Local plan scoping consultation

Comment

Representation ID: 6889

Received: 28/08/2026

Respondent: Iceni Projects

We agree that the Local Plan will need to support healthy and inclusive communities through
access to community facilities, public services, recreation opportunities and green spaces. This
may include local standards for outdoor recreation and the designation of Local Green Spaces.
The development of Waldron’s Place has the potential to deliver a significant new area of green
space for the local community. The creation of a new country park as part of the development will
enable the Local Authority to deliver on a long held ambition to create more green space in this
part of Crewe, to balance out the current shortfall of accessible public open space in north east
Crewe. Indeed, the 2019 Green Infrastructure Strategy document states that ‘There is also
potential for green links represented in the original ‘GI Action Plan for Crewe’ along with new
opportunities such as transforming the Maw Green former waste site into green space, which could
provide links for north Crewe and potential to link towards the Sandbach flashes.'
As the Maw Green former waste site now looks to be turned into a solar photovoltaic array and
battery energy storage system (BESS) site (an EIA screening opinion was lodged earlier this year),
an area for accessible green space in northern Crewe will have to be sought elsewhere. The land
at Waldron’s Place, in the form of a new country park, offers this opportunity. Further, in a recent
Council Corporate Policy meeting (30th April 2026), the Council acknowledged that the wider vision
going forward is to promote a circular green corridor route aimed at supporting active travel and
green space around Crewe – with a working title as the ‘Crewe Loop’. Waldron’s Place has the
potential to connect into this ‘loop’, providing enhanced accessibility in the countryside around
Crewe, which has the potential to improve health inequalities in this part of the Borough.

Comment

Representation ID: 6890

Received: 28/08/2026

Respondent: Iceni Projects

We agree with the Council’s recognition that transport and infrastructure are essential to
supporting sustainable communities and future growth in Cheshire East. Identifying the transport
and infrastructure needed is critical to support planned growth.
The Scoping Document goes on to state that national planning policy requires a vision-led
approach to transport planning, promoting sustainable travel patterns, making effective use of
existing transport infrastructure and planning for new infrastructure where necessary.
Our client welcomes the strategic approach to transport and infrastructure delivery, to ensure that
it supports wider aspirations to revitalise and improve settlements, as well as the localised
improvements which can be achieved through smaller speculative applications. Larger, strategic
sites which are allocated for development in the Local Plan have the potential to provide this
vision-led approach to transport and infrastructure planning, which can help to unlock
opportunities to promote sustainable travel, improve connections to employment opportunities,
local services and facilities, open spaces and achieve truly place-based improvements.
As set out further below, our client’s land interest at Waldron’s Place has the opportunity to
provide a holistic approach to transport and infrastructure delivery to the north of Crewe, which
will contribute to the wider aspirations to revitalise this Principal Town. This should be encouraged
through the Local Plan, whereby allocated sites can plan for wider transport and infrastructure
improvements.
Sites that are located in good proximity to train stations should also be prioritised within the Local
Plan. With Crewe Rail Station only a 10-minute drive or 15-minute cycle from the Site, it is clear
that the land at Waldron’s Place is located in a prime position to capitalise on Crewe’s 360 degree
connectivity.

Comment

Representation ID: 6891

Received: 28/08/2026

Respondent: Iceni Projects

As set out above in relation to affordable housing tenure, the new Local Plan must include
flexibility in terms of housing mix to ensure developers can respond to site specific circumstances
and other factors such as viability and changing local demand.

Comment

Representation ID: 6892

Received: 28/08/2026

Respondent: Iceni Projects

The affordable housing requirement should be informed by the outcomes of the Housing Needs
Assessment. However the levels and types of affordable housing provision required by the Plan
should not undermine the deliverability of the Plan. As such, the Council should also provide
viability evidence which can justify the level of affordable housing which is to be proposed.
In terms of tenure of affordable homes, the forthcoming Local Plan should ensure there is an
element of flexibility to take into account site specific circumstances, viability, the requirements
of Registered Providers, and changing circumstances / needs.
It is also worth noting that brownfield sites are historically challenging to deliver affordable homes
due to viability constraints. This further demonstrates that the Council must consider greenfield
sites in sustainable locations that have the capability to deliver on-site affordable homes to meet
the needs of its residents. This also includes higher levels of affordable housing on sites released
from the Green Belt.

