professor steven broomhead chief executive t o’neill, r purnell, s wright, j wheeler ... · 1 day...

Professor Steven Broomhead To: Members of the Development Management Chief Executive Committee

Town Hall Councillors: Chair – T McCarthy Sankey Street Deputy Chair – J Grime

Warrington P Carey, G Friend, B Maher, L Morgan, K Mundry, WA1 1UH T O’Neill, R Purnell, S Wright, J Wheeler and B Barr.

2 July 2019

Development Management Committee

Wednesday, 10 July 2019, 6.30pm

Venue – Council Chamber, Town Hall, Sankey Street, Warrington, WA1 1UH

Agenda prepared by Julie Pickles, Democratic Services Officer – Telephone: (01925) 442139 E-mail: [email protected]

A G E N D A

Part 1

Items during the consideration of which the meeting is expected to be open to members of the public (including the press) subject to any statutory right of exclusion.

Item 1. Apologies for Absence

To record any apologies received.

2. Code of Conduct - Declarations of Interest Relevant Authorities (Disclosable Pecuniary Interests) Regulations 2012

Members are reminded of their responsibility to declare any disclosable pecuniary or non-pecuniary interest which they have in any item of business on the agenda no later than when the item is reached.

mailto:[email protected]

Item

3. Minutes

To confirm the minutes of the meeting held on 12 June 2019 as a correct record.

4 Planning Applications (Main Plans List)

Report of the Director of Environment and Transport

5 Tree Preservation Order 2019 (TPO No 532) – 7 Rose Bank, Lymm

Report of the Director of Environment and Transport

Part 2

Items of a “confidential or other special nature” during which it is likely that the meeting will not be open to the public and press as there would be a disclosure of exempt information as defined in Section 100I of the Local Government Act 1972.

Nil

Page No.

1

Attached as a separate

document

Agenda Item 3

DEVELOPMENT MANAGEMENT COMMITTEE

12 June 2019

Present: Councillor T McCarthy (Chairman) Councillors B Barr, P Carey, G Friend, J Grime, T Jennings (Sub for S Wright), B Maher, L Morgan, K Mundry, T O’Neill and J Wheeler.

DM1 Apologies for Absence

Apologies for absence had been received from Councillor S Wright (T Jennings Sub).

DM2 Code of Conduct – Declarations of Interest

Councillor Minute Reason Action J Wheeler DM5 Parish Councillor for

the area in question, objected to the application and spoke against the item.

Remained in the meeting and took full part in the debate and vote.

DM3 Minutes

Resolved,

That the minutes of the meeting held on 15 May 2019 were agreed as a correct record and signed by the Chairman.

DM4 Exclusion of the Public (including the press)

Vote for Part 2. Unanimous.

Resolved,

That members of the public (including the press) be excluded from the meeting by reason of the confidential nature of the following items of business to be transacted being within category 3 of Schedule 12A Local Government Act 1972 (Rule 10 of the Access to Information Procedure Rules) and the public interest in disclosing the information is outweighed by the need to keep the information confidential.

DM5 Legal advice concerning Appeal by Liberty Properties Developments & Eddie Stobart Ltd against the refusal of planning permission for the demolition of all existing on-site buildings and structures and construction of a National Distribution Centre building (Use Class B8) with ancillary office accommodation (Class B1(a)),

Agenda Item 3

vehicle maintenance united, vehicle washing area, internal roads, gatehouse, parking areas, perimeter fencing, waste management area, sustainable urban drainage system, landscaping, highways improvements and other associated works. (Environmental Impact Assessment application) at Land North of Barleycastle Lane, Appleton Thorn, LPA Ref: 2017/31757

Members considered the information set out within the officer’s report.

Resolved,

That the committee approves Option 1 as set out within the officer’s report.

Signed………….……………………..

Dated...…………………

DEVELOPMENT MANAGEMENT COMMITTEE

Wednesday 10th July 2019

Item Page App number

1 3 2019/34391

2 19 2019/34662

3 33 2019/34607

Start 18:30 App Location/Description Recommendation

11, MANCHESTER ROAD, WOOLSTON, WARRINGTON, WA1 4AE Full Planning - Change of use of existing building from car sales and repairs (Sui-Generis Use Class) to retail (A1 Use Class) alongside facilitating building works to include; demolition of part of the existing building at rear and rebuilding of the rear section of the building, elevational changes including to shop front, installation of ATM, external plant compound, boundary treatment and changes to car park layout.

CHRIST CHURCH C OF E SCHOOL, STATION ROAD, PADGATE, WA2 0QJ Full Planning - Proposed construction of a single storey classroom with toilet and kitchen area to be used as a Nursery school

43, WHITWELL CLOSE, GREAT SANKEY, WARRINGTON, WA5 3HW Householder - Proposed first floor front elevation bedroom extension and alterations to existing garage

Approve

Approve

Approve

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4 42 2019/34826

5 71 2019/34845

6 80 2019/34864

7 88 2019/35051

LAND OFF DALLAM LANE AND BEWSEY ROAD, WARRINGTON CENTRAL TRADING ESTATE, WARRINGTON, WA2 7NT Full Planning (Major) - Proposed new bus depot: one three storey (max height) building comprising maintenance workshop with ancillary offices and storage and single storey service building for fuelling and washing buses; external service yard; staff car parking, chassis/bus wash, bus refueling, MOT centre and bus parking area; substation building; re-configuration and widening of vehicular access from Dallam Lane; fencing (including acoustic fencing) and lighting.

PADGATE HIGH SCHOOL, INSALL ROAD, PADGATE, WARRINGTON, WA2 0LN Full Planning - Proposed upgrade to existing telecoms apparatus, Proposed valmont 30m monopole at high level on concrete base and associated works to replace existing mast.

LEISURE BLOCK BUILDING, TIME SQUARE DEVELOPMENT, WARRINGTON Full Planning (Major) - Proposed change of use of ground floor units and mezzanine space to include drinking establishments (Use Class A4) in addition to previously approved use for retail (Class A1), financial and professional services (Class A2), and restaurants/cafes (Class A3).

FORMER BARROW HALL COMMUNITY PRIMARY SCHOOL, BARROW HALL LANE, GREAT SANKEY, WARRINGTON, WA5 3AA Full Planning - Proposed works to two external staircases

Approve

Approve

Approve

Approve

2

DEVELOPMENT CONTROL COMMITTEE DATE 10-Jul-2019

ITEM 1

Application Number: 2019/34391

Location: 11, Manchester Road, Woolston, Warrington, WA1 4AE

Ward: Rixton and Woolston

Development Full Planning - Change of use of existing building from car sales and repairs (Sui-Generis Use Class) to retail (A1 Use Class) alongsidefacilitating building works to include; demolition of part of the existing building at rear and rebuilding of the rear section of the building, elevational changes including to shop front, installation of ATM, external plant compound, boundary treatment and changes to car park layout.

Date Registered: 25-Feb-2019

Applicant: Sainsbury's Supermarkets Ltd

8/13/16 Week Expiry Date: 21-Apr-2019

Reason for Committee Referral

The Parish Council and have objected to the application contrary to the officer recommendation.

Human Rights

The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property.

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Site

The application site is located on the corner of Manchester Road and New Cut Lane, in the Woolston area of Warrington. The site is bounded by Manchester Road to the north, New Cut Lane to the west and Hawthorne Avenue to the south. To the south of the site, south of Hawthorne Avenue, is an existing industrial estate. A car sales site is beyond New Cut Lane, a mix of commercial and residential is beyond Manchester Road and the site is immediately adjacent to residential development to the east. The character of the surrounding area is predominantly residential, with some sporadic commercial uses.

Description of Proposal

The proposed development intends to change the use of the existing building from car sales and repairs (Sui-Generis) to retail (A1) alongside facilitating building works to include the demolition of part of the existing building at rear and the rebuilding of the rear section of the building, which will reduce the overall footprint of the building, elevational changes including to shop front, installation of ATM in the west elevation, external plant compound to the rear of the building, boundary treatment and changes to the area around the building, which will introduce demarcated car parking.

Relevant Planning History

2019/34392 – 2 fascia signs, ATM surround and wall panel sign. Approved, April 2019.

2005/07245 – Display of non-illuminated restaurant signs on Manchester Road and New Cut Lane elevations. Approved, February 2006.

2005/06452 – Proposed non-illuminated shop sign on elevation fronting Manchester Road and an externally illuminated sign on the elevation fronting New Cut Lane. Refused, October 2005.

2005/06454 – Proposed change of use to restaurant (use class A3). Refused, October 2005.

2003/00856 – Proposed demolition of existing reception/workshop/toilets and erection of new Car Showroom with Storage above. Approved, September 2003.

A01/43591 – Proposed erection of new railings around perimeter of site. Approved, October 2001.

A01/42539 – Change of use of existing m.o.t service area and car showroom to include sale of caravans, motorcycles & accessories. Approved, March 2001.

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Planning Policies

Local Plan Core Strategy Policy QE4 – Flood Risk Policy QE5 – Biodiversity and Geodiversity Policy QE6 – Environment and Amenity Protection Policy QE7 – Ensuring a High Quality Place Policy MP1 – General Transport Principles

Supplementary Planning Documents Environmental Protection (May 2013) Standards for Parking in New Development (March 2015)

Notification Responses

Neighbours: Five neighbour objections were received, on the grounds of traffic congestion, parking issues, highway safety, noise, privacy and lighting, mainly due to the extended opening hours and the need for deliveries in the early hours and on weekends.

Consultation Responses

Parish/Town Council: Object on the grounds of a loss of residential amenity and highway safety.

Councillor McCarthy: The Woolston Parish Council and the Ward Councillors have lodged an objection to the development at 11 Manchester Road which is currently Motortow garage. The new application is on behalf of Sainsbury’s supermarket who would want to open on this site as a mini market. This application that has been given under “delegated decisions” is in conflict with our objection to the original application, as it would allow signage, a propose A.T.M machine plus wall panel signage, thereby implying that we are in agreement with the application. Our objection does include all these proposed items as listed until the whole of the collective application is decided. I am requested that this delegated decision is rescinded until the application is determined.

Officer comment: No objection was received by the LPA relating to the signage application 2019/34392 and this application was therefore determined under delegated powers. The signage consent does not establish any precedent for the change of use application which must be determined on its own merits.

Warrington & Co – No objection, subject to a pre-commencement condition, which ensures that a local employment scheme is submitted to the LPA. Officer comment: This has subsequently been submitted by the applicant, and the Employment Development Manager at Warrington & Co. has stated that they are happy with the contents of the document.

GMEU – No objection.

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Environmental Protection – No objection, subject to six conditions, which are as follows:

Pre-commencement condition for the submission of documents to identify and outline any remediation of contaminated land.

Pre-occupation condition ensuring that the remediation and monitoring works are carried out on any contaminated land.

Pre-commencement condition for the submission of a Construction Environmental Management Plan.

Timeframe restriction on delivery or despatch vehicular movements. Timeframe restriction on refuse collection. Timeframe restriction on business hours.

Appraisal

Principle of development / change of use Policy SN4 identifies the Holes Lane/Manchester Road area as a ‘Local Centre’, within which the site is located. Therefore, the site is within a Local Centre and is an acceptable location for retail use of this scale.

Policy SN5 states that retail uses will be directed towards District, Neighbourhood and Local Centres where the development is of a scale and nature appropriate to the area served by the centre. Policy SN4 identifies the Holes Lane/Manchester Road area as a ‘Local Centre’. It is considered that due to the limited floorspace and proposed type of retail shopping that the scale and nature of the proposal is appropriate to the area. This also serves as a reason for not requiring a sequential test assessment of other sites.

Policy PV5 states that where retail, leisure and office development over 500 square metres gross is proposed outside of the Town Centre, the applicant will be required to undertake an impact test and demonstrate that there will be no significant adverse impacts on the vitality and viability of the Town Centre. The total gross floor space will not exceed the 500 square metre threshold. Therefore, there is no requirement for a Retail Impact Assessment.

Policy SN6 states that the Council will seek to assist the local economy by ensuring that development proposals do not lead to the loss of viable, accessible sites and buildings used for industrial/commercial purposes in local communities. The proposed use will replace an industrial and commercial sui generis uses with an A1 retail use.

Therefore, it is considered that the proposal is of a scale and nature appropriate to the site, which is currently used for employment generating purposes and will not adversely impact on town centre uses. It is considered that the development meets the requirements of policies PV5, SN4, SN5 and SN6 of the Local Plan Core Strategy.

Design Policy QE7 of the Local Plan Core Strategy states that development must:

Reinforce local distinctiveness and enhance the character, appearance and function of the streetscene, local area and wider townscape; and

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Harmonise with the scale, proportions and materials of adjacent and/or existing buildings.

The development would reduce the footprint of the building, through the rebuild of the rear section, which would reduce the overall width and depth by 3.8m and 4m, respectively. The change of use would regularise the site under one use as a Sainsburys Local mini market. The character of the area includes retail, and specifically, convenience food retail. Materials would not change, except for the introduction of Sainsburys branded signage, window vinyls and banners which would only be laid over the top of the existing building fabric and not replacing materials. Therefore, the proposed scheme would reinforce local distinctiveness and harmonise with the proportions and materials of adjacent and existing buildings, as sought by Policy QE7 of the Local Plan Core Strategy.

Residential Amenity Policy QE6 of the Local Plan Core Strategy states that development must respect the living conditions of existing neighbouring residential occupiers in relation to overlooking/loss of privacy, outlook, sunlight, daylight, overshadowing, noise and disturbance.

A number of neighbour objections raised an issue with lighting including an objection from the closest residential dwelling to the site is no. 13 Manchester Road. The east elevation of the building faces no. 13, upon which there are no proposed signs. The signage on the front elevation, while visible from no. 13, is through a small single obscure glazed window, which is considered to be a minimal impact on residential amenity. Other dwellings that will be able to view the signage from their properties are on the opposite side of Manchester Road, which is a four lane wide ‘A’ road, meaning the distance will be over 50m, which is considered to be significant enough so as not to affect the residential amenity of these properties. Therefore the proposed signage and lighting is not considered to result in any significant loss of residential amenity.

Noise issues were also raised through both the neighbour objections and the Parish Council’s response. Environmental Protection were consulted as part of this application, given that the site is located within a DEFRA noise mapped area. Environmental Protection stated that the noise levels are indicated as being between 65dB(A) and 74.9dB(A) during daytime periods and 60dB(A) and 64.9dB(A) during the overnight period, and that mitigation measures are not required to achieve recommended BS8233:2014 internal noise levels arising from road traffic noise.

An acoustic assessment has been submitted, providing details of external plant location and proposed noise levels at sensitive receptors, which are acceptable. However, a Construction Environmental Management Plan condition has been recommended due to the scale of the development and the extended build period. This is considered to be reasonable to attach to any given permission. Other recommended conditions include restrictions to delivery times, refuse collection times and business hours, to minimise any noise impact on

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residential properties. Again, these are considered acceptable and shall be included in any given permission.

The applicant’s proposed hours of operation are until 23.00 Monday to Sunday. Environmental Protection have raised no objections to this later opening. It is considered that although this could introduce later comings and goings to the site than the existing use, given the background noise levels and mix of uses in the area this would not lead to any significant loss of residential amenity.

The proposed store would have a small bakery room with a single oven. Environmental Protection have stated that there would be a small extract from this room, but that there should be no odour or noise issues from such a small operation.

Therefore, it is considered that the development would respect the living conditions of existing neighbouring residential occupiers, as sought by Policy QE6 of the Local Plan Core Strategy. The proposal is not acceptable in terms of its impact on residential amenity.

Highways The proposal includes a new internal access and revised parking arrangement together with the introduction of regular delivery vehicle movements. The Parking Standards SPD requires 26 spaces for this use type and footprint. The proposed number of spaces is only 17. However, Highway Officers have stated that, due to the expected level of foot traffic based on its proximity to nearby residential areas, the provision of adequate cycle parking and the consideration of nearby sites of similar size and use that adequately operate with parking provision similar to the proposed number of spaces, that the parking provision should not impact on highway safety.

