THE planning inquiry into the proposed ‘top notch’ Tatton Services ended today (Tuesday) with Cheshire East Council and the applicant arguing the scheme is needed on highway safety grounds.

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 in October 2023.

But the Secretary of State has the final say and will make a decision based on the recommendations of planning inspector David Rose, who presided over this inquiry.

If final approval is granted, the new Tatton Services is expected to be operational by the end of 2026 or early 2027.

Objectors to the scheme argued it would become a destination in its own right and generate more traffic.

They said it would have a detrimental impact on nearby town centres, such as Altrincham and Knutsford, and there was no need for it.

Trafford Council, which had originally opposed the proposal, withdrew its objection days before the inquiry began last Tuesday (October 15).

Today, Cheshire East Council and the applicant, Tatton Services, presented their closing submissions.

Both acknowledged it was inappropriate development in the green belt but argued there were very special circumstances why it should be permitted.

Stephen Whale, representing Cheshire East Council, said: “The site is physically contained by the strategic road network, and that network creates a great deal of enclosure of the site.

“It is essentially an island site and very much an isolated parcel…

“The application site is a very good location for an MSA (motorway service area), and it feels like a ready-made site.”

With regard to need, he said: “There is, given the gaps in MSA provision, a clear need for an MSA in the location of the application site…

"Trafford Council no longer disputes that there is a need for the proposed development.”

And responding to claims from objectors that the proposal would have an unacceptable economic effect on local town centres, Mr Whale said: “On the contrary, there is ample evidence, including evidence associated with the Gloucester and Tebay MSAs, to the effect that local businesses, including those based in local centres… are likely to benefit economically from the proposed development.”

Paul Tucker KC, representing the applicant said: “The basis for this application, from day one, has been the applicant’s now firmly endorsed understanding of, and conviction in, there being an essential need for a motorway service area to be located in this location so as to provide facilities for the safety and welfare of strategic road network users.”

He said National Highways data shows that 6.7 per cent of motorway collisions in 2021 resulted from fatigue.

Regarding the impact on nearby local towns, Mr Tucker said the delivery of a ‘top notch MSA, comparable to the high quality MSA provision at Tebay and Gloucester’ - operated by the Westmorland family which is behind the Tatton proposal - would help the local economy.

He said overall the Tatton proposal had substantial benefits and listed these as:

  • the need for the development and the associated improvements to highway safety and wellbeing for road users;
  • the provision of 96 EV charging spaces,
  • the wider socio-economic benefits delivered by the proposal through significant job creation and a targeted approach to employing staff from more deprived communities within a reasonable distance from the site;
  • the commitment to deliver a high quality, locally distinctive design;
  • the commitment to deliver high highly sustainable energy efficient buildings
  • the significant uplift in biodiversity, net gain.

The inspector will now assess the evidence submitted over the course of the inquiry and make a recommendation to the Secretary of State.