Planning in Cheshire West and Chester

Health and well-being

In order to meet the health and well-being needs of our residents proposals will be supported that: provide new or improved health facilities across the borough, particularly in areas of recognised need support improved links to healthcare in rural areas promote safe and accessible environments and developments with good access by walking, cycling and public transport support opportunities to widen and strengthen the borough's cultural, sport, recreation and leisure offer consider the specific requirements of different groups in the community (e.g. families with children, older people, people with disabilities, service families) in all relevant development work to reduce poverty and deprivation across the borough, particularly in areas of identified need promote high quality greenspace, and access to this across the borough, particularly in areas of recognised need. Development that gives rise to significant adverse impacts on health and quality of life (e.g. soil, noise, water, air or light pollution, and land instability, etc) including residential amenity, will not be allowed.

Open space, sport and recreation

The Council will seek to protect, manage and enhance existing open spaces, sport and recreation facilities to provide a network of diverse, multi-functional open spaces. Proposals will be supported that: Improve the quality and quantity of accessible open space, sport and recreation facilities in the local area Provide innovative solutions to improving the network of existing open spaces, increase accessibility to green corridors, and enhance biodiversity Improve access to open space for disabled people, pedestrians and children's play facilities Proposals on existing open space, sport and recreation facilities will only be permitted where: A. Equivalent or better replacement quality and quantity open space, sport or recreation facilities will be provided in a suitable location; or B. An assessment has clearly demonstrated the site to be surplus for its current open space, sport or recreation function; And C. It could not fulfil other unsatisfied open space, sport or recreation needs; And D. In circumstances where the open space, sport or recreation facility has been demonstrated to be surplus to need for that function in accordance with part C of this policy any proposed replacement will remedy a deficiency in another type of open space, sport or recreation facility in the local area; or E. The development will be incidental to the use of the open space, sport or recreation facility. Development will be required to incorporate or contribute towards the provision of an appropriate level and quality of open space, sport and recreation provision.

High quality design and sustainable construction

The Local Plan will promote sustainable, high quality design and construction. Development should, where appropriate: - Respect local character and achieve a sense of place through appropriate layout and design - Provide high quality public realm - Be sympathetic to heritage, environmental and landscape assets - Ensure ease of movement and legibility, with priority for pedestrians and cyclists - Promote safe, secure environments and access routes - Make the best use of high quality materials - Provide for the sustainable management of waste - Promote diversity and a mix of uses - Incorporate energy efficiency measures and provide for renewable energy generation either on site or through carbon offsetting measures - Mitigate and adapt to the predicted effects of climate change - Meet applicable nationally described standards for design and construction

Economic growth, employment and enterprise

The Council will promote sustainable economic growth in the borough and wider sub-region, supporting existing businesses, encouraging indigenous business growth and attracting new inward investment. The creation of new job opportunities across a range of sectors will be supported. The Council will promote competitive town centre environments and bring forward sites to meet a range of town centre uses including commercial, retail, leisure, culture and office uses. A flexible supply of land for industrial and business use (falling within use classes B1, B2 and B8) will be provided to meet a range of types and sizes of site in locations across the borough. This supply will be met through existing planning commitments and new sites allocated for employment use. In reviewing the continued suitability of existing employment allocations and in releasing new sites to meet future economic development needs, the following will be considered: Proposals having the potential to support the growth and expansion of key business sectors as identified in sub-regional and local economic growth strategies. Proposals supporting the delivery of major regeneration programmes in Cheshire West and Chester. Proposals should be in accessible locations by a range of transport modes and compatible with neighbouring land uses. Where sustainable and viable town centre sites for new office uses are not available, suitable edge of centre sites will be brought forward that are well connected to town centres and by public transport. There should be a reasonable prospect of the site being developed for employment (B1, B2 and B8 use) within the Plan period. Key employment locations are identified and safeguarded as essential to meeting the future economic growth in the area: Chester Business Quarter Chester Business Park Hooton Park Ince Park New Bridge Road Stanlow The refurbishment and enhancement of existing sites and premises for continued employment use will be supported. Redevelopment to non-employment uses will be permitted where the proposed use is compatible with existing retained employment uses in the locality and where: the proposal would not limit the range, choice and quality of employment sites available to meet future employment needs; or it can be demonstrated that the continued use of the premises for employment use is no longer commercially viable or environmentally acceptable. The Council will support initiatives and accessibility to further/higher education facilities in the borough including the University of Chester, West Cheshire College and Mid-Cheshire College, improving skills and links to main employers. The Council will support the delivery of high speed broadband infrastructure across the borough, particularly in the rural area, and the provision of adequate telecommunications.

