Comment

Representation ID: 15162

Received: 29/08/2025

Respondent: Views Holdings Limited

Agent: AshtonHale

I&O_15721
Views broadly supports the suggested policy approach towards housing mix and type of housing as set out within HO 1 yet believe this could be strengthened to allow for greater flexibility on a site-by-site basis, particularly in strategic or edge-of-settlement locations that could accommodate a broader range of uses. In this context, Land off London Road represents a credible opportunity for sustainable residential development. The site is located on the edge of the existing settlement boundary and is adjacent to established employment uses. Its proximity to Northwich and local services, transport connections, and retail facilities enhances its suitability for a broader housing mix, particularly for older people or those needing access to services without reliance on the car. We recommend that Policy HO 1 be amended to explicitly acknowledge that specialist and mixed-tenure housing opportunities may also be appropriately located on sustainable edge-of-settlement sites. This would help ensure the policy remains responsive to local context and land availability and supports inclusive, place-based growth. Such flexibility would align with the NPPF’s objectives around meeting diverse housing needs, making effective use of land, and planning positively for mixed-use developments that create healthy, inclusive, and vibrant communities.

Comment

Representation ID: 15258

Received: 29/08/2025

Respondent: Barratt Redrow Plc

Agent: Pegasus Planning Group Ltd

I&O_15817
Barratt Redrow fully understand and support the need to provide a mix of house types, sizes and tenures on site to deliver sustainable, mixed communities. However, the draft policy states that the new policy approach will provide detailed policy requirements e.g. % of 1-2 bed dwellings including by tenures, % of plots for self-build and custom housebuilding and requirements to meet the needs of an ageing population. Barratt Redrow object to this suggested approach. Prescriptive housing mix requirements often generate viability and deliverability issues. Instead, a flexible approach should be taken to housing mix which recognises that needs and demand will vary from area to area and site to site. A flexible approach also helps to ensure that housing schemes are viable and appropriate for the local market, i.e. housing mix is a matter which should be considered on a site-by-site basis. In respect of self-build and custom housing, this type of product is generally best delivered on small-medium scale sites that have been specifically allocated for that purpose, rather than as part of larger traditional housing allocations. Such housing is also contingent on there being a demonstrable need. In the case of CW&C’, their self-build and custom house building register12 confirms that only 36 new registrations for self/custom build housing were made between 31st October 2023- 30th October 2024, which does not indicate particularly strong demand given the Borough’s size, meaning a specific % requirement for self-build housing is not justified. In terms of introducing the nationally described space standards, this would need to be justified and follow the guidance within the PPG13, which notes that local planning authorities must provide justification taking into account the following areas: need – evidence should be provided on the size and type of dwellings currently being built in the area, to ensure the impacts of adopting space standards can be properly assessed, for example, to consider any potential impact on meeting demand for starter homes. viability – the impact of adopting the space standard should be considered as part of a plan’s viability assessment with account taken of the impact of potentially larger dwellings on land supply. Local planning authorities will also need to consider impacts on affordability where a space standard is to be adopted. timing – there may need to be a reasonable transitional period following adoption of a new policy on space standards to enable developers to factor the cost of space standards into future land acquisitions. We also note the HBF comments that there is a direct relationship between unit size, cost per square metre (sqm), selling price per sqm and affordability. The HBF recommends that the policy approach should recognize that customers have different budgets and aspirations. An inflexible policy approach to NDSS for all new dwellings will impact on affordability and affect customer choice 12 https://consult.cheshirewestandchester.gov.uk/kpse/event/A4F1351D-DE17-4B0E-9967-E36E7154D9F0 13 Paragraph: 020 Reference ID: 56-020-20150327

