Professor Steven Broomhead Chief Executive WA1 1UH · Regeneration Board Remained in the room and...

Professor Steven Broomhead Chief Executive

Town Hall Sankey Street

Warrington WA1 1UH

06 August 2019

Development Management Committee

Wednesday, 14 August 2019, 6.30pm

Venue – Council Chamber, Town Hall, Sankey Street, Warrington, WA1 1UH

Agenda prepared by Katie Halliwell, Democratic Services Officer – Telephone: (01925) 442924 E-mail: [email protected]

A G E N D A

Part 1

Items during the consideration of which the meeting is expected to be open to members of the public (including the press) subject to any statutory right of exclusion.

Item 1. Apologies for Absence

To record any apologies received.

2. Code of Conduct - Declarations of InterestRelevant Authorities (Disclosable Pecuniary Interests)Regulations 2012

Members are reminded of their responsibility to declare any disclosable pecuniary or non-pecuniary interest which they have in any item of business on the agenda no later than when the item is reached.

To: Members of the Development Management Committee

Councillors: Chair – T McCarthy Deputy Chair – J Grime P Carey, G Friend, B Maher, L Morgan, K Mundry, T O’Neill, R Purnell, S Wright, J Wheeler and B Barr.

1

mailto:[email protected]

Item Page No.

3.

4

Minutes

To confirm the minutes of the meeting held on 10 July 2019 and 24 July 2019 as a correct record.

Planning Applications (Main Plans List)

Report of the Director of Environment and Transport

Page. 10

Part 2

Items of a “confidential or other special nature” during which it is likely that the meeting will not be open to the public and press as there would be a disclosure of exempt information as defined in Section 100I of the Local Government Act 1972.

Nil

Page. 3

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DEVELOPMENT MANAGEMENT COMMITTEE

10 July 2019

Present: Councillor T McCarthy (Chairman) Councillors J Grime (Deputy), P Carey, K Mundry, T O’Neill, G Friend, L Morgan, R Purnell, B Maher, B Barr, J Wheeler and S Wright

DM6 Apologies for Absence

No apologies for absence had been received.

DM7 Code of Conduct – Declarations of Interest

Councillor Minute Reason Action G Friend DM11

DM14 Was a Ward Member

No involvement with the application, remained in the room and took part in the discussion and vote

R Purnell DM13 Resides near to the application address

Stood down from the committee, took no part in the discussion or vote

T O’Neill DM15 Was a member of the WIRE and Regeneration Board

Remained in the room and took part in the discussion and vote

S Wright DM13

DM14

Was a Ward Member and lived near to application address

No involvement with the application, remained in the room and took part in the meeting

T McCarthy DM10 Was a Member of the Woolston Parish Council – had objected to the application

Stood down from the committee and spoke against the application

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Agenda Item 3

B Barr DM17 Ward Councillor for the area

No involvement with the application, remained in the room and took part in the meeting

DM8 Minutes

Resolved,

That the minutes of the meeting held on 12 June 2019 were agreed as a correct record and signed by the Chairman.

DM9 Planning Applications

Resolved,

That Pursuant to the Town and Country Planning Act 1990 (As Amended) the applications for permission to develop land be considered and dealt with in the manner agreed.

DM10 2019/34391 – 11 Manchester Road, Woolston, Warrington, WA1 4AE - Change of use of existing building from car sales and repairs (Sui-Generis Use Class) to retail (A1 Use Class) alongside facilitating building works to include; demolition of part of the existing building at rear and rebuilding of the rear section of the building, elevational changes including to shop front, installation of ATM, external plant compound, boundary treatment and changes to car park layout

The Director of Environment and Transport submitted the above application with a recommendation for approval.

A site visit took place on 5 July 2019.

Members noted the content of the update report.

Representations were heard in support of and against the application.

Resolved,

That application 2019/34391 be refused due to the impact to residential amenity of neighbouring properties, inadequate parking provision, manoeuvring space within the site and inadequate servicing arrangements

DM11 2019/34662 – Christ Church C OF E School, Station Road, Padgate, WA2 0QJ - Proposed construction of a single storey classroom with toilet and kitchen area to be used as a Nursery school

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Agenda Item 3


Resolved,

That application 2019/34662 be approved with conditions in accordance with the officer recommendation.