Alternative energy supplies

The Local Plan will support renewable and low carbon energy proposals where there are no unacceptable impacts on: - Landscape, visual or residential amenity - Noise, air, water, highways or health - Biodiversity, the natural or historic environment - Radar, telecommunications or the safety of aircraft operations Proposals should be accompanied by appropriate arrangements for decommissioning and reinstatement of the site when its operational lifespan has ended. Development proposals that could feasibly supply or connect into a district heating network will be encouraged to do so. Proposals to exploit the borough's alternative hydrocarbon resources will be supported in accordance with the above criteria and all other policies within the Local Plan.

Flood risk and water management

The Local Plan will seek to reduce flood risk, promote water efficiency measures, and protect and enhance water quality through the following mechanisms: All development must follow the sequential approach to determining the suitability of land for development, directing new development to areas at the lowest risk of flooding and where necessary apply the exception test, as outlined in national planning policy. Developers will be required to demonstrate, where necessary, through an appropriate Flood Risk Assessment (FRA) at the planning application stage, that development proposals will not increase flood risk on site or elsewhere, and should seek to reduce the risk of flooding. New development will be required to include or contribute to flood mitigation, compensation and/or protection measures, where necessary, to manage flood risk associated with or caused by the development. Development proposals should comply with the Water Framework Directive by contributing to the North West River Basin Management Plan and Dee River Basin Management Plan objectives, unless it can be demonstrated that this would not be technically feasible. The drainage of new development shall be designed to reduce surface water run-off rates to include the implementation of Sustainable Drainage Systems (SUDS) unless it can be demonstrated that it is not technically feasible or viable. Proposals within areas of infrastructure capacity and/or water supply constraint should demonstrate that there is adequate wastewater infrastructure and water supply capacity to serve the development or adequate provision can be made available.

Landscape

The Local Plan will protect and, wherever possible, enhance landscape character and local distinctiveness. This will be achieved by: The identification of key gaps in the Local Plan (Part Two) Land Allocations and Detailed Policies Plan between settlements outside the Green Belt that serve to protect and maintain their character Supporting the designation of Local Green Space Protecting the character of the borough's estuaries and undeveloped coast. Development should: Take full account of the characteristics of the development site, its relationship with its surroundings and where appropriate views into, over and out of the site. Recognise, retain and incorporate features of landscape quality into the design.

Green Infrastructure

The Local Plan will support the creation, enhancement, protection and management of a network of high quality multi-functional Green Infrastructure. This will be achieved by: Development incorporating new and/or enhanced Green Infrastructure of an appropriate type, standard and size or contributing to alternative provision elsewhere. Increased planting of trees and woodlands, particularly in urban areas and the urban fringe.

Biodiversity and geodiversity

The Local Plan will safeguard and enhance biodiversity and geodiversity through the identification and protection of sites and/or features of international, national and local importance. Sites will be protected from loss or damage taking account of: The hierarchy of designations of international, national and local importance The irreplaceability of habitats, sites and/or features and contribution to the borough's ecological network of sites and features Impact on priority habitats and protected/priority species Development should not result in any net loss of natural assets, and should seek to provide net gains. Where there is unavoidable loss or damage to habitats, sites or features because of exceptional overriding circumstances, mitigation and compensation will be required to ensure there is no net loss of environmental value.

Managing waste

The waste management needs in the borough will be met by: managing waste as a resource promoting waste minimisation and increasing waste awareness delivering sustainable waste management providing waste management infrastructure This will be achieved by: the identification of sufficient land to meet predicted waste requirements for the borough up to 2030 ensuring proposals for waste management facilities are consistent with the waste hierarchy of prevention, preparation for reuse, recycling and composting, other recovery/energy generation, disposal as a last resort. ensuring proposals for waste management are consistent with the principles of national policy and local waste strategies, including net self sufficiency, allowing for cross boundary flows and managing waste at one of the most appropriate installations supporting the co-location of waste facilities and the integration of new waste facilities into the existing network of waste management sites in the borough safeguarding the following sites with planning permission for waste uses against alternative development: - Ince Park, Ellesmere Port - Lostock Works, Northwich - Kinderton Lodge, near Middlewich regular review through monitoring of sites with planning consent, but not yet operational, to ensure there is sufficient land available to support new waste development in the borough safeguarding existing landfill capacity and built waste management facilities from alternative uses and against the encroachment of incompatible uses where they are in locations consistent with the site identification criteria for new waste facilities as set out in Planning Policy Statement 10. These sites are identified within the Waste Need Assessment. the identification of specific sites in the Land Allocations and Detailed Policies Document to deliver Household Waste Recycling Centres at suitable locations to replace current sites at Frodsham, Chester and Tattenhall. only supporting other proposals for sustainable waste management facilities after the sites with planning permission but not yet operational, have either: been brought into operational use; are demonstrated as no longer deliverable; or where the new proposal can be shown to deliver greater resource efficiency for communities and businesses supporting the development of farm scale anaerobic digestion facilities for materials generated on the farm unit.