Comment

Representation ID: 15370

Received: 29/08/2025

Respondent: Blueoak Estates

Agent: Paul Nellist

I&O_15929
The policy approach suggests that Current Local Plan (Part One) policy SOC 3 and Local Plan (Part Two) policy DM 20 will be substantially amended to reflect the evidence of the Housing Needs Assessment (to be prepared); and, the new policy approach will provide detailed policy requirements e.g. % of 1-2 bed dwellings including by tenures; % of plots for self-build and custom housebuilding; requirements to meet the needs of an ageing population and meeting the needs of residents with disabilities. Blueoak acknowledges that a housing needs assessment is to be prepared. Any new policy requirements on housing mix should be an indicative starting point and allow flexibility for developments to demonstrate and justify appropriate variations from the required percentages if local circumstances and/or more up-to-date evidence is available to inform mix and housing type requirements. Any housing mix and type requirements should only apply to major development.

Comment

Representation ID: 15632

Received: 21/10/2025

Respondent: Wirral Borough Council

I&O_16191
No comments at this stage.

Comment

Representation ID: 15724

Received: 29/08/2025

Respondent: Shropshire Homes

Agent: Pegasus Planning Group Ltd

I&O_16283
Shropshire Homes fully understand and support the need to provide a mix of house types, sizes and tenures on site to deliver sustainable, mixed communities. However, the draft policy states that the new policy approach will provide detailed policy requirements e.g. % of 1-2 bed dwellings including by tenures, % of plots for self-build and custom housebuilding and requirements to meet the needs of an ageing population. Shropshire Homes object to this suggested approach.  Prescriptive housing mix standards often lead to viability and deliverability issues. Instead, a more flexible approach should be taken to housing mix which recognises that needs and demand will vary from area to area and site to site. A flexible approach also helps to ensure that housing schemes are viable and appropriate for the local market, i.e. housing mix is a matter which should be considered on a site-by-site basis but guided by an overarching framework. In respect of self-build and custom housing, these are best delivered on specific small-medium scale sites allocated for such a purpose, rather than as part of wider allocations. It is also very much dependent on demonstrating a need – we note that CW&C’s self-build and custom house building register4 indicates only 36 new registrations for self/custom build housing were made between 31st October 2023- 30th October 2024. This does not indicate particularly strong demand given the Borough’s size, therefore a specific % requirement for self-build housing on sites is also not supported. In respect of the potential introduction of nationally described space standards, this would need to be justified and follow the guidance within the PPG5, which notes that local planning authorities must provide justification taking into account the following areas: • need – evidence should be provided on the size and type of dwellings currently being built in the area, to ensure the impacts of adopting space standards can be properly assessed, for example, to consider any potential impact on meeting demand for starter homes. • viability – the impact of adopting the space standard should be considered as part of a plan’s viability assessment with account taken of the impact of potentially larger dwellings on land supply. Local planning authorities will also need to consider impacts on affordability where a space standard is to be adopted. • timing – there may need to be a reasonable transitional period following adoption of a new policy on space standards to enable developers to factor the cost of space standards into future land acquisitions. Clearly there is a direct relationship between unit size, cost per square metre (sqm), selling price per sqm and affordability. As Shropshire Homes’ customers have different budgets and aspirations, an inflexible policy approach to NDSS for all new dwellings will impact on affordability and will affect customer choice.

Comment

Representation ID: 15768

Received: 29/08/2025

Respondent: Northern Powerhouse Land Ltd

Agent: Asteer Planning

I&O_16327
The supporting text to HO 1 states that a Housing Need Assessment is being prepared, which it is stated “will provide the basis for delivering the mix of homes required and requirement for affordable housing.” NPL reserves the right to comment on the Housing Need Assessment at the appropriate time, particularly as it is noted that the Council intends for this assessment to provide the basis for new Local Plan policies relating to the mix of housing. Nevertheless, it is important that any prospective planning policy relating to housing mix allows for flexibility owing to this being dependent on site and market factors. Therefore, if the Council is intending to “provide detailed policy requirements e.g. % of 1-2 bed dwellings including by tenures; % of plots for self-build and custom housebuilding…” (as detailed in HO 1), these percentages should be labelled as ’indicative’. Furthermore, the future planning policy should acknowledge that the mix should be proportionate to the scale of the development proposed.

