Local Plan Issues and Options (Regulation 18)

Comment

Representation ID: 15756

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16315
M1 sets out the Council’s commitment to “take a pragmatic approach to avoid delays to plan-making to enable land in Cheshire West to meet future needs in Middlewich”. NPL strongly supports this approach, which is necessary in the context of Cheshire West and Chester’s substantial housing needs and its strong links to the town of Middlewich. The allocation of the site for residential-led, mixed-use development would, thus, be entirely logical and appropriate and would help to fulfil the Council’s stated intention of enabling land in Cheshire West to meet future needs in Middlewich in the immediate-term.

Comment

Representation ID: 15757

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16316
Notwithstanding Cheshire West and Chester’s substantial housing need, as evidenced by the 259.77% increase in its LHN requirement (532dpa to 1,914dpa) and by its housing land supply of 1.89 years, when considering Middlewich, it is also important to recognise that: The December 2024 LHN figure increased Cheshire East’s need to 2,461dpa. This equates to a 152% increase against the previous standard method (977dpa), or a 37% increase against Cheshire East’s adopted housing requirement (1,800dpa); and, Cheshire East Council’s (“CEC’s”) draft Housing Monitoring Update states that at 1st April 2024, CEC had a deliverable supply of 10,604 dwellings, which against the LHN and a 5% buffer equates to a supply 4.10 years. Therefore, the future housing needs of Middlewich need to be considered not only in light of Cheshire West and Chester’s substantial housing needs, but also the immediate need for housing that has been identified in Cheshire East.

Comment

Representation ID: 15758

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16317
Both boroughs have a clear and immediate need for housing. Therefore, the delivery of housing adjacent to Middlewich is required to come forward as soon as possible . The site that is the subject of these representations is adjacent to the urban area of Middlewich and represents a logical and appropriate location to deliver a high-quality residential-led, mixed-use development. Therefore, the site should be allocated accordingly in the new Local Plan for Cheshire West and Chester to ensure that it can contribute positively towards meeting the current and future needs for Middlewich in the immediate-term.

Comment

Representation ID: 15759

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16318
As detailed above, there is a clear and identified need for housing in Cheshire East. Consequently, sites adjacent to Middlewich should be allocated for housing now, as opposed to being safeguarded to be released for development in the future. The site presents a logical and appropriate location for residential-led development, mixed-use development and, thus, should be allocated as such as part of the new Local Plan.

Comment

Representation ID: 15760

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16319
The site that is the subject of these representations forms the majority of the ‘Cheshire Fresh’ site. As explained at Section 3 of these representations, NPL previously sought to promote the site as an employment-led allocation through the CWaC LPP2 and attended the Examination in Public. However, the site was not allocated as such and, instead, it is currently identified as ‘Open Countryside’. More recently, NPL submitted representations to CWaC in March 2024 to the Council’s consultations on the Stage 1 LAA and Draft Employment Areas Survey 2023. However, it is important to note that these representations were submitted ahead of the revised NPPF being published and the new standard method being introduced, which has resulted in a substantial increase in CWaC’s LHN (259.77% increase). As evidenced in the preceding sections of this report, there is an acute and serious level of housing need in Cheshire West and Chester. Therefore, there is a undeniable need to allocate sufficient, suitable sites through the new Local Plan to meet the Borough’s identified housing needs now and for the duration of the Plan-period. The site does not comprise built-out employment space and, thus, residential-led development on the site would not limit the range, choice and quality of employment sites available to meet future employment needs in the Borough. Furthermore, the site is adjacent to the existing urban area of Middlewich and is not within the Green Belt. To the north-west of the site is a residential allocation (CEC Reference: SADPD Policy MID 2), to the west of which is established residential development. To the west of the site is a restaurant and employment units, which comprise part of the Midpoint 18 allocated employment site (CEC Reference: LPS 44). Therefore, the site is an appropriate and sustainable location for residential-led, mixed-use development, which would be compatible with the neighbouring land uses and the character of the surrounding area, and would make a positive contribution towards meeting the Borough’s substantial housing needs and, thus, the site should be allocated accordingly in the new Local Plan.

Comment

Representation ID: 15761

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16320
It is NPL’s view that there should be a separate policy for Countryside and Green Belt areas. NPL reserves the right to comment further on any policy relating to development within the countryside at the appropriate time.

Comment

Representation ID: 15762

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16321
TA 1 refers to new development being encouraged in “more sustainable locations, recognising that the approach to transport will vary depending on site location.” NPL supports the Council’s recognition that there should not be a ‘one size fits all’ approach to transport and that this will be influenced by locational factors. However, any prospective policy relating to transport and accessibility should also make it clear that development will be supported in locations where it is or can be made sustainable. As detailed at Section 2 of these representations, the site is within an accessible location with access to sustainable modes of transport. Furthermore, the majority of Middlewich centre lies within 2km walking distance of the site and within a 5km cycle ride.

Comment

Representation ID: 15763

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16322
NPL acknowledges the Council’s suggested policy approach towards infrastructure and developer contributions, as detailed in ID 1. However, NPL would not support policy requirements that could threaten the viability and/or delivery of development. There must be a robust and flexible mechanism whereby these additional requirements and/or other requirements (such as affordable housing or other developer contributions) can be relaxed if viability is threatened. NPL reserves the right to comment further on the Council’s approach towards infrastructure and developer contributions at the appropriate time.

Comment

Representation ID: 15764

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16323
Annex 2 of the NPPF (2024) provides a definition of ‘major development’. Any reference to ‘major development’ within the new Local Plan should be consistent with national policy to ensure that the plan meets this test of soundness.

Comment

Representation ID: 15765

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Asteer Planning

I&O_16324
EG 1 states that the Borough’s employment land supply “will be met through extant planning commitments, vacant/previously developed land in established employment areas, expansion land for specific employers or new allocations identified to meet strategic development needs.” It is further stated that “Proposals for alternative uses on allocated employment land must not limit the range, type, choice and quality of employment land available to meet future employment needs”, and goes on to explain when the redevelopment to non-employment uses will be permitted. As detailed in the preceding sections of these representations, although the site has extant consent for mixed-use development and has, for this reason, been included within the employment land supply 2025 (allocations and planning permissions), the site does not comprise built-out employment space and was not allocated for employment use through the CWaC LPP2. Therefore, residential-led development on the site would not limit the range, choice and quality of employment sites available to meet future employment needs in the Borough. Furthermore, the site is adjacent to the existing urban area of Middlewich and is not within the Green Belt. To the north-west of the site is a residential allocation (CEC Reference: SADPD Policy MID 2), to the west of which is established residential development. To the west of the site is a restaurant and employment units, which comprise part of the Midpoint 18 allocated employment site (CEC Reference: LPS 44). Therefore, the site is an appropriate and sustainable location for residential-led, mixed-use development, which would be compatible with the neighbouring land uses and the character of the surrounding area, and would make a positive contribution towards meeting the Borough’s substantial housing needs and, thus, the site should be allocated accordingly in the new Local Plan. Notwithstanding the above, any prospective policy relating to economic growth, employment and enterprise must include the necessary flexibility to allow for the redevelopment of employment sites to non-employment uses or employment uses outside of Use Classes B2, B8 and E(g), i.e., retail uses, to ensure that the Borough is able to effectively respond to changes in market conditions and demands over the Plan period.