel is well contained by the canal along the south eastern boundary, and protected woodland along the southwest, western and northern boundaries. A small portion of the parcel adjoins the urban area to the south but in general the area is not well connected to the urban area. : the parcel is separated from the urban area by the canal which forms a strong boundary along the western/northern edge of the parcel. The A54 Buxton Road defines the eastern boundary. However the north east boundary comprises a relatively weak hedgerow. The parcel helps prevent further ribbon development extending along the A54. : the parcel has a weak relationship with the urban area. The Macclesfield canal runs along the western boundary of the parcel, the A54 Buxton road defines the northern edge and a watercourse/ ancient woodland forms the eastern boundary. Prevents ribbon development spreading outwards along Buxton Road. : the parcel is divorced from the urban area. It has strong boundaries to the west and south (ancient woodland) and to the north (Middle Lane), but the eastern boundary is an unmade access road and is weak. Prevents ribbon development extending along Middle Lane : this oblong shaped parcel is well defined by the canal boundary to the south/east, the railway to the south/west and a band of ancient woodland to the north. However the eastern boundary comprises a hedgerow and is relatively weak. The parcel is completely detached from the urban area. : the parcel is triangular shaped and has strong boundaries formed by the Macclesfield canal and the railway although the southern boundary to Brookhouse Lane is weaker. The parcel is completely detached from the edge of the urban area and forms part of the open countryside. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. 3 Assist in safeguarding the countryside from encroachment : the boundaries to the parcel are robust in terms of containing development. However the parcel is free of urbanising influences and is relatively detached from the urban area. : the canal forms a strong boundary separating the parcel from the urban area. The land is largely free of urbanising influences and is open in character. The weak boundary to the northeast may not be sufficient to prevent further encroachment in the longer term. : the canal forms a strong boundary separating the parcel from the urban area. The land is largely free of urbanising influences and is open in character. The ancient woodland, canal and A54 give strong boundaries to prevent further encroachment in the longer term. : the parcel is open in character and largely free of any urbanising influences. It also has a particularly weak eastern boundary which is unlikely to be sufficient to prevent development encroaching further into the surrounding countryside in the future. : the parcel is open in character but there is a substantial commercial operation at the eastern part of the parcel. It is completely detached from the urban area and forms part of the open countryside. The eastern boundary may not be sufficient to prevent further encroachment into the surrounding countryside in the longer term. : the parcel is open in character and largely free of any development. It is completely detached from the edge of the urban area. Brookhouse Lane (private road) boundary to the south is fairly weak and may not be sufficient to prevent further encroachment into the surrounding countryside in the longer term. Overall evaluation The parcel comprises largely grazing land. The southern part of the parcel, which also contains farm buildings at the boundary with the urban area, is separated from the grazing land to the north by a hedgerow. The parcel is well contained by strong boundaries the Macclesfield canal (also within a Conservation Area) to the east also has a footpath along its western side, and the woodland to the west/north is designated Ancient Woodland. The parcel is relatively detached from the urban area and performs a role in preventing encroachment into the wider Green Belt. The parcel comprises grazing land with a small number of residential properties along the southern boundary adjacent to the A54. There is a small pond, and footpath along the hedgerow forming the north eastern boundary. At the northern part of the parcel a finger of Ancient Woodland extends into the land. The canal, which lies within a Conservation Area, forms a strong boundary but clearly separates the parcel from the edge of the urban area. The weak north eastern boundary may not prevent longer term encroachment into the Green Belt beyond. The parcel is largely grazing land, with a small cluster of residential dwellings in the north west corner of the parcel but largely free from urbanising influences. The canal lies within a Conservation Area. Overhead power lines at the southern and northern parts of the parcel cross the site. Forms part of the open countryside and not well related to the urban area; prevents ribbon development forming along Buxton Road The parcel comprises grazing land with limited residential development towards the north eastern corner. Overhead power lines cross the land and a public right of way exists along the eastern boundary. The parcel is completely divorced from the urban area and has a particularly weak eastern boundary. The parcel comprises mainly grazing land, with a commercial operation occupying approx. 25% of the land. A footpath/bridleway crosses the parcel from east to west. This parcel is detached from the urban area, and the weak eastern boundary would encourage encroachment beyond in the longer term. The parcel is approx.60% grazing land, the remainder comprising an area of woodland, plus an agricultural building in the south east corner of the parcel. The parcel has a fairly weak southern boundary and it is isolated from the urban area. Overall assessment 89

91 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another CGT07: Land between : The parcel comprises a thin : Does not have a significant role Brookhouse Lane and wedge of land bounded by Brookhouse Lane to the in the separation of Congleton from other Biddulph Valley Way north and the Biddulph Valley Way (disused former settlements, although does contribute to the (former railway line, now railway path) which is partly in cutting and partly raised wider Green Belt. footpath). up so forms a reasonably strong boundary. The parcel helps prevent ribbon development along Brookhouse Lane. A small section of the parcel at the north-western end adjoins the edge of the urban area But the parcel is largely detached from the urban area. CGT08: Land east of Congleton between Biddulph Valley Way and railway line CGT09: Area of land southwest of Brookhouse Lane between the railway and Macclesfield Canal up to the Dane-in-Shaw Pasture SSSI CGT10: Land bounded by Dane-in-Shaw Brook, railway line, Biddulph Valley Way and Reade s Lane CGT11: Land between the railway and Reade s Lane, west of Dane-in-Shaw Brook CGT12: Golf course and land between Reade s Lane, Biddulph Road and Castle Inn Road / Mill Lane : the parcel is well contained by the strong railway boundary to the south east, and the Biddulph Valley Way (a former railway line partly in cutting and partly raised up) forms a reasonable northern boundary. A significant part of the parcel, comprising a band of woodland, adjoins the urban area to the south. Despite being located adjacent to the urban area, this band of woodland screens the parcel from it, and it feels very detached from the urban area. : the parcel is contained by strong boundaries: by the railway to the west, Brookhouse Lane to the north, the Macclesfield Canal to the west and the southern boundary adjoins the Danein-Shaw Pasture SSSI. This parcel is significantly detached from the urban area. : this narrow wedge of land is bounded to the east by the Biddulph Valley Way and to the west by the Dane In Shaw Brook. A small section of the parcel at the northern end adjoins the Macclesfield canal. The parcel is not connected to the urban area and forms part of the open countryside. : the parcel is bounded to the north by the Macclesfield Canal, to the east by the weaker boundary formed by the Dane In Shaw Brook, to the south by Reades Lane, although there is already ribbon development along both sides of the road, and to the west a substantial proportion of the parcel adjoins the edge of the urban area. : the parcel is well contained roads Read s Lane to the north, A527 Biddulph Road to the west (except for a small part of the edge of the urban area extending into the parcel) and south, and Castle Inn Road/Mill Lane to the east (although this is a weaker boundary). The parcel plays a role in restricting ribbon development along Reade s Lane from its junction with Biddulph Road, and along the north side of Biddulph Road at the southern extent of the parcel. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : the southern extent of the parcel begins to form part of the relatively narrow gap between Congleton and the settlement of Biddulph, a distance of approximately 2km. The south side of Biddulph Road beyond the parcel forms a spur of residential marking the southernmost extent of the urban area. 3 Assist in safeguarding the countryside from encroachment : The parcel is mainly open in character, although there are two areas of commercial activity. Most of the parcel is completely divorced from the urban area and forms part of the open countryside. : The parcel is open in character, free of urban influences and part of the open countryside. The railway and the Biddulph Valley Way (former railway line) give strong boundaries to prevent further future encroachment into the surrounding countryside. Despite its proximity to the urban area, the screening by trees means that the openness is not affected. : The parcel is open in character comprising woodland and grazing land, and is free of urban influences. There are strong containing boundaries to the parcel and it adjoins the Dane-in- Shaw Pasture SSSI to the south, The area forms part of the open countryside and is very detached from the urban area retaining a great deal of open character. : the parcel is approximately 60% woodland plus some grazing land and is free of urban influences apart from some isolated residential dwellings at the northern end. The parcel is detached from the edge of the urban area and retains a great deal of openness. : the parcel is open in character with significant areas of grazing land and woodland. The parcel is well connected to the edge of the urban area but does retain a largely open character. There is a cluster of buildings towards the centre of the site, served off an access road (Wards Lane). : the parcel comprises mainly a golf course and therefore retains an open character and is largely free of urban influences. The eastern boundary formed by the A527 and the edge of the Golf Club/residential cluster, adjoins the main urban area. Overall evaluation The parcel comprises approx. 50% woodland and rough pasture and 40% grazing land. One of the commercial operations appears largely vacant. There is an area of tarmac used for car parking at the north western part of the parcel. The degree of encroachment by built development does not compromise the open nature of the parcel. Overhead power lines cross the parcel at the eastern end. The parcel is largely detached from the urban area and helps prevent ribbon development extending outwards along Brookhouse Lane The parcel is mainly woodland and grazing land. The Dane In Shaw brook crosses the parcel from north west to south east running along the edge of the woodland area, and a smaller watercourse in the woodland area drains into the brook. It has good boundaries to prevent further future encroachment but the parcel retains a high degree of openness and forms part of the open countryside. The parcel is mainly grazing land, plus some areas of woodland. The canal lies within a Conservation Area which extends into the parcel at the south east. A public right of way runs along the canal towpath. There are other footpaths crossing the parcel and a small pond lies at the northern end. The parcel is free from urbanising influences and divorced from the urban area. It does however have strong boundaries to prevent any further future encroachment into the surrounding countryside. The southern part of the parcel comprises woodland bounded by the brook and the Biddulph Valley Way. There is a public right of way extending northwards along side the Brook and then crossing the parcel to join up with the Biddulph Valley Way. The parcel does not adjoin the urban area, is within the open countryside and retains a great deal of openness The parcel is mainly grazing land separated by hedgerows and woodland areas, plus two ponds. Rowley Wood bordering the Brook in the southern half of the parcel forms a physical barrier to the east. Despite adjoining the urban area, the parcel does retain a largely open character. The eastern boundary might not be sufficient to prevent further encroachment in the longer term. Limited role in preventing ribbon development as this has already extended along Reade s Lane. The parcel is predominantly a golf course with belts of woodland some of which contain trees with TPOs, as well as individual trees on the parcel. As there is a belt of residential development extending along the south of the parcel, and relatively strong boundaries to the parcel, it could be argued that this area would help to round off the settlement, although the majority of the land plays a recreational function and it could be considered as contributing to closing the gap between Congleton and Biddulph. Overall assessment 90

92 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another CGT13: Narrow strip : the parcel forms a thin strip of : the southern extent between Castle Inn Road / land bounded by Castle Inn Road / Mill Lane to the west, of the parcel begins to form part of the Mill Lane and the Biddulph the Biddulph Valley Way to the west, and the A527 to relatively narrow gap between Congleton and Valley Way the south. A small section adjoins Reade s Lane to the the settlement of Biddulph, a distance of north. The parcel does not adjoin the edge of the urban approximately 2km. area. The parcel does help to prevent ribbon development spreading outwards along Biddulph Road. CGT14: Land between Biddulph Road and Congleton Edge Road north of Hollybush Farm CGT15: Large area of land south of Congleton between Congleton Edge Road and Moss Road / The Flash / Mow Lane extending as far as the railway. CGT16: Land south of Congleton to rear of properties on Moss Road, Russell Close, Boundary Lane, Abbott s Close extending out to the cricket ground and line of trees CGT17: Land between Moss Road and the railway line, south of properties on Paddocks Grove. CGT18: Land south of properties on Linksway / Camborne Close between Macclesfield Canal, railway and Peel Lane : the parcel is contained by Congleton Edge Road to the west, the edge of a spur of the urban area to the north and a section of Biddulph Road, The southern/eastern boundary is weak and formed from a farm access road, line of trees, field boundaries and the boundary with Staffordshire. The parcel helps to prevent ribbon development extending southwards along Congleton Edge Road and eastwards along Biddulph Road. : Very large parcel of land with weak boundaries in places. It is bounded by Congleton Edge Road to the east with a small section bounded by the less robust Biddulph Valley Way at the south eastern side. Mow Lane forms the south western boundary and the Flash/Moss Lane the western edge. The northern boundary is formed by an access road and then follows a weaker boundary formed by a hedgerow/tree belt to the edge of the urban area. The parcel plays a role in restricting ribbon development along Congleton Edge Road, and the further spread of development southwards along Moss Road. There are few internal boundaries to prevent development spreading across the whole of this very large area. : a large proportion of the parcel adjoins the edge of the urban area. The south western boundary is moderately strong, defined by an access road to a residential dwelling, whilst to the south east a tree belt/hedgerow forms a weaker boundary. : This wedge shaped parcel is strongly bounded by a railway to the west and Moss Road to the east and south. The northern part adjoins the edge of the urban area. Some ribbon development has occurred along Moss Road but the parcel plays an important role in preventing further ribbon development extending southwards from Congleton. : Square shaped parcel mainly in use as a golf course. Strongly bounded by the canal to the west, Peel Lane to the south and the railway to the east. The northern edge of the parcel adjoins the urban area. The Asbury Golf Club and a small cluster of residential buildings are served off Peel Lane. Due to the existing development pattern of Congleton, any further extension of the urban area here could be considered as sprawl. : The parcel extends into the strategic gap between Congleton and Biddulph and development of the parcel would affect the openness of the gap. The southern edge of the parcel does not provide a strong defensible boundary to prevent the gap being closed further in the future. : the parcel forms part of the strategic gap between Congleton and Biddulph and development of this parcel would seriously erode the openness of the Green Belt between the two settlements. : development of the parcel would have some impact on the openness of the gap between Congleton and Biddulph although it would not lead to a narrowing of the gap overall. : Does not have a significant role in the separation of Congleton from other settlements, although does contribute to the wider Green Belt. : Loss of this parcel would reduce the gap between this part of Congleton and the village of Astbury, although the gap is already narrower in other places. 3 Assist in safeguarding the countryside from encroachment : the parcel retains an open character. There is some sporadic urban development along Castle Inn Road/Mill Lane but the parcel is detached from the urban area. : the parcel comprises mainly grazing land and is open in character. The parcel is attached to the urban area at the northern end but is largely detached from the urban area and the southern/eastern boundary is weak and could encourage encroachment in the longer term into the Green Belt beyond. : the parcel is predominantly in agricultural use, is largely free of urban influences and retains an open character. It plays a key part in preventing the southwards spread of Congleton towards Biddulph. Only a small part of the parcel is adjacent to the urban area and the parcel is within the open countryside. : the parcel is largely free of urban influences, retaining an open character. The south eastern boundary is weak and could encourage encroachment beyond into the open countryside. : The parcel is mainly open in character comprising predominantly grazing land with some residential ribbon development. The northern end is adjacent to the urban area but parcel extends outwards into the open countryside although it does have strong boundaries to prevent further encroachment in the future. : the parcel is open in character with little encroachment by urban development. Any development here would be a finger extending outwards into the countryside. Overall evaluation The parcel comprises mainly areas of woodland / pasture land plus some areas of grazing land. The parcel is disconnected from the urban area, helps to prevent ribbon development spreading along Biddulph Road and makes a contribution to maintaining the openness of the gap between Congleton and Biddulph. The parcel is largely grazing land with belts of trees, hedgerows and a woodland area. There are also ponds and a small pocket of woodland which is designated Ancient Woodland which extends into adjoining land to the east. A public right of way crosses the land from north to south. The parcel helps to prevent ribbon development extending southwards along Congleton Edge Road and eastwards along Biddulph Road. Development of the parcel would reduce the gap between Congleton and Biddulph to less than 2km and the weak southern boundary means it may be difficult to stop further encroachment in the longer term. Most of the parcel is made up of a patchwork of fields used for grazing. The boundaries to the parcel are weak in places and there are no obvious features to prevent development spreading a significant way outward from Congleton and closing the gap between Congleton and Biddulph. The large size of the parcel means it plays a significant role in preventing the outward spread of Congleton into the narrow gap between Congleton and Biddulph and it also prevents ribbon development forming along the network of country lanes. The parcel comprises mainly small linear shaped fields used for grazing. There are a number of mature trees and hedgerows and a small pond on the parcel. The parcel s relatively weaker boundaries to the south mean that there could be pressure for encroachment beyond in the longer term. The parcel is a narrow wedge shaped parcel of land which is well contained by the railway to the west and Moss Road to the east / south. There is a small pond on the land and a small area adjacent to Development of the parcel in isolation would extend a narrow wedge of the urban area out into the countryside and it also plays an important role in preventing non-compact linear type development extending outwards into the open countryside from the urban area. The parcel is mainly in use as a golf course. There is an area of woodland alongside the watercourse at the northern edge of the parcel adjoining the urban area and mature trees can be found throughout the golf course area. Whilst the parcel is well connected with the urban area and has robust boundaries, there are limited urban influences, and the parcel helps prevents encroachment into the countryside beyond. Overall assessment 91

93 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another CGT19: Land between : this parcel forms the bulk of the : the parcel lies just under Lamberts Lane, Macclesfield Astbury Golf Course. The parcel is bounded to the east 1km from the village of Astbury and therefore Canal, Peel Lane and The by the canal and to the north by the less robust a plays a role in preventing the two settlements Howty bridleway (Lamberts Lane). The weaker western merging. The parcel is separated from the boundary is formed by a watercourse with a small part urban area by the Macclesfield Canal. following a track at the southern end and a very small section bounded by Peel Lane. It is not well connected to the existing urban area. CGT20: Land bounded by Lamberts Lane, Newcastle Road (A34), Peel Lane and The Howty CGT21: Land south of properties on Padgbury Lane, east of Dairy Brook, north of Bent Lane and west of Newcastle Road (A34) : this large parcel is bounded to the north by a bridleway (Lamberts Lane) and for a short section by Fol Hollow road. The boundary to the west is formed by the A34 Newcastle Road and the boundary then follows the edge of Astbury village and along Peel Lane to the south and the trackway and watercourse heading northwards back to Lamberts Lane. The parcel has a role in preventing ribbon development along the south side of Fol Hollow and the east side of Newcastle road. Only a very small part of the parcel adjoins the urban area at the north west corner and the parcel is detached from it. : square shaped parcel bounded by the A34 Newcastle Road to the east, Bent Lane to the south, a watercourse to the west and along the edge of back gardens forming the southern extent of the urban area. There is an open area adjoining the gardens to the south (which appear to be extended gardens), as far as the caravan park. The parcel helps to restrict ribbon development southwards along the A34, is not particularly well related to the urban area and has weak southern and western boundaries. : the parcel occupies a very narrow gap (less than 0.5 km) between Astbury village and the edge of Congleton. The northern and eastern boundaries formed by the bridleway / watercourse are relatively weak. : the parcel occupies a very narrow gap (less than 0.5 km) between Astbury village and the edge of Congleton and development here could lead to their merging. 3 Assist in safeguarding the countryside from encroachment : The canal currently forms a robust boundary to the existing urban area. Were development to cross this boundary, there are few boundaries to prevent it spreading a significant way out into the open countryside. The parcel has a particularly weak western boundary. It is almost free of any development apart from a few small farm buildings at the northern end. The separation of the parcel by the Macclesfield canal from the urban area weakens its relationship with the settlement. : open in character and largely free of urban development apart from some farm buildings. Weak relationship with the urban area and relatively weak northern and eastern boundaries. : open in character and largely free of urban development apart from some farm buildings. The parcel has weak southern and western boundaries which may not be sufficient to prevent further encroachment into the surrounding countryside in the longer term. Overall evaluation The majority of the parcel comprises the Astbury Golf Course with a small area of grazing land at the north west corner. The parcel is also characterised by pockets of woodland in and around the golf course. The parcel is somewhat divorced from the urban area and is free from urban development (apart from some isolated farm buildings); The western edge of the parcel is defined by a relatively weak boundary and is close to the village of Astbury. Encroachment onto the parcel would contribute to closing this narrow gap. The parcel is largely in agricultural use, the majority of the fields are used for grazing. There is little evidence of development other than a number of farm buildings. The parcel is substantially divorced from the urban area, is largely free of urban influences and plays a key role in preventing the merger of the urban area with Astbury. It also has some weak boundaries that may not be sufficient to withstand longer term development pressures. The parcel comprises largely grazing land with the north east corner occupied by a caravan park and an open area which appears to be extended gardens for the properties off Padgate Lane. Development of the parcel would close the narrow gap between the edge of the urban area and Astbury village, the parcel prevents ribbon development extending along Newcastle Road and weak boundaries may not be sufficient to withstand future development pressures in the longer term. Overall assessment 92

94 Disley Strategic Parcel DSL01: Disley Golf Course, Jacksons Edge Quarry and covered reservoir DSL02: Land north of Disley, south of canal and west of Hagg Bank Lane DSL03: Land north of Hollinwood Road, east of Hagg Bank Lane and west of Sherbrook Road DSL04: Land north of canal and south of railway line, west of Redhouse Lane DSL05: Land north of canal and south of railway line, east of Redhouse Lane and west of Lower Greenshall Lane DSL06: Land south of Peak Forest Canal, north of railway line, east of Lower Greenshall Lane and west of Overdale Road 1 Check the unrestricted sprawl of large built-up areas : Bounded by country Lanes, Authority boundary, an agricultural track and field boundaries, the parcel has fairly weak boundaries. It is adjacent to Disley s north westerly urban edge. Although constraints within this site such as the Jacksons Edge Quarry and covered reservoir limit the scope for any urban sprawl ribbon development in places, it does serve a vital role in preventing ribbon development extending along Jacksons Edge Road, particularly from the High Lane end. : This land is bounded by an agricultural track, Bank Lane, Peak Forest Canal and part of Disley s northern urban edge. This parcel is relatively well connected to the urban edge. There is little built form in this parcel; however the siting and spread of Hagg Bank Farm does limit this parcel s contribution. It does play an important role in preventing ribbon development forming particularly along Hagg Bank Lane. : Small parcel of land contains part of Disley s northern edge and is bound by Peak Forest Canal, Hollinwood Road, Sherbrook Road and Hagg Bank Lane. Dryhurst Wood gives a good edge to the current settlement boundary and would be effective in containing development. The parcel has prevented ribbon development spreading up Hagg Bank Lane.. The boundaries forming this site are relatively strong due to the canal and woodland and there is limited scope for ribbon development to form as the boundary to Redhouse Lane is wooded. : Peak Forest Canal, Redhouse Lane, railway line and Lower Greenshall Lane provide strong boundaries and create a coherent parcel. A small group of residential properties has formed along Redhouse Lane and Cloughside which impinge on this parcel s contribution to preserving the openness of the Green Belt. Does play some role in preventing further ribbon development along Redhouse Lane : This site is bounded by the, railway line, Peak Forest Canal, Lower Greenshall Lane and the rear of properties on Overdale Road. It is adjacent to an area of existing employment to the west and a residential area to the east. The parcel is fairly well related to the urban area although due to the topography and separation by the railway line, it does feel separate. Also, the parcel has played a role in preventing ribbon development forming along Lower Greenshall Lane. 2 Prevent nearby towns from merging into one another : The parcel is part of a very narrow gap between Disley and High Lane. Development here could effectively merge the two settlements together. In addition, it forms part of the gap between Disley and Marple although this is much wider and has prominent topography, limiting the impact of this parcel. : Due to the character and openness this parcel forms part of the wider Green Belt and forms a part of the gap between Disley, Strines and Hagues Bar. : Due to the small size and siting of this parcel it play a limited role in preventing settlements from merging : Within the gap between Disley and New Mills / Hague Bar. Would not significantly reduce the gap with New Mills and a substantial gap between Hague Bar would s till remain.. Could be argued that this forms part of the gap between New Mills Newtown and Disley. However, it is further away from Newtown than other existing development in Disley and loss of this parcel would not reduce the gap further. : Forms part of the very narrow gap between Disley and Newtown. Despite being within the Parish of Disley, Newtown forms part of the New Mills urban area. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : Land uses within this parcel are mainly This large parcel is adjacent to a predominantly residential area recreational with Disley Golf course occupying the majority of of Disley. The topography of this land is undulating and the area and preserving the openness of the land. There are a includes a golf course, Jacksons Edge Quarry and a covered handful of residential properties scattered throughout the reservoir. The site occupies a large wood land area particularly area. This parcel however serves an important function in to the north and south. The site is designated as the Stanley preventing urban encroachment of Disley into the open Hall Wood SBI and an air shaft runs through the centre of the countryside. site. This parcel is predominantly open and rural in character and serves to prevent the encroachment and retain and gap between settlements. Weak boundaries may not be sufficient to prevent further encroachment in the longer term. : The main uses in this parcel are agricultural with a handful of properties scattered throughout the site. This parcel provides a good deterrent to urban encroachment and whilst the strength of most of the boundaries is questionable, the canal boundary does provide a strong defensible boundary to the north which could withstand future development pressures. : parcel includes a woodland area, allotments and an open field. The topography of the land slopes down towards the canal. Although adjacent to the urban area, the area is fairly free from built development and the separation by the woodland and the rising topography means that most of it retains an open aspect. : The parcel is adjacent to the urban area but feels very detached it is separated by the canal and area is largely covered by mature woodland area with an opening in the central part of the site. The canal which runs to the south of this site provides a strong defensible barrier to preventing urban encroachment. : This parcel is adjacent to the urban area but separated by the canal. It consists largely of agricultural land, a woodland area, group of terraced properties and Cloughside Farm. The Peak Forest canal runs parallel to an existing employment site, within Disley settlement boundary and provides a strong robust barrier for urban encroachment. There are already significant urbanising influences within the parcel : Boundaries that make up this parcel are strong (canal, railway line, settlement area) New development would be well contained within this parcel particularly by the canal to the north, which provides a strong defensible barrier to future development pressures. However, this area of land is made up on one large, sloping open field and has no urbanising influences. This parcel does play a role in preventing urban encroachment as the parcel feels somewhat detached from the adjacent urban areas. Predominantly agricultural land contained by a canal, roads and agricultural track. This parcel has some urban influences but due to undulating topography, tree coverage, most are not visually prominent. There is a disused mine shaft and an air shaft tunnel which runs through the centre of the site. This parcel is located to the north of Disley and is mostly characterised by wooded area, but also includes allotments and an open area of land. Limited due to the physical constrains of the site, there are very few urbanising influences in this parcel. The land plays a role in preventing urban encroachment and in preventing ribbon development. There are very few urbanising influences within this pocket of land. However, it is adjacent to the urban area and the strong boundaries would prevent any further encroachment in the longer term. This parcel is sited to the north of Disley urban edge. The canal, railway line and Lower Greenshall Lane which runs parallel to Burymewick Wood provide strong boundaries. There are some urbanising influences within this parcel, and together with views of the adjacent industrial complex, these have had some impact on the overall openness of the land. Made up of open agricultural land, lined by mature trees and hedging the topography of land slopes down towards the canal. Essential role in separating Disley from Newtown; prevents ribbon development along Lower Greenshall Lane and retains an open character, despite its proximity to the urban areas.. 93

95 Strategic Parcel DSL07: Area of land north of Peak Forest Canal, south of railway and east of Lower Greenshall Lane extending to Knathole Wood DSL08: Land south of Peak Forest Canal and north of railway, east of properties on Overdale Road DSL09: Pottershey Clough DSL10: Land south of development fronting Buxton Road adjacent to the boundary with Derbyshire DSL11: Land south-west of Woodbourne Road, New Mills DSL12: Land south of Buxton Road and east of Greenshall Lane DSL13: Small triangle of land between Buxton Road and the railway line, east of Lower Greenshall Lane 1 Check the unrestricted sprawl of large built-up areas : A long narrow strip of land, which runs parallel to and between the railway and peak Forest Canal. Lower Greenshall Lane is to the west and the Council s boundary to the east containing a built up area of New Mills. This parcel is in most respects detached from the urban edge and there is little scope for ribbon development. : Adjacent to residential properties on Overdale Road and a built up area of New Mills. Due to the strong boundaries that define this site, such as railway line and Peak Forest Canal there is no scope for ribbon development within this parcel. : A very small parcel of land defined by Buxton Road, railway line, the Authority s administrative boundary and residential properties located along Meadowside. Positioned between two built up areas this parcel is well connected. However due to the amount of tree coverage there is very limited scope of ribbon development. : Located to the south of a built up area which extend into the borough from New Mills. There is limited scope for ribbon development due to boundary types which surround this parcel; field boundaries, public footpaths and a stream. : A stream and field boundary lined with trees, Public Footpath (Disley No 36) offer fairly weak boundaries. The site does not serve to limit ribbon development urban sprawl. However, it is divorced from the urban area and weak boundaries may not be sufficient to contain any development. : This parcel of land adjoins the southern part of the Newtown built up area, which extends from New Mills. This area of land is defined by public footpath No 37 and 38 and Greenshall Lane. Relatively well connected to the urban area. Aside from Greenshall Farm this parcel has served to discourage ribbon development extending from Buxton Road along Greenshall Lane. : A very small triangular plot of land bound by Buxton Road, a railway line and lower Greenshall Lane. Contained by strong boundaries this parcel is well connected to the urban edge and has strong boundaries to contain development. However, it plays a very important role in preventing further ribbon development along Buxton Road. 2 Prevent nearby towns from merging into one another : Forms part of the wider green belt and forms a small gap between New Mills and Disley. : Serves a very significant role in preventing the merge of Disley and New Mills. The effectiveness of this area of land is however impinged upon due to built up area located adjacent to the south boundary which, extends from Newton/New Mills to Disley. : A very thin slice of land positioned between two urban areas. However the size of the site and existing ribbon of development established along Buxton Road to the south of this area of land undermine this parcels contribution to preserving the gap between settlements. : This parcel is complimentary and plays a role in retaining a gap between New Mills and Disley. : Development of this site is unlikely to significant reduce the gap between settlements. : This large parcel forms part of the gap between New Mills and Disley. Development of this parcel would have a significant impact and lead to a reduction in the space between settlements. It also forms part of a very small gap between the ribbon development along Buxton Road, which separates Disley from Newtown. : Due to the pattern of development which has spread along Buxton Road between settlements this parcel plays an essential role in preventing the merger of Newtown and Disley 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : No urban influences within this area This parcel consists largely of agricultural land and large of land. This parcel is covered mostly in mature woodland area. expanse of woodland. There are few urbanising influences. The canal boundary provides a strong boundary to preventing within this area and the parcel is in most respects isolated from urban encroachment of Overdale Road. the urban area. This parcel is complimentary to parcel DLS06 and DSL08 in preventing closure of the small gap and settlements from amalgamating : This are of land consists mainly of mature trees which cover the majority of this site. Aside from 1 or 2 building this parcel is free of urbanising influences. The railway line serves as a strong defensible boundary, preventing encroachment into this parcel. However the canal also forms a strong boundary which would withstand development from encroaching into the countryside. : Whilst the belt of trees (most protected by the Pottershey Clough TPO) in this parcel have provided a strong deterrent to urban encroachment due to this parcel size and position between the built up area, the land plays a limited role in preserving the openness of the Green Belt. : Aside from a small handful of buildings and hard standing this parcel consists largely of agricultural land and is open in character. The land plays a role in discouraging encroachment; however weak boundaries to the south and east of this area are unlikely to contain any future development pressures. : This area of land consists of 3 agricultural fields. The north boundaries of the site are lined with a group of mature trees protected by the Pottershey Clough TPO, which limits the development potential of this site and strengthens the eastern boundary. Separated form the urban edge this parcel has a limited role in preventing urban encroachment but the weak southern boundaries may not be sufficient to prevent further encroachment should development take place here. : There is a small handful of agricultural and residential building within this parcel. However to date this area of land has served as a deterrent to urban encroachment. The boundaries containing this site however, have limited strength and are unlikely, if exposed, to withstand future development pressures. : Apart from a couple of residential properties this parcel consists of an open field lined with mature trees and hedging. The boundaries of this parcel are strong and are sufficient to contain development and prevent further future encroachment. The northern edge of this parcel, running parallel to the canal is designated as an SBI. The parcel is well contained by strong physical boundaries. This are of land has a limited role in preventing ribbon development but serves a very important role in preventing the actual merge of built up areas. Area of land is largely covered by protected TPO preventing the development of this parcel. The scale and position of this parcel between urban areas and pattern of development adjacent to this parcel limit this parcel s contribution. This parcel is bound by a stream, field boundary, Public Footpath Disley No 36 and No 37. A relatively open parcel of land lined with mature trees (most protected by a TPO) containing few urbanising influences. There is very limited scope for ribbon development within this parcel. However the parcel does play a role in discouraging encroachment and preserving the green gap between settlements. A triangular plot of land is largely open in character and consists of agricultural land containing mature trees. The land directly adjacent to the southern boundary is designated by an SBI. Detached from the urban area with an open feel and weak boundaries may not be sufficient to prevent further future encroachment. This parcel is bound by residential properties, public footpath and Greenshall Lane. The south area of this parcel is designated as an SBI limiting the development prospects for this parcel. Consisting largely of agricultural land with few urbanising influences land is generally open in character. This parcel acts as a deterrent for the spread of urban development and an important contribution to retaining the gap between settlements. The topography of this land is undulating and slopes down towards the railway line. Largely free of development his parcel has a significant degree of openness. It plays an essential role in preserving the gap between built up areas and in preventing further ribbon development along Buxton Road.. 94

