Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 15059

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15618
Yes, there are several key considerations that should inform the future approach to Green Belt policy within the new Local Plan to ensure it remains fit for purpose and responsive to changing national and local circumstances. Firstly, the introduction of the ‘grey belt’ concept in the December 2024 NPPF highlights the need for a more refined approach to Green Belt review. The NPPF identifies the concept of 'grey belt' land as previously developed or low-performing parcels within the Green Belt that may be more suitable for development without compromising its overall function. This provides a valuable opportunity for Cheshire West and Chester Council to review existing Green Belt areas, particularly those adjacent to sustainable settlements such as Northwich, and identify underutilised land capable of supporting either residential or employment growth. Grey belt land is defined within the NPPF as; land in the Green Belt comprising previously developed land and/or any other land that, in either case, does not strongly contribute to any of purposes (a), (b), or (d) in paragraph 143. ‘Grey belt’ excludes land where the application of the policies relating to the areas or assets in footnote 7 (other than Green Belt) would provide a strong reason for refusing or restricting development. It is our opinion that CGV’s land constitutes as grey belt land in accordance with the definition provided within the NPPF. The site, albeit greenfield, does not actively contribute to purposes ‘a’, ‘b’, or ‘d’ defined within Paragraph 143 of the NPPF. a) The Site itself is located adjacent to the existing settlement boundary of Northwich and is a contained Site forming part of a large-built up area. The Site is bounded and constrained by built form to the east and west (existing retail/commercial uses), and transport links (A559 Chester Way/Manchester Road to the south and New Warrington Road to the north). There are permanent and defensible field boundaries surrounding the Site which would prevent any sprawl of the Site and complete the built frontage along this part of the A559. b) the site would form a natural extension to the settlement boundary of Northwich and would not result in the merging with the nearest settlement of Wincham. d) Northwich is not designated as a historic town, therefore the release of the site from the Green Belt would not impact on this purpose. While not previously developed, the CGV’s site is functionally contained, adjacent to the urban edge, and makes a low contribution to the Green Belt purposes. In light of the Council’s housing shortfall, the site’s release should be justified under the grey belt provisions of the NPPF. The Council should assess the quality, character, and function of individual Green Belt parcels, rather than treating the designation as a blanket constraint. Land that is previously developed, underused, or visually and functionally disconnected from the wider Green Belt may no longer contribute meaningfully to its core purposes and could be released without causing significant harm. This would allow for more strategic and sustainable growth, particularly adjacent to key service centres like Northwich, where infrastructure and transport links already exist. Some areas of Green Belt have been overtaken by edge-of-settlement development or are no longer serving their intended role and may be better suited to development than to long-term protection. Overall, the site makes a weak contribution to the purposes of the Green Belt and therefore would be a suitable site for release from the Green Belt to assist in meeting the development requirements of Cheshire West and Chester. Additionally, the Green Belt should be considered in the context of housing and employment delivery pressures. The Council will be required to meet its housing need, calculated via the standard method4, and accommodate employment land demands that cannot be met solely within existing urban boundaries. If sustainable options are exhausted within non-Green Belt locations, the plan must be prepared to justify selective Green Belt release as a means of delivering the spatial strategy.

Comment

Representation ID: 15060

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15619
Option B is the most appropriate spatial strategy for Cheshire West and Chester, as it allows for a realistic balance between meeting increased housing and employment needs and making selective, justified Green Belt releases in sustainable locations. This approach recognises that significant constraints on brownfield and previously allocated land exist, and that sustainable urban extensions including Green Belt release where warranted will be necessary to meet the borough’s development requirements. CGV supports the approach outlined in Option B’s spatial strategy, which indicates that Northwich and its surrounding area could accommodate over 5,000 new homes. This level of provision is complemented by the recognition that greenfield land on the town’s periphery may be appropriate for employment expansion. The spatial strategy map also highlights areas outside Northwich town centre as key locations for office development and the enhancement of existing employment areas. CGV agrees with this balanced and strategic approach to growth, which supports both housing and economic development in a sustainable manner. In this context, Land off Chester Way, promoted by CGV is a logical and sustainable extension to the existing employment area. While in the Green Belt, it is closely related to the urban area, benefits from adjacency to existing employment uses, and can deliver modern employment floorspace to enhance the overall quality and functionality of the area. Therefore, a strategy that allows for planned growth in line with current distribution patterns, but with targeted Green Belt release where it supports sustainable development, is the most effective and deliverable option for the new Local Plan. CGV do additionally recognise and support the spatial strategy identified under Option C whereby potential greenfield employment expansion is proposed in proximity to Northwich and this area is identified to deliver new homes.
Option B - use the Sustainability Appraisal objectives
Option B - Follow current Local Plan level and distribution of development

Comment

Representation ID: 15061

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15620
To further the strategy outlined in Option B, further emphasis should be given to sustainable expansion of employment sites adjacent to established settlements, including targeted release of Green Belt land where it directly adjoins existing employment areas or settlement boundaries. Taking forward this approach would allow strategically positioned sites to deliver employment provisions, strategic regeneration, and infrastructure delivery. This spatial strategy would support the Local Plan’s objective of economic growth, while allowing flexibility to meet the increasing housing and employment land needs.

