11 Neston and Parkgate

11 Neston and Parkgate

National policy

11.1 Local Plans should promote sustainable patterns of development including making effective use of land in urban areas (NPPF,  paragraph 11) and align growth and infrastructure. 

11.2 Planning policies should set out a clear economic vision and strategy which positively and proactively encourages sustainable economic growth (NPPF, paragraph 86a) and should support the role that town centres play at the heart of local communities by taking a positive approach to their growth, management and adaptation (NPPF, paragraph 90). 

11.3 The government attaches great importance to Green Belt. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence (NPPF, paragraph 142). 

Evidence base

Key issues

  • Neston and Parkgate is a distinctive and attractive historic market town, with a mix of historic buildings sitting in high quality countryside with good access to quality green spaces.
  • While there is a relatively buoyant town centre in terms of food and drink uses, there are some long term vacancies in the retail core.
  • Concern over the increasing extent of non-traditional employment at Clayhill business park coupled with lack of appropriate local employment opportunities.
  • Improvements to transport infrastructure as a whole are needed along with enhancements to public transport services.
  • A lack of affordable market and social housing for families to move to and stay in the area. There is also a need for smaller housing both for emerging households and downsizing opportunities for older residents, and Houses in Multiple Occupation (HMOs) serving Leahurst students.
  • There are a number of natural environment designations covering parts of the settlement and the immediate surrounding area, including four Local Wildlife Sites, a Site of Special Scientific Interest and three international designations which cover the Dee Estuary.
  • Protecting the landscape, character, appearance and setting of Neston and Parkgate and the Dee Coastal Area, Area of Special County Value (ASCVs) and Green Belt.

Map 11.1 Neston and Parkgate settlement area and key constraints (View full image)

Map of Neston and Parkgate settlement highlighting flood risk, conservation areas, open spaces, local wildlife, and SSSI sites.

Current adopted policy

Local Plan

Policy reference

Policy summary

Local Plan (Part One)

STRAT 2 Strategic development

The spatial strategy as set out in this policy is based on a pattern of development to meet housing and employment needs in locations that maximise the use of existing infrastructure and that are accessible by public transport, focussing on the main urban settlements of: Chester, Ellesmere Port, Northwich and Winsford, and the key service centres of: Cuddington and Sandiway, Farndon, Frodsham, Helsby, Kelsall, Malpas, Neston and Parkgate, Tarporley, Tattenhall and Tarvin.
This policy also sets out the settlement hierarchy and provides the context for defining settlement boundaries on the policies map  .

Local Plan (Part One)

STRAT 8 Rural area

Supports development in the rural area that serves local needs in the most sustainable and accessible locations, in Key and Local services Centres. The following settlements are defined Key Service Centres: Cuddington and Sandiway, Farndon, Frodsham, Helsby, Kelsall, Malpas, Neston and Parkgate, Tarporley, Tattenhall and Tarvin.

Local Plan (Part Two)

R 3 Employment land provision in the rural area

Employment land allocations in the rural area, to meet the strategic development requirements of Local Plan (Part One) policies STRAT 2 and STRAT8. Provision in Neston will be met from sites allocated in the Neston Neighbourhood Plan at Clayhill Business Park.

Suggested policy approach

11.4 Given the size of Neston and Parkgate and its role in providing local infrastructure and services for their relatively larger populations and the surrounding hinterland, our suggested approach is to provide an individual place-based policy for Neston and Parkgate that sets out the vision, core features, key issues and clear strategy for what development will take place.

NP 1

Neston and Parkgate

Identify Neston and Parkgate as a market town in the new Local Plan settlement hierarchy.

Set out the level and location of new development in and around the town – depending on the final potential growth option (see SS 5 ‘Spatial strategy options’ A-C), this may require the release of Green Belt land.

The policy approach will generally reflect the objectives and projects identified in the Neston Neighbourhood Plan, including:

  • providing a mix of new homes, especially affordable market and social housing for young people, students, families, starter homes, and smaller properties to enable downsizing and meeting the needs of older residents
  • reviewing the neighbourhood plan policy NNE1 employment allocations for potential inclusion in the new Local Plan
  • protecting and supporting the development of Clayhill Industrial Estate as a location for employment uses, and reflecting new Class E(g) Commercial Business and Service use class
  • addressing long term vacancies and supporting the vitality and viability of the town centre
  • protecting the appearance, setting and character of the Dee Coastal Area ASCV
  • ensuring new development respects the character of Neston and Parkgate in terms of design, materials and scale
  • supporting the development of Neston and Parkgate’s tourism and visitor economy, recognising the key visitor attractions of Parkgate Parade, Ness Botanic Gardens, the Burton Marsh Greenway and the Wirral Way
  • protecting and enhancing the network of accessible green and open spaces
  • managing the potential impact on designated habitats sites
  • improving transport infrastructure by creating a network of safe walking and cycling connections throughout the area
  • protecting existing car parks from development and extended where possible within and adjacent to Parkgate Parade

University of Liverpool, Leahurst Campus

Located on the outskirts of Neston, in the Green Belt. The policy approach will define a boundary and set out policy for the development of the site for its continued use for education, research and development. 

Question NE 1

Do you agree with the suggested policy approach towards Neston and Parkgate, as set out in NP 1 ‘Neston and Parkgate’ above? If not please suggest how it could be amended?

Question NE 2

What should be the policy approach for Leahurst, which meets Leahurst’s needs and provides positive links with Neston and Parkgate?