Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 1373

Received: 06/08/2025

Respondent: Helsby Parish Council

I&O_1478
Neighbourhood plans should play a pivotal role in the new Local Plan. Considerable effort was taken to create the Helsby Neighbourhood Plan and whilst it is some time since the plan was made, we believe that many of the HNP policies remain relevant. Given that government funding has now been withdrawn for the creation and renewal of NP’s, it seems unlikely that the parish council will refresh the plan any time soon. Nevertheless, it remains in place until 2030, and we believe that the planning authority should take even greater consideration of the HNP following the adoption of the new plan. Even if some policies are now ‘out of date’ in the HNP, this should not affect the weight given to others.

Comment

Representation ID: 1374

Received: 06/08/2025

Respondent: Helsby Parish Council

I&O_1479
We are inclined to support a place-based policy for Helsby but only on the condition that this is developed in conjunction with Helsby Parish Council as we have a much wider understanding of local needs and any issues affecting the area.

Comment

Representation ID: 1375

Received: 06/08/2025

Respondent: Helsby Parish Council

I&O_1480
We would support Option B as the most appropriate strategy as this would appear to offer the most balanced approach to future development across the borough (i.e. development is spread more evenly across the key settlements).
Neither of these
Option B - Follow current Local Plan level and distribution of development

Comment

Representation ID: 1376

Received: 06/08/2025

Respondent: Helsby Parish Council

I&O_1481
Option A is not necessarily inappropriate for Helsby, but we prefer the more balanced approach of Option B.
Neither of these
Option B - Follow current Local Plan level and distribution of development

Comment

Representation ID: 1377

Received: 06/08/2025

Respondent: Helsby Parish Council

I&O_1482
Option B is our preferred option as we feel this offers the most balanced strategy.
Neither of these
Option B - Follow current Local Plan level and distribution of development

Comment

Representation ID: 1378

Received: 06/08/2025

Respondent: Helsby Parish Council

I&O_1483
Option C proposes to concentrate development in areas that are currently well-served by existing rail and bus networks. At first glance, Helsby appears to be well-served, as it benefits from a railway station and a regular bus service. However, in practice, evening bus services are limited, and parking space at Helsby Station is already nearing full capacity. While a significant number of new homes have been constructed in Helsby over the past decade, this growth has not been matched by corresponding investment in public transport infrastructure. The frequency and coverage of services are largely determined by commercial operators, whose priorities are driven by profitability rather than by the specific needs of the local community. It is also challenging to safeguard land around Helsby station as options to expand the station and/or create additional parking capacity are limited.

Comment

Representation ID: 1379

Received: 06/08/2025

Respondent: Helsby Parish Council

I&O_1484
We have concerns that development in the FRO03 area would have an impact on the settlement gap between Frodsham and Helsby. These are two distinct settlements, and we wish to preserve their individual characters and conserve this gap as an important habitat and wildlife corridor.

Comment

Representation ID: 1380

Received: 06/08/2025

Respondent: Helsby Parish Council

HEL03
I&O_1485
We believe that option HEL03 offers the most sustainable location for new housing. This area has already seen considerable development within the last decade and is well placed along the A56 corridor with close access to the M56 motorway. It should be noted, however, that the remainder of the development land available in the Mere’s Edge area is located within the parish of Dunham on the Hill and Hapsford. It is important therefore that the settlement boundary in the Local Plan extends beyond the Helsby ward area to cover the full HEL03 area.

Comment

Representation ID: 1381

Received: 06/08/2025

Respondent: Helsby Parish Council

HEL02
I&O_1486
While HEL02 is located near Horn’s Mill Primary School and the proposed Helsby-Mouldsworth walking and cycling corridor, we have significant concerns regarding its suitability for large-scale housing development. Compared to the other two options, HEL02 offers notably poorer road and pedestrian access. The site’s topography presents a steeper gradient, which is likely to result in a greater visual impact on the surrounding landscape. Additionally, the risk of surface water runoff is expected to be higher in this location, potentially increasing the likelihood of drainage and flooding issues. There is currently no footpath provision along parts of The Rock, and Robin Hood Lane is narrow, with substantial on-street parking that already restricts vehicular movement. Furthermore, the impact of construction traffic on this constrained road network is likely to be significantly greater than at alternative sites. Given these factors, we believe that HEL02 may only be suitable for a modest level of development and not for the 250 homes as proposed in Table B8. HEL01 is located in a good location alongside the A56 corridor and Helsby High School. Whilst we would support a limited number of new homes in this area, we would also have concerns that the development of all 452 new homes in Table B8 could impact on the settlement gap between Frodsham and Helsby, especially if the FRO03 area was developed alongside. This area is also well located for the local cemetery. We have identified a need for future burial space and would ask that this key infrastructure provision is considered in any developer contribution negotiations in due course.

