Comment

Representation ID: 14063

Received: 29/08/2025

Respondent: Caroline Hall

I&O_14606
It’s extremely important that all the additional evidence reports are put out for public consultation

Comment

Representation ID: 14089

Received: 05/09/2025

Respondent: Upton-by-Chester and District Parish Council

I&O_14632
Yes this evidence is needed, and additionally the Upton-by-Chester & District Neighbourhood Plan 2020-2030 (UNP) and all its component parts will be required as evidence of the wishes of residents of the Parish. In addition we suggest that an update of the 2017 Cheshire West and Chester Council Open Space Study should be undertaken and should be considered as evidence.

Comment

Representation ID: 14114

Received: 29/08/2025

Respondent: Martin Helps

1.2
I&O_14657
I believe the Borough should prepare a comprehensive urban capacity study that would identify brownfield land in urban areas, as well as opportunities for intensification, particularly in areas with good public transport and/or the potential to provide good walking and cycling (reducing the need for travel), and regenerating left-behind urban communities.

Comment

Representation ID: 14187

Received: 29/08/2025

Respondent: Judith Critchley

I&O_14731
Yes: Transport assessment – what does it include – needs to cover travel from the home to rail/bus starting point and adequate public transport services

Comment

Representation ID: 14394

Received: 29/08/2025

Respondent: Eluned Ward

I&O_14938
We think the borough should prepare a comprehensive urban capacity study that would identify borwnfield land in the urban areas and opportunities for intensification, particularly in areas with good public transport or the potential to provide good walking and cycling to reduce the need for travel, and regenerate left-behind urban communities. Also include the study should be the number of vacant domestic properties within the borough. 

Comment

Representation ID: 14402

Received: 29/08/2025

Respondent: Mrs Pam Turney

I&O_14946
Whilst the Plan indicates the need for more housing and the need to develop on some parts of the Greenbelt ,it does not demonstrate a need in all cases. Q VI- 1 Yes Q vI 3 Yes Q OB 1 Preference OB 1 Q OB 3 Yes ) Transport The A51 between Tarvin and Chester is often congested. More so since we have had new houses built. There are limited employment opportunities in Tarvin and the Local Plan does not indicate any change meaning that the residents of new housing will need to travel to work. The proposals for significant increases in housing in Tarvin, Tarporley and Kelsall are likely to result in unacceptable congestion unless significant improvements are made to the road between the A51/A54 junction and the A55. 3) Medical facilities, Residents already find it difficult to get a doctors appointment. Improved provisions will be needed for the number of houses proposed. 4) Drainage. Following heavy rain there are significant problems with drainage and foul water backup in the lower parts of Targin. The existing facilities are unsuitable for further development. 5) Reasonable Development If the above problems can be addressed Tarvin residents have shown a willingness to accept and welcome limited development. This was accepted during development of the Neighbourhood Plan with an earlier version of the plan proposing development to the east of Tarporley Road, a proposal endorsed by Tarvin Parish Council. This was removed from the final version of the Neighbourhood Plan following objections by CWAC Planning Department. Recently plans have been submitted for 65 homes on a small part of the land. Good planning should be able it to accommodate both housing and recreational facilities with sports fields able to provide a visual break between Tarvin and Oscroft. A development of this size will still represent a significant increase in the size of Tarvin of approx 20-25%, it would satisfy the demand for more local housing but the transport and drainage concerns will need to be addressed.

Comment

Representation ID: 14417

Received: 29/08/2025

Respondent: Mr Robin Turney

I&O_14961
Whilst the Plan indicates the need for more housing and  the need to develop on some parts of the Greenbelt it  does not demonstrate an exceptional need in all cases and in the case of TAR01 and TAR 03 has not fully explored alternative which are available. 

Comment

Representation ID: 14528

Received: 29/08/2025

Respondent: Chester Nomads Football Club

I&O_15074
The proposed evidence base is suitable. The Landowner would note that any Green Belt Study would be expected to include a parcel-by-parcel assessment, with particular focus on Green Belt purposes, Sustainability and Capacity.

