Latest news update
Trafford Local Plan
Trafford Council are developing a Local Plan for Trafford and published a number of consultation documents including on the Land Allocations within the Local Plan. The consultation documents included a description of the characteristics of our area (part of Trafford South) and the land allocations that are proposed for development. There are also some significant changes proposed to the A56 to improve safety and access for pedestrians and cyclists. The consultation on the local plan has now closed and we await its publication in late 2026.
Important Consultation on new flight paths over Bowdon has been delayed until 2026
Manchester Airport is replanning their take-off and landing flight paths as part of a UK-wide process governed by the Civil Aviation Authority. This has the potential to significantly impact the level of aircraft noise over Bowdon. We encourage residents to participate in the consultation process and make their views known to the airport. The consultation has now been delayed until at least 2026. For further detail see below.
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Bowdon Conservation Group Committee
We are always keen to strengthen our committee. If you have an interest in protecting and preserving the environments of Bowdon and the Devisdale in which we are lucky enough to live and would be interested in working with us, please contact us to discuss joining the committee. Contact Kate Stross (chair) or any other member of the committee and we will be happy to brief you on what is involved.
Minutes of Committee Meetings
The minutes of our most recent committee meetings can be found by going to the ‘About BCG – The Committee’ page on our website. Please contact [email protected] if you would like to see the minutes of earlier meetings.
Trafford Local Plan and Public Meeting
Trafford is required to prepare a Local Plan for the borough. This is part of, and intended to be consistent with, the Greater Manchester Plan ‘Places for Everyone’. When adopted the Local Plan will be the source document that governs overall planning and development policy and decisions within the borough of Trafford. In particular, the Local Plan will be the basis of decisions on where new housing development is located and what criteria that development must meet. Trafford has consulted on the overall Strategy, Vision, Objectives and the Thematic Policies which will underly the final plan and has also consulted on the land allocations and the criteria that new developments must meet. Details on the new draft local plan, with links to Background Papers and Previous Consultations can be found at https://www.trafford.gov.uk/planning/planning-policy-and-strategy/new-draft-trafford-local-plan
The draft does not propose any designation of land for development within Bowdon. The two core areas already earmarked for housing development in South Trafford are at New Carrington and the Timperley Wedge (Davenport Green). Additional land allocations proposed for development within the Altrincham area include the redevelopment of the existing public housing on New Street and the Altair development. The Local Plan is not proposing any review of the Green Belt in Trafford – this has already been done as part of developing the Greater Manchester Plan ‘Places for Everyone’. There are some changes proposed to the A56 to add a dedicated cycle lane and new/improved pedestrian crossings in the Altrincham and Bowdon areas.
The consultation on the local plan closed in late 2025 and we await publication of the final document in late 2026. All the documents associated with the development of the plan and the consultations can be found on the Trafford website.
Manchester Airport development of proposed new Flight Paths
Manchester Airport Group (MAG) is in the process of updating the flight paths in and out of the airport as part of a UK-wide re-planning of flight paths. This is a process controlled by the UK’s Civil Aviation Authority (CAA), described in detail in a document published in March 2021 by the CAA on Airspace Change. The flight paths used for take-off and landing have the potential to have a significant impact on Bowdon if the routes adopted concentrate low level aircraft movements overhead and increase aircraft noise nuisance. However, noise impact is only one of the areas that the re-planning exercise will consider: fuel efficiency, other environmental air quality issues and the interaction with the flight paths to and from other local airports are also key factors.
Following the CAA prescribed process, the airport undertook preliminary market research to understand residents´ concerns and consider what sort of factors should be considered in the re-planning of flight paths. The airport then published a set of design principles to be used in the design of the updated flight paths. MAG then considered flight path options, testing alternative proposals against the design principles they had adopted. In March/April 2022 the proposed new flight paths were consulted on in small focus groups. Subsequently, the route options were refined, there was an options appraisal of each and then those options were submitted to the CAA ahead of a UK wide consultation process.
From a local resident’s perspective, it is important to note that currently 80% of all flights take off in a south westerly direction, and 39% of these fly in the general direction north and east in the vicinity of Bowdon: ie 31% of all take offs fly north and east near Bowdon.