Minerals supply and safeguarding

Cheshire West and Chester will make provision for the adequate, steady and sustainable supply of sand, gravel, salt and brine, contributing to the sub-national guidelines for aggregate land-won sand and gravel, whilst ensuring the prudent use of our important natural finite resources. This will be achieved by: maintaining a minimum seven year landbank for aggregate land-won sand and gravel, making provision for a steady and adequate supply over the Plan period in line with national policy and Local Aggregate Assessments, providing a flexible approach to the location of future minerals development to ensure a diversity of supply for the market. Specific sites and preferred areas will be identified within the Local Plan (Part Two) Land Allocations and Detailed Policies Plan for the future extraction of aggregate land-won sand and gravel as either extensions to existing sites or new sites safeguarding Cheshire West and Chester's extent of finite natural resources and associated infrastructure from incompatible development by delineating Mineral Safeguarding Areas for sand and gravel, salt and shallow coal, as shown on the Policies Map, together with existing and potential sites for minerals infrastructure supporting proposals which enable the use of secondary and recycled mineral resources, reducing the reliance on primary aggregate extraction where appropriate supporting the retention of and proposals for fixed construction, demolition and excavation waste recycling sites in appropriate locations across the borough supporting environmentally acceptable proposals which enable the use of locally sourced building stone for architectural and heritage purposes ensuring the sustainable and prudent use of all natural mineral resources, including salt and brine, whilst having regard to the need to contribute to the provision of nationally significant gas storage capacity requiring all proposals for minerals development to include high quality restoration and aftercare proposals in keeping with surrounding land uses.

Green Belt and countryside

The intrinsic character and beauty of the Cheshire countryside will be protected by restricting development to that which requires a countryside location and cannot be accommodated within identified settlements. Within the countryside the following types of development will be permitted; - Development that has an operational need for a countryside location such as for agricultural or forestry operations. - Replacement buildings. - Small scale and low impact rural / farm diversification schemes appropriate to the site, location and setting of the area. - The reuse of existing rural buildings, particularly for economic purposes, where buildings are of permanent construction and can be reused without major reconstruction. - The expansion of existing buildings to facilitate the growth of established businesses proportionate to the nature and scale of the site and its setting. - Development must be of an appropriate scale and design to not harm the character of the countryside. The general extent of the North Cheshire Green Belt will be maintained. Policy 'STRAT 3 Chester' sets out the proposed release of Green Belt to meet the development needs of Chester. In settlements and areas of the countryside that are within the Green Belt, additional restrictions will apply to development in line with the National Planning Policy Framework.

Historic environment

The Local Plan will protect the borough's unique and significant heritage assets through the protection and identification of designated and non-designated heritage assets* and their settings. Development should safeguard or enhance both designated and non-designated heritage assets and the character and setting of areas of acknowledged significance. The degree of protection afforded to a heritage asset will reflect its position within the hierarchy of designations. Development will be required to respect and respond positively to designated heritage assets and their settings, avoiding loss or harm to their significance. Proposals that involve securing a viable future use or improvement to an asset on the Heritage at Risk register will be supported. Development which is likely to have a significant adverse impact on designated heritage assets and their settings which cannot be avoided or where the heritage asset cannot be preserved in situ will not be permitted. Where fully justified and assessed, the Council may consent to the minimal level of enabling development consistent with securing a building's future in an appropriate viable use. Development in Chester should ensure the city's unique archaeological and historic character is protected or enhanced.

Strategic development

The Local Plan will promote strong, prosperous and sustainable communities by delivering ambitious development targets whilst protecting the high quality environment that contributes to the attractiveness and success of Cheshire West and Chester as a place to live and work. Over the period of 2010 to 2030 the Plan will deliver at least: 22,000 new dwellings 365 hectares of land for employment development to meet a range of types and sizes of site Development will be brought forward in line with the following settlement hierarchy: 1. The majority of new development will be located within or on the edge of the city of Chester and towns of Ellesmere Port, Northwich and Winsford to maximise the use of existing infrastructure and resources and allow homes, jobs and other facilities to be located close to each other and accessible by public transport. 2. To maintain the vitality and viability of rural areas, an appropriate level of new development will be brought forward to support new homes and economic and social development. Development will be focused in the key service centres of Cuddington and Sandiway, Farndon, Frodsham, Helsby, Kelsall, Malpas, Neston and Parkgate, Tarporley, Tattenhall and Tarvin, which represent the most sustainable rural locations. 3. An appropriate level of development will also be brought forward in smaller rural settlements which have adequate services and facilities and access to public transport. These local service centres will be identified in the Local Plan (Part Two) Land Allocations and Detailed Policies Plan. To deliver the levels of development outlined a number of key sites have been identified and further sites will be identified through the Local Plan (Part Two) Land Allocations and Detailed Policies Plan and/or neighbourhood plans.