Comment

Representation ID: 1382

Received: 06/08/2025

Respondent: Helsby Parish Council

I&O_1487
CW&C’s existing Local Plan (Part One) policy STRAT 8 sets out the level of new development required in the rural area to serve local needs in the most accessible and sustainable locations. As a key service centre, Helsby was allocated a total number of net dwelling completions of 300 by 2030. According to CW&C’s 2024 Annual Monitoring Report, 326 new homes were constructed between 2010 and 2024 (109% of target). At least another 350 homes are currently either under construction or have been granted planning permission (225% of target)1 and several other large-scale applications are awaiting a decision by the planning authority (including a 75-bed care home and another Mere’s Edge housing development for 120 new dwellings)2. We are also aware of another Mere’s Edge planning proposal for an additional 160 homes that will be submitted by developers shortly. We would urge the local planning authority to carefully consider these figures for the new Local Plan, especially in relation to the proposed numbers set out in Table B8 (of between 250 and 1,046 additional new homes – all within the green belt). The figures shown above set out that Helsby has already far exceeded its housing allocation to 2030. The council was supportive of the Mere’s Edge Masterplan developed from 2002 which looked to develop this area of Helsby in a holistic and co-ordinated manner. However, in reality, most of these new housing developments were considered by the planning authority on an individual case by case basis, with insufficient consideration given to the levels of supporting infrastructure required as a whole (e.g. primary school places, NHS dentist and doctor provision). This piecemeal and disjointed approach of bringing forward new large-scale housing development by more than one housing developer has also created difficulties for linking up the accessibility of each site, thereby encouraging greater car use, rather than more sustainable forms of travel. This approach risks poor decisions being taken for the shorter-term rather than a more considered long-term approach to land use planning and it impacts poorly on the existing community. The new Local Plan needs to fully acknowledge the importance of enhancing infrastructure to support new house building and planning all large-scale housing developments in a holistic manner. We acknowledge that the HEL03 growth area proposal and several existing and forthcoming planning applications are in the neighbouring parish of Dunham on the Hill and Hapsford, but any development in this area will undoubtedly have an impact on the use of local services within Helsby. In recent years, we are aware that both primary schools and the high school in Helsby have been oversubscribed. Disappointingly, the parish council has raised this problem with the local education authority, but our concerns have been disregarded. Planning permission should not be granted for any additional major housing sites until the provision of adequate school places has been addressed. We are also aware that it is currently difficult to make medical appointments at the health centres in both Helsby and Frodsham. In addition, there is a shortage of NHS dentists in the area and residents have complained of the difficulties they have experienced in getting dental treatment. Extra housing will only exacerbate these issues and planning permission for any new large sites should not be granted until the provision of adequate local medical provision has been addressed. In a resident survey carried out by the parish council in 2022, respondents thought that too many new houses were being built in Helsby and many of these respondents felt that such new homes would put a strain on existing local services such as health and education. The parish council urges the planning authority to carefully consider the numbers of new homes allocated within Helsby without a sufficient contribution to local supporting infrastructure. The existing Mere's Edge area has become ‘Helsby South' already, putting excessive pressure on local schools, public transport, medical facilities and utilities such as gas, electricity and sewage, not to mention the continuing inconvenience of noise, traffic disruption and high dust levels as a result of further new house building in this area. Footnotes; 1 - 14/04044/OUT (Land At Helsby Sports and Social Club, Chester Road, Helsby) application for 118 dwellings known as ‘Elysium’ approved, 114 homes currently under construction; 20/0324/FUL (Land At Cable Drive, Helsby) application for 241 dwellings and apartments known as ‘Pavilion Park’ approved, 215 currently under construction. 2 - 22/04673/FUL (Land West of Chester Road) application for the construction of a 75-bed care home, awaiting decision; 24/03823/OUT (Land At Mere's Edge, Mere's Edge Helsby) outline application for up to 120 dwellings, awaiting decision; 24/01935/OUT (Land Off Callender Way, Helsby) outline application for the development of up to 7 dwellings, awaiting decision.