96 Strategic Parcel DSL14: Land between Buxton Road and the railway line, west of Lower Greenshall Lane DSL15: Land east of Disley urban area, south of Buxton Road, west of Greenshall Lane and north of Corks Lane DSL16: Land between Corks Lane, Ward Lane and Buxton Old Road DSL17; Land bounded by Buxton Old Road, Mudhurst Lane, Green Lane (track) and Long Lane (track) DSL18: Land west of Buxton Old Road, north of Long Lane (track) and east of Green Lane DSL19: Land between Green Lane and properties on St. Mary s Road, Bentside Road and Goyt Road 1 Check the unrestricted sprawl of large built-up areas : This parcel is well connected to the urban edge and is bounded by Buxton Road, a railway line, Lower Greenshall Lane and a boundary of mature trees and hedging. Development including a petrol station restaurant and associated car parking has formed along Buxton Road, but the parcel plays an important role in preventing further ribbon development along Buxton Road. : Large parcel of land adjacent to a predominantly residential area of Disley eastern urban edge and is bounded by Buxton Road, Greenshall Lane, and Corks Lane. A ribbon of semi detached and detached dwelling has already established along Buxton Road extending out of Disley towards Newtown but the parcel plays an important role in preventing further ribbon development, primarily along Buxton Road but also Corks Lane and Greenshall Lane. : Adjacent to the easterly tip of Disley s urban edge but fairly detached from it and forms part of the open countryside between Disley and New Mills. A sporadic pattern of development has formed along Buxton Old Road, Ward Lane and Corks Lane, but this parcel is important in preventing further linear and noncompact development in this area. : Completely separated from the urban edge and contains very few urbanising influences. The parcel has played an essential role in preventing ribbon development extending from Disley s urban edge, particularly along Buxton Old Road. : Adjacent to residential properties to the north and west of the site and is bound by Long Lane, Green lane and public footpath (Disley No.30). There is limited scope for ribbon development within this parcel. : Located adjacent to Disley s settlement area this parcel is contained by relatively weak boundaries which include Green Lane, Field boundary Public footpaths (Disley No.30). There are a few properties within this parcel accessed off Green Lane. However, given this parcel irregular shape development on some of this parcel could round off the settlement boundary. 2 Prevent nearby towns from merging into one another : Due to the pattern of development which has spread along Buxton Road between settlements this parcel plays an essential role in preventing the merger of Newtown and Disley : Complimentary to parcel DSL12 this land forms part of the gap between settlements. Removal of this parcel would significantly compromise the openness of the Green Belt. : Forms part of the wider Green Belt surrounding Disley but plays a limited separation function : Does not play a role in the separation of urban areas but contributes to the wider Green Belt and checks unrestricted sprawl form Disley eastwards. : Does not play a role in the separation of urban areas but contributes to the wider Green Belt and checks unrestricted sprawl form Disley eastwards. : This parcel does not have a role in the separation of urban areas but does contribute to the wider Green Belt and discourage urban encroachment. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : Consisting largely of open agricultural land this This parcel largely of open agricultural land lined with mature parcel degree of openness is limited due to its position, trees and hedging. Included within this are is also A petrol. sandwiched between Buxton Road and a railway line, which station, restaurant and area of are of hard standing and contains Cheshire Mills (an existing employment area) plus the allotments. This parcel provides a very important role in existing commercial developments in the parcel s southeastern preventing the merge of settlements and in preventing further corner. The railway and road provide strong ribbon development along Buxton Road. boundaries which are likely to withstand future development pressures. : Aside from Buxton Road the boundaries of this site are of a moderate strength. A ribbon of trees along the eastern boundary protected by a TPO creates a stronger barrier which is likely to withstand development pressures. Land uses within this parcel are arable and grazing land, garden curtilages, residential properties and a Girl Guides camp. This parcel has a high degree of openness and provides a deterrent to urban encroachment. : Although some development has established along the edge of the built up area within this parcel, the central part of this land consists of open grassed land with clusters of mature trees offering a degree of openness. This parcel therefore has a function in preventing encroachment of Disley eastern tip. Corks Lane and Ward Lane are not strong boundaries to prevent further encroachment in the future. : This site is predominantly arable farming land. Due to the land this parcel enjoys views over Disley and area of Greater Manchester. There are no urbanising influences within this area. Divorced from the urban area, this parcel plays an important role in preventing urban encroachment and Long Lane / Green Lane are particularly weak boundaries that are unlikely to be sufficient to prevent further encroachment longer term. : This parcel is well connected to the urban area. However, aside from a small handful of development there are very few urbanising influences within this parcel. Land is undulating and mainly consists of agricultural land offering a high level of openness. This parcel serves a role in preventing urban encroachment of Disley into the wider countryside. The boundaries are not particularly strong to prevent further encroachment in the future. : This parcel has an undulating topography and is made up of grazing land with a couple of residential and agricultural properties. Large extents of this land borders Disley urban edge enclosing this parcel and significant views across the adjacent urban area limit the sense of openness here, This land does play an important role discouraging urban encroachment into the wider Green Belt, as the boundaries to the adjoining open countryside are weak and may not be sufficient to withstand development in the future. This parcel is adjacent to residential properties located on: Chantry Road, Chantry Close, Sheardhall Avenue and Crabtree Avenue and is bounded by Buxton Road, Greenshall Lane and Cork Lane. The topography of the land slopes downwards from Corks Lane to Buxton Road. The land uses within this parcel preserve the openness of this land and this parcel forms and important contribution to preserving the openness of the Green Belt, particularly as it helps maintain the separation between Disley and Newtown. The topography of this land is undulating ad contains grassed land a disused quarry, a covered reservoir and sporadic residential and agricultural buildings. This parcel forms an important function in preventing urban encroachment and preventing ribbon development along Buxton Old Road and the surrounding country lanes. This parcel is bound by Green Lane, Mudhurst Lane, Buxton Old Road, Long Lane and Public Footpath (Disley No.19). The land consists largely of open agricultural land and has a high degree of openness. This parcel serves a function of preventing urban sprawl into the open countryside and in preventing ribbon development along Buxton Old Road. This parcel sits adjacent to residential properties along Old Buxton Road, Elizabeth Avenue, Royal Road, and Goyt Road. Due to limited built form in this parcel the land is relatively open and rural in character. The boundaries are of moderate strength. Although this parcel offers a limited contribution to prevent urban sprawl and towns form merging it does act as a deterrent to urban encroachment. This parcel is adjacent to a predominantly residential area and graveyard which are screened by a narrow strip of intermittent trees. There are very few urbanising influences within this parcel; however the close proximity of the urban area to this parcel limits parts of this parcel s openness. Weak boundaries are unlikely to contain future development pressures.. 95

97 Strategic Parcel DSL20: Land between Red Lane and track leading to Cock Head Farm DSL21: Land north of Red Lane and south of railway line DSL22: Land south of Buxton Road West, directly west of Disley urban area and north of railway line DSL23: Land between Light Alders Lane, Jacksons Edge Road and Buxton Old Road DSL24: Land between Buxton Road West, Coppice Lane and the railway DSL25: Land at the end of Coppice Lane north of the railway line DSL26: Residential area south of Buxton Road including properties on Farm Lane, Park Road and Coppice Lane 1 Check the unrestricted sprawl of large built-up areas : This are of land is defined by the southern urban edge of Disley, public footpaths (No s 22 and 23), a narrow private access and Red Lane. There are few urbanising influences within this parcel. This area has provided a deterrent to the continuation of ribbon development, out of Disley along Red Lane. : Strip of land contains part of an extending south western tip of Disley urban edge. A railway Lane, Red Lane and a private access track make up a coherent parcel. Parcel serves as a deterrent further ribbon development existing out of the settlement boundary along Red Lane. : Bounded by the railway line, the A6 (Buxton Road West) and a small part of Disley s western settlement boundary. This parcel is well adjacent to the urban area. However, sited between High Lane and Disley this parcel plays a crucial role in preventing ribbon development along Buxton Road West, although the eastern half is also protected by TPOs : Sited between Disley and High Lane urban areas. This parcel consists of Disley sports field, two disused quarry and a number of residential properties peppered throughout the site. An established pattern of ribbon development has not formed along Buxton Road west, Light Alders Lane or Jackson s Edge Road. This parcel is important in preventing ribbon development along these routes. : Triangular plot of land is bordered by A6 (Buxton Road West), Railway line, Coppice Lane and a public footpath (No. 17). This parcel is well connected to the urban area. The entire parcel is covered in trees (although these are not protected). Parcel is important in preventing further ribbon development along Buxton Road West. : This parcel is located to the south east of High Lane s settlement boundary and is contained by Bollinhurst Brook, a railway line and The Council s administrative boundary (wooded). Due to the boundaries which make up this parcel (railway line and brook) there is limited scope for ribbon development to form within this parcel. : This parcel is made up of a predominantly residential area located adjacent to High Lane settlement boundary but within the Parish of Disley. Due to the extensive degree of development within this parcel, this area of land offers little contribution to preventing ribbon development / unchecked urban sprawl. 2 Prevent nearby towns from merging into one another : Forms part of the wider Green Belt. Removal of this parcel would not reduce the gap between Disley and the nearest settlement of Poynton. : Forms part of the wider Green Belt between Disley and High lane. Removal of this parcel would reduce the gap between settlements although the impact would not be as great as the loss of Green Belt on the other side of the railway. : The gap between High Lane and Disley is less than 2 miles and has been undermined by sprawl in surrounding parcels. Situated alongside the m ain route between the two settlements, this parcel plays an important role in keeping them separate : This parcel forms part of the gap between Disley and High lane. A protected group of trees is located along Light Alders lane and creates a green buffer between settlements. The character of this parcel is more akin to a semi rural urban fringe. Removal of this parcel would significantly reduce the gap and risk the full merge of settlements, particularly if ribbon development formed along Jacksons Edge Road and Buxton Old Road. : Forms part of a narrow gap between Disley and High Lane. Removal of this parcel would impact upon the width of the gap between settlements, particularly as it is adjacent to the main route between the settlements. : Forms part of the wider Green Belt but does not serve a specific separation function. Although part of Disley Parish, it is adjacent to the urban area of High Lane. Development would not close the gap between Disley and High Lane : This parcel forms part of the Green Belt between Disley and High Lane. However, the openness in this parcel has been significantly diminished by the high level of existing development and therefore this area does not play a significant role in preventing settlements from merging. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : Land predominantly in agricultural The site sits adjacent to the rear of residential properties use. Undulating and open in character. Function is preventing located on Red Lane. This parcel of land contains a couple of the further spread of Disley, Weak boundaries are however residential properties, agricultural land and a small woodland unlikely to contain any future development pressures. area. This area of land plays an important role in preventing the spread of Disley into the countryside and preventing further ribbon development extending outwards along Red Lane. : large part of the site is occupied by tree coverage some of which are protected by TPOs. Due to the position of a pond and trees the boundaries of this parcel are strong and likely to contain development. Development of this parcel would represent encroachment into the countryside. : Adjacent to only a very small part of Disley s urban edge. This are of land is occupied to a large extent by trees (some protected) restricting the development potential of this site. Strong boundaries would prevent any further encroachment in the future. : this parcel is well connected to the urban areas and contains a large part of Disley s urban edge. Positioned between and in close proximity of two settlement boundaries, the existing development within this parcel and in surrounding parcel undermines this parcels contribution to the openness of the Green Belt and in preventing urban encroachment. : This parcel is separate from the settlement boundary but sits adjacent to a built-up residential area that has encroached into the Green Belt. Whilst the site offers no contribution to preserving the openness, it does, due to the amount of tree coverage offers green buffer between built up area and the wider Green Belt to the south. Buxton Road and the railway line provide strong defensible boundaries which would resist development pressures. : North eastern boundary sits adjacent to a group of trees which strengthen this boundary and restrict the spread of High Lane into the open countryside. The north eastern boundary of this are of land sits adjacent to a built up area not located within the settlement boundary. Boundaries are strong to resist any further encroachment into the countryside in the future. : Whilst the Green Belt designation may help to prevent further intensification of developed uses within the parcel, the high coverage by existing development means that this area can not be considered as countryside. Despite being in the Parish of Disley (Cheshire), it effectively forms part of the adjacent urban area of High Lane within Greater Manchester. Southern end of this site is designated as an SBI. There are TPOs and a large fish pond all of which restrict the development potential for this site. Serves a separation function and prevents ribbon development extending along Red Lane. A narrow of strip of land, free of development (except a small yard area). This parcel is covered by mature trees some protected. This area of land plays an essential role in preventing ribbon development and the merging of settlements. Various uses exist within this parcel including residential, playing fields, agricultural land and large group of protected trees. The openness of the Green Belt has been affected here but the parcel plays a crucial role in preventing the merger of settlements and in preventing ribbon development joining Disley with High Lane. This parcel largely comprises a woodland area, with lodge building and vehicular access. This parcel plays a vital function in retaining a gap between settlements. Adjacent to the urban edge and although fairly rural and open in character there are urbanising influences. Strong boundaries would prevent any development from spreading further into the open countryside This parcel of land is bound by a railway line A6 (Buxton Road), public footpath (No.17) Coppice Lane and Bollinhurst Brook. Due to the high degree of built form from within this parcel, consisting largely of residential properties with some TPOs. The degree of openness has been significantly compromised this parcel therefore offers a limited contribution to the purposes of Green Belt. 96

98 Strategic Parcel DSL27: Residential area north of Buxton Road including properties on Light Alders Lane and Lyme Road 1 Check the unrestricted sprawl of large built-up areas : A triangular, residential area adjacent to High Lane s settlement boundary. As with parcel DSL26, development has already established throughout much of this area of land, this parcel therefore plays a very limited role in preventing further unchecked urban sprawl. 2 Prevent nearby towns from merging into one another : This parcel forms part of the Green Belt between Disley and High Lane. However, the openness in this parcel has been significantly diminished by the high level of existing development and therefore this area does not play a significant role in preventing settlements from merging. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : Whilst the Green Belt designation may help to With residential properties occupying much of this site and prevent further intensification of developed uses within the some TPOs the character of this parcel is urban. Due to the parcel, the high coverage by existing development means that level of built form within this site, this parcel offers little this area can not be considered as countryside. Despite being contribution in preserving the openness of the Green Belt. in the Parish of Disley (Cheshire), it effectively forms part of the adjacent urban area of High Lane within Greater Manchester. 97

99 Handforth Strategic Parcel HFT01: Land south and west of properties on Valley Drive / Knowle Park, north of River Dean and east of Dobbin Brook HFT02 : Land west of Dobbin Brook between Stanneylands Road and Clay Lane HFT03: Land north east of Clay Lane extending to the golf course HFT04: Land between Clay Lane and Davies Avenue, Heald Green HFT05: Small area of land between A555, B5358 and Stanley Road HFT06: Small parcel of land east of B5358 and south of A555 1 Check the unrestricted sprawl of large built-up areas : Strong boundary to east with Manchester Road, River Dean to the south and existing development to the north. Wooded area to the north helps to reinforce this boundary against further southwards development. Has a role in preventing southward sprawl of Handforth as well as ribbon development along Manchester Road. : a large portion is detached from the urban area. Clay Lane / Sagars Road is a particularly weak boundary which is unlikely to be sufficient on its own to withstanding further encroachment into the countryside in the future. : Mostly detached from the urban area of Handforth apart from the north west corner which lies adjacent to residential development. Prevents ribbon development along Clay Lane. The boundaries of the parcel are particularly weak all around and are unlikely to be able to contain any future development : boundary to the north with urban development and the authority boundary, Wilmslow Road to the east and Clay Lane to the south. Not only prevents urban sprawl from Handforth, but prevents the Greater Manchester conurbation extending further southwards. Important role in preventing further ribbon development along the B5358. There is also a weak western boundary which may not prove sufficient to contain development in the longer term. : Although this is a small parcel with strong boundaries, it is separated from the urban area by the A555. It plays an essential role in preventing further ribbon development forming, particularly along the frontage to the B5358, which would reduce the small gap between the settlements even further. : Very small parcel is a wooded area bordered by residential development to the east, the A555 to the north and the B5358 to the west. Very strong boundaries and development could be seen as rounding-off the settlement pattern. 2 Prevent nearby towns from merging into one another : Although Wilmslow and Handforth have already merged in places, there is a gap in this location and this parcel is vital in maintaining the gap between Handforth and Wilmslow, and preventing ribbon development along Manchester Road. : The southern part of the parcel plays a role in keeping Handforth and Wilmslow separate. Were development to extend throughout the parcel, it could reach close to the edge of Wilmslow along Stanneylands Road : Forms part of the gap between Handforth and parts of Greater Manchester (Heald Green and Wythenshawe). Although development here would lead to a slight narrowing of the gap between the two, the gap is certainly narrower in other locations and it would not ultimately lead to the merging of settlements : A vital area of land in maintaining the small gap between Handforth and the Manchester conurbation (Heald Green) to the north. Any reduction of this gap would severely compromise the openness of the Green Belt and could lead to Handforth merging with Greater Manchester. : Some of the parcel is already developed, however the remaining area still forms a visible gap between Handforth and the Greater Manchester conurbation to the north. Further development within this parcel would effectively join the two urban areas together. : Despite its small size and location adjacent to the urban area, this parcel does have a role to play in preventing settlements merging due to the extremely narrow gap between Handforth and Greater Manchester in this location, plus the ribbon development already present along the B5358. This wooded area does provide some visual separation at present and adds something to the feeling of separation, particularly given its location next to the main route between the settlements. 3 Assist in safeguarding the countryside from encroachment : The parcel is well connected to the urban area, and has strong boundaries to withstand any future encroachment in the surrounding countryside. However, the area is fairly free of urbanising influences, particularly away from the Manchester Road end and the parcel retains a reasonable degree of openness : There are a number of urbanising influences within the parcel but its general detachment from the urban area means that it retains a sense of openness. Clay Lane and Stanneylands Road may not be sufficiently strong boundaries to prevent further encroachment in the longer term. : There is a high degree of openness, despite a small pocket of built development around Park Farm and Woodend. In addition, most of the parcel is quite detached from the main urban area of Handforth. Furthermore, the boundaries are particularly weak with Clay Lane (track) to the south-east with the majority of the northern and western boundaries formed by the boundary to the golf course. This is also weak, predominantly consisting of hedgerows and lines of non-protected trees. : Despite its proximity to the two urban areas, this parcel of land is surprisingly free from urbanising influences, except for some existing ribbon development fronting the B5358. The eastern boundary is a line of trees (not protected) marking the edge of the golf course. This is unlikely to be sufficient to prevent further encroachment in the long term. : There is already a degree built development within this small parcel, and there are strong boundaries to prevent any further encroachment in the future. Its sense of openness is somewhat limited due to the existing development and adjacent infrastructure. : Parcel is detached from the wider Green belt, therefore plays a limited role played in safeguarding the wider countryside. Strong boundaries to prevent encroachment into the wider countryside Overall evaluation Predominately agricultural land with farm buildings to the north east corner. Part of the parcel contains a SBI as well as a belt of woodland to the north. The urban area forms two boundaries to the site with Manchester Road to the east. Land plays a role in preventing southwards sprawl of Handforth as well as a vital role maintaining the small gap between Handforth and Wilmslow. Parcel is located to the south west of Handforth and predominately agricultural with a wooded area to the east, Langley and Kent House to the southern tip with a residential care home and agricultural buildings to the western spur of the site. The parcel plays an important role in the prevention of the sprawl and expansion of Handforth. Parcel is relatively open with mature trees along the field boundaries. Detached from the urban area, retains a good sense of openness, prevents ribbon development forming along Clay Lane and has particularly weak boundaries that are unlikely to be sufficient to contain development in the future, running the risk of further encroachment into the countryside. Parcel is predominately agricultural with former agricultural buildings converted to a residential use to the north, commercial uses fronting B5358. Parcel is essential in preventing further ribbon development along the B5358 and in preventing Handforth merging into the Greater Manchester conurbation. Parcel lies between two distinct urban areas. Despite the existing development within the Parcel there is still enough of an open aspect to enable a visual gap between Handforth and the urban area to the north. Although the parcel plays only a limited contribution in safeguarding the countryside from encroachment, its contribution to checking the unrestricted sprawl of large built up areas and in preventing towns from merging is essential. Parcel can be viewed in isolation due to the strong boundaries to the north, west and east. Its contribution to the overall objectives of the Green Belt would appear to be limited, other than its function in providing some visual separation between Handforth and Heald Green along the B5358. Overall assessment 98

100 Strategic Parcel HFT07: Playing fields between Tatton Road and the railway line, south of A555 HFT08: Large area of land east of Handforth Bypass, south of A555 and north of the River Dean, extending across to the Borough boundary HFT09: Parcel of land by A34 Handforth Bypass, belt of trees south of Coppice Way and rear of existing properties on Hill Drive and surrounding roads. NB this parcel is not designated as Green Belt but is included within this assessment for completeness. HFT10: Area of land north of River Dean, east of Dean Road, south of properties on Woodlands Road and west of A34 1 Check the unrestricted sprawl of large built-up areas : Strong boundaries with the A555 to the north, a railway line to the east and existing development to the west. Very well connected to the urban area and development here could be seen as rounding off the settlement pattern. : This is a very large parcel of land with strong boundaries to the west and north formed by the Handforth bypass and the A555. However, the Handforth bypass currently presents a strong boundary to the urban area and once development has crossed this barrier, there are few features within this parcel to prevent it spreading out into the open countryside. The Borough boundary to the east is also a weak boundary (predominantly hedgerows and trees (not protected) which may not be sufficient to prevent further encroachment in the longer term. The parcel is fairly detached from the urban area and the A34 provides a further separation between the two. : Triangular shaped parcel of land with strong boundaries formed by existing development and the A34 Handforth bypass. The parcel is well connected to the urban area, although it is in agricultural use and free from urbanising influences. The A34 would provide a good strong boundary to any future development and it could be argued that this would represent a rounding off of the settlement boundary. Parcel does not play a role in preventing ribbon / linear type development. : Reasonably small parcel of land. Well connected to the urban area but largely covered by reservoirs and woodlands (majority is either ancient woodland and / or protected by Tree Preservation Orders which is likely to prevent significant development in any case. Strong boundaries to parcel and does not play a significant role in preventing ribbon development due to the tree cover and location of reservoirs. 2 Prevent nearby towns from merging into one another : does play a role in keeping a small gap between the northern tip of Handforth and the Handforth Dean / Stanley Green commercial area across the railway, although in reality the two are already only separated by the railway line immediately south of the parcel. : Forms part of the gap between Handforth / Wilmslow with the Greater Manchester Conurbation. Whilst the A555 northern boundary means that development of this parcel alone would not lead to the merging of settlements, it would dramatically reduce the gap and seriously compromise the openness of the Green Belt between them. There is already significant encroachment into the narrow Green Belt to the north of the A555 (in Stockport administrative area) which would further reduce any remaining gap. : Loss of this parcel would lead to a slight narrowing of the gap between this part of Handforth and Bramhall. However, the gap is certainly narrower in other places and it is not considered that this would be significant, particularly as the A34 has already affected the openness directly adjacent to this parcel. : Although Wilmslow and Handforth have already merged, there is a small gap to the east of Dean Row which includes this parcel. Development of this parcel would significantly reduce this small gap, although development would be unlikely in any case due to constraints. 3 Assist in safeguarding the countryside from encroachment : Whilst this area certainly has amenity value, its use as playing fields and enclosure by development and infrastructure means that it performs more of an urban green space function rather than open countryside. Therefore, purely in Green Belt terms, it serves rather a limited function in safeguarding the countryside from encroachment. : Large parcel of land which prevents any development to the east of the Wilmslow-Handforth bypass. Prevents encroachment from the Manchester conurbation from to the north. Forms the eastern boundary to the authority and prevents encroachment from settlements in the neighbouring authority. There is a degree of existing development within the parcel with offices, a sports club and other small scale (mainly agricultural) buildings. However, the parcel is detached from the urban area and its size means that the vast majority retains a great deal of openness. The weak boundary to the east of the parcel means that ultimately, there could be further encroachment into the surrounding countryside. : The parcel is free from urbanising influences and does retain some feeling of openness. However this is reduced by the proximity to and relationship with the urban area plus the bypass to the east. Strong boundaries would prevent any further encroachment in the future. In agricultural use although isolated from the wider countryside. : isolated from the wider countryside and strong boundaries would prevent any further encroachment in the future. No significant urbanising influences within the site but largely surrounded by the urban area and significant infrastructure. Overall evaluation An isolated pocket of Green Belt performing a purpose of protecting an area of Open Space. It does also serve to prevent Handforth spreading right up to the railway line adjacent to Stanley Green / Handforth Dean commercial area but overall its contribution to the purposes of Green Belt is somewhat limited. Mainly agricultural with office buildings and a sports complex to the north. SBI to the southern edge. Bypass forms a strong boundary to the existing urban area site and the parcel plays an important role in preventing further industrial urban form from the west and from the existing uses within the site. Weak eastern boundary may not be sufficient to prevent further future encroachment in the longer term. Parcel plays a vital role in maintaining the openness of the gap between Handforth / Wilmslow and Greater Manchester. Agricultural land crossed by a path/track towards the north. Strong boundaries and well connected to the urban area. Could be seen as rounding off the settlement pattern although the area is currently free from urbanising influences despite being isolated from the surrounding countryside. Parcel is free from existing buildings, and with the SBI and Ancient Woodland designations is an important amenity space. However, it does only serve a very limited Green Belt function due to its connections with the urban area and strong boundaries to prevent further encroachment in the future. Overall assessment... 99

101 High Legh Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into HLE01: Land between Peacock Lane and Wrenshot Lane HLE02: Land between the A50 and Wrenshot Lane HLE03: Land between Ditchfield Lane and the A50 HLE04: Land between the A50 and Halliwell s Brow : Large parcel of land well contained by the local road network (Peacock Lane to the north, Wrenshot Lane to the south, Broadoak Lane to the east and West lane to the west). A small section of the parcel adjoins an existing residential area to the south of the parcel, where there is an opportunity for ribbon development to form the parcel is useful in preventing this. : Well contained parcel with strong boundary lines, backing onto a modern housing estate, to the west. Other boundaries include the A50 to the south and Wrenshot Lane forming the northern and eastern boundaries. While theses boundaries would limit and contain future sprawl, this parcel has a role in restricting ribbon development along the A50 and Wrenshot Lane and the general easterly sprawl of High Legh. : Separated from the main urban area by the A50, although the parcel does contain a number of urbanising influences, including the High Legh Garden Centre, and a number of large detached properties along Ditchfield Lane, which forms ribbon development along the southern boundary. The parcel is therefore important in limiting this, and the weak eastern boundary (formed by a track) would do little in limiting this in the longer term. : Weak field boundaries surround the parcel to the west and south, with the A50 forming the northern boundary and a small country lane (Halliwell s Brow) to the east. Very little urbanising influences currently within the parcel, with the exception of a handful of properties along the A50. The parcel therefore has a role in preventing further sprawl along this route. one another : Part of the wider Green Belt, but does not have a separation function in preventing the merger of settlements. The nearest settlement to the north of High Legh being Lymm, which is located several miles away, with the M56 running between them. : Does not have a role in the separation of urban areas, but contributes to the wider Green Belt and checks the unrestricted sprawl of High Legh eastwards. : Does not have a role in preventing the merger of settlements, but forms part of the wider Green Belt south of High Legh : Does not have a role in preventing the merger of settlements, but forms part of the wider Green Belt to the south and west of High Legh. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : Land is predominantly open in The strong boundaries created by local roads create a character although there are a number of urbanising uses, coherent parcel which has a number of uses, including including High Legh Primary School, a number of small farms agricultural land, Primary School and a golf course. There is a and associated buildings to the north and the south eastern role in preventing ribbon development particularly along the section of land forms part of the High Legh Golf course. Land southern boundary (Wrenshot Lane) which is where the has a role in preventing encroachment northwards, however parcel connects with the existing urban edge. While the strong boundaries and the M56 to the north of the parcel parcel does not have a role in preventing settlements would ultimately contain the spread of development to merging, there is a role in preventing the northward spread of prevent encroachment longer term. high Legh into the countryside. However the strong boundaries and the M56 to the far north would prevent longer term encroachment. : Strong boundaries have the effect of limiting the growth of High Legh eastwards. However, this area is predominantly open in character (with the exception of the sewage works in the far northern corner of the parcel) with the majority of the parcel forming part of the golf course to the south and east. The parcel therefore has a significant role in preventing encroachment into the countryside : Strong boundaries contain the parcel to the north, west and south. However the eastern boundary is formed by a farm track and would be insufficient in preventing encroachment longer term. Urbanising influences are already present within the parcel, including residential properties and a garden centre along Ditchfield Lane, making this even more essential to prevent further encroachment. : Weak boundaries surround the parcel along the south and eastern boundaries, which would be under the most pressure to prevent encroachment, as there is already sprawl evident along the A50. The land is open and predominantly in agricultural use. Located to the east of High Legh, the parcel backs onto a modern residential development, with the sewage works to the far north. The parcel is predominantly open in character, with a large proportion of the parcel forming part of the golf club. The parcel has a significant role in preventing ribbon development along Wrenshot Lane in particular, and helps to prevent encroachment into the countryside. Located south of the A50, detached from the main urban area, incorporating a number of residential properties and a garden centre. Ribbon development already in evidence along the southern boundary with Ditchfield Lane, and although doesn t have a role in preventing neighbouring settlements from merging, it does have a substantial role in preventing encroachment. Disconnected from the urban area due to the location of the A50. The weak boundaries, particularly on the western edge of the parcel, highlight the importance of the Green Belt here in preventing further ribbon development along the A50 and encroachment into the countryside long term. The urbanising influences are generally located to the east of the parcel where the boundaries are stronger. HLE05: Land to the north of A50 between West lane and Crabtree Lane : Well contained parcel of land, bounded by roads, which includes the A50 to the south, West Lane to the east, Mowpen Brow to the north and Crabtree Lane to the west. Ribbon development already existing along most of the boundaries, however, it is most prevalent along Crabtree Lane to the west. : Does not have a role in preventing the merger of settlements, but forms part of the wider Green Belt to the north and west of High Legh. : Robust boundaries surround the parcel and would be sufficient to prevent encroachment long term. Existing uses include a sewage works to the far north and there are a number of detached properties scattered around the periphery of the parcel, but the majority are concentrated to the southern and western boundaries. The remaining land is used for mixed agricultural uses, which help create an open feeling, although residential properties can be seen from most areas. The parcel is adjacent to the main urban edge of High Legh. As such the parcel has an essential role in preventing development encroaching into this area and into the wider countryside. A well contained parcel of land, adjoining the existing urban edge along the boundary with West Lane. Predominantly in agricultural use, there are a number of properties, which form some ribbon development, particularly along Crabtree Lane to the west. Due to the position of the parcel to the west of the main urban area, the parcel is essential in preventing the further outward spread of High Legh westwards. 100