Chester

Chester is the key economic driver for the borough and will deliver at least 5,200 new dwellings of which in the region of 1,300 dwellings will be provided through Green Belt release. Development will enhance the city's role as a sub-regional shopping and leisure destination and support its role as an international tourism destination. Key retail and leisure proposals are: the comprehensively planned development of the Northgate area for major leisure and retail uses. a new theatre in the city centre to sustainably enhance the city's cultural offer.

Delivering affordable housing

Affordable homes will be sought within all new residential development, including as part of mixed use schemes on sites that: - in the urban areas have a capacity for ten or more dwellings or comprise an area of 0.3 hectares or more; and - in the rural areas have a capacity of three or more dwellings or comprise an area of 0.1 hectares or more. Affordable housing provision will be sought on site unless there are exceptional circumstances which can be demonstrated to justify off site contributions. The Council will seek to maximise the proportion of affordable housing provided up to a target of 30%. Within this target, the proportion, type, tenure and size of affordable housing sought in each case will depend on site specific circumstances and the overall effect on the viability of the scheme and will take account of the most up to date assessment of affordable housing needs. Where scheme viability may be affected and where proposals do not meet the identified proportion, mix and type of affordable housing, then applicants will be expected to justify any alternative proposals through the submission of a full open book viability appraisal. Affordable housing must be dispersed throughout the site unless there are specific circumstances or benefits that warrant otherwise. Market and affordable homes on sites should be indistinguishable and achieve the same high quality design. Affordable housing should include provisions to remain at an affordable price for future households or for the subsidy to be recycled to enable the delivery of new or additional affordable housing. New and innovative ways to provide affordable housing will be encouraged, along with the re-use of long term empty homes.

Rural exception sites

Where necessary to meet local affordable housing needs, schemes for 100% affordable housing may be permitted on small sites which would otherwise not be appropriate for housing adjacent to key service centres and local service centres including those in the Green Belt. Where it is essential to enable the delivery of affordable housing to meet local needs, a small, subsidiary element of market housing may be permitted on such sites. The tenure split and housing mix must be reflective of the most up to date housing needs information. Schemes will only be permitted where it can be demonstrated that the properties will remain affordable in perpetuity. Schemes must be modest and in keeping with the form and character of the settlement and local landscape setting. Schemes must be supported by an up to date housing needs survey. Schemes will be encouraged to come forward through the neighbourhood planning process.

Housing mix and type

In order to support mixed, balanced and sustainable communities, the Council will seek to provide a mix of housing types, tenures and sizes of both market and affordable housing. Proposals for new housing should take account of the needs of that particular area and especially of: the provision of small family homes to assist households into home ownership and for older people who may wish to downsize. the provision of a range of accommodation types to meet the long term needs of older people. This could include the provision of Lifetime Homes, bungalows and extra care housing. The Council will support the provision of specialised student accommodation within Chester in appropriate, accessible locations, convenient for the facilities at the University of Chester. The Council will work with organisations such as Community Land Trusts to help bring forward land and schemes for self-build groups and individuals.

Gypsy and Traveller and Travelling Showpersons accommodation

The Council will work with its partners to ensure appropriate provision for Gypsies, Travellers and Travelling Showpersons accommodation needs. Development proposals will be permitted for private and public Gypsy, Traveller and Travelling Showpersons accommodation provided that they meet the following criteria. Proposals should: not be affected by pollution, contamination, flooding or other environmental factors that would result in unacceptable living conditions not have unacceptable environmental effects be well located in relation to the highway network with adequate vehicular and pedestrian access, and have provision for parking and circulation be accessible to local services and facilities by walking and/or public transport be supplied with essential services such as water, sewerage, electricity, drainage and waste disposal be well related to existing settlements, and have regard to residential amenity not be disproportionate to the scale of the existing settlement whether singly or cumulatively with other sites in the area be located outside the Green Belt except in very special circumstances with regard to sites for Travelling Showpersons, the development should include appropriate provision for the safe storage and maintenance of equipment The above criteria will be used to guide the site allocation process. There will be a presumption against the loss of existing permanent consented Gypsy, Traveller or Travelling Showpersons sites leading to, or exacerbating an identified shortfall unless suitable replacement provision of equal or enhanced value are provided.