DM12 2019/34607 – 43 Whitwell Close, Great Sankey, Warrington, WA5 3HW - Proposed first floor front elevation bedroom extension and alterations to existing garage


Resolved,


DM13 2019/34826 – Land Off Dallam Lane, Warrington Central Trading Estate, Warrington, WA2 7NT - Proposed new bus depot: one three storey (max height) building comprising maintenance workshop with ancillary offices and storage and single storey service building for fuelling and washing buses; external service yard; staff car parking, chassis/bus wash, bus refueling, MOT centre and bus parking area; substation building; re-configuration and widening of vehicular access from Dallam Lane; fencing (including acoustic fencing) and lighting.


A site visit took place on 5 July 2019.

Resolved,


DM14 2019/34845 – Padgate High School, Insall Road, Padgate, Warrington, WA2 0LN - Proposed upgrade to existing telecoms apparatus, Proposed valmont 30m monopole at high level on concrete base and associated works to replace existing mast


5

Agenda Item 3

Resolved,


DM15 2019/34864 – Leisure Block Building, Time Square Development, Warrington - Proposed change of use of ground floor units and mezzanine space to include drinking establishments (Use Class A4) in addition to previously approved use for retail (Class A1), financial and professional services (Class A2), and restaurants/cafes (Class A3)


Representations were heard in support of and against the application

Resolved,


DM16 2019/35051 – Former Barrow Hall Community Primary School, Barrow Hall Lane, Great Sankey, Warrington, WA5 3AA - Proposed works to two external staircases


Resolved,


DM17 The Warrington Borough Council, 7 Rose Bank, Lymm, Tree Preservation Order 2019 (TPO No. 532)

The Director of Environment and Transport submitted the report for Members to consider one objection to a served Tree Preservation Order at Rose Bank, Lymm

It was reported that the tree was situated in the rear garden serving 7 Rose Bank, in the centre of Lymm Village. The tree is a mature Sycamore that can be viewed by all the users of New Road A6144 through Lymm and the Bridgewater Canal. In addition the tree was a valuable part of the wider landscape of Lymm.

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Agenda Item 3

It was noted that a section 211 notice had been received on 16th August 2018 under application 2018/33439 requesting the removal of the Sycamore. The applicant (resident of 7 Rose Bank) gave the reason for removal as:

• The tree had caused damage to main drains, necessitating in garage floorneeding to be dug up in 2016.

• The tree roots pushed an old brick wall that borders with The Square.• The tree was leaning towards properties on The Square and if it failed it would

cause significant damage.

No further information or an independent report was supplied with the notice/ application.

The Council’s Arboricultural specialist visually inspected the tree prior to application following a request from the resident of the property. Within the site visit the officer noted the presence of a root next to the wall and instructed the resident to undertake further trial holes to determine number and the size the roots. On receipt of the application a site visit was undertaken to assess the tree and wall issues raised.

It was reported that at the site visit the officer noted recent wall repair works which would appear to have repaired any underlying issue. Should future conditional issues be encountered appropriate management works would not be restricted pending agreement with the local authority.

Resolved,

That the Committee confirms the Tree Preservation Order 2019 (TPO No 532) as per the officers report and recommendation.

Signed………….……………………..

Dated...…………………

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Agenda Item 3

DEVELOPMENT MANAGEMENT COMMITTEE

24 July 2019

Present: Councillor T McCarthy (Chairman) Councillors P Carey, K Mundry, S Parish (Substituted for T O’Neill) G Friend, L Morgan, R Purnell, B Maher, B Barr, J Wheeler and T Jennings (Substituted for S Wright)

DM18 Apologies for Absence

Apologies for absence had been received from J Grime, T O’Neill and S Wright.

DM19 Code of Conduct – Declarations of Interest

Councillor Minute Reason Action J Wheeler DM21 Was a Member of

the Parish Council that had objected to the planning application

No involvement with the application, remained in the room and took part in the discussion and vote

DM20 Planning Applications

Resolved,

That Pursuant to the Town and Country Planning Act 1990 (As Amended) the applications for permission to develop land be considered and dealt with in the manner agreed.