Comment

Representation ID: 15844

Received: 29/08/2025

Respondent: West Midlands Pension Fund

Agent: Knight Frank

I&O_16403
The suggested policy approach towards mix and type of specialist housing in new developments must be based on robust and up-to-date evidence, i.e. reflecting a local housing needs assessment.

Comment

Representation ID: 15871

Received: 29/08/2025

Respondent: Barratt David Wilson Homes North West

Agent: Turley

I&O_16430
BDW supports the principle of delivering a range and choice of homes that meet local needs, which is informed by up-to-date evidence, agrees that the emerging Local Plan should promote a mix of house types, sizes, and tenures to ensure choice for homebuyers and respond to demographic and market trends. However, it is essential that any housing mix policy provides flexibility and is not overly prescriptive, to avoid impeding housing delivery. Policies should allow for changing market demands over time and between local areas. In addition, housing mix requirements should take into account the scale and characteristics of individual sites, with flexibility to depart from a fixed mix where justified—particularly where site constraints or viability considerations indicate that an alternative approach would be more appropriate. The Council suggest that, if justified by evidence, a new policy will be brought in to require compliance with Nationally Described Space Standards (“NDSS”). UK Government has made clear that the NDSS are intended to be optional and should only be introduced where there is a clear need for them and they retain development viability. The evidence required to justify NDSS policies is set out within PPG, which includes evidencing need, viability and timing. BDW will provide further comment once the necessary evidence is made available for consultation.

Comment

Representation ID: 15905

Received: 01/09/2025

Respondent: Central & Country Developments Ltd

Agent: HK Planning

I&O_16464
It is unclear if the Council can show failure by developers that suitable market schemes have not delivered required housing mixes suitable for the housing needs of the Borough during this current plan period. If policies are proposed relating to house type mix for the emerging plan period these should well evidenced and be flexible as every site invariably has different factors to consider when bringing it forward, including the local context, housing market, and housing need, which can vary across the Borough. Clearly any policy would need to be regularly reviewed as needs inevitably change too. Also, significant flexibility should be given on smaller sites in order not to restrict SMEs bringing forward sites. Therefore housing mix policies should only apply to large scale sites.

Comment

Representation ID: 15947

Received: 29/08/2025

Respondent: Lexwood Developments

Agent: HK Planning

I&O_16506
It is unclear if the Council can show failure by developers that suitable market schemes have not delivered required housing mixes suitable for the housing needs of the Borough during this current plan period. If policies are proposed relating to house type mix for the emerging plan period these should well evidenced and be flexible as every site invariably has different factors to consider when bringing it forward, including the local context, housing market, and housing need, which can vary across the Borough. Clearly any policy would need to be regularly reviewed as needs inevitably change too. Also, significant flexibility should be given on smaller sites in order not to restrict SMEs bringing forward sites. Therefore housing mix policies should only apply to large scale sites.

Support

Representation ID: 15979

Received: 29/08/2025

Respondent: Northern Trust Land Limited

Agent: Savills (UK) Limited

I&O_16560
The Issues and Options draft document states that the new policy approach will provide detailed requirements for various types and proportions of housing. It is important that the New Local Plan is not overly restrictive as it must allow flexibility to enable sites to come forward that can deliver a range of house sizes in different proportions that reflect both need and market demand. Until the Housing Needs Assessment is updated, comments cannot be made in relation to the housing mix policy details. In terms of specialist and accessible housing (M4(2) / M4(3) the proportion of homes that meet these standards should reflect the evidence. This is not likely to require that all homes meet these standards as a blanket requirement.