Chester

Chester is the key economic driver for the borough and will deliver at least 5,200 new dwellings of which in the region of 1,300 dwellings will be provided through Green Belt release. Development will enhance the city's role as a sub-regional shopping and leisure destination and support its role as an international tourism destination. Key retail and leisure proposals are: - the comprehensively planned development of the Northgate area for major leisure and retail uses. - a new theatre in the city centre to sustainably enhance the city's cultural offer. Land at Wrexham Road is identified on the Policy Map to be removed from the Green Belt to facilitate the provision of around 1,300 new homes providing for a range and mix of housing types including affordable housing in line with Policy 'SOC 1 Delivering affordable housing', together with essential community infrastructure including the provision of a new primary school. Development should be brought forward in line with an agreed development brief for the site to ensure the delivery of a high quality urban extension and neighbourhood to Chester. The Chester Business Quarter is identified as a broad location for mixed use, employment led regeneration to the east of the city centre. This will include in the region of 44,000 m2 of high quality office floorspace adjacent to Chester Railway Station. To meet a range of sizes and types of business needs, employment land and premises will be protected from alternative forms of development within the following areas: - Chester Business Park: land at Chester Business Park is protected for high quality office development (B1 use class) in a parkland setting. - Chester West Employment Park and Sealand Industrial Estate: existing employment land and premises are retained and protected for employment use. Qualitative improvements within these areas will be supported. In recognition of the national and international importance of Chester as a historic walled city, any development within or on the periphery of the city centre or within or on the edge of the urban area should be compatible with the conservation or enhancement of the city centre and the character and setting of the city.

Ellesmere Port

Development in Ellesmere Port has the potential to deliver substantial economic growth through the availability of significant sites for industrial, manufacturing and distribution purposes. Further housing is planned to complement the town's role as a key employment location. The Local Plan makes provision for at least 4,800 new dwellings in Ellesmere Port. To meet this requirement the following land is identified: - Ledsham Road is identified on the Policies Map for up to 2,000 dwellings providing for a range and mix of housing types, including affordable housing in line with Policy 'SOC 1 Delivering affordable housing', together with essential community infrastructure including the provision of a new primary school. Development should be brought forward in line with an agreed development brief for the site to ensure the delivery of a high quality urban extension to Ellesmere Port. The Council will maintain a portfolio of employment land and premises available within Ellesmere Port and the surrounding area, to meet a range of sizes and types of business needs to 2030 and contribute to the overall employment land requirement. Key sites with considerable potential to achieve future economic growth are identified as follows: A. New Bridge Road: land to the east of the Shropshire Union Canal and west of New Bridge Road is a regeneration priority area and has the potential for industrial and business development. B. Stanlow: this area remains important for the petrochemical and related industries. Further assessment of the availability and suitability of employment land for future development in this location will be undertaken through the preparation of the Local Plan (Part Two) Land Allocations and Detailed Policies Plan. C. Ince Park: The land is safeguarded as a multi-modal resource recovery park and energy from waste facility for use in connection with the recycling, recovery and reprocessing of waste materials in line with Policy 'ENV 8 Managing waste'. The detailed nature and extent of employment land allocations will be reviewed through the Local Plan (Part Two) Land Allocations and Detailed Policies Plan. The Council will look to facilitate the development of land for employment uses in this area, and will make provision for transport and other infrastructure improvements required to unlock the development potential of some sites. Land at Hooton Park is identified as an important sub-regional employment location and is safeguarded for continued office, industrial and warehousing use. Any opportunities for new employment development in connection with the automotive or related industries will be supported. Opportunities for freight transport on the rail network or via the Manchester Ship Canal should be maximised. New links to these networks will be encouraged where appropriate. Proposals to enhance the historic canal port as a major tourism facility will be supported, providing the development complements existing uses on site and the adjoining Conservation Area.

Northwich

Northwich will provide a key focus for development in the east of the borough. Provision will be made for at least 4,300 new dwellings and 30ha of additional land for business and industrial development. The Green Belt around Northwich will be maintained and the character and individuality of the settlements that form the wider built up area of Northwich safeguarded. Key proposals that provide significant potential for the regeneration and reuse of previously developed land are: major housing led mixed-use development schemes at Winnington and Wincham Urban Villages. the retail led regeneration of Northwich town centre and riverside through the delivery of Northwich Riverside projects, including most importantly the redevelopment of Barons Quay; Key sites for business and industrial developments are: Gadbrook Park will be retained and protected for continued employment purposes. Any expansion of the employment park will be assessed through the Local Plan (Part Two) Land Allocations and Detailed Policies Plan A site will be identified through the Local Plan (Part Two) Land Allocations and Detailed Policies Plan to meet the need for logistics/warehousing and distribution. Development within areas identified at risk of flooding in Northwich will be required to provide flood mitigation measures to manage the flood risk associated with or caused by the development and to ensure the development will be safe without increasing flood risk elsewhere.

