Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 6354

Received: 28/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6764
There is no reason the Council should not plan to deliver a minimum of 1,914 new homes each year. Planning for this level of growth is necessary to address affordability pressures, support economic development, and ensure a steady supply of housing land across the borough. A proactive response will help maintain a five-year housing land supply and ensure the Local Plan is found sound at examination.

Comment

Representation ID: 6357

Received: 29/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6768
Stepped housing may reflect practical delivery challenges, particularly in the early years, however it risks delaying the supply of much-needed homes in areas experiencing acute affordability pressures. Given the identified need and market signals, the Council should avoid under-delivery in the early plan period, instead supporting early phases of development in growth areas such as Winsford, Malpas and Tarvin where land is available, sustainably located, and benefitting from early developer interest. A stepped approach is typically adopted when there are significant changes in housing requirements, however this trajectory raises fundamental soundness issues. It can be a risky approach that would not deliver sufficient homes early enough to counter and can be arguably contrary to government policy to boost the supply of housing. It is instead worth identifying additional sources of housing delivery in the early years of the plan period. The two parcels we are promoting have the potential to come forward in the early years of the plan period. Delaying these sites would risk underutilising some of the most deliverable and strategically aligned locations in the borough.

Comment

Representation ID: 6358

Received: 28/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6769
The spatial principles present a broadly balanced approach, appropriately focusing growth in urban areas and key service centres. However, greater emphasis is needed on the deliverability of housing sites in strategic locations. The strategy should also offer clearer guidance on the timely delivery of supporting infrastructure, particularly transport and community facilities, to enable sustainable growth and minimise the need for Green Belt release where possible.

Comment

Representation ID: 6359

Received: 29/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6770
The proposed settlement hierarchy provides a useful framework for directing growth. Continuing prioritisation of settlements like Chester, Northwich and Winsford as key service centres is supported as they carry consistent potential for significant housing and employment expansion. The identification of Malpas as a key rural service centre is supported, given its strong service provision and role in supporting surrounding rural communities. Even so, it is still important that the hierarchy remains flexible enough to support growth in emerging areas, such as Tarvin and Malpas, to reflect local market demand and infrastructure. Additionally, the strategy should promote mixed-use development in these settlements to foster vibrant and sustainable communities.

Comment

Representation ID: 6361

Received: 29/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6772
Yes, the new Local Plan should include place-based policies for key rural settlements such as Malpas and Tarvin. These settlements often have distinct identities, needs, and development contexts that justify tailored policy approaches. Both Malpas and Tarvin are designated Key Service Centres, with a range of local services and facilities that support both the village and the wider rural area. It also benefits from a strong sense of community, a defined historic core, and a clear village character. Place-based policies would help guide appropriate and sustainable levels of housing growth in Malpas and Tarvin, while also delivering wider community benefits, such as improved access to open space, enhanced connectivity, and development that responds to local character and setting, particularly in and around the Conservation Area. There is a valuable opportunity to deliver housing that integrates well with the existing settlement pattern, reflecting community needs, and bringing long-term value to residents.

Comment

Representation ID: 6364

Received: 29/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6776
It is agreed that the character of smaller settlements should be respected, and that development must be appropriately aligned with the capacity of existing services and infrastructure. However, this principle should not be interpreted as a blanket restriction on growth, particularly where there are opportunities to deliver sustainable development alongside infrastructure improvements. A balanced approach would enable appropriate levels of development in these locations, while requiring contributions to infrastructure and services as necessary, this ensures settlements can grow sustainably and inclusively. Many smaller settlements, particularly those identified as Key Service Centres, such as Malpas and Tarvin, are well placed to accommodate proportionate, plan-led growth that meets both local and borough-wide housing needs. With the right investment and planning framework, these communities can grow in a way that maintains local character while improving resilience, service viability, and long-term sustainability.

Comment

Representation ID: 6365

Received: 29/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6777
Our preferred spatial approach is Option B, which offers the greatest potential to distribute growth more evenly across the borough, unlocking early deliverable housing aligned with existing infrastructure capacity and market interest. It avoids the over-reliance on constrained urban areas seen in Option A, while also mitigating the environmental and delivery risks associated with large-scale Green Belt release under Option C. Option B provides the flexibility to respond to local needs while maintaining a clear plan-led strategy, ensuring that growth is directed to sustainable, deliverable locations. There is secondary support for Option A, recognising its value in promoting brownfield regeneration and urban intensification, though it is unlikely to accommodate the full scale of growth required, particularly for employment land and a diverse housing mix, given urban capacity and viability limitations. Option C is not supported as a primary strategy, as new settlements and significant Green Belt release would introduce major delivery risks, particularly in the early part of the plan period. It is recommended that the Council adopts Option B as the core spatial strategy, complemented by appropriate elements of Option A where urban opportunities exist, ensuring growth is phased, flexible, and well-integrated with infrastructure and community support, particularly in locations such as Winsford and Northwich.

Comment

Representation ID: 6367

Received: 28/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6779
WIN04 is the most suitable growth area for Winsford. It is the only site identified in all three spatial growth options within the Issues & Options consultation and is also supported in the Winsford Neighbourhood Plan, confirming its alignment with both strategic and local policy objectives. Located on the southwest edge of the town, adjacent to recent residential development, WIN04 benefits from excellent connectivity to the A54, A533, and Winsford railway station. It lies outside the Green Belt and avoids major environmental constraints, making it both accessible and deliverable. Although WIN04 falls within the Over St Chad’s Conservation Area, adjacent land with the same designation has already been successfully developed for 164 dwellings (13/02760/OUT and 15/00864/REM). This provides a clear precedent for heritage-led, sensitively designed residential growth in this location.

Comment

Representation ID: 6368

Received: 28/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6780
WIN04’s inclusion across all spatial growth scenarios and in the Winsford Neighbourhood Plan demonstrates its strategic importance and suitability for residential development. It adjoins the completed housing scheme mentioned above, reinforcing the area’s residential character and establishing a logical extension of the settlement boundary. With no significant environmental or infrastructure constraints and a surrounding context of existing development, WIN04 is well placed for early delivery. The site presents an opportunity to create a cohesive, high-quality residential scheme that incorporates landscape buffers, open space, and a design approach that respects its heritage setting.

Comment

Representation ID: 6369

Received: 28/08/2025

Respondent: Diocese of Chester

Agent: Fisher German LLP

I&O_6781
The primary constraint at WIN04 is its location within the Over St Chad’s Conservation Area and its proximity to listed buildings, including St Chad’s Church (Grade II*). However, these constraints can be managed through a design-led approach that enhances the setting, drawing on lessons from the adjoining residential development already delivered in the same context. There are no flood risk concerns, designated habitats, or Tree Preservation Orders affecting the site. The land is classified as Grade 3 agricultural and is physically contained by surrounding development. Access from Swanlow Lane is achievable, and the site benefits from strong transport links and nearby services. Any infrastructure needs, including education or highways improvements, can be addressed through planning obligations, making WIN04 a suitable and deliverable location for new housing within the plan period.