MAG presented the preliminary `design corridors` for the take-off routes to be used by aircraft under the control of Manchester Airport until they attain an altitude of 7000ft. At present the current control altitude is 4000ft and the current Preferred Noise Routes (PNR) are 3km wide. In future the take-off routes can be more closely controlled due to modern GPS navigation systems. Evidently, a narrower PNR will concentrate the noise nuisance on those people unfortunate enough to live beneath that new PNR. At present there is no PNR above 4000ft but, in future, PNRs will be required to define the route to 7000ft. This aspect is of significant concern to Bowdon Conservation Group as it is between 4000 and 7000ft that most aircraft overfly in the Bowdon area. Bowdon is also disadvantaged by being at the focal point of the turning track of aircraft as they turn from a south westerly direction to north and then east. Since the re-planning may well have a significant impact on Bowdon we encourage residents to review the consultation documents and to respond to the consultation when it comes. We will provide further updates as information becomes available. A link to the most recent documents published in March 2023 can be found here Airspace change proposal public view (caa.co.uk)
Proposals for the Gatwick area have now been published which has prompted an interesting article in the Times by Transport Editor Nicholas Hellen ‘Coming to a village near you? The new motorways in the sky’. This warns of the risk of aircraft noise being concentrated over a small area in future as a result of the new approach. This is exactly the risk we are concerned about for Bowdon.
We have learnt that the timeline for publishing full proposals for consultation has slipped further, perhaps because of the complexity of re-planning flight paths across all the airports in the north of England. The CAA has issued a further update on the process for re-planning the flight paths saying that: “By September 2025, the CAA and DfT will consult on a package of changes to the process for making airspace design decisions more proportionate, while retaining the important principles of a transparent, evidence-based airspace change process that will involve impacted stakeholders.” (BCG emphasis.) It is unclear what this means, but it is clear that the consultation on specific airspace proposals will not now occur before 2026, although the process for doing so or for decision making may be simplified. We will update members as the consultation process becomes clearer, but it may well be that the next phase of the process focusses initially on the south of the UK, with progress in the north being further delayed.
Aircraft noise over Bowdon
People contact us regularly about the level of aircraft noise over Bowdon which at times has increased significantly. Periods of intensive apparently abnormal activity can lead to speculation that the airport is testing unusual flight paths to see what level of complaints they produce. The airport denies any such intent and advises that there has been no change to existing departure protocols. We are not aware of any definitive changes to current MAG airspace control policy (see below websites).
At BCG committee meetings the topic of unusual aircraft movements and noise over Bowdon is regularly discussed. The most likely reasons are;
- Use of Runway 1 for take offs in `off peak` times. During normal operations Runway 2 is used (generally Mon – Fri). It may be that the recent disruption to air travel over the Middle East has reduced flight numbers departing Manchester resulting in more general use of Runway 1.
- Modern aircraft are reaching 4000ft earlier than in the past and when flying to the north and east are creating noise nuisance over Bowdon. Aircraft taking off from Runway 1 heading `east` will tend to be lower and nearer Bowdon centre than those using Runway 2, causing an increase in noise nuisance. See the attached pdf for further details, specifically MAG Dual Runway Usage Policy;
https://www.manchesterairport.co.uk/community/dual-runway-use/
There is an excellent `app` Flightradar24 that provides location and height data for aircraft taking off. Usually, offending aircraft are taking off from Runway 1 and making a sharp turn to the right asap and off the preferred noise corridor (this is called `vectoring` by air traffic control). As a consequence of these manoeuvres the aircraft altitude is lower over Altrincham area which results in increased noise nuisance to residents. Currently MAG control aircraft up to 4000 ft within the preferred `noise corridor. Above 4000ft the aircraft are able to `cut the corner or turn sharp right. However, provided the aircraft are above 4000 ft there is no breach of protocol.
Vectoring is `authorised` by MAG for a variety of reasons for example to avoid bad weather or as potentially to clear the airspace behind for following aircraft to take off as quickly as possible where there are queueing aircraft waiting to take off.
There are national plans to update UK civil airspace corridors and the Airport are currently consulting on proposed changes. For latest information (last updated Mar 2025) please refer to;
https://airspacechange.caa.co.uk/PublicProposalArea?pID=159.
In the future MAG will have control to 7000ft and the concern for Bowdon residents is where will the preferred noise corridor be located between 4000 and 7000ft? Bowdon, Hale and Altrincham residents should be vigilant about the impact of these developments. This BCG web site will continue to provide updates on the consultation process being undertaken by MAG concerning the new take off controls.
