Comment

Representation ID: 11979

Received: 28/08/2025

Respondent: Andrew Lyon

I&O_12493
SS 23–25 : I oppose further development near Lache Lane until Kings Moat is fully integrated.

Comment

Representation ID: 12071

Received: 29/08/2025

Respondent: Beneficiaries of E C Francis

Agent: Grimster Planning

CH02
I&O_12585
Our Client supports the release of Green Belt land around Chester; this is the only means by which to delivery any significant and meaningful housing growth around the City, and to support its role as the economic growth hub of the Borough. Adopting a positive approach to future Green Belt release around Chester will ensure that the City can remain the hub of economic growth in the Borough and help Cheshire West and Chester retain its economic competitiveness in a region where neighbouring Authorities are seeking to attract new inward investment. Given that previous Green Belt release has been focused to the south of the City, the next spatial growth strategy should include a balanced release of land to the eastern edge of the urban area, on land that is well-contained with permanent and defensible boundaries, and benefits from good access from the existing highway network. There are a number of constraints around other parts of the City. This includes areas of flood risk to the south-west, west and south/south-east, Conservation Areas, SSSI’s and other landscape/ecological considerations (including Parks and Gardens and Local Wildlife Sites). The land to the eastern edge of the defined urban area as shown on the LDP Policies Map has fewer constraints. The location of some new housing towards the eastern of the City will also ensure that the housing needs of those smaller outlying settlements to the east of the A55 can also be met given in view of their own Green Belt constraints. Parcel CH02 encompasses the majority of the land along the eastern edge of Chester, within the A55. This land is sustainably located and would represent a logical expansion of the City utilising permanent and defensible boundaries which could endure beyond the next Local Plan period. Our Client’s land interests are located towards the eastern edge of Chester, and represent an excellent candidate site for release from the Green Belt. The land benefits from excellent highway and public transport links into the City of Chester and further afield. Further details are provided later in this letter. However, it is observed that Parcel CH02 not include the land to the immediate east of Caughall Road and Upton Heath. Whilst some of this land has known archaeological value, there are nevertheless parcels of land immediately adjacent to the east of Upton Heath that would be capable of development; this includes our Client’s landholdings, as documented later in this submission. These land parcels should not be discounted at this stage, particularly given that they would enable smaller, incremental Green Belt release proportionate in scale to the settlement which they adjoin. We would request that they should be fully assessed as part of a Borough-wide Green Belt Assessment. Further details are provided later in this submission.

Comment

Representation ID: 13723

Received: 29/08/2025

Respondent: Guilden Sutton Parish Council

I&O_14243
We do not think any of the identified potential growth areas around Chester are suitable. They all suffer from the flaws we have identified in our answer to SS 24.

Comment

Representation ID: 14107

Received: 05/09/2025

Respondent: Upton-by-Chester and District Parish Council

I&O_14650
The Upton-by-Chester & District Neighbourhood Plan 2020-2030 (UNP) has a specific Policy D1 that relates to the future development of the current Dale Barracks site, which is in CH01. The Dale Barracks is in Green Belt land, as a currently permitted development, but it may become available for redevelopment in the period covered by the current UNP and also by the future Local Plan. It is noted that the Dale Barracks site is in the CH01 are under consideration for the new Local Plan. The wishes of the Upton Parish residents as expressed in the UNP are that any future large-scale development of the Dale Barracks site is sustainable, is of high design quality, and is fully integrated with the Upton community. This site is a key focus of the UNP Design Code. REFERENCES: https://www.uptonbychester.org.uk/uploads/9/3/5/8/9358403/upton-by-chester_and_district_ndp_-_made_2_september_2022.pdf https://www.uptonbychester.org.uk/uploads/9/3/5/8/9358403/upton-by-chester_design_code.pdf https://www.uptonbychester.org.uk/uploads/9/3/5/8/9358403/ndp_reg_15_consultation_statement_part_1_-_final_22-11-21.pdf

Comment

Representation ID: 14136

Received: 29/08/2025

Respondent: Mrs Jennifer Crew

I&O_14680
SS 23 - 25 I am particularly against developing the Greenbelt along Lache Lane to the south of Chester as our communities south of the River Dee are struggling already to assimilate the additional residents moving into the Kings Moat development on Wrexham Road and the infrastructure and services (education, health, shops, transport, etc.) promised have not yet materialised.  No more development should be planned in the area until the current development has been fully absorbed. The Dale would seem to be an obvious area to develop, providing local services are included as above.

Comment

Representation ID: 14559

Received: 29/08/2025

Respondent: Mrs Julia Pickering

I&O_15105
I don’t consider any of the identified potential growth areas around Chester appropriate if it means the additional release of Green Belt land.  Green Belt policy maintains a key purpose of Green Belt is to prevent urban sprawl and preserve the setting and special character of historic towns such as Chester.

