Newcastle-Under-Lyme Borough Council have produced a Local Plan 2020 – 2040 Issues and Strategic Options Paper.

This paper has outlined options for consideration which the Council would like residents to respond to through the Council’s on-line portal:

https://consult.newcastle-staffs.gov.uk/kse/event/36521/section/s163260640596485

Question 18 asks if ‘Land south east of Junction 16 should be considered for Green Belt release?’ The paper states that ‘The land being promoted to Newcastle-under-Lyme Borough Council is south east of Junction 16 of the M6 (J16 M6). It provides the opportunity for the construction of a major employment scheme. The site is approximately 70ha in size and has the potential to provide approximately 2.4million square foot (sq.ft) of employment accommodation, including multiple buildings in excess of 300,000sq.ft, with the largest building of approximately 1 million sq.ft, plus ancillary accommodation’.

Map: https://1drv.ms/u/s!AsH6LQExAr9WjTDMeQ_XQPeYMKiJ?e=xpUGZh

We do not support change of use/status of this green belt land or the proposal to use the site for large warehouse units for distribution and logistics of any scale.

The impact on the local area would be significantly detrimental, particularly to the Parish of Audley.

The business rates obtained would be used for Newcastle Borough Council’s coffers, so there is unlikely to be a direct financial benefit, other than developer quick wins, to Audley Rural Parish residents (now and in the future), wildlife, local businesses and the farming communities to compensate for the loss, upheaval and destruction.  

The proposed employment site at AB2 (170 acres/70 hectares) would be a loss of up to 6% of the Parish overall of which all is green belt.  This is without considering the impact of further green belt being required for housing.  Both together would have a devastating impact on the rural character, conservation area within the Rural Service Centre and openness of the Parish. 

There is no evidence to suggest that there are major problems with employment within the borough and its proximity to Stoke-on-Trent means that the labour markets for both areas cannot be artificially separated.  Due to the location at Junction 16, the jobs will be more accessible to residents travelling in from the north i.e. Crewe, Alsager, Sandbach, etc. rather than the Borough residents.

This land is in the top corner of the Parish and as green belt it provides a natural buffer from M6 and A500. The nearby rural lanes provide a peaceful environment for walking, horse riding, cycling etc. The proposed access will cause increased pressure on A500/M6 roundabout, with laybys overloaded and stacked HGVs. 

Part of the land is in Flood Zone 3 (and also 2) and Grade 3 Agricultural land.

The village infrastructure would not support a large increase of vehicles on the road caused by vehicles using the local roads when other routes are closed, or simply by being used as a shortcut or as a waiting area before access the site.   Even with weight restrictions and signage, there are no guarantees that HGVs etc would not travel via the villages, along single-carriageway, 60mph rural roads, with no pavements. Additionally, anyone living in the Parish who wishes to commute to the site would be severely hampered by the lack of a direct bus to Crewe or Alsager, meaning an increase in private vehicle traffic or a trip into Newcastle via bus.

All this would result in an increase in poor air quality, noise, litter, loss of habitat and persistent illumination for 24 hours per day. This would be in addition to Cheshire East’s plans so the area for employment around Radway Green, Crewe etc.

From an aesthetic point, the views across the Cheshire plains and North Staffordshire would be severely impacted.

We believe that this proposal would have a devastating impact upon the local community.