Poplars Hotel, Cotswold Road, Warrington, WA2 9SG

Main issues, as the Inspector framed them

• Whether the proposal makes adequate provision for any additional need for affordable housing and other necessary infrastructure contributions arising from the development
• Whether the proposal provides a suitable mix of housing, including the provision of accessible and adaptable dwellings
• Whether the proposal provides adequate justification for the loss of the public house
• The effect of the proposed development on the character and appearance of the surrounding area
• The effect of the proposal on the living conditions of the occupants of Lancing Avenue, with particular reference to outlook
• Whether the proposal would provide acceptable living conditions for future occupants, with regard to outlook and private amenity space
• The effect of the proposal on highway safety, having regard to servicing arrangements
• The effect of the proposal on Biodiversity
• Whether the proposal would provide adequate provision for sustainable drainage, having regard to the surface water drainage hierarchy
• Whether the proposal would provide adequate provision for the reduction in carbon emissions

What decided it

The cumulative conflict with multiple development plan policies - covering affordable housing/viability, housing mix, loss of the public house, character and appearance, living conditions for future occupants, highway safety, biodiversity net gain and drainage - outweighed the benefits of brownfield housing delivery.

The benefits of delivering 14 dwellings on previously developed land, including substantial weight for brownfield use and some social/economic benefits, were not sufficient to outweigh the harm and conflict with development plan and national policy arising from the viability/affordable housing shortfall, unsuitable housing mix, unjustified loss of the public house, harm to character and appearance, and unacceptable living conditions for future occupiers.