102 Knutsford Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another KNF01: Land to the south of Blackhill Lane and Beggar s Man s Lane KNF02: Land to the east of the M6 to Bexton Road KNF03: Knutsford High School KNF04: Knutsford High School (Lower School) KNF05: land between Northwich Road (A5033) and M6 KNF06: Land between Northwich Road (A5033) and Tabley Road KNF07: Land between Manchester Road, Tabley Road and Green Lane 101 : Very large parcel of land partly contained by strong boundaries formed by the M6, railway line and Toft Road (A50), however the southern boundary is weaker (particularly Ullard Hall Lane). Predominately open area of land, with only a small proportion adjacent to existing urban area; few internal boundaries to prevent development spreading across the whole area and potential for ribbon development to form along Holmes Chapel Road outwards from Knutsford. : Limited opportunity for ribbon development and strong boundaries created by M6, railway line and Sudlow Lane. However, site is predominantly open and due to size, not very well contained, with only a small portion adjacent to the urban edge. : Parcel contains buildings, playing fields and sports pitches associated with the existing use of the land. Well connected to the existing urban area on 3 sides, providing the opportunity to round off existing settlement pattern. However the existing use of the site provides access to the countryside and leisure facilities, and the lack of physical or visual features along the southern edge of the parcel could expose parcel to future sprawl. : Parcel includes buildings and land uses associated with current use of land for school. Partially contained by urban area to the east, with Northwich Road (A5033)/Sudlow Lane forming a clear boundary along the northern edge of parcel. Trees and a hedge line create the western and southern boundaries, with variable integrity. Has a role in preventing ribbon development along Northwich Road (A5033). : Parcel is well contained by the M6 to the west, Northwich Road (A5033) to the north and Sudlow Lane to the south. However, this parcel is separated from existing built up areas and prevents ribbon development extending outwards particularly along Northwich Road. : Part of the open countryside situated between Knutsford and the M6, with existing development along the eastern boundary. Tabley Road and Northwich Road (A5033) form the boundaries to the north and south respectively. Has an important role in preventing further ribbon development extending outwards along Tabley Road, and Northwich Road. : Parcel is well contained by Tabley Road to the south, Green Lane to the west and Manchester Road (A50) to the east. Parcel adjoins a residential area along the south-eastern boundary and contains a number of properties. Parcel has a role in preventing ribbon development along A50 and Tabley Road, with some sprawl already evident along these routes. Forms part of the wider Green Belt between Knutsford and Plumley to the south. However, due to the size of the parcel, development here would reduce the width of gap between settlements substantially; extending the southern boundary of Knutsford, significantly further south. : Limited connection with the main extent of the Green Belt to the west due to severance by the M6. However the parcel arguably forms part of the wider Green Belt due to the openness, small proportion adjoining urban edge and lack of urbanising features within the parcel. : Forms part of the wider Green Belt south of Knutsford, but with 50% of parcel adjacent to the urban area, has limited role in preventing towns and settlements merging. : Forms easterly extent of the Green Belt and does not play a significant role in separating urban areas : Forms part of the wider Green Belt, although role is limited due to the severance of the strong boundary of the M6. : this land is of open character and strong boundaries prevent encroachment. Forms part of a much wider Green Belt boundary. : Land is mainly open in character and forms part of the wider Green Belt to the west of Knutsford, with the nearest settlements some distance away. 3 Assist in safeguarding the countryside from encroachment : Integral to preventing the spread of Knutsford south into open land. Although the M6 does provide a strong boundary to the south west, only a small proportion of the site is adjacent the urban area and there are few urbanising influences, leaving any development divorced from the urban edge. : Predominantly open in character with urbanising influences mostly contained along the adjoining urban edge. The strong boundaries created by the M6 and railway line to the south would prevent any future encroachment. : Existing uses of the parcel include school buildings and grounds, including playing pitches; providing access to leisure facilities and the wider countryside, and therefore provide a relatively strong buffer between the urban area and the wider Green Belt. The lack of any strong physical or visual features to the southern boundary may expose parcel to future encroachment into the open countryside. : Parcel includes buildings, playing pitches and open spaces associated with Knutsford High school, with the north and south extents of the parcel feeling open, providing access to the wider countryside and creating a buffer between Knutsford and the wider Green Belt. : the parcel is mostly agricultural but contains Parkside Nursery and a depot site, alongside a pond and a number of treed areas. Land is complementary to parcels KNF02 and KNF04, but is cut off from the urban area when considered in isolation. : This is a large parcel, mostly agricultural land, containing a couple of farms, residential properties and the red cross building. The surrounding land uses include residential properties, open countryside and the M6. Any development would be contained by M6, Tabley Road and Northwich Road (A5033). Provides access to the countryside via footpath. : The parcel is generally open in character although to the far north there is a car dealership (along Manchester Road) detached from the main urban area. It has a function in preventing encroachment out of the north west corner of Knutsford. However, strong boundaries would prevent encroachment longer term. Overall evaluation This is a very large parcel to the south west of Knutsford. Mostly made up of agricultural fields and contains a couple of Sites of Biological Interest (SBI) and several areas of woodland. Also within the parcel are several farm buildings and a school. The parcel adjoins the settlement to the north and strong boundaries formed by M6, railway line, the A50, Ullard Hall Lane and Middlewich Road. Due to the size of this parcel, it has a significant role in preventing encroachment into the countryside. A large parcel of land to the west of Knutsford, adjacent to the town centre, with a small number of urbanising features around periphery, including schools and some detached residential properties. Complementary to parcels KNF03 and KNF04, it is mostly detached from the urban edge, but strong boundaries would prevent longer term encroachment. This parcel contains buildings, playing pitches and open spaces associated with Knutsford High School and Leisure Centre. The parcel is adjacent to the town centre to the west, with the urban area forming 3 of the boundaries to the parcel. The relatively weak southern boundary may leave parcel susceptible to future encroachment, but could help round off the settlement pattern in the short term. Located on the western periphery of Knutsford, close to the town centre, this parcel contains buildings, playing pitches and open spaces associated with Knutsford High School. This land complements surrounding parcels (KNF02 and KNF05). Directly adjoining the urban edge to the east, this land plays an important role in preventing ribbon development along Northwich Road (A5033). Predominantly agricultural land abutting the M6 and services. Some contribution to the openness, but is significantly compromised given the enclosure by the strong boundaries of the M6, Northwich Road (A5033) and Sudlow Lane. However it is divorced from the urban area and prevents ribbon development to M6. The strong boundaries of the M6, Northwich Road and Tabley Road create a coherent parcel which is predominantly agricultural and open in character. Parcel has an important role in preventing ribbon development along Tabley Road and Northwich Road Located to the north west of Knutsford, adjacent to part of the residential area, it is well contained by the local road network. There is a footpath through the north east corner of the parcel and a TPO that covers a small area of trees to the north east of the parcel. The parcel is generally flat and there is a collection of ponds within the parcel and a number of over head lines across the area. It plays a role in preventing ribbon development particularly along Manchester Road (A50) where there is a car dealership detached from the main urban area. Overall assessment

103 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another KNF08: Land between Manchester Road and Mereheath Lane KNF09: Knutsford Bowling Club and surrounding woodland to the east of Mereheath Lane KNF10: Land to the south of Tatton and to west of railway line KNF11: Land to the west of Parkgate Lane KNF12: Land to the north of Parkgate Industrial estate KNF13: Land to the north of the railway line to the east of the waste water treatment plant : Parcel adjoins a residential area along the southern boundary. Manchester Road (A50) and Mereheath Lane provide strong boundaries to the east and west of the parcel, with some ribbon development evident along the western side of Manchester Road. Parcel has a role in preventing ribbon development on this side of Manchester Road and Mereheath Lane and a weak northern boundary (created by hedgerow) is unlikely to be sufficient to prevent any future sprawl. : Parcel is isolated from the urban area, with only a very small area along the south western boundary adjacent to urban area. The boundary with Mereheath Lane is the only strong boundary, with Knutsford Golf Club to the east, and a hedgerow providing the main boundary to the north and south. Limits ribbon development along Mereheath Lane : Well contained by the urban area; adjacent to railway to south east and town centre to the south west, with strong boundaries created by railway, Moorside Road, lake, and Dog Wood. Could help to create a more rounded off settlement pattern. : Dog Wood and Parkgate Lane and railway line provide strong boundaries to the south, east and west. However the parcel is only partially contained by the urban edge to the south, adjacent to the railway line and feels fairly detached from the urban area : Woodland boundary (Tatton Mere Covert and Shawheath Covert) provides a strong boundary to much of the parcel. Currently detached from the urban edge, although land to the south of the parcel is allocated for employment use and has limited use in preventing ribbon development. : Small parcel of land detached from the main urban area. Adjacent to waste water treatment works. The adjacent woodland and railway provide strong boundaries to the north west and south, with the brook and patchy trees bounding the parcel to the north. : Parcel contains a number of urbanising influences, although main use is agricultural. Forms part of the wider Green Belt to the west of Knutsford, with the nearest settlements some distance away. : Forms part of the wider Green Belt, protecting views into and out of Tatton, but does not perform a separation function. : Performs a limited separation role, but forms part of the wider Green Belt between Knutsford and Altrincham. : Has a limited role in separating Knutsford and Mobberley due to the location of the SBI to the north and Parkgate Trading Estate to the east. : Limited connection to the wider Green Belt due to Tatton and SSI to the north and the industrial uses to the south. : A critical component of land separating Knutsford and Mobberley. 3 Assist in safeguarding the countryside from encroachment : Parcel includes a number of buildings and sports and leisure uses, but the main use of the site is agricultural land. There are a number of ponds within the site and hedges and trees to the field boundaries, which also form the northern boundary, which may not be sufficient in safeguarding against future encroachment. : Parcel forms a buffer between Knutsford and Tatton. There are some urbanising uses within the parcel, but no significant encroachment. This parcel is divorced from the urban edge and provides access to the countryside as a leisure use. : well bounded area close to the town centre and fairly detached from the wider open countryside. Performs a very important amenity function but not so much of a Green Belt function. : Land in agricultural use, of open character and completely free of urbanising influences. Function in preventing the northern spread of Knutsford, although there is already significant intrusion north over the railway line within Parkgate Trading Estate to the east of this parcel. Tatton Park would prevent any future encroachment west, but the hedgerow boundary to the north, adjacent to parcel KNF12, may be susceptible to future encroachment. : Prevents the northern encroachment of the Industrial Estate towards the sensitive boundary created by the SBI. Site currently detached from the urban edge and contains a farm holding (Parkgate Farm) and provides access to the countryside via a footpath. It remains open in character and fairly free from urbanising influences. : Open in character, used for agriculture. Important part of the easterly edge of Knutsford, preventing encroachment which would significantly narrow the gap between Knutsford and Mobberley. Free from urbanising influences and weak boundaries to the north east unlikely to prevent further encroachment in the longer term. Overall evaluation This parcel is located to the north west of Knutsford and includes a nursery, the Football Ground, Knutsford Sports Club, the Egerton Youth Club and The Brookdale Centre. Although there are a number of buildings and sports and leisure uses within the parcel the main use of the site is agricultural land. There are a number of ponds within the site and hedges and trees to the field boundaries, which may highlight biodiversity value within the parcel. Well connected to the urban form, well contained with the exception of the northern boundary, which is of questionable integrity, and has a role in preventing sprawl particularly along the western edge of Manchester Road. Mostly characterised by woodland, but also includes the Bowling Club and Water Works and provides extensive views into and out of Tatton. The land complements adjacent parcel (KNF08), but in isolation, parcel is detached form the main urban area, and has a role in limiting ribbon development along Mereheath Lane. This parcel is located to the north of Knutsford, adjacent to the town centre, a railway and the southern edge of Tatton Park. The parcel includes a children's play area, the Moor, a car parking area, footpaths and a woodland. Well connected to the urban area, with part of the parcel within the town centre Conservation Area. Robust boundaries are likely to be sufficient to prevent further longer term encroachment. This parcel is located to the north of Knutsford and is adjacent to the railway line, Tatton Park and the Parkgate Trading Estate. The land is a generally flat, large field in agricultural use. There is a pond within the parcel and the site is adjacent to an area of woodland within Tatton Park that is designated as a Site of Biological Interest (SBI). Slightly detached from the wider Green Belt by Tatton and Parkgate Industrial Estate. The land complements adjacent parcel KNF12 Detached from the urban area, to the south of Tatton Park and to the north of Parkside Trading Estate and the land allocated adjacent to Parkside Trading Estate. The parcel contains Parkgate Farm, and the land is mostly split into small fields and paddocks and used for equine grazing. The woodland to the north of site includes a woodland designation as a Site of Biological Importance (SBI), providing a strong well defined boundary and prevents the northern encroachment of the Industrial Estate. The parcel complements adjacent parcel KNF11. This parcel forms a fundamental part of the Green Belt separating Knutsford and Mobberley, currently within agricultural use, with a strong sense of openness. There are few strong boundary options to the north east to prevent longer term encroachment. Overall assessment 102

104 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another KNF14: Land between : Detached from the main urban area : Prevents closure of a Knutsford Road and by woodland (Rooks Wood), although well contained by narrow gap between Knutsford and Mobberley the railway strong boundaries formed by Knutsford Road, the railway and stops the two settlements from merging. and Broadoak Lane. Prevents ribbon development along Knutsford Road, which is critical in maintain separation between Knutsford and Mobberley. KNF15: Land to the south of Knutsford Road and east of Longridge KNF16: Land to the south of Longridge KNF17: Land between Carrwood, Downs End and Booths Mere KNF18: Land to the north east of Chelford Road including Booths Park and Toft Cricket Club. KNF19: Booths Hall KNF20: Booths Hall Car Park and Outbuildings : Large part of the land separating Knutsford and Mobberley. Quite detached from the built up areas and prevents ribbon development along Knutsford Road, which is critical in maintain separation between Knutsford and Mobberley. : Part of the open countryside to the south east of Knutsford adjacent to the residential area of Longridge. Has limited role in preventing ribbon development although the relatively weak internal boundaries means land prevents sprawl spreading eastwards and parts of the parcel s outer boundaries are also particularly weak. : Well contained by the urban areas of Downs End and Carrwood to the north and east respectively. Limited opportunity for ribbon development, with Booths Mere and Booths Hall providing robust boundaries to the remainder of the parcel. This area could potentially be seen as rounding-off the settlement pattern. : Land forms part of Booths Park adjacent to the urban edge and has clear defined boundaries adjacent to Chelford Road and the Drive for Booths Hall. Has a role in preventing the further ribbon development along Chelford Road, but this is likely to be limited by the Booths Hall roundabout junction. : The parcel is not directly adjacent to the urban area; however most of it is already developed as part of Booths Hall. Further development here would not directly result in ribbon development along Chelford Road, but there are fairly weak boundaries which longer could lead to encroachment into adjacent parcels. : Located to the south east of Knutsford, the parcel contains some existing development including the car park and outbuildings associated with Booths Hall. It is not connected to the urban area and has moderate boundaries on the north, east and southern edges formed by woodland, Booths Hall and a track. The parcel does not have a role in preventing ribbon development. : Prevents closure of a narrow gap between Knutsford and Mobberley and stops the two settlements from merging. : Very limited role in separating Knutsford and Mobberley : Forms part of the wider Green Belt but does not form a specific separation function. : Does not perform a separation function between Knutsford and Mobberley but does form part of the wider Green Belt. : Forms part of the wider Green Belt but does not have a role in preventing the merger of settlements. : Does not significantly close the gap between Knutsford and the nearest settlement of Ollerton. 3 Assist in safeguarding the countryside from encroachment : Protects open land separating Knutsford and Mobberley. Some urbanising uses including Oak Tree Farm and several residential properties. Although there are strong boundaries, the parcel is divorced from the main urban form. : Strong boundaries to the north and west along Knutsford Road and adjacent to the trading estate but the south-eastern boundary to Pavement Lane is weaker and may be insufficient to prevent further encroachment in the longer term. The parcel is divorced from the urban edge and has a vital role in preventing the spread of Knutsford (and to a lesser extent Mobberley) into the open land. : Prevents the easterly expansion of Knutsford into open countryside. There are some relatively weak areas of the parcel s boundary that may not be sufficient to prevent longer term encroachment. Despite connection to the urban area, the parcel is relatively free from urbanising influences : Sandwiched between residential properties along Downs End and Carrwood to the west and Booths Hall to the east, the parcel is well contained and provides a strong long term boundary to prevent encroachment. : The parcel contains some urbanising uses including Toft Cricket Club which provides access to the countryside. Has a limited role in preventing encroachment due to proximity of residential properties to the west and developments associated with Booth Hall to the east. The private access road to Booths Hall does not provide a particularly strong boundary to the southeast : The majority of the parcel is already developed as part of the Georgian Manor House and gardens and as such does not have a role in preventing encroachment into the countryside, although could be said to have a role in discouraging encroachment within the surrounding parcels, most notably KNF16, KNF20 and KNF21. : Some distance from the main urban edge of Knutsford, but has a function in preventing the eastward spread of Knutsford, but this is limited as significant intrusion has already taken place within the parcel with developments associated with Booths Hall, including a car park and outbuildings. Overall evaluation The parcel includes several properties, including Oak Tree Farm, but is mainly agricultural land used for grazing. The strong boundaries of Knutsford Road, the Railway and Broadoak Lane create a coherent parcel, which is critical in the separation of Knutsford and Mobberley. There is a footpath across the eastern part of the parcel. Land which is critical to the separation of Knutsford and Mobberley and prevents the two settlements merging. Akin to parcels KNF14 and KNF16, characterised by agricultural land use with variable boundary definition and includes the Grade II Listed Dukenfield Hall and Barns. Open in character, is divorced from the urban edge and has a weak south-eastern boundary to limit encroachment. Land has a strong connection to the urban edge along the western boundary with the residential area of Longridge and is characterised by grazing land with variable field patterns and sizes. The parcel does not play a significant role in the separation of settlements, but prevents the future encroachment of Knutsford into the countryside. Located to the south east of Knutsford, adjacent to the residential areas to the south of Downs End and to the east of Carrwood, and to the north of Booths Hall. The parcel itself is free from urbanising influences containing a pond and several TPOs, but has relatively robust boundaries to prevent future encroachment, and does not have a role in preventing ribbon development. Sitting within the grounds of Booths Hall, adjacent to Legh Road Conservation Area. Part of the parcel is currently in use by Toft Cricket Club, and there are a number of protected trees within the parcel. The land does not play any role in the separation of settlements, but does have a role in preventing the spread of Knutsford south eastwards along Chelford Road. The driveway to Booths Hall is not a particularly strong boundary to prevent further future encroachment. This parcel contains Booths Hall, a Georgian manor house that was built in 1745, and a number of other office buildings. The parcel is partly developed and partly manicured gardens. While the land is developed, it does not have a role in preventing the sprawl of Knutsford or encroachment into the surrounding countryside, but may have a contributory role in discouraging unchecked development in adjoining parcels. development has already taken place within the parcel including a car parking area and a number of outbuildings associated with Booths Hall to the east. As such the parcel has a limited role in preventing ribbon development and urban sprawl. There is an area of woodland that contains a watercourse and a number of ponds towards the eastern edge, which gives an open character to the area. Overall assessment 103

105 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another KNF21: Land to the : Separated from the urban edge, with : Does not perform a separation north east of Chelford very few strong physical or natural boundaries - Chelford function between Knutsford, Chelford and any Road between Booths Road and woodland to the east providing the only strong of the other surrounding settlements but does Hall drive and Moseley boundaries. There are some properties located within the form part of the wider Green Belt. Hall Business Centre south western part of the site, which if combined with further development here, could lead to ribbon development along Chelford Road. 3 Assist in safeguarding the countryside from encroachment : Detached from the urban area and relatively free from urbanising influences. A lack of strong boundaries along the eastern edge of the parcel would leave the area susceptible to future encroachment should development take place here, particularly as there is existing scattered development along Chelford Road and, Knutsford already has a south eastern biased in terms of settlement pattern. Overall evaluation This parcel is located to the south of Knutsford and is contained within the grounds of Booths Hall. There are properties within the south western part of this site, including Booths Park House. Further development here, particularly along Chelford Road, could have the potential of creating ribbon development and would bring Knutsford much further out into the countryside, at a part of Knutsford which already protrudes out. Overall assessment KNF22: Land to the south of Chelford Road and Gough s Lane : Well contained parcel with strong boundary lines, connected to the urban edge along Gough s Lane to the north west. Other boundaries include Chelford Road to the north east, Windmill Wood (SBI) to the south east and a substantial tree boundary forming the south west boundary. While these boundaries would limit and contain future sprawl, this parcel has a role in restricting ribbon development along Chelford Road and further sprawl south east of Knutsford. : Does not play a significant separation function between Knutsford but does form part of the wider Green Belt : Strong boundaries would have the effect of limiting the growth of Knutsford to the south and east. However, this part of Knutsford already protrudes out from the main settlement; as such further development within this parcel would lead to encroachment into the countryside. Parcel is free from urbanising influences and has an open character. This parcel is located to the south of Knutsford characterised by large open fields bounded by trees and hedgerow, adjacent to a residential area to the south of Gough's Lane and by Chelford Road to the east and Windmill Wood to the south and west. There is a cluster of ponds within the central part of the parcel surrounded by trees. Further development here would be well contained by the strong boundaries. However, encroachment has already occurred here, leading to an irregular settlement pattern. Plays an important role in preventing ribbon development sprawling out from Knutsford along Chelford Road. KNF23: Land to the east of Toft Road and south of Gough s Lane KNF24: Land to east of Toft Road, between Leycester Road and Gough s Lane : There are a few properties within the parcel located along Gough s Lane to the north. Strong boundaries enclose the land, but the parcel is predominantly detached from the urban area and has a role in preventing ribbon development along Toft Road (A50) : Strong boundaries provided by Toft Road (A50) and Gough s Lane and well connected to urban areas via residential properties backing onto the site from Legh Road, Lovat Drive and Leycester Road. Development here would be well contained by the urban edge and would help round off the existing asymmetric settlement pattern. : Does not have a role in the separation of urban areas, but contributes to the wider Green Belt and checks the unrestricted sprawl of Knutsford southwards. : Does not have a significant role in the separation of settlements : Robust boundaries would contain any development within the parcel and would prevent encroachment long term. There are already some urbanising influences, including residential properties along Gough s Lane and a Grade II Listed Church (St. Johns the Evangelist) and another Grade II Listed building (The Lodge). The site is predominantly open countryside divorced from the main urban area, and has an important role in preventing the spread of Knutsford south into open countryside : Well contained parcel of land which includes some residential properties along the southern boundary with Gough s Lane and Toft Lane to the west. Relatively enclosed feeling to the land. Future development here would be well contained and would not lead to encroachment. This parcel is located to the south of Knutsford. It contains a number of urbanising influences including Grade II Listed buildings (St John the Evangelist and The Lodge) and residential properties to the north of the parcel. There are also a number of trees with Tree Preservation Orders to the north of the parcel, and number of other trees to field boundaries within and on the edge of the parcel. Divorced from the main urban area, this parcel has important roles in preventing ribbon development along Toft Road (A50) and the general spread of Knutsford southwards into the open countryside. This parcel is located to the south of Knutsford; it is bounded by the urban area to the north and east and by Toft's Road and Gough's Lane to the west and south. The parcel is located within the Legh Road Conservation Area and contains a number of properties. Development here would be well contained and would help create a more rounded edge to the existing settlement pattern. 104

106 Macclesfield Strategic Parcel MAC01: Land at Danes Moss MAC02: Land south of Penningtons Lane MAC03: Land north of Penningtons Lane MAC04: Land between Pexhill Road and Gawsworth Road MAC05: Land between Chelford Road and Pexhill Road 1 Check the unrestricted sprawl of large built-up areas : Parcel has strong southern and western boundaries formed by Woodhouse End Lane/Lowes Lane and Congleton Road (A536), where there are existing residential properties. It is along Congleton Road, where the parcel currently has a role in preventing further ribbon development southwards and is the only connection the parcel has with the urban area, leaving the parcel feeling detached from the existing built up area. Once beyond the landfill, there are few physical features within this area to prevent encroachment across the whole area in the long term. : Parcel is currently largely separated from the settlement boundary by Penningtons Lane and the adjoining parcel (MAC03). Parcel does contain a number of properties, mostly farm buildings. However, the southern boundary is very weak (a farm track) which may not be sufficient to prevent further future sprawl. In addition, the parcel currently has an important role in preventing further ribbon development along Congleton Road, south of the Premier Inn. : Parcel adjoins the existing settlement boundary to the north and east, with Penningtons Lane forming the southern boundary and Gawsworth Lane to the west. Parcel has a limited role in preventing sprawl along Gawsworth Lane and Congleton Road as there is already a number of detached residential properties heading south along both routes, which if connected, would help round off the existing settlement pattern. : The parcel itself is well contained by strong boundaries formed by Dark Lane to the south, Gawsworth Road to the east, Pexhill Road to the south and it is adjacent to the urban edge to the north. However, this parcel of land is extremely large and there are no features in the landscape which would prevent development from spreading all the way out to Dark Lane. There are residential properties scattered around the edge of the parcel, which reduces the impact of the parcel in limiting sprawl. : Only a small proportion of the parcel adjoins the existing settlement boundary and whilst the southern, eastern and northern boundaries are well contained by roads and existing development, the western boundary is weaker comprised of woodland and farm tracks. The majority of the boundaries are free from development with the exception of a number of farms and associated buildings scattered across the parcel and properties along Chelford Road to the north. The parcel therefore limits ribbon development particularly along Pexhill Lane. 2 Prevent nearby towns from merging into one another : Parcel forms a large proportion of the land separating Macclesfield and Gawsworth. Removal of this parcel would only leave a narrow gap between the two settlements. : Forms part of the Green Belt which separates Macclesfield and Gawsworth. Removal would significantly reduce this gap, and the weak southern boundary may not be sufficient to prevent further narrowing long term. : Forms part of the Green Belt which separates Macclesfield and Gawsworth, although the existing development along Congleton Road already extends out from the main settlement boundary towards Gawsworth. Loss of this area would not narrow the existing gap. : Forms part of the Green Belt between Macclesfield and Gawsworth. However, due to the size of the parcel, any development here would reduce the width of gap between settlements substantially; extending the southern boundary of Macclesfield, significantly further south. : The Parcel forms part of a narrow gap between Macclesfield and Henbury. Encroachment into this parcel would reduce the gap in places although the settlements would not merge and there is already extensive ribbon development along Chelford Road which has closed the gap further than this parcel would. 3 Assist in safeguarding the countryside from encroachment : Predominantly fields, trees and hedgerows and is part flat and part rolling plain. The parcel also includes the Danes Moss Land Fill site and a number of residential properties and farm buildings, which are mainly located along Congleton Road to the west and Lowes Lane/Woodhouse End Lane to the south. While the majority of the parcel has strong boundaries, the parcel also adjoins the Danes Moss SSSI (a sensitive boundary) to the east and trees and hedgerows provide a weak northern boundary and provide little opportunity for the parcel to connect to the existing urban area. : The parcel is largely agricultural land comprising of fields, trees and hedgerows and is gentle rolling plain, mostly detached from the urban edge although the parcel does back onto houses on Hillcrest Road to the north and the parcel is complementary to the adjoining MAC03 parcel, which is connected to the urban edge. Strong boundaries contain the parcel with the exception of the southern boundary which is formed by a farm track, and is unlikely to be sufficient in preventing encroachment long term. : Land is in agricultural use, used for grazing and feels open in character, although the settlement boundary is visible across the parcel. Land has a role in preventing the southward spread of Macclesfield, but this is limited due to the advance of development along Congleton Road and Gawsworth Lane. : Located to the south west of Macclesfield, the parcel is connected to the urban boundary along a narrow edge to the north. The remaining area is open countryside, in agricultural use and free from urbanising influences, with the exception of a number of properties located around the periphery. As such, any development would feel divorced from the urban edge and would lead to significant encroachment into the countryside, completely altering the existing settlement pattern. : Relatively detached from the main settlement boundary, with the exception with the northern boundary which abuts properties along Chelford Road, and mainly free from development. The parcel is largely in agricultural use and includes Cock Wood (SBI/ancient woodland) and adjoins Pexhill Wood to the south. The western boundary is relatively where is adjoins Cock Wood but is weaker further south where it is formed of farm tracks. This boundary may not be strong enough to resist further encroachment in the longer term. Overall evaluation The parcel is detached from the main urban area, and although it contains a number of urbanising influences (particularly to the south along Lowes Lane and Woodhouse End Lane), the parcel feels predominately open and therefore has a role in preventing encroachment and sprawl developing along Congleton Road. The parcel also forms a substantial part of the gap between Macclesfield and Gawsworth. Part of the open countryside situated between Macclesfield and Gawsworth. Detached from the urban edge, the parcel is largely agricultural land. It is bounded by Congleton Road, Gawsworth Road and Penningtons Lane, with a weak southern boundary formed by a farm track, which is unlikely to be sufficient in resisting development pressures long term, and could result in the settlements of Macclesfield and Gawsworth merging. The parcel is agricultural land used for grazing. It comprises of fields with trees and hedgerows. The parcel is bounded by Penningtons Lane, Gawsworth Road and the current settlement boundary to the north and east. Although part of a narrow gap between Macclesfield and Gawsworth, there are existing properties along Congleton Road and Gawsworth Lane, limiting the parcel s role in preventing ribbon development, and the moderate boundary formed by Penningtons Lane would help protect against encroachment longer term. This is a very large parcel to the south west of Macclesfield. Mostly made up of agricultural fields, with a number of detached properties around the periphery. The parcel adjoins the settlement to the north and is contained by strong boundaries formed by Gawsworth Road, Dark Lane and Pexhill Road. Due to the size of the parcel, it has a significant role in preventing encroachment into the countryside. Located to the south west of Macclesfield, this is a large parcel mainly detached from the main settlement and mostly free from urbanising development. Although there are existing residential properties along Chelford Road to the north, the parcel prevents development occurring along Pexhill Road and prevents development encroaching into the countryside. The parcel is also forms part of the gap between Henbury and Macclesfield although ribbon development along Chelford Road has already reduced this gap. Overall assessment 105