Comment

Representation ID: 6893

Received: 28/08/2026

Respondent: Iceni Projects

As articulated above, the standard method should be used as a starting point for calculating
Cheshire East’s LHN figure. However, this does not inform the types, sizes or tenures of homes
required to meet the needs of different groups.
The Scoping Document confirms that a Housing Needs Assessment will be prepared to
understand what types of homes are needed. Our client is supportive of this assessment and will
provide more detailed commentary at the next consultation stage once it is published. At this
stage, we provide initial commentary on housing needs below.

Comment

Representation ID: 6894

Received: 28/08/2026

Respondent: Iceni Projects

The Scoping Document identifies a range of factors that will influence the spatial distribution of
development in the emerging Local Plan, including (but not limited to) housing demand and
availability, affordable housing need, availability of jobs, infrastructure, landscape and ecological
considerations, and amount of available brownfield land.
Our client does not object to any of these factors, and it is crucial that the spatial distribution of
development is rooted in meeting the needs of residents, while being proportionate to the role
and function of each settlement. This ensures a balanced and sustainable pattern of development
across the Borough, and that development is delivered both where it is needed, and where it is
most suited.
As articulated above, Crewe is a key focus for growth, is extremely well connected, and is
unconstrained by the Green Belt. As such, we consider that the town can accommodate a
significant level of growth over the next plan period, to both help meet the increased housing
requirement and contribute towards its revitalisation.

Comment

Representation ID: 6895

Received: 28/08/2026

Respondent: Iceni Projects

The current Local Plan Strategy has a four-tier settlement hierarchy, with Crewe in tier one
(alongside Macclesfield) which is identified as a Principal Town. Our client is generally supportive
of the settlement hierarchy and Crewe’s establishment as a Principal Town which should be
reflected in the next Local Plan, given the importance of Crewe and the Council’s aspiration for
this to be the ‘best small city in Europe’ by 2050.
Crewe is one of only two Principal Towns in the borough. However, despite being the largest
town in Cheshire East, Crewe’s unemployment rate is higher than the borough average and
Crewe’s residents have the lowest average (mean) income within Cheshire East. Therefore, the
Council should ensure that the new Local Plan supports the sustainable growth of Crewe through
the provision of new market and affordable homes, employment opportunities, improvements to
local infrastructure and access to open space. To do this, our client considers that allocation of
larger, strategic sites on the periphery of Crewe can help to address these deficiencies holistically.
The Scoping Document confirms that the settlement hierarchy will be reviewed. We do not object
to this approach to ensure development is distributed towards settlements in a balanced and
informed way. Further, we reiterate that Crewe should remain the key focus for future growth,
and should be placed ahead of Macclesfield in the settlement hierarchy. As a growing town, not
constrained by Green Belt (unlike Macclesfield), and with 360 degree connectivity as a result of
Crewe Train Station, Crewe should be placed at the top of the settlement hierarchy and identified
as the ‘growth hub’ for the Borough.
As a whole, the settlement hierarchy should ensure a balanced approach to future growth, in
which the needs and roles/function of each settlement are met.
We therefore agree with the approach for a settlement hierarchy to help to inform the spatial
distribution of development and approach to site allocations.