Meanwhile It as important to log complaints, you can use the online Webtrak form;
https://complaint-eu.emsbk.com/man1
https://www.manchesterairport.co.uk/community/living-near-the-airport/noise-disturbance-and-webtrak/
Tatton Estates Motorway Services Area
Tatton Estates formed a joint venture with Westmoreland, who created and operate the Motorway Services Areas (MSA) at Gloucester on the M5 and Tebay on the M6, with the aim of developing a Tatton MSA on the land between the Bowdon Roundabout and the M56. The joint venture is owed 80% by Westmoreland and 20% by Tatton Estates. The MSA is proposed to contain full facilities for cars and trucks as well as a hotel and will occupy a large part of the land enclosed by the motorway slip roads between the Bowdon Roundabout and the M56. The full detail of the planning application can be found on the Cheshire East website here https://planning.cheshireeast.gov.uk/applicationdetails.aspx?pr=22/0872M
The application was considered by the Strategic Planning Committee of East Cheshire Council. Despite the very large number of local objections, the Strategic Planning Committee followed the recommendation from officers of the council and granted the application. However, as building the MSA would cause serious detriment to the Green Belt, the decision to grant was referred to the Secretary of State, as the site lies on the border between Trafford and East Cheshire councils. A full planning enquiry was held in mid-October 2024. Immediately before the start of the enquiry, the National Highways agency decided to back the application, publishing a Statement of Common Ground with the application and accepting the argument that an additional motorway services area was needed in order to provide adequate rest areas and a sufficient number of parking spaces for HGV drivers on the M56. As a result of the National Highways backing, Trafford Council decided to withdraw its opposition to the application.
The Minister of State for Housing and Planning Matthew Pennycook MP, on behalf of the then Secretary of State, Angela Rayner, decided to approve the plans. Explaining his belief that the new service station would not have a negative economic impact locally, Pennycook said: “The extent to which the proposal would be likely to act as a local destination in its own right, as opposed to a destination of choice for motorists making a long journey on the strategic road network, would be extremely limited and that there is no basis to conclude that it would result in unsustainable patterns of travel in general.”We strongly disagree with this conclusion, but given that the Minister apparently considered the land affected to be “grey belt” rather than the green belt it is currently designated as, his decision appears to reflect the general approach of the government to liberalise planning decisions in order to support growth in the economy. We very much regret this decision which we think will be very damaging to the environment, damaging to local businesses, particularly Altrincham Market, and will have an undesirable impact on traffic flows around the Bowdon Roundabout. The full report from the Minister of State explaining his reasoning for the decision can be found on the Cheshire East Website at the link above.
The joint venture broke ground in Spring 2026 to build the new services area.
Floodlighting at Bowdon Lawn Tennis Club and proposed new Padel Tennis Court
A planning application was made in 2019 to install retractable LED lighting to floodlight Courts 11-13, the courts nearest to the club car park on Green Walk. (Courts 4-5 and 6-9 are already floodlit.) This would increase the problem of light overspill into the surrounding properties and the Conservation Group objected to this application as did many of the neighbouring residents. The application was agreed with strict conditions in spring 2024 despite the large number of local objections. The lights and bulbs must be inspected by the local authority before installation and there are strict time limits on their use. They are not to be used outside the hours of 15.30 to 21.30 and must be kept retracted when not in use. We recommend that neighbours keep a log of any times when the lights are used outside of the permitted hours and are prepared to complain both to the club and to the local authority if the use of the lights is outside the permitted times.
The club’s separate proposal to install a new covered Padel Tennis Court also attracted a lot of objections from neighbours concerned about the noise and light overspill impact of the new court and the very significant height of the covered court – higher than the AGGS gymnasium building – which made it highly visually obtrusive. The Conservation Group echoed these objections, and the application was refused by the planning committee.
Additional new Padel Tennis Court at Dunham Golf Club
Dunham Golf Club received permission to build two Padel tennis courts on their site. These have apparently been a success and the courts are fully occupied early and late in the day. The club then wanted to add a third court. Strong objections were made by neighbours and others particularly concerned about the traffic impact on Oldfield Lane since use of the courts early and late in the day has significantly increased traffic along this road with consequent risks to pedestrian users of this popular lane. Respondents called for measures to improve safety for pedestrians and other road users. We echoed these concerns. However, in late 2025, the addition of the third padel court was approved. The court will be available for use between 08.00 and 21.00 from March to October and 09.00 to 21.00 from November to February, the same hours as the original two courts.
Jubilee Centre Update
We understand that Trafford Council has made some progress with their plans for the Jubilee Centre. A tender exercise has been completed that has seen developers put forward proposals that include some new community space. There is a preferred bidder and a letter of support for their proposal from the Bowdon Community Association (BCA), which runs the Jubilee Rooms currently. The Jubilee Centre has been recognised as an Asset of Community Value and the BCA has also given notice that they intend to make their own bid. We will seek further information on the proposals.
