Local Plan Issues and Options (Regulation 18)

Support

Representation ID: 16832

Received: 29/08/2025

Respondent: Taylor Wimpey UK Limited

Agent: Asteer Planning

I&O_15729
The Policy Approach to SS 4 ‘Settlement Hierarchy’ designates Chester at the top of the settlement hierarchy as the only ‘City’ within the Borough (Tier 1). Policy Approach SS 4 outlines that an individual place-based policy for each settlement will set out the vision, core features, key issues and a clear strategy for what development will take place in each settlement. Taylor Wimpey fully supports the designation of Chester as a City at Tier 1 of the settlement hierarchy along with the policy approach to having an individual policy for Chester to enable a strategy for sustainable growth in the settlement to be considered. As the only City in the Borough, it is considered that Chester should accommodate a level of development and growth that reflects its scale, location and sustainability, which should be reflected in the spatial strategy and land allocations in the emerging Local Plan.

Support

Representation ID: 16833

Received: 29/08/2025

Respondent: Taylor Wimpey UK Limited

Agent: Asteer Planning

I&O_15730
The Site at Parkgate Road is identified as part of a wider potential growth option, as reference ‘CH04’, in Options B and C, as illustrated below in Figure 2: see attachment. Taylor Wimpey consider that Policy Approach SS 5 should identify Green Belt release around Chester (as the Borough’s main settlement) in all potential Growth Options, because exceptional circumstances exist to amend the Green Belt boundary. Exceptional Circumstances for Amending the Green Belt Boundary Paragraph 145 of the NPPF states “Green Belt boundaries should only be altered where exceptional circumstances are fully evidenced and justified through the preparation or updating of plans”. Paragraph 146 continues, “Exceptional circumstances in this context include, but are not limited to, instances where an authority cannot meet its identified need for homes, commercial or other development through other means. If that is the case, authorities should review Green Belt boundaries in accordance with the policies in this Framework”. In accordance with Paragraph 146, CWaC are unable to meet their identified need for homes, with the most recent 5YHLS position at 1.89 years according to the Housing Land Monitor Update 2025. Additionally, CWaC’s housing requirement has increased significantly from the previous Local Plan from 1,100 dpa to 1,928 dpa, which is a substantial uplift in the number of new homes that CWaC need to plan for. Policy SS 5 cites the Examiners Report into the Local Plan (Part One) as potential justification for the retention of the Green Belt around Chester. Given the significant increase in housing need for the Borough and the wider aspirations of the Issues and Options proposals (being to achieve economic and social growth, with the City of Chester acting as the catalyst), the context against which the Examiner made their conclusions in 2014 has significantly and materially changed to the extent that these comments should not be considered in the production of Policy SS 5. This changed context includes the significantly increased housing requirement covered above, and also that a significant amount of Previously Developed Land (“PDL”) has been developed since the last Local Plan, resulting in a need for development on sustainable greenfield locations to meet identified housing needs. Paragraph 148 of the NPPF (2024) is clear that, where it is necessary to release Green Belt land for development, plans should give priority to previously developed land, then consider grey belt land which is not previously developed, then other Green Belt locations. A site-specific Green Belt assessment is provided below. It is concluded that the Site does not contribute strongly to any of the Green Belt purposes, and that the redevelopment of the Site for housing would not be inappropriate development in the Green Belt having regard to Paragraph 155 of the NPPF (2024).

Support

Representation ID: 16834

Received: 29/08/2025

Respondent: Taylor Wimpey UK Limited

Agent: Asteer Planning

I&O_15731
Option C seeks to focus development around settlements on the railway network or main bus route corridors. This identifies housing growth in Chester for around 3,000 – 5,000 homes. The Site is identified as a potential location for housing growth within this option under ‘CH04’. Taylor Wimpey supports Option C and reiterates that Chester is the most sustainable settlement within the Borough for growth, as reflected by the designation at the top of the settlement hierarchy. The City is the main centre for employment, leisure and transport connections and therefore should accommodate an appropriate level of growth to reflect this. The Site at Parkgate Road lies around 2km north of the city centre of Chester, and has direct access to the main bus routes (via Parkgate Road (A540) and the most immediate access to the rail networks (via Bache Station) of any of the City’s potential growth areas. The Site would therefore provide a logical extension to the settlement and a sustainable pattern of development that supports a level of growth to Chester that will ensure its future vitality.