Comment

Representation ID: 6896

Received: 28/08/2026

Respondent: Iceni Projects

As part of the preparation of the new Local Plan, the Council must undertake a comprehensive
assessment of sites which have been submitted as part of the Call for Sites process for future
allocation. The Scoping Document confirms that the Council is preparing a Land Availability
Assessment methodology, based on national guidance, and initial site assessments and further
details of the methodology will be published at the next consultation stage.
Our client reserves detailed comments until the methodology has been published. However, at
this stage we request that it identifies a sufficient number of sites that are not only suitable to
meet the housing requirement for the Borough, but also match the growth ambitions the Council
has specifically for Crewe.
In terms of site selection, it is acknowledged that brownfield land is preferred, and the
development of brownfield land is supported by our client. However, brownfield land alone cannot
meet the development needs of the borough, and also comes with significant viability constraints,
which in turn restricts affordable housing and infrastructure provision. Therefore, greenfield sites
which are on the existing edge of settlements, particularly non-Green Belt sites, should be
prioritised. This includes our client’s land at Waldron’s Place. The assessment should also
consider the viability of sites to ensure that they are indeed deliverable.

Comment

Representation ID: 6897

Received: 28/08/2026

Respondent: Iceni Projects

The Scoping Document confirms that the new Plan must include a short vision, incorporating
aims and objectives and up to 10 measurable outcomes to monitor progress.
Our client does not disagree with this approach, and we reserve detailed comments until the
vision and objectives have been drafted. However, we note that the vision and objectives must
be focussed on meeting the housing needs of the Borough, derived from the standard method
calculation as a minimum, and ideally, promoting growth beyond that minimum.
Indeed, Policy HO2 of the revised NPPF notes that the housing requirement figure can be higher
than the overall figure identified in the local housing needs assessment where appropriate. This
includes situations where a higher housing requirement is necessary to meet the needs of
neighbouring areas, or to reflect growth ambitions linked to economic development or
infrastructure investment. Crewe’s growth ambition, and drive to become the ‘best small city in
Europe’ by 2050 is a clear justification to not only meet housing needs, but also plan positively
for growth.

Comment

Representation ID: 6898

Received: 28/08/2026

Respondent: Iceni Projects

The Scoping document confirms that, based on the Local Plan timetable, adoption is expected in
March 2029. The new plan period is, therefore, proposed to be 2029-2045 (15 years).
This aligns with the minimum plan period set out in Policy PM2 of the recently revised NPPF
(which has reduced the requirement to ’no less than 10 years from the point of adoption’).
However the policy also makes clear that Local plans can cover a longer time period where this
would, for example, help support the delivery of longer-term infrastructure or strategic
development. The Policy also notes that Local Plans should reflect longer term expectations
extending beyond the plan period where appropriate, including for any broad locations for growth
and regeneration identified within a spatial development strategy, and any specific strategic site
proposals.
We agree with the Council’s approach to consider a Plan period longer than the minimum 10
years required by the NPPF. Due to the likely scale of new development which will need to come
forward in the next plan period to meet the minimum Local Housing Need (LHN) requirement,
coupled with the necessary infrastructure that will be required to facilitate future development, we
consider that the plan period should be held at 15 years as a minimum, and ideally extended, to
plan more effectively for the future growth of Cheshire East. This would allow the local authority
to make strategic choices to support the aspiration for Crewe to grow into the ‘best small city in
Europe’ by 2050. Such an ambition for Crewe can only be properly supported by a long term plan
that maintains a continuous direction of travel in policy. Indeed, Cheshire East’s next Local Plan
needs enough ambition and permanence to truly shape the future of the Borough, and this can
be better achieved by a Plan with a long term outlook.
Policy HO3 of the NPPF asks that Local Plans demonstrate:
i) A supply of specific deliverable housing sites for five years following the intended date of
adoption of the plan, with an appropriate buffer; and
ii) A supply of specific, developable sites or broad locations for growth for the subsequent
years 6 to 10 and, where possible, for the remaining plan period, where the plan covers more
than 10 years.
The allocation of Waldron’s Place, coupled with a planning application submission in 2026, would
allow the Site to contribute to the ‘supply of specific deliverable housing sites’ within the first five
years of the adopted Local Plan.