DM21 2019/34739 – Land North of Barleycastle Lane, Appleton Thorn, Warrington - Fll Planning (Major) Environmental Assessment Application - Proposed Demolition of all existing on-site buildings and structures and construction of a National Distribution Centre building (Use Class B8) with ancillary office accommodation (Class B1(a)), vehicle maintenance unit, vehicle washing area, internal roads, gatehouse, parking areas, perimeter fencing, waste management area, sustainable urban drainage system, landscaping, highways improvements and other associated works.


Members noted the content of the update report.

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Agenda Item 3

Representations were heard in support of and against the application.

Resolved,

That application 2019/34739 be approved subject to conditions as set out in the update and main report, completion of Section 106 Agreement and subject to consideration by the Secretary of State.

Signed………….……………………..

Dated...…………………

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Agenda Item 3

DEVELOPMENT MANAGEMENTCOMMITTEE

Wednesday 14th August 2019

Start 18:30Item Page App number App Location/Description Recommendation

1 4 2019/34244 TOWN HALL, EAST, WEST, ANNEX, SANKEYSTREET, WARRINGTON, WA1 1YH

Approve

Listed Building - Proposed asbestos refurbishmentsurvey

2 11 2019/34284 TOWN HALL, SANKEY STREET, BEWSEY ANDWHITECROSS, WARRINGTON, WA1 1UH

Approve

Listed Building - Proposed installation of new firedetection system in Town Hall, East and WestAnnex's

3 18 2019/34287 WALTON HALL, WALTON HALL GARDENS,WALTON LEA ROAD, WALTON, WARRINGTON,WA4 6SNListed Building-Replacement of wireless firedetection system in main hall with hybrid wirelessand hard wired fire detection system.

Approve

10

4

5

6

7

8

9

10

25

32

48

61

66

73

78

2019/34338

2019/34596

2019/34875

2019/34954

2019/34964

2019/34982

2019/35001

WALTON HALL, WALTON HALL GARDENS,WALTON LEA ROAD, WALTON, WARRINGTON,WA4 6SNListed Building Consent for Localised asbestosrefurbishment survey for proposed new wired fireddetection system to replace existing.

EAVES FARMHOUSE, CROSS LANE, CROFT,WARRINGTON, WA3 7ARFull Planning - Proposed demolition of existingdwelling and new dwelling with alterations to existingaccess to include vehicle gated access

THE COURTYARD, COMMON LANE, CULCHETHAND GLAZEBURY, WARRINGTON, WA3 4HAFull Planning - Proposed change of use from a1to A4 gin/cocktail bar

30A, REDWOOD CLOSE, WOOLSTON,WARRINGTON, WA1 4EHHouseholder - Proposed single storey rear extension

BRIDGEWATER HIGH UPPER SCHOOL,BROOMFIELDS ROAD, APPLETON,WARRINGTON, WA4 3AEFull Planning - Proposed new entrance to the northelevation of the building with glazed canopyoverhead, new door access, decking and ramp levelaccess with alterations to building façade

RAVENBANK COMMUNITY PRIMARY SCHOOL,PEPPER STREET, LYMM, WARRINGTON, WA130JTFull Planning - Proposed 2.4m high v-mesh fencingto be fitted to the front of school

LAND AT BIRCH AVENUE, WARRINGTON, WA29TNFull Planning - Retention of existing woodenenclosure fence

Approve

Approve

Approve

Approve

Approve

Approve

Approve

11

11

12

13

14

15

85

98

103

128

134

2019/35009

2019/35028

2019/35054

2019/35085

2019/35091

15A, LORD STREET, CROFT, WARRINGTON,WA3 7DBHouseholder - Proposed ground and first floorextension to rear, including rear balcony.

