Comment

Representation ID: 16069

Received: 25/08/2025

Respondent: Mr & Mrs John & Kathy Ricketts

I&O_16650
Not on green belt

Comment

Representation ID: 16125

Received: 28/08/2025

Respondent: Rosemary Parkinson

I&O_16706
Stop using green belt land

Comment

Representation ID: 16181

Received: 03/09/2025

Respondent: Helen Wilman

I&O_16762
Should buy unsold flats and houses that could be better used as social housing.

Comment

Representation ID: 16230

Received: 10/09/2025

Respondent: Liane Goryl

I&O_16811
) I disagree with building 1914 houses per year in the Borough.  There has been an influx of developments recently and the amounts of schools, dentists, pharmacies and GPs have not been increased enough to support the growing population.  Currently the section 106 agreements apply to large developments (I believe over 200 homes).  I would be interested in how many developers build just under 200 to avoid the planning obligations.  I think CW&C need to establish a local agreement which applies to smaller developments. I know 106 doesn’t cover all the areas I have mentioned, but CW&C need to establish local rules.  Maybe with the introduction of devolution, this is something which can be implemented at this level. Developers are only interested in making money. Maybe these developers should also have to employ local people to work on the sites. This will support the economy with providing jobs etc.  Link in with the colleges to ensure that young people get the opportunity to work on the sites and be taken on as apprentices etc. There should be a focus on housing for older people and those living with dementia which are linked to sites which support older people.  So, a nursing / day services / café / respite base with supported accommodation surrounding these hubs.  There needs to be more in each area and not just the main areas of the borough.  Our population is that of an aging one which a huge increase of people 65+ and 85+ over the next 10 years according to recent data.  Therefore, there needs to be planning to accommodate for this.  Other areas such as Rochdale have these facilities and it is lacking in this borough.  Our aging population should be a priority.

Comment

Representation ID: 16294

Received: 29/09/2025

Respondent: People's Choice Group Project

I&O_16875
Yes, build enough new homes but also make sure existing homes are used well - not left empty. Make it easier for people who want to downsize by making accessible smaller homes. 

