Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 14850

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15401
Bolesworth support the identification of potential Growth Area TAT05 (Land at Frog Lane) on Map 5.17 at this stage of the plan process. This is replicated at Figure 5.1 below [see response TAT05]. As per our earlier comments, land at Frog Lane should be allocated for around 400 homes because it represents the most suitable growth area in Tattenhall for the following reasons: Concentrating a development of this quantum in this location will allow for a holistic approach to growth, rather than a piecemeal/incremental approach to growth on individual sites which fails to deliver strategic solutions. Bolesworth, as a strategic landowner within Tattenhall and its surrounding hinterland, can deliver strategic solutions and wider benefits to Tattenhall beyond just housing. The land/capital receipt generated from a development of around 400 homes could be used to deliver the following potential benefits to Tattenhall (either as part of a planning application or via a cross-funding mechanism generated by the capital receipt from development of Frog Lane): Enhancements to existing infrastructure – including a potential re-location site within the Estate’s ownership for the existing GP (Village Surgeries Group), which is currently at capacity and unable to expand on site. Expansion/enhancement to existing allotments and sports facilities in the village (AFC Tattenhall, tennis, football, cricket and croquet clubs)– which all fall within the Estate’s ownership. This would deliver significant social benefits to the community. Funding towards enhanced bus services (which smaller developments in isolation may not trigger a need for but would cumulatively). A potential strategic flood management scheme on wider Bolesworth land which would deliver significant benefits to the village. This is addressed in more detail under questions FW 1 -FW 3. An allocation at Land at Frog Lane provides a unique opportunity to deliver the housing needs for Tattenhall in a sustainable, holistic manner. Other land opportunities in the village would not facilitate such a strategic approach to growth and infrastructure improvements.

Comment

Representation ID: 14852

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15403
In respect of potential growth area TAT01, located to the north of Tattenhall, we note that the area includes Bolesworth land located to the east of Tattenhall Road, known as Drumlan Hall Farm. This land has been allocated site reference 1577 in the Call for sites online mapping – see Figure 5.2 below. [See Figure 5.2: Call for sites reference 1577] This land holding was not submitted with Bolesworth’s knowledge – and they wish to confirm that this site is not available for development. This therefore reduces the extent of growth area TAT01 and the potential for additional housing growth in this area of the settlement.  We do not have any other detailed comments to make on the other potential growth areas, other than to reiterate the above that the other growth areas illustrated at Map 5.17 would not have the ability to deliver wider infrastructure improvements and benefits to the village in a strategic manner. Bolesworth would also add that they note the conclusions of the February 2025 Playing Pitch Strategy Update Report (KKP), which at Table 10.1 indicates there will be a shortfall in cricket pitches in the Rural South sub area (where Tattenhall is located) in the future [See table in representation]. We have already noted how Bolesworth is the landowner of Tattenhall Cricket Club – and are therefore well placed to deliver potential expansion and enhancements to the facility as part of a wider package of benefits cross-funded by a land receipt of development at Frog Lane. We have also discussed Bolesworth’s ability to deliver a potential solution to the existing Doctor’s Surgery in Tattenhall, which is already at capacity with no room for expansion at its current location. The Estate and Land at Frog Lane are therefore very well placed to accommodate Tattenhall’s infrastructure needs in respect of sports, community and health matters.

Comment

Representation ID: 14853

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15404
Policy R2 of the Part Two Local Plan relates to two sites: A. Land west of Ravensholme (up to 30 dwellings). B. Land to the rear of 68-84 Castlefields. Site A has already been built out (under planning reference 20/02824/FUL) to meet the housing needs stipulated in the current Local Plan and therefore is no longer relevant moving forward. In respect of Site B, policy R2 confirms that the site is safeguarded for residential development after 2025. Land rear of Castlefields is within the Estate’s ownership (as confirmed at Appendix 3). Bolesworth can confirm that the site is still considered available for allocation, however as reiterated throughout these Representations, a shift is required from the hitherto incremental growth of Tattenhall on smaller sites to a strategic allocation of 400 homes at Frog Lane. The Council’s strategy should focus on the delivery of an infrastructure-led development at Frog Lane, with the quantum of development able to facilitate/cross-fund the delivery of benefits elsewhere on Bolesworth land and a joint up approach to growth. In this event, should the Council consider Tattenhall only suitable to deliver circa 400 dwellings on the Frog Lane site, the Estate would consider foregoing an allocation at Castlefields, but this will ultimately depend on the Council’s strategy towards housing numbers and how much growth is allocated to Tattenhall. In any event, it is clear that policy R 2 in its current form will need to be deleted as part of the emerging Local Plan, as Tattenhall’s development requirements have changed and a higher level of growth will be needed to that outlined in the current Local Plan. We reserve the right to comment on this matter further as the Council’s strategy towards housing growth/development numbers in Tattenhall becomes clearer in future Local Plan consultations and as the Local Plan becomes more advanced.