107 Strategic Parcel MAC06: Land between Whirley Road and Henbury MAC07: Land between Birtles Road and Alderley Road MAC08: Land north of Prestbury Road and west of Upton Wood MAC09: Bollin Valley Riverside Park MAC10: Land north of Prestbury Road east of Upton Wood. 1 Check the unrestricted sprawl of large built-up areas : The parcel is well connected to the urban areas of Broken Cross and Henbury (to the east and west), with existing development along Chelford Road to the south and Whirley Road to the north. Parcel has a limited role in preventing ribbon development, due to the level of existing development along Chelford Road and Whirley Road. Overall, the presence of urbanising influences affects the openness of the Green Belt : The parcel is connected to the urban edge, adjoining residential properties off Priory Lane to the east and to the south off Birtles Road. There are residential properties scattered around the boundaries and there is existing development, particularly to east, where there is a High School and a number of leisure facilities including Macclesfield Leisure Centre, numerous playing pitches and Macclesfield Rugby Club. To the west is Whirley Quarry with all its associated buildings and infrastructure. There is a high level of existing development and the parcel has strong boundaries to contain further development. The parcel does play an important role in preventing further ribbon development spreading outwards from Macclesfield and Prestbury along the existing roads. : The parcel is located adjacent to the exiting urban edge of both Macclesfield (south of parcel) and Prestbury (north west of parcel). Moderate to strong boundaries surround the parcel formed by Riverside Park and road boundaries, with existing development both within and around the edge of the parcel. Parcel has a role in limiting the amount of ribbon development, particularly along Prestbury Road, but role is more limited where development already exists along Macclesfield Road. : The parcel is detached from the main urban edge and is completely isolated from any form of development. The nature of the boundaries surrounding this parcel means that there is little opportunity for ribbon development to form (railway line to the east, with the River Bollin forming the remaining boundaries). : Well contained by the urban areas of Bollinbrook to the south and a residential estate south of Prestbury Road. The remaining boundaries are relatively robust formed by Upton Wood (Ancient Woodland) to the west and the River Bollin to the east. There is little opportunity for ribbon development to form, with development abutting most of the boundaries to the parcel. 2 Prevent nearby towns from merging into one another : The parcel separates Macclesfield and Henbury and prevents the two settlements merging. The settlements are almost connected already via ribbon development along Chelford Road and Whirley Road. However, the lack of physical landscape features between the settlements means that the retention of this parcel is essential to prevent complete merging of the settlements. : Forms part of the Green Belt separating Macclesfield and Prestbury. While development here would not physically narrow the gap, the change in the settlement boundary of Macclesfield, would have the effect of bringing the two settlements closer together and it would seriously erode the openness of the Green Belt between the settlements. : Maintains a gap between Macclesfield and Prestbury and has a crucial role in preventing the two settlements merging. : A critical component of land separating Macclesfield, Tytherington and Prestbury although given its linear nature and location between the river and railway line it is an unlikely location for development : Forms part of the Green Belt separating Macclesfield and Prestbury and although removal would reduce the gap, the boundaries would be sufficient to prevent further development and the settlements merging. 3 Assist in safeguarding the countryside from encroachment : Sandwiched between the area of Broken Cross in Macclesfield and Henbury, the parcel is well contained by existing settlement boundaries to the east and west, with Chelford Road, Whirley Road and Andertons Lane providing strong boundaries to the remaining parts of the parcel, which would be sufficient to prevent long term encroachment. : urbanising influences exist within the parcel including, Whirley Quarry SBI, Macclesfield Leisure Centre, Fallibroome High School and Macclesfield Rugby Club. Residential properties are scattered around the edge of the parcel and therefore limits the role in preventing encroachment as development already advances beyond the perimeter of the parcel. : Strong boundaries surround the parcel and are formed by the River Bollin to the east, Prestbury Road to the south, Macclesfield Road to the west, a residential development to the north and Upton Wood to the south. Forms an important part of the northern edge of Macclesfield, preventing encroachment which would remove the gap between Macclesfield and Prestbury. There are some urbanising influences within the parcel but the majority is agricultural land. : Land forms the Bollin Valley Riverside Park and is completely detached from the urban edge, with no urbanising influences (with the exception of the railway line to the east). There are strong boundaries (railway line and river) although if development were ever to encroach into one end of the park it would be difficult to stop encroachment along its entire length. : The parcel is free from urbanising influences and is used for grazing. However it is well connected to the urban edge along the south and western boundaries and strong boundaries to the north formed by Upton Wood would be enough to prevent encroachment long term. Overall evaluation Located between the Broken Cross area of Macclesfield and Henbury, the parcel includes residential properties, a primary school and a number of Grade II listed buildings, mainly confined to the edges of the parcel. The remaining parcel is undulating agricultural land, open in character. Strong boundaries and a strong connection to the urban area mean development would be well contained. However, while the two settlements are already connected via development along Chelford Road and Whirley Road, the parcel performs an essential role in preventing Macclesfield and Henbury merging completely. Well connected to the urban edge, surrounded by residential properties and contains numerous urbanising influences, including a school and a range of leisure facilities. The remaining land is undulating farm land, which although is well contained, does have a relatively open feel. The amount of existing development both surrounding and within the parcel, limits the role of preventing encroachment and sprawl, although the parcel prevents further ribbon type development extending outwards from the settlements. It has an essential role in maintaining a gap and the openness of the Green Belt between Macclesfield and Prestbury. This parcel is largely agricultural grazing land containing trees, hedgerows, overhead power lines and a Grade II Listed Building. It is bounded by Macclesfield Road, Prestbury Road, the urban extent of Prestbury, the River Bollin and Upton Wood (Ancient Woodland). A footpath crosses the site. It has significant containment with the urban boundary of Macclesfield however it also abuts the boundary of Prestbury thereby preventing the merging of Prestbury with Macclesfield Land forms the Bollin Valley Riverside Park, which includes a number of tracks and footpaths providing access into the countryside. The parcel is detached from the urban edge limiting its role in preventing ribbon development. The Land is important in the separation of Tytherington, Macclesfield and Prestbury. This parcel is agricultural grazing land containing trees and hedgerows and adjoins the urban edge to the south and properties off Prestbury Road to the west. It is bounded by Prestbury Road, Upton Wood (Ancient Woodland) and the River Bollin. It has significant containment with the urban boundary of Macclesfield and strong boundaries to prevent encroachment and prevent Macclesfield and Prestbury merging long term. Overall assessment 106

108 Strategic Parcel MAC11: Land east of Abbey Road MAC12: Land west of railway line and east of River Bollin MAC13: Land west of railway line and east of properties on Farmfield Drive, Clare Drive and Melford Drive MAC14: Tytherington Wood MAC15: Land north of West Tytherington (golf course) MAC16: Triangle of land between Dumbah Lane, Tytherington Lane and Manchester Road 1 Check the unrestricted sprawl of large built-up areas : Limited opportunity for ribbon development to form due to the nature of the boundaries: Railway line/river Bollin to the east, River Bollin north of playing fields to the south, the Bollin Valley Riverside Park to the north and backs onto properties off Abbey Road to the south. The parcel has a strong connection with the urban edge, particularly to the west and is largely contained by the urban area. : Well contained parcel, surrounded by the River Bollin to the north, south and west. The remaining boundary is formed by the railway line to the east. The parcel is slightly detached from the urban edge (despite being contained by the urban area) and does not have a role in preventing ribbon development due to the nature of the boundaries. : Well contained by the urban edge along the north, east and southern boundaries, where the parcel backs onto residential properties and Beech Hall School. The remaining boundary is formed by the railway line. As such there is a limited role in preventing ribbon development, although the parcel does prevent further development along several cul-de-sac locations which adjoin the parcel. : Limited opportunity for ribbon development, due to strong boundaries formed by residential development backing onto the parcel along both the northern and southern boundaries. The Remaining boundaries are formed by a road (Dorchester Way), and the railway line, with part of the northern boundary adjoining a golf course. In any case, the Ancient Woodland, SBI and TPO designations would prevent development. : The parcel is well connected to the urban edge of Macclesfield to the south, and to a lesser extent, Prestbury to the north. There are strong boundaries formed by a residential area to the south, Manchester Road to the east and the railway line to the west. The northern boundary is partially formed by residential development, but part is weaker formed by a footpath at the edge of the golf course. Parcel currently prevents ribbon development along Manchester Road, although there are a small number of residential properties already located along here. : This triangular plot of land is contained by Tytherington Lane (B509), Manchester Road, (A538) and Dumbah Lane. The site is largely separated from the existing urban edge. Although some ribbon development has established along Tytherington Lane, this are of land does serve a very important role in preventing further unchecked sprawl and ribbon development particularly along Manchester Road and Dumbah Lane. 2 Prevent nearby towns from merging into one another : The parcel forms part of a green finger extending into the urban area. This finger does provide limited separation from the newer residential areas of Tytherington, although these are already part of Macclesfield. : The parcel forms part of a green finger extending into the urban area. This finger does provide limited separation from the newer residential areas of Tytherington, although these are already part of Macclesfield. Given the nature of the area, it is an unlikely location for development. : The parcel forms part of a green finger extending into the urban area. This finger does provide limited separation from the newer residential areas of Tytherington, although these are already part of Macclesfield. : Well contained by the urban edge and the railway line which forms the western boundary, the parcel does not have a significant role in separating Macclesfield and Prestbury. : Prevents the closure of a narrow gap between Macclesfield and Prestbury and the two settlements merging. : Plays an important role in preventing the settlement of Prestbury and Macclesfield from merging. 3 Assist in safeguarding the countryside from encroachment : The land mainly forms part of the Bollin Valley Riverside Park with playing fields to the south, and is connected to the urban edge via properties along Abbey Road. Despite being contained by the urban area, the parcel itself is free from urbanising influences and prevents encroachment northwards out of Macclesfield. Strong boundaries (particularly to the east would prevent encroachment long term. : The parcel is formed from land used as playing fields. It is free from urbanising influences. Strong boundaries surround the parcel (River Bollin and railway line) which would be sufficient in preventing encroachment long term. : Located to the south of Tytherington, adjacent to the railway line, the parcel is formed from the Macclesfield Riverside Park. Adjoining residential properties, the parcel is well connected to the urban edge of Tytherington. Although it is free from urbanising influences, its location contained within the urban area does affect the sense of openness. The parcel prevents the encroachment of the residential areas southwards into this area, although development would ultimately be contained by the railway line. : The parcel forms Tytherington Wood which is designated as an SBI and Ancient Woodland, and has the River Bollin running through the middle of the parcel and a number of public footpaths around the periphery. The land is free from urbanising influences but is well connected to the urban edge. As development surrounds the parcel, the role in preventing encroachment is minimal. : The parcel is currently used as a golf course and is largely free from urbanising influences. The parcel is well connected to the urban edges of Prestbury to the north and the Tytherington area of Macclesfield from the south. Parcel currently prevents encroachment of development southwards from Prestbury and the advance of development northwards out of Macclesfield. : The boundaries to this parcel are strong. However, land uses are predominantly agricultural and rural in character. Urban influences are confined to the east of the site adjacent to an existing urban area of Macclesfield. The wider part of this parcel of land offers a strong sense of openness. This parcel does play a role in preventing further urban encroachment into the countryside. Overall evaluation This parcel forms the southern end of the Bollin Valley Riverside Park, adjacent the residential area along Abbey Road, and is relatively well contained. Footpaths run throughout the park, which feels open and contains no urbanising influences. Land provides part of the gap separating Tytherington and Macclesfield. Located to the north of Macclesfield forming part of the gap between Macclesfield and Tytherington. The land is currently used as playing fields. The parcel is well contained to prevent encroachment long term: the River Bollin provides the boundary to the north, south and west, with the railway line providing the eastern boundary. The parcel is formed from the Macclesfield Riverside Park, and is located to the south of Tytherington, adjacent to the railway line to the west and the urban edge to the north, south and east. The parcel prevents the southwards encroachment of the residential area, although this would be checked by the railway line. Formed from Tytherington Wood, the land is protected woodland (SBI and Ancient Woodland). The parcel is well contained by the urban edge, limiting its role in preventing sprawl and encroachment and the parcel does not form a fundamental part of the gap between Macclesfield and Prestbury. The parcel is a golf course and includes Tytherington Country Club. It is bounded by the railway line, Manchester Road (A538) the current urban residential extent of Macclesfield and the boundary of the golf course. The parcel provides a gap between Macclesfield and Prestbury and is crucial in preventing the two settlements merging. This area of land contains some residential dwellings however is largely made up of relatively flat fields with clusters of mature trees. Only a small part of the site abuts the settlement boundary surrounding uses include, residential, Tytherington Golf Club, Tytherington Industrial Estate. This site forms part of a narrow gap between the settlements of Macclesfield and Prestbury and therefore serves an important separation function as well as contribution to the prevention of ribbon development and urban encroachment. Overall assessment 107

109 Strategic Parcel MAC17: Land between Tytherington Lane and Tytherington Business Park MAC18: Land bounded by The Silk Road, London Road, Dumbah Lane and Tytherington Lane MAC19: Small parcel of land north of Tytherington Business Park MAC20: Land between the Silk Road, Clarke Lane and the Middlewood Way 1 Check the unrestricted sprawl of large built-up areas : This small parcel is strongly contained by Tytherington Lane (B5090) and Tytherington Business Park. Ribbon development has already established along Tytherington Lane and this parcel offers little contribution in preventing further urban sprawl. : This parcel of land is contained by a strong network roads; silk road, Dumbah Lane, London Road and Tytherington Lane. It lies between Prestbury, Bollington and Tytherington (Macclesfield), although it has no strong connection with any of these settlements and is fairly detached from the urban areas. A ribbon of development has extended along much of Dumbah Lane into the countryside and the parcel plays an important role in ensuring further ribbon development does not start to join the settlements, particularly along London Road and Tytherington Lane. : A very small parcel of land contained by the roundabout junction where the Tytherington lane and Silk Road meet and Tytherington Business Park. This site consists of Ball Lane, three residential properties and a cluster of mature trees. Located at the tip of the Business Park and settlement boundary this site offers very little in preventing ribbon development. : Triangular plot of land well contained by the Silk Road, Clarke Lane, Middle wood Way (former railway line now a public footpath in cutting for the majority of the boundary). This site is surrounded by strong boundaries, particularly the Silk Road which creates a strong physical boundary preventing urban sprawl. It is however, largely detached from the urban area and across the Silk Road which currently forms a very strong boundary. 2 Prevent nearby towns from merging into one another : This site is complimentary to parcel MA16 in preventing Macclesfield and Prestbury from merging. However given the amount of development already within this area of land, openness in this parcel is already significantly compromised. : Within very close proximity of the urban edge of Macclesfield and Prestbury, this parcel of land forms a crucial function in preventing the two settlements from merging. It also forms part of the narrow gap between Prestbury and Bollington. : By virtue of this area of lands relationship to the existing road network and settlement boundary the openness of and rural character of this site is questionable. The parcels contribution to preventing settlements from merging is limited. : Complimentary to BLG10 this parcel of land forms part of the gap between Bollington and Macclesfield. Removal of this parcel would dramatically reduce the openness and leave a very narrow gap between settlements. 3 Assist in safeguarding the countryside from encroachment : Compromising a mix of residential properties, the character of this are of land is primarily one of a leafy rural/urban fringe. Surrounded by Tytherington Business Park this site is closely related to the existing settlement and overlooks open countryside on the adjacent side of Tytherington Lane. Bringing this site out of the Green Belt could round up the existing settlement pattern. : land uses within this parcel are a mix of residential and agricultural, however the prevailing use is largely flat fields lined by mature hedging and trees. A large number of urbanising influences already exist in this parcel affecting its sense of openness, and there are strong boundaries to prevent further encroachment. However, the parcel is fairly detached from the urban area. : The position of this parcel adjacent to Macclesfield urban edge and the size of the parcel restrict this parcels contribution. However the strong physical boundaries to the north do serve to prevent urban encroachment. : Located to the north of Macclesfield this site is adjacent to part of the Tytherington Business Park and the Hurdsfield Industrial Estate. With the exception of a very small group of properties to the north east of the site this parcel of land consists mainly of open agricultural land, which provides a strong sense of openness. The strong boundaries to the existing urban area, particularly the Silk Road, serves as an important role in discouraging encroachment into the open countryside including this parcel. Overall evaluation The boundaries of this small site are strong and the openness has already been compromised due to the level of development present and the area is now effectively residential in nature. The parcel contains a number of mature trees and a Grade II Listed Building. This site is surrounded by Tytherington Business park and the existing settlement boundary, this parcel therefore offers a limited contribution to the purposes of Green Belt. This site does contain some residential uses but largely consists of large agricultural fields. This area of land forms part of the open countryside between Macclesfield, Prestbury and Bollington, although there is evidence of some urban sprawl within this parcel and the land is divorced from the urban edge. This area of land does play an essential role in preventing further ribbon development, preventing the merging of Macclesfield and Prestbury and in maintain the gap between Prestbury and Bollington. A small flat area of land, which contains a couple of residential properties and a small group of trees. This parcel has strong boundaries, however due to its relationship to the existing settlement boundary and the road junction this area of lands contribution to the protecting the openness of the wider Green Belt is restricted. This parcel of land is characterised by undulating agricultural grazing land and a small peppering of residential properties. Predominantly rural in character this parcel plays an important function in retaining an open gap between Macclesfield and Bollington. The Silk Road also serves as a strong physical barrier from urban sprawl and encroachment into the open countryside. If this physical barrier were crossed, the existing small gap between Macclesfield and Bollington would become very vulnerable. Overall assessment MAC21: Narrow strip of land north of Hurdsfield Industrial Estate between the Middlewood Way and Macclesfield Canal running up to Clarke Lane. : A very narrow strip of land bound by Macclesfield Canal, Middle wood Way (former railway line now a public footpath in cutting for the majority of the boundary), Clarke Lane, and Hurdsfield Industrial Estate. Whilst the parcel is adjacent to a small tip of the Macclesfield settlement boundary, it is well screened due to the siting of mature trees and therefore feels separated from the urban edge. Clarke Lane provides a reasonable boundary. Given the physical shape of this parcel, and its separation from the urban edge, the scope for and prevention against ribbon development /unchecked urban sprawl is limited. : Complimentary to BLG10 and MAC20 this parcel of land forms the gap between Bollington and Macclesfield. The gap at this point is less than 1 mile and the removal of this parcel would significantly reduce the gap between settlements. : This site is rural in character and contained by strong boundaries to the east and west. There are no urbanising influences present within this site and therefore positioned on tip of the urban edge serves an important role in preventing encroachment into the open countryside. This parcel of land is surrounded by relatively strong boundaries. There is no existing development within this are of land therefore the land appears rural and open in character. The site forms and important separation function and plays a role in preventing the spread of Macclesfield out into the open countryside, although the physical shape and access into the parcel may prevent development in itself 108

110 Strategic Parcel MAC22: Large area of land north west of Macclesfield across the canal from Hurdsfield Industrial Estate extending across to Windmill Lane MAC23: Land east of Macclesfield between Rainow Road, Buxton New Road and Cliff Lane MAC24: Land between Macclesfield Canal, Barracks Lane and Higher Fence Road MAC25: Land between Fence Avenue and the Macclesfield Canal 1 Check the unrestricted sprawl of large built-up areas : A very large parcel of land located to the eastern edge of Macclesfield settlement boundary. ribbon development has already formed prior to the designation of Green Belt along Rainow Road leading out of Macclesfield to Higher Hurdsfield and Higher Lane. The parcel plays an important role in preventing additional development spreading outwards further. The Macclesfield Canal provides a good boundary to the settlement at present. There are no strong boundaries within this very large parcel to prevent development spreading over a large area until it reached the prominent topography at Windmill Lane. : The vast majority of this parcel is remote from the urban edge and is detached from it. The outer boundaries of this parcel (local road network) create a moderate barrier for development, although these are some way out from the existing urban edge and there is a lack of any boundaries within the parcel to prevent development extending all the way out. The very western and southern edges adjoin two residential areas which extend out to form Macclesfield s eastern urban edge. Although some ribbon development formed along Buxton Old Road prior to the designation of Green Belt, this parcel is essential to deter further ribbon development extending out form Macclesfield along Rainow Road and Buxton New Road. : A ribbon of development in the form of a school and residential properties has formed along Barracks Lane and Higher Fence Lane. This parcel is contained by relatively strong boundaries, which includes Macclesfield Canal to the west and an urban area to the north and south. Located within very close proximity of Macclesfield s built up area this parcel plays a limited function in preventing unchecked urban sprawl. : Sited directly adjacent to Macclesfield s urban edge and the Macclesfield canal this parcel is very well contained by the urban area and the canal. There is limited scope for ribbon development to form. Given this parcel of land s close proximity to the urban edge and high degree of containment within the urban area, development here would not be isolated and could assist in rounding off the existing settlement pattern. 2 Prevent nearby towns from merging into one another. Loss of this parcel would not lead to settlements merging but it would significantly reduce the gap between Macclesfield and Bollington as well as between Macclesfield and Rainow. : Part of the wider Green Belt, but does not have a separation function. : This parcel forms a green finger in Macclesfield and is part of the wider Green belt but does not form part of any strategic gap between neighbouring towns. : Part of the wider Green Belt but does not form a separation function in terms of preventing settlements from merging. 3 Assist in safeguarding the countryside from encroachment : The prevailing character of this area of land consists of agricultural fields, patchwork of country Lanes, small clusters of agricultural building and a peppering of residential properties. A concentration of properties around the parish of higher Hurdsfield and Kerridge introduce small pockets of built form within this parcel. The Macclesfield Canal is very strong physical boundary, which contains the eastern extent of Hurdsfield Industrial Estate preventing the spread of Macclesfield into the countryside. The parcel is very detached from the urban area and is vital in preventing large areas of countryside succumbing to urban encroachment. : This parcel consists largely of agricultural land and there are odd agricultural buildings and some residential properties close to the urban edge. There are some urbanising influences in the south west of this site but the vast majority of this parcel is remote from the urban edge and is free from urbanising influences. It has a real sense of openness and its Green Belt designation is essential in maintaining that. : Macclesfield canal forms a strong physical boundary and although largely contained within the urban area, this parcel does feel separate from Macclesfield s main urban edge. Whilst Higher Fence Road is a moderate boundary, it may not withstand future development pressures. Urbanising influences exist within this parcel particularly along Barracks Lane, and Higher Fence Road which have limited this parcel s role in preventing urban encroachment. Open views of the countryside particularly along parts of Higher Fence road however do provide a deterrent to future development. : This parcel is characterised by playing fields and undulating agricultural land. Apart from the buildings of King s School, there are limited urbanising influences within the parcel. However, the views of the surrounding urban area do have the effect of reducing the sense of openness in places. The robust boundaries provide a strong physical barrier for any future development encroaching further into the countryside. Overall evaluation Whilst this area has reasonably strong boundaries, it is an extremely large parcel of land with few internal boundaries to prevent development spreading across the whole area. The Macclesfield Canal currently forms a strong and important feature to preventing large scale encroachment. It is largely agricultural but does contain some residential and other uses. Surrounding uses include Hurdsfield Industrial Estate and residential properties. The parcel is largely gently undulating fields however it then rises steeply along the eastern edge up to Windmill Lane and Kerridge Road and it rises up to Rainow Road. The parcel also plays an essential role in preventing further ribbon development outwards from Macclesfield This parcel has significant detachment from the urban area, a lack of significant urbanising influences (particularly towards the eastern end of the parcel) and a real sense of openness. In addition, it plays an essential role in preventing ribbon development extending further out from Macclesfield along Buxton New Road and Rainow Road. Contained by Macclesfield Canal, Higher Fence Road, Barracks Lane and the urban settlement boundary, this parcel largely consist of undulating agricultural land. The parcel is within a finger of undeveloped land extending some way into the urban area. There is some degree of encroachment (schools and residential properties) along the urban edges and this parcel plays a limited contribution in preserving the openness of the Green Belt. This parcel consists largely of playing fields associated with Kings School, agricultural land and a weir. The land is currently designated as a Nature Conservation Priority Area. Macclesfield Canal and the current settlement boundary borders this parcel. This area is considered to offer a limited contribution in the prevention of towns from merging and unchecked urban sprawl. The parcel is well connected to the urban edge and Macclesfield Canal does offer a strong physical boundary, which would prohibit encroachment into the wider countryside. Overall assessment. 109

111 Strategic Parcel MAC26: Land between Higher Fence Road and Lark Hall Crescent south of the reservoirs. MAC27: Triangular piece of land between Buxton Road, Buxton Old Road and Eddisbury Lane MAC28: Peak Fringe area east of Eddisbury Lane running up to Back Eddisbury Road MAC29: Land east of Macclesfield Canal leading up to Blakelow Road and Buxton Old Road including Leadbeaters Reservoir MAC30: Small area of land bounded by Stoneyfold Lane, Langden Lane, Blakelow Road and Buxton Old Road. 1 Check the unrestricted sprawl of large built-up areas : Limited scope for ribbon development in this parcel due to the nature of the boundaries and also the location of the reservoir running parallel to Higher Fence Road. The boundaries are relatively strong and consist of Cottage Lane, Higher Fence Road, Whitney Croft, the rear of residential properties located within the urban boundary and the reservoirs. It could be argued that with existing development along two sides and existing encroachment into other areas of the parcel that this would represent rounding off of the settlement boundary. : Whilst some ribbon development has taken place along Buxton Old Road, the parcel has played an important role in preventing further ribbon development and sprawl along Buxton Road. The eastern boundary (Eddisbury Lane) is in part a private track and could be a fairly moderate: weak boundary in preventing further encroachment longer-term. Although physically adjacent to the Macclesfield urban area, the topography, tree cover and orientation of adjacent dwellings away from the parcel means that it feels detached from the urban area. : Large area of land which is very divorced from Macclesfield eastern urban edge. This parcel is contained by the moderate boundaries of Eddisbury Lane, Back Eddisbury Road and the stronger boundaries of Buxton Old Road and Buxton New Road. This parcel plays an essential role in preventing further ribbon development outwards from Macclesfield, particularly along Buxton Old Road. : parcel is well connected to the urban area. Around 75% of the parcel is enclosed by existing development and the northern, western (across the canal) and parts of the southern side of this site are contained by Macclesfield s urban edge. The remaining edges of the site are contained by Blakelow Road and Buxton Old Road. Ribbon development has already established spreading out from Macclesfield along Buxton Old Road and also a small section along Blakelow Road. Development of part of this area could round off the development pattern. The parcel does play an important role in preventing further ribbon development out from the existing settlement up Blakelow Road. : This area of land is not directly adjacent to the Macclesfield urban area although it is connected via ribbon development along Buxton Old Road. Existing development covers the majority of the parcel. 2 Prevent nearby towns from merging into one another : Part of the wider Green Belt but due to the position and distance of this parcel from neighbouring settlements, this area of land does not serve a role in preventing towns and settlements form merging. : Part of the wider Green Belt but this parcel does not make a significant contribution to any strategic gap between Macclesfield and other settlements : Forming part of the wider Green Belt that surrounds Macclesfield, any development here could slightly reduce the gap between Macclesfield and Langley. However, a significant gap would remain and the topography of the area means that there would not be a noticeable reduction in reality. : Between Macclesfield s urban edge and Langley / Sutton. However, other ribbon development that has already spread out from Macclesfield and the prominent topography between the settlements means that in reality there would be no impact on the gap. : Between Macclesfield s urban edge and Langley / Sutton. However, other ribbon development that has already spread out from Macclesfield and the prominent topography between the settlements means that in reality there would be no impact on the gap. 3 Assist in safeguarding the countryside from encroachment : Characterised by two large fields and a small cluster of residential properties along Whitney Croft and the rear of Lark Hall Close. Away from the southern and northern ends of the parcel, there are few other urbanising influences within this parcel and open glimpses of the countryside can be seen from Higher Fence Road. However, the adjacent residential properties along the western and southern boundaries do reduce the open feel of the area. Strong boundaries would prevent further encroachment longer term. : Whilst urbanising influences exist predominantly adjacent to Buxton Old Road, the remainder of the site is free of development and is therefore open and rural in character consisting of agricultural land, bounded by mature trees. The Buxton New Road has served in preventing the encroachment of the settlement boundary into the open countryside. : Although there are a limited amount of buildings around some of the edges, the majority of the area is significantly detached from the urban edge, free from urbanising influences and part of the open countryside in the Peak Fringe. Although the topography of the area could pose challenges to development, the Green Belt designation performs an essential role in protecting the open nature of this area. Whilst Buxton Old Road and Buxton New Road create strong physical boundaries, Back Eddisbury Road is less likely to be able to contain any future encroachment. : This site comprises a mix of allotments, agricultural land, Leadbeaters Reservoir and residential properties. The strong relationship to the urban area and the high degree of existing encroachment restricts this parcel s contribution to the openness of the Green Belt and reduces its rural character. The topography of this site is hilly and rises to the east. The boundaries of this site are fairly strong (predominantly consisting of existing development) and are likely to prevent further encroachment long term. : This area of land has already been subject to urban encroachment with residential properties, and therefore has a significant number of urbanising influences. This parcel is contained by a network of local roads, which form a reasonable boundary to prevent further encroachment. Overall evaluation This parcel is largely undulating undeveloped land however it does contain a number of residential properties ponds and trees (some of which have TPOs). Adjacent uses to this land are agricultural, residential and educational. This parcel is well connected to the urban edge which limits the sense of openness, has strong boundaries to prevent further encroachment, is unlikely to host ribbon type development and does not play any significant role in separating settlements. : The topography of this site rises to the east. This parcel abuts Macclesfield urban boundary along Buxton Road, however this site remains relatively rural in character. Adjacent uses include agricultural land, Macclesfield Common and residential properties. This parcel performs a significant role in preventing urban sprawl, ribbon development and a separation function. This are forms part of the upland slopes which lead up to Peak Park. It is completely detached from the urban area, has a great degree of openness with limited urbanising influences. Footpaths within this parcel enjoy views back over Macclesfield, and the parcel plays an essential role in preventing further ribbon development outwards from Macclesfield, particularly along Buxton Old Road. This parcel is considered to contribute greatly to the openness of the surrounding Green Belt. The uses which surround and are included within this parcel of land, i.e. residential/allotments limit the rural character and openness of this parcel of land and the boundaries of this site are reasonably strong. There is some evidence of encroachment and ribbon development and the parcel does not play a significant role in maintaining separation between settlements. This is a relatively small parcel of land contained by a network of roads this site has relatively strong boundaries which consists largely of residential properties and agriculture land. Urbanising influences already exist in much of this site, as a significant proportion of it is already developed which limits its contribution to protecting the openness of the Green Belt. Overall assessment 110