Comment

Representation ID: 16358

Received: 29/08/2025

Respondent: Church Commissioners for England

Agent: Deloitte LLP

I&O_16939
To ensure that the emerging Cheshire West and Chester Local Plan is positively prepared, the Commissioners considers that the Council should set a housing requirement of at least 1,914 homes per annum, in line with national policy. The Planning Policy Guidance (PPG) states that the standard method figure identified under the recently published NPPF and adjusted following guidance of affordability ratios, is “ a minimum annual housing need figure ”. The new Standard Method figure was introduced under the backdrop of the Government’s strong ambitions to deliver 1.5 million homes over the next five years. As such, Cheshire West and Chester’s housing requirement should be no less than 1,914 homes per annum, which equates to approximately 28,710 homes over the proposed 15 year plan period. However, as the Commissioners has already noted, the emerging Local Plan period should be aligned to that of the current CWCC Local Plan, covering 20 years – which would result in approximately 38,280 homes across the plan period. The Commissioners considers that, at a minimum, the standard method figure should be planned to ensure alignment with Paragraphs 15 and 16 of the NPPF, which states that plans should “ provide a positive vision for the future ” and be “ prepared positively in a way that’s aspirational and deliverable ”. The Consultation Document acknowledges that “ authorities would be able to justify a lower housing requirement than the figure the method sets on the basis of local constraints on land and delivery ”. The Commissioners notes that any reduction on the housing requirement of 1,914 homes per annum, as set out through the standard method, would have to be clearly justified through robust evidence, and all opportunities for meeting this need should be fully explored. At present, the Commissioners does not consider that there is any evidence which would justify a lower housing requirement, and stresses the importance of the preparation of a Housing Needs Assessment to establish the housing requirement figure for the borough. Housing Land Monitor Summary Report (2025) The Housing Land Monitor Summary Report 2025 notes that there has been an annual surplus in the delivery of homes since 2014 compared with the adopted Local Plan target of 22,000 homes (1,100 per annum). With the report detailing that year’s 2016/17, 2017/18 and 2018/19 delivered annual net completions in excess of even the new proposed standard method figure of 1,914 homes per annum. The net total of homes anticipated to be delivered from 2017-2025 as summarised within the Housing Land Monitor Summary Report 2025 totalled 8,800, however 15,335 were delivered. This significant surplus of delivery suggests that the adopted Local Plan is not aspirational enough, with the housing target falling short of the actual delivery potential of the borough. Cognisant of the above, the Commissioners considers it essential to ensure the housing target within the emerging Local Plan is at least the proposed standard method figure of 1,914 homes per annum, in order to not only sufficiently meet demand, but to also support the growth aspirations of the borough. As the net completions across 2016/17, 2017/18 and 2018/19 has demonstrated, housing has historically been delivered in excess of this standard method figure and therefore the Commissioners considers that the Local Plan should be able to facilitate the level of growth detailed through the proposed standard method figure, as a minimum . The Commissioners stresses the importance of ensuring that the Local is “ prepared positively, in a way that is aspirational but deliverable ” as required by paragraph 16 of the NPPF, which should be reflected within the housing delivery target for the borough. The Commissioners recommends that CWCC seek to commission an updated Housing Needs Assessment to inform the preparation of the emerging Local Plan. The Commissioners emphasises the importance of this document and in turn the methodology utilised within it when identifying the needs and requirements of different parts of the borough and to reach an appropriate and aspirational minimum homes per annum figure for the emerging Local Plan. This will ensure that the Local Plan remains in line with paragraph 16 of the NPPF. Undeveloped Planning Permissions and Local Plan Allocations The Land Availability Assessment (Stage One) (2025) report suggests that there are sites on previously developed land without planning permission, including undeveloped Local Plan allocations, within the main urban areas and Key Service Centres, with a potential capacity of just over 5,000 homes. Additionally, the latest housing land monitoring data indicates that the borough currently has undeveloped planning permissions for almost 6,000 homes. The Commissioners notes that the continued inclusion of such allocations and planning permissions within the Local Plan would result in uncertainty in the deliverability of the overall housing needs across the borough. The Commissioners considers that a Local Plan that does not provide allocated sites that are confidently deliverable over the plan period nor an appropriate strategy for the delivery of the housing requirement would ultimately result in an unsound Local Plan. Therefore, the Commissioners considers that CWCC should undertake further research on the undeveloped and unimplemented sites in order to appropriately justify the retention of any allocations which have not been brought forward through the current Local Plan. It is stressed that, in order for the plan to be sound, sites should be evidenced to be deliverable and achievable within the Plan period. Oly then should they be allocated and subsequently considered as contributors to meeting the housing need of the borough. The Commissioners considers that alternative sites that provide deliverable and achievable sustainable development, such as the Commissioners’ landholdings ‘Land South of Ellesmere Port’, should be prioritised for allocations over those which have remained unimplemented.

Object

Representation ID: 16417

Received: 30/08/2025

Respondent: ENVIROWATCH.EU

I&O_15137
‘’998,000 EMPTY HOMES
According to the government reports, there are currently over 998,000 empty homes in England, a figure which has been steadily rising over the last five years. And it’s not just England, the numbers of empty homes continue to rise in Scotland and Wales too.’’
.1(b).As of March 2021, Cheshire West and Chester had a total of 4,302 empty homes across the borough of which 2,159 have been empty for over six months.
Thus the above need to be deducted from the housing requirements as in the above -- Question SS 1- Housing needs

Support

Representation ID: 16448

Received: 29/08/2025

Respondent: Grimster Planning

I&O_14518
No. The Council’s new Local Plan should plan positively for growth consistent with paragraph 36(a) of the
NPPF. The latter is clear that Local Plans should provide a strategy which “as a minimum seeks to meet the
area’s objectively assessed needs.”