Highways were involved in various discussions with the applicant’s Transport Consultants. As well as the number of parking spaces, Highways initially raised a number of issues including:

Car parking provision and layout, relationship to service yard No electric charging points; pedestrian access points and pedestrian safe route location of ATM; swept path assessment; Cycle parking issues; Transport Statement data ;

. However, following discussions and submission of further information Highway Officers are satisfied that these issues have been addressed through various amendments to the site plan layout and the transport data or can be dealt with by condition. Their final comments advise that:

Staff cycle parking must be a designated area and have some means of locking two cycles, but location is acceptable. The visitor cycle parking is acceptable. Conditions will be included.

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The fencing must be sufficient to discourage stepping over or through. A condition requiring a minimum of 1m high fence (between the existing low and high fences) shall be included.

The swept path demonstrates that, whilst not ideal, a 12m vehicle could negotiate the site and on that basis. A servicing condition will be included.

Therefore, subject to the recommended conditions, the proposal’s impact on highway safety is deemed to be acceptable and meets the requirements of Policy MP1 of the Local Plan Core Strategy.

Contaminated Land Environmental Protection stated that the site is located on land that is currently designated as ‘Potentially Contaminated Land’. This is due to the five underground storage tanks (petrol and diesel), which were previously infilled, and the possibility that leakage or spillage may have occurred. On this basis the standard contaminated land conditions were recommended on any approval. These conditions are acceptable.

Flood Risk It is considered that, given the minimal area of the site that lies within Flood Zone 2, which is concentrated along the west and southern boundaries, as shown below, there will be no impact on flood risk resulting from the proposed change of use and associated works.

Conclusion Subject to the discharge of the relevant conditions, the site is considered to be suitable for the proposed development.

Recommendation: Approve, subject to conditions.

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Conditions

1. The development hereby approved shall be commenced before the expiration of three years from the date of this permission.

Reason: To ensure that the Local Planning Authority retains the right to review unimplemented permissions and to comply with Section 91 (as amended) of the Town & Country Planning Act 1990.

2. The development shall be carried out in accordance with the following documents: (a) The planning application forms and additional information, received by Warrington Borough Council on 7 February 2019. (b) Submitted drawing no’s: 500 – ‘Site, Block and Location Plans’, received on 18 March 2019; 502 Rev. A – ‘Existing Elevations Proposed Elevations’, received on 18 March 2019; 503 Rev. B – ‘Proposed Plans Ground and First Floor/Roof’, received on 18 March 2019; 504 Rev. C – ‘Proposed Site Plan’, received on 11 June 2019; 505 Rev. A – ‘Proposed Elevations – 1 Front & Side Signage & Branding’, received on 18 March 2019; 506 Rev. A – ‘Proposed Elevations – 2 Front & Side Signage & Branding’, received on 18 March 2019; 507 – ‘Signage Details’, 18 March 2019; VN81111-TR106 – ‘Draft Car Park Layout Proposal - 12.2m Rigid Test Track 1’, received on 11 June 2019; VN81111-TR106 – ‘Draft Car Park Layout Proposal - 12.2m Rigid Test Track 2’, received on 11 June 2019.

Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. All materials to be used in the approved scheme shall be as stated on the application form and approved drawings and shall not be varied without the prior written approval of the Local Planning authority

Reason: To ensure that the development will be of a satisfactory appearance and to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction

4. No development (other than demolition and site clearance works) shall take place until the steps in Sections A and B below are undertaken:

A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following documents must be provided (as necessary) to characterise the site in terms of potential risk to sensitive receptors:

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•Preliminary Risk Assessment (PRA or Desk Study) •Generic Quantitative Risk Assessment (GQRA) informed by a Intrusive Site Investigation •Detailed Quantitative Risk Assessment (DQRA) •Remedial Options Appraisal Completing a PRA is the minimum requirement. DQRA should only to be submitted if GQRA findings require it.

B: SUBMISSION OF A REMEDIATION & VERIFICATION STRATEGY: As determined by the findings of Section A above, a remediation strategy (if required) and verification (validation) strategy shall submitted in writing to and agreed with the LPA. This strategy shall ensure the site is suitable for the intended use and mitigate risks to identified receptors. This strategy should be derived from a Remedial Options Appraisal and must detail the proposed remediation measures/objectives and how proposed remedial measures will be verified.

The actions required in Sections A and B shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007).

Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion.

In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); Paragraphs170(f) & 178 of the National Planning Policy Framework (July 2018), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013).

Disclaimer: Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site.

5. The development shall not be taken into use until the following requirements have been met and required information submitted to and approved by the Local Planning Authority (LPA):

A: REMEDIATION & VERIFICATION: Remediation (if required) and verification shall be carried out in accordance with an approved strategy. Following completion of all remediation and verification measures, a Verification Report must be submitted to the LPA for approval.

B: REPORTING OF UNEXPECTED CONTAMINATION: All unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area(s). Prior to site works recommencing in the affected area(s), the contamination must be

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characterised by intrusive investigation, risk assessed (with remediation/verification measures proposed as necessary) and a revised remediation and verification strategy submitted in writing and agreed by the LPA.

C: LONG-TERM MONITORING & MAINTENANCE: If required in the agreed remediation or verification strategy, all monitoring and/or maintenance of remedial measures shall be carried out in accordance with the approved details.

The site shall not be taken into use until remediation and verification are completed. The actions required to be carried out in Sections A to C above shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007).

Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion.

In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); Paragraphs170(f) & 178 of the National Planning Policy Framework (July 2018), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013).

Disclaimer: Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site.

6. No delivery or despatch vehicular movements nor any loading or unloading of vehicles shall take place on the site except between the hours of 07:00 and 20:00 on Monday to Sunday.

Reason: To prevent an increase in background noise levels and protect the amenity of any residents. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and Paragraphs 170(e) & 180(a) of the National Planning Policy Framework (July 2018); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013).

7. The collection of refuse from the site shall be limited to the hours of 07:00 and 20:00 on Mondays to Saturdays, and at no time on Sundays and Bank or Public Holidays.

Reason: To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and Paragraph 123 of the National Planning Policy Framework (March 2012); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013).

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8. The use hereby permitted shall only take place between the hours of 07:00 in the morning and 23:00 in the evening from Mondays to Sundays.

Reason: To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and Paragraph 123 of the National Planning Policy Framework (March 2012); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013)

9. Prior to the commencement of any works on site, the developer shall provide in writing a Construction Environmental Management Plan (CEMP) to the LPA for written approval. The CEMP shall review all construction operations proposed on site and shall cover as a minimum the following areas of work on a phase by phase basis, identifying appropriate mitigation measures as necessary: Proposed locations of Site Compound Areas, Proposed Routing of deliveries to Site Compounds or deliveries direct to site, Proposed delivery hours to site, Proposed Construction Hours, Acoustic mitigation measures, Control of Dust and Air Quality on site and consideration for joining a Considerate Contractors Scheme. The CEMP shall consider in each case issues relating to construction and demolition - noise, dust, odour, control of waste materials and vibration - where not detailed in a separate condition. Once approved in writing, all identified measures within the CEMP shall be implemented in accordance with the requirements therein and shall be reviewed on a regular basis and in case of receipt of any justified complaint. Any changes to the identified CEMP mitigation measures from either the regular review process or following receipt of a complaint shall be forwarded to the Local Planning Authority within 24hrs of a change being agreed or implemented.

Reason: To prevent an increase in background noise levels and protects the amenity of any residents.

In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); Paragraphs 180(a) & 182 of the National Planning Policy Framework (July 2018); and Sections 3 and 6 of the Environmental Protection Supplementary Planning Document (May 2013).

10.No gates or other means of obstruction shall be placed across the vehicular access formed as part of this development.

Reason: To permit vehicles to pull clear of the carriageway when entering the site in the interests of road safety.

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11.There shall be no direct pedestrian or vehicular access between the site and New Cut Lane and to that end a continuous wall or fence 1 (one) metre in height or greater shall be erected before trading commences and be permanently maintained on the boundary line of New Cut Lane. For the avoidance of doubt the fence shall extend to the proposed internal crossing location at the junction of Manchester Road and New Cut Lane, broadly in line with approved drawing 18-2118 Revision C.

Reason: To limit the number of access points to the highway in the interests of road safety.

12.The development shall not be brought into use until the areas indicated on the submitted plans to be set aside for parking and servicing have been surfaced, drained and permanently marked out or demarcated in accordance with the details and specifications shown in drawing number 18-2118 Revision C. The parking and servicing areas shall be retained as such thereafter.

Reason: To ensure that adequate provision is made on the site for the traffic generated by the development, including allowance for safe circulation, manoeuvring, loading and unloading of vehicles as well as parking, and that hard-surfaced areas have a satisfactory appearance.

13.Prior to first occupation of the development hereby permitted a servicing and waste management strategy shall be submitted to, and approved in writing by, the Council as Local Planning Authority. For the avoidance of doubt the strategy shall include details of how HGV movements will be managed to ensure that no layovers or waiting will occur on the highway and shall set out design and operational proposals for servicing and the storage, transfer and collection of goods and waste ensuring that appropriate arrangements are made and that logistical requirements are appropriately considered and addressed. The strategy shall be subsequently implemented in accordance with the approved details.

Reason: To ensure that adequate on-site provision is made for servicing and waste management collection including allowance for the storage, transfer and collection of waste to reduce impact on residential amenity and the general amenity of surrounding occupiers.

14.A scheme for the provision of staff cycle parking in accordance with the Council’s current standards shall be submitted to and approved in writing by the Council as Local Planning Authority. The scheme shall be implemented as approved before any part of the development is brought into use and shall be retained as such thereafter. Notwithstanding the provisions of the Town and Country Planning Act (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no building works, which reduce this provision, shall take place except following the express grant of planning permission by the Council. For the avoidance of doubt staff parking shall be in a secure designated area suitable for secure anchorage of at least two cycles in a sheltered location. Visitor cycle

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parking shall also be provided in line with the approved drawings.

Reason: To ensure that adequate provision is made for parking cycles on the site; and to establish measures to encourage non-car modes of transport.

15.A scheme for the provision of electric vehicle charging points, or passive provision, shall be submitted to and agreed in writing with the Local Planning Authority. The agreed scheme shall be provided prior to first occupation of each unit and retained as such thereafter.

Reason: To ensure that appropriate provision for current and future electric and electric/hybrid vehicles and encourage more sustainable means of transport.

Appendix A – proposed plans

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Appendix B – Site Photos

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ITEM 2


Location: Christ Church C of E School, Station Road, Padgate, WA2 0QJ

Ward: Poulton North

Development Full Planning - Proposed construction of a single storey classroom with toilet and kitchen area to be used as a Nursery school

Date Registered: 18-Jun-2019

Applicant: Mr Modafex

8/13/16 Week Expiry Date: 12-Aug-2019

Reason for Referral

The land is owned by Warrington Borough Council.

Human Rights

The relevant provisions of the Human Rights Act 1998 and the European Convention of Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:

Article 8 – The right to respect for private and family lie, home and correspondence.

Article 1 of protocol 1 – The right of peaceful enjoyment of possessions and protection of property.

Site and Surroundings

The application site is Christ Church C of E School, Padgate. The main school entrance is on Station Road which runs along the west boundary of the site. To the north is sheltered accommodation fronting Station Road and the Birchwood Way (A574) embankment. To the east beyond playing fields there is residential development. To the south is Harpers Road with Padgate Conservative Club on the corner of Harpers Road and Station Road.

The majority of the site comprises play areas and playing fields with the school buildings concentrated on the west side of the site. The school buildings are a mixture of connected old and new buildings including the original school building on Station Road which is a locally listed heritage asset.

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The Proposal

The application is for a new single storey nursery school building. This would be located on land currently used as part of a landscaped play area north of the existing school buildings. The aim is to provide more and better nursery space as a replacement for the current nursery accommodation which would be reallocated as teaching space. Staff and pupil numbers would be unaffected by the proposal.

The building would be 15m by 9m with a pitched roof 2.5m high to the eaves and 4.2m high overall. In addition there would be a canopy along the north elevation and a smaller canopy on the east elevation above the entrance area. The building would be of modular, mainly timber construction with fibre cement boarding to external elevations and aluminium sheeting to the roof.

Additional new boundary fencing is proposed to match the existing 1.8m high mesh fencing. Permeable bound resin surfacing is proposed adjacent to the nursery to allow for all weather external play with play equipment repositioned from the current nursery. Grassed areas to the north would remain as existing with trees retained next to the north boundary.

Relevant Site History

None relevant to this application.

Planning Policy

Local Plan Core Strategy CS1 – Delivering Sustainable Development CS2 – Quantity and Distribution of Development QE6 – Environment and Amenity Protection QE7 – Ensuring a High Quality place QE8 – Historic Environment MP1 – General Transport Principles

Supplementary Planning Documents Environmental Protection SPD Design and Construction SPD Standards for Parking in New Development SPD

National Planning Policy Framework (the Framework) Chapter 12 – Achieving well designed places Chapter 15 – Conserving and enhancing the natural environment Chapter 16 – Conserving and enhancing the historic environment

National Planning Practice Guidance (NPPG)


Highways – no objections subject to a construction environment management plan (CEMP) condition. This is on the basis that there would be no change in staff or pupil numbers.

Environmental Protection – no objections subject to conditions relating to noise and contamination and informatives regarding construction noise, environmental

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protection standards and lighting.


Councillors – no comments received to date

Parish Council – no comments received to date

Neighbours – no comments received to date

Observations

Principle of Development Section 38(6) of the Planning and Compulsory Planning Act 2004 states that decisions should be made in accordance with the development plan unless material considerations indicate otherwise.

The National Planning Policy Framework (the Framework) and policies of relevance within the LPCS are considered to constitute the most appropriate framework against which to assess this proposal.

Policy CS1 of the Warrington Core Strategy states that throughout the Borough development proposals that are sustainable will be welcomed and approved without delay. It states that in order to be sustainable, development should accord with national and local policy and have regard to, amongst other things: the need to safeguard environmental standards, public safety and residential amenity; the delivery of high standards of design and construction, that have regard to local distinctiveness and energy efficiency; and the need to develop sites in appropriate locations accessible by public transport, walking and cycling.

Paragraph 11 of the Framework provides guidance on the presumption in favour of sustainable development. The Framework also makes it clear that planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework and the Local Plan.

The proposal is for a nursery school building located within existing school grounds with a reasonable separation from other uses. On this basis, the principle of the development is considered to be acceptable, subject to analysis of other matters including impacts on visual and residential amenity, historic assets and highway safety.

Residential / Neighbouring Amenity

Policy CS1 requires development to safeguard environmental standards, public safety and residential amenity.

Policy QE6 requires consideration to be had in respect of the living conditions or existing neighbouring occupiers in relation to overlooking/loss of privacy, sunlight, daylight, overshadowing, noise and disturbance.

The Framework requires high quality design and good standard of amenity for all existing and future occupants of land (Paragraph 127).

The proposed new building would be located around 45m away from the rear walls of

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the sheltered houses on Station Road. Bearing in mind that, firstly, this distance is greater than the sideways separation from the existing school buildings and, secondly, the intervening space, beyond the sheltered housing gardens, has been and will continue to be used as play space, it is considered that there would be no additional adverse impacts in relation to overlooking/loss of privacy, sunlight, daylight, overshadowing, noise or disturbance. However, Environmental Protection have raised concerns about noise.

The site is within a DEFRA noise mapped area with daytime noise levels between 60 and 64.9 dB(A). Environmental Protection therefore advise that a noise assessment should be carried out and any necessary mitigation measures implemented in order to achieve noise levels in line with the nursery use noise recommendations in Building Bulletins 93 and 87. A condition requiring an assessment and implementation of any necessary noise mitigation measures is recommended. Additionally, to address concerns about construction noise effects on nearby residential properties, a construction noise informative is recommended.

In consideration of the above, it is concluded that subject to a noise condition and informative there would be no unacceptable detrimental impacts on amenity. The proposal would therefore accord with Policies CS1, QE6 and the Framework.

Impact on Heritage Assets Policy QE8 seeks to ensure that the fabric and setting of heritage assets, including listed buildings and locally listed heritage assets, are appropriately protected and enhanced in accordance with the principles set out in the Framework.

Paragraph 189 of the Framework says that applicants should describe the significance of any heritage assets affected, including any contribution made by their setting, and the level of detail should be proportionate to the assets’ importance. Paragraph 190 requires that local planning authorities identify and assess the particular significance of any heritage asset that may be affected by a proposal and take this into account when considering the proposal. Paragraph 193 says great weight should be given to the conservation of assets. Paragraph 194 says that any harm to, or loss of, a designated heritage asset should require clear and convincing justification.

