8 Northwich

8 Northwich

National policy

8.1 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. 

8.2 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). 

8.3 The Government attaches great importance to the 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

Suggested policy approach

  • The town of Northwich and adjoining settlements combine to form the third largest urban area in the borough. The Places Background Paper provides a profile of Northwich.
  • Northwich is bound by Green Belt to the north, which currently restricts further greenfield expansion on the northern edge of the settlement. Current Local Plan policy encourages regeneration utilising the significant potential to re-use previously developed land. Other constraints include the Hynet route, hazardous installations, hazard zones and pipelines and flooding (fluvial and surface water, particularly in the town centre).
  • Key Settlement Gaps have been identified around Northwich in the Local Plan (Part Two). These were identified as areas outside of the Green Belt that served to protect and maintain the settlements’ character.
  • Northwich is a strategic focus for new development and for regeneration utilising the significant potential to re-use previously developed land. 
  • Northwich Town Centre has seen significant investment as part of the Northwich Vision. Supporting the delivery of the objectives and projects set within the Northwich Town Centre Development Framework will be key to the town's future regeneration.
  • Key regeneration areas, identified through the Local Plan (Part Two) include Winnington Works (TATA), Wincham and Weaver Square
  • The Employment Areas Survey (2024) shows that Northwich has a lack of employment areas within the 20-40ha and >60ha size brackets. However, there is an undeveloped employment land allocation to the south-west of Gadbrook Park. Gadbrook Park is 56ha and in a strategic location on the edge of Northwich. The business park includes an undeveloped employment land allocation, and there is currently a relatively high proportion of vacant premises.
  • The Northwich Transport Strategy identifies a series of key issues for transport in the town centre, the wider urban area and for longer distance journeys. These key issues include amongst others:
    • Local traffic congestion pinch points including the Winnington/Barnton Swing Bridge, Winnington Hill, the Hartford corridor, the A556/A530 junction and access to Gadbrook Park;
    • Improving evening bus services and providing better bus links between the town and the railway station;
    • Improving town centre car parks and providing more spaces at the railway station;
    • More dedicated walking and cycling routes from residential areas to the town centre;
    • Traffic congestion along the A556 approaching the M6 junction 19.
  • The Parking Standards SPD (February 2022) sets more rigorous parking standards for areas of high demand and public transport accessibility. The standard is applied to Northwich as a key town centre where there is a concentration of services, an increased number of travel options and lower levels of car ownership.

Map 8.1 Northwich settlement area and key constraints (View full image)

Map of Northwich 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 5 Northwich

Identifies Northwich as a key focus for development in the east of the borough and makes provision for 4,300 new dwellings and 30ha of additional land for business and industrial development.
Key sites include: major housing led mixed-use development schemes at Winnington and Wincham Urban Villages; and retail led regeneration of Northwich town centre and riverside - including Barons Quay.

Local Plan (Part Two)

N 1 Northwich settlement area

Defines the settlement boundary of Northwich and sets out the principles for development within it. The settlement area includes the settlements of Anderton, Barnton, Davenham, Hartford, Lostock Gralam, Lower Marston, Lower Wincham, Rudheath and Weaverham.

Local Plan (Part Two)

N2 Northwich regeneration areas

Sets out what development within the key regeneration areas must deliver. . Site specific criteria included in policies N 2.A-C, Weaver Square, Winnington Works (TATA), and Wincham.

Local Plan (Part Two)

N 3 Meeting the outstanding housing requirement in Northwich

Lists the housing allocations for Northwich and the criteria the development of each should have regard to, including additional criteria for land at Winnington Avenue (N 3.A) and Hargreaves Road (N 3.C).

Local Plan (Part Two)

N 4 Employment land provision in Northwich

Lists the employment allocations for Northwich and the criteria the development of each should have regard to.

Local Plan (Part Two)

N 5 Gadbrook Park

Sets out additional criteria for development proposals on land at Gadbrook Park.

Local Plan (Part Two)

N 6 Northwich conservation area

Sets out criteria for development proposals within the Northwich conservation area.

