PUBLIC CONSULTATION

Understanding the Site

We have furthered our understanding of the site gained through the original planning permission to the north, as well as more recent survey work.

The following page gives an overview of the surveys and assessments undertaken, which give a picture of the site constraints and opportunities. These inform the masterplan and guides where development and proposed landscaping is best located.

Click on the tabs below to open a section.

Aerial View looking northwards across the site

Aerial View looking northwards across the site

Representative View from Old Hall Lane

Representative View from Old Hall Lane

Representative View from the Garden Village

Representative View from the Garden Village

A total of 21 viewpoints were identified for the visual assessment, with 14 of them being short (immediately around the Site) and mid-range views (from the surrounding countryside), and 7 being long-range views (from the Peak District National Park).

The plan above shows key findings from the initial view testing, where edges are sensitive to change, where views can be retained, and the type of landscape treatments that could be used to help mitigate any visual effects from the proposed development.

It also indicates where buffer planting might be placed for greatest effect, such as along Old Hall Lane, and where the scale of the proposed buildings might be increased without creating visual impacts – such as around the proposed new Community Hub.

Visual Assessment plan
  • An Archaeological Desk-Based Assessment and Built Heritage Statement, has identified heritage sensitivities located within and outside of the site and has helped inform the master planning.
  • There is the potential for Prehistoric remains, limited to the area crossed by Red Brook, but otherwise our assessment shows a low/negligible potential for any surviving archaeological remains.
  • There are no designated heritage assets (e.g. Listed Buildings, Conservation Areas) located within the site. However, New Hall Farm and Old Hall Farm, Old Hall Lane contain several Listed Buildings, which have required careful consideration within the development of the proposals.
  • The wider project team is continuing to explore and develop options and opportunities for the long-term objective of the sensitive residential conversion of the airfield’s Pilots Lodge.
  • A heritage and ecological trail connecting with the remaining pill boxes and aided with heritage information boards, will utilise new public accesses around the site, to celebrate the airfield’s heritage. There is also the potential for collaborations with the existing Avro Heritage Museum.
  • This assessment work has helped to inform the proposed interim areas situated between the proposals and the Listed Buildings of New Hall Farm. The design of this area provides an opportunity to find a sensitive balance between recognising the historic nature of New Hall Farm but also that of the airfield (e.g. through the retention of the Pilots Lodge).
  • The site is predominately located in Flood Zone 1, land at low probability of river/sea flooding. Hydraulic
  • modelling studies have been undertaken to assess the watercourse and surface water flood risk and the results have been used to inform the site layout and Flood Risk Assessment (FRA).
  • The site-specific watercourse modelling has identified that the potential floodplain is confined to isolated areas located adjacent to the watercourses. The proposed development has been arranged to avoid the minor floodplain present.
  • The direct rainfall runoff modelling identifies that the majority of the site is at a very low to low risk of flooding from surface water sources.
  • Surface water from the proposed development will drain at the equivalent greenfield runoff rate to the local watercourses. Surface water runoff will be managed through the use of storage at surface where possible, for example within attenuation basins and swales. The use of storage at surface will also provide water quality, amenity and biodiversity benefits throughout the development.
  • Foul water drainage will be managed separately to the surface water drainage and an appropriate standoff from the pumping station to proposed dwellings will be included.
Drainage Survey Plan

A combination of manual counts along with automatic traffic counters formed the basis of updated traffic surveys at key junctions on the surrounding highway network.

  • This included the two Chester Road access junctions along with the Chester Road/Woodford Road for 2019 and 2023.
  • The survey findings demonstrate a negligible change in traffic over the last few years in both the AM and PM peak hours.
  • Alongside this, there has been a notable change in travel habits and behaviour which includes a higher proportion of people working from home and greater flexibility over start/end times of the working day.
  • The surveys in 2023 includes the additional occupied units since 2019 at Woodford.

Initial traffic capacity assessments and using the 2019 traffic survey data and forecast traffic movements have been undertaken. Previously accepted trip rates for Woodford Garden Village have been applied and the findings show that the key junctions on the highway network have been found to operate within capacity over the standard peak hours. Whilst queuing is often observed at local junctions, the level of queuing is not considered to be detrimental to the safe operation of the network.