Proposed new 5G Phone Masts in Bowdon
Mobile phone operators are planning to upgrade their network to 5G in Bowdon, often by installing new phone masts. The new 5G capable masts are bulkier than existing 4G masts, with larger aerials and they are extremely high – 24 meters – higher than all the surrounding tree cover and many buildings. The masts are also surrounded by a number of cabinets at ground level. You may have noticed these new higher masts and cabinets being built along main roads. Because of their height the masts are extremely obtrusive. While we understand the need to upgrade the network and the benefits that the 5G service will bring to phone users, we believe that the installation of these obtrusive new masts in a residential conservation area is wholly inappropriate and we will press for the new masts to be situated along main roads and outside the conservation area.
Redevelopment of Bowdon Hotel site
The Bowdon Hotel at the corner of Langham and Marlborough Roads closed some time ago and the site is being re-developed, incorporating a 55-bed care home, a nursery with places for over 90 children, 6 townhouses and an apartment block. One aim of the re-development was to retain the historic buildings on the site. The new use of the site is very intensive and will result in a much higher volume of traffic around this busy area, which is already surrounded by several schools and highly congested at school drop off and collection times. Many local residents opposed the proposals on these grounds, as did the Conservation group.
Trafford’s Planning Committee approved the new development. Because there was already planning permission in place for use of the site as a hotel, the traffic impact of the new development could only be considered in comparison with the volume of traffic that would be generated by a theoretical hotel on the site and was considered to be acceptable. We will continue to lobby Trafford for improvements to this very busy road junction.
Work on the site had to be paused because of structural problems in the historic Hydro building. While these were considered and the Hydro building was propped up, work stopped on the care home adjacent to it. The latest proposal from the developer is to demolish the Hydro Building, retaining only its façade. The building will be rebuilt to the original plans behind the retained façade. These proposals have been accepted by the Trafford planning department and work on the site has recommenced.
Planning Matters
Planning guidance – Bowdon and Devisdale Conservation Area Appraisals and Management Plans
A Conservation Area Appraisal and Conservation Area Management plan for each of the Bowdon and the Devisdale Conservation Areas was adopted by Trafford MBC in mid-2016.
The policies contained in the two documents are used to make decisions on planning applications in the two Conservation Areas. The CAA is a good description of the key characteristics of each of the Conservation Areas and provides an evidence base (including pictures) on the existing built environment in each area while the CAMP sets out the policies to be followed in making building proposals and planning decisions in each Conservation Area, in the form of a general policy description followed by specific policy statements.
If you are intending to make or responding to a planning application that affects either conservation area, the Management Plan policies as well as the detail in the Appraisals are a good place to start in considering whether the proposed development ‘fits’ within the conservation area.
To open the Conservation Area Management Plan for Bowdon in a new window click on the link below:
http://www.trafford.gov.uk/planning/planning-for-householders/docs/Edit-01-08-2016/caa-camp-Bowdon-July-2016.pdf
To open the Conservation Area Appraisal for Bowdon in a new window click on the link below:
http://www.trafford.gov.uk/planning/planning-for-householders/docs/Edit-01-08-2016/caa-Bowdon-July-2016.pdf
To open the Conservation Area Management Plan for Devisdale in a new window click on the link below:
http://www.trafford.gov.uk/planning/planning-for-householders/docs/Edit-01-08-2016/caa-camp-Devisdale-July-2016.pdf
To open the Conservation Area Appraisal for Devisdale in a new window click on the link below:
http://www.trafford.gov.uk/planning/planning-for-householders/docs/Edit-01-08-2016/caa-Devisdale-July-2016.pdf
Trees – What you need to know about doing work to trees in the Conservation Area
Doing work to trees that are located within the Conservation Area requires permission if they have a trunk diameter of more than 75mm or 7.5 cm when measured from 1.5 m from the ground. Trafford requires 6 weeks’ notice before any work is carried out to trees in the Conservation Area. This gives the authority the opportunity to consider making the tree subject to a Tree Preservation Order or TPO.
Trafford puts requests for tree work within conservation areas into the weekly planning lists.
Exemptions – There is an exemption if a tree is dead or dying. However, it is advised that you still speak to the local authority and be prepared to prove the tree is dead or dying.
Who can carry out tree work – It is required that work is carried out to a good standard and complies with BS3998 Recommendations for Tree Work. Trafford has a list of Arboricultural Contractors who regularly carry out work within the local area.
