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

Authority: Warrington Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Clark J

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.

Framework references: 76

Plan policies cited: Policy ENV2, Policy ENV8, Policy DC1, Policy DC6, Policy DC4, Policy INF5, Policy INF1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.