In this case the school building is a locally listed heritage asset recorded in the Local Plan as Padgate Junior and Infants School, Station Road. The applicant has submitted a heritage statement which says that the proposals strike a balance between the architectural and historic interest of the heritage asset and that the proposals as set out will not present any detrimental impact or harm upon the designated heritage assets. Apart from a small part of the school building on the Station Road frontage there have already been considerable alterations to the school building. The proposed nursery building would be a new building detached from the existing school buildings and separated and hidden from the unaltered elements of the school. It is considered that the proposals would not have any unacceptable adverse impacts or cause any harm to the historic asset or its significance. On this basis the proposals would comply with the relevant requirements of Policies QE6 and QE8 or the Framework.

Visual Amenity / Design Policy QE7 states that development proposals should reinforce local distinctiveness and enhance the character, appearance and function of the street scene, local area and wider townscape. It also advises that any new development should harmonise with the scale, proportions and materials of adjacent and existing buildings and

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maintain and respect the landscape character of the area where they are located.

Paragraph 127 of the Framework states that the Government attaches great importance to the design of the built environment - good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people. Paragraph 130 of the Framework states that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.

Policy CS1 identifies the need to deliver high standards of design that have regard to local distinctiveness.

The proposed building would be of modular, mainly timber construction with fibre cement boarding to external elevations and aluminium sheeting to the pitched roof. It would be set to the rear of the existing school buildings and the adjacent sheltered housing and surrounded by 1.8m high wire mesh fencing to match the existing fencing. Its appearance would be softened by landscaping comprising existing trees and grassed areas. In this context, with school playing fields to the east and the wooded embankment of Birchwood Way to the north, it is considered that the proposed design and construction is appropriate. Details of the building finishes are provided (Ekobord with a timber finish for the walls, black Plastisol tile cladding for the roof, white UPVC doors and windows and white powder-coated canopies) but more clarity is required. Subject to a condition relating to material details it is considered that the proposal would be acceptable and would comply with Policies CS1 and QE7 and the Framework.

Highway Safety / Parking Policy MP1 outlines general transport principles for new development. This suggests that to secure sustainable development the council will support proposals where the need for private car use is reduced; locally determined car and cycle parking standards are adhered to; and any impact of the development on the strategic road network is appropriately mitigated. Policy QE6 requires consideration of traffic, parking and highway safety. Paragraph 108 of the Framework seeks to ensure promotion of sustainable transport, safe and suitable access to sites and cost effective mitigation of any impacts on highway safety.

The Highways Team had raised concerns about the potential impact on parking if there was any increase in staff or pupil numbers. Following clarification that there would be no change Highways have now confirmed there are no objections but have recommended a construction environment management plan (CEMP) condition given potential construction impacts on the school environment.

On the basis of the above and subject to a CEMP condition, it is considered that the proposal would comply with the relevant parts of Policy QE6 and Policy MP1 and the Framework.

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Other issues Policy QE6 provides guidance on contaminated land, advising that development will only be permitted where the land is, or made suitable for the proposed use. Issues relating to ground conditions, contamination and pollution are addressed in paragraphs 170 and 178 to 183 of the Framework.

Environmental Protection have confirmed that they have no objections but, given the scale of the scheme and the sensitive end use, a condition relating to contamination is recommended.

Conclusion

On consideration of the application details and responses received from consultations and notifications it is concluded that the proposals are satisfactory in terms of visual and residential amenity, impacts on heritage assets and impacts on road safety. There are no other material factors for consideration and therefore the proposals are in accordance with the requirements of relevant policies in the Local Plan Core Strategy and the Framework.

Recommendation

Approve with conditions

Conditions



2. The development shall be carried out in accordance with the following documents:

(a) The planning application form received by Warrington Borough Council on 19th February 2019 (b) Planning Statement received by Warrington Borough Council on 30th May 2019 (c) Submitted drawings received on 30th May 2019: - Location Plan, drawing Christ Ch/19/01 - Site Layout, drawing Christ Ch/19/02A - Plans Fitout, drawing A.1.1 Rev A - Sections & Elevations, drawing A.2.1 Rev A - Nursery Details, drawing A.3.1

Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its

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impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. Prior to the commencement of the construction of the building hereby approved written and photographic details of the external roofing and facing materials (including manufacturer's details) shall be submitted to and approved in writing by the local planning authority. Materials samples shall be made available to view on site and shall NOT be deposited with the Local Planning Authority. The development shall be constructed in accordance with the approved details/samples

Reason: In order to comply with Policy QE7 of the Warrington Local Plan Core Strategy, the Warrington SPD: Design and Construction and the Framework

4. Prior to the first use of the nursery use, the applicant shall submit an acoustic report to the Local Planning Authority detailing any mitigation measures deemed necessary to achieve Building Bulletin 87 and 93 standards for the proposed nursery. This should consider the internal teaching spaces as well as external play areas. Mitigation measures shall be identified as necessary based on measured results. Once approved by the Local Planning Authority, all agreed mitigation measures shall be implemented prior to first use of the nursery and shall be retained and maintained for the duration of the use.

Reason: To provide a suitable learning environment for the children’s nursery based on external elevated noise levels and in accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and the National Planning Policy Framework (February 2019); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013)

5. No development (other than demolition and site clearance works) shall take place until the steps in Sections A and B below are undertaken:

A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following documents must be provided (as necessary) to characterise the site in terms of potential risk to sensitive receptors: •Preliminary Risk Assessment (PRA or Desk Study) •Generic Quantitative Risk Assessment (GQRA) informed by a Intrusive Site Investigation •Detailed Quantitative Risk Assessment (DQRA) •Remedial Options Appraisal Completing a PRA is the minimum requirement. DQRA should only to be submitted if GQRA findings require it.

B: SUBMISSION OF A REMEDIATION & VERIFICATION STRATEGY: As determined by the findings of Section A above, a remediation strategy (if required) and verification (validation) strategy shall

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submitted in writing to and agreed with the LPA. This strategy shall ensure the site is suitable for the intended use and mitigate risks to identified receptors. This strategy should be derived from a Remedial Options Appraisal and must detail the proposed remediation measures/objectives and how proposed remedial measures will be verified.


Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); Paragraphs170(f) & 178 of the National Planning Policy Framework (July 2018), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013).

6. The development shall not be taken into use until the following requirements have been met and required information submitted to and approved by the Local Planning Authority (LPA):


B: REPORTING OF UNEXPECTED CONTAMINATION: All unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area(s). Prior to site works recommencing in the affected area(s), the contamination must be characterised by intrusive investigation, risk assessed (with remediation/verification measures proposed as necessary) and a revised remediation and verification strategy submitted in writing and agreed by the LPA.



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Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); Paragraphs170(f) & 178 of the National Planning Policy Framework (July 2018), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013).

7. No works shall take place on the site at all until a method statement comprehensively detailing the phasing and logistics of demolition/construction has been submitted to and approved in writing by the Council as Local Planning Authority.

The method statement shall include, but not be limited to:

a)Construction traffic routes, including provision for access to the site b)Entrance/exit from the site for visitors/contractors/deliveries c)Location of directional signage within the site d)Siting of temporary containers e)Parking for contractors, site operatives and visitors f)Identification of working space and extent of areas to be temporarily enclosed and secured during each phase of demolition/construction g)Temporary roads/areas of hard standing h)Schedule for large vehicles delivering/exporting materials to and from site and details of manoeuvring arrangements i)Storage of materials and large/heavy vehicles/machinery on site j)Measures to control noise and dust k)Details of street sweeping/street cleansing/wheelwash facilities l)Details for the recycling/disposing of waste resulting from demolition and construction works m)Hours of working n)Phasing of works including

The development shall be carried out in accordance with the approved plan, unless otherwise agreed beforehand in writing by the Council as Local Planning Authority.

Reason: To ensure that adequate on-site provision is made for construction traffic, including allowance for the safe circulation, manoeuvring, loading and unloading of vehicles, as well as parking, and to reduce impact on residential amenity and the general amenity of surrounding occupiers and in order to comply with Policy MP1 of the Warrington Core Strategy and the National Planning Policy Framework.

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SITE

Approximate position of proposed nursery

45m approx

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PROPOSED

31

PROPOSED

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ITEM 3


Location: 43, Whitwell Close, Great Sankey, Warrington, WA5 3HW

Ward: Great Sankey North and Whittle Hall

Development Householder - Porposed first floor front elevation bedroom extension and alterations to existing garage

Date Registered: 12-Mar-2019

Applicant: Adam Bunby

8/13/16 Week Expiry Date: 06-May-2019

Reason for referral

The Applicant is related t o a Council Employee.

Human Rights:


Site and Proposal:

The development relates to first floor front extension above the existing garage projecting some 3.7m from the main front elevation of the existing dwelling. The extension would form an enlargement of the existing 4th

bedroom at the property.

The proposal also includes alterations to the existing garage to from a games room and drying room. The garage space would therefore reduce to a single garage (2.5m x 4.9m).

The property is sited towards the end of a cul-de-sac and is significantly set back from the main footpath.

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Relevant Planning History:

93/31361 – Proposed Residential Development with associated roads sewers and ancillary works. Approved subject to conditions 24th December 1993

Planning Policies:

Development Plan Policy Local Plan Core Strategy - Policy QE6 – Environment and amenity protection Local Plan Core Strategy - Policy QE7 – Ensuring a high quality place

Other Material Considerations Supplementary Planning Guidance 2 – House Extension Guidelines (December 2003)

Supplementary Planning Document – Standards for Parking in New Development (March 2015)

National Planning Policy Framework (2019) National Planning Practice Guidance

Notification Responses:

Ward Councillors Councillors Hart, Williams and Price were notified of the application initially on the 1st April 2019 and re-notified of the application on the18th June 2019 due to an amendment to the description. No letters were received in response.

Parish Council Great Sankey Parish Council were notified of the application initially on the 1st

April 2019 and re-notified of the application on the18th June 2019 due to an amendment to the description. No letters were received in response.

Neighbours Neighbours were initially notified on the 1st April 2019 and re-notified of the application on the18th June 2019 due to an amendment to the description. No letters were received in response.

Consultation Responses:WBC Highways – No objections

Observations:

Principle of Development The application relates to an extension to a residential unit within a predominantly residential area. Development such as this are not uncommon in this type of location and as such the basic principle of development would be considered acceptable.

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Impact upon the Character of the Area Policy QE7 of the Adopted Core Strategy requires that The Council will look positively upon proposals that are designed to; be sustainable, durable, adaptable and energy efficient; create inclusive, accessible and safe environments; function well in relation to existing patterns of movement and activity; reinforce local distinctiveness and enhance the character, appearance and function of the street scene, local area and wider townscape; harmonise with the scale, proportions and materials of adjacent and/or existing buildings; maintain and respect the landscape character and, where appropriate, distinctiveness of the surrounding countryside; use the density and mix of development to optimise the potential of the site without damaging the character of the area; and be visually attractive as a result of good architecture and the inclusion of appropriate public space.

The property is located at the end of a cul-de-sac and the existing garage stands forward of the main dwelling which would restrict the view of the proposed first floor extension on the approach along Whitwell Close. The design of the proposed extension is sympathetic to the main house and given its size and position it would not have a significant impact on the street scene or visual amenities of the area.

The proposed garage conversion would have little impact upon the character of the streetscene as in the main it involves internal works.

Subject to matching materials being used it is considered the development would not have any significant or detrimental impact upon the character of the area.

A condition has been attached to ensure that matching materials are used and subject to this it is considered that the development would be in accordance with Policy QE7 of the Adopted Core Strategy.

Impact upon Residential Amenity

Policy QE6 The Council, in consultation with other Agencies, will only support development which would not lead to an adverse impact on the environment or amenity of future occupiers or those currently occupying adjoining or nearby properties, or does not have an unacceptable impact on the surrounding area.

The immediate neighbour at number 45 is set slightly forward from the host dwelling at number 43. However there is a garage to the front of number 45, and no habitable room windows within the front elevation of this property closest to the side of the first floor extension. It is therefore considered that there would not be any significant or detrimental impact upon this neighbour in relation to loss of light or outlook.

Directly facing the application site is number 33, whose side elevation faces the front elevation of the application property and does not have any habitable room windows within this elevation. There is also a separation distance in

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excess of 20 metres between the proposed extension and the property at number 33. It is therefore considered that there would be no significant impact upon this neighbour.

It is considered that the proposals would have no significant impact upon residential amenity and would be in accordance with Policy QE6 of the Core Strategy and also the House Extensions Guidelines SPD.

Highway Implications The proposals would involve a part conversion of the existing garage however there would remain adequate space within the curtilage of the dwelling to park two vehicles off street,

The proposal does not seek to increase the number of bedrooms or alter the existing level of external on-plot parking provision on this basis there are no highway objections.

Recommendation: Approve subject to conditions.

Conditions



2. The development shall be carried out in accordance with the following documents:

(a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on 12th March 2019. (b)Submitted drawing No's received on Block Plan & Site Plan & 0681/19 (Proposed Plans and Elevations). Recieved by Warrington Borough Council on 12th March 2019.


3. The facing and roofing materials to be used in the construction of the extension hereby approved shall match in colour, texture and coursing those used on the existing building.

Reason: To ensure the use of appropriate materials, in the interests of

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the visual amenities of the locality and in order to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction

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Appendix 1: drawings

Existing Plans and Elevations

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Proposed Plans and Elevations

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Appendix 2 - Photographs

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ITEM 4


Location: Land off Dallam Lane and BewseyRoad, Warrington Central Trading Estate, Warrington, WA2 7NT

Ward: Bewsey and Whitecross

Development Full Planning (Major) - Proposed newbus depot: one three storey (maxheight) building comprising maintenance workshop with ancillaryoffices and storage and single storeyservice building for fuelling and washing buses; external service yard;staff car parking, chassis/bus wash, bus refueling, MOT centre and bus parking area; substation building; re-configuration and widening ofvehicular access from Dallam Lane; fencing (including acoustic fencing) and lighting.

Date Registered: 11-Apr-2019

Applicant: Wire Regeneration

8/13/16 Week Expiry Date: 10-Jul-2019

Reasons for Referral The applicant is WIRE Regeneration – a partnership between Langtree and Warrington Borough Council.

The proposed depot would be for the benefit of and operation by Warrington’s Own Buses, in which the Council also has an interest.

Human Rights

The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-Article 8 - The right to respect for private and family life, home and correspondence.

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Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property.

Site

This circa 1.6 ha site is partly vacant and partly used by a car and van hire business, within a wider area known as Warrington Central Trading Estate. The site is immediately bounded primarily by residential property on the west side of Bewsey Road; by warehousing and a concrete works to the north and by the Tesco/Wolves RLFC complexes to the east. The Trading Estate has been subdivided into a number of industrial/warehousing units, together with automotive uses and is currently accessed from a number of points off Bewsey Road, Dallam Lane and Tanners Lane.

Existing Access onto Bewsey Road, Opposite Junction with Gladstone Street:-

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Existing Access onto Dallam Lane:-

The wider Trading Estate area is currently characterised – in the main – by a relatively low grade commercial environment, and is considered to be an under-utilisation of brownfield land within the urban area. The site is part of the illustrative Town Centre Masterplan Character Area: Stadium Quarter document – produced as part of the Submission Draft Local Plan Core Strategy for Warrington (SDLPCSW). The site is located amongst the A9; A12 and A13 parcels in the indicative Masterplan Proposals for Stadium Quarter, where commercial development is promoted:-

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Source: Town Centre Masterplan Character Area: Stadium Quarter document – produced as part of the Submission Draft Local Plan Core Strategy for Warrington (SDLPCSW).

It is acknowledged that the site is closer to Warrington’s main bus interchange, next to Golden Square Shopping Centre, than is the existing bus depot on Wilderspool Causeway off Brian Bevan island.