Winsford

Winsford will provide a key focus for development in the east of the borough and development proposals will help to support the continued regeneration in the town. Provision will be made for at least 3,500 new dwellings and 35ha of additional land for business and industrial development. Key proposals are: The Station Quarter Urban Extension as identified on the Policies Map to include mixed-use development of in the region of 1000 new dwellings (775 in the plan period), new open space linked to the Flashes, a local neighbourhood centre, primary school, leisure, social and community facilities. This should be achieved through a comprehensively planned approach in line with an agreed development brief. Re-modelling of the town centre to provide enhanced local shopping and leisure facilities to meet identified future needs, including the provision of a new foodstore. Safeguard Winsford Industrial Estate and Woodford Park to provide business and industrial development to support local employment opportunities. Significant improvements to playing pitches, green space and leisure facilities with enhanced access to the Flashes and River Weaver. The potential for expansion of Winsford Industrial Estate and Woodford Park Industrial Estate will be considered and assessed through the Local Plan (Part Two) Land Allocations and Detailed Policies Plan or neighbourhood plan.

Middlewich

Cheshire West and Chester Council will continue to work closely and effectively with Cheshire East Council to plan for sustainable development in and around the town of Middlewich. This will include, if justified, allocating land in Cheshire West on the edge of the town through the Local Plan (Part Two) Land Allocations and Detailed Policies Plan. The councils will also investigate the longer term potential for further sustainable growth in the mid-Cheshire towns of Northwich, Winsford and Middlewich coupled with journey time improvements along the A54 between Junction 18 of the M6 and Winsford, particularly around Middlewich.

Rural Area

Within the rural area the Council will support development that serves local needs in the most accessible and sustainable locations to sustain vibrant rural communities. Within the rural area provision will be made for at least 4,200 new dwellings and 10ha of additional land for employment development. Development should be appropriate in scale and design to conserve each settlement's character and setting. The settlements listed below are identified as key service centres for surrounding areas which provide a good range of facilities and services and will be the focus for new development in the rural area. The key service centres will accommodate at least the amount of residential development set out below. 200 dwellings Cuddington and Sandiway 200 dwellings Farndon 250 dwellings Frodsham 300 dwellings Helsby 200 dwellings Kelsall 200 dwellings Malpas 200 dwellings Neston (including Parkgate) 200 dwellings Tarvin 250 dwellings Tattenhall 300 dwellings Tarporley New development will also be accommodated at local service centres. These local service centres will be identified through the Local Plan (Part Two) Land Allocations and Detailed Policies Plan. The amount of development in each local service centre will reflect the scale and character of the settlement concerned and the availability of services, facilities and public transport. At least 10ha of land for business and industrial development in the rural area will enable small scale expansion of existing employment sites, and new sites within or on the edge of key service centres outside of Green Belt locations. The retention of rural shops and community facilities, and the provision of new facilities at an appropriate scale to the settlement, will be supported. Development should not exceed the capacity of existing services and infrastructure unless the required improvements can be made.

Infrastructure

To ensure the delivery of infrastructure improvements, to secure the future of sustainable communities throughout Cheshire West and Chester, and meet the wider sustainability objectives of the borough, the Council will: support the provision of appropriate new infrastructure, including schemes intended to mitigate and adapt to climate change and any cross boundary schemes necessary to deliver the priorities of the Local Plan where this will have no significant adverse impact upon recognised environmental assets. support measures to protect, enhance or improve access to existing facilities, services and amenities that contribute to the quality of life of residents, businesses and visitors, including access to information and communication technologies (ICT). facilitate the timely provision of additional facilities, services and infrastructure to meet identified needs, whether arising from new developments or existing community need, in locations that are appropriate and accessible. To facilitate the delivery of the above, new development will, where appropriate, be required to contribute towards the Council's identified infrastructure priorities in accordance with Circular 5/2005, Community Infrastructure Levy regulations or successor regulations/guidance. Other planning obligations will be directly related to the nature and potential impact of a development taking into account material considerations including viability of a development. The timing of provision of infrastructure and facilities will be carefully considered in order to ensure that appropriate provision is in place before development is occupied.