Comment

Representation ID: 14866

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15417
Draft policy TA2 notes the suggested policy approach is to review existing transport priorities and if any of the schemes need to be amended or deleted. This includes reference to T 4 Rail Corridors – which includes Tattenhall-Whitchurch. It has been a longstanding aspiration to re-open the previous railway line between Tattenhall-Whitchurch. Bolesworth own significant areas of land around the former railway corridor, including the area to the immediate west of Frog Lane (with the railway corridor denoted by the black dashed line at Figure 6.1 below [See representation map]. Bolesworth would support the continued safeguarding of this railway corridor for future reopening, which also allows for the route to be utilised for active travel or a linear park in the interim (as per the current wording of Policy T4). Indeed, Bolesworth would explore opportunities to open up the former railway corridor for active travel use for the public as part of any allocation at Frog Lane .

Comment

Representation ID: 14869

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15420
Bolesworth fully support the need to provide a mix of house types, sizes and tenures on site to deliver sustainable, mixed communities. However, the draft policy states that the new policy approach will provide detailed policy requirements e.g. % of 1-2 bed dwellings including by tenures, % of plots for self-build and custom housebuilding and requirements to meet the needs of an ageing population. Bolesworth do not support this suggested approach. Prescriptive housing mix standards often lead to viability and deliverability issues. Instead, a flexible approach should be taken to housing mix which recognises that needs and demand will vary from area to area and site to site. A flexible approach also helps to ensure that housing schemes are viable and appropriate for the local market, i.e. housing mix is a matter which should be considered on a site-by-site basis. In respect of self-build and custom housing, these are best delivered on specific small medium scale sites allocated for such a purpose, rather than as part of wider allocations. The Estate is open to potentially exploring this opportunity on their other landholdings contained at Appendix 3 if there is demand. The introduction of any self-build requirements is also very much dependent on demonstrating a need – we note that CW&C’s self-build and custom house building register7 indicates only 36 new registrations for self/custom build housing were made between 31st October 2023- 30th October 2024. This does not indicate particularly strong demand given the Borough’s size, therefore a specific % requirement for self-build housing is also not supported. In respect of the potential introduction of nationally described space standards, this would need to be justified and follow the guidance within the PPG8, which notes that local planning authorities must provide justification taking into account the following areas: need – evidence should be provided on the size and type of dwellings currently being built in the area, to ensure the impacts of adopting space standards can be properly assessed, for example, to consider any potential impact on meeting demand for starter homes.  viability – the impact of adopting the space standard should be considered as part of a plan’s viability assessment with account taken of the impact of potentially larger dwellings on land supply. Local planning authorities will also need to consider impacts on affordability where a space standard is to be adopted.  timing – there may need to be a reasonable transitional period following adoption of a new policy on space standards to enable developers to factor the cost of space standards into future land acquisitions. We also note the HBF comments that notes that there is a direct relationship between unit size, cost per square metre (sqm), selling price per sqm and affordability. The HBF recommends that the policy approach should recognize that customers have different budgets and aspirations. An inflexible policy approach to NDSS for all new dwellings will impact on affordability and affect customer choice. An element of choice, rather than prescriptive requirements, is also particularly important in Tattenhall – noting a need to diversify the age profile and deliver family housing (alongside homes for first time buyers).

Comment

Representation ID: 14874

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15425
The policy notes how to meet the health and wellbeing needs of residents, proposals will be supported that provide new or improved health facilities across the borough, supports improved links to healthcare in rural areas and promotes safe and accessible environments and developments. Proposals should also aim to promote high quality access to green space across the borough that will support opportunities to widen and strengthen the boroughs cultural, sport, recreation and leisure offer. As explained throughout these representations, an allocation at Frog Lane enables a strategic approach to deliver potential wider infrastructure improvements in Tattenhall. This therefore further justifies the compelling case to allocate Frog Lane for housing allocation in the emerging Local Plan.

