Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 9334

Received: 27/08/2025

Respondent: Ashall Land

I&O_9828
We welcome the additional evidence listed at 1.19, particularly the Housing Needs Assessment, Strategic Viability Assessment, Land Availability Assessment, and Infrastructure Delivery Plan. We note that a Strategic Housing Market Assessment (SHMA) and an Integrated Impact Assessment (IIA) are not listed here and suggest these additional assessments are undertaken by the Council. Additionally, we recommend a Landscape Study / Strategy, which should include the review of Key Settlement Gaps (KSG) outside of the Green Belt, is included in the evidence base for the new Local Plan. The current Landscape Strategy (Part 1 and Part 2) includes local landscape designations dating back to the Vale Royal Local Plan (2006) evidence base and is therefore in need of a comprehensive update. This will help inform the Council’s approach policies on potential growth in specific areas such as Northwich, which are currently constrained by existing policies.

Comment

Representation ID: 9335

Received: 27/08/2025

Respondent: Ashall Land

I&O_9829
We agree with the Council’s proposed 15-year period for the new Local Plan, although the actual dates are not stated in the consultation document. The latest Local Development Scheme suggests that the new Local Plan will not be adopted until the end of 2027 at the earliest. Therefore, 15 years will be up to end of 2042, or even March 2043 to allow for a full final reporting year. Given that the Local Plan is also commencing from a start date of 2025, including the various evidence base documents, it would be prudent for the Council to plan for an 18-year period from now. Housing and employment need assessment work will need to cover the corresponding timetable. 

Comment

Representation ID: 9336

Received: 27/08/2025

Respondent: Ashall Land

I&O_9830
Yes, we agree with the suggested approach towards the new Local Plan vision, particularly the placed-based approach to visions for each key settlement, including Northwich. The vision could be strengthened by re-iterating that sustainable development is at the heart of the new plan, in alignment with proposed Policy SD1.

Comment

Representation ID: 9337

Received: 27/08/2025

Respondent: Ashall Land

I&O_9831
Yes, the vision should include overarching principles, and the four priorities listed (climate change; wellbeing; infrastructure; and protecting character) are indeed applicable to the whole borough. However, the greatest challenges that the Council faces as part of the new Local Plan are the delivery of new homes, affordable housing and land for economic growth, and having regard to balancing Green Belt and greenfield land releases. With the worsening national housing crisis and the Government’s growth agenda (the firm commitment to build 1.5m new homes over the next 5 years), housing delivery should be identified as the priority in the new Plan.

Comment

Representation ID: 9338

Received: 27/08/2025

Respondent: Ashall Land

I&O_9832
We fully support the Council’s proposed approach to have succinct visions for larger settlements, including Northwich, setting out place-based priorities and principles for development in these areas. These clear strategies for what development will take place in each settlement should be strongly informed by an evaluation of all opportunities and potential sites for development within the relevant settlement area.

Comment

Representation ID: 9339

Received: 27/08/2025

Respondent: Ashall Land

I&O_9833
Option A – Take forward current Local Plan objectives
Option A - take forward current Local Plan Objectives

Comment

Representation ID: 9340

Received: 27/08/2025

Respondent: Ashall Land

I&O_9834
In the Sustainability Appraisal (June 2025), Table 4.1. sets out the current Local Plan objectives and Table 4.2. sets out the Sustainability Appraisal objectives. The two sets of objectives largely overlap, but there are notable differences as outlined in Table 4.2 which assesses the compatibility of the SA objectives and the Local Plan objectives. We support Option A, but with modifications. The SA objectives are generic and should not be solely relied upon as objectives in the new Plan, which needs to be specific to CW&C’s growth needs and local constraints (e.g. rural development and education/skills). Instead, the current Local Plan objectives should be updated with elements of the SA objectives to address gaps such as climate change, biodiversity, pollution, and tackling inequalities. Modifying the current objectives in this way will ensure the new objectives are up to date and ambitious in terms of enabling sustainable development, whilst also remaining locally specific to CW&C’s needs and ambitions.

Comment

Representation ID: 9341

Received: 27/08/2025

Respondent: Ashall Land

I&O_9835
There is no justification for not delivering a lower housing requirement than 1,914 dpa. This figure reflects government policy and supports the growth agenda ambition to deliver 1.5m new homes over the next 5 years (300,000 dpa). The areas within CW&C’s administrative boundary is very large, has sufficient land capacity at multiple key settlements and with no overriding environmental constraints affecting the district as a whole, only policy constraints. The Council must plan to meet this target, which is a 74% increase from the current Local Plan’s target of 1,1000 dpa. Consequently, the Council will need to review designed Green Belt land and key settlement gaps, and considering all development opportunities. Stage One of the Land Availability Assessment (LAA) (2025) identifies Northwich to have the highest potential capacity for new homes out of the 4 largest urban areas, estimated at 2,731 units (although Winsford closely follows). In reference to Table 4.8. (Housing and mixed-use sites by spatial area and type – urban areas), identified opportunities in Northwich include 18 Greenfield sites (978 units), 36 PDL sites (1703 units), 4 mixed sites (GF and PDL) (50 units). It is clear that to meet the proposed housing delivery targets, the Council will need to consider all potential development sites, including those on the periphery of existing settlements such as our client’s site in Davenham, and follow a full and rigorous site selection process.

Comment

Representation ID: 9342

Received: 27/08/2025

Respondent: Ashall Land

I&O_9836
The Housing Needs Assessment which is to be prepared will help to inform the strategic policies by identifying the actual number of dwellings required over the plan’s period and in turn, will help determine the delivery targets for homes per annum. It will also provide insight as to whether a stepped housing requirement would be beneficial.

Comment

Representation ID: 9343

Received: 27/08/2025

Respondent: Ashall Land

I&O_9837
The Council proposes to follow the principle of directing new development and allocating land towards previously developed sites within settlements first. This is a rational approach as these locations often have access to existing services and facilities. SS3 identifies that there are not enough planning permissions and opportunities for redevelopment within urban areas and towns. Consequently, the Council recognises the value of developing on the edge of settlements in locations with the best access to public transport and existing services and infrastructure. We are very supportive of this approach. Davenham is an accessible and sustainable location within the urban area, well supported by local infrastructure and services in Northwich town. Our client’s Site at Green Lane is indicative of the potential for land to be suitably allocated on sites around the periphery of the village’s current boundary.