Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 10747

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11245
Hayfield Homes are supportive of the concept of shorter local plan periods which ensure that policies and supporting evidence within Development Plans are kept up-to-date and remain relevant. Policies in the plan should reflect current and short-term future growth in the area in order to better guide and inform planning proposals and planning decisions. A shorter plan period will allow for more frequent reviews and updates, ensuring that the policies and data reflect the changing economic, environmental and social positions of the borough. By creating shorter plan period, the new Local Plan will further align with the Government’s intentions at reducing local plan review periods. Under regulation 10A of The Town and Country Planning (Local Planning) (England) Regulations 2012 (as amended) local planning authorities must review local plans at least once every 5 years from their adoption date to ensure that policies remain relevant and effectively address the needs of the local community. Most plans are likely to require updating in whole or in part at least every 5 years1. A shorter plan period will allow for more realistic targets to be set within the document, ensuring more accurate monitoring in the progress and success of the Local Plan policies.

Comment

Representation ID: 10748

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11246
It is recognised that Neighbourhood Plans can play a useful role in guiding development and design matters in certain locations however, their role in meeting broader development needs should be limited. Neighbourhood Plans should not be used to constrain housing delivery or introduce restrictive policies outside of the adopted Local Plan. Neighbourhood Plans should be advisory in nature and confined to matters of local character, design preferences etc. Planning Practice Guidance (Paragraph: 044 Reference ID: 41-044-20190509) confirms that neighbourhood plans must be in general conformity with strategic policies.

Comment

Representation ID: 10750

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11248
Hayfield Homes recognises that to achieve sustainable visions of the Local Plan, spatial strategies must be established, such as the strategic identification of Northwich to meet development needs. Hayfield Homes supports the inclusion of Northwich within the spatial strategy, as it represents a strategically important area for both new development and regeneration. in addition to the identification of key locations within the strategy, the Local Plan must also recognise areas outside of the locations identified which will be capable of delivering development that is not appropriate to provide within built-up areas. Areas located outside of the settlements identified, yet within sustainable locations, can be utilised to reduce spatial pressures of these areas. This would include Higher Wincham.

Comment

Representation ID: 10752

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11250
The vision of the Local Plan should include a set of principles and priorities to allow for sustainable development to be established. Hayfield Homes broadly supports the draft visions as set out in section VI 1 ‘Visions’ and welcomes the scope of the principles identified. However, it is considered by Hayfield Homes that additional principles should be included within the vision to allow for Cheshire West and Chester to be a desirable and attractive place to live, work and visit, and to allow for future policies to accurately address these visions. Hayfield Homes put forward the following principles to be considered at the next stage of the Local Plan process: Delivering Sustainable Growth: Ensure development is distributed appropriately across housing and employment land to meet the needs of communities and businesses, while delivering positive social outcomes and addressing environmental sustainability. Meeting a Specific Housing Need: Meet identified housing needs by delivering a mix of affordable, high-quality, and energy-efficient homes, tailored to support diverse households and changing demographic demands. Ensuring that current and future housing and employment needs are met is a crucial objective and accords with Paragraphs 61 and 85 of the NPPF which seek to ‘’boost the supply of homes’’ in accordance with the Government’s objectives and help to create conditions for economic growth and productivity.

Comment

Representation ID: 10754

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11252
Providing established visions for major settlements such as Chester, Ellesmere Port, Northwich, Winsford, Frodsham, and Neston/Parkgate allows the plan to reflect the distinct identities, opportunities, and challenges each area faces. This approach helps ensure that future development is not only sustainable and aligned with borough-wide principles but also grounded in the specific context of each place. Northwich's capacity for development, combined with its connectivity advantages, positions it as an ideal location for future development. However, the new Local Plan should recognise the importance of smaller settlements in proximity to the ‘ley places’ identified. Smaller settlements on the periphery of the main towns should accommodate growth at a scale that is proportionate to their size and role, ensuring that development supports local services without  overwhelming existing infrastructure or altering settlement character. In these cases, the considered release of Green Belt land may be justified where it delivers logical extensions that integrate seamlessly with the village and wider transport network. This is the case for Hayfield Homes’s site interests at Land off Church Street, Higher Wincham. The site lies c. 3km north of Northwich, an approximate 5-minute drive. The site is strategically located in proximity to a number of shops and services, as well as located close to schools and colleges, making it a sustainable location for housing delivery. To meet ambitious growth targets, the Council should actively consider the strategic release of Green Belt land, starting with land that can be defined as Grey Belt, in locations in the periphery of towns, enabling locations such as Northwich to emerge as a hub that drives economic vitality and sustainable development across the borough.