GREAT SANKEY HIGH SCHOOL, BARROW HALLLANE, GREAT SANKEY, WARRINGTON, WA53AAFull Planning - Proposed change of current industrialmechanical roller shutter doors x 2 on the front facingelevation to floor to ceiling aluminium curtain windowwalling to match the existing windows and doorsthroughout the building

16, POOL LANE, LYMM, WARRINGTON, WA139BJFull Planning - Proposed Construction of 2 dwellingsand associated works (re-submission of 2018/33957)

EAST ANNEXE, TOWN HALL, SANKEY STREET,BEWSEY AND WHITECROSS, WARRINGTON,WA1 1UHListed - Proposed installation of fire doors throughoutbuilding. Once doors are routered 15mm smoke &brush seal to be fitted

4,CHARTWELL GARDENS, APPLETON,WARRINGTON, WA4 5HZHouseholder. Proposed single storey rear extension

Approve

Approve

Approve

Approve

Approve

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DEVELOPMENT CONTROL COMMITTEE DATE 14-Aug-2019

ITEM 1

Application Number: 2019/34244

Location: Town Hall, East, West, Annex, SankeyStreet, Warrington, WA1 1YH

Ward: Bewsey and Whitecross, Great SankeySouth

Development Listed Building - Proposed asbestosrefurbishment survey

Date Registered: 24-Jan-2019

Applicant: Mr Neil Silver

8/13/16 Week Expiry Date: 20-Mar-2019

Reason for Referral to Committee

The application site is owned in full by the Council, and the Council is the applicant.

Human Rights

The relevant provisions of the Human Rights Act 1998 and the EuropeanConvention on Human Rights have been taken into account in the preparationof this report, particularly the implications arising from the following rights:-

Article 8 - The right to respect for private and family life, home andcorrespondence.

Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions andprotection of property.

Site

The Town Hall complex is sited on the edge of the town centre, and includesthe West and East Annexes. They are all Grade I Listed Buildings. Thecomplex is sited in the Town Hall Conservation Area.

Listing Description

Built 1750 by Gibbs, formerly Bank Hall, seat of Patten family. Pevsneropinion "finest house of its date in South Lancashire". Palladian, 3 storeys,rusticated stone facing to red brick, hipped slate roof, brick parapet, stonemodillioned cornice. Main front has slight central projection with 4 3/4

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Corinthian columns frieze and pediment with coat of arms. 9 sash windowswith glazing bars, in moulded architraves, 1st floor having alternate segmentaland pointed pediment except 3 centre ones between columns, which arearched. Centre 1st floor double doors up flight of stone steps with iron railingsand 4 lamps. Curved flanking walls run from main house to entrances to sidecourts. Contemporary R W Hs and pipes. Garden front similar but nocolumns. Interior has 2 stone staircases with iron balustrades andplasterwork.

Detached service block at each side, long rectangular plan, similar but notidentical in detail; 2 storeys, with 3-storeyed centre finished with a pediment,centre rusticated stone, side wings brick, whole of 13 bays. East and westdrives in front have 5 iron standard lamps with round lanterns. Entrancegateway in front has 4 square hollow iron piers of patterned tracery, 6 irongates of elaborate ornament, all about 20 ft high, with 4 angels on tops ofpiers, and a round arch over the centre supporting the coat of arms; thisentrance was exhibited at London Exhibition of 1862.

Nos 76 to 86 (even) Borough Treasurer's Office and Bank House Town Hallwith Eastern and Western outbuildings Entrance gates, piers and lamps,lamps on east and west drives form a group with Nos 75, l0lA, l0lB.

Proposals

Listed Building consent is sought to carry out an asbestos survey linked to theproposed upgrade of the existing wireless fire alarm system to a partiallywired system in the Town Hall and the East and West Annexes. No externalalterations are proposed.The asbestos survey is undertaken to locate and record the location, type,condition and extent of asbestos containing materials (ACM’s) in the building and plant. In addition it will inspect and record information on the accessibility,condition and surface treatment of any ACM’s. Samples may be taken of suspect materials to confirm their asbestos content or confirm them to beasbestos-free.

Planning History

Various alterations and extensions between1988-2019. Planning application2019/34284 – proposed installation of new fire detection system in the TownHall and the West and East Annexes – pending determination.

Planning Policies

National Planning Policy FrameworkThe Planning (Listed Buildings and Conservation Areas) Act 1990 sets out insection 16 that the local planning authority in considering whether or not togrant listed building consent shall have special regard to the desirability ofpreserving the building or its setting or any features of special architectural orhistoric interest which it possesses.

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The revised National Planning Policy Framework (NPPF) sets out inparagraph 189 sets out that local planning authorities should require anapplicant to describe the significance of any heritage assets affected,including any contribution made by their setting.Paragraph 190 states that local planning authorities should identify and assessthe particular significance of any heritage asset that may be affected by aproposal and this into account when considering the impact of a proposal on aheritage asset, to avoid or minimise any conflict between the heritage asset’s conservation and any aspect of the proposal.