Comment

Representation ID: 14569

Received: 17/09/2025

Respondent: Chester Civic Trust

I&O_15115
Those looking at new development from the perspective of planning process feel that in addition to monitoring and forecasting demographic trends as they may transpire nationally and regionally, there should be urban capacity studies undertaken (if not already in hand) that aim to assess current and possible future brownfield capacity of Chester and other urban areas in the County. It is suggested from the planning perspective that any changes or insertions into the Green Belt at the time of adoption of the plan should be designated as ‘white land’. Development should only be permitted in such areas when ongoing urban capacity assessments show that such ‘white land within the Green Belt’ should be released in order to maintain a five-year supply of housing to meet current targets. This should only occur following a statutory review of the plan so that updated housing needs can be incorporated into plan policy.

Comment

Representation ID: 14660

Received: 29/08/2025

Respondent: Miller Homes North West Ltd

Agent: NJL Consulting

I&O_15210
Miller Homes agree that the listed evidence base is appropriate. However, it is will be prepare and publish these documents (particularly the Housing Need Assessment and Strategic Viability Assessment) as early as possible in the process so they can review the conclusions and understand what baring these have on wider policies.

Comment

Representation ID: 14745

Received: 29/08/2025

Respondent: The Smith Family

Agent: NJL Consulting

I&O_15295
We agree that the listed evidence base is appropriate. However, it will be recommended to prepare and publish these documents (particularly the Housing Need Assessment and Strategic Viability Assessment) as early as possible in the process so they can review the conclusions and understand what baring these have on wider policies.

Comment

Representation ID: 14798

Received: 29/08/2025

Respondent: Mark Mitchell

Agent: Grimster Planning

I&O_15349
The evidence base documents listed at paragraph 1.19 of the I&O, and within the evidence base section of the planning policy webpages, are considered to form a strong basis to inform and shape the new Local Plan. The Green Belt Study should be a Borough-wide assessment of the Green Belt, as opposed to simply focusing on an assessment of Green Belt land around Chester, as was the case in the preparation of the 2015 Part One Local Plan. This aligns with our comments later in this representation on Green Belt release across the Borough. Furthermore, the Green Belt assessment should include a specific assessment of those sites in the Green Belt that have been submitted to the Council as part of its Call for Sites, rather than those sites simply being assessed as part of a wider “parcel’ of land. This will ensure that individual sites, in particular previously developed sites with clear development potential, are not identified as making a strong contribution to the Green Belt purposes as a consequence of the inclusion of additional land within a larger “parcel” that might not have been put forward for development and would not be suitable for development (for example, a brownfield parcel of land being assessed as part of a wider greenfield land parcel). It is considered that a Settlement Hierarchy assessment should be undertaken with clear criteria established to determine where settlements sit within the hierarchy, based on access to services, education and public transport amongst others. A Settlement Limits Review should also be undertaken, demonstrating how settlement boundaries within each of the settlements identified for growth within the new Local Plan (to be confirmed as part of the Local Plan process) will be adjusted to accommodate new housing and (where appropriate) economic growth. This includes any existing housing commitments which remain extant and where a lawful material start has been made, and any new housing commitments that may be granted during the Local Plan preparation process.

Comment

Representation ID: 14854

Received: 29/08/2025

Respondent: Mr David Stubbs

Agent: Grimster Planning

I&O_15405
The evidence base documents listed at paragraph 1.19 of the I&O, and within the evidence base section of the planning policy webpages, are considered to form a strong basis to inform and shape the new Local Plan. The Green Belt Study should be a Borough-wide assessment of the Green Belt, as opposed to simply focusing on an assessment of Green Belt land around Chester, as was the case in the preparation of the 2015 Part One Local Plan. This aligns with our comments later in this representation on Green Belt release across the Borough. Furthermore, the Green Belt assessment should include a specific assessment of those sites in the Green Belt that have been submitted to the Council as part of its Call for Sites, rather than those sites simply being assessed as part of a wider “parcel’ of land. This will ensure that individual sites are not identified as making a strong contribution to the Green Belt purposes as a consequence of the inclusion of additional land within a “parcel” that might not have been put forward for development and would not be suitable for development. It is considered that a Settlement Hierarchy assessment should be undertaken with clear criteria established to determine where settlements sit within the hierarchy, based on access to services, education and public transport amongst others. A Settlement Limits Review should also be undertaken, demonstrating how settlement boundaries within each of the settlements identified for growth within the new Local Plan (to be confirmed as part of the Local Plan process) will be adjusted to accommodate new housing and (where appropriate) economic growth. This includes any existing housing commitments which remain extant and where a lawful material start has been made, and any new housing commitments that may be granted during the Local Plan preparation process.