112 Strategic Parcel MAC31: Small area of land east of Longden Lane and south of Buxton Old Road MAC32: Large area of land east of Macclesfield Canal, north of Sutton and extending to Coalpit Lane MAC33: Triangle of land between Laburnum Road, Byron s Lane and Macclesfield Canal 1 Check the unrestricted sprawl of large built-up areas : Consisting largely of agricultural land this parcel is contained by Buxton Old Road, Langden Lane and a farm track to the south. This parcel is remote form the urban edge has and it plays an important role in prohibiting further unchecked sprawl along Buxton Old Road into the Countryside. The farm track boundary to the south is particularly weak and would not be sufficient to prevent further encroachment in the future. : A very large area of land located to the south east of Macclesfield s settlement boundary. existing ribbon development is evident particularity along Blakelow Road, which extends out from Macclesfield s built up area and Byron's Lane, which runs between Macclesfield and Sutton. There is also some historic industrial development by the river Bollin in Langley Village. A large part of this land is completely separate from the urban edge. Development across the whole area would be unlikely due to the hilly terrain but this parcel is extremely important in preventing further ribbon development outwards along Jarman Lane, Blakelow Road and Buxton Old Road. Due to the hilly terrain, any development here is likely to take an irregular straggling form to make use of the physically developable parts of the area. : The parcel is well connected to the urban area and has strong boundaries to prevent further encroachment. However, this parcel prevents further ribbon development extending out from Macclesfield towards Sutton along Byron s Lane. 2 Prevent nearby towns from merging into one another : Forming part of the wider Green Belt that surrounds Macclesfield, any development here could slightly reduce the gap between Macclesfield and Langley. However, a significant gap would remain and the topography of the area means that there would not be a noticeable reduction in reality. : This large parcel separates Macclesfield from both of the villages of Sutton and Langley. Even though development across the whole area is unlikely, ribbon and sprawling development around the flatter edges of the area could lead to the settlements merging (particularly Macclesfield and Sutton). : On its own this are of land forms a very important role in preventing the merger of Macclesfield and Sutton. 3 Assist in safeguarding the countryside from encroachment : There are two residential dwellings and some small agricultural buildings at the edges of the parcel, but it consists predominantly of undulating agricultural land used for grazing. There are some trees along the boundaries and this site is mainly open and free from built form. Separate from Macclesfield settlement area, the Green Belt designation has played an important part in ensuring this area remains free of urban encroachment. : Includes Macclesfield Golf course, a covered reservoir, residential properties and agricultural land. This parcel is adjacent to Macclesfield built up area to the north west and also the villages of Sutton and Langley. Covering a very large area of land, the majority of the parcel is remote from the urban areas and has a great sense of openness. Development pressures exist in parts of the site particularly along settlement boundaries. Macclesfield Canal however provides a strong barrier to further encroachment of Macclesfield urban area. : This parcel consists of agricultural grazing land, residential agricultural properties and allotments. This site is relatively well contained by strong boundaries which would contain future development pressure, particularly Macclesfield Canal. There is also a high level of existing encroachment and the parcel is separated from the wider open countryside by the Macclesfield Canal. Overall evaluation This land is made up of agricultural land and a covered reservoir. Bound by Buxton Old Road, Langden Road and a farm track, this parcel is divorced from the urban edge and is open and rural in character. This area of land serves to prevent further urban sprawl and in resisting further ribbon development along Buxton Old Road. This significant parcel of land is well contained by moderately strong boundaries including Macclesfield Canal, The River Bollin, Buxton Old Road, Byron's Lane, Blakelow Road, Coal Pit Lane and Broadcar Lane. The topography of land in this area is hilly and rises from the Canal up to the upland slopes of the Peak Park Fringe. Parts of this parcel offer a strong contribution to preserving the openness of the Green Belt. The parcel is essential in preventing further non-compact and ribbon development, and in preventing the settlements merging Due to the distance from built up urban areas, Macclesfield and Sutton this parcel is characteristic of a semi rural and urban fringe consisting of residential and agricultural uses. This site is well connected to the urban area and the boundaries of the site are relatively strong. The overriding factor in this assessment is the essential role that this parcel plays in preventing Macclesfield merging with Sutton. Overall assessment MAC34: land between Byron s Lane and the River Bollin MAC35: land bounded by the railway line, London Road, Macclesfield Canal, Bullocks Lane and the River Bollin : A narrow strip of land contained by Macclesfield and the edge of Sutton village Byron's Lane, Bullocks Lane, and the River Bollin. This parcel is moderately well connected to the urban area and there has already been some encroachment. Ribbon development has begun to establish along Byron's Lane extending out from Macclesfield and the parcel plays an important role in preventing further ribbon development in this location. : Located to the south east of Macclesfield s urban edge this parcel of land is relatively separate from the urban area. There are strong boundaries to prevent future encroachment but this parcel has provided a very important role in preventing ribbon development along London Road and Bullocks Lane. : Complimentary to parcel MAC33, this are of land forms a very important role in preventing the merge of Macclesfield and Sutton. : The Lyme Green Business Park has already effectively merged Macclesfield with Lyme Green however this land to the east of London Road does provide some sense of a gap between the two settlements. It also forms a significant part of the gap between Sutton and Macclesfield, and development would significantly affect the openness of the Green Belt between the two. : A small northern part of this parcel contains Macclesfield built up area. Urbanising influences in the way of residential properties existing within the north and south of the site which have limited this parcels contribution to preventing urban encroachment. The River Bollin does however; provide a strong physical barrier to future urban encroachment. : Space is made up of open flat agricultural land. The existing urban edge is well contained by strong boundaries (railway line and London Road) preventing urban encroachment. A relatively small parcel which includes a number of residential properties, agricultural land. The land slopes down from Byron s Lane to the River. Part of this site is also within the flood risk Zone. Some unchecked urban sprawl and encroachment has occurred within the parcel. The overriding factor in this assessment is the essential role that this parcel plays in maintain a gap between Macclesfield and Sutton. This site is contained by The river Bollin, Bullocks Lane, Macclesfield Canal, London Road and the Railway line. The character of this site is rural and consists of large agricultural fields with some land allocated as playing fields and informal recreation. Parts of the site are within flood risk Zones 2 and 3. This parcel performs an important role in preserving the openness of the Green Belt.. 111

113 Strategic Parcel MAC36: Land south of the Macclesfield Canal between London Road, Robin Lane and Bullocks Lane MAC37: Triangular area of land south of Macclesfield Canal, north of Gaw End Lane and west of London Road MAC38: Land south of Gaw End Lane between Macclesfield Canal, London Road and Rayswood Nature Reserve 1 Check the unrestricted sprawl of large built-up areas : This parcel is totally separated from the Macclesfield urban edge but runs adjacent to Lyme Green a small built up settlement. The boundaries of this site are made up of a network of roads and the Macclesfield Canal. Ribbon development has formed along London Road, between Macclesfield and Lyme Green, Robin Lane and also a small ribbon along Bullocks Lane. The Green Belt is important in preventing further ribbon development along Robin Lane creeping towards Sutton. : Located adjacent to the southern tip of the Macclesfield settlement boundary and is not well connected to the urban area. There is a built up commercial area consisting of a depot and petrol station in the north eastern corner of the site, but the parcel serves an important role in preventing further ribbon development and sprawl southwards along London Road. Gaw End Lane does not provide a particularly strong boundary to prevent further encroachment in the future. : Although, a handful of residential properties and a bus/coach depot have developed along Gaw End Lane, this parcel is very detached from the urban area and has formed a deterrent to ribbon development establishing along London Road. 2 Prevent nearby towns from merging into one another : This parcel plays a vital role in keeping Sutton, Lyme Green and Macclesfield separate. Whilst its loss would not lead to the settlements merging it would significantly reduce the openness of the Green Belt between them. : Macclesfield and Lyme Green have already effectively joined following development of the Lyme Green Business Park. This parcel provides a very limited sense of separation but due to the surrounding development and significant encroachment in the north-eastern part of the parcel, there is no great sense of openness between Lyme Green and Macclesfield. : Macclesfield and Lyme Green have already effectively joined following development of the Lyme Green Business Park. Complimentary to parcel MAC37, this parcel helps to provide a very limited sense of separation between the two. 3 Assist in safeguarding the countryside from encroachment : This parcel consists to large extent of agricultural land, residential properties and playing fields. There is a high level of existing encroachment in the south and west of the parcel. Macclesfield Canal is a strong physical boundary, but the parcel is fairly detached from the main urban area. : Land uses within this parcel are mainly agricultural with a small number of residential properties and a commercial properties scatter through the site. Located directly adjacent to the edge of Macclesfield settlement boundary (across the canal) this parcel offers an important contribution to preventing encroachment into the wider countryside. Both Macclesfield Canal and London Road create strong barriers to contain development however, Gaw End Lane to the south is relatively weak and is unlikely to stand up to any future development pressures. : The topography of this land is flat and consists largely of agricultural fields, which provide a sense of openness. The very north western tip of this site sits is close to the settlement area, however the parcel is relatively separate from the urban edge. Other than some commercial developments at the far western edge and a couple of residential properties to the north, the area is fairly free from urbanising influences and the Green Belt designation plays an important role in protecting the countryside from encroachment here. Overall evaluation Bounded by Macclesfield Canal, London Road, Robin Lane, Lindrum Road and Bullocks Lane. The north west corner of the site sites adjacent to Lyme Green Business Park. The topography of this parcel is relatively flat and is semi rural in character due to the strong urbanising influences extending from Lyme Green. There is existing built form in this parcel, but this parcel is important in preventing unchecked further ribbon development and in keeping the settlements separate. This is a relatively flat open parcel of land. Visually this parcel is characteristic of rural fringe as built up area of Macclesfield and Lyme Green can be seen from the land. This parcel serves an important role in preventing further ribbon development, is not well related to the Macclesfield urban area and Gaw End Lane is a relatively weak boundary to prevent further development in the longer term. This parcel is bound by a mix of moderate and strong boundaries which include: Gaw End Lane, Macclesfield Canal, London Road, and Rayswood Nature Reserve. Apart from a small corner of this parcel this land is completely divorced from the urban edge and is made up of agricultural land, residential and a coach depot. Overall assessment.. 112

114 Mere and Bucklow Hill Strategic Parcel 1 Check the unrestricted sprawl of large built-up MBH01: Land west of Chester Road and Warrington Road MBH02: Land between Belt Wood, A50 and Hoo Green Lane MBH03: Land between Warrington Road (A50), Hoo Green Lane and Dobb Lane (track) MBH04: Land between Warrington Road (A50), Hulseheath Lane and Peacock Lane MBH05: Triangle of land between Hulseheath Lane, Chapel Lane and Bucklow Hill Lane MBH06: Land bounded by Chester Road, Chapel Lane, Millington Hall Lane and Millington Clough MBH07: Land east of Chester Road and north of Cicely Mill Lane areas : Forms part of the wider Green Belt and is important in preventing further sprawling linear development along the A50 Warrington Road and A556 Chester Road. : Prevents linear development along the A50 and any further development southwards along Hoo Green Lane from the existing group of dwellings to the north. Also prevents infilling of the gap between the above properties and the garage on the A50. Parcel detached from any existing significantly built up areas of development. : Prevents linear development along the A50 and any further development southwards along Hoo Green Lane from the existing group of dwellings to the east in parcel MBH02. Parcel detached from any existing significantly built up areas of development. : Prevents any further enlargements of the existing residential pockets of development found around the edges of this parcel and further ribbon development, especially north of the A50. Parcel detached from any existing significantly built up areas of development. : prevents any further development along Chapel Lane and Bucklow Hill Lane. Eastern spur of the parcel borders the existing northern tip of development around Mere / Bucklow Hill but is detached from any significant urban areas. : prevents further development spreading westwards from the Bucklow Garage corner in the south, and northwards along Chester Road. May also prevent any further extensions of residential curtilages. Eastern end of the parcel adjoins Bucklow Hill but is detached from any significant urban areas. : prevents any further residential development from spreading northwards along Chester Road. Also prevents further commercial expansion of the pub/hotel found at the south of the parcel. Detached from any significant urban area 2 Prevent nearby towns from merging into one another : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. However, does prevent any expansion of existing residential/commercial pockets. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. 3 Assist in safeguarding the countryside from encroachment : The northern and eastern boundaries are strong, made up from Belt Wood, A50 and A556 but the remaining boundaries are weaker any may not be sufficient to prevent further encroachment in the future. Distant from any significant built-up area and although there has been some encroachment by built development, the parcel retains a largely open aspect and a strong relationship with the surrounding countryside. : completely divorced from any urban area, little encroachment from built development and retains an open character. Weak southern boundary may not be strong enough to resist further encroachment in the longer term. Prevents any further expansion of the residential pocket and the commercial garage to the north. : completely divorced from any urban area, little encroachment from built development and retains an open character. Solid boundaries with the A50 to the north and Hoo Green Lane to the south and east. Western boundary is made up of a tree lined lane/track which is weaker and may not be strong enough to resist further encroachment in the longer term. Prevents any further expansion spreading southwards and eastwards from existing residential/commercial development. : completely divorced from any urban area, little encroachment from built development and retains an open character. Solid identifiable boundaries with Hulseheath Lane along the east, Chapel Lane to the north, the A50 to the south although the tree lined boundary to the north-west is weaker. Prevents further linear development and inwards encroachment form the existing development around the edge of the parcel. : The far eastern tip of this parcel adjoins the village of Bucklow Hill but it is completely detached from any major urban areas. With the exception of a couple of residential properties and a telephone exchange at the perimeter, it is free from urbanising influences. Strong boundaries to prevent further future encroachment. : the eastern end adjoins the small village of Bucklow Hill but it is detached from any major urban areas. There is a fair amount of encroachment and existing buildings around the edges of the parcel but the centre and western parts are still fairly open. Boundaries are likely to be sufficient to prevent further encroachment in the future. : the southern end adjoins the small village of Bucklow Hill but it is detached from any major urban areas There is quite a degree of encroachment in the southern end of the parcel but the rest remains relatively open in character. Strong boundaries to the south and west but weak boundaries to the east and north that may not be sufficient to prevent further encroachment in the future. Overall evaluation Strong boundaries to the east with the A50/Chester Road, the north and west boundaries are formed with a wooded area. Lane/track to the southern boundary. Predominantly agricultural and with some built development to the south in the form of agricultural buildings and residential properties. The area prevents sprawling ribbon development along the main roads as has occurred in nearby parcels. Prevents additional linear type development sprawling along Warrington Road and Hoo Green Lane. Completely detached from any significant urban area, relatively free from built development and open in character. Does not perform a separation function but does have a weak southern boundary that may not be sufficient to prevent further encroachment in the longer term. Prevents additional linear type development sprawling along Warrington Road and Hoo Green Lane. Completely detached from any significant urban area, relatively free from built development and open in character. Does not perform a separation function but does have a weak western boundary that may not be sufficient to prevent further encroachment in the longer term. Prevents additional linear type development sprawling along Warrington Road and Hulseheath Lane. Completely detached from any significant urban area, relatively free from built development and open in character. Does not perform a separation function but does have a weak northwestern boundary that may not be sufficient to prevent further encroachment in the longer term. Solid identifiable boundaries to all side of this parcel. Land is predominately agricultural with pockets of residential and agricultural development along the boundaries. Detached from any urban area and prevents ribbon development, particularly along Bucklow Hill Lane and Chapel Lane. Solid identifiable boundaries to all side of this parcel. Land is predominately agricultural with pockets of residential, agricultural and commercial development along the boundaries. Detached from any urban area and prevents ribbon development, particularly along Chester Road but also Chapel Lane and Millington Hall Lane. Land is predominately agricultural with a pub/hotel to the south. Prevents further ribbon development extending along Chester Road, is detached from any significant urban area and has fairly weak boundaries to prevent further encroachment in the future. Overall assessment.. 113

115 Strategic Parcel MBH08: Large triangle bounded by Chester Road (A556), Warrington Road (A50) and Bucklow Hill Lane 1 Check the unrestricted sprawl of large built-up areas : Prevents additional ribbon / sprawling type development along the west side of Chester Road. Chester Road forms a strong boundary between this parcel and the ribbon development that has grown along the eastern edge of this road. Detached from any significant urban area. 2 Prevent nearby towns from merging into one another : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. 3 Assist in safeguarding the countryside from encroachment : adjoins the ribbon development extending from Mere along the A556 but detached from any significant urban area. Strong boundaries to contain any future development but the parcel has few urbanising influences, other than a few buildings around the edges and retains a high degree of openness. Overall evaluation Solid boundaries to all three sides of this parcel, especially to the east and west. Predominately agricultural land with a residential/commercial development in the northern corner, with agricultural/residential buildings to the west and a pub/hotel. Parcel prevents any further encroachment, especially from the northern corner. Overall assessment MBH09: Area of land bounded by Chester Road (A556), Warrington Road (A50), Mereside Road (A5034) and Clamhunger Lane MBH10: Small triangle of land bounded by Clamhunger Lane, Warrington Road (A50) and Mereside Road (A5034) MBH11: Land between Mereside Road, Mereheath Lane and Manchester Road MBH12: Mereheath plantation and land east of Mereheath Lane MBH13: Land between Moss Lane, Green Lane and Manchester Road (A50) MBH14: Land between Warrington Road (A50), Moss Lane and Meremoss Wood : Sprawling ribbon type development has already extended almost around the entire perimeter of this parcel and it therefore has only a very limited role in preventing further development of this type. Detached from any significant urban area. : Detached from any significant urban area but largely built up already, this parcel plays a limited role. : This parcel prevents ribbon development along the east side of Manchester Road and the west of Mereheath Lane. Strong boundaries to the east, west and north formed by the above roads. However, weak to the south. Parcel is linked to the residential development of Mere to the north but is detached from any significant urban area. : Strong boundary with Mereheath Lane to the west. Distinct boundary with Tatton Park to the east. Indistinct boundary to the south. Parcel does not have a relationship with any areas of development. : Parcel has strong boundaries with Manchester Road, Green Lane and Moss Lane which surround the site. Shares a relationship with the Mere area to the north. Parcel prevents any further developing spreading along the roads around the boundaries. : Thin sliver of a parcel with very strong boundary to the west with Meremoss Wood SBI and partly Ancient Woodland. Firm boundary to the east with Moss lane. Parcel is close to Mere village to the north; however A50 forms a distinct boundary between the two. Prevent additional ribbon development extending along the south side of Warrington Road. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : preventing further southwards spread of Mere towards Knutsford, particularly in the form of ribbon development extending along Manchester Road. The A5034, Manchester Road and Mereheath Lane form strong and identifiable boundaries to the east, west and north. Southern boundary is weak and doesn t form a distinguishable boundary to the parcel. : Due to its position this parcel, on its own, does not play a frontline role in preventing merging of towns or settlements. Mereheath Lane provides a strong boundary to the west and Tatton Park to the east. However, southern boundary is indistinct and fairly weak on the ground. : prevents any further southwards spreading of the Mere urban area to the north, particularly in the form of ribbon development spreading southwards along Manchester Road. Keeps a check on the commercial development around the Cottons Hotel preventing it merging with other nearby development. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Despite being almost entirely surrounded by built development, the parcel does manage to retain some degree of openness in the central area around the golf course. However, there are significant urbanising influences and the parcel is fairly detached from the surrounding open countryside due to the development around its perimeter. In addition, strong road boundaries would prevent any further encroachment into the surrounding countryside in the future. : the majority of this small parcel is already developed and does not have any significant sense of openness. Strong boundaries to prevent further encroachment into the surrounding countryside : fairly large, flat featureless agricultural fields with very few urbanising influences. Weak southern boundary of the parcel does not form a strong defence against possible future development. : Parcel appears to be free from built development, is some distance from any built-up area and is part of the open countryside. Northern section of parcel is covered by woodland while to the south is agricultural land. : There is a significant degree of encroachment in areas of this parcel, particularly around the hotel complex although away from here it does retain a good sense of openness. Divorced from any urban area, this parcel does play a role on safeguarding the countryside from encroachment. There are reasonably strong boundaries to prevent further future encroachment from outside of the parcel. : Clear boundaries to contain development in the long term. This parcel is detached from any major urban area, is almost completely free from built development and retains a good sense of openness. Has a clear role in safeguarding this area of the countryside from further encroachment. Golf course and meres enclosed by ribbon-type residential development fronting the surrounding roads. Strong boundaries to all three sides prevent development spilling out into neighbouring parcels and little direct relationship with the surrounding open countryside. Small parcel already predominantly developed and surrounded by roads on all three sides. Plays only a limited role in fulfilling the purposes of Green Belt. Long narrow parcel with strong boundaries to three sides playing an important in preventing expansion of the residential development of Mere to the north. Predominantly agricultural land a couple of residential properties to the north and along Mereheath Lane. Detached from the urban area and plays an important role in preventing further sprawling ribbon-type development spreading outwards from Mere. Wooded/agricultural parcel with no existing built development and no visual relationship to urban areas. Strong, distinct boundaries to the east and west, relatively weak to the south. Mainly agricultural land with pockets of residential development to the north, west and south. commercial development on eastern boundary. Parcel prevents any further inwards encroachment from these existing developed areas. Mainly open agricultural land with pockets of residential and commercial development. Plays an important role in preventing further ribbon development extending outwards from Mere. Land is mainly agricultural with a belt of woodland along the east and northern boundaries. Little built development within the parcel which also plays an important role in preventing ribbon development along the south side of Warrington Road. 114

116 Strategic Parcel MBH15: Meremoss Wood and Tableymoss Wood MBH16: Land between Chester Road (A556), Warrington Road (A50) and Meremoss Wood. 1 Check the unrestricted sprawl of large built-up areas : Parcel almost entirely covered by woodland the edge of which forms strong boundary to all sides. Prevents any further ribbon development along Moss Lane. : Parcel has strong boundaries with the A50 to the north, Chester Road to the west and Ancient Woodland to the east. Southern boundary formed by Church Farm and could be a little weak if tested. North part of the parcel is connected to Mere; however development anywhere else within would be viewed as isolated. Parcel prevents ribbon development spreading southwards from the development triangular pocket to the north. 2 Prevent nearby towns from merging into one another : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. Existing woodland, some of which is designated as ancient, forms strong boundaries to this parcel. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. 3 Assist in safeguarding the countryside from encroachment : Strong boundaries, especially with the Ancient Woodland. Parcel and existing woodland prevent any further residential excursions in the form of curtilage extensions, infilling or garden development. : Strong boundaries to the north, west and east which would contain any future development. Parcel would also prevent any further incursion from the existing development to the north. Other than the small area of development to the far north of the parcel, the land is flat, open and in agricultural use. Overall evaluation Clear and strong boundaries. Almost entirely covered by woodland apart from small linear residential development to the south east along Moss Lane prevents further expansion of this area of development. Physical relationship with surrounding parcels and countryside. Clear boundaries to three sides, weaker boundary to the south. ity of land is agricultural with built development and cricket pitch in the northern sector, and some sort of commercial horticultural use below this. ity of parcel is open and shares a physical relationship with the surrounding countryside. Overall assessment 115

117 Mobberley Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another MOB01: Land between railway line, Broadoak Lane, Smith Lane and Town Lane MOB02: Land bounded by Smith Lane, Mobberley Brook and the Ilfords industrial complex. MOB03: Large area of land north-east of Mobberley Brook between Slade Lane, Hobcroft Lane and Church Lane MOB04: Area of land north of Town Lane, east of Ilfords and south of Mobberley Brook MOB05: Large area bounded by Lady Lane, Davenport Lane, Newton Hall Lane, Hall Lane and Church Lane : Triangular shaped parcel of land is contained by Smith Lane, Town Lane, Broadoak Lane and Railway line. This parcel sits adjacent to Mobberley north westerly urban edge and has a role in preventing ribbon development along Town Lane and Smith Lane. : This parcel is adjacent to the tip of Ilfords (an existing employment site) but is fairly detached from the urban area. It is bounded by Smith Lane and Mobberley Brook. The land plays a role in preventing ribbon development along Smith Lane. : A large parcel of land, which is bound by a network of local roads, rural lanes and Mobberley Brook. Unchecked urban development has established along Church Lane, Hobcroft Lane, Slade Lane and the parcel now plays an important role in preventing further ribbon development extending into the open countryside. : Parcel sited directly to the north west of Mobberley village containing Ilfords Employment site and residential properties located on Carlisle Close, Appleby Close and is bound by Town Lane and Mobberley Brook. Sprawling development extends within this parcel along Town Lane, but the parcel is important in preventing further ribbon development in this area. : A large parcel disconnected from the Mobberley s main urban area and is bound by a network of local roads. Urban sprawl can be found running parallel and leading off most of the roads, which border this area of land which has affected the openness of this area, but the parcel plays a very important role in preventing further non-compact, sprawling type development. : The parcel (particularly the southern end) forms part of the narrow gap between Knutsford and Mobberley. It is particularly important given the potential for ribbon development to form along the north side of Town Lane towards Knutsford. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt between Mobberley and Wilmslow. However given the distance between settlements removal of this gap is unlikely to have a significant impact upon the openness of the gap. : In most respects this land is open in character. The parcel forms part of the wider Green Belt between the Mobberley, Hale Barnes and Mobberley and Wilmslow, nearest settlements are however more than 2 miles apart. : Serves as a separation function in preventing the merge of Mobberley and Wilmslow although in this area the openness has already been compromised to some extent and a significant gap would still remain. 3 Assist in safeguarding the countryside from encroachment : This parcel consists of large agricultural fields lined with mature trees and hedging. Apart from a couple of residential properties sited off Town Lane, this site has very few (if any) urbanising influences. Aside from the railway line, which presents a strong physical boundary, the roads surrounding this site are moderately strong. This area of land does however, play a role in preventing urban encroachment. : This land consists largely of agricultural land and small handful of residential and agricultural buildings. Due to the undeveloped nature of the land between Ilfords and this parcel this land creates a green buffer and therefore this parcel feels separated from the urban edge and rural in character. Land has formed as a deterrent to urban encroachment. However. The boundaries of the site are of a moderate strength and are unlikely to contain future development pressures. : Due to Mobberley brook much of this parcel is divorced from the settlement boundary, but due to the spread of Mobberley parish there are a number of urban influences within this area which include a number of residential, agricultural and leisure buildings. Much of the land serves as an agricultural use however some parts are currently designated as playing fields. The boundaries of this parcel are moderate. : Parcel includes mostly agricultural land; however urbanising influences are present along Town Lane. The land does serve as a deterrent to further urban encroachment and provide a green gap between Mobberley built up area and residential sprawl located along Church Lane within the adjacent parcel MOB03 : This parcel is detached from the urban edge. Whist large swathes of this parcel are made up of a patchwork of open fields, due to the prominence of the existing development this parcel is characteristic of a rural village (in most parts).the boundaries of this site are of moderate strength, however existing and adjacent developments consisting of both residential and agricultural uses limits the strength of the boundaries in withstanding future development pressures. Overall evaluation The topography of this site is relatively flat and is generally open in character consisting of agricultural land. Surrounding uses include a residential area and Ilford s an existing employment site. This parcel has a role to play in preventing urban sprawl and encroachment but the railway does provide a strong physical boundary that is likely to withstand future development pressures. Its most important contribution to Green Belt purposes is in preventing additional ribbon development and maintaining the narrow gap between Knutsford and Mobberley. This land is made up of a small number of large fields lined with mature trees and hedging. The site feels relatively open and rural in character and has provided a deterrent to urban encroachment and ribbon development. A large area of land which is bound by Mobberley Brook, Slade Lane, Hobcroft Lane, Church lane and Town Lane (B5085). Part of the site is currently designated as a SBI and a site of Nature Conservation Importance. The land is a mix character of urban fringe and rural. Due to the spread of urban development extending from Mobberley s designated settlement area, the openness of this area has been compromised although the area is divorced from the urban edge and prevents further ribbon development. Located adjacent to an existing employment site and a residential area, this parcel is well contained by a local road network and Mobberley Brook. The majority of this land is relatively flat agricultural land lined with mature trees and hedging. There is also a sewage works and a cluster of residential, agricultural buildings located along Town Lane. A small area of the site, running parallel to the Brook is located within Flood Zone 3 and the Mobberley Brook wood SBI. Other than the area adjacent to Town Lane, the parcel remains open in character. A very large parcel of land bound by Church Lane, Hall lane, Newton Hall Lane and Davenport Lane and Lady Lane and consists of a mix of residential and agricultural building. This parcel also contains a number of Listed buildings including Barclay Hall and Mobberley Old Hall and associated historic Parkland. This parcel is largely made up of agricultural land and lined with rows of trees and pockets of woodland. Openness has been compromised in places but the parcel plays an important role in preventing further sprawling development. Overall assessment.. 116

118 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another MOB06: Land between Hall Lane, Mobberley Brook and Faulkner s Lane MOB07: Land around Mill Lane, Spout Lane and Damson Lane MOB08: Large area of land south of Town Lane and Mobberley Brook, extending to Pedley Brook MOB09: Area of land south of Town Lane, east of Fieldside Close and to the rear of properties on Edenfield Close MOB10: Land east of Pavement Lane extending to Gleavehouse Farm MOB11: Area to rear of properties on Mayfield Road and Springfield Road, between Ryecroft Lane and Pavement Lane : Strong steady ribbon of development has formed along Hall Lane and Faulkner s Lane limiting this parcel contribution to protecting the openness of the Green Belt. Whilst the presence of built form dominates this parcel, the land is divorced from Mobberley main settlement area. The parcel does play a small role in preventing further ribbon development along Faulkner s Lane. : This parcel is separated from Mobberley main settlement area, but is located within an existing built up area and is part of the urban spread that has formed between Mobberley and Knolls Green. Unchecked sprawl has formed particularly along Spout Lane and Mill Lane that lead of the Town Lane boundary. : Located to the south east of Mobberley. A small tip of this land sits adjacent to the urban edge but the majority of the parcel is open countryside. The boundaries containing this site are relatively weak, made up of local lanes, public footpath, bridleway, brook and field boundaries and there are no internal boundaries to prevent development spreading out from Mobberley across this whole area. Small contribution to preventing further ribbon development along Town Lane. : This parcel contains the south eastern edge of Mobberley settlement area. This are of land has provided a good defence against ribbon development extending out of Mobberley and plays a role in preventing ribbon development extending along Town Lane. : Parcel adjoins a residential area along Mobberley southern boundary. Pavement Lane provides a moderately strong boundary to contain development. Public footpath Mobberley No14 and a field boundary are however, relatively weak and are unlikely to withstand urban sprawl. This parcel has a role in preventing ribbon development along Pavement Lane. : This parcel adjoins the residential properties along Mayfield Road and Springfield Road and is relatively well connected to the urban settlement area. Boundaries of Rycroft Lane and Pavement Lane can be described as moderate at best and the parcel is important in preventing ribbon development extending out of Mobberley along Ryecroft Lane and Pavement Lane. : This area of land does provide a separation function in preventing the merge of Mobberley and Wilmslow and Mobberley and Alderley Edge. The level of existing development in this parcel however, significantly prohibits the degree of openness within this particular area of land. : Forms part of the wider Green Belt between settlements and whilst providing a complimentary role in preventing towns from merging, the existing built form in this parcel limits this area of lands contribution to preserving the openness of the Green Belt. : Provide a complimentary role in preventing the merge of Mobberley with Alderley Edge settlement and the smaller rural cluster developments of Ollerton and Marthall. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : This are forms part of the wider Green belt and plays an ancillary role in preserving the narrow gap between Mobberley and Knutsford. : Complimentary to parcel KNF15. Essential in preserving the narrow gap and preventing the merge of Knutsford and Mobberley. 3 Assist in safeguarding the countryside from encroachment : Mobberley Brook and the road boundaries provide a moderate boundary to this area of land. Consisting largely of residential and agricultural building with some fields to the south, the character of this parcel is more akin to a rural village and its openness has been seriously compromised already. : Separated from Mobberley designated edge this parcel has a limited role to play in preventing urban encroachment. Whilst Mobberley brook and Town lane offer moderate boundaries, the southern boundary, which is made up in part by Mill Lane, Damson Lane and Dam Lane does not provide a strong physical boundary to contain future development. : In most respect this parcel of land is completely separate from the urban edge. The land consists largely of farm land with a handful of residential properties and farm complexes to the northern boundary. This character of this land is essentially open and rural. Boundaries are particularly weak to prevent encroachment spreading even further in the longer term. : The physical boundaries containing this site are relatively weak including a public footpath (Mobberley No.14) and a steep bank, and a field boundary defined by a ribbon of trees. There are no urbanising influences within this area of land; the site consists of open land with a pond. The entire site is designated within the Town Lane pond SBI. The site serves an important role in preventing the encroachment of Mobberley settlement area. : Land uses within this parcel are predominantly agricultural made up of Pavement Lane Farm and surrounding farming land. There are very few urbanising influences within this parcel and it is free form encroachment leaving this area predominantly rural and open in character. The parcel also lacks strong physical boundaries, which could expose the parcel to future development. : Consist of three large fields lined with a ribbon of intermittent trees and a handful of residential properties. Urbanising influences in this parcel are therefore limited and this land has served as an important function in prevention urban encroachment towards Knutsford. Overall evaluation Hall Lane, Town Lane, Faulkner s Lane and Bollin Brook form the boundaries of this parcel. A number of the trees fronting Hall Lane are protected by TPO. Largely made up of residential, agricultural buildings and fields. The continuous ribbon of development, open fields and mature trees create more of a semi rural feel limiting the openness of this parcel of land. Divorced from the main urban area but openness already compromised. A small parcel of land located to the east of Mobberley urban edge. This parcel is contained by Mobberley Brook, Mill Lane, Damson Lane, Dam Lane and Town Lane. The area consist of largely residential properties with a few Listed building including, The Roebuck Inn. The area of land running parallel to an SBI. The openness of the Green Belt has been compromised by the built development. A very large parcel of land bound by Mobberley Brook, Damson Lane, Dam Lane, Town Lane, Mobberley public footpath 14, Pedley Brook and field boundaries. The topography of this site is relatively flat with a series of small ponds dotted throughout. A linear woodland area running parallel to Pedley Brook is the Pedley Brook valley SBI. Consist mainly of agricultural land with a small number of agricultural and residential properties creating a strong sense of openness. In addition, there are particularly weak boundaries which may not contain any development in the longer term. Contains Mobberley s urban edge to the west and north and is bound by a public footpath (No.14), field boundary and Town Lane. The site consists of undulating open area of land and a pond and is designated as an SBI and a Nature Conservation Priority Area. Prevents ribbon development along Town Lane and has weak boundaries which may not withstand future development pressures. Bound by a mix of weak and moderately strong boundaries that are unlikely to withstand future development pressures. The surrounding land is agricultural and residential. This area offers and important contribution to preserving the openness of the Green Belt, makes a small contribution to the openness of the Green Belt between Knutsford and Mobberley and prevents further ribbon development extending along Pavement Lane. Contains Mobberley south and western urban edge and is bound by Pavement lane, Rycroft Lane and the urban edge. Made up largely of agricultural land, development here would lead to encroachment and significantly erode the already narrow gap between settlements. Also prevents ribbon development extending outwards into the open countryside. Overall assessment 117