Proposal

A modern purpose-built bus depot, nearer to the existing main bus interchange, is proposed – with the objective of delivering the expansion of bus capacity and to improve the efficiency of bus services in Warrington. The applicant undertook consultation with residents and business owners adjacent to the site – and held a consultation session on 6th February 2019. The three ward members for Bewsey and Whitecross were consulted by email and invited to the public consultation event. Dallam Lane would provide the entry and exit points for buses – Bewsey Road would be for cars – and only used by buses in an emergency. The layout of the site is designed to segregate the bus parking/ maintenance area

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from the staff entrance & parking. The main building itself – positioned centrally within the site - helps to achieve this segregation. Access from each side of the site (ie from Dallam Lane and from Bewsey Road) allows bus and car traffic to be segregated. Circa 220 jobs would be based at the site, similar to the number currently based at the existing Wilderspool bus depot site. The site would accommodate the components set out in detail at the top of this report, and would comprise the following main elements:-

- Yard areas for bus and car parking – staff and visitor car parking towards the the Bewsey Road side with the bus apron and daytime car parking within the central body of the site

- A main 3 storey building comprising a workshop, offices and storage with a maximum height of 12 metres

- A secondary building to provide bus fuelling and washing facilities

Both proposed buildings could accommodate the height of a double decker bus. Inside the main building, buses can be lifted to assist with their maintenance. A 2.5 metre high acoustic fence would be erected along part of the Bewsey Road frontage in place of the existing wall. A new line of 2.5 metre high weld mesh fencing would be placed in front of the acoustic fence, along the back of the pavement on Bewsey Road. Additional plans and information have been provided with regard to the scheduling of buses entering and leaving the site, and the impact on nearby road junctions.

Planning History

The site is part of a wider area where outline planning permission for a mixed use development at the site was approved in April 2005 (2003/01197), as follows:-Mixed use development comprising Residential development on 2.6 hectares and Employment development (ie, Use Classes B1 B2 & B8) on 1.4 hectares (including retention of units 8a, 8b and 9 for B1, B2 and B8 Uses). (All matters other than the principle of the proposed means of access reserved for subsequent approval).

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The application site has a Certificate of Lawfulness for manufacture, administration and ancillary storage and distribution – granted in 1998. Many applications since then reflect the mix of uses on the Trading Estate, including approvals for workshop extensions and a range of development related to automotive and other uses. The site has been developed since at least 1848 and has had an industrial history, including railway sidings, coal yards, a ropery, large works building and associated tank structures. Sites within 250 metres also have an industrial history, including for example steel forges, cotton mills, iron works and tannery.

Planning Policies

National Planning Policy Framework 2018 Achieving sustainable development Building a strong, competitive economy Promoting healthy and safe communities Promoting sustainable transport Achieving well-designed places Meeting the challenge of climate change, flooding and coastal change Conserving and enhancing the natural environment Local Plan Core Strategy CS1 – Delivering Sustainable Development CS2 – Quantity and Distribution of Development CS4 - Transport CS9 – Inner Warrington

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PV1 – Development in Existing Employment Areas SN6 – Sustaining the Local Economy and Services SN7 – Enhancing Health and Well-being QE1 – Decentralised Energy Networks and Low Carbon Development QE4 – Flood Risk QE5 – Biodiversity and Geodiversity QE6 – Environment and Amenity Protection QE7 – Ensuring a High Quality Place MP1 – General Transport Principles MP3 – Active Travel MP4 – Public Transport MP7 – Transport Assessment and Travel Plans MP10 – Infrastructure IW1 – The A49 Corridor Supplementary Planning Documents Design and Construction Environmental Protection Planning Obligations Standards for Parking in New Development


Neighbours – No response. Ward Councillors – No response.


WBC Highways – No objection, subject to conditions in the light of Additional plans and information have been provided with regard to the scheduling of buses entering and leaving the site, and the impact on nearby road junctions. WBC Environmental Protection (EP)– No objection in principle, subject to conditions. The EP team have recommended an additional validation condition based on the applicant’s noise assessment. This would serve to ensure that the proposed mitigation measures, which are based on modelled assumptions, are effective at the nearest dwellings (on Bewsey Road) having regard to actual operational practices. It is not proposed to impose a further requirement for validation, as this is considered to be unnecessary based on the fact that on site mitigation measures can be secured by way of conditions. A condition for further validation could be deemed to not pass the tests of precision and reasonableness as the extent of any further works would be unknown. WBC Flood Risk – No objection subject to condition. WBC Public Health - No response. WBC Ecology – No objection subject to condition. WBC Trees – No objection, subject to condition. WBC Archaeology – No objection, subject to condition. Police - Designing Out Crime Officer – No objection, subject to detailed advice. The CCTV system is comprehensive, and would take account of the new fencing. United Utilities – No objection, subject to conditions.

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Environment Agency – No objection, subject to conditions.

Observations

Principle The proposal is acceptable in principle in terms of policy CS9 of the Local Plan Core Strategy for Warrington (LPCSW), which sets out that Inner Warrington should be the focus for development and physical change in the Borough.

Policy PV1 of the LPCSW supports re-development within existing employment areas, subject to detailed criteria. As a sui generis use, the proposed development would be consistent with policy PV1. The principle of the proposed depot in this location is acceptable in planning policy terms, and is capable of contributing towards the objectives of the Stadium Quarter Character Area and the Town Centre Masterplan.

Highways & Transportation Matters Additional plans and information have been provided with regard to the scheduling of buses entering and leaving the site, and the impact on nearby road junctions. The main access would be barrier controlled - an efficient system to avoid delays and queuing on highway, without obstructing HGV movements, would be secured by condition. Access for servicing and staff would be via the existing access on Bewsey Road. Information has been provided for service vehicle, staff and MOT/taxi movements - to give confidence that the proposed arrangements would be safe. Following review of additional material, it is concluded that the impact on the operation of the Dallam Lane / Buckley Street junction is acceptable. Subject to other conditions to secure measures such as electric vehicle charge points; secure cycle and motorbike parking and a travel plan, the proposal can be supported in terms of its likely transportation impacts. Design and Landscaping The project is a significant opportunity to enhance the visual quality of the site, and would remove its current, generally low quality appearance. The scheme would include landscaping; high quality, well designed buildings and sustainable drainage. Warrington Central Trading Estate already has medium and large industrial units within it, and the Tesco Extra and Halliwell Jones Stadium are also obvious, large buildings in the wider vicinity. With this context in mind, there is no objection to the proposed main three storey building:-

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The exterior of this main building would be a mixture of cladding, brick, and glazing – akin to typical modern commercial units. The footprint of the two buildings is small in relation to the site area, and so would not be overbearing. The detail of new landscape planting would be required by condition. All trees within the site are of low quality; the trees nearest to the Bewsey Road frontage are self-sown and unkempt. Whilst their removal would not be objectionable – their replacement with a well designed scheme of new planting would be needed to help enhance the appearance of the completed scheme. Such new planting would also prevent a loss of all the – albeit limited – ecological value of the site.

Layout Whilst a large proportion of the site would be needed for hardstand, this is accepted as a clear need of the site as a bus depot, and would be served by a sustainable surface water drainage scheme. From street level, the main areas of hardstand, with staff and visitor vehicles parked, would be visually screened from Bewsey Road by the proposed 2.5 metre high acoustic fence and not be visually prominent in that street scene. Similarly, the narrower Dallam Lane frontage would not afford prominent views of parked vehicles or hardstand from this non-residential edge. Some new landscape planting is proposed, with the potential to retain some of the existing trees to the Bewsey Road frontage. The proposed acoustic fence would be visible through the proposed weld mesh fence along the Bewsey Road frontage:-

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Source: Material submitted by applicant.

Environmental Matters In terms of air quality – the forecast impacts are low, and would remain below national standards. For land quality; model conditions would control the remediation of the site. A Construction, Highways and Environmental Management Plan (CHEMP) would be secured by condition, to ensure the impacts of demolition and construction on nearby living conditions and on highway safety are mitigated.

A condition would ensure that light spill outside the site does not have an undue impact on nearby living conditions, or on highway safety.

Residential Amenity The nearest residential properties on Bewsey Road are circa 23 metres from the edge of the site - and circa 60 metres from the nearest corner of the proposed main depot building:-

A noise barrier – the line of which is shown in orange annotation below – would be erected at points along and near to the Bewsey Road frontage:-

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The applicant’s noise assessment measured noise at the proposed site – and at the existing bus depot on Wilderspool Causeway. Noise from all the proposed activities on site was identified – including noise from car parking, other vehicle movements, plant and equipment, workshop noise and bus wash noise. The bus depot has been arranged with the car parking for staff and visitors on the Bewsey Road side. The noisiest bus wash and areas of bus movement – where buses enter and leave the site - are on the Dallam Lane side, and so noise from these activities would be partly shielded from the houses on Bewsey Road by the new workshop & MOT building. Even so, a 3.1 metre high noise barrier in the centre of the proposed car parking area and a 2.5 metre high noise barrier along parts of the Bewsey Road boundary are needed to prevent serious harm to residential living conditions. Conditions are recommended which would protect nearby living conditions by:

- ensuring the new workshop is built according to the acoustic report - restricting the hours of use of the bus wash - securing a noise management plan for the site and; - the implementation of controls over all aspects of demolition and

construction

Subject to these other controls, it is not considered necessary to also stipulate by condition that certain noise levels at the nearest houses should not be exceeded. Such a condition may not be lawful – in terms of its necessity; its level of precision (ie in the event that set noise levels were exceeded), and therefore its reasonableness and enforceability via the Planning regime. Depending on circumstances, noise nuisance may be capable of action through a separate statutory process.

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Energy Efficiency Several measures would be incorporated to ensure the delivery of development which is energy efficient:

- Building insulation to minimise heat loss - Maximum use of natural day light inside the buildings - Glazing design which does not lead to excessive cooling requirements - Radiant, rather than convective, heating – which warms people and

objects rather than directly heating the air - Natural ventilation - Heat recovery air conditioning - Energy efficient lighting - Censor controlled mechanical ventilation based on demand - Local temperature control - Zoning of the building to allow systems to be switched off to sui

occupancy - Recovery of water for re-use in the bus wash

Overall, the energy efficiency of the main buildings and of the site itself is considered to be in the scheme’s favour. Flood Risk and Surface Water Drainage A Flood Risk Assessment (FRA) and Outline Drainage Strategy document has been submitted which correctly sets out that the proposal is commercial in nature; is in Flood Zone 1 (lowest risk), and so is appropriate in flood risk terms, not therefore requiring an Exception Test. The site is over 1 hectare in area (which triggers the need for FRA). The FRA concludes that the risk of flooding from surface water, groundwater and sewers is low or very low. The proposed development would not increase the risk of surface water flooding away from the site. The development should satisfy the requirements of the Sequential Test, as required by the 2018 NPPF. It is accepted that the whole of the application site is within Flood Zone 1 - so that the opportunity to locate some or all of the proposed development within an area or areas of the site which might be at a lower risk of flooding, does not arise. Overall, it is considered that the sequential test has been met. As the proposed development is classified as Less Vulnerable, and is appropriate in Flood Zone 1, there is no requirement to further consider flood risk in Sequential terms. The Council, as Local Lead Flood Risk Authority (LLFRA), confirms that subject to a condition to agree a detailed surface water drainage scheme, that there is no objection on flood or surface water grounds. A number of physical measures which would mitigate against the known flood risk, without worsening the risk of flooding elsewhere, are suggested in the FRA – such as setting finished floor levels at a minimum of 150mm above existing ground levels; the incorporation of source control and site control measures and a maintenance regime for on-site drains; channels; gullies; pipes; manholes and SUDS facilities. The drainage scheme required by condition will include full details of such measures.

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Overall, the clear environmental, physical and social benefits of regenerating this vacant site with sustainable new development are considered to be compelling public benefits in this case.

Ecology No evidence of any protected species was found on the site and the site assessed as providing negligible opportunity for any such species. A condition is recommended to secure a method statement detailing the removal of the invasive plant - Cotoneaster horizontalis. The detail of new landscape planting would be required by condition, to prevent the complete loss of the site’s limited ecological value; the greatest potential for which would be near the Bewsey Road edge. Section 1 of the Wildlife & Countryside Act 1981, as amended give protection for nesting birds on the site – and so this control does not need to be duplicated by the imposition of a planning condition.

Heritage and Archaeology The site is situated just outside Warrington’s Area of Archaeological Potential, as defined during research conducted by the Cheshire Historic Towns Survey. A desk-based assessment has been undertaken, in line with NPPF paragraph 189. The site was occupied by industrial premises from the late 19th century onwards. There is the potential for post-medieval industrial structures under the application site. A condition is recommended which requires a method statement for archaeological investigation to be agreed, prior to the commencement of development. An Historic Environment Desk-Based Assessment has been submitted, which assesses the likelihood and potential nature and severity of impact of the proposed development on designated and non-designated heritage assets, within and outside the application site. There are no designated heritage assets with the application site, and so there would not therefore be a substantial impact. The proposed development may potentially have a significant impact on non-designated heritage assets such as the remains associated with the Dallam and Bewsey Forge; the Bewsey Ropery and the Warrington and Newton Railway. Subject to the agreed condition relating to an archaeological method statement, it is considered that there is a very low likelihood of any substantial harm to any heritage asset – designated or otherwise. Similarly, due to the distance between the application site and the nearest conservation area (Bewsey Street Conservation Area, circa 200 metres away) and from the nearest listed building (ie the wall to the churchyard of St Paul, circa 40 metres from the closest part of the application site); and by reason of intervening, established urban development – there is considered to be little likelihood of substantial harm to such assets/ designations either.

Conclusion Overall, it is considered that the benefits of granting permission would outweigh the adverse effects set out in this report – and that such adverse impacts can be adequately mitigated by conditions.

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It is also acknowledged that the site is closer to Warrington’s main bus interchange, next to Golden Square Shopping Centre, than the existing bus depot off Brian Bevan island, and that this would be an operational benefit of the proposed depot re-location.

The proposed development would continue the regeneration of brownfield land within the urban area, as set out in the Masterplan Character Area: Warrington Stadium Quarter document, and in compliance with adopted Core Strategy policies including policies CS1; CS2; CS4 and CS9. The relocation of the bus depot would also ultimately make the existing depot site on Wilderspool Causeway available for re-development in accordance with the Southern Gateway Regeneration Initiative.

Recommendation Approve subject to conditions.

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Conditions



2. The development shall be carried out in accordance with the following:-

875 – 050 Existing Site Plan A; 875 – 051 Proposed Site Plan F; 875 – 052 Proposed Ground Floor Plan – Depot A; 875 – 053 Proposed Depot Elevations A; 875 – 054 Proposed Upper Floors - Depot; 875 – 055 Proposed Roof Plan; 875 – 056 Proposed Service Lane; 875 – 057 Proposed Site Sections A; 875 – 058 Proposed Location Plan; 875 - 059 Bewsey Road Boundary Treatment.

Reason – To define this permission.

3. Prior to the commencement of the use of the proposed development, a programmed landscaping scheme which shall include hard surfacing; new planting; confirmation of all existing trees and hedgerows on the site and details of those any to be retained, together with measures for their protection in the course of the development (in accordance with BS 5837: 2012), shall be submitted to the Local Planning Authority for approval. The approved landscaping scheme shall be implemented during the first planting season following the date of written approval of the landscaping scheme and any tree or other planting which dies, becomes seriously diseased or is felled, uprooted, willfully damaged or destroyed in the first five year period commencing with the date of planting shall be replaced by the applicants or their successors in title with new planting to be agreed in advance with the Local Planning Authority.

Reason: To ensure a high quality landscaping scheme as part of the completed development; to enhance the visual amenities of the site and its setting; to prevent the complete loss of the site’s ecological potential; to comply with Policies CS1 and QE7 of the adopted Local Plan Core Strategy for Warrington; with the Council’s adopted Design and Construction SPD and with section 170 of the 2018 NPPF.

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4. None of the building(s) hereby approved shall be constructed until written and photographic details of external materials (including manufacturer’s details) have been submitted to the local planning authority for approval. Materials samples shall be made available to view on site and shall NOT be deposited with the Local Planning Authority. The development shall be constructed in accordance with the approved details/samples.

Reason: In order to comply with Policy QE7 of the Warrington Local Plan Core Strategy and the Warrington SPD: Design and Construction

5. No development shall commence until a surface water drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The drainage scheme must include:

(i)An investigation of the hierarchy of drainage options in the National Planning Practice Guidance (or any subsequent amendment thereof). This investigation shall include evidence of an assessment of ground conditions and the potential for infiltration of surface water; (ii)A restricted rate of discharge of surface water agreed with the local planning authority (if it is agreed that infiltration is discounted by the investigations); (iii)Arrangements for management and maintenance following completion; and (iv)A timetable for its implementation.