Comment

Representation ID: 16092

Received: 25/08/2025

Respondent: Mr & Mrs John & Kathy Ricketts

I&O_16673
Only if no green belt is lost

Comment

Representation ID: 16149

Received: 28/08/2025

Respondent: Rosemary Parkinson

I&O_16730
YES

Comment

Representation ID: 16198

Received: 03/09/2025

Respondent: Helen Wilman

I&O_16779
Yes

Comment

Representation ID: 16254

Received: 10/09/2025

Respondent: Liane Goryl

I&O_16835
I agree with there needing to be the right mix of homes.  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: 16318

Received: 29/09/2025

Respondent: People's Choice Group Project

I&O_16899
Yes to seeing what accommodation is needed by local people. MORE ACCESSIBLE HOMES needed. Yes to Care Homes being close to services.  HOW ARE WE SUPPOSED TO ANSWER THE STUDENT  HOMES QUESTION -  NOT ENOUGH INFORMATION GIVEN. 

Support

Representation ID: 16462

Received: 29/08/2025

Respondent: Grimster Planning

I&O_14596
It is accepted that a mix of house types and tenures are needed over the next Local Plan period to meet the needs of all age groups; be it Affordable Homes, including First Homes, family housing, and accommodation for the Over 55’s in the form of apartments and smaller homes (i.e bungalows). However, there are site-specific and locational considerations to be taken into account as to whether all house types and tenures would be appropriate on all sites, as part of a “one size fits all” strategy.

Support

Representation ID: 16774

Received: 29/08/2025

Respondent: Bloor Homes North West

Agent: Lichfields

I&O_15492
The LPIO states that the current Local Plan policies will be substantially amended to reflect the evidence of the Housing Needs Assessment (to be prepared). It is proposed that the revised policy will provide detailed, prescriptive requirements for matters including housing mix and self-build housebuilding. Whilst Bloor supports the delivery of an appropriate housing mix to meet the needs of the residents of Cheshire West and Chester, the policy approach should be revised to ensure more flexibility to enable individual sites to respond to market conditions, site constraints and the character of the local area. Bloor has concerns about a one-size fits all approach, that relies on the findings of a forthcoming Housing Needs Assessment for housing delivery across the region over the next 15-years. Prescriptive policies will act as a barrier for housing delivery and will not enable developers to respond to the diverse range of local conditions in the borough. Policy H01 should allow for applicants to depart from the suggested tenure and housing mix guidelines, where it can be clearly justified. Given that the Plan is likely to try and maximise development opportunities in urban areas at higher densities, this approach will deliver a higher proportion of smaller units (1 and 2 bed apartments). As such, other site will need to meet the needs for family homes so an overly prescriptive policy may hinder the ability to provide sufficient quantum of family homes. Bloor also has concerns over the inclusion of self-build and custom housebuilding on large allocations. Whilst Bloor recognise that there is a market and a need for this form of housing, there are difficulties associated with its delivery, and it has the potential to affect the design character of the wider scheme. Self-build homes are more effectively delivered on urban sites identified through the brownfield register. Viability testing of the proposed housing mix policy will be necessary as part of the emerging Local Plan. This testing should be completed in advance of the Regulation 19 version of the Plan to ensure that the policy is deliverable and does not undermine the viability of development.

Support

Representation ID: 16862

Received: 29/08/2025

Respondent: Northern Trust Land Limited

Agent: Savills (UK) Limited

I&O_16599
The Issues and Options draft document states that the new policy approach will provide detailed requirements for various types and proportions of housing. It is important that the New Local Plan is not overly restrictive as it must allow flexibility to enable sites to come forward that can deliver a range of house sizes in different proportions that reflect both need and market demand. Until the Housing Needs Assessment is updated, comments cannot be made in relation to the housing mix policy details. In terms of specialist and accessible housing (M4(2) / M4(3) the proportion of homes that meet these standards should reflect the evidence. This is not likely to require that all homes meet these standards as a blanket requirement.