Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 6395

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_6808
While the current Local Plan consultation identifies potential growth areas HOO2, HOO3, and HOO4 near Hooton Station, the Land off Chester Road represents a highly suitable and strategic option that complements these sites. HOO3 is identified as a mixed-use area, and HOO2 and HOO4 are residential allocations; however, the Land off Chester Road offers a larger, contiguous parcel capable of delivering a high-quality, landscape-led residential-led mixed-use extension that supports and enhances these allocations. Its proximity to these growth areas and direct adjacency to Hooton Station provide excellent sustainable transport connectivity, making it an ideal location for delivering a walkable, well-integrated community. Its size and position between Ellesmere Port and Bromborough offer a logical and deliverable opportunity to meet pressing housing needs within a well-integrated, walkable community. This site is uniquely capable of delivering a significant number of new homes, with the potential to exceed 2,500 dwellings based on typical residential densities, contributing meaningfully to the Council’s housing targets while supporting local economic vitality through mixed-use development.

Comment

Representation ID: 6396

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_6809
The identified growth areas around Hooton Station, including HOO2, HOO3, and HOO4, offer positive opportunities for residential and mixed-use development; however, these options are limited in scale and do not fully capitalize on the potential of the Land off Chester Road. The site, owned by a single landowner (the Hooton Estate), is available and ready to deliver housing early in the plan period. Its omission from the growth options is therefore a missed opportunity to provide a comprehensive, phased development that aligns with the Council’s spatial strategy prioritizing development near sustainable transport hubs and creates a cohesive neighbourhood alongside HOO2, HOO3, and HOO4. Developing this site would align with national and local policy objectives for sustainable development, placemaking, and housing delivery. It would provide a well-designed, mixed-use neighbourhood that balances residential growth with green infrastructure, biodiversity net gain, and climate-resilient design principles. Moreover, it supports the regeneration and economic growth objectives for Ellesmere Port and complements recent housing approvals nearby, such as the 265-home development at Roften Works, demonstrating local demand and deliverability.

Comment

Representation ID: 6397

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_6810
The site off Chester Road is largely free from significant constraints, though parts lie within Flood Zones 2 and 3. These areas can be effectively managed through sustainable drainage systems (SuDS), permeable paving, and natural flood management techniques to reduce flood risk and enhance biodiversity. Infrastructure considerations will include ensuring adequate access and connectivity to the M53 and local roads, which can be addressed through developer contributions and coordinated infrastructure investment. Hooton Station itself is well positioned to support increased passenger demand, providing excellent rail links to Liverpool, Chester, and beyond, thus underpinning the site’s sustainable transport credentials. Any development would also include the delivery of local community infrastructure and green space, support both the existing community and new residents while aligning with Supplementary Planning Documents related to design quality, parking standards, and developer contributions.

Comment

Representation ID: 6678

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_7098
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: 6682

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_7102
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 in sustainable edge-of-settlement locations such as Hooton, where land is available, unconstrained, and capable of early delivery. 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 land off Chester Road, Hooton, is in single ownership and available for early delivery. Delaying allocation would risk underutilising a highly sustainable and strategically located site capable of contributing significantly to the early plan period.

Comment

Representation ID: 6684

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_7104
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 in strategic locations. The strategy should also offer clearer guidance on the timely delivery of supporting infrastructure, particularly around the northern edge of Hooton, where infrastructure, rail access, and the strategic highway network are already in place to support new homes.

Comment

Representation ID: 6687

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_7107
The current settlement hierarchy provides a useful framework for distributing growth, but consideration should be given to elevating the status of Hooton due to its unique location adjacent to Ellesmere Port, excellent rail connectivity, and access to the M53 and M56 corridors. It functions as a sustainable location for growth and is well-placed to support wider borough housing needs. To ensure the plan responds to both local housing need and market demand in the northwest of the borough, the hierarchy should support planned housing allocations in sustainable, well-connected locations like Hooton. The site’s location between Ellesmere Port and Bromborough, with direct access to public transport and strategic highways, makes it suitable for proportionate, landscape led, mixed-use residential development.

Comment

Representation ID: 6690

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_7110
Yes, the Local Plan should include place-based policies for other sustainable settlements not currently identified but which serve strategic roles, including Hooton. Hooton’s proximity to Ellesmere Port, strong public transport links, and role in providing access to employment hubs like Wirral and Liverpool merit the creation of a tailored policy approach. Place-based policies can help guide appropriate levels of housing growth while also delivering wider community benefits such as open space, improved access to local facilities, and development that reflects local identity. As our client is a long-term landowner with a commitment to delivering community-focused outcomes, there is a unique opportunity at Hooton to provide new homes and mixed-use development that integrates well with existing infrastructure, supports biodiversity net gain, and enhances the settlement’s function within the borough.

Comment

Representation ID: 6692

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_7112
It is agreed that the character of smaller settlements should be protected and that development must be appropriately phased alongside necessary infrastructure upgrades. However, this principle should not be interpreted as a barrier to delivering sustainable, plan-led growth in locations that offer clear opportunities to support the borough’s strategic housing needs. The Land at Chester Road, Hooton, represents an opportunity to accommodate high-quality, mixed-use residential development without compromising the existing settlement character. Its location adjacent to the built-up area of Ellesmere Port ensures strong connectivity and access to existing infrastructure and services. The Local Plan should facilitate this type of well-integrated development while requiring contributions to enhance local services, sustainable transport, and green infrastructure. This approach would allow areas like Hooton to grow in a way that is both respectful of local identity and responsive to borough-wide housing needs.

Comment

Representation ID: 6695

Received: 29/08/2025

Respondent: Hooton Estate

Agent: Fisher German LLP

I&O_7115
Our preferred spatial strategy is Option B, which promotes a more balanced distribution of development across the borough, including in sustainable locations at the urban fringe of key settlements. The Land at Chester Road, Hooton, is ideally placed to contribute to this strategy, offering a deliverable, accessible, and landscape led mixed-use residential extension to Ellesmere Port that aligns with national and local policy objectives. While Option A is supported in principle for its emphasis on brownfield regeneration, it is unlikely to meet the scale or variety of housing needs identified through the revised Standard Method, particularly in areas where greenfield sites can deliver early-phase growth supported by existing infrastructure. The Hooton site provides a realistic and timely opportunity to contribute to housing delivery without placing pressure on constrained urban land. Option C is not supported, due to the risks associated with delivering large-scale new settlements and extensive Green Belt release. These approaches often face long lead-in times and significant infrastructure dependencies that undermine early delivery and contribute to housing shortfalls. We recommend that the Council adopt Option B as the preferred spatial strategy, potentially supplemented by elements of Option A where appropriate. This hybrid model would support flexibility, ensure a robust five-year housing land supply, and enable sites like Chester Road, Hooton to be brought forward early in the plan period. The Hooton site is a logical extension of the settlement boundary and offers scope to deliver new homes, green infrastructure, mixed-use development, and community benefits in line with both local policy and the objectives of the revised NPPF.