The approved scheme shall also be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards. In the event of surface water discharging to the public sewer, the rate of discharge shall be restricted to greenfield run off rates.

The development hereby permitted shall be carried out only in accordance with the approved drainage scheme.

Reason: To promote sustainable development; to secure proper drainage and to manage the risk of flooding and pollution in accordance with policies CS1; MP10 and QE4 of the adopted Local Plan Core Strategy for Warrington; with the Council’s adopted Design & Construction SPD and with paragraphs including 156 and 163 of the 2018 NPPF.

6. Foul and surface water shall be drained on separate systems.

Reason: To secure proper drainage and to manage the risk of flooding and pollution in accordance with policies CS1; QE4 and MP10 of the Local Plan Core Strategy for Warrington with the Council’s adopted Design & Construction SPD and with paragraphs including 156 and

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163 of the 2018 NPPF.

7. The agreed method statement for the management of Cotoneaster species dated 16th May 2019 by 4ward Management Limited shall be implemented in full unless otherwise agreed in writing by the Local Planning Authority.

Reason: To comply with the Wildlife and Countryside Act 1981 (as amended); with paragraphs including 174 and 175 the 2018 NPPF; with policies CS1 and QE5 of the adopted Local Plan Core Strategy for Warrington and with the Council’s adopted Design and Construction SPD. A pre-commencement condition is necessary as it is necessary to control treatment of areas prior to construction activity taking place on site.

8. Piling using penetrative methods shall not be carried out other than with the written consent of the local planning authority. The development shall be carried out in accordance with the approved details.

Reason - To ensure that the proposed development does not harm groundwater resources in line with paragraph 170 of the National Planning Policy Framework.

9. Details of any facilities for the storage of oils, fuels and associated with this development shall be submitted to and approved by the local planning authority. The details shall include:-

•secondary containment that is impermeable to both the oils, fuels and chemicals and water, with no opening used to drain the system •a minimum volume of secondary containment at least equivalent to the capacity of the tank plus 10% or, if there is more than one tank in the secondary containment, at least equivalent to the capacity of the largest tank plus 10% or 25% of the total tank capacity, whichever is greatest •all fill points, vents, gauges and sight gauge located within the secondary containment •associated above ground pipework protected from accidental damage •below ground pipework having no mechanical joints, except at inspection hatches and have either leak detection equipment installed or regular leak checks •all fill points and tank vent pipe outlets designed to discharge downwards into the bund

The scheme shall be implemented as approved prior to any storage of oils, fuels and chemicals.

Reason - To ensure that the proposed storage of oils, fuels and chemicals, does not harm groundwater resources in line with

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paragraph 170 of the 2018 National Planning Policy Framework and Position Statement D of The Environment Agency’s approach to groundwater protection.

10.A scheme to provide details of how redundant boreholes are to be decommissioned and how, if any boreholes that need to be retained post-development, for monitoring purposes will be secured, protected and inspected. The scheme as approved shall be implemented prior to the occupation of any part of the permitted development

Reason - To ensure that redundant boreholes are safe and secure, and do not cause groundwater pollution or loss of water supplies in line with paragraph 170 of the National Planning Policy Framework and Position Statement D of The Environment Agency’s approach to groundwater protection.

11.No development shall take place within application site until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority. The work shall be carried out strictly in accordance with the approved scheme.

Reason – In the interests of heritage and in accordance with Paragraph 199, Section 16 (Conserving and Enhancing the Historic Environment) of the revised National Planning Policy Framework (2018), published by the Department for Communities and Local Government and Managing Significance in Decision-Taking in the Historic Environment, Historic Environment Good Practice Advice in Planning: 2 (Historic England 2015) and with policies CS1 and QE8 of the adopted Local Plan Core Strategy for Warrington.

12.Prior to first occupation the proposed access from the site to Dallam Lane shall be constructed and maintained broadly in accordance with approved drawing number 875 – 051 Revision F.

Reason: To enable vehicles to enter and leave the premises in a safe manner without causing a hazard to other road users in the interests of road safety in accordance with policies CS1; CS4; and QE6 of the Local Plan Core Strategy for Warrington.

13.Any gate or other form of barrier across the Dallam Lane access shall be positioned at least 12 metres back from the nearside edge of the pedestrian crossing point and shall be constructed to open into the site only.

A detailed scheme for access barriers shall be submitted to and agreed in writing with the local planning authority. No part of the barrier system

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shall prevent vehicles waiting clear of the pedestrian crossing of the access. For the avoidance of doubt the scheme shall ensure there is no potential for queuing back into highway. The scheme shall therefore include full operational information to demonstrate adequate efficiency.

Reason: To permit vehicles to pull clear of the carriageway when entering the site in the interests of road safety in accordance with policies CS1; CS4; and QE6 of the Local Plan Core Strategy for Warrington.

14.The development shall not be brought into use until the areas indicated on the submitted plans to be set aside for parking and servicing have been surfaced, drained and permanently marked out or demarcated in accordance with the details and specifications shown in drawing number 875 – 051 Revision F. The parking and servicing areas shall be retained as such thereafter.

Reason - To ensure that adequate provision is made on the site for the traffic generated by the development, including allowance for safe circulation, manoeuvring, loading and unloading of vehicles as well as parking, and that hard-surfaced areas have a satisfactory appearance in accordance with policies CS1; CS4; and QE6 of the Local Plan Core Strategy for Warrington.

15.No development shall take place until a scheme for the provision of cycle parking in accordance with the Council’s current standards has been submitted to and approved in writing by the Council as Local Planning Authority. The scheme shall be implemented as approved before any part of the development is brought into use and shall be retained as such thereafter. Notwithstanding the provisions of the Town and Country Planning Act (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no building works, which reduce this provision, shall take place except following the express grant of planning permission by the Council.

Reason: To ensure that adequate provision is made for parking cycles on the site; and to establish measures to encourage non-car modes of transport in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and with the Standards for Parking in New Development SPD.

16.A scheme for motorbike anchorage shall be submitted to and agreed in writing with the local planning authority. The scheme as agreed shall be provided prior to first occupation and retained for use as such thereafter.

Reason: To ensure that adequate provision is made for motorbikes on the site; and to establish measures to encourage non-car modes of transport in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and with the Standards for

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Parking in New Development SPD.

17.A scheme for electric vehicle charging shall be submitted to and agreed in writing with the local planning authority. The scheme as agreed shall be provided prior to first occupation and retained for use as such thereafter. For the avoidance of doubt a passive scheme shall be agreed to provide charging facilities for both staff vehicles and operational buses, broadly in line with the approved plans reference 875 - 051 Revision F.

Reason: To ensure adequate provision and to establish measures to encourage non-car modes of transport in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and with the Standards for Parking in New Development SPD.

18.The development shall not be occupied until the owners and occupiers of the site have appointed a Travel Plan Co-ordinator. The Travel Plan Co-ordinator shall be responsible for the implementation, delivery, monitoring and promotion of the Travel Plan, including the day-to-day management of the steps identified to secure the sustainable transport initiatives. The details (name, address, telephone number and email address) of the Travel Plan Co-ordinator shall be notified to the Council as Local Planning Authority upon appointment and immediately upon any change.

Reason: To ensure that an approved Travel Plan is implemented, in order to establish sustainable, non-car modes of transport in accordance with policies CS1; CS4; and QE6 of the Local Plan Core Strategy for Warrington.

19.The development shall not be brought into use until a Travel Plan including initial surveys, early interventions, timescales and modal targets has been submitted to and approved in writing by the Council as Local Planning Authority. The Plan shall include immediate, continuing and long-term measures to promote and encourage alternative modes of transport to the single-occupancy car. For the avoidance of doubt, the Travel Plan shall include, but not be limited to:

a)Involvement of employees b)Information on existing transport policies, services and facilities, travel behaviour and attitudes c)Access for all modes of transport d)Targets for mode share e)Resource allocation including Travel Plan Co-ordinator and budget f)A parking management strategy g)A marketing and communications strategy h)Appropriate measures and actions to reduce car dependence and encourage sustainable travel i)An action plan including a timetable for the implementation of each

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such element of h above j)Mechanisms for monitoring, reviewing and implementing the travel plan

The Approved Travel Plan shall be implemented in accordance with the timetable contained therein and shall continue to be implemented as long as any part of the development is occupied and in use.

An annual report shall be submitted to the Council no later than 1 month following the anniversary of the first occupation of the development for a period of 3 years. The annual report shall include a review of the Travel Plan measures, monitoring data and an updated action plan.

The Travel Plan shall be in place three months prior to the relocation.

Reason: To maximise opportunities for travel by modes of transport other than the private car, and to ensure that the development is sustainable in accordance with policies CS1; CS4; and QE6 of the Local Plan Core Strategy for Warrington.

20.No development (other than demolition and site clearance works) shall take place until the steps in Sections A and B below are undertaken:

A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following documents must be provided (as necessary) to characterise the site in terms of potential risk to sensitive receptors: •Preliminary Risk Assessment (PRA or Desk Study) •Generic Quantitative Risk Assessment (GQRA) informed by a Intrusive Site Investigation •Detailed Quantitative Risk Assessment (DQRA) •Remedial Options Appraisal Completing a PRA is the minimum requirement. DQRA should only to be submitted if GQRA findings require it.

B: SUBMISSION OF A REMEDIATION & VERIFICATION STRATEGY: As determined by the findings of Section A above, a remediation strategy (if required) and verification (validation) strategy shall submitted in writing to and agreed with the LPA. This strategy shall ensure the site is suitable for the intended use and mitigate risks to identified receptors. This strategy should be derived from a Remedial Options Appraisal and must detail the proposed remediation measures/objectives and how proposed remedial measures will be verified.


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Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington; with paragraphs 170 (f) and 178 of the National Planning Policy Framework (July 2018), and with Section 4 of the Environmental Protection Supplementary Planning Document (May 2013).

21.The development shall not be taken into use until the following requirements have been met and required information submitted to and approved by the Local Planning Authority (LPA):


B: REPORTING OF UNEXPECTED CONTAMINATION: All unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area(s). Prior to site works recommencing in the affected area(s), the contamination must be characterised by intrusive investigation, risk assessed (with remediation/verification measures proposed as necessary) and a revised remediation and verification strategy submitted in writing and agreed by the LPA.



Reason - To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington; with paragraphs 170 (f) and 178 of the National Planning Policy Framework (July 2018), and with Section 4 of the Environmental Protection Supplementary Planning Document (May 2013).

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22.Prior to first use of the bus depot, full details of a baffle or back shield to prevent the spill of light onto Bewsey Road and Dallam Lane shall be submitted for approval to the local planning authority. Such baffle and/or back shield as is approved shall be implemented and retained.

Reason - To prevent light spill onto adjoining roads in the interests of highway safety in accordance with policies CS1; CS4 and QE6 of the Local Plan Core Strategy for Warrington

23.Prior to the commencement of any works on site, the developer shall provide in writing a Construction, Highways & Environmental Management Plan (CHEMP) to the Local Planning Authority for written approval. The CHEMP shall review all demolition and construction operations proposed on site including logistics. It shall cover as a minimum the following areas of work on a phase by phase basis, identifying appropriate mitigation measures as necessary:

A. Highway and Traffic •Construction traffic routes, including provision for access to the site. Entrance/exit from the site for visitors/contractors/deliveries. •Temporary roads/areas of hard standing. Schedule for large vehicles delivering/exporting materials to and from site and details of manoeuvring arrangements. All construction vehicles shall load/unload within the confines of the site and not on the highway. •Details of street sweeping/street cleansing/wheel wash facilities.

B Site layout and Storage •Proposed locations of site compound areas. Siting of temporary containers. Location of directional signage within the site. Parking for contractors, site operatives and visitors. Identification of working space and extent of areas to be temporarily enclosed and secured during each phase of demolition/construction. Storage of materials and large/heavy vehicles/machinery on site.

C Environmental Controls •Proposed construction hours, proposed hours of site access and delivery hours of all vehicles to site, phasing of works including start/finish dates. •Details of activity on site outside the stated construction hours (for example, workers / security on site, movement, setting up or dismantling of equipment, lighting, installation of services, et cetera) •Environmental mitigation measures, including noise & vibration, dust and air quality measures mitigation measures including consideration of using low emission non-road mobile machinery. Details for the recycling/storage/disposal of waste resulting from the development. Consideration for joining a Considerate Contractors Scheme.

Once approved in writing, all identified measures within the CHEMP shall be implemented in accordance with the requirements therein and shall be reviewed on a regular basis and in case of receipt of any justified complaint. The CHEMP and agreed requirements therein shall

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remain in force for the duration of all construction activities on site.

Any changes to the identified CHEMP mitigation measures from either the regular review process or following receipt of a complaint shall be forwarded to the Local Planning Authority within 24 hours of a change being agreed or implemented. The development shall be carried out in accordance with the approved plan, unless otherwise agreed in writing with the Council as Local Planning Authority.

Reason: To ensure that adequate on-site provision is made for construction traffic, including allowance for the safe circulation, manoeuvring, loading and unloading of vehicles, as well as parking, and to reduce impact on residential amenity and the general amenity of surrounding occupiers through noise, dust, air quality and general disturbance over a prolonged build and demolition process in accordance with policies CS1; CS4 and QE6 of the adopted Local Plan Core Strategy for Warrington; and with Paragraphs 180(a) & 182 of the National Planning Policy Framework (July 2018); and Sections 3 and 6 of and with the Environmental Protection Supplementary Planning Document (May 2013).

24.Prior to the commencement of use, acoustic barriers shall be erected in accordance with positioning indications within figure 8.2 within the Environoise Consulting Limited acoustic report titled Noise Impact Assessment to inform a Planning Application, Proposed Bus Depot, Dallam Lane, Warrington, report reference 21180R01cSWmdw and dated 21 June 2019. Any acoustic barriers shall have a surface mass of at least 12kg per square metre in accordance with paragraph 9.3.2 of the above report. Once installed, the acoustic barriers shall be retained and maintained in good repair for the duration of the use.

Reason: To ensure a satisfactory standard of living environment for existing residents in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and paragraphs 170(e) & 180(a) of the National Planning Policy Framework (July 2018); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013).

25.The bus wash shall only operate between 07.00hrs and 00.15hrs the following day.


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26.The design and construction of the buildings shall meet or exceed the minimum requirements defined within tables 10.2 and 10.3 of the Environoise Consulting Limited acoustic report titled Noise Impact Assessment to inform a Planning Application, Proposed Bus Depot, Dallam Lane, Warrington, report reference 21180R01cSWmdw and dated 21 June 2019.

Reason: To ensure a satisfactory standard of living environment for incoming occupiers in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and paragraphs 170(e) & 180(a) of the National Planning Policy Framework (July 2018); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013).

27.Prior to the commencement of use, a noise management plan shall be submitted to the local planning authority for written approval. The noise management plan shall incorporate as a minimum the recommendations of paragraphs 12.1.2 and 12.2 of the Environoise Consulting Limited acoustic report titled ‘Noise Impact Assessment to inform a Planning Application, Proposed Bus Depot, Dallam Lane, Warrington, report reference 21180R01cSWmdw and dated 21 June 2019’. Once approved, all elements of the noise management plan shall be implemented. The noise management plan shall be updated as necessary and reviewed in case of a justifiable complaint being notified by the Environmental Protection Team within Warrington Borough Council.

Reason: To ensure a satisfactory standard of living environment for incoming occupiers in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and paragraphs 170(e) & 180(a) of the National Planning Policy Framework (July 2018); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013).

28.Prior to the first use of the bus wash, additional details of the bus wash door acoustic performance, bus wash door operational acoustic performance and bus wash / door interlock shall be submitted in writing to the local planning authority. The detail should address the bullet points below and be able to demonstrate that these can be achieved: •The door (when closed) shall have an acoustic performance of greater than or equal to 18dB Rw •The operation of the roller door shall not exceed a noise level of 71dB Laeq,t when measured at a distance of 5m (will require subsequent measurement to be submitted to prove attainment of this level) •The provision of an interlock to prevent operation of the bus wash until the door is fully closed

Acoustic performance is in accordance with paragraphs 8.3.4 and 8.3.5 of the Environoise Consulting Limited acoustic report titled Noise

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Impact Assessment to inform a Planning Application, Proposed Bus Depot, Dallam Lane, Warrington, report reference 21180R01cSWmdw and dated 21 June 2019.