Comment

Representation ID: 14883

Received: 29/08/2025

Respondent: The Oulton Estate

Agent: Grimster Planning

I&O_15434
The evidence base documents listed at paragraph 1.19 of the I&O, and within the evidence base section of the planning policy webpages, are considered to form a strong basis to inform and shape the new Local Plan. It is considered that a Settlement Hierarchy assessment should be undertaken with clear criteria established to determine where settlements sit within the hierarchy, based on access to services, education and public transport amongst others. A Settlement Limits Review should also be undertaken, demonstrating how settlement boundaries within each of the settlements identified for growth within the new Local Plan (to be confirmed as part of the Local Plan process) will be adjusted to accommodate new housing and (where appropriate) economic growth. This includes any existing housing commitments which remain extant and where a lawful material start has been made, and any new housing commitments that may be granted during the Local Plan preparation process.

Comment

Representation ID: 14945

Received: 29/08/2025

Respondent: Ainscough Strategic Land

Agent: Turley

I&O_15504
The Reg 18 Consultation Draft Plan confirms that CWAC Council intend to prepare additional evidence to support the emerging Local Plan, including a Housing Needs Assessment, Green Belt Study, Infrastructure Delivery Plan, Strategic Viability Assessment and Land Availability Assessment. The Council should ensure that all of their proposed policy requirements are fully justified and evidenced as the proposed evidence is likely to be necessary alongside other documents to justify the policy requirements in the emerging Local Plan. It is essential that the evidence base that informs the emerging Local Plan reflects the latest national policy as set out in the NPPF and Planning Practice Guidance (“PPG”). In particular this includes ensuring that the proposed Green Belt Study aligns with the updated Green Belt PPG published in February 20254, including consideration of grey belt opportunities. In addition to the evidence already identified by CWAC, other evidence that should be produced or updated to ensure it reflects the latest context include: Site Selection Paper Places Background Paper 2024, which should be extended to consider all identified Local Service Centres (in addition to the urban areas and Key Service Centres) and the potential for these to be ‘moved up’ the settlement hierarchy. Economic Needs Assessment 2025 Brownfield Land Register Playing Pitch Strategy 2021 Public Open Space Assessment Duty to Cooperate Statement Updated Conservation Area Appraisals and Management Plans, for all Conservation Areas in CWAC (including Christleton)

Comment

Representation ID: 15177

Received: 29/08/2025

Respondent: Barratt Redrow Plc

Agent: Pegasus Planning Group Ltd

I&O_15736
Paragraph 1.19 of the consultation paper confirms that the Council consider the following additional evidence will be required in support of the Local Plan: Retail and Town Centres Study (in preparation) Strategic Flood Risk Assessment (in preparation) Gypsy Traveller Accommodation Assessment (GTAA) (in preparation) Housing Needs Assessment (to be prepared) Green Belt Study (to be prepared) Infrastructure Delivery Plan (to be prepared) Strategic Viability Assessment (to be prepared) Transport Assessment (to be prepared) Land Availability Assessment (in preparation) Barratt Redrow fully support the list above, in particular the Green Belt Study. As set out throughout these representations, it is clear from the Issues and Options Paper and wider evidence base that Green Belt release will be required in order to meet emerging development requirements, therefore early preparation of a Green Belt Study is supported and welcomed. It is also important that this Study is comprehensive in its scope and considers Green Belt across the authority area, rather than just around Chester, as the previous Green Belt Study did in 2013, in support of the current adopted plan. The Housing Needs Assessment, Strategic Viability Assessment and Land Availability Assessment are also critical to the emerging strategy for housing delivery, and therefore we would expect these to have progressed/ been published by the time of the next consultation stage.