119 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another MOB12: Area of land between Knutsford Road and Ryecroft Lane : Site to the west of Mobberley urban edge, this parcel contains residential properties along Mayfield road and Rycroft Lane. Although adjacent to the far western extend of Mobberley, this parcel feels open and detached from the urban area. This area provides a vital function in preventing ribbon development and unchecked sprawl from forming along Knutsford Road between Mobberley and Knutsford. : Complimentary to parcels KNF12 and KNF14 this parcel provides a crucial function in preventing the reduction of an already narrow gap and merging of Knutsford with Mobberley. 3 Assist in safeguarding the countryside from encroachment : Relatively strong boundaries contain this site; however there is no evidence of encroachment and the parcel is open in character. This parcel has served an important deterrent to withstanding urban encroachment towards Knutsford. Overall evaluation A small parcel of land contained by Knutsford Road, the urban edge, and Rycroft Lane. The topography of the land is relatively flat and consists of agricultural land and a pond and is bound by fencing hedging and mature trees creating an open and rural character. This parcel serves an essential function in preventing the merge of Mobberley with Knutsford. Overall assessment 118

120 Poynton Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another PYT01: West of London Road and east of railway line PYT02: Small area east of London Road and north of Hope Lane PYT03: Land between London Road, railway line and Adlington Industrial Estate PYT04: Land east of London Road, west of railway line and north of Street Lane PYT05: Land south-east of Adlington Industrial Estate : Small parcel approx 50% developed, strongly bounded by railway to east and A523 London Road to west. Single dwelling sized vacant plot separates the parcel from the edge of the urban area. Low density ribbon development along London Road to the south of the parcel. : This is a small triangular shaped parcel of land adjacent to the Poynton Industrial Estate on the edge of the urban area. It is bounded to the north by a footpath along the edge of the estate, to the west by the A523 London Road and to the south by Hope Lane. The site acts as a buffer between Poynton and the open countryside : The northern half of the parcel is open grassland with a strong boundary formed by the railway to the east but with a very weak boundary along the western side which adjoins the Adlington industrial estate formed in places by an ill defined hedge and in places by no discernible features at all. This boundary was originally intended to run up to the proposed Poynton relief road. With the closure of Woodford Aerodrome, this road would now take a different route if built. The parcel is traversed by a minor road, serving some listed residential properties on the southern part of the parcel. The A523 forms a strong boundary here to the east. Development of the open land in the parcel could be viewed as helping to round off the settlement pattern which would be well contained by the eastern railway boundary. : The parcel is largely an area for grazing with around 40 per cent of the parcel developed for residential use/equestrian centre. The parcel is contained by strong boundaries formed by London Road (A523), Street Lane and a railway line. The parcel is divorced from the edge of the urban area although a small part is separated from the Adlington Estate by the A523. : The western boundary of this parcel is defined by bridleways / minor road, the boundary to the south is less defined and fairly weak while the A523 forms a strong eastern boundary. A number of significant trees, hedges and fencing border the parcel and a part of it abuts the settlement boundary alongside Adlington Park Estate, although this is ill defined particularly towards the north. : There is a significant gap between the parcel and the nearest settlement, and the parcel therefore plays a limited role in separating settlements. : loss of this parcel would not narrow the gap between Poynton and Adlington and the parcel therefore plays a limited role in separating settlements : the parcel does not have a strong role in separating Poynton from settlements to the south. : Loss of this small parcel would not significantly narrow the gap between Poynton and Adlington and the parcel therefore plays a limited role in separating settlements. : There is already a reasonably narrow gap here between Poynton and the Greater Manchester urban area. Removal of this parcel from the Green Belt would reduce this gap further between Poynton and Woodford where there are proposals to redevelop the existing built part of the aerodrome. 3 Assist in safeguarding the countryside from encroachment : The railway and London Road form defensible boundaries to contain development. Approximately half the parcel is developed, and the parcel effectively adjoins the edge of the urban area. The land does not provide access to the countryside. The openness of the Green Belt to the west of the parcel (PYT03) is compromised by the presence of the Adlington Park estate. : The southern boundary is formed by a minor road and is therefore weaker than the western boundary of the A523. The footpath boundary with the urban area is also relatively weak. However the heavily wooded nature of the parcel acts as an effective barrier to the outward spread of the urban area. It also adds to the openness of the Green Belt by screening the adjacent commercial and industrial uses. : The eastern railway boundary forms a strong containing barrier to further development. The cluster of residential buildings compromises the open nature of the parcel and views of the countryside to the west are also compromised by the industrial estate. : The strong boundaries to the parcel would prevent any further encroachment. However only a small part of the land is close to the edge of the urban area, albeit separated by the A523. Views from the parcel to the east and south emphasise the open nature of the wider Green Belt. : There are no robust boundaries other than the A523 to contain development. There has been little encroachment by built development and part of the parcel is adjacent to the urban area. The parcel does provide access to leisure use (golf course) via bridleways/minor road. To the south lies open countryside and to the west lies the former Woodford Aerodrome runway area which still retains an open character. Overall evaluation This parcel is located on the southern edge of Poynton and forms a thin, wedge shaped area of land bounded by a railway and major road. The parcel is part developed comprising the Hope Green Rest Home, and associated parking area, together with a grassed area forming the southern half of the parcel. Given its strong boundaries and sense of enclosure, proximity to the urban area, and encroachment by previous development, it is considered to form a fairly limited contribution to the integrity of the Green Belt. The parcel is predominantly flat and comprises woodland with Tree Preservation Orders on some trees. It also provides a strong visual buffer when viewed from the south but plays a limited contribution to narrowing the gap between settlements. The parcel contains approximately 70% open grassland, residential buildings (grade II Listed Buildings Greenacres and Windle Hey), gardens, a bridleway (BR42), footpath (FP53), trees, and a minor road. The strong boundary to the east would effectively contain development and the openness of the parcel and land beyond to the west is compromised by built development. This triangular shaped parcel is separated from the urban area and is contained by strong boundaries. Whilst there is some development within the parcel this is low density and the parcel largely retains its open character. The parcel comprises approximately 60% farmland largely used for grazing, plus a golf course. It has a number of mature trees - some with a Tree Preservation Order, hedges, a few buildings, and a small part of the parcel contains a recreation allocation (landscape buffer adjacent to the industrial estate). The protected line of the proposed Poynton bypass also crosses the southern part of the parcel from north to south, although this is likely to change. Overall assessment 119

121 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another PYT06: Woodford Aerodrome (southern end) PYT07: Woodford Aerodrome south-west of Lostockhall Farm PYT08: Area of land between Poynton Brook and the railway line PYT09: Area south of Chester Road to the rear of properties on the Bird Estate, west of Poynton Brook and north of Lostockhall Farm PYT10: North of Hazelbadge Road and railway line and south of Lower Park Road : This large and flat parcel of land abuts only a small proportion of the urban area and is contained by fairly weak boundaries comprising a narrow watercourse, and bridleways. : The parcel is detached from the urban area and is defined by relatively weak boundaries comprising a brook, the Cheshire East boundary, bridleways, a small section of railway, and the edge of Adlington Park Industrial Estate : The parcel lies adjacent to the urban area but is separated by the strong boundary formed by the railway line. The boundary to the west is less robust and is formed by Poynton Brook. : The northern edge of the parcel lies adjacent to the urban area. Ribbon development has already formed along the A5159 towards Woodford, which forms a narrow gap in the Green Belt. The boundaries to the west (Borough boundary) and south (bridleway) are not strongly defined and would not be sufficient to prevent further encroachment longterm. To the east the railway line forms a clear boundary to the edge of the urban area. Apart from farm and nursery buildings, and limited ribbon development, there is little built development within the parcel and it retains an open character. : The parcel is well contained by strong boundaries comprising Woodford Road, and a railway line, and the less containing boundaries of Lower Park Road and a watercourse. The land is predominantly open although a significant proportion abuts the settlement boundary. The western, southern and eastern boundaries are adjacent to the existing settlement and the configuration of the site could be viewed as an opportunity to round off the settlement. Other than a small stretch along Woodford Road, the parcel does not play a significant role in preventing ribbon development : The parcel forms part of a narrow gap between Poynton and the Greater Manchester urban area at Woodford. Removal of this parcel would reduce the already narrow gap significantly and could lead to the merging of the two urban areas. : The parcel forms part of a narrow gap between Poynton and the Greater Manchester urban area at Woodford. Removal of this parcel would reduce the already narrow gap significantly and could lead to the merging of the two urban areas. : Although relatively small, the parcel does form part of the gap between Poynton and the edge of the Greater Manchester area. The gap would be reduced to under 3km. : The parcel forms part of an already narrow gap between Poynton and the Greater Manchester urban area (Woodford). Removal of this parcel would narrow this gap even further and could lead to the merging of the two urban areas. : Although this parcel is not the narrowest part of the gap, removal of this parcel from the Green Belt would impact on the gap between Poynton and the Greater Manchester urban area (Bramhall) although the gap would not narrow significantly. 3 Assist in safeguarding the countryside from encroachment : the parcel is divorced from the majority of the urban area and maintains a key role in preventing the spread of the urban area into open land. : the parcel is divorced from the majority of the urban area and maintains a key role in preventing the spread of the urban area into open land. : the parcel comprises farmland and is free of any development. The railway provides a robust boundary separating the parcel from the urban area - the western boundary formed by the brook is less secure. : A fair proportion of the parcel adjoins the edge of the urban area and there is some ribbon development along Chester Road, however the boundaries to the south and west are not strongly defined. There has been little encroachment by development and the parcel retains an open character. In the north-west of the parcel, Wigwam Wood heavily treed and free of urbanising influences. : The northern boundary does not provide a robust barrier to prevent further encroachment beyond. The parcel is open in character, providing access and views to the countryside beyond although there are scattered urbanising influences throughout the parcel including a school, residential properties and power lines. Overall evaluation The parcel plays a strong role in maintaining the separation of Poynton from the Greater Manchester urban area. Whilst the parcel contains part of the former Woodford Aerodrome runway, and some concrete hardstandings, the remainder of the parcel is grazing land, the parcel as a whole retains an open aspect and is divorced from the urban edge. The parcel is largely an agricultural area but also contains buildings, trees, hedges, footpaths (FP70, FP80, FP81 and FP84), runway and a grade II Listed Building- Lostock Hall Farmhouse. A small part of the parcel along the Brook is within Flood Zones 2 and 3. The land is open in character, forms a key part of the Green Belt separating Poynton from Greater Manchester and is divorced from the edge of Poynton. This largely agricultural parcel is clearly separated from the urban area by the railway line. The western boundary is less strong and development of the parcel would contribute to pressures for development on adjoining parcels and closure of the gap between Poynton and Greater Manchester. Around a third of the parcel surrounding the Brook is within Flood Zones 2 and 3. An overhead power line and footpath cross the land. This large parcel is largely an agricultural area with some other uses, including residential, footpaths (FP70 and FP81), buildings, pylons, gardens, nursery, trees and hedges as well as Wigwam Wood. Part of the parcel is within Flood Zones 2 and 3 to the east and part is a Nature Conservation Priority Area (Poynton Brook).Wigwam Wood is a Site of Biological Importance. The weak southern and western boundaries, plus its role in keeping Poynton separate from the Greater Manchester urban area mean that this parcel makes a major contribution to the purposes of Green Belt The parcel is largely an agricultural area used for grazing, It also contains a school and playing fields, footpaths (FP43 and FP46), ponds, a few residential buildings, trees - some with Tree Preservation Orders, hedges, ponds, mobile phone mast, overhead power lines, a grade II Listed Building - Haybrook, and a very small part of the parcel to the east is within Flood Zones 2 and 3. The absence of a strong boundary to the north and the strategic nature of the narrow gap between Poynton and Greater Manchester suggest the parcel plays an important Green Belt function, although it could be argued that development here would help to round off the settlement pattern. Overall assessment 120

122 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another PYT11: Land north of Lower Park Road, east of Woodford Road and west of small brook PYT12: Land north of Glastonbury Drive, west of London Road North and south of Barlowfold PYT13: Small triangle enclosed by London Road North, Vicarage Lane and Glastonbury Drive PYT14: Land west of London Road North, north of Barlowfold extending to the Borough boundary (Norbury Brook) PYT15: Large area of land east of Towers Road, north of Towers Yard Farm and south of Norbury Brook : The parcel is contained by the strong boundary of Woodford Road, and the less robust boundaries formed by Lower Park Road, a small watercourse and the Cheshire East boundary. Only a very small part abuts the settlement boundary and hence development of the parcel would be isolated from the existing built up area and the parcel also plays a vital role in preventing further ribbon development along Woodford Road. : the parcel is contained by London Road North (A523), Glastonbury Drive, the Poynton Brook watercourse and a drive way at the northern edge. A small section of it abuts the settlement boundary. The parcel plays a very important role in preventing ribbon development extending along London Road North and has relatively weak boundaries to the west and north. : Small parcel well contained by roads and adjacent to the urban area. Some residential dwellings along the southern boundary off Vicarage Lane. Plays a limited role in preventing further ribbon development northwards along the A523. : The parcel is bounded by London Road North (A523) along its eastern edge where it abuts the far northern end of the settlement boundary. Weaker boundaries formed by a watercourse, track and the Cheshire East boundary contain the rest of the parcel. It plays an important role in preventing non compact development straggling along the western side of London Road North. : This fairly large parcel is contained by Towers Road, a small section of London Road North (A523), Norbury Brook watercourse / the Cheshire East boundary border, and a track. The eastern boundary (largely made up of a track) is particularly weak. The western side of the parcel (separated by Towers Road) abuts the settlement boundary. The parcel plays an important role in preventing ribbon development along the east side of Towers Road. : The parcel forms part of a narrow gap between Poynton and the Greater Manchester urban area (Hazel Grove and Bramhall). Removal of this large parcel would significantly reduce this narrow gap and seriously compromise the openness of the Green Belt between Poynton and the conurbation. The northern end of this parcel is only some 300m from the edge of the Hazel Grove. : The parcel forms part of a narrow gap between Poynton and the Greater Manchester urban area (Hazel Grove). Removal of this parcel would compromise the openness of the Green Belt between Poynton and the conurbation. The reduction in the gap would be particularly noticeable as the eastern edge of the parcel is adjacent to the main route between Poynton and Hazel Grove. : The gap between Poynton and Greater Manchester is fairly narrow in this location. Removal of this parcel from the Green Belt would reduce this gap further, although only marginally. : The gap between Poynton and the Greater Manchester conurbation (Hazel Grove) is very narrow at this point and removal of this parcel would narrow this gap even further and could potentially lead the to the settlements merging in the future. : The gap between Poynton and the Greater Manchester conurbation (Hazel Grove) is very narrow at this point and removal of this parcel would narrow this gap even further and could potentially lead the to the settlements merging in the future. Development here would also reduce the gap between Poynton and other settlements including High Lane, Middlewood and Higher Poynton. 3 Assist in safeguarding the countryside from encroachment : Other than the western boundary to Woodford Road, the other boundaries are fairly weak and may be unable to resist further encroachment in the longer term. There is some limited development around the edges of the parcel, including residential and agricultural buildings but overall there are few urbanising influences and it is substantially divorced from the urban area : The brook on the western boundary and driveway to the north do not provide robust boundaries to prevent further encroachment in the future. Other than a small number of residential properties along the eastern boundary, the land remains open in character, relatively divorced from the urban area, and plays an important role in safeguarding the countryside from encroachment. : Residential development compromises the open character of the parcel. Road boundaries provide fairly robust boundaries to contain development. : The parcel is predominantly open land and is largely divorced from the urban area, separated by the strong containing boundary of the A523. The other boundaries are less robust and are unlikely to contain any development in the longer term. : The boundaries are not strongly defined and there would be a danger of encroachment to the east in the longer term. The bulk of the parcel is open in character, with few urbanising influences. Overall evaluation This significantly sized parcel is largely used for agricultural purposes. It also contains footpaths, a small number of residences, trees - some with Tree Preservation Orders, hedges, overhead power lines, a Nature Conservation Priority Area, and a grade II Listed Building Generator House at Barlowfold. A small part of the parcel along the Brook and to the north-east is within Flood Zones 2 and 3. The absence of a strong boundary to the south, east and north, the strategic nature of the narrow gap between Poynton and Greater Manchester, and the separation of the land from the urban area suggests the parcel plays an essential Green Belt function. The parcel is largely an agricultural area used for grazing. It contains a footpath trees - some with Tree Preservation Orders, hedges, gardens, informal kickabout, overhead power lines and a few residential dwellings. A small part of the parcel along the Brook lies within Flood Zones 2 and 3. The absence of secure boundaries to the west and north, its separation from the settlement and its importance in maintaining the narrow gap between Poynton and Greater Manchester suggests the land plays an essential Green Belt function. Approximately 40% of this parcel comprises residential/garden use; the remainder is open land. Some of the trees have Tree Preservation Orders. The land is well contained by road boundaries, is adjacent to the urban area, and has already been encroached upon by development reducing its open character. However the Green Belt is particularly narrow to the north of Poynton and whilst the parcel is relatively small, development would contribute to a minor narrowing of the gap. The parcel is largely in agricultural use (grazing land) but also includes a few residential properties. It contains some trees with Tree Preservation Orders. A small part of the parcel along the Brook is within Flood Zones 2 and 3. The parcel is mostly detached from the urban area and has relatively weaker boundaries to the north and south. Development of the parcel would significantly contribute to narrowing the gap between Poynton and Greater Manchester. The parcel is largely an agricultural area for grazing. It also contains a few residential buildings, tracks, hardstanding, overhead power lines, trees - some with Tree Preservation Orders, hedges, footpaths crossing part of the site, ponds and a grade II Listed Building Rose Cottage and Southside. A very small part of the parcel to the north is within Flood Zones 2 and 3 and part is located on landfill. The parcel is close to a Site of Biological Importance on adjacent land. The relatively weak boundaries to the east and the importance of the parcel in maintaining the narrow gap between Poynton and Greater Manchester reinforces the vital Green Belt function of this land. Overall assessment 121

123 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another PYT16: East of Towers Road, south of Towers Yard Farm and north of Middlewood Road : The parcel is contained by Tower Road at its western boundary and Middlewood Road to the south. The northern and eastern boundaries comprise less robust track/bridleways. The parcel abuts the settlement on its eastern boundary. Some ribbon development has occurred along Towers Road and this parcel plays an important role in preventing further ribbon development along Towers Road and Middlewood Road. : This parcel forms part of the gap between Poynton and the smaller settlements of Higher Poynton and Middlewood. Removal of this parcel from the Green Belt would reduce the gap, although a reasonable gap would remain and additional screening would be provided by Prince s Wood 3 Assist in safeguarding the countryside from encroachment : A fair proportion of the parcel adjoins the edge of the urban area; however the boundaries to the north and east are not strongly defined. There has been some encroachment by development but the parcel largely retains an open character. Overall evaluation The parcel comprises mainly agricultural use but also includes residential, footpaths (FP55 and FP52), a golf course to the eastern end, trees - some with Tree Preservation Orders and a grade II Listed Building - Worth Clough. The parcel is close to a Site of Biological Importance. Development of the parcel would contribute to pressures for encroachment on adjoining parcels which are not protected by strongly defined boundaries. Overall assessment PYT17: Land between Middlewood Road, Anson Road, Coppice Road and Shrigley Road North PYT18: Land between Waterloo Road, Coppice Road and The Coppice PYT19: Land south of Dickens Lane, north of Poynton Brook and east of Narrow Lane PYT20: Land between Poynton Brook, Moggle Lane, Hope Lane and Poynton Industrial Estate : The parcel is well contained by Middlewood Road, Coppice Road, Shrigley Road North and Green Lane. Only a small part of the parcel abuts the settlement. There is significant ribbon development along Coppice Road as well as some along Middlewood Road and Shrigley Road North. The parcel plays an important role in preventing further ribbon development along Middlewood Road and Anson Road. : The western boundary adjoins the urban area and the parcel is well contained on all sides by Waterloo Road, Coppice Road and The Coppice. There is some ribbon development along The Coppice which forms the southern boundary. The parcel plays an important role in preventing further ribbon development along Coppice Road, Waterloo Road and The Coppice. : Bounded on two sides by the edge of the urban area and relatively well connected to it. Some ribbon development has taken place on the south side of Dickens Lane which forms the northern boundary. The southern boundary is defined by Poynton Brook. Development of the parcel could be viewed as rounding off the settlement, although the Brook forms only a moderately strong boundary, and the parcel does play a role in preventing further ribbon development along Dickens Lane. : The parcel is contained by Hope Lane, Moggle Lane and Poynton Brook. The western boundary and around 50% of the northern boundary which follows the Brook, abut the edge of the settlement. Whilst these and the eastern boundary to Moggle Lane are reasonably strong, the southern boundary (Hope Lane) is more of a track and is certainly weaker. The majority of the parcel feels fairly detached from the urban area : Although ribbon development has already effectively merged Poynton with Higher Poynton, this parcel does play a limited separation role. : Does not have a significant role in the separation of Poynton from other settlements, although does contribute to the wider Green Belt. : There is a significant gap between the parcel and the nearest settlement. Removal of this small parcel would be unlikely to compromise the openness of the wider Green Belt. : The parcel does not have a strong role in separating Poynton from settlements to the south. Removal of this parcel would be unlikely to compromise the openness of the wider Green Belt. : There are strong boundaries to contain development but the bulk of the parcel retains an open character despite ribbon development along the southern and eastern boundary. The parcel is largely divorced from the main urban area. : The parcel is reasonably well connected to the urban area but whilst there is some ribbon development along the southern boundary the parcel is essentially open in character and in agricultural use. There are reasonably strong boundaries to prevent further encroachment in the future. : The parcel has a strong relationship to the edge of the urban area. The containment is compromised to an extent by the less defensible boundary formed by Poynton Brook, although the Brook and its linear woodland are likely to be sufficient to resist further encroachment into the land to the south. : Parts of the parcel have a reasonably strong relationship with the edge of the urban area. The parcel however retains an open character and is largely free of urbanising influences, other than a few buildings to eastern and southern edges. The southern boundary is not particularly strong and may not be sufficient to prevent further encroachment in the longer term. The parcel is largely an agricultural area for grazing. The parcel also contains some industrial premises, footpaths, trees (some with Tree Preservation Orders), allotments, overhead power lines and hedgerows. However while the parcel is well contained by road boundaries, it is not well connected to the urban area. The parcel is largely an agricultural area for grazing. There are also residential dwellings forming ribbon development along The Coppice. The parcel also contains some trees with, including area of woodland, a grade II Listed Building, a footpath, buildings, hardstanding, gardens, hedges, Ancient Woodland and ponds. Despite a significant proportion adjoining the urban area, and strong containing boundaries, the parcel could not be considered to represent a rounding off of the settlement as it extends outwards into the countryside. Despite some ribbon development it largely retains an open character. The parcel is largely an agricultural area plus some residential and farming buildings. The parcel is crossed by an overhead power line and a footpath and hedges. A small part of the parcel along the Brook is within Flood Zones 2 and 3. The parcel has potential for rounding off development. The parcel is largely an agricultural area for grazing with some other uses. It contains footpaths, trees, hedges, hardstanding and a grade II Listed Building - Wards End Old Farm. A small part of the parcel along the Brook is within Flood Zones 2 and 3. The area is largely open in character with few urbanising influences. The southern boundary is not very strong. 122

124 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another PYT21: Land bounded by : The eastern boundary is : Does not have a significant role in the Hope Lane, Skellorn strong, formed by the A523 and the railway line. The separation of Poynton from other settlements, Green Lane, Street Lane, southern and western boundaries are reasonable, although does contribute to the wider Green Belt. railway line and London formed by Street Lane and Skellorn Green Lane. The Road northern boundary is partly strong where the parcel meets existing development at Poynton Industrial Estate but the remainder of the northern boundary (Hope Lane) is a track and fairly weak. The parcel is largely divorced from the urban area with only a small part of it abutting the settlement boundary. 3 Assist in safeguarding the countryside from encroachment : The parcel is not well connected to the urban area and is largely free of urbanising influences, retaining an open character. The northern boundary may not be sufficient to prevent further encroachment in the longer term. Overall evaluation The parcel is mainly in agricultural use (grazing land). It contains a footpath, Historic Parkland, farm buildings, hedges, trees, a pond, A small part of the parcel to the south and west is within Flood Zones 2 and 3. The parcel is not well connected to the urban area and has a predominantly open character free from urbanising influences. The northern boundary is not particularly strong. Overall assessment 123

125 Prestbury Strategic Parcel PRE01: Land north of Prestbury Lane, east of railway, south of Bonis Hall Lane and west of A523 PRE02: Land south of Prestbury Lane, west of London Road, north of Heybridge Lane and rear of properties on Meadow Drive PRE03: Land east of railway and south-west of properties on Heybridge Lane PRE04: Land at Bridge End Farm, south of Bridge End Lane and west of railway PRE05: Land west of River Bollin to the rear of properties on Shirleys Drive / Ashbrook Drive PRE06: Land east of River Bollin and west of railway 1 Check the unrestricted sprawl of large built-up areas : The parcel is contained by strong boundaries formed by the rail line, London Road and the urban edge of Prestbury at Prestbury Lane to the south. Some existing ribbon development along Prestbury Lane and the parcel plays an important role in preventing further ribbon development along Prestbury Lane and also along the A523. The parcel is well connected to the existing settlement but does extend out into the open countryside. : strong road boundaries to the north and west could restrict and contain future development. The parcel is well connected to the north eastern edge of Prestbury and containing the settlement's development toward London Road. It does play a very important role in preventing further ribbon development along Prestbury Lane and London Road : the parcel boundaries are formed by rail line in the west, road in the north and the urban edge to the east. To the south the boundary is weak marked by trees and hedges. ribbon development has occurred along Heybridge Lane to the east and Prestbury Lane to the north. The parcel is well connected to the urban area. : the parcel is strongly enclosed on all sides by the urban edge, Bridge End Lane and the rail line ensuring it is well connected to the urban area. It is completely isolated from the wider Green Belt. : the parcel is well connected to the urban edge and the River Bollin would prevent further encroachment in the longer term. Could be regarded as rounding off the settlement pattern. : the parcel is connected to the urban edge of Prestbury to the north and south with the east boundary formed by a rail line and the west boundary formed by the River Bollin. Any future development would be well contained. 2 Prevent nearby towns from merging into one another : the parcel contains the development of Prestbury to the north east maintaining a gap between Prestbury and the small settlement of Butley Town. It also forms an important part of the gap between Prestbury and Bollington. A reduction in the gap would undermine openness of the green belt in this area in also in a wider sense. : the parcel is within the narrow gap between Prestbury and Bollington. Although the parcel itself is narrow, and London Road would prevent further future encroachment, the parcel is vital in maintaining the sense of openness between the settlements. The parcel forms part of the wider gap between Prestbury and Macclesfield to the south and given the weak boundaries to the south, the parcel plays a role in maintaining this although the gap is certainly narrower in other areas. : performs no significant role in ensuring nearby settlements remain separate from one another. : forms part of the wider Green Belt but performs no significant role in ensuring nearby settlements remain separate from one another. : the parcel plays only a very minor role in preserving the openness of the Green Belt between Prestbury, Macclesfield and Bollington. The strong rail boundary to the east offers an opportunity to contain future development 3 Assist in safeguarding the countryside from encroachment : strong boundaries to all sides are sufficient to prevent further encroachment in the future. However, other than a small amount of development in the southern end of the parcel, it is essentially free of built development and open in character. : despite being free from urbanising influences, the parcel is well connected to the urban area and has strong boundaries to prevent any further encroachment in the future. It could be argued that it is isolated from the wider open countryside by the road network. : the parcel is enclosed by existing development and infrastructure to the north, east and west with its contribution to a wider sense of openness compromised to a small extent. However, it is almost entirely free from built development and certainly feels more open to the southern end. The parcel has a particularly weak southern boundary which is highly unlikely to be sufficient to contain development in the longer term which may then start to compromise the gap between Prestbury and Macclesfield. : Within the urban area and isolated from the wider Green Belt; any development here would not lead to encroachment in the wider countryside. Parcel appears to be part of an extended residential curtilage. : the parcel is in agricultural use with minor urbanising influences to the north west. As it s boundaries are mostly formed by rear gardens of existing development the parcel does not contribute to containment of ribbon development. It s strong connection to the existing urban area ensure the parcel does contribute to preventing encroachment of Prestbury into this part of the countryside : Although free from built development, the proximity to the urban area and strong enclosure by the River and railway line means this parcel plays a limited role in safeguarding the wider countryside from encroachment. Overall evaluation Strong boundaries to prevent further future encroachment but the parcel is essentially open countryside, plays an important role in preventing ribbon development. The openness of the rest of the parcel contributes to maintaining the gap between Prestbury and Butley Town and beyond to Bollington. Although well connected to the settlement edge with strong boundaries to prevent any further future encroachment, this parcel is vital to Green belt purposes as it prevents additional ribbon development spreading along Prestbury Lane and London Road, and it is essential in maintaining the openness of the Green Belt between Prestbury and Bollington The enclosure of the parcel to the north east and west by existing urban boundaries separates it a little from the wider green belt undermining its contribution to openness. The parcel does play a vital role in preventing encroachment into the open countryside and contributes to maintaining the gap between Prestbury and Macclesfield. The strong enclosure of the parcel and its connections to the existing urban area limit the parcel s contribution to openness of the green belt and maintaining gaps between settlements. Whilst contributing to the overall openness of the wider green belt the parcel in itself is relatively enclosed from the wider green belt. Its contribution to maintaining a wider gap between settlements is minor and it does contribute to preventing encroachment into the countryside. The parcel is a linear area of green belt adjacent to the rail line with good connections to the existing urban edge of Prestbury. The strong boundaries and urban connections would prevent further future encroachment into the wider countryside. This are may serve a valuable amenity purpose but its contribution towards the purposes of Green belt is limited. Overall assessment 124

