Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 10767

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11265
While we support Option B, we suggest enhancements to better reflect spatial considerations and site-specific viability. For example, including objectives that recognise the role of edge-of-settlement Green Belt sites, and an emphasis of bringing forward sites with proximity to existing infrastructure and towns. Additionally, Hayfield Homes believes that there is scope for the inclusion of an additional objective (or an amendment to an existing one) to reflect support for housing development to come forward to meet the identified need.

Comment

Representation ID: 10769

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11267
Yes, Hayfield Homes broadly agrees with the suggested policy approach towards sustainable development. The proposed criteria strike a strong balance between environmental responsibility, resilience to climate change, and social inclusion. However, we recommend that the policy also explicitly recognises that sustainable development can occur on well-located Green Belt sites, particularly where they are in proximity to existing urban or commercial areas, such as the site Land off Church Street, Higher Wincham. Sustainable development may, in some cases, include land currently within the Green Belt where clear evidence demonstrates that such development would meet long-term housing and climate objectives in a manner consistent with national and local sustainability principles.

Comment

Representation ID: 10770

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11268
Yes, the Local Plan should include a specific sustainable development requirement around proximity to existing infrastructure and services. Developments located adjacent to existing built-up areas and near public transport, employment sites, utilities, and services should be prioritised, even if these lie within the current Green Belt. Grey Belt land will be important to consider in this respect. The Local Plan should prioritise development of sites that are well connected, therefore reducing the need for car travel and making efficient use of utilities.

Comment

Representation ID: 10771

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11269
The Council must plan to meet the Standard Method Requirement of 1,914 new homes per year in full as a minimum. In accordance with Paragraph 62 of the NPPF, “To determine the minimum number of homes needed, strategic policies should be informed by a local housing need assessment, conducted using the standard method in national planning practice.” There is no reason for the Council not to plan for delivering this minimum figure. This figure represents a baseline figure for the Council to achieve and there is clear scope to exceed this number where justified.  If the Council do not feel that they can meet the Government’s housing targets within the current identified Local Plan settlements, the Council must look to bring forward Green Belt sites for development to achieve these targets. Green Belt sites, much like Land off Church Street, represent Grey Belt land, are in sustainable locations and offer the Council the opportunity to achieve these housing need figures. Paragraph 73 of the NPPF notes that that planning policies  should identify a supply of specific, deliverable sites sufficient to provide a minimum of five years’ worth of housing, with an appropriate buffer to ensure choice and competition in the market. The release of Green Belt land in sustainable locations are well-placed to support this objective and contribute to a more resilient and responsive housing land supply. Land off Church Street offers a logical and justified opportunity for Green Belt release, closely related to Northwich and existing service provisions, public transport links, and proximity to centres of employment and amenities.

Comment

Representation ID: 10773

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11271
It is Hayfield Homes’ position that a stepped housing requirement should not be introduced within the emerging Local Plan due to the concerns about reducing the housing delivery across the borough in the short-term. In order to achieve the Government’s growth agenda, Cheshire West and Chester Council should recognise the immediate need to deliver housing and accord with Paragraph 61 of the NPPF. To support sustainable growth and meet local demand without delay, the Council should instead pursue a consistent and ambitious housing delivery trajectory from the outset of the plan period. This approach would also justify the early release of sustainable and deliverable Green Belt sites, such as the land off Church Street, for residential use. Unlocking such strategic sites early would support both housing delivery and economic development, aligning with the Council’s wider growth ambitions.

Comment

Representation ID: 10774

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11272
Hayfield Homes broadly support the policy approach towards the spatial strategy principles, especially the recognition that where there are not enough planning permissions and opportunities for redevelopment within urban areas and towns, the approach will be to develop on the edge of existing settlements in locations with the best access to public transport and existing services and infrastructure, as the next best sustainable option. Depending on the settlement, this may require the release of Green Belt land. Land off Church Street represents a prime example of how the release of Green Belt land within the Local Plan process can help achieve development in sustainable locations, with strong access to services and facilities. The Site represents a highly sustainable, accessible, unconstrained and logical option for Green Belt release that could contribute to the development requirements for Cheshire West and Chester. Roads, existing development and mature field boundaries contain the site on all sides, and it is immediately adjacent and ‘in line’ with the existing built form of Higher Wincham. The Site can be defined as Grey Belt land. 