Paragraph 193 sets out that great weight should be given to the asset’s conservation and paragraph 194 states that any harm to, or loss of, thesignificance of a designated heritage asset (from its alteration or destruction, orfrom development within its setting), should require clear and convincingjustification.

Paragraph 196 of the framework states that where a development proposalwill lead to less than substantial harm to the significance of a designatedheritage asset, this harm should be weighed against the public benefits of theproposal including, where appropriate, securing its optimum viable use.Local Plan Core Strategy

Policy CS1 Overall Spatial Strategy – Delivering SustainableDevelopment

Policy QE8 – Historic Environment

Supplementary Planning Documents Town Hall Conservation Area Appraisal Design and Construction

Notification Responses

UnparishedNeighbours – no comments to date.

Consultation Responses

Historic England - I can confirm that the information and process you have setout below for the works to install a fire alarm system at the Town Hall aresufficient to remove my earlier concerns and that the works can progress asappropriate.Amenity Societies – no comments to dateWarrington Civic Society – no comments to date

Observations

Warrington Town Hall is a Grade I listed building, marking it among the top2.5% of all listed buildings in England.The building is of considerable historic, communal and aesthetic value. In thelocal area, the building is among Warrington’s most important buildings, and

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set within the positive context of its historic grounds, the conservation area and other listed buildings. In advance of the installation of a new fire alarm system it is necessary to carry out an intrusive survey of the buildings in order to establish the presence and location of any asbestos that might be in the building. The asbestos site survey will be carried out by a specialist company who have previously carried out asbestos sampling on behalf of the Council. Sampling will be limited to the areas that are likely to be disturbed by the installation of the proposed fire alarm system. The methodology for the sampling as submitted by the applicant would result in modest intrusion into the historic fabric. One sample per wall/ceiling would be taken where it is proposed to install parts of the new fire alarm system. Sampling will be undertaken in discreet locations. Any damage to the surfaces will be made good using traditional material and methods; the specification of which will be submitted to and approved by the LPA. The Company undertaking the work will be advised about the status of the buildings and the need for sensitive working. The work will be monitored on a daily basis and any unexpected issues/ concerns will be brought to the attention of the Conservation Officer for further guidance. The information obtained as a result of the survey work will form part of an asbestos register that records any evidence of asbestos found within the Town Hall and its annexes. Conclusion Subject to the parameters outlined above being conditional on the grant of Listed Building consent, it is considered that the proposal would ensure that the fabric of the Listed Buildings are appropriately protected and would sustain the boroughs built heritage by preserving the buildings and the features of special architectural or historic interest which they possess. There would be no conflict between the heritage asset’s conservation and any aspect of the proposal. The proposal would have no impact on the Conservation Area. In accordance with para 196 of the NPPF, the proposed works will lead to less than substantial harm to the significance of this designated heritage asset. In addition, there would be public benefits accruing from the proposed works, as they would secure its optimum viable use as part of the Town Hall Complex. The proposal would accord with sections 66 and 72 of the Planning [Listed Building and Conservation Areas] Act 1990. The proposal would also accord with the NPPF and policies CS1 and QE8 of the Local Plan Core Strategy, in that the scheme would sustain the use and significance of the Grade I Listed buildings.

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Recommendation This application is recommended for approval subject to conditions. Statutory Instrument 2015 No 809 amends regulation 13[2] of the LBCA Regulations 1990. It is now only necessary to refer a local authority’s own application for listed building consent to the Secretary of State were an objection has been received from Historic England and /or one of the National Amenity Societies, and were the LPA are minded to approve the application. In this instance, Historic England have withdrawn their original concerns on the grounds that an appropriate methodology has been provided to ensure that the works are undertaken in a sensitive manner and as such, the works can progress as specified. The National Amenity Societies, have not objected to the scheme, so the application does not need to be referred to the Secretary of State for a decision.

