Land at Peel Hall, Warrington, Cheshire, WA2 9TY

Planning appeal 3178530 at Land at Peel Hall, Warrington, Cheshire, WA2 9TY (Warrington Borough Council) was allowed on 10 August 2021 by Inspector Downes T, following an inquiry. The main issue, as the Inspector framed it: The effect of the proposed development on the safety and efficiency of the local and strategic highway network and character of the area to the south of the site.

a new residential neighbourhood including C2 and C3 uses; local employment (B1 use); local centre including food store up to 2000m2, A1-A5 (inclusive) and D1 use class units of up to 600m2 total (with no single unit of more than 200 m2) and family restaurant/ pub of up to 800m2 (A3/ A4 use); site for primary school; open space including sports pitches with ancillary facilities; means of access and supporting infrastructure

Authority: Warrington Borough Council
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Major dwellings
Inspector: Downes T

Main issues, as the Inspector framed them

The effect of the proposed development on the safety and efficiency of the local and strategic highway network and character of the area to the south of the site
The effect of the proposed development on the noise environment both within the site and in the surrounding area
The effect of the proposed development on local air quality
The contribution the site would make to the housing land supply in the short to medium term

What decided it

The Council's inability to demonstrate a five-year housing land supply (3.4 years) engaged the tilted balance, and the substantial benefits of housing and affordable housing delivery were not significantly and demonstrably outweighed by the highway and character harm, which fell short of a 'severe' residual cumulative impact.

Very substantial weight to market and affordable housing delivery, and significant weight to economic, sporting and open space benefits, outweighed the very significant weight attributed to harm to highway efficiency and character, such that the adverse impacts did not significantly and demonstrably outweigh the benefits when assessed against the Framework as a whole.

What the Inspector cited

Development plan policies: Policy MP7Policy QE6Policy QE7Policy QE4Policy QE5Policy CS2Policy SN1Policy SN2
National Planning Policy Framework: Paragraph 48Paragraph 111Paragraph 186Paragraph 56Paragraph 57Paragraph 11
Judgments: (1) Gallagher Homes Limited (2) Lioncourt Homes Limited v Solihull Metropolitan Borough Council [2014] EWHC 1283 (Admin)

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.