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Dismissed24 June 20243326007

C P S Centre, 7-9 Common Lane, Culcheth, Warrington, WA3 4EH

Planning appeal 3326007 at C P S Centre, 7-9 Common Lane, Culcheth, Warrington, WA3 4EH (Warrington Borough Council) was dismissed on 24 June 2024 by Inspector Johnson W, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the vitality and viability of the Neighbourhood Centre.

for the replacement of existing car parking area with a two-storey mixed-use building consisting of two Class E units at ground floor level and three residential units at first floor level, new public realm and ancillary works

Authority
Warrington Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Other minor developments
Inspector
Johnson W
Postcode
WA3 4EH

Main issues, as the Inspector framed them

  • the effect of the proposed development on the vitality and viability of the Neighbourhood Centre
  • the effect of the proposed development on highway safety
  • whether satisfactory accommodation would be provided for future occupiers of the proposed development
  • the effect of the proposed development on the character and appearance of the appeal site and surrounding area
  • whether a risk of crime and/or anti-social behaviour would occur as a consequence of the proposed development

What decided it

The cumulative effect of significant parking, highway safety, living conditions, design and crime concerns, combined with conflict with the development plan policies on retail vitality, highway safety, amenity and design, meant the modest housing and economic benefits could not outweigh the identified harms.

The modest social and economic benefits of three residential units and local job creation did not significantly and demonstrably outweigh the harmful effects on parking, highway safety, living conditions, character and appearance, and crime risk, and the subsequent conflict with the development plan and Framework.

What the Inspector cited

Development plan policies
LP Policy DEV4LP Policy DEV5LP Policy INF4LP Policy INF1LP Policy ENV8LP Policy DC6LP Policy DEV2
National Planning Policy Framework
Paragraph 11Paragraph 135Paragraph 180Paragraph 191Paragraph 193

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.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2024

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.