Based on the Local Housing Needs Figures published by the Government in December 2024, the Council
should plan for the Local Plan’s development and spatial strategy to deliver 1,914 dwellings per year across
at least a 15-year period, as a minimum (and any subsequent adjustments to the Local Housing Needs figure for the Borough). Given that the adopted Local Plan covers a period of 20 years, there is no reason why a
new 20-year Local Plan period could not be advanced, particularly given the considered need for strategic
Green Belt release across the Borough; this would allow for amended Green Belt boundaries to endure for
a longer period.

Object

Representation ID: 16470

Received: 08/12/2025

Respondent: Gladman Developments Ltd

I&O_16514
The delivery of new housing to meet the needs of all residents across the borough is a critical issues that must be addressed through the emerging Local Plan. The NPPF is clear that the standard method should be used as the starting point in establishing the housing requirement for an area. Gladman notes that the most up-to-date local housing need figure for the authority, defined using the standard method, is 1,928 dwellings per annum, which equates to 28,920 dwellings over a 15-year plan period. The PPG sets out that there are some specific circumstances in which an alternative approach to the standard method could be justified(1). Gladman submits that in this case, an alternative approach to the standard method is not justified. As such, there is no reason for the Council not to plan for its housing need defined by the standard method.

Gladman wishes to remind the Council that the NPPF sets out that a local planning authority can choose to set a housing requirement higher than its identified housing need. For example, this can be to include provision for neighbouring areas or reflect growth ambitions linked to economic development or infrastructure investment. The Council should consider the merits of planning for higher growth.

The PPG sets out that an increase in the total housing figures included in a plan may need to be considered where it could help deliver the required number of affordable homes(2). Therefore, the Council could choose to plan for a higher number than its local housing need figure to support the delivery of affordable housing.

Gladman stresses that the standard method should only be considered the starting point for calculating the new Local Plan’s housing requirement.

Gladman submits that the new Local Plan should make provision for more dwellings than the minimum housing requirement for the plan period. It is essential that flexibility is built into the emerging Local Plan to ensure the Council is able to respond positively to changes in circumstances over the plan period. A housing land supply buffer of 10-20% is generally considered suitable to mitigate against delays in delivery as a result of changes in the planning and/or economic context. The housing land supply buffer should be flexible with a diverse range of components to positively respond to delayed delivery and changes in the planning and/or economic context. Furthermore, Gladman recommends the application of a non-implementation rate to ensure the overall provision figure is robust and the minimum housing requirement for the plan period is met in full.

The purpose of the emerging Local Plan is to identify sufficient sites to meet the housing requirement in full. Therefore, Gladman recommends allocating additional medium- and large-scale sites instead of relying on windfalls to provide greater certainty in meeting its minimum overall housing requirement over the plan period. The additional sites would ensure the continued vitality and viability of settlements and identified housing needs are met in full. Critically, the deliverability of the allocations would be tested by an inspector at examination to ensure they are deliverable over the plan period.