Conditions

1. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on 23/1/2019; 30/4/2019; 18/6/2019; (b) Submitted drawing No's; Location Plan-E46 Town Hall; Ground Floor –E17 First Floor- E18 Second Floor- E19 Basement- E20 Roofspace – E21 East Annexe; Ground Floor- E22 First Floor- E23 Roofspace – E24 Miscellaneous Spaces –E25 West Annexe; Ground Floor –E26 First Floor- E27 Second Floor- E28 Basement- E29 Roofspace – E30 received on 23/1/2019. Reason: for the avoidance of doubt and to enable Warrington Borough

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Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

2. The works hereby given consent shall be begun not later than the expiration of 3 years from the date of this permission Reason: To comply with the provisions of section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990

3. The information obtained as a result of the asbestos survey work will form part of an asbestos register that records any evidence of asbestos found within the Town Hall and its annexes. The register shall be retained and shall be used to inform future works in the Town Hall complex of buildings. Reason : To safeguard the character and appearance of these Grade I listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

4. Any damage to the surfaces will be made good, in accordance with the materials specification and the methodology for application, as submitted on 18/6/2019 Reason: To safeguard the character and appearance of these Grade I listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

5. The asbestos sampling will be carried out by specialist asbestos surveyors in accordance with the Asbestos Testing Statement [received 30/4/2019] and shall be limited to the areas that are likely to be disturbed by the installation of the proposed fire alarm system only. One sample per wall/ceiling would be taken where it is proposed to install parts of the new fire alarm system. Sampling shall be undertaken in discreet locations. The Company undertaking the work will be advised about the status of the buildings and the need for sensitive working. The work will be monitored on a daily basis and any unexpected issues/ concerns will be brought to the attention of the Conservation Officer for further guidance. Reason: To safeguard the character and appearance of these Grade I listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

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ITEM 2

Application Number:

2019/34284

Location: Town Hall, Sankey Street, Bewsey And Whitecross, Warrington, WA1 1UH

Ward: Bewsey and Whitecross

Development

Listed Building - Proposed installation of new fire detection system in Town Hall, East and West Annex's


Applicant:

Mr Warrington Borough Council

8/13/16 Week Expiry Date:

19-Mar-2019

Reason for Referral to Committee The application site is owned by the Council, and the Council is the applicant. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property. Site The Town Hall complex is sited on the edge of the town centre, and includes the West and East Annexes. They are Grade I Listed Buildings. The complex is sited in the Town Hall Conservation Area.

Listing Description Built 1750 by Gibbs, formerly Bank Hall, seat of Patten family. Pevsner opinion "finest house of its date in South Lancashire". Palladian, 3 storeys,

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rusticated stone facing to red brick, hipped slate roof, brick parapet, stone modillioned cornice. Main front has slight central projection with 4 3/4 Corinthian columns frieze and pediment with coat of arms. 9 sash windows with glazing bars, in moulded architraves, 1st floor having alternate segmental and pointed pediment except 3 centre ones between columns, which are arched. Centre 1st floor double doors up flight of stone steps with iron railings and 4 lamps. Curved flanking walls run from main house to entrances to side courts. Contemporary R W Hs and pipes. Garden front similar but no columns. Interior has 2 stone staircases with iron balustrades and plasterwork. Detached service block at each side, long rectangular plan, similar but not identical in detail; 2 storeys, with 3-storeyed centre finished with a pediment, centre rusticated stone, side wings brick, whole of 13 bays. East and west drives in front have 5 iron standard lamps with round lanterns. Entrance gateway in front has 4 square hollow iron piers of patterned tracery, 6 iron gates of elaborate ornament, all about 20 ft high, with 4 angels on tops of piers, and a round arch over the centre supporting the coat of arms; this entrance was exhibited at London Exhibition of 1862. Nos 76 to 86 (even) Borough Treasurer's Office and Bank House Town Hall with Eastern and Western outbuildings Entrance gates, piers and lamps, lamps on east and west drives form a group with Nos 75, lOlA, l0lB. Proposals Listed Building consent is sought for the installation of a new fire detection system in the Town Hall and the East and West Annexes. Planning History Various alterations and extensions between1988-2019. Application 2019/34244 - Listed Building - Proposed asbestos refurbishment survey. Pending determination. Planning Policies National Planning Policy Framework The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out in section 16 that the local planning authority in considering whether or not to grant listed building consent shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. The revised National Planning Policy Framework (NPPF) sets out in paragraph 189 sets out that local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. Paragraph 190 states that local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal and this into account when considering the impact of a proposal on a

