M56 Tatton Services planning inquiry gets underway

The Tebay-style services proposed for 39 acres of green belt land between J7 and J8 of the M56, includes a new motorway service building with farm shop, a 100-bed hotel, filling station and 96 EV charging spaces. The scheme was approved by Cheshire East council,[1] as the local planning authority, in October 2023. But the Secretary of State has the final say and will make a decision after the project has been assessed by the planning inspector at this inquiry.

In his opening statement Paul Tucker KC, representing applicant Tatton Services, said: "The applicant has always accepted that the proposed development is, by definition, 'inappropriate development in the green belt." But he said the substantial benefits of the scheme 'clearly outweigh the potential harm to the green belt'. "The application site is not a tranquil agricultural environment - but is rather a gateway location to Greater Manchester, Manchester Airport and other parts of the North West," said Mr Tucker.

He added: "National Highways have confirmed... that there is a demonstrable need for the proposals," and he said this had resulted in Trafford Council withdrawing its objection to the scheme.[2] Other benefits listed by Mr Tucker included the EV charging points, the 'significant job creation' and the commitment to deliver highly sustainable and energy efficient buildings. He said the impact on Altrincham and Hale town centres would be negligible and 'to the contrary there will be a clear opportunity for local businesses to benefit from the supply side benefits which arise from the proposal."

Objector Bill Dixon, of Stop Tatton Services, presented three main reasons why he believed the scheme should be refused. The first, he said, was the link road and the creation of J7 of the M56 which had cost GBP192m. "J7 is fully developed and doing its job," said Mr Dixon.

"National Highways may be right in identifying a need for the motorway service area (MSA) in the area, but it isn't at J7, because that plot of land has had as much infrastructure investment as it can take." Mr Dixon then referred to a paper from National Highways to argue his second point which stated that 'roadside facilities should be designed to serve passing traffic and not be destinations in their own right'. "I believe that the burden of proof here should surely be for the applicants to prove that this isn't a destination in its own right," he said.

"I'd suggest it would be difficult, as they boast about attracting four million customers and have 4.5m customers at Tebay." He also said the scheme would have a detrimental impact on town centres such as Altrincham and Knutsford. However, two local business owners, farm shop owner Dominic Fenton and bakery owner Matt Townley, later spoke in favour of the proposal believing local businesses like theirs may benefit.

Other objectors who spoke on the first day of the hearing included motorway services operator Moto and members of Trafford Green Party. Moto's representative, Nick Jenkins, said: "The presence of Lymm [Truck Stop] at such a short distance from the Tatton MSA site is a material consideration which should be given substantial weight when assessing need." Brigit Green, from Trafford Green Party, said the party was disappointed Trafford Council has withdrawn its objection.

She said Tebay Services, also operated by the Westmorland family which is behind the Tatton scheme, is exceptional, 'and that is a big worry because we think people from Altrincham, Bowdon, Hale, Knutsford, the surrounding area, will actually visit this services, not because they're on a journey and need a break but because the food is good and the shop is good.

"And we think it will become a destination, which is a problem."

The planning inquiry continues and is expected to end on Tuesday, October 22.

References

1. ^ The scheme was approved by Cheshire East council, (www.northwichguardian.co.uk)
2. ^ Trafford Council withdrawing its objection to the scheme. (www.knutsfordguardian.co.uk)