Comment

Representation ID: 10755

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11253
Hayfield Homes supports the objectives taken from the Local Plan Update 2023: Sustainability Appraisal Report which provide a comprehensive framework for bringing forward sustainable development. They support a balanced approach to environmental protection, social wellbeing, and economic growth, which are key considerations in the release of Green Belt land. Hayfield Homes believes that Land off Church Street complies with each of the relevant objectives outlined within Option ‘B’, as detailed below. • Protect air quality where it is of a high standard and to improve it elsewhere.   The site’s proximity to Northwich, one of the borough’s main towns, allows for sustainable travel options. Its location enables access to local services, reducing the need for long car journeys and helping to mitigate air quality impacts. Future development would incorporate measures to manage and minimise emissions during and after construction. • Reduce the emission of greenhouse gasses, in particular CO2. By focusing development near an existing urban area, the site supports a more compact settlement pattern, helping reduce car dependency. • Reduce energy consumption, promote energy efficiency and increase the use  of energy from renewable resources. Will it reduce energy consumption?   Development will be subject to modern building regulations and can exceed energy efficiency standards where feasible. • Optimise the re-use of previously developed land and buildings. While not previously developed, the site represents infill land, located immediately adjacent to the settlement boundary of Higher Wincham. Previously developed land in the borough is insufficient to meet all housing and employment needs, and the Council should then look to Grey Belt land, and other Green Belt sites. The Site offers a logical, well-connected location for growth. • Manage contaminated land effectively. Appropriate investigations and reports will be enclosed within any future planning application at the site to ensure that development is brought forward safely. • Minimise the risk of flooding from all sources. Appropriate investigations and reports will be enclosed within any future planning application at the site to ensure that development is brought forward safely. • Protect, enhance and manage the character and appearance of the landscape  and townscape, maintaining and strengthening local distinctiveness and  sense of place. A sensitive design approach will integrate the development into the existing Higher Wincham landscape setting, this could include aspects such as buffers and boundary planting. • Preserve and enhance historic assets, sites, features, areas and settings of  archaeological, historical and cultural heritage importance. The site is not in proximity to any conservation areas or listed buildings. • Protect and enhance the borough’s biodiversity and wildlife habitats. The site will deliver at least 10% BNG, as required nationally. Existing features such as hedgerows or mature trees will be retained and enhanced where possible. • Provide sufficient high quality, well designed, sustainable housing solutions  to meet the range of identified needs for market and affordable housing  (including housing options for older people, students, Gypsies and Travellers  and Travelling Show people and self and custom house building). If brought forward for residential use, the site could deliver an appropriate mix of housing types, tenures and sizes, including affordable housing, in line with identified local needs. • Promote regeneration, particularly of deprived areas. Development will support the vitality of Northwich and Higher Wincham by increasing local population and thus footfall in the Town Centre. • Create a safe environment to live in and reduce the fear of crime Design will follow Secured by Design principles. • Enable environments that promote health and wellbeing. Future development at the site will deliver connections to local services and will support active lifestyles and mental wellbeing. • Maintain and improve the vitality and viability of city, town and local centres.   Residents or employees will use local shops and services in Higher Wincham and Northwich, helping to maintain its role as a key town centre and increasing footfall and economic activity. • Protect and enhance community facilities and services. The site will integrate with the wider settlement to enhance community cohesion and access. • Make the best use of existing transport infrastructure and ensure everyone has  access to high quality and affordable public transport, cycling and walking  infrastructure. The site is well-located to utilise existing roads and public transport links, and its development would support enhancements to walking, cycling, and bus networks. Its location in close proximity to Northwich reduces car dependency and supports sustainable movement patterns.

Comment

Representation ID: 10759

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11257
An alternative approach to delivering appropriate growth within the borough would be to designate established residential areas yet also identify undeveloped sites with potential for expansion. For example, Land off Church Street represents an opportunity to deliver housing at a scale appropriate to the village’s role in the hierarchy, close to local amenities and existing infrastructure. This approach ensures smaller settlements remain vibrant while avoiding  excessive growth in less sustainable rural locations. While Green Belt policy rightly serves an important role, selective Green Belt review (where sites are Grey Belt and/or in proximity to urban areas, adjacent to existing developed land, and capable of being well-integrated) should be considered where it brings wider regeneration or strategic economic benefits. This is particularly pertinent in light of the Council’s identification for 1,914 homes to be delivered annually.

