FTC Planning Response to – Application Reference 25/02109/FUL Proposal: Residential development for 91 houses at Dig Lane, Frodsham

Frodsham Town Council’s response submitted to Cheshire West & Chester Council Planning Department on 05/09/2025 in relation to:

Application Reference: 25/02109/FUL
Proposal: Residential development for 91 houses at Dig Lane, Frodsham
Date of FTC Meeting: 1 September 2025
Consultee Response: Frodsham Town Council (FTC)

Introduction

Frodsham Town Council (FTC) considered planning application 25/02109/FUL at its meeting on 1 September 2025. A number of residents attended the meeting and raised concerns about the proposed development.

FTC has resolved neither to support nor object to the application. However, the Council requests that Cheshire West and Chester Council (CWAC) carefully considers the following issues when determining the application.

Key Concerns

1. Highways and Traffic Impact

• The proposed development lies adjacent to the A56, a busy and narrow road with limited pavement provision.
• The developer’s site plan includes minor lane adjustments (for traffic from Frodsham to Helsby), but these are unlikely to improve conditions and may worsen congestion.
• 91 houses would generate a considerable number of vehicle movements, particularly at peak times, with no traffic light control measures proposed.
• The A56 is heavily affected during M56 motorway disruptions and on Fridays when traffic levels rise significantly. FTC questions whether the traffic survey took such circumstances into account.
• No pedestrian crossing is proposed to Castle Park, a well-used amenity that will likely attract residents.

2. Cycle Path and Public Rights of Way

• The proposed cycle path crosses the only access road and terminates further down Dig Lane, which is narrow, has high hedges, and no pavements. FTC considers this unsuitable, especially for children cycling to Helsby High School.
• The treatment of the existing Public Right of Way (PROW) alongside the railway embankment is unclear. FTC requests that the Public Rights of Way Officer is consulted.

3. Green Belt Policy

• The site is currently designated as Green Belt.
• FTC emphasises that the National Planning Policy Framework (NPPF) paragraph 143 is clear: “Strategic policies should establish the need for any changes to Green Belt boundaries, having regard to their intended permanence in the long term, so they can endure beyond the plan period.”
• CWAC’s own Local Plan Consultation (Page 132) reinforces this position, stating that “Green Belt boundaries should only be altered where exceptional circumstances are fully evidenced and justified through a plan.”
• At present, the evidence base – specifically the Green Belt Assessment Report, has not yet been prepared.
• Consequently, there are no proposals in the consultation document on a CWAC strategic policy regarding Green Belt changes. Until such a policy is fully consulted on and formally adopted, CWAC should not seek to redesignate Green Belt land as “Grey Belt.”
• This site has been farmed continuously for many years, producing excellent crops, and cannot be considered poor-quality agricultural land.

4. Flood Risk

• FTC notes and supports the submissions of the Lead Local Flood Authority (18 August 2025) and Natural England (24 July 2025).
• The nearby railway embankment may exacerbate flooding, as seen at the Overton Green estate (former St Luke’s School site) where gardens were waterlogged, requiring additional soakaways.

5. Local Services and Facilities

• Health and community services in Frodsham and the surrounding area are already under significant strain.
• The Primary Care Network has specifically identified serious capacity constraints across a wide range of essential services, including GP provision, pharmacy, dentistry, mental health, emergency care, and wider community health services.
• FTC emphasises that essential further development of local health and community services is required now. Without this, any increase in population will place unsustainable pressure on already stretched provision and will further exacerbate existing health care challenges.

6. Historic and Archaeological Significance

• The land adjoins the Frodsham Conservation Area and is of significant historical and archaeological importance, particularly as the site of a medieval castle.
• FTC draws particular attention to the submission of the CWaC Archaeologist, who has identified the need for further investigative and research work before any development can proceed.
• FTC also requests that full and careful consideration be given to the detailed submissions from residents, which provide references to published papers and evidence supporting the historical and archaeological significance of the site.
• The sandstone wall on the site is of notable age and historic value and must be retained.
• The Conservation Officer must be consulted to ensure heritage assets are preserved.

7. Frodsham Neighbourhood Plan (FNP)

• The FNP was adopted following a referendum on 14 November 2024 (79.4% in favour) and made on 25 November 2024.
• The Plan does not support development of this land.

Conclusion

FTC does not take a position of support or objection on planning application 25/02109/FUL.

However, FTC wishes to highlight three priority concerns which it considers of particular weight in determining this application:

Key Issues

1. Green Belt Policy

• The application conflicts with NPPF para. 143 and CWAC’s Local Plan consultation, given the absence of an adopted Green Belt Assessment Report and strategic policy.
• FTC considers it premature and unjustified to seek redesignation of Green Belt land as “Grey Belt.”

2. Local Services and Facilities

• The Primary Care Network has already identified severe capacity constraints.
• Essential health and community services must be expanded urgently. Without this, additional housing will place unsustainable pressures on already stretched provision.

3. Historic and Archaeological Significance

• FTC stresses the importance of the CWaC Archaeologist’s submission requiring further research.
• Due regard must also be given to detailed evidence provided by residents and the historic sandstone wall, which should be retained.
• The Conservation Officer must be consulted.

In addition, FTC requests that CWAC gives full and careful consideration to:

• Highways and pedestrian safety,
• Cycle routes and Public Rights of Way,
• Flood risk, and
• Consistency with the Frodsham Neighbourhood Plan.