Comment

Representation ID: 15282

Received: 29/08/2025

Respondent: Peel NRE Limited

Agent: Turley

I&O_15841
The R18 LP confirms that CWAC Council intend to prepare additional evidence to support the emerging Local Plan, including a Housing Needs Assessment, Green Belt Study, Infrastructure Delivery Plan, Strategic Viability Assessment and Land Availability Assessment. Peel looks forward to being given the opportunity to review and comment on these critical evidential documents. It is essential that the evidence base that informs the emerging Local Plan reflects the latest national policy as set out in the NPPF and Planning Practice Guidance (“PPG”). In particular this includes ensuring that the proposed Green Belt Study aligns with the updated Green Belt PPG published in February 20259, including consideration of grey belt opportunities. Further comments on the specific evidence base relevant to Peel’s land interests are provided in more detail at Chapter 4. This includes the Peatlands of Cheshire West and Chester, the Waste Needs Assessment, and the Cheshire West and Chester Economic Needs Assessment 2025.

Comment

Representation ID: 15419

Received: 29/08/2025

Respondent: Shropshire Homes

Agent: Pegasus Planning Group Ltd

I&O_15978
Shropshire Homes fully support the list of evidence, but also recommend that a settlement hierarchy paper is prepared to ensure that rural sustainable settlements which support a wider catchment and are not constrained by Green Belt are directed appropriate levels of development moving forward. Shropshire Homes also note the Tree Coverage Policy (G1) and the potential around higher water efficiency standards and request that a suitable evidence base is prepared to justify any policy approach

Comment

Representation ID: 15420

Received: 21/10/2025

Respondent: Wirral Borough Council

I&O_15979
Do you agree that this is the right evidence that we need to inform the new Local Plan? WBC Response: Yes Is there further evidence that you think will be required? WBC Response: Not at this stage, but there may a need for other studies e.g heritage impact assessment once allocations are firmed up

Comment

Representation ID: 15821

Received: 29/08/2025

Respondent: Barratt David Wilson Homes North West

Agent: Turley

I&O_16380
The I&O Consultation Document confirms that CWAC Council intend to prepare additional evidence to support the emerging Local Plan, including a Housing Needs Assessment, Green Belt Study, Infrastructure Delivery Plan, Strategic Viability Assessment and Land Availability Assessment. The Council must ensure that all proposed policy directions and spatial strategy are thoroughly justified and supported by evidence. The outlined documents, alongside any other necessary studies, will be essential to robustly underpin the policies set out in the emerging Local Plan. It is essential that the evidence base that informs the emerging Local Plan reflects the latest national policy as set out in the NPPF and Planning Practice Guidance (“PPG”). In particular, this includes ensuring that the proposed Green Belt Study aligns with the updated Green Belt PPG published in February 20256, including consideration of grey belt opportunities. In addition to the evidence already identified by CWACC, other evidence that should be produced or updated to ensure it reflects the latest context includes:  Site Selection Paper – to date there is no evidence provided by CWAC Council on the proposed allocations, including FRO03. As set out in these representations, the live planning application for the Site is supported by a full suite of technical documents. BDW are happy to assist CWACC in sharing relevant evidence, as necessary. Places Background Paper 2024, which should be extended to consider all identified Local Service Centres (in addition to the urban areas and Key Service Centres) and the potential for these to be ‘moved up’ the settlement hierarchy. Economic Needs Assessment 2025 Brownfield Land Register Playing Pitch Strategy 2021 Public Open Space Assessment Duty to Cooperate Statement Updated Conservation Area Appraisals and Management Plans for all Conservation Areas in CWAC