126 Strategic Parcel PRE07: North of Alderley Road and west of Macclesfield Road extending to properties on Summerhill Road and Dumber Wood 1 Check the unrestricted sprawl of large built-up areas : the parcel has robust boundaries to south and east formed by Macclesfield Road and Prestbury Road with weaker boundaries west and north. The parcel is not well connected to Prestbury although the southern urban edge does abut the north boundary. It plays an important role in preventing ribbon development extending further out from Prestbury along Macclesfield Road. 2 Prevent nearby towns from merging into one another : there is already existing development in the parcel and its Green Belt status is essential in preventing the merging of Macclesfield and Prestbury as the gap is extremely narrow in this location. 3 Assist in safeguarding the countryside from encroachment : the parcel has been subject to significant urbanising influences, particularly around the north east corner on Summerhill Road. The parcel, although contained by highways to south and east, has a particularly weak boundary on the western side south of Dumber Wood and is important in preventing further encroachment out into the open countryside. Overall evaluation The role of the parcel in maintaining openness and separation of settlements is essential, particularly given the existing development along Macclesfield Road. Weak north and western boundaries create potential for further encroachment into the countryside and the parcel plays a strong role in maintaining the gap between Macclesfield and Prestbury. Overall assessment PRE08: Prestbury Golf Course PRE09: Land between Chelford Road and Spencer Brook PRE10: Land north of Chelford Road, between Collar House Drive, Oak Road and the brook. PRE11: Land south of Withinlee Road, between Holmlee Way, Oak Road and the brook. PRE12: Land surrounding Read s Wood bounded by Withinlee Road, Oak Road, Hunters Pool Lane and Wilmslow Road (A538) : the parcel is mostly made up of a golf course and is bounded by the urban area around three quarters of its perimeter. Plays little role in preventing ribbon development and could be seen as rounding off the settlement boundary. : the parcel almost entirely made up of residential curtilages from properties on Packsaddle Park and two large detached residences on Chelford Road. : the parcel contains some ribbon development along Chelford Road to the south and various low density residential and agricultural buildings within it. It is important in preventing further low density ribbon development sprawling outwards from Prestbury. The parcel is well connected to the western edge of Prestbury extending at some distance from the settlement. Trees and a minor waterway mark the boundary to the north : the parcel contains some ribbon development along Withinlee Road to the north and various low density residential and agricultural buildings within it. The parcel is well connected to the western edge of Prestbury extending at some distance from the settlement and contains future development in this direction. It is very important in preventing further low density ribbon development sprawling outwards from Prestbury. : The parcel is roughly a semicircle formed by highways boundaries and although connected to the western edge of Prestbury the parcel is largely divorced from the main settlement. Prestbury has expanded in a linear fashion toward the west, this parcel prevent further westwards expansion of the village, particularly ribbon type noncompact development spreading further along Withinlee Road and Wilmslow Road in particular. : the parcel forms an ancillary part of the gap between Prestbury and Macclesfield, although it does make a contribution to the openness of this gap. : doesn t play a significant role in maintaining the gap between Macclesfield and Prestbury but is important in an ancillary role and in preventing development spilling out into the wider countryside : Does not have a significant role in the separation of Prestbury from other settlements, although does contribute to the wider Green Belt. : Does not have a significant role in the separation of Prestbury from other settlements, although does contribute to the wider Green Belt. : the parcel contains Prestbury s north westward expansion although there is a significant distance between this area and the nearest settlements. The parcel does contribute to maintaining the overall separation of settlements in this area. : the parcel is well connected to the urban area and has strong boundaries to prevent further encroachment into the wider countryside. Although mainly free from built development (with the exception of the golf course clubhouse) the parcel is virtually surrounded by the urban area. : there are strong urbanising influences to the north of the parcel with ribbon development along Chelford Road. Existing development and proximity to the urban area reduces openness but weak boundaries to the south suggest vulnerability to future encroachment. : reasonably strong boundaries although the northern boundary may be susceptible to further encroachment in the future. The land is in agricultural use and the parcel contains encroachment pressures from western edge of Prestbury into the countryside. There are some urbanising influences but the topography of the land contributes to a sense of natural enclosure within an open parcel of land. : boundaries to the north are formed by Withinlee Road and to the south by a minor waterway and trees. The land is in agricultural use and the parcel contains encroachment pressures from western edge of Prestbury into the countryside. There are some urbanising influences but in general the land feels open in character. : There are significant urbanising influences at the western end of the parcel in the form of residential ribbon development although further away to the centre and east the parcel retains am ore open character. Most of the boundaries to the local road network are reasonably strong although the Hunters Pool Lane boundary is noticeably weaker. The parcel is well connected to Prestbury and has good strong boundaries to prevent further future encroachment. However, it does play a role in maintaining the openness of the Green Belt between Macclesfield and Prestbury, although it is not as critical to the gap as some other parcels. The parcel performs a function which contains existing ribbon development and encroachment, contributing to the wider openness of the green belt. The parcel is well contained by north and western highways boundaries but its northern boundary may be weaker. Despite some urbanising influences, the parcel feels open and contributes to the wider openness of the greenbelt. It also plays a very important role in preventing further low density sprawling development spreading outwards along Chelford Road. The parcel is well contained by north and western highways boundaries but is vulnerable to encroachment pressures from its connection to Prestbury on the east. The parcel is open and contributes to the wider openness of the greenbelt and restricts Prestbury s linear development to the west, including ribbon type development along Withinlee Road. The parcel is contained by highways boundaries and well connected to the western boundary of Prestbury. The parcel has been subject to significant urbanising influences at its western end in the form of ribbon development and contains future encroachment into the countryside within it. Weak internal boundaries ensure a role in maintaining general openness of the green belt is also performed here. 125

127 Strategic Parcel PRE13: Land between Wilmslow Road (A538), Greendale Lane and River Bollin PRE14: Land west of Butley Lanes, east of River Bollin and south of sewage works PRE15: Land between Butley Lanes and the railway, north of properties on Park House Drive and Legh Road 1 Check the unrestricted sprawl of large built-up areas : The southern end of the parcel is adjacent to the urban area and it is well connected to Prestbury from the south. Weak boundaries within the parcel may be vulnerable to future encroachment and significant ribbon development along Prestbury road and Bollin Grove suggest this is a risk. Due to the extent of existing ribbon development, there is little scope for more to form. : boundaries are formed by roads and the urban edge with the parcel well connected to the northern edge of Prestbury. A football ground is located in the south west and the parcel is bounded by trees to the west and highways to the east. A sewerage works marks the northern boundary. The parcel contains Prestbury s linear extension into countryside to the north and is important in preventing ribbon development extending outwards along Butley Lanes. : the parcel contains development of Prestbury to the north, capping its already linear expansion in this direction. Firm boundaries of rail and highways contain the parcel east and west however the northern boundary is formed by weaker tree and hedge boundaries. The parcel is well connected to the northern edge of Prestbury suggesting potential for encroachment. It plays an important role in preventing linear type development extending northwards along Butley Lanes 2 Prevent nearby towns from merging into one another : the parcel contains Prestbury s northern development and contributes to the wider separation of settlements and openness of the green belt : the parcel plays no significant role in maintaining separation of settlements but does contribute to the overall openness of the green belt. : the parcel plays no significant role in maintaining separation of settlements but does contribute to the overall openness of the green belt. 3 Assist in safeguarding the countryside from encroachment : the parcel is subject to significant urbanising influences where connected to the existing Prestbury Settlement but elsewhere the land is open and in agricultural use. This is a large parcel and has particularly weak boundaries in places which may not be sufficient to prevent further encroachment into the surrounding open countryside in the longer term. : the parcel is in agricultural and recreation use. The land is largely flat and open and free from urbanising influences. Strong boundaries are likely to be sufficient to prevent any further encroachment in the longer term. : There are minor urbanising features within the parcel however the majority is in agricultural use with no significant encroachment. The parcel is well connected to the wider countryside in the area. A particularly weak northern boundary is unlikely to be sufficient to prevent encroachment into the adjacent countryside in the future. Overall evaluation The parcels strong connections to Prestbury and existing urbanising influences in the form of ribbon development suggest the countryside here is vulnerable to future encroachment. Boundaries are not of a significant enough strength to contain future development, particularly beyond and to the north. Firm boundaries and the connection to Prestbury offer a sense of containment within an open parcel of land. The parcel contains Prestbury s development to the north and its further encroachment into the countryside. Free from urbanising influences within the parcel and prevents ribbon development extending outwards along Butley Lanes : the parcel contains Prestbury s development to the north, preventing further encroachment in to the countryside whilst maintaining wider openness of the green belt. The northern boundary is likely to be insufficient to withstand future development pressures and there is potential for ribbon development to extend a significant way out of the village along Butley Lanes. Overall assessment 126

128 Radway Green Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging RDG01: Land east of Radway Green Industrial Area and south of railway line RDG02: Land south of Radway Green Industrial Area and east of M6 motorway RDG03: Triangle of land bounded by Radway Green Road, M6 motorway and the railway line RDG04: Land northeast of M6 junction 16 roundabout : the parcel is partly adjacent to the Radway Green industrial area but is completely divorced from Alsager. Boundaries are weak to the south and east, formed by tree and hedge rows but stronger to the north and west formed by the rail line and Radway Green. Any future development would be isolated from existing services in Alsager. : the parcel is adjacent to the Radway Green industrial area but divorced from Alsager. Boundaries are weak to the south and east, formed by tree and hedge rows but stronger to the north and west formed by the M6 and Radway Green. Future development would be isolated from existing services in Alsager. : the parcel is well contained by strong rail and road boundaries and connected to Radway Green. The parcel is a significant distance from Alsager and its services and contains expansion of Radway Green to the west. The parcel does play a role in preventing ribbon development spreading outwards along Radway Green Road. : the parcel has a very strong boundary to the west (M6) but weaker boundaries elsewhere, largely formed by hedges and trees. This area is within the open countryside and not close to any settlements; therefore it does not play a major role in limiting their expansion, although it does form part of the wider Green Belt. Development within this parcel would be detached from any urban areas. into one another : the parcel plays a very minor role in maintaining the gap between Alsager and Kidsgrove and also contributes to the wider green belt in its function of maintaining a gap between settlements in this area. : Does not have a significant role in the separation of settlements, although it does form part of the wider Green Belt. : Does not have a significant role in the separation of settlements, although it does form part of the wider Green Belt. : Does not have a significant role in the separation of settlements, although it does form part of the wider Green Belt. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : weak boundaries to the east and south The parcel is isolated from the main settlement of suggest the parcel is vulnerable to encroachment in the long Alsager. It is largely open with little sense of enclosure term. The land is largely in agricultural use with a strong and performs a strong role in protecting the countryside relationship to the wider countryside. There are some from encroachment and maintaining the separation of urbanising residential influences around Lake View and the Alsager and Kidsgrove. north east of the parcel, but the parcel is divorced from the urban area and retains a largely rural and open character. : weak boundaries to the east and south suggest the parcel may be vulnerable to encroachment in the long term. The land is largely in agricultural use with a strong relationship to the wider countryside. There are few urbanising influences and the parcel retains a rural and open character. : the parcel is well contained and enclosed by firm infrastructure which would be sufficient to prevent further encroachment in the longer term. However, the parcel is detached from the urban area, is largely free from urbanising influences and retains an open and rural character. : there is little existing encroachment and the parcel is completely separated from any urban areas. Its weak boundaries to the south and west would offer no significant barrier to further future encroachment into the surrounding countryside. The parcel has a strong relationship to the countryside and contributes significantly to wider openness in this area. The land is flat and open with weak boundaries suggesting vulnerability to encroachment. The site has a distant relationship to Alsager and performs a strong role in protecting the countryside from future encroachment. : the strong boundaries which contain the parcel ensure any future development would be contained within the parcel. However, it is functionally divorced from the settlement of Alsager and weakly connected to Radway Green and does play a role in preventing ribbon development along Radway Green Road. The parcel is well contained by firm boundaries in the west however weaker boundaries exist to the north, south and east. The parcel is disconnected and isolated from existing settlements and plays a key role in safeguarding the countryside from encroachment. 127

129 Rode Heath Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one RTH01: Land between Sandbach Road (A533), Chells Hill and the canal RTH02: Land north of Rode Heath between Street Lane (A50), Sandbach Road (A533), Love Lane and the brook RTH03: Triangle of land between Street Lane (A50), Pool Side and Townsend Lane RTH04: Small triangle of land between Chapel Lane, Knutsford Road (A50) and Sandbach Road (A533) : Strong boundaries with the Chells Hill to the west, Sandbach Road running north through east and a canal running west through south. South east boundary abuts the existing Settlement Zone but the parcel clearly extends out into the open countryside. Plays an important role in preventing ribbon / linear type development extending outwards from Rode Heath along Sandbach Road. Very large parcel adjacent to the settlement area. Sandbach Road and Street Lane provide strong boundaries but there is a weaker boundary to the north formed by a meandering stream and a belt of mature trees. The parcel plays a very important role in preventing ribbon development spreading outwards from Rode Heath along Sandbach Road and Street Lane. : Triangular parcel with strong boundaries to all three sides formed by the A50, Pool Side road and Townsend Lane (although Townsend Lane is perhaps not as strong as the other boundaries). The west of the parcel is adjacent to the existing settlement of Rode Heath and its plays a role in preventing linear / ribbon type development forming along Pool Side and the A50 from Rode Heath. : Small three sided parcel outside of the south east corner of the settlement boundary. Strong boundaries formed by Chapel Lane, Knutsford Road and Sandbach Road. Well connected to the existing settlement boundary. An argument could be made for development within this parcel as a way of logically rounding off the settlement boundary. another : Forms part of the gap between Rode Heath and Sandbach, although the gap is fairly wide and it could be argued that the loss of this parcel would not reduce the gap significantly. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. Part of the gap between Rode Heath and Scholar Green but the separation is fairly sizeable and it could be argued that the loss of this parcel would not materially affect the overall openness of the gap. : Forms part of the wider Green Belt, but does not, on its own, play a major role in the prevention of settlements merging. 3 Assist in safeguarding the countryside from encroachment : the parcel shares only a very small boundary with the urban area and apart from the extreme eastern end of the parcel (adjacent to the urban area); the parcel is entirely free from urbanising influences and retains an open and rural character. Strong boundaries would however prevent further encroachment into the surrounding countryside in the future. : This large parcel is free from urbanising influences and although the southern end is adjacent to Rode Heath, it is part of the open countryside. Most of the parcel is agricultural with little development and remains open with a direct relationship to the surrounding countryside. There are no significant internal boundaries to prevent encroachment across the whole of this area. In addition, the northern boundary is fairly weak and may not be sufficient to prevent further future encroachment in the long term. : Although the southern tip is close to the adjacent settlement, the majority of the parcel is fairly detached from the urban area, is relatively free from urbanising influences and retains its open character. There are clear road boundaries to this area to prevent any further future encroachment into the surrounding countryside. : Land within the parcel appears to be a general field/paddock with a recreational use to the south. The openness is affected to some degree by the proximity to the urban area and the parcel s enclosure by major infrastructure. Strong boundaries would prevent any encroachment into the surrounding open countryside. Overall evaluation Strong boundaries but largely detached from the urban area and retains an open character. Prevents ribbon development spreading outwards along Sandbach Road. An important strategic parcel in preventing the spread of Rode Heath / Thurlwood and maintaining the openness of the countryside and this part of the Green Belt. Important in preventing ribbon development spreading outwards along Sandbach Road and Street Lane Parcel is almost entirely agricultural with a relationship with both the settlement boundary and the open countryside. Land has reasonable boundaries to prevent further long term encroachment but does retain a high degree of openness and prevents ribbon type development spreading along Pool Side and Street Lane. Parcel shares a close relationship with the urban area and is somewhat cut off from the surrounding countryside. Strong boundaries would prevent further encroachment and the parcel could be seen as a way of rounding off the settlement pattern. Overall assessment... RTH05: Land east of Knutsford Road (A50) and north of the Trent and Mersey Canal RTH06: Thin strip of land west of Knutsford Road (A50) and east of Trent and Mersey Canal : The A50 and canal from strong boundaries to the west and part of the south. Other boundaries to the parcel are weaker in parts and less distinct. The parcel is not well connected to the urban area and plays a role in preventing ribbon type development extending southwards along Knutsford Road. : Small, narrow parcel with very strong boundaries to the west with a canal and Knutsford Road to the east. Cherry Lane forms a firm boundary to the north. Parcel is equidistant between Rode Heath and Church Lawton. The parcel is not particularly well connected to either settlement and has an important role to play in preventing ribbon development forming between the settlements along Knutsford Road. : Parcel plays an important role in maintaining the openness of the gap between Rode Heath and Church Lawton. A reduction of this gap would compromise the openness between the two settlements and could lead to their merging. : Parcel is situated between a canal and Knutsford Road; these two pieces of infrastructure connect the settlements of Rode Heath and Church Lawton. Any development within this parcel would compromise the effectiveness of the strategic gap and reduce the openness between the two areas. : The existing land use is agricultural with little development; the parcel also has a close relationship to the surrounding countryside. However, it also has a visual link to the two nearby urban areas. The parcel has a high degree of openness however and in places, the boundaries do not appear strong enough to contain development and prevent further encroachment in the long term. : Strong boundaries will contain and prevent encroachment in the long term. Parcel is split into two sections with the southern containing some sort of yard possibly for the canal, while the northern section is a field/paddock. Parcel has close visual links to the two nearby settlements, however still enjoys a direct visual link to the surrounding countryside. Parcel maintains a high degree of openness and plays an important role in keeping a clear visual distinction between the urban areas of Rode Heath and Church Lawton. Any development within this parcel would seriously undermine this and threaten the identities of the two settlements. Overall the parcel provides an important strategic gap between two areas of significant development. Even though it is a relatively small parcel any development would erode the visual openness between the two areas and undermine the core function of the Green Belt. The potential for ribbon development to form along Knutsford Road could effectively lead to the settlements merging

130 Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another RTH07: Triangle of : Triangular parcel which serves : Parcel sits between the two land between an important role in preventing ribbon development settlements of Lawton Gate to the south east and Knutsford Road / from creeping northwards along the eastern side of Lawton Heath to the west. This parcel also has a role to Trent and Mersey Lawton Heath Road from the urban area below. Parcel play in preventing southwards spread of development Canal, Cherry Lane has strong boundaries to all sides with the existing from Rode Heath which could see all three settlement and Lawton Heath infrastructure. areas merging onto one. Road RTH08: Lawton Heath built-up area RTH09: Land east of Lawton Heath between Cherry Lane, Sandbach Road and Lawton Heath Road RTH10: Area of land south-west of Trent and Mersey Canal and north-east of the brook RTH11: Area of land north of Cherry Lane, east of Chells Hill and south of the brook : Triangular parcel with strong boundaries to the south/west and north/east, however the north wets boundary is indistinct. Parcel does not play a role in preventing ribbon development as the parcel is fully developed. : Strong boundaries to the west, north and east with Lawton Mere adding a further element of protection. Parcel prevents ribbon development spreading along Sandbach Road and Lawton Heath Road. Has a direct connection with the small development area of Lawton Heath to the south east. : Long, narrow parcel with a very strong boundary running down the north- east in the shape of a canal. The western boundary is formed by a brook and the southern is Cherry Lane. Parcel does not have a major role in preventing ribbon development, but neither is it very well connected to the urban area. : Strong boundaries to this parcel to the west and south formed by the road network. A brook runs north through east from the other boundary, though this is not as strong. Parcel is directly connected to the developed area to the south which has already encroached beyond the highway and into this parcel. Plays an important role in preventing ribbon development spreading outwards from both Rode Heath and Lawton Heath End : The land within the parcel is already developed; as a result it does not play a strategic role in the prevention of settlements merging or the narrowing of the gap in between. : Parcel plays an essential role in maintaining the physical gap between the two settlements of Lawton Heath and Lawton Heath End. Development here would reduce the openness of the gap and could ultimately lead to the amalgamation of these two distinct urban areas. Loss of this parcel would also severely affect the openness of the Green Belt between Rode Heath and Alsager. Doesn t prevent settlements merging on its own, but in conjunction with other parcels plays a role in preventing nearby urban areas from ultimately merging together in the long term. Loss of this area would impact on the overall openness of the Green Belt between Rode Heath and Alsager : Essential in maintaining the openness of the Green Belt between Alsager and Rode Heath. Also plays an important role in maintaining the separation between Lawton Heath End, Lawton Heath, Rode Heath and Lawton Gate. 3 Assist in safeguarding the countryside from encroachment : The parcel is predominantly agricultural with a sewage works to the east and a pocket of development to the southern tip. Has a direct relationship with the surrounding countryside and the neighbouring residential areas. Parcel still has a good degree of openness; however development has encroached to the south which may cause pressure for further building in the future. Strong boundaries are likely to be sufficient to prevent further encroachment in the future. : The boundaries of Lawton Heath Road and Sandbach Road should provide strong enough barriers to prevent development from spilling out of the parcel and into the neighbouring countryside. The boundary to the north west is weak and may not contain the development the long term. : With the exception of one large residential property, the parcel is free from urbanising influences and is mainly in agricultural use. It does have strong boundaries to prevent development from encroaching further into the open countryside in the future. : Parcel shares a close relationship with the existing development to the east, although it is across the canal from the urban area and is virtually free from urbanising influences. The boundaries are relatively robust and should be enough to contain development in the longer term. : Southern boundary has already been breached; therefore the parcel shares a direct relationship with the development area to the south. This may lead to pressure in the future. Other boundaries should be strong to contain any future development but there are few internal boundaries to prevent development spreading across the whole of this large parcel. Overall evaluation : Parcel is mainly agricultural with a sewage works and an SBI, and maintains a high degree of openness between three distinct urban areas. Parcel has direct links with both e countryside and developed areas, but still plays a vital role in maintaining an open gap between these settlements. Parcel is entirely covered by residential development which has severely affected its openness. The land within this parcel is predominately agricultural with a high degree of openness. Shares a relationship with the surrounding countryside as well as the settlements to the west and east. It plays a major contribution in maintaining the openness of the Green Belt between Alsager and Rode Heath. It also prevents the smaller settlements of Lawton Heath and Lawton Heath End from merging completely. Parcel is virtually entirely free from existing development and retains a high degree of openness. Has a connection with the development to the east, but does have a direct relationship to the surrounding countryside. Plays an important role in maintaining the openness of the Green Belt in the gap between Rode Heath and Alsager. Most of the land within the parcel is under an agricultural use with a little residential development encroaching from the south. Has a definite connection to the urban area to the south, however also has a direct connection with the surrounding countryside and a high degree of openness. Essential in preventing the merging of settlements and in maintaining the openness of the Green Belt between them Overall assessment

131 Siddington Strategic Parcel 1 Check the unrestricted sprawl of large built-up areas 2 Prevent nearby towns from merging into one another SDG01: Land between Snape Brook, Park Farm, Mill Lane and Congleton Road SDG02: Land west of Congleton Road and north of Nursery Lane SDG03: Land west of Congleton Road, south of Nursery Lane and northeast of Snape Brook SDG04: Land south of Snape Brook, west of Congleton Road and north of B5392 and Chelford Road SDG05: Land east of Congleton Lane, south of Snape Brook, west of properties on Woodside and north of Chelford Road SDG06: Land between Whisterfield Lane, Congleton Lane and Chelford Quarry SDG07: Narrow strip of land between Congleton Lane and Snape Brook : Strong boundary to the west with a belt of Ancient Woodland and to the east with the A34. North and south boundary are fairly weak. Parcel is detached from any areas of significant development and therefore plays only a limited role in preventing their unrestricted sprawl. : A farm track forms the northern boundary with Nursery Lane in the south and Congleton Road to the east. There may be a bit of weakness to the north west boundary which is not clearly defined. Parcel is isolated from any areas of significant development, however will prevent ribbon development creeping along Nursery Lane and Congleton Road. : Strong boundary running north through to east with a river and a belt of woodland. Congleton Road to the east and nursery Lane to the north. Parcel borders a pocket of residential development to the west, otherwise is detached from significant areas of development. : River and belt of woodland from a good boundary to the north, with Congleton Road to the east and B5392 / Chelford Road to the south. West boundary formed by the edge of an existing area of development. Parcel plays an important role in preventing further ribbon development along B5392. : Parcel has relatively strong boundaries. It has a connection with existing development to the east and plays a role in preventing any linear expansion of this along Chelford Road. : Reasonable boundaries provided by Congleton Lane, Whisterfield Lane and Chelford Quarry but a weak boundary to the north-west (field boundary). Parcel is detached from any areas of significant development and therefore plays only a limited role in preventing their unrestricted sprawl but may help to prevent ribbon development along Whisterfield Lane. Any development here would be seen as an isolated form of development. : the majority of the parcel has strong boundaries although the small north-western boundary is weaker. Parcel is detached from any areas of significant development and therefore plays only a limited role in preventing their unrestricted sprawl. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. : Forms part of the wider Green Belt, but does not, on its own, form a separation role in the prevention of settlements merging. 3 Assist in safeguarding the countryside from encroachment Overall evaluation Overall assessment : Parcel is detached from urban development Large parcel with a high degree of openness and direct with little existing encroachment or development within other relationship with the surrounding countryside.. than agricultural and a small pocket of residential around the Little encroachment and predominantly agricultural with edges. Parcel still has a high degree of openness and relates two areas of woodland. directly to the surrounding countryside. East and west boundaries are sufficiently strong to contain future development, north and south will be more difficult. : Parcel is agricultural with a direct link to the surrounding countryside, Very little development within or around the parcel. Weak boundaries may not be sufficient to prevent further encroachment in the longer term. : Parcel is agricultural with a direct link to the surrounding countryside, Very little development within or around the parcel. Weak boundaries may not be sufficient to prevent further encroachment in the longer term. : Although the parcel has strong boundaries to prevent further encroachment in the future, and already has a high level of development at its western end, the eastern end is predominantly free from urbanising influences and is open in character. : Reasonably strong boundaries to prevent further encroachment in the future; however land is almost exclusively agricultural and retains its openness with very little development. : Parcel is almost entirely in agricultural use and almost entirely free from urbanising influences. It is completely detached from the urban area and has a strong relationship with the surrounding countryside. A weak northwestern boundary may not be sufficient to prevent further encroachment in the longer term. : although the parcel mostly has relatively strong boundaries, the small north western boundary is weak and may not be sufficient to prevent further encroachment in the future. The parcel is entirely free from urbanising influences or any form of built development and is part of the open countryside. It is detached from any urban area. Parcel is has very little development within it and is viewed as open with a direct relationship with the surrounding open countryside and well detached from urban areas. Parcel is has very little development within it and is viewed as open with a direct relationship with the surrounding open countryside and detached from urban areas. Parcel has large area of agricultural land with a belt of woodland. An area of residential development sits in the west of this parcel; however the existing designation and woodland should serve as a strong barrier to any possible future development. Plays a role in preventing ribbon development extending eastwards along B5392 Parcel is agricultural with woodland to the north and a distinct relationship with the surrounding countryside. Has some relationship with the existing residential development to the east, however still retains an open aspect and prevents ribbon development extending along Chelford Road. Overall the parcel has little in the way of urbanising features and retains its direct relationship with the surrounding countryside. It is detached from the urban area and has a particularly weak north-eastern boundary which may not be sufficient to prevent further encroachment in the longer term. Detached from any urban area, and whilst the parcel does not play a significant role in preventing the unrestricted sprawl of large built-up areas or prevention of settlements merging, it is vital in safeguarding the countryside from encroachment,.... contribution. 130

132 Wilmslow Strategic Parcel WLM01: Land south of the River Dean and east of Handforth Road WLM02: North of Dean Row Road and South of River Dean WLM03: Land between Dean Row Road and Brown s Lane, west of Cross Lane WLM04: Land between Dean Row Road and Adlington Road, east of Cross Lane 1 Check the unrestricted sprawl of large built-up areas : This is a small parcel of land adjacent to the urban area and strongly bounded by the River Dean and main roads : the parcel is strongly bounded by major roads and the River Dean but the majority of the parcel is fairly detached from the urban area and there are only very weak boundaries within this large parcel to prevent outward expansion of the urban area into the open countryside. There is a significant amount of ribbon type development around the edges of the parcel, but it plays an important role in preventing further development of this type along Handforth Road, Dean Row Road and Woodford Road. : This triangular plot of land is strongly bounded by Dean Row Road, Cross Lane and Brown s Lane. The north and western edges of the parcel are well connected to the existing urban area. The parcel has a role in preventing ribbon development extending outwards from Wilmslow. The plot is well connected by existing Road networks and any development could create a more aligned settlement boundary. : Sited to the north east of Wilmslow this parcel is bounded by Cross Lane, Dean Row Road, Chapel Road, Adlington Road and Brown Lane. This site is isolated from the main built up area of Wilmslow and serves to restrict urban sprawl and further ribbon development particularly to the south of Dean Road and north of Adlington Road. 2 Prevent nearby towns from merging into one another : although Wilmslow and Handforth have already merged, there is a very small gap either side of the River Dean east of Handforth Road. Removal of this parcel would close this gap further : the parcel does form part of the gap between Bramhall and Wilmslow although the River Dean would act as a barrier to prevent the gap narrowing significantly further in the future. Loss of this parcel would reduce the gap to less than two miles. The gap between Wilmslow and Woodford is even smaller here. There are clear views of Woodford from areas within this parcel and development would affect the openness of the Green Belt : Although the parcel forms the easterly extent of the Green Belt it does not serve a significant role in separating urban areas. : Although this parcel forms part of the wider Green Belt, given the distance between settlements the site offers a limited contribution to separating towns. 3 Assist in safeguarding the countryside from encroachment : This small parcel is adjacent to the urban area and bounded by the A34, B5358 and the River Dean. There are already a number of residential properties within the parcel which is fairly enclosed by existing development and infrastructure. : There is a fair degree of encroachment, mainly from residential properties to the western boundary with Handforth Road and Dean Row Road. However, once into the parcel there is a high degree of openness. In addition, most of the parcel is quite detached from the main urban area of Wilmslow : The parcel consists in the main of large open fields with mature trees and hedging, which run along its boundaries. Public footpaths run across the site and provide good access to the countryside. Generally has strong boundaries, although Cross Lane could be seen as slightly weaker and may not be sufficient to prevent further encroachment in the longer term. There are a significant number of urbanising influences, particularly around the edges of the parcel. : The parcel already contains a number of urbanising influences and has relatively strong boundaries to prevent any further outward expansion of Wilmslow in the future. However, most of the built development is around the edges and the central area does retain an element of openness. In addition, the parcel is significantly detached from the urban area. Overall evaluation Small area bounded by the River Dean to the north and east, the A34 to the south and Handforth Road to the west. The area is surrounded by trees and there is a fairly flat grassed area at the northern end. Most of the remainder of the area contains residential properties set in large plots. Although part of a very small gap between Wilmslow and Handforth to the east of Handforth Road, these settlements have already merged to the west of Handforth Road. Given the size of the parcel, its degree of enclosure, strong boundaries, proximity to the urban area and previous encroachment by built development, it is considered to perform a fairly limited contribution to Green Belt purposes Area of land bounded by the River Dean, Dean Row Road, Handforth Road and Woodford Road. The parcel consists mainly of small irregular shaped agricultural fields with a number of residential properties at the frontages to the surrounding roads. There are also a number of other small watercourses and ponds across the area. There are large numbers of mature trees throughout the area and a number of these close to the properties fronting Dean Row Road are covered by Tree Preservation Orders. The openness, degree of detachment from the urban area and role in preventing ribbon development means that this parcel makes a significant contribution to the purposes of Green Belt This triangular plot of land is preserved by Dean Row Road to the north, Brown Lane to the west and Cross Lane to the south east. The topography of the site is relatively flat and consists of large open agricultural fields to the north of the site. Existing clusters of development have formed along the southern and northern end of Cross Lane. Whilst the site offers little in the way as a separation function, the site does serve to prevent further urban encroachment into the open countryside. The parcel is well connected to the urban area. This segment of land is contained by strong boundary road features and is characterised by large well defined fields. The site is relatively open in character with ribbon development concentrated along the boundary of Browns Lane and Chapel Lane. The parcel already contains a significant amount of built development, particularly around its edges. It is strongly bounded by the local road network and plays a limited role in the separation of settlements. However, its detachment from the urban area and role in preventing further ribbon development means that it is considered to serve an important Green Belt function. Overall assessment 131

