This summarises the information covered at the Local Plan Briefing Sessions on 17th July 2025. Details of the consultation on the Plan are below.
Introduction: Planning situation
The UK Government has decided to substantially increase the number of new houses which should be built throughout the country each year.
For Cheshire West & Chester (CWAC), this means an increase from 532 new houses each year to 1920 a year.
Government changes also include weakening Green Belt protection, in 2 ways:
- 'Grey Belt' e.g. land that doesn't contribute well to the purposes of Green Belt; this could then get planning permission (with conditions)
- Weakening of protection around villages inside the Green Belt – since the original purpose of the Green Belt was to stop towns & cities merging, not to prevent development in villages.
Local Plan Update
CWAC need to update their main planning document, called the Local Plan. This is because house building across the borough is too low when compared against the new housing target of 1920. The Local Plan will consider where the extra housing should be located.
1920 new houses a year means 28,700 over the Plan period of 15 years.
However:
- The borough has a large area of Green Belt which surrounds the main towns. (See map – the full map is attached as .PDF file)
- Until CWAC can show a 'pipeline' of 5 years' worth of building sites with planning permission, they must approve developments. This means that developers can apply for planning permission for sites that were previously not in play (outside a settlement or in Green Belt) with a good chance of getting permission.
As a result, developers are submitting applications to take advantage of this 'easier' period for getting permission. The 2024 "Land Availability Assessment" (LAA) gives an idea of what land could be developed as a result of this surge in land supply & applications. (See map attached)
Not all of the LAA sites will necessarily be developed and it is also possible that applications will be submitted for other sites. Developers/Landowners choose where (and what) they want to build and apply for permission. The Local Planning Authority (CWAC) grant permission (or refuse), assess the impact and can set conditions/financial contributions to mitigate the impact, if necessary.
Local Plan Options Consultation
Cheshire West are starting a public consultation for their new Local Plan. To deliver the increased housing target, they are considering a number of options that would distribute the extra housing. These include:
A. Keep Green Belt. Northwich and Winsford would grow most, Chester & Ellesmere Port being surrounded by Green Belt; larger villages outside Green Belt, such as Tarporley would be impacted.
B. Allocate development along the same lines as for the last Local Plan and release Green Belt land from some areas around Chester& Ellesmere Port, allowing growth there as well; less pressure on rural area
C. Allocate more development to cities and larger towns (Northwich, Ellesmere Port, Winsford) , with some Green Belt release and along 'sustainable transport corridors', for e.g. A56 & the train line through Helsby and Frodsham. This allocates development more evenly across the Borough.
The attached FAQs file from CWAC shows their perceived pros and cons for each option
Implications for Kelsall
Each of the options being considered by CWAC to fulfil their housing targets show a figure for Kelsall of "up to 500". The previous Local Plan allocated "at least 200" for Kelsall. (Just under 250 have been built)
We cannot refuse our "allocated" housing figures.
We can however update our own Neighbourhood Plan in order to try to have some control over the development which will be taking place. Kelsall Parish Council and a team of volunteers are working on this. The Neighbourhood Plan can contain rules for our local area, in addition to those at national and borough level. Any variations must be supported by evidence e.g. local housing needs, or by other legal drivers.
What you can do:
- Take part in the Local Plan Options Consultation so that our local area has a noticeable voice. You can find it HERE
- you can also respond by email, to:planningpolicy@cheshirewestandchester.gov.ukInclude your name, contact details, organisation (where relevant) and which chapter, policy approach or section you are commenting on (including the question number, policy reference and/or paragraph).
- Follow Parish Council updates on www.kelsall.org.uk and on Facebook
- Watch out for our Neighbourhood Plan consultation sessions
- Comment on large planning applications – we will post them on the website news.
- If you'd like direct updates, please contact clerk@kelsall-pc.org.uk to be added to our mailing list.