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heritage asset, to avoid or minimise any conflict between the heritage asset’s conservation and any aspect of the proposal. Paragraph 193 sets out that great weight should be given to the asset’s conservation and paragraph 194 states that any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Paragraph 196 of the framework states that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use. Local Plan Core Strategy

Policy CS1 Overall Spatial Strategy – Delivering Sustainable Development

Policy QE8 – Historic Environment Supplementary Planning Documents

Town Hall Conservation Area Appraisal Design and Construction

Notification Responses Unparished Neighbours – no comments to date. Consultation Responses Historic England - I can confirm that the information and process you have set out below for the works to install a fire alarm system at the Town Hall are sufficient to remove my earlier concerns and that the works can progress as appropriate. Amenity Societies – no comments to date Warrington Civic Society – no comments to date Observations Warrington Town Hall is a Grade I listed building, marking it among the top 2.5% of all listed buildings in England. The building is of considerable historic, communal and aesthetic value. In the local area, the building is among Warrington’s most important buildings, and set within the positive context of its historic grounds, the conservation area and other listed buildings. In advance of the installation of a new fire alarm system it is necessary to carry out an intrusive survey of the buildings in order to establish the presence and location of any asbestos that might be in the building. This aspect of the scheme is being considered under planning application 2019/34244.

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The existing system is a wireless networked fire detection system incorporating numerous automatic fire detection devices in the way of smoke and heat detectors, activating localised audible and visual devices warning the occupants of fire, to effect the safe evacuation of the buildings. The systems covers the Town Hall and the East and West Annexes. The existing system has been installed in excess of its normal working life of 10years. With this system now being obsolete, and no new parts being available, it is proposed to install a new Fire Detection system. A review of the type of fire alarm system to be installed has resulted in a proposal for a less invasive system to be used i.e. a part wired/part wireless system. Wiring shall be in red PVC low smoke fume zero halogen cable fire resistant cable. It is proposed that the system wiring shall be contained in PVC Trunking, or clipped surface where out of public view, to facilitate future rewiring. Trunkings shall be white in colour and kept discretely in the corners of the rooms, running perpendicular with ceilings and wall, in a neat and tidy fashion in trying to keep with a discreet installation method. It will be required for holes to be drilled through walls etc., to allow the wiring access to the points of the fire detection system. These holes will be back filled in compliance with Part B of the Building regulations Fire Safety, using an intumescent filler. In areas where cables have penetrated the building fabric there may be a requirement for repair. Any damage to the surfaces will be made good using traditional materials and methods of repair. The wireless elements of the system will be used to avoid architectural detailing and areas that are sensitive to change, such as the Council Chamber and entrance hall. The Public Address System will remain wired, the wires being concealed in trunking at low level in discreet locations. The Company undertaking the work will be advised about the status of the buildings and the need for sensitive working. The work will be monitored on a daily basis and any unexpected issues/ concerns will be brought to the attention of the Conservation Officer for further guidance.

Conclusion Subject to the parameters outlined above being conditional on the grant of Listed Building consent, it is considered that the proposal would ensure that the fabric of the Listed Buildings are appropriately protected and would sustain the boroughs built heritage by preserving the buildings and the features of special architectural or historic interest which they possess. There would be no conflict between the heritage asset’s conservation and any aspect of the proposal. In accordance with para 196 of the NPPF, the proposed works will lead to less than substantial harm to the significance of this designated heritage asset. In addition, there would be public benefits accruing from the proposed works, as they would secure its optimum viable use as part of the Town Hall complex.

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The proposal would have no impact on the Conservation Area. The proposal would accord with sections 66 and 72 of the Planning [Listed Building and Conservation Areas] Act 1990. The proposal would also accord with the NPPF and policies CS1 and QE8 of the Local Plan Core Strategy, in that the scheme would sustain the use and significance of the Grade I Listed buildings. Recommendation This application is recommended for approval subject to conditions. Statutory Instrument 2015 No 809 amends regulation 13[2] of the LBCA Regulations 1990. It is now only necessary to refer a local authority’s own application for listed building consent to the Secretary of State were an objection has been received from Historic England and /or one of the National Amenity Societies, and were the LPA are minded to approve the application. In this instance, Historic England have withdrawn their original concerns on the grounds that an appropriate methodology has been provided to ensure that the works are undertaken in a sensitive manner and as such, the works can progress as specified. The National Amenity Societies, have not objected to the scheme, so the application does not need to be referred to the Secretary of State for a decision.