133 Strategic Parcel WLM05: Land north of Adlington Road and southwest of Brown s Lane. NB this parcel is not designated as Green Belt but is included within this assessment for completeness. WLM06: South of Adlington Road and north of River Bollin WLM07: Bollin Valley East of A34 and North of River Bollin WLM08: Bollin Valley East of A34 and South of River Bollin WLM09: North of Prestbury Road and South of River Bollin 1 Check the unrestricted sprawl of large built-up areas : The site is currently identified as safeguarded land. This irregular segment of land is contained by strong road boundaries of Adlington Road and Brown s Lane and the existing urban area. The parcel is well connected to the existing urban area and could be argued to represent rounding off of the settlement pattern. It has played a role in preventing addition ribbon development extending outwards along Adlington Road. : This is a large segment of land sited to the east of Wilmslow. The boundaries of the plot are defined by A5102 Adlington Road, Lees Lane to the north and the river Bollin to the south. The eastern boundary however is less distinct and follows a footpath and lines of trees. The far western tip abuts a built up area. The urban area extends into the north western part of the site along Adlington Road, but the south and east of the site appear open in character. The parcel does have a role in preventing ribbon development but this is limited as ribbon type development has already formed almost entirely along the parcel s northern edge : This is a narrow strip of land, which is contained by Wilmslow Park Road to the west, Adlington Road to the east, and urban area to the north and the river Bollin to the south. The site is well connected to the urban area and is contained by strong boundaries. Has a minor role in preventing ribbon development along Adlington Road. : Contained by the River Bollin to the north, Wilmslow Park Lane to the west, Adlington Road to the east and a strip of trees, which provide a buffer between the site and a built up residential area to the south. The site is well connected to the urban area and is contained by strong boundaries. Has a minor role in preventing ribbon development along Adlington Road. : This parcel of land is contained by the Bollin River to the north, Adlington Road to the west, the A538 (Prestbury Road) to the south. The eastern boundary is defined partially by a brook, field boundary (line of trees) and a private vehicular access, which leads from Hough Hall Farm to Prestbury Road. The parcel is reasonably well connected to the urban area and ribbon development already exists along Adlington Road and Prestbury Road the parcel only has a limited role in preventing further ribbon development. 2 Prevent nearby towns from merging into one another : This parcel does not have any significant role to play in the prevention of settlements merging. : The land forms the easterly extent of Wilmslow and does not separate Wilmslow and Bollington or Wilmslow and Poynton. : This parcel forms part of what may be the start of the wider Green Belt but provides a limited role in preventing towns from merging. : This parcel forms part of what may be the start of the wider Green Belt but provides a limited role in preventing towns from merging. : Although forming part of the wider Green Belt, this parcel forms a limited contribution to separating existing settlements. 3 Assist in safeguarding the countryside from encroachment : This site lies within close proximity of the urban area and there are a number of urban influences present within the site. The northern part of the site does consist of open fields bound by mature trees and hedging, with a small body of water located to the north east of the site. Strong boundaries will prevent longer term encroachment into the surrounding countryside. : there are significant urbanising influences from the north west of the site, which have already encroached along the south side of Adlington Road. The land to the south and south east of the site consist of undulating farmland that runs down to the river Bollin, which provides a strong physical boundary which is reinforced by an SBI which runs parallel to the river bank. The eastern boundary is however defined by a relatively weak boundary and is unlikely to prevent further encroachment in the longer term. : The site is well contained by strong boundaries. The northern part of this site is protected by a buffer of trees, which are protected by a TPO. Much of the site is also identified as an area of SBI, which would add as a further deterrent to any urbanising influences. Despite its strong connections to the urban area, the land within this site is relatively open in character and free of built form and largely screened from the urban area by mature trees. : The south eastern corner of the site has succumbed to a small element of ribbon development along Adlington Road. This narrow strip of land is characterised by large open fields and a tree belt which, are free from built form. Apart from the south eastern corner the site is also identified as an SBI. Despite its strong connections to the urban area, the land within this site is relatively open in character and free of built form and largely screened from the urban area by mature trees. : This site has strong physical boundaries to the north, south and west of the site. There are a large number of urbanising influences present within this site. The eastern boundary is however weak and is unlikely to prevent further encroachment in the future. The north and easterly parts of the site consist of large fairly flat and open agricultural fields. This site is considered to prevent the spread of Wilmslow into open countryside. Overall evaluation Contained by the eastern edge of Wilmslow this site has strong boundary road features to the east, west and south of the site. The site is split with ribbon development to the south and open fields to the north. This parcel will not narrow the gap between settlements, is well connected to the urban area and contains a significant number of buildings which reduce its open character. The north westerly part of the site is mainly characterised by modest residential properties sited within leafy and spacious plots of land. The land to the south, south east becomes rural in character and is defined by large open fields which meet the Rive Bollin. By virtue of its size the importance of this parcel is mixed, whilst the northern part of the site has already been susceptible to urban sprawl the southern and north easterly part of this parcel remains open in character and serves to defend against further encroachment into the countryside. Weak eastern boundary is unlikely to be sufficient to prevent further encroachment longer term. This parcel of land runs parallel to the northern side of the River Bollin and is located within a flood zone. Despite its connection to the urban area, this parcel retains a significant degree of openness. However, it is well contained by strong boundaries and is isolated from the wider countryside. Although an important amenity area, its Green Belt function is limited. This is a narrow parcel of land, which runs parallel to the southern side of the river Bollin and is located within a flood zone. Despite its connection to the urban area, this parcel retains a significant degree of openness. However, it is well contained by strong boundaries and is isolated from the wider countryside. Although an important amenity area, its Green Belt function is limited. Located directly to the east of Wilmslow. The parcel contains built form to the southern and westerly parts of the site and open countryside to the north and eastern sections. Running parallel to the river Bollin is a designated area of SBI. The land does not play a role in the separation of settlements but does however prevent the further spread of Wilmslow into the open countryside. Despite the high degree of existing encroachment, the parcel is important due to the lack of strong boundaries to prevent further eastward expansion of Wilmslow. Overall assessment 132

134 Strategic Parcel WLM10: South of Prestbury Road and East of Hough Lane WLM11: South of Prestbury Road and West of Hough Lane WLM12: Land between the A34 and railway south of Wilmslow High School WLM13: Area of land east of Alderley Road, north of A34, west of railway line and south of Wilmslow High School WLM14: Area of land between Alderley Road and the rear of properties on Fulshaw Park 1 Check the unrestricted sprawl of large built-up areas : Located to the south west of the Wilmslow s built up area, the site has strong road boundaries however the easterly edge is weak and made up of an agricultural track. The site is connected to the urban edge by Hough Lane, Prestbury Road in which ribbon development has already formed, although it remains fairly detached from the urban area. : With well established boundaries to the north, east and west, this site is reasonable well contained although the southern boundary is noticeably weaker. Ribbon development has already been established along eastern boundary Hough s Lane, although the parcel has prevented ribbon development extending along the south side of Prestbury Road. The A34 and Prestbury Road serve as strong barriers to the existing urban area and preventing any further urban sprawl. : This parcel of land is a narrow strip largely detached from the built up area. However, it is very strongly bounded by the A34 and railway line and plays no role in preventing ribbon type development extending outwards from Wilmslow : Contained by a built up residential area to the north east, this parcel is well connected to the urban area and contained by strong boundaries created by Alderley Road to the west, the A34 to the south, and a railway line to the east. A large cluster of development is prevalent running parallel to Alderley Road therefore as such this parcel plays a limited role in preventing urban sprawl and further ribbon development southwards. : Rectangular in shape this parcel of land is very well connected to the urban area and has very strong boundaries. It is contained by Alderley Road to the east, Fulshaw Park Road to the south and rear gardens of a residential area to the north and west. It could be argued that the parcel has prevented ribbon development spreading along Alderley Road, but the urban area already extends further out than this with properties on Fulshaw Park South and Ashford Road so really it has prevented infilling rather than ribbon development / urban sprawl. 2 Prevent nearby towns from merging into one another : This area can be considered as the edge of the gap between Wilmslow and Alderley Edge. However, the gap is certainly narrower in other places and any development here would still leave a significant separation : This parcel forms part of the gap between Wilmslow and Alderley Edge. The ribbon development extending along Hough s Lane towards Wilmslow however limits the role this parcel plays in preventing the settlements of Wilmslow and Alderley Edge from merging. This role is further limited by the A34 which is a strong physical barrier to further encroachment. : Development on this site would narrow the existing gap between Wilmslow and Alderley Edge (although it is already narrower in other places). Due to its strong boundaries, any development would not lead to the settlements merging. : This parcel forms part of the Green Belt, which separates Wilmslow form Alderley Edge. The A34 creates a strong physical barrier to the south of the site to prevent merging of the settlements and the existing built form within this land has already narrowed the gap. Additional development in this area is unlikely to narrow the gap further. : Adjoining a built up area to the south of Fulshaw Park Road and isolated from other parcels of the Green Belt by Alderley Road, in practical terms this land offers little in the way of preventing Wilmslow and Alderley Edge from merging. However, given its location along the main route between the settlements, it does add to the feeling of separation between the two settlements. 3 Assist in safeguarding the countryside from encroachment : Urbanising influences exist along the north and westerly edges of this site which have started to encroach into the site, affecting its open character. The weak eastern boundary means the parcel plays an important role as it may be insufficient to prevent further encroachment in the longer term. : Existing development within this site is contained. The east of the site consists of large detached properties sited on spacious plots of land and to the west are playing fields and allotments. Undulating countryside separates the two. Sited directly to the south of a built up residential area the northern and western boundaries (Prestbury Road and A34) provide strong physical barriers to preventing further encroachment although the southern boundary is weaker, comprised largely of lines of trees and small watercourses (although a significant proportion of the boundary is protected trees). : Prevents against the southern expansion of Wilmslow into a gap separating Wilmslow and Alderley Edge. Although the site is surrounded by strong boundaries a large part of the site is divorced from the urban area and is relatively free from urbanising influences. : This parcel is well connected to the existing urban area and has already experienced significant levels of encroachment from built development, affecting the openness particularly in the western half. In addition, it has very strong boundaries to prevent further encroachment into the surrounding countryside in the future. : the topography of this site is relatively flat and open and consists of farmed agricultural land framed by mature tree lines and dotes with trees, some protected by TPO. Although free from urbanising influences within the site, the surrounding urban area does impact on its openness. The parcel is isolated from the wider countryside and has very strong boundaries to prevent any further encroachment in the future. Overall evaluation The urban area of this parcel is characterised by large dwelling sited on spacious plots of land. There are a number of group Tree Preservation Orders and ponds dotted throughout this parcel of land. The remaining land to the east is generally flat open in character. The site forms an important part of the easterly edge of Wilmslow in preventing further encroachment and separation between settlements. Apart from the eastern edge this parcel remains relatively rural in character with large open fields defined by mature trees and hedging. Existing development along Hough Lane limits the separation function of this parcel. However the strong north and western boundaries of this site play an important function in preventing further urban encroachment from the existing urban area. The southern boundary may not be sufficient to prevent further encroachment in the future. This is a flat area of land which consist large open fields. A brook passes through the central part of the site. The site has few urbanising influences and is relatively open in character. This parcel therefore plays an important role in discouraging encroachment into the separation gap between Wilmslow and Alderley Edge, although its strong boundaries would prevent any further encroachment in the future and would not ultimately lead to the settlements merging. The parcel forms part of the gap between Wilmslow and Alderley Edge. However, a large office development has already reduced this gap, extending across the western part of the parcel which does limit the separation function of this parcel. The parcel is well connected to the urban area, plays a limited role in preventing further ribbon development and has very strong boundaries to prevent any further encroachment into the surrounding countryside in the future. This strip of agricultural land has strong boundaries and is well connected to the urban area, being virtually surrounded by it. It is free from urbanising influences within the parcel and does add to the sense of separation of Wilmslow and Alderley Edge although not adding to any physical separation. It has served to prevent development extending along Alderley Road although it may be argued that this would represent infill development rather than ribbon development / sprawl. It is isolated from the wider countryside and plays only a minor role in safeguarding the countryside from encroachment. Overall assessment 133

135 Strategic Parcel WLM15: Area of land north of Whitehall Brook and Brook Lane, and south / east of the rear of properties on St Johns Road, Chesham Road and Ashford Road. WLM16: Parcel of land south of existing properties on Knutsford Road, Dingle Avenue and Brook Lane, east of Carr Lane and north of Whitehall Brook. WLM17: Land between Knutsford Road / Upcast Lane and Clay Lane east of Lindow Community Primary School WLM18: land adjacent to the Wilmslow urban area between Clay Lane and Upcast Lane WLM19: Area of land bounded by Moor Lane, Rotherwood Road (track) and other private tracks 1 Check the unrestricted sprawl of large built-up areas : Area of land north of Whitehall Brook and Brook Lane and south east of the rear of properties at St John s Wood Chesham Road and Ashford Road. The parcel of land is contained by urban edge of Wilmslow along the northern and western boundaries of the site. The brook to the south is weaker and the parcel plays an important role in preventing ribbon development and urban sprawl along Brook Lane. : this land is located to the south eastern tip of Wilmslow s urban edge and not particularly well-connected to the urban area. Defined by Whitehall Brook to the east Carr Lane to the south, Brook Lane to the north and Knutsford Road, in part, to the west. Although ribbon development has already formed along Knutsford Road and Brook Lane, this parcel provides a deterrent for further sprawl along the north eastern side of Carr Lane towards Alderley Edge. : This parcel is contained by weak boundaries consisting of public footpaths to the north-east and the south-west and Upcast Lane and Knutsford Road to the south-east and Clay Lane to the north- west. This parcel is divorced from the main built up area of Wilmslow however; ribbon development extends out from Wilmslow along Upcast Lane where there are a number of detached dwelling and Lindow Community School. : Contained by parts of Moor Lane and a residential area of Wilmslow to the north, Clay Lane to the west, Upcast Lane to the east and the No. 42 Wilmslow Footpath to the south. It is well connected to the urban area and development has encroached into the north west of the site therefore limiting this parcel from preventing urban sprawl. The parcel plays only a limited role in preventing further ribbon development along the surrounding roads. : This parcel is fairly detached from the urban area and plays a role in preventing further non-compact / ribbon development extending along Moor Lane. The boundaries of this site are relatively weak and are unlikely to contain future development pressures. 2 Prevent nearby towns from merging into one another : This site is open in character and contains the south eastern edge of Wilmslow. The gap between Wilmslow and Alderley Edge is very narrow in this location, and together with ALE16, this parcel is essential in preventing the settlements from merging, particularly given the potential for further ribbon development to form along Brook Lane. : Forms part of the wider Cheshire Green Belt and provides a complimentary function to parcels ALE14 and ALE15 to preventing settlements from merging. : Forms part of the wider Green Belt but plays only a limited role in maintaining the separation between settlements : Sited directly between Wilmslow s urban edge and another identified Green Belt parcel, this land offers little in the way as a separation function.. Located to the south east of Wilmslow this site forms part of the wider Green Belt but plays a limited role in preventing the merge of settlements. 3 Assist in safeguarding the countryside from encroachment ; The main uses on this site consist of agricultural fields to the north and the western part of the Alderley Edge Golf Course to the east. The existing agricultural and leisure uses give this parcel a particularly open character. The land plays a significant role in preventing urban encroachment towards Alderley Edge and the Whitehall Brook provides only a moderate boundary defence to prevent further future encroachment. : The road boundaries (apart from Carr Lane) are suffering from significant urban influences. The remainder of the site is however agricultural farm land, which feels open in character. Although, this parcel of land does serve to prevent against further urban encroachment in to the open countryside, Whitehall Brook, which defines the eastern part of the site is considered to be a relatively weak boundary and is unlikely to withstand future development pressures in the longer term. : This parcel of land includes small agricultural fields to the north west and a pattern of urban sprawl to the east giving this parcel a semi urban rural fringe appearance which affects the openness of the area. The parcel is however fairly detached from the main urban area and weak boundaries may not be sufficient to prevent further encroachment into the surrounding countryside in the longer term. : the character of this site is largely rural consisting largely of small agricultural fields. Whilst there is evidence of some urban sprawl particularly along Moor Lane, this parcel does serve to prevent urban encroachment into the open countryside. Contained largely by track and footpaths the boundaries of this site are weak and are unlikely to withstand future development pressures.. Apart from the south eastern tip of this site this land is, to most extents, detached from the main urban area. The character of this site is largely rural in character. Urbanising influences exists within the south west corner and therefore the junction of Rotherwood Road and Moor Lane does serve a role in preventing the full physical and visual encroachment of Wilmslow urban area spreading into the open countryside. Boundaries are particularly weak and may not be sufficient to prevent further encroachment in the longer term. Overall evaluation Defined by Whitehall Brook to the east, and a built up area to the west this site is largely rural in character. The site is relatively open in character with the only development to include Stockton farm to the north and the Alderley Edge club house to the south west. This site plays an important function in prevention further encroachment into the countryside and preventing the town of Wilmslow and Alderley Edge from merging. The site consists of predominantly flat fields with few landscape features except in the north east corner where there are a number of mature trees and residential properties fronting Brook Lane and Knutsford Road. Whilst ribbon development has already established along two of the sites boundaries, the site contains the urban edge to the north west and serves an important role in ensuring a sufficient gap is retained between towns. It also prevents ribbon development from forming along Carr Lane and has a weak south-eastern boundary which may not prevent further encroachment in the future. This land is characterised by a mix of agricultural field and area influenced by urban sprawl spreading southwards out from Wilmslow. In the south western corner of the site is designated as a SBI. The boundaries of this site are however relatively weak and unlikely to withstand further development pressures. Predominantly agricultural in character this parcel has been the subject of some urban sprawl, and offers little in the way of preventing towns form merging, which combined limit the lands contribution to the Green Belt. However located at Wilmslow southern tip this land does play a role in prevent the extension of Wilmslow into the open countryside. Existing boundaries are weak and offer little reassurance in the way of resisting future development pressures. The area contains a garden centre and few dotted residential properties, however the character of the site remains relatively rural in character. Large agricultural fields to the north of the site are screened by a ribbon of mature trees (not protected), which stretch across the width of the site. The northern end of the parcel is sited within the Saltersley Moss site of Biological importance. The majority of this site remains relatively open in character. Divorced from the urban edge, in most parts, the subject of some established unchecked development and offering a limited separation function restricts this parcels contribution to the Green Belt. However, weak boundaries may not prevent further encroachment in the future Overall assessment 134

136 Strategic Parcel WLM20: Area of land bounded by Rotherwood Road, Newgate Road, Racecourse Road, Moor Lane and the rear of properties on Wingfield Avenue and Burford Crescent. WLM21: Area of land bounded by Mobberley Road, Newgate Road, Altrincham Road, Newgate Road and Eccups Lane. WLM22: Parcel of land bounded by Altrincham Road, Mobberley Road and Nansmoss Lane. WLM23: Area of land bounded by Altrincham Road and the rear of properties on Woodlands Road, Vale Road and King's Road. WLM24: Bollin Valley West of Manchester Road and South of River Bollin 1 Check the unrestricted sprawl of large built-up areas : This parcel of land contains Wilmslow s staggered urban fringe to the west and extends within a frame of relatively weak, track and road boundaries. Unchecked development has formed along the southern side of Racecourse Road and a network of narrow lanes which run through the site have provided opportunity for sporadic forms of mainly residential developments. The Green Belt designation is important in preventing further irregular development extending out into the countryside. : Bound by narrow country lanes and tracks this is a large area of land which is fairly detached from the urban area and adjoins only a small strip of Wilmslow s urban edge to the east parallel to Altrincham Road. Ribbon type development has already established on the southern side of Racecourse Road and along Altrincham Road out into the countryside, however this parcel does serve to prevent further sprawl along Mobberley Road and a number of other small country lanes running into the area. : Sited to the north west of Wilmslow urban edge this site is contained by Altrincham road, Mobberley Road and Nansmoss Lane. It is completely disconnected from the main urban area and serves to prevent further ribbon development along Altrincham Road and Mobberley Road. : This parcel of land is adjacent to a built up area of Wilmslow to the south east, the River Bollin to the north east and Altrincham Road to the west. The northern boundary is however less visually clear as it stretches across and existing boundary and strip of trees. Ribbon development has already established along the southern part of Altrincham Road out into the countryside. : This long and narrow parcel of land runs parallel to Wilmslow s Northern urban edge and is defined by the river Bollin to the north. This site is well connected to Wilmslow s urban area and is contained by strong boundaries, particularly to the north and south. Due to the physical boundaries which surround this site this parcel of land has limited evidence of established urban sprawl and there is no opportunity for ribbon development to form. 2 Prevent nearby towns from merging into one another : Forms part of the wider green belt but plays a limited role in preventing towns from towns and settlements merging : Forms part of the wider green belt but plays a limited role in preventing towns from towns and settlements merging : This parcel is a narrow strip of land which extends out into the wider Cheshire Green Belt. Manchester Airport runway is located approx 0.8miles form this area of land and therefore this site offer little contribution to preventing the merge of settlements. : This area of land is located approx 0.7miles from the settlement of Styal. However due to the position of the River Bollin, located north east of this site, this parcel plays a limited separation function. : This parcel forms part of what may be the start of the wider Green Belt but provides a limited role in preventing towns from merging. 3 Assist in safeguarding the countryside from encroachment : The land uses of this site consist of small fields and scattered residential properties which retain some of degree of openness. There are strong urbanising influences along the north and east boundaries of this site which adjoin Wilmslow s main urban edge therefore, this parcel plays an important function in preventing full urban encroachment into the countryside. : The topography of this site is relatively flat and rises slightly towards a mound at Wilmslow s former rubbish dump. The site contains large proportion of mature trees, which prevent open views across this area of land. urbanising influences are present to the east of the site close to Wilmslow s urban edge. However most of the site is separate from the urban edge due to an existing SSSI which adjoins the site to the south east. There are no obvious physical boundaries, which would contain development and prevent further encroachment in the longer term. : Existing land uses within this parcel consist of large fields and dotted with only a handful of residential / horticultural and agricultural properties and remaining predominantly free of urbanising influences. It is divorced from the urban area and whilst Altrincham Road and Mobberley Road provide strong boundaries to contain development, Nansmoss Lane is weaker. : This site has significant urbanising influences, including a brand new major office headquarters development. These urbanising influences do affect the degree of openness. Styal woods SBI located along the south easterly corner boundaries of this site provide a good deterrent for any urban area advancing into the countryside. : This are of land is largely characterised by large open grass land and woodland areas. A large part of this land is used for leisure and recreational purposes as the parcel contains Carr s Park and the Wilmslow RUFC. A side from a small cluster of built form along Chancery Lane (St Bartholomew s Church) and small sporadic developments associated with the leisure facilities, this site has limited urbanising influences. However, the parcel is isolated from the wider countryside and has strong boundaries. Overall evaluation Area of land contained by Rotherwood Road, north gate Road, Racecourse Road, Moor Lane and the rear of properties on Wingfield Avenue and Burford crescent. Saltersley Moss site of Biological importance extends to the centre of this site and an area of SSSI is located directly adjacent to the north boundary of the site. Whilst the physical boundaries of this site are relatively weak this parcel does play an important function in preventing encroachment of Wilmslow urban area out into the countryside. This parcel of land is contained by Mobberley Road, Newgate Road, Altrincham Road, Newgate Road and Eccups Lane. This large parcel of land is generally rural in character consisting of small fields defined by mature hedging and scattered residential properties. A significant proportion of the centre of this site is designated within the Lindow Moss and Morley Green Heath site of Biological Importance. Whilst this land play a limited role in preventing settlements form merging the site does however play a role in term of preventing further urban sprawl and encroachment of Wilmslow urban area into the open countryside and in preventing further ribbon development extending along the narrow lanes. Altrincham Road provides a strong physical boundary to the east of the site. This parcel of land is predominantly characterised by large grassy fields and scatter trees and is relatively open and rural in character. The parcel is however divorced from the urban edge and plays an important role in preventing ribbon development, Nansmoss Lane is a fairly weak boundary to prevent further encroachment. This site contains an area of woodland, playing fields and a major development site. Styal Woods SBI spreads into the eastern area of this land and Pigginshaw Brook runs along the south eastern boundary. Whilst the eastern boundary and south eastern boundaries due to the SBI are considered to be strong, the north boundary is unlikely to prevent future development This area of land forms part of the Green Corridor alongside the River Bollin. The site consists largely of grassed area and woodland. The parts adjacent to the site are located within a Flood Zone and a large part of this site is designated within the Wilmslow Carrs Site of Biological Importance. This site forms an important recreational provision and a point of access into the countryside, however due to its siting and relationship to adjoin urban edges, this parcel pays only a limited contribution to the purposes of Green Belt. Overall assessment 135

137 Strategic Parcel WLM25: Bollin Valley West of Cliff Road and North of River Bollin WLM26: East of Manchester Road and West of A34 WLM27: Area of land bounded by Styal Road, the River Dean, the railway line and the rear of existing properties on Clough Avenue, Holly Bank Road and Stanford Road. WLM28: Area of land bounded by the River Dean, the railway line, Manchester Road and the rear of properties on Stanneylands Drive and Carlton Avenue. 1 Check the unrestricted sprawl of large built-up areas This parcel is contained by the rear of residential properties located along Bollin Hill, Grange Park Avenue, Styal Road, Cliff Road and Bollin Road. The parcel is very well connected to the urban area but does play a very important role in preventing ribbon development particularly along the southern side of Styal Road. : Located to the north of Wilmslow town centre, this site is well contained by strong boundaries including existing development and the River Bollin. This parcel is entirely contained within the urban area and any development within this parcel would represent infill development rather than sprawl. By virtue of its central location this parcel is well connected to the urban area and any development on this site could round off the settlement pattern. : Site to the north west of Wilmslow this parcel of land contains Wilmslow s urban edge to the east and runs parallel to the River Bollin to the west. This area of land has very strong boundaries but plays an important role in preventing ribbon development along Styal Road. : Located to the north of Wilmslow urban edge this parcel of land is contained by Manchester Road, Stanneylands Road, the River Dean and residential properties located on Carlton Avenue and Sefton Drive. This parcel is effectively well contained and plays an important role in preventing ribbon development particularly along Manchester Road towards Handforth and Stanneylands Road into the open countryside. 2 Prevent nearby towns from merging into one another : This parcel forms part of what may be the start of the wider Green Belt but provides a limited role in preventing towns from merging. : Due to its location this parcel of land has no role in preventing settlements form merging and its contribution to the wider Green Belt is extremely limited. : This area of land does form part of the gap between Wythenshawe, Handforth and Wilmslow. Open views of the countryside are however compromised due to the siting of the Styal Prison located directly to the west of this parcel of land. : This parcel is complimentary to parcel HFT01. The gap between Handforth and Wilmslow is very narrow and this parcel serves as an important separation function preventing settlements form merging. 3 Assist in safeguarding the countryside from encroachment : The prevailing uses within this parcel of land are recreation with Boddingtons playing fields to the east and Carr s Park to the west. This site therefore has an open and rural character. Whilst existing boundaries are strong and contains the spread of Wilmslow built up area. Any encroachment directly to the south of this parcel would not protect the wider openness of the Green Belt. : The majority of this site consists of mature woodland areas. A small pocket of development has established in the western corner of this site (water treatment works). This site is surrounded by urban development in which would prevent any encroachment into the wider open countryside. : Contained by strong boundaries this parcel has limited urbanising influences. The character of this parcel is mainly made up of large open grassy fields and recreational uses with mature trees and hedging located along its boundaries. Whilst land to the west of this parcel has suffered from unchecked urban sprawl in to the countryside this parcel however does play an important role in preventing the encroachment of Wilmslow urban edge into the countryside, although strong boundaries would prevent further encroachment in the future. : Whilst there are some urbanising influences within this parcel such as Stanneylands Hotel and the Wilmslow Garden Centre, this site is however predominantly rural in character and consists of large open fields dotted with mature woodland areas, although it is relatively well connected to the urban area and has strong boundaries to prevent any further encroachment in the future Overall evaluation This parcel of land is complementary to parcel WLM24 and forms a green corridor alongside the River Bollin. A small part of the site adjacent to the River Bollin is designated within the Wilmslow Carr s SBI. The character of this parcel is predominantly open in consisting of recreational land and woodland. Parts of this land offer a contribution to the wider Green Belt in preventing ribbon development, the merging of settlements and encroachment into the countryside. This is a small parcel of land contained by Manchester Road, The River Bollin the A34 as well as existing development. The land is bisected by the Railway viaduct and consists largely of wooded areas, minor water courses and the Water works. Part of this parcel is located within the Flood Zone. By virtue of its siting this parcel offers only a very limited contribution to the purposes of Green Belt. This are of land is bound by Styal Road, the River Dean, the railway line and the rear of existing properties on Clough Avenue, Holly Bank Road, Stanford Road. This parcel consists predominantly of grassed areas and playing fields. A large part of this parcel is designated within the River Dean, Banks and Meadows SBI. This parcel plays an important function in preventing urban sprawl and encroachment and serves as a separation function between settlements. This area of land has strong boundaries made up of the River Dean, existing area of built form, local road networks and the railway line. This area of land is predominantly rural in character and consists of grassy woodland and outdoor recreational areas. Urban forms of development within this site are a hotel and garden centre. This parcel of land offers an important contribution to the Green Belt in terms of preventing urban sprawl and encroachment but it is vital in maintaining separation of Handforth and Wilmslow. Overall assessment 136