Local Plan (Part Two)

T
1 Local road network improvement schemes

Identifies interventions to the north of Northwich including the Winnington Swing Bridge as a priority local road network scheme.

Suggested policy approach

8.4 The suggested policy approach broadly reflects the objectives and projects identified in the Northwich Town Centre Development Framework and Northwich Transport Strategy.

8.5 The approach to level of development will depend on the chosen spatial strategy option but will seek to maximise housing and other development on previously developed land. Options and broad locations for potential growth are set out in SS 5 ‘Spatial strategy options’. The policy will identify key locations for new housing and employment development in Northwich, in line with the chosen option. This may mean areas outside of existing settlements are explored for large scale industrial use, or new residential development, which may also mean developing on Green Belt land.

8.6 The suggested approach is to combine Local Plan (Part One) policy STRAT 5 with Local Plan (Part 2) policy N 1 as the overarching and locally distinct policy for Northwich but update as needed to reflect allocations that have been completed and/or require a new approach.

8.7 The regeneration areas currently identified under Local Plan (Part Two) policy N 2 will be updated to reflect the objectives and projects within the Northwich Town Centre Development Framework and continue to include policies for Weaver Square (Local Plan (Part Two) policy N 2.A), Winnington Works (TATA) (Local Plan (Part Two) policy N 2.B), and  Wincham (Local Plan (Part Two) policy N 2.C). 

8.8 Local Plan (Part Two) policy N 3 for meeting the outstanding housing requirement, and Local Plan (Part Two) policy N 4 for employment land provision in Northwich, will be updated to reflect allocations that have been completed and/or require a new approach.

8.9 Local Plan (Part Two) policy N 5 for Gadbrook Park will be replaced by a new policy (the site is currently outside the settlement boundary for Northwich), and it is proposed to include this area within an updated settlement boundary in the new Local Plan and retain the safeguarded employment allocation.

8.10 It is proposed to retain the Local Plan (Part Two) policy N 6 Northwich Conservation Area as this is a locally distinct policy that seeks to protect the special character of the town centre and outskirts of Northwich. 

8.11 Current Local Plan (Part One) policy STRAT 10 Transport and Accessibility, and Local Plan (Part Two) policies T 1 Local Road network improvement schemes (interventions to the north of Northwich including the Winnington corridor and Swing Bridge) and T 3 Railway Stations have policies and proposals that impact Northwich. Future policies in the Northwich section or transport section will need to reflect updated proposals for transport (Northwich Transport Strategy. 

8.12 The Parking Standards SPD (Feb 2022) sets a standard for Northwich as a key town centre where there is a concentration of services, an increased number of travel options and lower levels of car ownership.

8.13 It is proposed to retain the key settlement gaps identified around Northwich under current Local Plan (Part Two) policy GBC 3 in section 24 ‘Landscape’.

NO 1

Northwich

The suggested approach will reflect the objectives and projects identified in the Northwich Town Centre Development Framework and Northwich Transport Strategy recognising the town’s potential to reuse/redevelop vacant or redundant sites and the regeneration of the town centre. 

The intention is to retain the overall policy content of current Local Plan (Part One) policy STRAT 5 and Local Plan (Part Two) policy N1 relating to development in Northwich and safeguarding the character and individuality of the settlements that form the wider built-up area of Northwich.

The new Local Plan will set out the level and location of new development within Northwich and the surrounding settlements which make up the Northwich urban area.

The key settlement gaps identified under Local Plan (Part Two) policy GBC 3 will be retained to avoid coalescence and the identity function of the gap, see also section 24 ‘Landscape’.

Key sites and land allocations will be identified to deliver strategic development needs for new housing and employment development (linked to section 5 ‘Spatial strategy’ and the chose spatial strategy of the new Local Plan). Local Plan (Part Two) policies N 3 and N 4 will be retained accordingly and updated as needed to reflect allocations that have been completed and/ or require a new approach. 

Local Plan (Part Two) policy N 2 for the Northwich regeneration areas (Weaver Square (Local Plan (Part Two) policy N 2.A), Winnington Works (TATA) (Local Plan (Part Two) policy N 2.B), and Wincham (Local Plan (Part Two) policy N 2.C), are all proposed to be retained. The boundaries will be reviewed and amended where necessary.

