Latest news update
New Tatton Estates proposal for Motorway Services Area at Bowdon Roundabout
See the update below on the latest developments on the application by Tatton Estate and Westmoreland to commercialise the Green Belt land at the Bowdon roundabout and create a Motorway Services Area at Junction 7/8 of the M56. East Cheshire Council is minded to grant the application. We have called for their decision to be called in and reviewed by the Secretary of State.
Important Consultation coming soon on new flight paths over Bowdon
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. For further detail see below.
Bowdon Conservation Group Committee vacancies – we want to strengthen the Committee
We would like to strengthen the conservation group 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 if you would like to see the minutes of earlier meetings.
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Latest developments on Tatton Estates Motorway Services Area proposal
Tatton Estates have 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
This is an update on the latest developments. The revised planning application was considered at a Strategic Planning Committee meeting of East Cheshire Council on October 25th. Despite the very large number of local objections, the Strategic Planning Committee followed the recommendation from officers of the council and was minded to grant the application. However, as it is acknowledged that building the MSA would cause serious detriment to the Green Belt, their decision to grant must be referred to the Secretary of State.
Since the Strategic Planning Committee met, Trafford Council has written to the Secretary of State and asked him to call in and review this decision. Trafford’s detailed submission repeats many of the arguments made to East Cheshire by ourselves and others – that there is not a need for an MSA which could justify the damage its creation would do to the green belt;that the decision ignores the impact of the Lymm MSA in meeting motorists’ needs; that the MSA risks being a retail destination in its own right; and that the development of such an MSA in this location would be very damaging to the businesses in Altrincham and Hale. The Conservation Group had already written to the Secretary of State making similar arguments. A copy of Trafford’s submission can be found [HERE]. A local campaign group has also circulated a leaflet suggesting residents should contact the Secretary of State and ask him to call in and review the decision. You can find a copy of the leaflet [HERE]. We understand the issue is sitting on the desk of the Secretary of State, Michael Gove, but have no information on the likely timescale for a decision.
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 complex process, controlled by the UK’s Civil Aviation Authority (CAA), which is 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 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 some 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.
Following on from their publication MAG 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. In the discussions the alternative route options were evaluated against the design principles. 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. MAG has now started the process of preparing for the formal consultation. It is planning its stakeholder consultation and engagement, and preparing the consultation documents, including the second-phase Full Options Appraisal with more rigorous evidence for its chosen option(s). The full consultation will occur in 2023/24.
Bowdon Conservation Group has taken an active role in the consultations so far, but we have some concerns that the process to date has been very prescriptive and that we do not yet have the information needed to enable us to evaluate the impact of proposals on aircraft noise over Bowdon. We have expressed these concerns alongside our responses to the consultation.
From a local residents’ 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. 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 unfortunate enough to live beneath that new PNR. At present there is no PNR above 4000ft but in future one 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 vicinity of Bowdon. Bowdon is also disadvantaged by being in 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 documents most recently published in March 2023 can be found here: https://airspacechange.caa.co.uk/news?Page=1
Proposals for the Gatwick area have now been published which has prompted an interesting article in the Times of Saturday February 24th 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.
Aircraft noise over Bowdon
People have contacted us 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 result in. The airport denies any such intent and advises that there has been no change to existing departure protocols. In any case we encourage people to complain if they feel that the level of aircraft noise over Bowdon is excessive. A link to the Manchester Airport noise complaint form can be found here Manchester Airport Noise Complaints Form (emsbk.com)
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Redevelopment of Bowdon Hotel site has been approved
The Bowdon Hotel at the corner of Langham and Marlborough Roads closed some time ago and work has now started on the re-development of the site, incorporating a 55-bed care home, a nursery with places for over 90 children, 6 townhouses and an apartment block. The re-development retains the historic buildings on the site. However, 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.
Regrettably 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.
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Additional 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 at a recent planning committee meeting.
Proposals for an outdoor eating area at Stamford Arms
The Stamford Arms submitted a planning application for an outdoor eating area, part with a retractable roof, in the courtyard area behind the stables along The Firs. The restaurant would have had a capacity of up to 250 covers, serving street food. Serious concerns were expressed by local residents about potential noise nuisance and parking and the application was withdrawn. However, an amended application may well be made.
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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.
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 2nd May 2024
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