Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 15069

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15628
CGV support the suggested key sites, especially growth surrounding Northwich Town Centre. The delivery of housing and employment development within these locations make logical sense due to the existing build environment of these locations and their proximity to existing infrastructure and services. While the objectives are broadly supported, we would encourage further emphasis is placed on the role that releasing Green Belt land can make in meeting strategic housing and employment goals. Over reliance on development in allocations such as Wincham Urban Village and Winnington Works may result in needs not being met. Sites outside of these allocations should also be considered, especially where they offer logical extensions to Northwich and can meet needs. CGV’s site offers a sustainable, well-connected and accessible location for housing or commercial use. This site will help meet local needs, support town centre regeneration, and its release from the Green Belt would not undermine Green Belt objectives. 

Comment

Representation ID: 15070

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15629
The Framework’s emphasis on connectivity, regeneration, and vibrancy should be supported by allowing development close to the town centre, including those currently just beyond the boundary. The release and development of Land off Chester Way for either employment or residential uses could contribute to the success of Northwich Town Centre by supporting town centre footfall, and investment in Northwich’s local economy.

Comment

Representation ID: 15071

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15630
CGV support the policy approach towards the Green Belt and Countryside as set out in GB 1. Policies provided in the emerging Local Plan should reflect the most recent guidance relating to the Green Belt in the NPPF, including reference to grey belt land and provide reference to the anticipated Green Belt review evidence. In regard to wording of the policy the Local Plan should include reference to Paragraph 148 of the NPPF, which notes: Where it is necessary to release Green Belt land for development, plans should give priority to previously developed land, then consider grey belt which is not previously developed, and then other Green Belt locations. However, when drawing up or reviewing Green Belt boundaries, the need to promote sustainable patterns of development should determine whether a site’s location is appropriate with particular reference to paragraphs 110 and 115 of this Framework. Strategic policy-making authorities should consider the consequences for sustainable development of channelling development towards urban areas inside the Green Belt boundary, towards towns and villages inset within the Green Belt or towards locations beyond the outer Green Belt boundary.

Comment

Representation ID: 15072

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15631
Yes, the Local Plan should include separate policies for countryside and Green Belt areas, as they serve distinct planning functions and are subject to different national policy frameworks and local considerations. Maintaining two distinct policies will also improve clarity for applicants, decision-makers, and communities, especially as the new Local Plan will be a single document.

Comment

Representation ID: 15074

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15633
CGV support the view that new development will be encouraged in sustainable locations with access to services and facilities. CGV’s land interests at Chester Way represents a sustainable location which is well connected by active travel and public transport.

Comment

Representation ID: 15075

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15634
In circumstances where developer contributions are sought, the obligation needs to allow for the consideration of viability. Obligations should only be sought where they are proven necessary to make the development acceptable in planning terms and are reasonably related in scale and kind to the development.

Comment

Representation ID: 15076

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15635
CGV supports the Council’s recognition that a flexible supply of employment land allocations will need to be identified across the borough within the forthcoming spatial strategy to cater for a range of types and sizes of businesses. CGV are adamant that this flexible supply of employment land must partially be delivered through new allocations identified at the edge of existing settlements, with existing infrastructure capacities. Utilising edge of settlement locations with proximity to town centre locations will allow for the sustainable growth of economic outputs within CWaC. One location that should be brought forward for these uses is CGV’s land off Chester Way within Northwich which is situated within a logical location for future development. The site is in a sustainable location, with access on foot into Northwich, and the local services and facilities contained therein. Nearby bus stops on Chester Way/Manchester Road provides access to and from Knutsford and Warrington, and Northwich train station is a 5-10 minute walk from the site, which is frequented by services between Manchester and Chester. Chester Way links to Junction 19 of the M6 to the north-east, and through Northwich to Junction 11 of the M56, providing excellent private transport links. 

Comment

Representation ID: 15077

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15636
CGV agree with identified key strategic employment locations referenced within ED 2 however, believe that in addition to these locations, the emerging Local Plan should recognise the importance of smaller retail parks, such as Northwich Retail Park, and their surrounding land to help deliver 9.9 hectares of employment land each year. Smaller retail sites and their wider surroundings can ensure that employment growth can grow sustainably, which is essential to sustain local services and economies. The growth of these smaller retail sites will additionally prevent the Council’s employment land strategy having an over reliance on the key employment locations identified, enabling a more balanced employment land delivery, ensuring that both large and small sites come forward.

Comment

Representation ID: 15080

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15639
Yes, established employment areas should be designated on the policies map to ensure that a range of businesses and employment needs are met. However, in addition to the areas identified in the Employment Areas Survey 2024, there is a strong case for also including undeveloped sites adjacent to these existing areas. Such sites can offer logical, sustainable extensions to the current employment land portfolio and help meet future economic needs. In this context, CGV’s land off Chester Way, which lies immediately adjacent to the Denton Drive Industrial Estate (Employment Areas Survey 2024 reference: N03), should be considered. Site N03 was rated as ‘Good’ in the survey yet, the assessment noted issues including a mixed quality of existing buildings, open storage, on-street parking pressures, and retail frontage along Chester Way, which negatively impacted its compatibility score. These constraints highlight an opportunity for surrounding land to contribute to the qualitative improvement of the area. Furthermore, although the site is currently located within the Green Belt, its position on the edge of the existing settlement boundary, alongside established employment uses, makes it a strong candidate for Green Belt release in the emerging Local Plan. Its development would support economic growth objectives while providing a more coherent and integrated employment area. The Council should designate the existing employment areas identified in the 2024 Survey but also recognise the value of adjacent, sustainable, and deliverable sites such as CGV’s land at Chester Way, to ensure flexibility and improvement of the local employment land supply.

Comment

Representation ID: 15081

Received: 29/08/2025

Respondent: Cheshire Garden Village Ltd

Agent: AshtonHale

I&O_15640
CGV broadly supports the suggested policy approach towards housing mix and type of housing as set out within HO 1 yet believe this could be strengthened to allow for greater flexibility on a site-by-site basis, particularly in strategic or edge-of settlement locations that could accommodate a broader range of uses. In this context, CGV’s site off Chester Way, represents a credible opportunity for sustainable residential development, including specialist or supported housing. The site is located on the edge of the existing settlement boundary and is adjacent to established employment uses. Its proximity to local services, transport connections, and retail facilities at Northwich Retail Park enhances its suitability for a broader housing mix, particularly for older people or those needing access to services without reliance on the car. We recommend that Policy HO 1 be amended to explicitly acknowledge that specialist and mixed-tenure housing opportunities may also be appropriately located on sustainable edge-of-settlement sites. This would help ensure the policy remains responsive to local context and land availability and supports inclusive, place-based growth. Such flexibility would align with the NPPF’s objectives around meeting diverse housing needs, making effective use of land, and planning positively for mixed-use developments that create healthy, inclusive, and vibrant communities. The policy approach requires strengthening to recognise the critical role that strategic residential sites play in addressing the nationwide affordable housing shortage.