White Moss Planning Proposal – Objections.
As previously posted, there is now a planning proposal for the White Moss. If this is passed, in our view, it will cause serious long-term damage to the Alsager Community. Some background to the White Moss can be found here.
The information referenced above will be updated in the coming weeks.
The planning reference number is 13/4132N and you can place objections here
This application, if passed, would dramatically change the nature of our Community for the worse.
Please make sure that you object in the strongest possible terms, please engage with your neighbours and friends and do everything you can to make sure that the voice of our Community is heard.
If you can, please attend the Town Council meeting on Wednesday 13th November to hear the debate, make your views known and support the Alsager Community
The list below outlines some of the possible objections to housing development on the White Moss. These are objections to both the planning proposal and to Cheshire East including the White Moss as a Strategic Location in its Local Plan. This list will be improved and updated in the coming weeks. Please get your objections in.
You can also view the most up to date objections list here.
- A part of this site, the Triangle Field, is the subject of an Ombudsman’s investigation into maladministration. The 11 counts of Cheshire East administrative maladministration identified by the Ombudsman contributed to their “flawed decision” to issue a Certificate of Lawful Established Use or Development (CLEUD). The field in question is also Greenfield, in open countryside, beyond the settlement boundary.
- Cheshire East, in its draft Local Plan, has attempted to define this location as a new settlement. This is nonsense, it is is simply urban sprawl, an extension of Alsager’s Settlement boundary. This application is premature to the Cheshire East Local Plan and it would double Alsager’s housing allocation, with no justification.
- Cheshire East has a duty to co-operate with neighbouring Councils. Stoke-on-Trent and Newcastle-under-Lyme Councils have strong reservations associated with development in Alsager and have already stated their objections to developments on the White Moss site. Alsager is an area of restraint and at the recent Sandbach Road North Appeal, Philip Major (the Inspector) determined that “it would seem wise in this part of the borough not to proceed with development”. The introduction of this site into the Local Plan by Cheshire East Council indicates that our elected representatives on the Council have refused to listen to either the community in Alsager or the Inspectorate.
- In the recent appeals, Cheshire East has argued successfully that Alsager itself is not sustainable as a Key Service Centre, that the settlement Zone Lines must not be violated and that intrusion into and harm to the countryside is so significant that such development cannot be allowed. The White Moss is also an environmentally sensitive area. It is adjacent to a protected RAMSAR site, which would be threatened by this proposed development. Accepting the White Moss proposal would:
- Double Alsager’s housing allocation
- Violate the Settlement Zone Lines
- Ignore the objections of neighbouring councils
- Intrude into open countryside
- Damage the nature of the surrounding countryside
- The White Moss Quarry is subject to an agreed and legally-binding Restoration Plan which would restore the area according to the plan which is to create a Nature Reserve in an environmentally sensitive area and provide valuable recreational facilities for the Community. This formal commitment must be enforced by Cheshire East, and this valuable community asset should not be destroyed.
- The White Moss Quarry site, a significant part of this proposed location, is subject to licence agreements and planning conditions. Over many years, Residents have reported violations of planning conditions at White Moss Quarry which have either not been enforced or have been changed, sometimes without any consultation, to the detriment of the Community. Quite apart from the obvious destruction of Greenfields, prime agricultural land, the White Moss Nature Reserve and recreational amenities, accepting this proposal would effectively ‘absolve’ the Quarry owner of all these issues and responsibilities. There will also be serious ramifications on the Ramsar site at Oakhanger Moss. It would further create infill and positively promote further building in that area.
- The White Moss is adjacent to the M6. The noise levels from the Motorway obviously vary depending on the ambient weather conditions. Planning Policy Guideline 24 identifies sites at different Categories of noise level. Category D includes all noise levels above 72dB. At this level, planning permission should be refused. Noise measurement in the area of the White Moss – and indeed measurement even further away – regularly exceeds 72dB. Confirmation of these noise levels can be found in the White Moss Quarry Vibrock report R12.7189/WM/2/GS. There is little doubt given the proximity of the motorway to this site that a background level of 72dB will be exceeded on a regular basis. Some simple tests carried out by Residents have also shown this to be true.
- National standards exist for NO2 (Nitrogen Dioxide) and particulate pollution. There has been no measurement of NO2 on an hourly level or particulate pollution in the neighbourhood of the White Moss to prove whether or not this site is safe. Modelling and expert opinion is inadequate. Accurate measurements must be taken over an adequate period to prove that this site is safe and that Cheshire East is meeting its responsibility for the Health and Well-being of its residents. Permitting the location of over 2,500 residents in an area which could be a Health risk without proving it is safe would be an abdication of responsibility.
- The Environmental Audit Committee reported on Air Quality. It found that poor air quality is shortening the life expectancy of people in the UK by an average of seven to eight months and is costing society up to £20 billion per year. Locating people on the White Moss would be very dangerous for residents and in particular children living there.