Support

Representation ID: 16835

Received: 29/08/2025

Respondent: Taylor Wimpey UK Limited

Agent: Asteer Planning

I&O_15732
For the reasons set out above Taylor Wimpey consider that land at Parkgate Road as part of growth location CH04 represents a very suitable and deliverable location for growth in Chester. The Site forms a logical and sustainable extension to the settlement of Chester, it does not meet any of the purposes of the Green Belt and is wholly deliverable, with no constraints that would prevent it delivering homes early in the Plan Period, as demonstrated in Section 3 of this document. Taylor Wimpey consider that the Site should be considered as a crucial element of the emerging Local Plan’s deliverable supply under any growth option that is pursued.

Support

Representation ID: 16836

Received: 29/08/2025

Respondent: Taylor Wimpey UK Limited

Agent: Asteer Planning

I&O_15733
The suggested Policy Approach to CH 1 is to update and combine the existing Local Plan Part 1 STRAT 3 Policy with Part 2 Policy CH 1, as the overarching and locally distinct policy for Chester, but updated as needed to reflect the allocations that have been completed and/or require a new approach. The explanatory text identifies Chester as having the best levels and opportunities for public transport use, walking and wheeling, across the Borough. Therefore, the new Local Plan will seek to increase housing with a focus on a connected centre surrounded by accessible neighbourhoods.. The approach will prioritise the protection of the historic environment as core to protecting the character of the city that makes it a special and highly valued place. Taylor Wimpey supports the suggested Policy Approach CH 1 in having an overarching and locally distinct policy which sets out the allocations within the settlement. This will enable more strategic growth to be identified that can meet housing and employment needs within the settlement. Considering the significant increase in CWaC’s housing requirement from 1,100 dpa in the last Local Plan to 1,928 dpa, Taylor Wimpey consider that there is a clear need to review the Green Belt boundary in Chester (even if Growth Option A ‘Retain the Green Belt’ is the chosen Option for the rest of the Borough), and that deliverable urban extensions are required to ensure that deliverable sites are identified to support the significant growth needs of Chester, and to ensure that any under-delivery of the City’s regeneration sites can be countered by sites that can support delivery early in the Plan Period. It is considered that land at Parkgate Road should be identified as a residential growth location within Policy CH 1 ‘Chester’, as it is a sustainable urban extension that can meet the housing needs of the Borough in the early part of the Plan Period. The deliverability of the Site is set out in Section 3 and demonstrates the Site’s ability to support the suggested Policy CH1 approach by providing direct sustainable travel options via both road and rail. Taylor Wimpey strongly consider that the Site should be considered as a suitable and deliverable site allocation for Growth Options A, B and C, providing an opportunity to support an urban extension that can deliver housing early in the Plan Period.

Support

Representation ID: 16837

Received: 29/08/2025

Respondent: Taylor Wimpey UK Limited

Agent: Asteer Planning

I&O_15734
The One City Plan (2022-2045) aims to give a sense of direction for the future growth of Chester City Centre, based on four key themes: city experience and play; connectivity and accessibility; thriving people and communities; and business friendly economy and skills. The Chester City Gateway Strategic Regeneration Framework (“SRF”) sets out a 10 year vision for the area around the Chester Railway Station, to drive the regeneration of Chester City Centre. Both of these documents recognise the clear need to increase the number of residents in Chester and ensuring that the residential offer is both sustainable and diverse to meet the needs of all age groups. Taylor Wimpey is supportive of any proposals to carry through the aspirations of both the One City Plan and the SRF in the new Local Plan and considers that the development of the Site at Parkgate Road would support in the delivery of these aspirations, by providing a significant boost to Chester’s supply of high-quality market and affordable homes on the immediate edge of the settlement while offering directly accessible sustainable travel options into the City Centre – including via rail as a result of the Site’s proximity to the Bache Railway Station. The delivery of new homes in this location will allow key workers to remain in the city, retaining talent that can support the economic development of the city, as highlighted as a key priority in the One City Plan.

Support

Representation ID: 16838

Received: 29/08/2025

Respondent: Taylor Wimpey UK Limited

Agent: Asteer Planning

I&O_15735
Taylor Wimpey supports the suggested Policy Approach towards delivering affordable housing, as set out in ‘HO 2’, which sets out the requirement to provide affordable housing on all new developments that include the provision of new homes, unless there are exceptional circumstances. However the Council should ensure that any affordable housing requirements are evidenced as viable through an assessment and that flexibility is provided within the policy where viability may be an issue. The delivery of available and achievable housing developments, such as at Parkgate Road, provide the most effective way to deliver affordable housing along with the delivery of a mix of housing types to meet local needs. The provision of greater quantities of market housing will also help to alleviate the constraints on supply, and in turn help to Comments on Spatial Strategy and Potential Growth Options.