Comment

Representation ID: 15062

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15621
CGV recognise Option A’s ambition to retain the Green Belt extent in line with Government Guidance that these boundaries should only be altered in exceptional circumstances however, for the Plan to establish a deliverable strategy it is CGV’s opinion that these boundaries will require readjustment. In this context, a strict adherence to retaining all Green Belt boundaries risks overlooking sustainable, well-located opportunities for employment or housing that could contribute positively to local objectives. While Option A promotes brownfield-first principles and development within non-Green Belt settlements, a targeted Green Belt release in locations such as CGV’s land is likely to be essential to meeting both employment and housing needs in a sustainable way. This is particularly true given the ambitious growth requirements of the new Local Plan and the known limitations of land supply within existing urban boundaries.

Comment

Representation ID: 15063

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15622
Option A should be amended to allow for selective Green Belt release within sustainable locations. If Option A were to be brought forward, this would raise a risk to undermining economic growth and limiting land availability. An option should be developed which promotes planned Green Belt release to meet identified employment and housing needs.

Comment

Representation ID: 15064

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15623
Yes, Option B allows for planned growth in line with current distribution patterns, yet with targeted Green Belt release where it supports sustainable development.

Comment

Representation ID: 15065

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15624
Option C is supportable in principle however, for it to be deliverable and effective, the strategy should actively consider the selective release of Green Belt land where it is adjacent to existing development, offers strong sustainability credentials, and helps deliver wider employment and regeneration goals—as is the case with CGV’s land off Chester Way. CGV recognise that this option details the potential for greenfield employment expansion on sites outside of Northwich town centre however, the option should explicitly identify areas where Green Belt release would be appropriate. If this option were to be taken forward, it should be noted that CGV’s land interest off Chester Way lies in proximity to an identified principal road network, where development is encouraged.

Comment

Representation ID: 15066

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15625
In the preparation of the new Local Plan, CWaC should consider the potential for sites to contribute towards the strategic objectives of regeneration and sustainable settlement growth, along with further technical considerations. CGV’s site is within a sustainable location, with access on foot into Northwich, and the local services and facilities contained therein. The site proves a logical location for Green Belt release when assessed against the five purposes of the Green Belt (as set out in Paragraph 143). Check unrestricted sprawl of large built-up areas: The site is adjacent to Northwich’s settlement boundary, is well-contained by built form and infrastructure, and would not lead to unrestricted sprawl. Prevent neighbouring towns from merging : The Site forms a logical extension to Northwich and would not cause merging with nearby Wincham.  Safeguard the countryside from encroachment : While greenfield development is technically encroachment, defensible boundaries would prevent further spread and allow planned growth. Preserve the setting and character of historic towns : Northwich is not a designated historic town, so development would have no impact on this purpose. Assist urban regeneration : There are limited sites within Northwich for large-scale commercial development, so the site helps meet employment and housing needs without undermining urban regeneration. Overall, the site makes a weak contribution to the purposes of the Green Belt and therefore would be a suitable site for release from the Green Belt to assist in meeting the development requirements of Cheshire West and Chester. It would also constitute Grey Belt land. Within the emerging Local Plan, allocated employment sites should be situated in proximity to existing employment infrastructure to allow for logical extensions to economic hubs that can benefit from shared infrastructure. For example, CGV’s site off Chester Way, Northwich, lies immediately to the west of Denton Drive Industrial Estate (ref. N03 in the Employment Areas Survey 2024). In addition to being located close to existing employment sites, the land off Chester Way is within proximity to the existing settlement boundary of Northwich and would prove a sensible location for future residential development. The Plan should prioritise land that is deliverable within the plan period. Sites in proximity to existing settlements with reach of services and infrastructure should be favoured, even when they lie within the Green Belt. Where land within the Green Belt no longer serves the purposes defined in the NPPF, or where development can be accommodated with minimal harm to openness, such sites should be considered for Green Belt release. This is particularly appropriate where development can contribute to strategic employment needs or housing need, such as Cheshire West’s target of delivering 198 hectares over 20 years or 1,914 homes.

Comment

Representation ID: 15067

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15626
While CGV’s land off Chester Way has not been identified as a potential growth area within the Issues and Options consultation, we consider it to be a logical and sustainable location for growth. The site is well-related to the existing built-up area of Northwich, benefits from strong transport connections, and is bounded by defensible features that prevent further sprawl. It offers a valuable opportunity to accommodate future development needs in a planned and contained manner and should therefore be considered in the next stages of the plan-making process. 

Comment

Representation ID: 15068

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15627
CGV broadly support the policy approach towards Northwich including the emphasis on town centre regeneration, infrastructure improvements, and the safeguarding of settlement character. CGV however, recommend that the policy be amended to provide greater flexibility for sustainable growth on well-located Green Belt sites adjacent to existing development. The policy should give greater emphasis to residential development opportunities, particularly given CWaC’s identified housing need. Northwich’s role as a main town makes it ideally places to accommodate significant residential growth that can support the housing need response (making a meaningful contribution to both local need and the broader national shortage5) and deliver sustainable residential communities. This growth will be important in supporting the regeneration of the Northwich Town Centre Development Framework and in the delivery of housing and employment opportunities. This is especially important in light of increasing development pressures, limited brownfield capacity, and the need to meet higher levels of housing and employment need in a sustainable manner. CGV also supports the Council’s intention to identify key sites and allocations in and around Northwich as part of the plan-making process. In this context, CGV's land off Chester Way represents a logical and sustainable opportunity for growth, wellsuited to contribute to the delivery of the Plan’s strategic objectives.