Comment

Representation ID: 14567

Received: 17/09/2025

Respondent: Chester Civic Trust

I&O_15113
Following on from the strategic view, we have taken it that the Council might expect to hear from Chester Civic Trust specifically whether any further volume housing on the periphery of the City would be harmful to its historic character. Our answer (but subject to important caveats) is that a well-sited and well-constituted neighbourhood (or neighbourhoods) can contribute positively to the function of the City and need not in essence be harmful to, or dilute, its historic character . We believe that the scale of suburban expansion of the city in the 20 th and 21 st Centuries has already removed sensitivity to further expansion. That is not to criticize the character of urban villages like Hoole and Handbridge Chester, but the city cannot be described as a ‘small, cosy, market town’ that could be harmed by large suburban expansion. The city has a  significant, distinctive and well-protected historic core. We believe that what really matters for any new volume development on the periphery of the city is that it should aim to be a truly healthy and sustainable neighbourhood that embodies the best contemporary interpretation of local and regional materials and not rely, for instance,  on superficial street-naming associations with heritage to camouflage purely generic solutions.

Comment

Representation ID: 14982

Received: 29/08/2025

Respondent: Ainscough Strategic Land

Agent: Turley

I&O_15541
To accommodate the scale of new development required to meet the identified housing and employment needs in CWAC, and in the city of Chester specifically (as the largest settlement), it is likely that more than one of the identified Potential Growth Areas around Chester will be required to be allocated within the emerging Local Plan. The adopted housing requirement for CWAC is 22,000 net additional dwellings over the plan period of 2010-203013. The spatial strategy apportions a requirement for at least 5,200 net additional dwellings over the plan period (2010-2030) to Chester14. This represents 24% of the Borough housing requirement. The CWAC Annual Monitoring Report 202415 confirms that 4,944 dwellings were delivered in Chester between 2010 and 2024, representing 95% of the identified housing requirement for the settlement – this means that 256 dwellings remain to be delivered by 2030. The Reg 18 Consultation Draft Plan sets out three Spatial Strategy Options, all of which propose housing growth within Chester. As set out in our response to Question SS 11, ASL consider that Options A and C are not sustainable and therefore Option B is the most appropriate spatial strategy. If Spatial Strategy Option B is adopted, and the adopted Local Plan spatial strategy is maintained and, therefore, that the same proportion (24%) is applied to the new local housing need figure derived using the updated standard method over an assumed 15-year plan period (i.e. 28,920 dwellings), this would indicate a ‘requirement’ for 6,941 dwellings in Chester. If a 20-year plan period is progressed (as with the current Local Plan), the Borough’s housing need figure would increase to 38,560 dwellings, which would indicate a ‘requirement’ for 9,252 dwellings in Chester. ASL supports the identification of Potential Growth Area CH01, which is identified as a location for mixed housing and community uses in Spatial Strategy Option B. The majority of Potential Growth Area CH01 comprises ASL’s land interests at Liverpool Road, Upton-by-Chester. As set out in detail in ASL’s site-specific representations, land at Liverpool Road is considered to be a highly sustainable location for growth, which currently makes limited contribution to the purposes of including land within the Green Belt, as has been previously accepted by the Council in the existing Green Belt Assessment (2013). The site meets the definition of grey belt land, making little contribution to the Green Belt and being surrounded by existing built form. The site is sustainably located and is not subject to any other constraints (aside from the Green Belt policy designation) which would restrict development. The site is suitable, available and achievable and the Councils’ own Land Availability Assessment demonstrates that it would be capable of delivering c.360 dwellings which would make a significant contribution to meeting housing needs in Chester – ASL consider that the site could accommodate this quantum of development as a minimum and likely to be greater.