Support

Representation ID: 15957

Received: 29/08/2025

Respondent: Northern Trust Land Limited

Agent: Savills (UK) Limited

I&O_16538
The New Local Plan must be based on up to date and robust evidence. The Issues and Options consultation document sets out the following list of additional evidence that is needed to support the new Plan: ▪ Retail and Town Centres Study (in preparation) ▪ Strategic Flood Risk Assessment (in preparation) ▪ Gypsy Traveller Accommodation Assessment (GTAA) (in preparation) ▪ Housing Needs Assessment (to be prepared) ▪ Green Belt Study (to be prepared) ▪ Infrastructure Delivery Plan (to be prepared) ▪ Strategic Viability Assessment (to be prepared) ▪ Transport Assessment (to be prepared) ▪ Land Availability Assessment (in preparation). The above list of additional evidence is sufficient to inform the policies of the new Local Plan. Savills is supportive of the production of a Housing Needs Assessment, Land Availability Assessment and Green Belt Study which will inform the policies that relate to housing delivery in the new Local Plan. It is not considered that there is additional evidence that is required that is not already in preparation or due to be prepared that would be necessary to support the new Local Plan.

Comment

Representation ID: 16065

Received: 29/08/2025

Respondent: Richborough Estates

Agent: Asteer Planning

I&O_16646
Comments on the Emerging Local Plan Evidence Base Economic Development Needs Assessment (March 2025) The Economic Development Needs Assessment (“EDNA”) provided an overview of the strategic location of Winsford which benefits from being close to the countryside whilst also offering excellent transport links, with the M6 motorway and major A-roads linking the settlement with Merseyside, Chester and North Wales. The key strengths were identified as a growing  population, space to expand and the presence of a college (Warrington & Vale Royal College). The EDNA identified a demand for industrial space and an ambition to attract new businesses to locate in Winsford. However it was noted that many employees commute into work from outside of the town due to the weak town centre and residential offer.  Therefore, high quality new homes in Winsford will help to retain workers and underpin the towns employment base. The findings of the EDNA suggest that there is demand and ambition to expand Winsford’s employment offer, and that this would be supported by the delivery of a range of housing types and tenures. Employment Areas Survey (2024) The employment areas survey (2024) shows that the 3rd largest employment area in the borough is located in Winsford. This further reinforces the point that Winsford needs to be effectively planning to meet its housing needs to support its growing employment base.

Comment

Representation ID: 16349

Received: 29/08/2025

Respondent: Church Commissioners for England

Agent: Deloitte LLP

I&O_16930
The Commissioners recommends that a robust evidence base be prepared to support and inform the emerging Local Plan, with evidence provided to support strategic policies for housing, employment and low carbon energy provision specifically. The Consultation Document signposts to the evidence base documents prepared to date, to support the emerging Local Plan, include the Employment Areas Survey, Economic Needs Assessment, Playing Pitch Strategy, Peatlands of Cheshire West and Chester, Places Background Papers, Land Availability Assessment, Brownfield Land Register, Waste Needs Assessments and Local Aggregate Assessments. Additionally, it is noted that the following additional evidence is needed to support the new Local Plan: Retail and Town Centres Study (in preparation) Strategic Flood Risk Assessment (in preparation) Gypsy Traveller Accommodation Assessment (GTAA) (in preparation) Housing Needs Assessment (to be prepared) Green Belt Study (to be prepared) Infrastructure Delivery Plan (to be prepared) Strategic Viability Assessment (to be prepared) Transport Assessment (to be prepared) Land Availability Assessment (in preparation). The Commissioners notes that the aforementioned list is not consistent with that referenced within Paragraph 3.1 of the Sustainability Appraisal, and therefore suggest that a comprehensive list encompassing all evidence base documents is provided across both the Sustainability Appraisal (2025) and draft Local Plan consistently, to ensure that this can be appropriately reviewed and considered. The Commissioners is particularly supportive of the preparation of a Green Belt Study, which should be utilised to inform whether “ exceptional circumstances exist [justifying to the removal of land from the Green Belt] and if so, which parts of the Green Belt need to be reviewed and amended ” as noted within the Sustainability Appraisal. Given the significant increase in the standard method figure of 1914 homes per annum which CWCC should be planning for through this Local Plan, the Green Belt Study is key in ensuring that the Local Plan can evidence and successfully deliver growth across the borough. It is important that these documents are completed to inform the next consultation stage of the Local Plan process, particularly in relation to the overall growth options and subsequent allocations that will underpin these within the Local Plan, and therefore it would be helpful if CWCC could provide a timeframe for when these will be provided.