Comment

Representation ID: 10776

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11274
Hayfield Homes generally agrees with the approach taken within the outlined Settlement Hierarchy, in that development should be centred in areas with strong local infrastructure and services, such as locations identified within the  consultation document i.e. Northwich. Northwich is described as a ‘main town’ and provides local infrastructure and services for its large population. However, Hayfield Homes stress that reliance solely on the settlements listed within SS 4 is unlikely to address the identified housing and employment land need. To enable the annual delivery of 1,914 new homes across CWaC, the Council should consider the release of Green Belt land in proximity to existing settlements and areas of development, where sites can be served by existing infrastructure provisions and services.

Comment

Representation ID: 10777

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11275
Yes, all settlements should benefit from some level of development to remain sustainable. However, growth must be proportionate to each settlement’s role, capacity, and infrastructure. In smaller villages, this may mean only modest infill or carefully planned extensions, while larger villages near main towns can accommodate slightly greater levels of development. This ensures that growth is distributed fairly, sustains local services, and avoids placing undue pressure on more remote rural communities. A balanced distribution of growth helps to sustain rural communities, and ensures that services, facilities, and local economies remain viable. Even small-scale development in villages can help meet local housing needs, support local schools and shops, and maintain social cohesion. In order to make development both sustainable and deliverable, priority should be given to settlements located near main towns. These villages are often better connected to transport networks and employment opportunities making them more suitable for accommodating growth in a way that reduces reliance on long-distance car travel. In such locations, the controlled release of Green Belt land can provide opportunities for carefully planned development. This approach allows growth to be directed to the most sustainable locations while also relieving pressure on smaller, more remote villages that may lack services and infrastructure.

Comment

Representation ID: 10778

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11276
Since the adoption of Cheshire West and Chester’s Local Plan (Part One) in January 2015, a number of circumstantial changes have occurred which now justify Green Belt release across the borough as part of an evidence-based spatial strategy. Firstly, the revised National Planning Policy Framework published in December 2024 provides clearer direction on the potential for local authorities to review Green Belt boundaries where fully evidenced and justified, particularly in the context of strategic planning and housing delivery. The Government’s reaffirmed ambition to deliver 300,000 homes per year at a national level, alongside changes to the standard method for calculating local housing need has placed greater pressure on local authorities to plan positively and realistically for future growth. Meeting this requirement will be extremely difficult without a strategic review of constrained land designations, including parts of the Green Belt that may no longer serve their original planning  purpose. Cheshire West and Chester Council are expected to experience a significant uplift in their local housing delivery needs; since the introduction of the new standard method, Cheshire West and Chester Council will be required to deliver 1,914 homes annually- an increase from 532 homes annually under the previous standard method (259.8% increase). In light of these evolving factors, it is appropriate for the Council to revisit the Green Belt strategy established under the previous Local Plan.

Comment

Representation ID: 10781

Received: 28/08/2025

Respondent: Hayfield Homes

I&O_11279
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 Hayfield Homes’ land constitutes as Grey Belt land in accordance with the definition provided within the NPPF. The Site does not strongly contribute to purposes ‘a’, ‘b’, or ‘d’ defined within Paragraph 143 of the NPPF, as demonstrated in the representations at Appendix II and Section 2 of these representations. Footnote 7 does not apply to this Site.  While not previously developed, the Hayfield Homes’ site is adjacent to the settlement boundary of Higher Wincham 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 delivery pressures. The Council will be required to meet its housing need, calculated via the standard method2, 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. Where Green Belt land is considered for release, priority should be given to sites adjoining larger villages and main towns, where new development can be delivered at an appropriate scale, in step with local facilities and transport options.