Comment

Representation ID: 15210

Received: 29/08/2025

Respondent: Barratt Redrow Plc

Agent: Pegasus Planning Group Ltd

I&O_15769
Barratt Redrow fully support Chester receiving the highest level of growth in the emerging plan, as it did in the adopted plan, where it was and remains the largest settlement and only City at the top of the settlement hierarchy. As such we support spatial Option B in respect of Chester (which proposes 5000+ homes), and note that if the previous local plan apportionment (5,200 of 22,000 or 23.64%) is applied to the emerging 15 year requirement of 29,000 then Chester would receive growth of 6,855 homes , which seems entirely reasonable and deliverable, with the 4 potential growth areas shown having a total indicative capacity of 11,980. Whilst the final development numbers for Chester will be refined as the Local Plan progresses, Barratt Redrow fully support the identification of potential growth areas CH03 (Lache Lane) and CH02 (Land at Hare Lane) on Map 5.4 at this stage of the plan process, and consider that these two areas are suitable options for housing allocation in Chester because: In respect of CHO3, Redrow’s Land at Lache Lane/Wrexham Road Extension site, which is located at the north-eastern extent of CH03, represents a logical first development phase of CH03 as: It comprises a Grey Belt site which can deliver development of circa 160 dwellings in the first five years of the plan period. It is unconstrained in respect of all technical considerations. It benefits from a sustainable location, located directly adjacent to Kings Moat Garden Village, which is being built out by Redrow and Taylor Wimpey. Whilst Land at Lache Lane/Wrexham Road Extension can be delivered in isolation, the wider CH03 parcel (known as Decoy Farm) – which extends to the A55 to the south, represents a logical rounding off to the Green Belt boundary and is a suitable broad location for growth. It does not provide a strong contribution to the historic setting of Chester and purpose d) of the Green Belt. It is considered that this entire CH03 growth area will be required to meet Chester’s and CW&C’s substantial housing requirements. The entire CH03 parcel has capacity to deliver around 1,200 homes. In respect of CH02, Redrow’s site at Land at Hare Lane is a highly suitable residential site as: It comprises a Grey Belt site which can deliver development of circa 560 dwellings early on in the plan period. It is unconstrained in respect of all technical considerations. Benefits from a highly sustainable location for growth, with various facilities and services located within walking distance. Again, whilst Land at Hare Lane can be delivered in isolation and as an early development phase, it will not undermine the delivery of the wider CH02 site – which is also appropriate for Green Belt release in its entirety. When reviewing Green Belt boundaries in this location, releasing the land parcels located between the A55 and A41 is entirely logical, noting the requirement of NPPF paragraph 149 in respect of the need to identify clear, permanent boundaries. The A55 clearly comprises a durable Green Belt boundary. This is equally the case in respect of the CH03 Growth Area – which also benefits from strong, durable boundaries including the A55 to the south and a railway line to the west. The same cannot be said for growth areas CH01 and CH04, which have less durable boundaries and are more open in character.

Comment

Representation ID: 15251

Received: 29/08/2025

Respondent: Chester Zoo

Agent: Cassidy & Ashton Group Ltd

I&O_15810
It is considered that development of the proposed growth areas to the east and west of Chester (CH02 and 04) will result in an adverse impact on the land within the Green Belt, the setting of the city and its wider surroundings. CH01 is the most suitable growth area due to the extent of existing development within the area. This growth area includes area 8, a parcel of land identified in the previous Green Belt review which does not meet any of the purposes of the Green Belt. Area CH01 can still be progressed as a growth area, whilst pursuing spatial strategy Option B (in varied form with allowance for small scale release of Green Belt), as it is considered that land within growth area CH01 would be considered appropriate for development under existing national grey belt policy, as it does not contribute to purposes a), b) or d) of Green Belt land. Therefore, it is the most appropriate option for growth of Chester, whilst retaining the Green Belt as a whole.

Comment

Representation ID: 15385

Received: 29/08/2025

Respondent: R and C Handley

Agent: Matthew Wedderburn

I&O_15944
Four potential growth areas around Chester have been identified, to the north, the north west, the east and the south west of Chester. We disagree with the options chosen, as the land at Manor Farm, to the southwest of Chester should have been included. Potential growth area CH02 should be expanded to include this land. We provide detailed comments in support of the inclusion of this area in the plan as a site allocation in an accompanying supporting statement. This area is substantially enclosed built development and transport infrastructure, with Christleton village to the northeast, the Chester-Crewe railway line to the east, the A55 and existing residential areas of Huntington and Great Boughton to the west, and housing at Saighton Camp to the south. We consider when tested against the purposes of Green Belt, the Manor Farm land provides the opportunity for new development, whilst still allowing the Green Belt around Chester to fulfil the purposes set out in the National Planning Policy Framework. This site can provide high-quality housing, employment land, community facilities, and a local centre, located on the edge of Chester, set within an attractive landscape framework and should be included as a mixed-use allocation in the local plan.

Comment

Representation ID: 15467

Received: 21/10/2025

Respondent: Wirral Borough Council

I&O_16026
No comments at this stage

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: 16851

Received: 29/08/2025

Respondent: Northern Trust Land Limited

Agent: Savills (UK) Limited

I&O_16588
Map 5.4 of the Issues and Options document identified four potential growth areas around Chester. All four of the growth areas are within the current Green Belt. CH01 is beyond the north of Chester and is identified as an opportunity for mixed use development. CH02 is a strip of land along the eastern side of Chester’s settlement boundary and is identified for housing development. CH03 and CH04 are located beyond the south east and north east of the settlement boundary respectively and are both identified for housing growth.