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Dismissed18 June 20243326688

Mill Cottage, Manchester Road, Woolston, Warrington, Cheshire, WA1 4HL

Planning appeal 3326688 at Mill Cottage, Manchester Road, Woolston, Warrington, Cheshire, WA1 4HL (Warrington Borough Council) was dismissed on 18 June 2024 by Inspector Clark J, by written representations. The main issue, as the Inspector framed it: effect of the proposal on flood risk.

A new dwelling, detached garage, bike store, creation of a new access and parking spaces

Authority
Warrington Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Clark J
Postcode
WA1 4HL

Main issues, as the Inspector framed them

  • effect of the proposal on flood risk
  • effect of the proposal on the character and appearance of the surrounding area
  • effect of the proposal on trees
  • effect of the proposal on the living conditions of neighbouring residents, including those at 178 Cliftonville Road with particular regard to outlook
  • effect of the proposal on the existing public right of way on highway and pedestrian safety

What decided it

The potential for flooding is an overriding issue carrying substantial weight, and the other identified harms to character, trees, living conditions and highway safety cannot be adequately addressed by conditions and outweigh the modest benefits of the proposal.

The benefits of the development with regard to the provision of a new dwelling and modest economic benefits relating to its construction do not outweigh the substantial harm from flood risk and significant harms to character and appearance, trees, living conditions and highway and pedestrian safety.

What the Inspector cited

Development plan policies
Policy ENV2Policy ENV8Policy DC1Policy DC6Policy DC4Policy INF5Policy INF1
National Planning Policy Framework
Paragraph 76

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 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.