Once approved in writing and performance levels are validated as within the above limits, the mitigation measures shall be retained and maintained thereafter.


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AppendicesThe Main Body of the Proposed Development

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An Impression of the Main Elevation of the Proposed Main Building

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ITEM 5


Location: Padgate High School, Insall Road, Padgate, Warrington, WA2 0LN

Ward: Poulton North

Development Full Planning - Proposed upgrade to existing telecoms apparatus, Proposed valmont 30m monopole at high level on concrete base and associated works to replace existing mast.


Applicant: MBNL (EE LTD & Hutchinson 3G UKLTD)

8/13/16 Week Expiry Date: 05-Jun-2019

Reason for referral

The application relates to council owned land

Human Rights

The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-

Article 8 - The right to respect for private and family life, home and correspondence.


Site and surroundings

The application site is the site of an existing telecoms pole within the Padgate High School playing fields. To the east of the site there is a telephone exchange. The nearest residential properties are on Station Road around 90m to the east and above the Fearnhead Cross shops around 80m away to the north. There is another smaller mast just to the north adjacent to the telephone exchange.

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Proposal

This application seeks full planning permission for upgrading existing telecommunications equipment to facilitate 5G network coverage.

The proposal would involve replacement of the existing telecoms mast with a new mast and associated equipment. The existing mast height inclusive of the equipment is approximately 26.6m. The new mast and equipment would be 30m but the pole would be wider and there would be significantly more equipment at the top of the mast and at ground level.

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Relevant site history

97/36134 – Proposed 10m extension to existing 15m telecommunications column Approved with Conditions – 04/04/1997

2003/01928 – Erection of a 2.4 metre high fence around existing Orange Telecommunications Installation – Approved with Conditions – 03/02/2002

Planning Policies

National Planning Policy Framework Chapter 2 – Achieving Sustainable Development Chapter 6 – Building a Strong, Competitive Economy Chapter 10 – Supporting High Quality Communications Chapter 12 – Achieving well-designed places

Local Plan Core Strategy CS1 – Delivering Sustainable Development QE6 – Environment and Amenity Protection QE7 – Ensuring a High Quality Place MP2 – Telecommunications

Supplementary Planning Documents Environmental Protection SPD – May 2013


Highways – no objections but owing to concerns that the construction phase of the development could have a detrimental impact on the adjacent highway network during peak arrival / departure times of the school a Construction Environment Management Plan condition is recommended.

Environmental Protection – no objections subject to informatives regarding construction hours noise, contamination, the Environmental Protection SPD and lighting.


Ward Councillors No comments received to date

Parish Council No comments received to date

Neighbours Two representations were received pointing out that the plans uploaded to the website were for the wrong application – this was corrected.

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One comment was received asking for clarification of the proposals and stating that the writer did not want to have the view obscured any more than it already is.

A further objection was received on the grounds of visual amenity, health and excessive development. This stated that the proposed pole would be around 100 feet high where the tallest houses are around 30 feet high; the pole would be an eyesore; the addition of this pole to the two already existing would be unacceptable and an existing pole is not simply replaced. [The pole is in fact a replacement for one of the two poles in the area].

Observations

Proposed siting and amenity considerations Policy MP2 of the Core Strategy states that the Council should support the installation of telecommunications technology to support businesses, provided there are no significant detrimental impacts on residential amenity, harm to the character and appearance of the area, the street scene, a heritage asset or the satisfactory functioning of Warrington’s transport network.

The Framework states that advanced, high quality communications infrastructure is essential for economic growth and the expansion of electronic communications networks, including next generation mobile technology (such as 5G) should be supported. Paragraph 115 says that applications should be supported by evidence including details of:

(a) the outcome of consultations with organisations with an interest in the proposed development, in particular with the relevant body where a mast is to be installed near a school… and

(b) for an addition to an existing mast or base station, a statement that self-certifies that the cumulative exposure, when operational, will not exceed International Commission guidelines on non-ionising radiation protection.

With regard to (a), the applicant has provided copies of letters to the two nearest schools advising of the proposals and saying further advice would be available on request. The applicant advised that here were no responses. Padgate High School was also consulted by the local planning authority on receipt of the application but received no response. With regard to (b), a declaration of conformity with ICNIRP Public Exposure Guidelines has been submitted.

In terms of the impact on visual amenity it is clear the proposed mast would be bigger than the existing mast it replaces on the site. However, the mast is over 90m from the residential properties on Station Road and tree planting helps to screen it from view. There is a more open view from the rear windows of the flats above the shops at Fearnhead Cross but these are around 80m away. At these distances it is considered that the proposed mast would not have an impact on visual amenity for nearby residents. The impact on users of the

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school playing field would be greater but bearing in mind the existence of a mast on the site already it is considered that any additional impact on amenity would be acceptable.

It is therefore concluded that the proposed mast should not have any unacceptable adverse impact on the character and appearance of the application site or the surrounding area. The proposal therefore complies with policy MP2 of the Core Strategy and also policies QE6 and QE7, which aim to generally protect the environment and amenity.

Conclusion

The proposed mast should not have any overriding adverse impact on the character and appearance of the application site or surrounding area. The proposal therefore complies with the relevant planning policies and is recommended for approval.


Conditions



2. The development shall be carried out in accordance with the planning application form and the following plans received on 11th April 2019: - 002 Site Location Plan - 003Access Plan - 004 Lease Demise - Crane Location - 265 Max Configuration Elevation - 215 Max Configuration Site Plan


3. No works shall take place on the site at all until a method statement comprehensively detailing the phasing and logistics of demolition/construction has been submitted to and approved in writing by the Council as Local Planning Authority.

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The method statement shall include, but not be limited to:

•Construction traffic routes, including provision for access to the site •Entrance/exit from the site for visitors/contractors/deliveries •Location of directional signage within the site •Siting of temporary containers •Parking for contractors, site operatives and visitors •Identification of working space and extent of areas to be temporarily enclosed and secured during each phase of demolition/construction •Temporary roads/areas of hard standing •Schedule for large vehicles delivering/exporting materials to and from site and details of manoeuvring arrangements •Storage of materials and large/heavy vehicles/machinery on site •Measures to control noise and dust •Details of street sweeping/street cleansing/wheelwash facilities •Details for the recycling/disposing of waste resulting from demolition and construction works •Hours of working •Phasing of works including start/finish dates

For the avoidance of doubt all construction vehicles shall load/unload within the confines of the site and not on the highway.

The development shall be carried out in accordance with the approved plan, unless otherwise agreed in writing with the Council as Local Planning Authority.

Reason: To ensure that adequate on-site provision is made for construction traffic, including allowance for the safe circulation, manoeuvring, loading and unloading of vehicles, as well as parking, and to reduce impact on residential amenity and the general amenity of surrounding occupiers.

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APPLICATI

ON SITE

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View from service road to the rear of Fearnhead

Cross shops

View from Station Road

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ITEM 6


Location: Leisure Block building, Time SquareDevelopment, Warrington

Ward: Bewsey and Whitecross

Development Full Planning (Major) - Proposed change of use of ground floor units and mezzanine space to includedrinking establishments (Use ClassA4) in addition to previously approved use for retail (Class A1), financial and professional services (Class A2), and restaurants/cafes (Class A3).


Applicant: Avison Young


Reason for Referral to Committee

The application site is owned in full by the Council, and the Council is joint applicant.

Human Rights

The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-

Article 8 - The right to respect for private and family life, home and correspondence.


Site

The Leisure Block building is bounded to the south by Academy Way, to the east by Academy Street, to the west by the existing market hall and to the north by the temporary market hall development site. The site was formerly occupied by the Times Square development which has now been demolished.

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The building itself is substantially complete and is undergoing its internal fit-out.

Proposals

It is proposed to include a greater proportion of floorspace at ground floor and mezzanine level for use within the “Drinking Establishment” (A4) Use Class.

If approved, the proposal would result in permission for A4 use in the building, in addition to the retail; financial/ professional services and restaurant/ café uses approved previously. The proposed hours of use – for Unit 1 only – would be 0800 to 0200 on any day. Previously, as part of the 2015/27123 planning permission for Time Square, the following condition was attached (condition 22):-The use of the restaurant/ café units shall not be open to customers except between the hours of 0800 and 0100. The use of the external seating areas shall not be open except between 0800 and 2300. When the external seating is not in use, the portable furniture shall be removed and placed in a secure location.

Planning History

Outline Planning permission (2014/24473) was granted in 2014 for the redevelopment of the Bridge Street Quarter site.

The permission approved the construction of a leisure block building, which included a cinema, restaurant and retail units.

Full planning permission was granted in April 2016 for a leisure and restaurant block building as part of the Bridge Street Quarter scheme (2015/27123).

Planning Policies

National Planning Policy Framework 2018 Building a strong, competitive economy Ensuring the vitality of town centres Promoting healthy and safe communities Promoting sustainable transport

Local Plan Core Strategy CS1 – Overall Spatial Strategy- Delivering Sustainable Development CS2 – Overall Spatial Strategy – Quantity and Distribution of Development CS7 – Strategic Location - The Town Centre. PV3 – Strengthening the Borough’s Workforce PV4 – Retail development within the Town Centre and Primary Shopping Area. PV5 – Enhancing the Town Centre Economy. QE6 – Environment and Amenity Protection.

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QE7 – Ensuring a High Quality Place MP1 – General Transport Principles MP4 – Public Transport MP7 – Transport Assessments and Travel Plans. TC1 – Key Development Sites in the Town Centre

Supplementary Planning Documents Design and Construction Environmental Protection Standards for Parking in New Development


Neighbours – No response to date.


Environmental Protection - No objection, subject to conditions.

Highways – No objection, subject to conditions.

Police – Designing Out Crime Officer – No objection, subject to licencing conditions; and to a 0200 closing time for Unit 1 (only); a 0100 closing time for the remainder of the units in the Leisure Block; the installation of CCTV and membership of the Pub Watch schemes.

Observations

Principle of Development This application, which forms part of the larger revitalization scheme for the area, would accord with Policy TC1 of the Core Strategy and the Bridge Street SPD which supports the regeneration of the Bridge Street Quarter. The principle of the Leisure Block building and its mix of uses was established by the outline planning permission in 2014.

Highways The proposed introduction of the drinking establishment use would have no significant impact in highway terms. Similar controls to those imposed by conditions 9; 16; 17 and 19 on the previously approved 2015/27123 proposal – in relation to service management; lockable bicycle and motorcycle parking; and external lighting detail are again recommended by condition.

Residential Amenity There are no residential occupiers near the site. The nearest are flats over shops on Bridge Street, Buttermarket Street, and Academy Way – although none of these overlook the proposed site. Other apartments are currently under construction on the corner of Buttermarket Street and Academy Street (ie the former Skate Academy building).

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The building is in a Cumulative Impact Area for licensing – which is designated to help prevent late night alcohol-related disorder – and imposes control over the hours and days of use of premises, such as restaurants and bars. There are no objections on the grounds of potential impact on residential amenity, by reason of the distance of dwellings from the site and the imposition of the necessary controls via planning condition and the licencing regime. Other Potential Impacts of the Proposed Use The introduction of drinking establishment use would add to the new hub of night time economic activity in the town centre, as envisaged by the Council’s regeneration program. The addition of licenced drinking premises would add to the capacity of the town centre to host nights out in a location which is well located in terms of transport interchanges, and in terms of the ability to police and monitor large numbers of people visiting the town centre’s new range of evening entertainment venues. The additional drinking establishment floorspace would complement restaurant uses elsewhere in the same building complex, and would be attractive to operators to whom vibrancy and a high footfall is important.

Advice from the Police confirms that a 0200 closing time for the drinking establishment use in Unit 1 only – with a 0100 closing time in the remainder of the Leisure Block is acceptable. This advice reflects detailed discussions between the Police and the intended occupier of Unit 1, and the particular joint approach to managing the impact of this later opening time.

The applicant will be required to adhere to the Council’s Pavement Café Policy - which informs the setting up and management of the external seating areas.

Visual Impact No physical change to the approved building is proposed, and so no visual impact compared to the previous approval.

Summary The proposal is considered to be acceptable, conditions, as it accords with Warrington Borough Council Local Plan Core Strategy Policies, principally CS1; QE6, QE7, TC1, PV3, PV4, PV5, and CS7 and with the 2018 National Planning Policy Framework.

The proposed use is appropriate in the town centre, and as part of the Council’s regeneration program, and would help to further deliver the Council’s aspirations by adding to the attractiveness of the town centre, in terms of the strength and success of its night time economy, and as a location for other restaurant and bar operators so ensuring the centre of Warrington remains healthy, vibrant and competitive in future.


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Conditions

1. The use hereby approved shall be commenced before the expiration of three years from the date of this permission.


2. This permission shall be implemented only in accordance with the following:-LRW-7461-L(00)90B - Site Location Plan; LRW-7461-L(00)263 – Proposed Mezzanine Floor GA Plan; LRW-7461-L(00)146N – Ground Floor Plan; and LRW-7461-L(00)256A – Proposed Ground Floor Plan.

Reason: To define this permission and to enable Warrington Borough Council to adequately control the development in accordance with policy QE7 of the Warrington Core Strategy.

3. In unit 1 only, the uses hereby permitted shall not be open to customers except between 0800 and 0200 the following day. For the whole of the remainder of the Leisure Block building, the uses hereby permitted shall not be open to customers except between 0800 and 0100 the following day. The use of the external seating areas associated with any of the uses in the Leisure Block (ie for any of the restaurant / café / drinking establishment uses), shall not be open to customers except between 0800 and 2300 the following day. When not in use (ie outside the hours of 0800 to 2300), portable furniture shall be removed from the external seating areas and stored in a secure location.

Reason - To prevent an increase in noise levels and protect the amenity of any nearby residents in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and paragraphs 170(e) & 180(a) of the National Planning Policy Framework (July 2018); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013)

4. A service yard management plan shall be submitted to the Local Planning Authority for approval prior to the commencement of use of the service yard. The management plan shall look at the potential for noise and disturbance from service yard activities to affect neighbouring sensitive uses. The plan shall review permitted access and operating hours for LGV and HGV vehicles (including both deliveries to the site and collections of waste from the site) in addition to noise from activities and equipment located in the area. Mitigation measures shall be identified where deemed necessary to control impacts on amenity. Once approved, all agreed mitigation measures

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shall be implemented prior to first use and shall be maintained thereafter. Periodic reviews of the effectiveness of the service yard management plan shall occur and where modifications to existing mitigation or operational changes are proposed, these shall be notified to the Local Planning Authority prior to their implementation.

Reason - To prevent an increase in noise levels and protect the amenity of any nearby residents in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and paragraphs 170(e) & 180(a) of the National Planning Policy Framework (July 2018); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013).

5. Prior to the first use of the development the motorcycle parking and lockable points to serve the development shall be provided in accordance with the approved details on drawing M4864-001 PH2,3&4 Rev P04 (approved as part of 2015/27123) and shall be retained as such thereafter.

Reason: So that the development provides for the needs of cyclists and provides a choice of modes of transport in accordance with Policies QE6 and MP3 of the Warrington Core Strategy.

6. Prior to the first implementation of the use hereby approved, details of a scheme of cycle facilities, cycle parking and access routes to the cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the cycle parking and facilities have been implemented in accordance with the approved details and shall be retained as such thereafter.

Reason: So that the development provides for the needs of cyclists and provides a choice of modes of transport in accordance with Policies QE6 and MP3 of the Warrington Core Strategy.

7. Prior to the installation of any feature lighting on the building, the applicant shall submit a comprehensive assessment of the lighting details. The scheme shall show levels of illumination and shall show any overspill beyond the site boundary. Mitigation measures or installation requirements shall be clearly identified within the scheme as shall control measures. Once approved the scheme shall be implemented fully in accordance with the approved scheme.

Reason : In the interests of protecting residential and business /commercial amenity and to accord with policy QE6 of the Warrington Core Strategy.

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Masterplan Layout - Leisure Building In Yellow & Pink Annotation:-

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ITEM 7


Location: Former Barrow Hall CommunityPrimary School, Barrow Hall Lane, Great Sankey, Warrington, WA5 3AA

Ward: Great Sankey North and Whittle Hall

Development Full Planning - Proposed works to two external staircases

Date Registered: 17-May-2019

Applicant: Omega Multi Academy Trust


Reason for Referral

The Council is the freeholder of the site.