The content of Local Plan (Part Two) policy N 6 which protects the unique heritage assets and character of Northwich conservation area, town centre and its outskirts, would be retained.

Key allocations/policies

  • Wincham Urban Village
  • Northwich Town Centre e.g. Weaver Square, Northwich Market, Barons Quay
  • Winnington Works (TATA)
  • Gadbrook Park

Other sites to be identified will depend on the chosen spatial strategy.

Transport and infrastructure

Subject to TA 2 ‘Key local transport infrastructure priorities’ the suggested policy approach will identify the key transport priorities for Northwich, which may include:

  • Winnington/Barnton Swing Bridge corridor
  • Improving evening bus services and providing better bus links between the town and the railway station
  • Providing more dedicated walking and cycling routes from residential areas to the town centre;

Appropriate provision should be made for access and parking in line with a review of parking standards and parking zones as set out in TA 1 ‘Transport and accessibility’, where there is a concentration of services, increased sustainable transport options and lower levels of car ownership.

Question NO 1

Do you agree with the suggested policy approach towards Northwich, as set out in NO 1 ‘Northwich’ above? If not please suggest how it could be amended?

Question NO 2

Do you have any comments on the suggested key allocations/sites?

Question NO 3

Do you have any views on how the aspirations of the Northwich Town Centre Development Framework should be reflected through the new Local Plan?

Question NO 4

Are there any infrastructure requirements required to support the suggested policy approach set out above?

Question NO 5

Should the settlements that make up the wider Northwich urban area be retained?

Question NO 6

Should the policy approach to protecting the local historic character of the town centre and the surrounding area, remain unchanged?

NO 2

Gadbrook Park

Gadbrook Park and the surrounding area, to be identified on the policies map, will be safeguarded and retained for employment use falling within use classes E(g), B2 and B8.

All development proposals within this area must be comprehensively planned and meet the criteria in section 16 ‘Economic growth, employment and enterprise’ regarding new employment development. 

Proposals for the refurbishment of vacant office premises for continued economic use would be supported. 

Proposals for the change of use of vacant office floorspace to an alternative use, would be assessed against section 16 ‘Economic growth, employment and enterprise’. 

The policy approach could consider if flexible employment uses that support jobs, such as educational or health related use, may be acceptable where there is evidence of long-term vacancy and where this would maintain the vibrancy of the business park. Additional safety/ security measures should be provided where appropriate.

New residential development within the policy area would not be permitted. The Council may also take forward Article 4 Directions to remove permitted development rights for residential or other use in the future.

Land to the south-west of Gadbrook Park

Land to the south-west of Gadbrook Park is identified for large-scale logistics, warehousing and distribution (as currently allocated under existing Local Plan (Part Two) policy N 4.F). Development should be brought forward in line with an agreed development brief that addresses the following, and meets other relevant policies of the new Local Plan: 

  1. Access, highways and transport infrastructure, 
  2. Access by walking, cycling and public transport, incorporating active travel measures with the surrounding area
  3. Improvements and enhancements to the rail network and safeguards sufficient land for a railway station 
  4. Landscape and visual impacts
  5. High quality design, being of a suitable scale, density, form, massing, height and materials with regard to surrounding landscape character and topography
  6. Integrate and enhance ecological networks, green infrastructure and provide biodiversity net gain 
  7. Minimise and mitigate flood risk

Gadbrook Park Railway Station

The re-opening of the Sandbach to Northwich line to passenger traffic has previously been identified as a potential scheme to improve connectivity between Cheshire West and the surrounding area. 

The reinstatement of this service and the potential for a station at Gadbrook Park is to be recognised in the new Local Plan, through the safeguarding of land for a fully accessible new railway station within the area defined on the policies map, subject to further detailed assessment. 

The layout and design of development proposals should allow for provision for public transport services throughout the site.

Question NO 7

Do you agree with the suggested policy approach towards Gadbrook Park, as set out in NO 2 ‘Gadbrook Park’ above? If not please suggest how it could be amended?

Question NO 8

Should there be a more flexible approach to uses supported within Gadbrook Park?