Trees subject to a Tree Preservation Order or TPO – If work is to be carried out on trees that are subject to a TPO then permission must also be sought from the Local Planning Authority, in this case Trafford. An application should be submitted, the form is available from the planning portal or Trafford. It should be stated on the form exactly what the proposed work is and provide evidence to justify the work to be done.
What can a TPO be used to protect? – A TPO can only be used to protect a tree. This therefore does not include shrubs but could include trees in a hedge or a line of trees that has become a hedge of a reasonable height.
A TPO prohibits:
- cutting down
- topping
- lopping
- up rooting
- wilful damage
- wilful destruction
In the Secretary of State’s view cutting roots is also a prohibited activity and requires consent from the local authority.
Enforcement – The Local Planning Authority can prosecute when work is carried out without consent or when exemptions are misused. The maximum penalty for carrying out work to TPO trees without consent is £20,000. The penalty for unauthorised felling or lopping of trees in the Conservation Area is the same as for trees with TPO status.
Sources – Gov.uk – Guidance Tree Preservation Orders and Trees in Conservation Areas. Published 6 March 2014 by Ministry of Housing, Communities and Local Government.
trafford.gov.uk
Useful Contacts
To find out if a tree at a property is protected call – 0161 912 3149 or email [email protected]
Highways and Parking
Members continue to express significant concern at the state of the roads in Bowdon and the large number of potholes. It is important that residents maintain the pressure on Trafford to fix these holes. On the ‘LINKS’ page there is guidance on how to report a problem online to Trafford. Commuter parking on Bowdon streets also continues to be a problem.
Enforcement Issues
Trees – We are becoming increasingly concerned at the lack of enforcement of tree protection measures, particularly when major developments are occurring. The Conservation Group always argues that a detailed Arboricultural Survey should be produced and Tree Protection Measures should be required when a new development will affect the trees on and around a site. Developers produce such surveys when required to do so but seem to ignore them in practice once they start the building work. Trafford and Amey are not proactive in monitoring and enforcing the measures that have been promised. If members see new development occurring without protecting the surrounding trees please let us know and also complain to Trafford immediately. Call 0161 912 3149 or email [email protected] as quickly as possible. Once a mature tree has been damaged or felled it is lost for ever and cannot be replaced.
Fences and Boundary Treatments – Our view is sandstone walls with hedging above are a typical feature of Bowdon and play a valuable role in preserving and enhancing the character of the area and the street scene, and we hope the Council will continue to do all it can to ensure these features remain. The issue of appropriate fences and boundary treatments is covered in the policies in the Management Plans for the Bowdon and Devisdale Conservation areas. We hope and expect that the Council will follow the Policies they have proposed, which we support, and take enforcement action where necessary.
Advertising posters – There seems to be increasing use of advertising posters in the Conservation Area which are attached to railings and walls on a semi-permanent basis. The Conservation Area guidelines strictly limit advertising in this residential area, and we assume that by using plasticised banners which are attached to railings and walls with tie straps, users hope to evade the application of the restrictive guidelines. Since in many cases the advertising is clearly not intended to be temporary and conflicts with the Conservation Area Management Plan policies, we have taken this up with the Trafford enforcement team who have ensured that the offending banners are removed. Bowdon Girls Preparatory School has made a planning application to continue the use of advertising banners around its site and to add to the already extensive signage around the two school sites on Ashley and Cavendish Roads. We have opposed this inappropriate advertising which would set a dangerous precedent for the Conservation Areas, and we also oppose the unnecessary visual clutter that the proposed additional signage would represent.
Co-operation with the Friends of Denzell Gardens and the Devisdale
In view of the significant areas of common interest shared between Bowdon Conservation Group and the Friends of Denzell Gardens and the Devisdale we exchange information of mutual interest and co-operate where possible on issues of common concern.
The Friends are keen to recruit further volunteers to help to maintain parts of Denzell Gardens, supplementing the very limited work undertaken by Trafford. A group meets each Monday morning from 10am to noon and at occasional other times by prior arrangement. If you think you may be able to help, please contact Martyn Bromley c/o The Friends of Denzell Gardens and the Devisdale. Mobile No: 07768 833689 Email: [email protected]
Gift Aid
If you are a UK tax-payer you can Gift Aid your subscription or donation which will enable the Group to reclaim the tax on it. If you would like to help in this way a form can be downloaded from the ‘JOIN US’ page.
Latest update May 15th, 2026
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