Human Rights


Site & Proposal

It is proposed to remove two open external stair cases and to replace these with new steel framed encased stairways, with glazing between the steel frame.

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The two stair cases to be removed and replaced are in the positions shown below:-

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The larger of the two staircases would be on the west facing elevation of the school, overlooking the school grounds, at the back of the site; the other staircase would be in one of the internal courts of the school:-

The existing, single width staircases would be upgraded to a double width encased stair way to improve movement for students; and to make the use of the stairways more user-friendly and safe. The smaller of the new stair cases would be for emergency escape.

Planning Policies

National Planning Policy Framework 2018 Promoting healthy and safe communities Achieving well-designed places Local Plan Core Strategy QE6 – Environment & Amenity Protection QE7 – Ensuring a High Quality Place Supplementary Planning Documents Design & Construction

Planning History

Planning permission was granted for a new science block and sports hall at the adjacent Great Sankey High School in 2018 (refs 2018/32497 & 2018/32507):-

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Ward Councillor (s) – No response to date. Parish Council – No response to date. Neighbours – No response to date.

Observations

Visual Impact The new areas of glazing would update the school elevations without causing harm to the character and appearance of the area:-

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The new staircases would not be visible from public areas or vantage points.


Conditions



2. The development shall be carried out in accordance with the following plans and drawings: Existing Plans & Elevations 2075.P.101; Proposed Plans & Elevations (Stairs Pod) 2075.F.102; OS Map 2075.P.103; Block PLan 2075.P.104

Reason: For the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

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Agenda Item 5

Warrington Borough Council

Development Management Committee- 10th July 2019

Report Author: Richard Griffiths

Contact Details: E-mail: [email protected]

Tel: 01925 44 2491

Ward Members: Lymm South,

Councillor Kath Buckley, Councillor Anna Fradgley.

1. SUMMARY PAPER- REPORT ON: The Warrington Borough Council, 7 Rose bank, Lymm Tree Preservation Order 2019 (TPO No. 532)

2. Purpose of Report: To advise members of objection received to a served Tree Preservation Order at Rose Bank and that members following consideration of the facts decide to take one of the following options:

1. Confirm the Preservation Order. 2. Revoke the served Preservation Order.

3. Recommendations: To confirm the Tree Preservation Order No. 532, 7 Rose Bank, Lymm.

4. Reason for Recommendation: The tree is considered to be of a condition and sufficient amenity value to justify protection. It is considered that retention of the tree is of value to the character, appearance and amenity of the area in which it is located.

5. Confidential or Exempt: Not applicable.

6. Financial Considerations: None.

7. Risk Assessment: Not applicable.

8. Equality Impact Assessment: Not applicable.


Agenda Item 5

9. Consultation: Interested parties have had the opportunity to raise comment/ objection to the provisional order dated April 2019.

10. Background Papers:

TPO 532 Committee photos

The Warrington Borough Council, 7 Rose Bank, Lymm, Tree preservation Order 2019 (TPO No. 532).

Contact for Background Papers: Name: E-mail: Telephone: Richard Griffiths [email protected] 01925 442491

Agenda Item 5

Meeting of the Development Management Committee.

Date: 10th July 2019 Author: Richard Griffiths Contact Details: [email protected] Tel: 01925 442491 Ward Members: Lymm South; Councillor Kath Buckley, Councillor Anna Fradgley.

Title of Report: The Warrington Borough Council, 7 Rose Bank, Lymm, Tree preservation Order 2019 (TPO No. 532).

1. Purpose:

1.1 To advise members of objection received to a served Tree Preservation Order at Rose Bank and that members following consideration of the facts decide to take one of the following options:

1. Confirm the Preservation Order. 2. Revoke the served Preservation Order.

2. Introduction and Background:

2.1 The tree is situated in the rear garden serving 7 Rose Bank, in the centre of Lymm Village. The tree is a mature Sycamore that can be viewed by all the users of New Road A6144 through Lymm and the Bridgewater Canal. In addition the tree is a valuable part of the wider landscape of Lymm.

2.2 A section 211 notice submitted on 16th August 2018 under application 2018/33439 requested the removal of the Sycamore. Applicant Mrs Farley (Resident of 7 Rose Bank) gave the reason for removal as:

• The tree has caused damage to main drains, necessitating in garage floor needing to be dug up in 2016.

• The tree roots pushed an old brick wall that borders with The Square. • The tree is leaning towards properties on The Square and if it failed it would

cause significant damage.

No further information or an independent report was supplied with the notice/ application.

2.3 The Council’s Arboricultural specialist visually inspected the tree prior to application following a request from the resident of the property. Within the site visit the officer noted the presence of a root next to the wall and instructed the resident to undertake further trial holes to determine how many/what size the roots are. On receipt of the application a site visit was undertaken to assess the tree and wall issues raised. Within the site visit the officer noted recent wall repair works which would appear to have repaired any underlying issue.


Agenda Item 5

2.4 One representation was received from a local resident who resides within a neighbouring property. The resident raised:

• Tree should be felled as it is too large for its location and causes natural light loss.

• Tree leans towards properties on The Square. • Through autumn the tree drops a large amount of winged seeds, which require

regular collection. • Centre of the tree is close to buildings causing a greater potential of tree

related damage.

2.5 Whilst a neighbour would contest their safety, no independent evidence of their condition has been provided. Should future conditional issues be encountered appropriate management works would not be restricted pending agreement with the local authority.

2.6 It is the view of the Council’s Arboricultural specialist that the visual and amenity value of the tree, the prominent location, condition at the time of application and significant contribution to the wider landscape are sufficient to merit protection and warrant confirmation of the order.

3. Financial Considerations: None.

4. Risk Assessment: Not applicable.

5. Equality Impact Assessment: Not applicable.

Recommendation:

To confirm the Tree Preservation Order No. 532, 7 Rose Bank, Lymm.

Background Papers:

TPO 532 Committee photos

The Warrington Borough Council, 7 Rose Bank, Lymm, Tree preservation Order 2019 (TPO No. 532).

Agenda Item 5A

View of tree taken from The Square:

View of tree from New Road, image taken from google street view:

Agenda Item 5A

View of tree from Rose Bank, image taken from google street view:

Image of repaired wall on The Square:

Of 29 Produced by Development Services Integrated Support Team - [email protected] - 01925 442819 01/07/2019

Delegated Decisions Delegated 10th July 2019

Appleton

Decision date

Application number

Location Development description Decision type

13/06/2019 2019/34790 THE BARN, SHEPCROFT LANE, APPLETON, WARRINGTON, WA4 5PJ

Full Planning - Proposed single storey rear/side extension.

Approved with Conditions

13/06/2019 2019/34802 5, STONEACRE GARDENS, APPLETON, WARRINGTON, WA4 5ET

Lawful Development Certificate - Proposed Single Storey Rear Extension

Approved

14/06/2019 2019/34346 541, LONDON ROAD, WARRINGTON, WA4 5PH Householder - Proposed Single storey extension to side Approved with Conditions

14/06/2019 2019/34580 49, WARREN ROAD, APPLETON, WARRINGTON, WA4 5AG

Householder. Proposed detached garage Approved with Conditions

20/06/2019 2019/34632 28, HATTON LANE, STRETTON, WARRINGTON, WA4 4NG

Householder - Proposed raising of roof and conversion of loft to habitable space including front and rear dormer.


20/06/2019 2019/34962 LONGWOOD HOUSE (FORMERLY), WYTCHWOOD, CANN LANE NORTH, APPLETON, WARRINGTON, WA4 5NB

TPO works- T1 oak- 20% crown thin to increase wind and light permeation, Remove deadwood T2- Remove deadwood


21/06/2019 2019/34734 2, ASH LANE, APPLETON, WARRINGTON, WA4 3DD Householder - Proposed Single Storey Front Porch Extension


21/06/2019 2019/34918 2, WOODCROFT GARDENS, APPLETON, WARRINGTON, WA4 5RS

Section 192 Certificate - Proposed Single storey rear extension

Approved

24/06/2019 2019/34661 9 , High Warren Close, Appleton, Warrington, WA4 5SB Householder - Proposed Single storey extension to rear Approved with Conditions

25/06/2019 2019/35031 LAND BOUNDED BY PEWTERSPEAR GREEN ROAD,AND ASHFORD DRIVE,STRETTON,WARRINGTON,WA4 5FR

Discharge of conditions - Proposed discharge of condition 20 (Construction Environmental Management Plan) on previously approved application 2016/28807

Condition Part Discharged/Part Not Discharged

28/06/2019 2019/34435 HAREFIELD, QUARRY LANE, APPLETON, WARRINGTON, WA4 5JD

Householder- Proposed two storey side/rear extension including garage and single storey rear extension




Appleton

Decision Application Location Development description Decision type date number

28/06/2019 2019/34833 1, EDENBRIDGE GARDENS, APPLETON, Householder. Proposed single storey extension to rear Approved with WARRINGTON, WA4 5FH to replace conservatory Conditions



Bewsey and Whitecross

Decision date

Application number

Location Development description

14/06/2019 2019/34858 B AND Q, MILNER STREET, BEWSEY AND WHITECROSS, WARRINGTON, WA5 1AD

Advertisement - Proposed Illuminated logo and self-storage sign

14/06/2019 2019/34654 Station House, Central Way, Warrington, WA2 7TT Full Planning - Proposed replacement of roof to existing conservatory type structure to a slate roof coverings and an increase to the height of the roof by 200mm.

18/06/2019 2019/34893 The demolition of the former Kwik Save, Car Park Adjacent Kwik Save, Academy Street, Bewsey And Whitecross, Warrington, WA1 2NP

Discharge of Conditions - Application to discharge Conditions 24 (Nesting Bird) and Condition 25 (Invasive Species) following previously approved application 2017/31148

21/06/2019 2019/34715 72, HELMSLEY CLOSE, BEWSEY AND WHITECROSS, WARRINGTON, WA5 0GB

Householder - Proposed detached brick building located to the rear of the rear garden

21/06/2019 2019/35137 Former Skate Academy and car park, Former Skate Academy, Academy Street, Bewsey And Whitecross, Warrington, WA1 2BQ

Discharge of Conditions - Proposed discharge of conditions 13 (A, Characterisation, B Remediation and Verification strategy) and Condition 27 (No development (excluding demolition and site clearance) approved by this planning permission shall commence until a remediation strategy to deal with the risks associated with contamination of the site has been submitted to, and approved in writing by, the Local Planning Authority. ) on application 2017/31148

25/06/2019 2019/35019 HARRISON SQUARE, BOULTING AVENUE, DALLAM, WARRINGTON,WA5 0HQ

Discharge of Condition-Proposed discharge of Condition 16 (Remediation and Verification, Contamination, Long term Monitoring and Maintenance) on Phase 2 Plots 13-20 on previously approved application 2015/26262

27/06/2019 2019/34963 40, HORSEMARKET STREET, BEWSEY AND WHITECROSS, WARRINGTON, WA1 1XN

Full Planning - Proposed Change of Use from existing bank to 3 No. Retail units including external alterations including 2 No. new shopfronts and bin store facilities to rear yard space.

Decision type







Withdrawn



Bewsey and Whitecross


28/06/2019 2019/34862 Gable end wall of 122-126 Bridge Street,, 122-126, Advertisement consent - Proposed Erection and display Refused Bridge Street, Bewsey And Whitecross, Warrington, of a paste and paper (48 sheet) advertisement timber WA1 2RU hoarding with static illumination from directional

spotlighting

28/06/2019 2019/34861 122-126, BRIDGE STREET, WARRINGTON, Advertisement - Proposed Erection and display of a Refused CHESHIRE, WA1 2RU static (non-moving) LED backlit (luminance controlled)

digital advertisement hoarding (6,196mm x 3,147mm x 160mm)

28/06/2019 2019/34803 WARRINGTON HOSPITAL, LOVELY LANE, BEWSEY Full Planning - Retrospective erection of a Portakabin Approved with AND WHITECROSS, WARRINGTON, WA5 1QG enclosed walkway from existing Portakabin building to Conditions

existing hospital building

28/06/2019 2018/33989 3, WINMARLEIGH STREET, BEWSEY AND Change of Use - Proposed change of use of ground Approved with WHITECROSS, WARRINGTON, WA1 1NB floor only, formerly a YMCA building, and associated Conditions

alterations to elevations and external stairs, to form residential apartments.



Birchwood


13/06/2019 2019/34852 NEW AGE PARKERS FARM, DELENTY DRIVE, Lawful development certificate - Proposed raking and Withdrawn BIRCHWOOD, WARRINGTON, WA3 6AN repointing of Portland Cement mortar with a Lime based

Mortar, replacement of any broken/slipped tiles to match existing and general decoration of weathered timber windows

24/06/2019 2019/34800 10, KEYES CLOSE, BIRCHWOOD, WARRINGTON, Householder- Demolition of existing conservatory and Approved with WA3 6RU construction of single storey rear extension Conditions

25/06/2019 2019/34396 12th Warrington East Scout Centre, Warrington Road, Removal of Condition - Proposed removal of condition 3 Refused Locking Stumps, Birchwood, Warrington (Opening hours) on previously approved applicaion

2006/08185

25/06/2019 2019/34557 Eastern Edge of Birchwood Park, Plots 107, 300, Discharge of Condition - Proposed discharge of Condition Part 501-502, 611-612, 701-702 and Quadrant, Warrington, condition 5 (Foul and Surface Water), Condition 9 Discharged/Part Not WA3 6AE (Characterisation and Remediation), Condition 11 Discharged

(CEMP) and Condition 17 (Local Employment Scheme) on previously approved application 2015/26044



Birchwood.DO NOT USE


24/06/2019 2019/34800 10, KEYES CLOSE, BIRCHWOOD, WARRINGTON, Householder- Demolition of existing conservatory and Approved with WA3 6RU construction of single storey rear extension Conditions



Burtonwood and Winwick


13/06/2019 2019/34865 50, FALCONDALE ROAD, WINWICK, WARRINGTON, Householder - Proposed Replacement Roof; increase in Approved with WA2 8ND pitch of roof from that previously Approved under Conditions

Planning Application No. 2018/33581 from 35 degrees to 40 degrees.

17/06/2019 2019/35076 Burtonwood Parish Council Pavilion, Clay Lane, Demolition - Proposed demolition of single storey Prior Approval Not Burtonwood, Warrington, WA5 4DH detached concrete building Required

27/06/2019 2019/35107 Bold lane, Burtonwood, Warrington TPO -505 T3,T8,T9,T10 Proposed works to provide Approved with safety clearance to the highways for the general Conditions public/road user/ plant/ equipment to resurface the carriageway. Crown lift to approx 5.2m from gorund level on highway side only.

28/06/2019 2019/35081 7, CHESTERTON DRIVE, WINWICK, WARRINGTON, Householder. Proposed single storey rear extension to Approved with WA2 8XF replace conservatory Conditions



Chapelford and Old Hall


17/06/2019 2019/34786 5, BALTIMORE GARDENS, GREAT SANKEY, Lawful development certificate - Proposed single storey Approved WARRINGTON, WA5 8GH rear extension

21/06/2019 2019/34737 99, SHACKLETON CLOSE, BURTONWOOD AND Lawful development certificate (Section 192) Proposed Approved WESTBROOK, WARRINGTON, WA5 9QF single storey side

24/06/2019 2019/34741 10, INDIANA GROVE, GREAT SANKEY, Householder - Proposed Single storey side extension Approved with WARRINGTON, WA5 8HG and partial garage conversion Conditions

27/06/2019 2019/34725 9, Phoenix Place, Great Sankey, Warrington, WA5 8HB Householder - Proposed two story rear extension. Refused Resubmission of application 2018/33217.