1 PPG Reference ID: 2a-003-20241212
2 PPG Reference ID: 2a-024-20190220

Support

Representation ID: 16764

Received: 29/08/2025

Respondent: Bloor Homes North West

Agent: Lichfields

I&O_15482
Policy SS1 states that the Council plans to deliver a minimum of 1,914 new homes per year over the plan period. This equates to a total of 28,710 new homes over a 15-year plan period but adoption is unlikely until at least 2027, therefore we would suggest that the plan will need to make provision to meet development needs to at least 2045 to ensure sufficient flexibility. As such, a housing requirement of 38,280 is required as a minimum. Coupled with that, additional flexibility should be built into this figure to reflect the adoption date of the plan and the fact that the SM3 figure may increase slightly again before the adoption of the Plan. Bloor supports the Council’s use of its LHN figure in the emerging Local Plan, as it enables proactive planning to meet housing needs. However, the 1,914-dwelling requirement is no longer reflective of the current LHN. Following the release of updated housing stock data and March 2025 affordability ratios, the Council’s LHN now stands at 1,928 dwellings per year. In terms of ensuring that the minimum housing requirement is met, Bloor considers that a 10% buffer on the supply of land should be included to this figure, as recommended by the Local Plan Expert Group, to ensure sufficient flexibility, choice and competition in the market for land. As such, we would recommend that the identified supply of housing over the plan period should be 42,000 dwellings. The policy should, as a minimum, reflect the most up-to-date LHN when the draft Local Plan is published. When setting the plan period, the Council should also ensure that it allows sufficient scope to ensure that at least 15 years remain on the plan period from the point of adoption of the plan as required by national policy. As set out above, this is likely to require a plan period to run to 2045 and additional flexibility should be built into this period to accommodate any additional delays.

Support

Representation ID: 16842

Received: 29/08/2025

Respondent: Northern Trust Land Limited

Agent: Savills (UK) Limited

I&O_16579
The Issues and Options draft sets out that the Council’s policy approach is to deliver a minimum of 1,914 new homes each year over the plan period, which would equate to 28,710 new homes. It is noted that the most recent local housing need figure for CW&C is actually 1,928 dpa, which brings the overall 15 year total to 28,920 homes. In response to question SS1, the new Local Plan should support the delivery of 1,928 homes per year as a minimum. The requirement for the new Local Plan to meet the standard method figure is clearly established in the NPPF and is the necessary approach that must be taken to ensure that the plan is consistent with national policy. Emphasis is placed on the fact that the national policy requirement is for Local Plans to adopt the standard method figure as a minimum. Savills recommends that the Council should take an ambitious approach and aim to exceed the minimum housing delivery indicated by the standard method, in order to support sustainable growth. National policy provides that in some cases, authorities will be able to justify a lower housing requirement than the standard method on the basis of local constraints on land and delivery (for example designations such as National Parks etc). Such circumstances do not exist in CW&C that would justify a reduced housing requirement. For example, there are no statutory National Parks in the borough.

Support

Representation ID: 16878

Received: 29/08/2025

Respondent: Tesni Properties Ltd

I&O_16615
The consultation identifies a minimum housing need of 1,914 dwellings per annum, derived from the Government’s Standard Method for assessing local housing need. While the Standard Method provides a consistent baseline across England, the Planning Practice Guidance (PPG) makes clear that this figure should be treated as the starting point, not the final requirement. Local planning authorities are expected to consider whether the baseline should be increased to take account of economic growth aspirations, market signals, affordability pressures, and unmet needs arising from neighbouring authorities. In the case of Cheshire West and Chester, there are compelling reasons to plan for a housing requirement above the Standard Method baseline. Affordability ratios in the borough remain high, particularly in rural and semi-rural areas, where younger households face increasing barriers to home ownership. Delivering a higher level of housing growth would help to address these affordability challenges by boosting supply and increasing the range and mix of homes available. The Council also has ambitious economic growth objectives linked to strategic infrastructure projects, including investment in Chester, Ellesmere Port, and the Cheshire Science Corridor. These initiatives will attract and retain a skilled workforce, but only if sufficient housing is provided in the right locations. Planning to meet only the minimum baseline risks constraining the borough’s economic potential. Furthermore, the Council should recognise the importance of housing delivery trajectories when setting its requirement. A plan that is too heavily dependent on large, complex sites will struggle to maintain a rolling five-year supply, creating exposure to speculative development. To safeguard against this risk, the housing requirement should be set at a level that allows a broad mix of sites — including small and medium-sized allocations in rural settlements such as No Mans Heath — to come forward alongside the larger strategic sites. This diversified approach will not only support delivery but will also strengthen the Council’s ability to demonstrate a sound plan at examination.