Sustainable development

The Local Plan seeks to enable development that improves and meets the economic, social and environmental objectives of the borough in line with the presumption in favour of sustainable development. Proposals that are in accordance with relevant policies in the Plan and support the following sustainable development principles will be approved without delay, unless material considerations indicate otherwise: Mitigate and adapt to the effects of climate change, ensuring development makes the best use of opportunities for renewable energy use and generation. Provide for mixed-use developments which seek to provide access to homes, employment, retail, leisure, sport and other facilities, promoting healthy and inclusive communities whilst reducing the need to travel. Locate new housing, with good accessibility to existing or proposed local shops, community facilities and primary schools and with good connections to public transport Protect, enhance and improve the natural and historic environment whilst enhancing and restoring degraded and despoiled land, seeking opportunities for habitat creation. Encourage the use and redevelopment of previously developed land and buildings in sustainable locations that are not of high environmental value. Minimise the loss of greenfield land and high grade agricultural land. Support regeneration in the most deprived areas of the borough and ensure those reliant on non-car modes of transport can access jobs and services. Ensure the prudent use of our natural finite resources whilst promoting the re-use, recovery and recycling of materials. The Council will always work proactively with applicants where proposals are not in accordance with the Plan to find solutions which mean that proposals can be made sustainable and approved wherever possible. However, proposals that fundamentally conflict with the above principles or policies within the Local Plan will be refused. Where there are no Local Plan policies relevant to the application or relevant policies are out of date at the time of making the decision, the Council will grant permission unless material considerations indicate otherwise, taking into account whether any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits when assessed against the National Planning Policy Framework, or specific policies in the Framework indicate that development should be refused.

Town Centres - Retail, leisure and other town centre uses

To ensure the long-term vitality and viability of the borough's town centres, the Council will apply a town centre first approach to proposals for retail, leisure and other main town centre uses. Development should be of an appropriate scale that reflects the size and role of each centre and should not have an unacceptable impact on centres in the catchment area of the proposal. Centre hierarchy Sub-regional centre: Chester Retail development must be focused in the city centre to support its sub-regional role as a shopping, leisure and international tourism destination. A comprehensive, retail-led, mixed-use scheme will be supported on land between Hunter Street and Princess Street (known as Northgate) as shown on the Policies Map. It will include a substantial element of new comparison retail floorspace. Leisure, residential and office uses will also be permitted within the site, complimentary to its primary retail offer. To facilitate the Northgate scheme the following should be provided for where they are required for redevelopment: The retention or replacement of the city's market and central library New bus interchange facilities in the city centre The Northgate scheme should provide for high quality public realm and integration with the rest of the city centre. Within the Northgate area as identified on the Policies Map proposals, either individually or cumulatively, that are likely to prejudice the delivery of a comprehensively planned Northgate scheme or proposals that would compose piecemeal development and threaten the ability to deliver a comprehensive scheme will not be supported. Strategic centre: Northwich The first priority for retail and leisure investment is the Barons Quay scheme. Within the Barons Quay area as identified on the Policies Map proposals for retail and leisure development that would jeopardise the comprehensive delivery of this critical scheme, necessary to secure the long-term vitality and viability of the town centre, will not be allowed. Mixed-use development, including residential uses that support the overall vision and health of the town centre will be supported. Town centres: Ellesmere Port To improve its retail and leisure offer and attractiveness, retail development will continue to be focused in Ellesmere Port town centre along with other main town centre uses, particularly new leisure and cultural development. Winsford A comprehensive approach towards the regeneration of the town centre will be supported, enabled by investment in a new food store. The food store should be located within the town centre to optimise footfall through it and the town centre as a whole. New cultural and leisure development should be located within the town centre and on suitable sites that enhance the waterfront. Residential development in the town should support the town centre.

Visitor economy

The expansion of existing tourism assets or the creation of new tourism opportunities will be supported where this would enhance the existing tourism offer, benefit the local economy and be of a suitable scale and type for its location. Major leisure, tourism, cultural development proposals and visitor accommodation, which will attract a significant number of visitors, should be located within or accessible to Chester, Northwich, Ellesmere Port and Winsford town centres. Smaller scale development will preferably be located in urban areas, key service centres or local service centres or in the countryside where proposals are of a suitable scale, type and protect the character of the countryside. Development proposals will be assessed against the following criteria, subject to any additional controls that will apply in the Green Belt: - The proposal would enhance the role of Chester as an international tourist and visitor destination. - It would support the vitality of the borough's other town centres through encouraging greater visitor numbers. - It would bring regeneration benefits particularly through the redevelopment of brownfield land. - It would be accessible by sustainable modes of transport and / or proximity to major visitor attractions. - It has the potential to improve access to rights of way, green infrastructure and the use of the borough's waterways in particular the canal network. - It would support agricultural diversification that is of an appropriate scale and type in rural areas, and would support the continued viability of rural businesses. Camping and caravan sites will be supported where there is an unmet need. Proposals should be small in scale to limit impact on landscape and amenity and utilise or be well related to existing rural buildings.