Culcheth, Glazebury and Croft


14/06/2019 2019/34904 4, WELLFIELD ROAD, CULCHETH AND GLAZEBURY, Householder- Proposed First floor rear extension Approved with WARRINGTON, WA3 4JP Conditions

14/06/2019 2019/34791 22, THE COURTYARD, COMMON LANE, CULCHETH Full Planning - Proposed change of use from shop to Withdrawn AND GLAZEBURY, WARRINGTON, WA3 4HA Cafe

14/06/2019 2019/34330 HILBRE, WINWICK LANE, CROFT, WARRINGTON, Householder - Proposed two storey sitting room and Refused WA3 7EW bedroom extension to side elevation

17/06/2019 2019/35117 BROSELEY HALL FARM, BROSELEY LANE, Prior Notification (Agricultural) - Proposed development Prior Approval Not CULCHETH AND GLAZEBURY, WARRINGTON, WA3 of new Hay and Straw building. Required 4HP

20/06/2019 2019/34730 88, HOB HEY LANE, CULCHETH AND GLAZEBURY, Householder - Proposed two storey side and rear Approved with WARRINGTON, WA3 4NW extension and single storey rear extension Conditions

21/06/2019 2019/34627 7, SANDFIELD CRESCENT, CULCHETH AND Householder - Proposed Small Rear Single Storey Approved with GLAZEBURY, WARRINGTON, WA3 5NF Extension with Pitched Roof Conditions

21/06/2019 2019/34876 6, HUTTON CLOSE, CULCHETH AND GLAZEBURY, Lawful Development Certificate - Proposed construction Approved WARRINGTON, WA3 4DW of single storey rear extension with mono pitched roof

21/06/2019 2019/34522 363, WARRINGTON ROAD, WARRINGTON, WA3 5JQ Full Planning - Proposed creation of access track to Refused stables

21/06/2019 2019/34536 10, WITHINS ROAD, CULCHETH AND GLAZEBURY, Householder - Proposed Erection of a single storey rear Approved with WARRINGTON, WA3 4JW extension Conditions



Fairfield and Howley


13/06/2019 2019/34630 8 , Fairfield Street, Fairfield And Howley, Warrington, Full Planning Proposed single storey ground floor Approved with WA1 3AJ extension to existing offices Conditions

13/06/2019 2019/34611 62A, PARR STREET, FAIRFIELD AND HOWLEY, Full Planning - Proposed change of use from A2 or B1 Approved with WARRINGTON, WA1 2JN to A3 Conditions



Grappenhall


18/06/2019 2019/34869 53, DENBURY AVENUE, STOCKTON HEATH, Discharge of Condition - Proposed Discharge of Condition Part WARRINGTON, WA4 2BW condition 3 (No development to take place until Discharged/Part Not

submission of Arbouricultural Method Statement Discharged including annotated tree protection plan has been submitted and approved) on application 2018/34079

21/06/2019 2019/34255 6, WRIGHTS GREEN, LUMB BROOK ROAD, Householder - Proposed single storey extension to Approved with APPLETON, WARRINGTON, WA4 3HN replace conservatory Conditions

27/06/2019 2019/34728 239, CHESTER ROAD, GRAPPENHALL AND Householder - Proposed Single storey kitchen/ family Approved with THELWALL, WARRINGTON, WA4 2QE room extension to rear and side elevation Conditions



Grappenhall and Thelwall. DO NOT USE


21/06/2019 2019/34990 BARONDALE GRANGE, STOCKPORT ROAD, TPO Works - Propsoed works to; T18 (Oak)-fell to Approved GRAPPENHALL AND THELWALL, WARRINGTON, ground level. Severe crown die back. Unlikely to recover WA4 2TB fell for safety, T29 (Oak) Severe crown dieback.

Adjoining highway, Fell for saftety. T43 (Horse Chestnut) Crown lift approximately 6m to clear highway. Crown thin by approximately 20% to increase wind and light permeation.T45 (Horse Chestnut) Large fungal bracket at base. Tree in severe decline, fell for safety.

27/06/2019 2019/34793 MAYFIELD, GIG LANE, GRAPPENHALL AND Householder - Proposed single storey side and rear Approved with THELWALL, WARRINGTON, WA4 2SP extension Conditions



Great Sankey North and Whittle Hall


13/06/2019 2019/34704 37, WENSLEYDALE CLOSE, GREAT SANKEY, Lawful development certificate - Proposed demolition of Approved WARRINGTON, WA5 3HZ existing conservatory and construction of new , single

storey rear extension with associated alterations

14/06/2019 2019/34716 37, FRESHWATER CLOSE, GREAT SANKEY, Section 191 Certificate - Existing Single storey rear Approved WARRINGTON, WA5 3PU extension

21/06/2019 2019/34863 GREAT SANKEY HIGH SCHOOL, BARROW HALL Full Planning - Proposed new bridge across unnamed Approved with LANE, GREAT SANKEY, WARRINGTON, WA5 3AA stream connecting to the existing school site Conditions



Great Sankey South


14/06/2019 2019/34648 80B, OLD LIVERPOOL ROAD, WARRINGTON, WA5 Full Planning - Proposed change of use to part of Approved with 1AS existing unit currently used as A1 (Retail) to D2 Conditions

(Assembly and Leisure).

14/06/2019 2019/34824 18, Marina Avenue, Great Sankey, Warrington, WA5 Householder. Single storey side extension Approved with 1JA Conditions

21/06/2019 2019/34892 3, FAIRFORD CLOSE, GREAT SANKEY, Householder - Proposed single storey kitchen/ dining Approved with WARRINGTON, WA5 1ZE room extension to side and rear elevations. Conditions

22/06/2019 2019/34821 314, HOOD LANE NORTH, GREAT SANKEY, Householder - Proposed outbuilding Withdrawn WARRINGTON, WA5 1UN



Latchford East


26/06/2019 2019/34616 7, MOSELEY AVENUE, LATCHFORD, WARRINGTON, Householder - Proposed Two storey side and single Approved with WA4 1NX storey rear extension Conditions



Latchford West


21/06/2019 2019/34714 74, DERWENT ROAD, LATCHFORD, WARRINGTON, Householder - Proposed Single storey extension to side Approved with WA4 6AZ and rear. Conditions

Resubmission of application 2018/34003

25/06/2019 2019/34933 MORRISONS, GREENALLS AVENUE, LATCHFORD, Discharge of conditions - Proposed discharge of Condition Discharged WARRINGTON, WA4 6RN condition 8 (Remidiation and Verification,

Contamination, Long term monitoring and maintenance) on approved application 2018/33193



Lymm North and Thelwall

Decision date

14/06/2019

14/06/2019

17/06/2019

17/06/2019

20/06/2019

20/06/2019

21/06/2019

24/06/2019

27/06/2019

Application number

2019/34318

2018/33359

2019/34868

2019/34867

2019/34870

2019/34880

2019/34990

2019/34701

2019/34793

Location

1, BIRCHBROOK ROAD, LYMM, WARRINGTON, WA13 9RR

FOUR ACRES, STOCKPORT ROAD, GRAPPENHALL AND THELWALL, WARRINGTON

21, WHITBARROW ROAD, LYMM, WARRINGTON, WA13 9AJ

23, WHITBARROW ROAD, LYMM, WARRINGTON, WA13 9AJ

11, BRADSHAW LANE, GRAPPENHALL AND THELWALL, WARRINGTON, WA4 2NJ

94, CHAISE MEADOW, LYMM, WARRINGTON, WA13 9UP

BARONDALE GRANGE, STOCKPORT ROAD, GRAPPENHALL AND THELWALL, WARRINGTON, WA4 2TB

11, DANE BANK ROAD, LYMM, WARRINGTON, WA13 9DQ

MAYFIELD, GIG LANE, GRAPPENHALL AND THELWALL, WARRINGTON, WA4 2SP

Development description

Full Planning - Retrospective application to retain 3No. windows to the lower ground floor rear elevation

Full Planning - Proposed demolition of existing storage, stables and domestic buildings and erection of a dwelling, with a change of use of part of the site from storage to equestrian and a change of use of part of the site from storage to residential

Householder. Proposed First Floor Rear (including Juliet Balcony) and Side Extension

Householder. Two story rear extension.

Full Planning - Proposed extension to office to accommodate a meeting room

Section 191 certificate - Existing rear extension

TPO Works - Propsoed works to; T18 (Oak)-fell to ground level. Severe crown die back. Unlikely to recover fell for safety, T29 (Oak) Severe crown dieback. Adjoining highway, Fell for saftety. T43 (Horse Chestnut) Crown lift approximately 6m to clear highway. Crown thin by approximately 20% to increase wind and light permeation.T45 (Horse Chestnut) Large fungal bracket at base. Tree in severe decline, fell for safety.

Discharge of Condition - Proposed discharge of condition 3 (Materials) on previously approved application 2018/32915

Householder - Proposed single storey side and rear extension

Decision type


Approved subj. to Section 106 Agreement




Approved

Approved

Condition Discharged




Lymm North and Thelwall


28/06/2019 2019/35121 8, MOORE GROVE, LYMM, WARRINGTON, WA13 Non Material Amendment - Proposed omission of small Approved 9RT section of roof beneath the rear dormer windows and

extend the dormer cladding down to meet the new flat roof construction from previously approved application 2018/32189



Lymm South


14/06/2019 2019/34743 6, HARDY ROAD, LYMM, WARRINGTON, WA13 0NX Householder- Proposed rear/side extension, raised Approved with decking areas and access ramp Conditions

17/06/2019 2019/34894 WILLOW TREE PARK, BOOTHS LANE, Full Planning - Proposed extension providing 1 new Approved with WARRINGTON, WA13 0GH classroom, 1 new calm room, 1 new AWC, 1 new Conditions

accessible shower/WC and 1 store room for the existing school. The proposed works is in keeping with the existing form and materials, causing minimal impact to the surrounding context.

28/06/2019 2019/34192 22, THE CROSS, LYMM, WARRINGTON, WA13 0HU Full Planning - Proposed Change of use to lower ground Approved with floor, from charity shop (A1) to hot food take- away (A5) Conditions (Fish and chip shop) and rear ground floor/ first floor to a 2 bedroom apartment including erection of a new front dormer, a new platform access at the rear to the apartment, and the demolition of an existing 2-storey rear extension and its replacement with a new 2-storey pitched roof extension with living accommodation in the roof space.



Orford


20/06/2019 2019/34688 THE BLACKBURNE ARMS, ORFORD GREEN, Full Planning (Major) Demolition of existing public house Withdrawn ORFORD, WARRINGTON, WA2 8PL and construction of 63 affordable retirement units and

2x bungalows (totalling 65 dwellings) and associated landscaping.



Penketh and Cuerdley


14/06/2019 2019/34772 5, DRURIDGE DRIVE, PENKETH, WARRINGTON, Lawful Development Certificate - Proposed loft Approved WA5 2EF conversion

20/06/2019 2019/35005 OLD LOCK COTTAGE, FIDDLERS FERRY, PENKETH, Proposed retention of existing LV overhead line (circ Approved WARRINGTON, WA5 2UJ 1/90 consultation under Electricity Act 1989)

21/06/2019 2019/34762 95, GREYSTONE ROAD, PENKETH, WARRINGTON, Householder - Proposed New garage (with storage in Approved with WA5 2DS roof space), to replace existing. Conditions

27/06/2019 2019/35106 Greystone Road, Penketh, Warrington TPO - T3, T4, T5, T6, T7, T8, T9, T10, T11, T12, T14, Approved with T16, G1 - Proposed works to provide safety clearance Conditions to the highway for the general public/ road user/ plant/ equipment to resurface the carriageway Crown lift to approx 5.2m from ground level on highway side only.



Penketh and Cuerdley. DO NOT USE


20/06/2019 2019/35005 OLD LOCK COTTAGE, FIDDLERS FERRY, PENKETH, Proposed retention of existing LV overhead line (circ Approved WARRINGTON, WA5 2UJ 1/90 consultation under Electricity Act 1989)



Poplars and Hulme


21/06/2019 2019/34959 34, HONISTER AVENUE, POPLARS AND HULME, Householder-Proposed single storey rear and single Approved with WARRINGTON, WA2 9NG storey side extensions. Conditions

21/06/2019 2019/34847 292, GRASMERE AVENUE, POPLARS AND HULME, Householder. Proposed two storey wrap around Approved with WARRINGTON, WA2 0LW extension Conditions

26/06/2019 2019/34761 THE CAR PEOPLE, CALVER PARK ROAD, WINWICK, Advertisement - Application for replacement Approved with WARRINGTON, WA2 8JH advertisement consent including illuminated fascia Conditions

signs, totem pole and directional sign



Poulton North


13/06/2019 2019/34838 125, FEARNHEAD LANE, Householder - Retrospective rear extension Approved with POULTON-WITH-FEARNHEAD, WARRINGTON, WA2 Conditions 0BY

14/06/2019 2019/34537 Land to the rear of, 66, Cinnamon Lane, Warrington, Discharge of Condition - Proposed discharge of Condition Discharged WA2 0AP Condition 6 (Characterisation, Remediation and

Verification), Condition 8 (Materials) and Condition 9 (Tree Protection) on previously approved application 2018/33213

25/06/2019 2019/34595 51 , Dundee Close, Winwick, Warrington, WA2 0UJ Householder - Proposed construction of new brick porch Approved with to the front of the property with concrete tiles. New brick Conditions garage to be constructed in the position of the existing garage



Poulton South


14/06/2019 2019/34825 317, PADGATE LANE, WARRINGTON, WA1 3JU Householder - Proposed demolition of existing attached Approved with garage, erection of two storey side and first floor rear Conditions extensions

24/06/2019 2019/34778 11, LIMETREE AVENUE, Lawful development certificate (Section 192) - proposed Refused POULTON-WITH-FEARNHEAD, WARRINGTON, WA1 rear extension 4HX

25/06/2019 2019/34819 35, WESTOVER ROAD, Householder - Proposed single storey rear extension, Approved with POULTON-WITH-FEARNHEAD, WARRINGTON, WA1 garage conversion and front porch extension. Conditions 3JR



Rixton and Woolston


13/06/2019 2019/34756 100, GLAZEBROOK LANE, Change of Use - Proposed change of use A1 Shop to Withdrawn RIXTON-WITH-GLAZEBROOK, WARRINGTON, WA3 C3(a) Dwellinghouse and alterations to front elevations 5BE and internal arrangements

27/06/2019 2019/34665 94, GLAZEBROOK LANE, Householder - Proposed single storey rear and Approved with RIXTON-WITH-GLAZEBROOK, WARRINGTON, WA3 front/side extensions Conditions 5BE



Stockton Heath


21/06/2019 2019/34878 Mulberry Court, Victoria Road, Stockton Heath, Full Planning - Proposed change of use from to create 2 Approved with Warrinton, WA4 2DB self contained flats (No 12 Mulberry Court) Conditions

26/06/2019 2019/34636 81A, GRAPPENHALL ROAD, STOCKTON HEATH, Discharge of Conditions - Proposed discharge of Condition Part WARRINGTON, WA4 2AR condition condition 2 (Materials), Condition 3 Discharged/Part Not

(Hardstanding), Condition 4 (Hard and Soft Discharged Landscaping), Condition 6(Ground Levels). on previously approved application 2018/32334

27/06/2019 2019/34935 ALDI, CHURCH FARM SHOPPING PRECINCT, Full Planning - Proposed Installation of new refrigeration Approved with WALTON ROAD, WARRINGTON, WA4 6NJ plant. Conditions

28/06/2019 2019/34939 ROTHBURY, BIRCHDALE CRESCENT, APPLETON, Non-Material Amendment - Proposed one additional Approved WARRINGTON, WA4 5AP doorway to side passageway adjacent to small garage

store amendment to 2019/34332

28/06/2019 2018/33950 3, EVESHAM CLOSE, STOCKTON HEATH, Householder. Proposed Part two storey, part single Approved with WARRINGTON, WA4 6LJ storey extension to side and rear Conditions

28/06/2019 2019/34740 12, WESTBOURNE ROAD, STOCKTON HEATH, Householder - Proposed Rear dormer extension to Approved with WARRINGTON, WA4 6SE replace existing Conditions



Westbrook


14/06/2019 2019/34848 92, FALCONERS GREEN, BURTONWOOD AND Householder. Porch extension Approved with WESTBROOK, WARRINGTON, WA5 7XD Conditions

27/06/2019 2019/34621 Vacant plot of land neighbouring The Skymaster, Apollo Variation of Condition (Major) - Application to vary Refused Park, Burtonwood, Warrington condition 2 (proposed relocation of bin store and

updates to external patio arrangements) and Condition 10 (Variation of drainage flow) to previously approved application 2018/32405



Whittle Hall. DO NOT USE


18/06/2019 2019/34465 IANSFIELD, BARROW HALL LANE, GREAT SANKEY, TPO - Oak tree subject to TPO at the front of property Approved WARRINGTON, WA5 3AE car parking space in the vicinity of the tree to be

excavated- block paving removed and tarmac laid. Extension of carparking area to ideally 2m from tree.