Comment

Representation ID: 10760

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11258
The Local Plan objectives as outlined in Option A relate well to Hayfield Homes’ land interest off Church Road. As demonstrated below, the objectives largely relate to the characteristics and qualities of the land: Economic • SO2 Support a vibrant, diverse and competitive local economy that provides a  range of job opportunities to support sustainable communities. The site has the potential to contribute significantly to the local economy of Higher Wincham. If brought forward for residential use, it can promote local and competitive spending and can help support the borough’s identified housing need. • SO4 Provide and develop reliable, efficient transport networks that support  sustainable growth and improve accessibility to jobs and services. Located in proximity to Northwich, the site benefits from connectivity to existing road and public transport infrastructure. Development would enable enhancements to sustainable transport modes, including walking, cycling, and bus services, improving accessibility to jobs and services both within the town and the wider borough. • SO5 Ensure all development is supported by the necessary provision of, or  improvements to infrastructure, services and facilities in an effective and  timely manner to make development sustainable and minimise its effect upon existing communities. The site can be integrated into existing infrastructure networks and offers opportunities for strategic infrastructure investment. Social • SO6 Promote mixed and balanced communities through the provision of a  range of housing to meet market, affordable and specialist housing needs. If brought forward for housing, the site can deliver a range of homes to meet identified needs in Northwich and the wider area, including market, affordable, and potentially specialist housing. This will help address local affordability pressures. • SO7 Support education and skills and ensure that deprived communities have  access to services and employment. Proximity to employment areas and public transport links allows opportunities for skills and employment to be developed. • SO8 Create stronger, safer and healthier communities by enabling access to  leisure, recreational and community facilities and promoting walking and  cycling. Future development at the site will deliver connections to local services and will support active lifestyles and mental wellbeing. Environmental • SO11 Ensure new development does not create an unacceptable impact,  either individually or cumulatively, on the amenity and health of residents.   Careful design will ensure protection of residential amenity, air quality, and noise levels. • SO12 Ensure new development is of sustainable and high-quality design that  respects heritage assets, local distinctiveness and the character and  appearance of the landscape and townscape. The site is not in proximity to any conservation areas or listed buildings. • SO13 Manage, expand and improve green infrastructure and waterways  networks, recognising their importance in delivering local environmental,  social, economic and health benefits The site will be brought forward to deliver sustainable development with access to green infrastructure and waterway networks. • SO14 Mitigate and adapt to the effects of climate change by addressing flood  risk and water management and support the development of new buildings  and infrastructure that are resilient, resistant and adapted to the effects of  climate change. Appropriate investigations and reports will be enclosed within any future planning application at the site to ensure that development is brought forward safely. • SO15 Take action on climate change by promoting energy efficiency and  energy generation from low carbon and renewable resources. The development will meet modern energy standards. • SO16 Achieve sustainable waste management, using sustainable modes of  transport and travel and the prudent use of our natural resources including  water and mineral reserves. Construction and operation will follow best practices for waste minimisation and recycling. We believe the current Local Plan objectives (Option A) remain broadly relevant but are not sufficiently flexible to respond to evolving planning challenges, particularly in light of updated national policy and increased housing and employment land requirements. For example, areas like Land off Church Street that are adjacent to existing villages may present sustainable opportunities for Green Belt release, which the existing objectives may not fully accommodate.

Comment

Representation ID: 10765

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11263
SO1 should be updated to acknowledge the potential for sustainable growth in areas adjacent to towns, even if within current Green Belt boundaries, especially around key towns such as Northwich. SO9 should be updated to recognise the limited availability of previously developed land, and support well-located edge-of-settlement sites, starting with Grey Belt and then other Green Belt sites. SO10 should allow for flexibility in Green Belt boundaries where robust evidence demonstrates that the release would deliver sustainable development outcomes without compromising the integrity of the wider Green Belt. It will be  particularly important to consider Grey Belt land in this process.

Comment

Representation ID: 10766

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11264
Yes, Hayfield Homes believes that Option B offers a more robust and futureproofed approach to plan-making. The SA objectives provide clear criteria for assessing the long-term sustainability and resilience of proposed development sites.