Highways Assessment

Plan showing walking Isochrones for the Site

Plan showing walking Isochrones for the Site

Traffic Survey Locations

Traffic Survey Locations

The extension site benefits from a number of pedestrian and cycle linkages that have been provided to serve the initial phase of Woodford Garden Village. The pedestrian infrastructure through the site and on to Woodford enables residents to access a number of local community facilities within a 20min walk.

  • Where possible segregated walking and cycle routes will be provided. The extension site will prioritise cycling and a number of cycle links exist enabling residents to access Poynton, Woodford and onward journeys to Bramhall and Wilmslow.
  • There are bus services that travel along Chester Road and as part of the proposals, the developer will consider opportunities with SMBC and Transport for Greater Manchester to maximise the opportunity for sustainable travel by bus. This will include investigating measures to improve connectivity to the local rail stations such as Poynton, Bramhall and Wilmslow which provide services to Stockport and Manchester Piccadilly.
  • A key part of the design of the extension site is to provide residents with accessible and well connected local day to day facilities and services. A new Community Hub to the south of the Avro Heritage Museum will complement the local centre located to the north of Woodford Garden Village.
Trees and a field
Trees and a fence

A series of plant and species surveys have been carried out or are underway to understand the current biodiversity of the site and ensure that the proposed development is designed to accommodate and encourage local ecology.

  • Habitats within the site are primarily grassland, but it is bordered by woodland and watercourses. An increase in biodiversity (BNG units) will be achieved by increasing the diversity and quality of the habitats present.
  • Wintering and breeding bird surveys have recorded a good range of birds using the site and surrounding landscape. The site is being designed to accommodate the bird community.
  • Bat surveys have shown that a number of species forage across the site and the proposed mix of wetland, grassland and woodland habitats will provide good quality foraging for bats that are linked across the site and to the wider area.
  • There is evidence of other species including badgers and great crested newt using the wider area. The provisions on site will make the landscape permeable to wildlife, allowing species to roam into and across the site.
  • A full Tree Quality Survey was completed in May 2024.
  • Tree stock is almost exclusively limited to the site boundaries, namely the eastern and southern extents.
  • Majority of tree stock is of moderate (Category B) quality and low (Category C) quality.
  • Trees of high (Category A) quality are located within the dense wooded area on the eastern boundary.
  • The masterplan seeks to protect and
  • retain existing trees across the site alongside increasing tree coverage.

Analysis of the local area has been undertaken to identify key characteristics that might provide guidance and inspiration for this new neighbourhood.

We looked at a number of different areas predominantly in the rural areas to the south of the site including: Old Hall Lane, Mill Lane, Adlington, Wilmslow Road and Newton. This highlighted a number of key considerations:

Varying Courtyards

Varying Courtyards
Courtyards of varying sizes, and pushing and pulling of building line create visually interesting massing.

Trees as Landmarks

Trees as Landmarks
Prominent mature trees and planting act as landmarks and signify key corners and gateways.

Varying Heights

Varying Heights
Building heights that vary across buildings in the farm clusters (1.5-3 storeys) and diverse roof pitches create richness and animate the roofscape and massing.

Harmonious with Landscape

Harmonious with Landscape
Massing and scale of buildings blend with surrounding natural environment with occasional glimpses of prominent features like chimneys, or the brick walls.

Materiality

Materiality
Red brick and its variations, white and buff facade render, use of timber and facade detailing typical of north-west farmsteads.

Soft Boundaries

Soft Boundaries
Plot boundaries facing countryside are predominantly defined by hedging, trees and natural landscaping occasionally accompanied by low brick walls and wooden post and rail fencing.

Meandering Water Bodies

Meandering Water Bodies
Multiple watercourses that are loosely meandering through the lush vegetation and countryside coming all the way to the boundaries of some plots, also ponds as landscape features in the gardens.

Linear Barns

Linear Barns
Most of the surrounding farms include a strongly linear barn building usually 1.5 storey in height. This barn in most cases acts as a threshold to the countryside and is present in long-range views from the surrounding viewpoints.