Support

Representation ID: 16436

Received: 29/08/2025

Respondent: NPL Group (UK) Ltd

Agent: Pegasus Planning Group Ltd

I&O_15471
This site is considered in the Stage One Land Availability Assessment 2025 and given reference 1625. It is identified as being adjacent to the settlement of Northwich and the Gadbrook Park established employment area, and unconstrained by Green Belt, Flood Zone 3 and local greenspace designations. The extent of the site is based on the red line boundary, and it is identified as being potentially suitable for mixed employment development (B2, B8, Eg). No better performing site has been identified in the Stage One Land Availability Assessment 2025.

Missing from the evidence base is a transparent methodology of how the sites with employment potential like this site, have resulted in the spatial strategy options and potential growth options in the Options Regulation 18 Consultation report, which excludes this site. Moving forward we fully expect to see a clear site selection methodology, which will be scrutinised as part of future representations.

Also missing from the evidence base is any information on the safeguarding of the land that was required for HS2 and is no longer required for that purpose. Indeed, the Options Regulation 18 Consultation report or supporting evidence base makes to reference whatsoever to the safeguarding of the route.

Support

Representation ID: 16445

Received: 29/08/2025

Respondent: Grimster Planning

I&O_14513
The evidence base documents listed at paragraph 1.19 of the I&O, and within the evidence base section of the planning policy webpages, are considered to form a strong basis to inform and shape the new Local Plan. The Green Belt Study should be a Borough-wide assessment of the Green Belt, as opposed to simply focusing on an assessment of Green Belt land around Chester, as was the case in the preparation of the 2015 Part One Local Plan. This aligns with our comments later in this representation on Green Belt release across the Borough. Furthermore, the Green Belt assessment should include a specific assessment of those sites in the Green Belt that have been submitted to the Council as part of its Call for Sites, rather than those sites simply being assessed as part of a wider "parcel" of land. This will ensure that individual sites, in particular previously developed sites with clear development potential, are not identified as making a strong contribution to the Green Belt purposes as a consequence of the inclusion of additional land within a "parcel" that might not have been put forward for development and would not be suitable for development (for example, a brownfield parcel of land being assessed as part of a wider greenfield land parcel). It is considered that a Settlement Hierarchy assessment should be undertaken with clear criteria established to determine where settlements sit within the hierarchy, based on access to services, education and public transport amongst others. A Settlement Limits Review should also be undertaken, demonstrating how settlement boundaries within each of the settlements identified for growth within the new Local Plan (to be confirmed as part of the Local Plan process) will be adjusted to accommodate new housing and (where appropriate) economic growth. This includes any existing housing commitments which remain extant and where a lawful material start has been made, and any new housing commitments that may be granted during the Local Plan preparation process.

Support

Representation ID: 16839

Received: 29/08/2025

Respondent: Northern Trust Land Limited

Agent: Savills (UK) Limited

I&O_16576
The New Local Plan must be based on up to date and robust evidence. The Issues and Options consultation document sets out the following list of additional evidence that is needed to support the new Plan: Retail and Town Centres Study (in preparation) Strategic Flood Risk Assessment (in preparation) Gypsy Traveller Accommodation Assessment (GTAA) (in preparation) Housing Needs Assessment (to be prepared) Green Belt Study (to be prepared) Infrastructure Delivery Plan (to be prepared) Strategic Viability Assessment (to be prepared) Transport Assessment (to be prepared) Land Availability Assessment (in preparation). The above list of additional evidence is sufficient to inform the policies of the new Local Plan. Savills is supportive of the production of a Housing Needs Assessment, Land Availability Assessment and Green Belt Study which will inform the policies that relate to housing delivery in the new Local Plan. It is not considered that there is additional evidence that is required that is not already in preparation or due to be prepared that would be necessary to support the new Local Plan.