Comment

Representation ID: 14875

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15426
The draft policy is in line with the requirements of Section 14 of the NPPF, in respect of the sequential test, and therefore we have no comments at this stage. We reserve the right to comment on future drafts of the CW&C Strategic Flood Risk Assessment update in due course. The draft policy notes how the outputs from the SFRA update will be used to identify the need for additional flood storage areas in liaison with the LLFA and EA. The policy also discusses natural flood management solutions, noting that: The design and layout of SuDS should prioritise nature-based solutions and be designed to incorporate surface water management features as green and blue infrastructure wherever possible; maximising multifunctional benefits for biodiversity, amenity, cooling and water quality A requirement for watercourses and riverside habitats to be conserved and enhanced Bolesworth is wholly supportive of mutli-functional, nature-based drainage solutions and are passionate about the role their land can play in delivering this aim. Indeed, the Estate has appointed a flood consultant (Binnies) to explore natural flood management opportunities on Estate land – focusing on how the Bolesworth Estate’s catchment upstream of Tattenhall can use nature-based approaches to manage flood risk and support environmental recovery. This is particularly important noting the existing flood risk constraints in the northern areas of Tattenhall, where future risk may increase due to climate change. The strategy is at the early stages of fruition, however initial plans (see plan contained at Appendix 5) show how additional storage volume can be created on Bolesworth land which will deliver significant benefits downstream/to Tattenhall and could deliver habitat and floodplain restoration with significant natural capital potential and benefits. Positive discussions have already been held with the EA and Natural England on the matter, who have expressed their support for such an approach. The Estate is also fully aware of the importance of flood risk and water management to Tattenhall residents and those living in surrounding areas, by the participation to Tattenhall's Neighbourhood Plan Call for Flood Evidence. The conceptual catchment model plan contained at Appendix 5 appears to show that no single landowner is better placed to address this matter - either as part of a planning application or via a cross-funding mechanism generated by the capital receipt from development of Frog Lane. As the strategy progresses, the Estate is keen to discuss details of the proposals with the Council, and to explore the option to designate a land area within the Estate’s control as a flood management area. Again, development of around 400 homes at Frog Lane could help to deliver this wider environmental benefit to Tattenhall and the local community.

Comment

Representation ID: 14876

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15427
It has recently been announced that the application for Cheshire Sandstone Ridge to be designated as an Area of Outstanding Beauty (National Landscape) has been paused. Natural England have advised this is due to cuts in government funding9. There is therefore not a need for planning policy to address this at this point in time.

Comment

Representation ID: 14877

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15428
The draft policy states the following: “New policy wording will broaden the current policy approach and improve and maintain tree canopy cover within the borough on a strategic level. This would refer to a ‘league table’ of wards with low tree cover, where development in these wards will need to provide additional green space as would normally be required, with low performing wards prioritised for new tree planting. The aim is to get all wards to a minimum of 16% tree cover” It is considered that further justification/an evidence base will need to be provided if the above approach is to be taken. This will ensure further clarity moving forward, as this is particularly important in respect of understanding the implications this will have on the developable area of a site. The aim for 16% tree cover in all wards also needs to be justified and explained in the evidence base. Notwithstanding above, this does not pose an issue to Bolesworth Estate, who is heavily invested in enhancing green infrastructure around Tattenhall and on their wider landholdings.

Comment

Representation ID: 14878

Received: 29/08/2025

Respondent: Bolesworth Estate Co Ltd

Agent: Pegasus Planning Group Ltd

I&O_15429
No. Whilst individual sites may have an ability to deliver in excess of the 10% mandatory BNG requirement, it is not considered justified to introduce a blanket, higher requirement above the nationally set requirement. The matter needs to be determined on a site by site basis. The benefits of developments delivering in excess of 10% BNG is a matter for the planning balance when determining individual planning applications. However, if the Council are minded to apply a higher rate, this will clearly need to be accounted for in the site selection process and the Council will need to allocate land and sites that are either sufficiently large to be able to deliver this on site or if it is clear that the respective landowner has sufficient control of land elsewhere within the Borough (and ideally in close proximity to the development sites) that are capable of delivering any increased BNG uplift. Given the extent of land controlled by Bolesworth, the suitable development site’s put forward by the Estate are capable of achieving this through on and off-site land within the Estate’s control.