Town centres and retail development

A sequential test will be applied to planning applications for main town centre uses that are not in an existing centre. Town centre uses should be located in town centres and then in edge of centre locations and only if suitable sites are not available will out of centre sites be considered. In terms of edge and out of centre proposals, preference will be given to accessible sites that are well connected to the town centre. When considering planning applications for main town centre uses outside of existing centres, which are not in accordance with the development plan, the Council will require an impact assessment in accordance with the following local thresholds depending upon which centre the development applies to: Chester sub-regional centre: Development proposals providing greater than 1,000m2 gross floorspace for town centre uses in an edge or out of centre location. Northwich strategic centre: Development proposals providing greater than 1,000m2 gross floorspace for town centre uses in an edge or out of centre location. Ellesmere Port, Winsford, Frodsham and Neston town centres: Development proposals providing greater than 500m2 gross floorspace for town centre uses in an edge or out of centre location. Local centres: Development proposals providing greater than 200m2 gross floorspace for town centre uses in an edge or out of centre location. This should include an assessment of the: - Impact of the proposal on existing, committed and planned public and private investment in Chester city centre, and other relevant town, district and local centres in the catchment area of the proposed development; and - Individual and cumulative impact of the proposal on Chester city centre's vitality and viability including local consumer choice and trade in the city centre and other relevant town centres in the catchment of the proposed development up to five years from the time the application is made.

Creating a strong evening economy

Proposals that positively contribute towards creating attractive, vibrant and safe centres that offer a diverse mix of uses and extend the time when centres are active will be supported subject to their impact on local amenity.

Transport and Accessibility

In accordance with the key priorities for transport set out in the Local Transport Plan, development and associated transport infrastructure should: - Provide and develop reliable and efficient transport networks that support sustainable economic growth in the borough and the surrounding area - Reduce carbon emissions from transport and take steps to adapt our transport networks to the effects of climate change - Contribute to safer and secure transport and promote forms of transport that are beneficial to health - Improve accessibility to jobs and key services which help support greater equality of opportunity - Ensure that transport helps improve quality of life and enhances the local environment In order to minimise the need for travel, proposals for new development should be located so as they are accessible to local services and facilities by a range of transport modes. New development will be required to demonstrate that: - Additional traffic can be accommodated safely and satisfactorily within the existing, or proposed, highway network - Satisfactory arrangements can be made to accommodate the additional traffic before the development is brought into use - Appropriate provision is made for access to public transport and other alternative means of transport to the car - Measures have been incorporated to improve physical accessibility and remove barriers to mobility, especially for disabled and older people. The safety of all road users should be taken into account in the design and layout of new developments. Opportunities to improve public transport facilities will be taken wherever possible, through improved services, interchange facilities and parking at railway stations. Developments that would generate significant amounts of movement should be accompanied by a Transport Assessment and Travel Plan, in accordance with Council guidance. New developments will be expected to provide adequate levels of car and cycle parking in accordance with the Council's parking standards, taking account of: - The accessibility of the development - The type, mix and use of the development - The availability of, and opportunities for, public transport - Local car ownership levels Parking provision should support the viability of town centres whilst minimising traffic congestion. Proposals should seek to maximise use of sustainable (low carbon) modes of transport, by incorporating high quality facilities for pedestrians, cyclists and public transport and where appropriate charging points for electric vehicles. Opportunities will be sought to extend and improve access to local footpath and cycle networks, including greenways, canal towpaths and the Public Rights of Way networks. Proposals for new industrial and warehousing development should maximise opportunities to transport products by non-road modes of transport. Sites alongside the Manchester Ship Canal, Weaver Navigation and rail network may be particularly suitable for freight use and these opportunities should be integrated into development proposals where feasible. Existing or potential freight movement opportunities will be safeguarded from development which could preclude continued or future freight use. Current and disused transport corridors and infrastructure, including roads, railway lines, sidings and stations, will be safeguarded from development which would preclude their future transport use. Improvements to the Transport Network Improvements to the transport network will be supported through schemes and strategies including the following: - Chester Transport Strategy (Phase 1) - Chester Bus Interchange as shown on the Policies Map - New Bridge Road / A5117 link, Ellesmere Port as shown on the Policies Map