Conditions

1. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on 23/1/2019 and 24/7/2019 (b) Submitted drawing No's: Town Hall E56- First Floor [received 31/7/2019] E45- Civils for Wired Networking Option E55- Ground Floor E57- Basement E56- Second Floor E58- Roof East Annexe E51 – Ground Floor E53- Roof E52 – First Floor E54-Miscellaneous West Annexe E59 – Ground Floor

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E61- Second Floor E63- Roof E60 – Firste Floor E62- Basement 200-031-14-CEN-6W- Metal Cabinet 200-259-11-CEN-10W-ABS Horn MPS10-MPS50 VIPEDIA-12[1] Lime Filer Data Sheet E50-Fire Systems Schematic 6 Watt Bi-Di-200-139-00 200-050-C-6W-5 inch- Ceiling 6500-Brochure-Web V2000 Wall Mount-Integra Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.


3. The Company undertaking the work will be advised about the status of the buildings and the need for sensitive working. The work will be monitored on a daily basis and any unexpected issues/ concerns will be brought to the attention of the Conservation Officer for further guidance. Reason: To safeguard the character and appearance of these Grade I listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

4. Any damage to the surfaces will be made good, in accordance with the materials specification and the methodology for application by Ecoline, as submitted on 18/6/2019. Reason: To safeguard the character and appearance of these Grade I listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

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ITEM 3

Application Number:

2019/34287

Location: Walton Hall, Walton Hall Gardens, Walton Lea Road, Walton, Warrington, WA4 6SN

Ward: Appleton

Development

Listed Building - Replacement of wireless fire detection system in main hall with hybrid wireless and hard wired fire detection system.


Applicant:

Warrington Borough Council


11-Mar-2019

Reason for Referral to Committee Walton Hall and its estate, is owned, maintained and managed by Warrington Borough Council. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property. Site The application site is located in Higher Walton and forms part of the Walton Estate, it is accessed via Walton Lea Road. The site boundaries are formed by Walton Lea Road to the North, Houghs Lane to the East and Walton Hall Golf Club to the South and West off Park Lane.

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Walton Hall is Grade II listed. The collection of buildings are curtilage listed structures. The site is located in the Green Belt. There are some residential properties in and around the Estate, the closest being located on the eastern boundary of the ‘conservatory complex’, Bridge House which is Grade II listed. Listing Description Hall 1836-8 altered and extended 1869-70, of stone-dressed brown brick with graded slate roofs. The garden (east) front of 2½ storeys and 2 wide bays is almost symmetrical with 2 crow-stepped gables, and pinnacled octagonal buttresses at centre and each corner. The lower storey has a canted bay window, right, and a square one, left, both of stone with ovolo mullions. There are 3 windows (1-light: 2-lights: 1-light) above each bay window and a lancet to the attic in each gable. The entrance front (right) of 2½ storeys and 4 bays is asymmetrical: broad, windowless, projecting gable, left; narrow 2-storey recessed bay with windows; projecting 2-storey porch with shaped double doors of oak (each with 11 panels) in 4-centred arched opening of stone with semi-circular stone oriel above; right bay with recessed upper storey. A 4-stage clock tower to the right (circa 1870), with stone clock-stage surmounted by shaped lead-roofed cupola and large weather-vane, is linked to the Hall by a screen wall with blank Tudor windows. The left front, much altered, contains an ornate mullioned and transomed staircase window with leaded glazing and some stained glass; leading is removed from most windows on all fronts. Interior. The hall is panelled in oak, has a quasi- Elizabethan moulded plaster ceiling and round-arched double doors of great height and heavy treatment to the stair. Oak stair with divided return flights. Large heavily decorated panelled doors to upper rooms. The Brobdignagian joinery of circa 1870 contrasts with the lightly-handled gold and white plaster panels probably of 1838 to the shaped ceiling above the staircase. Proposals Listed Building consent is sought for the installation of a partial wired and partial wireless fire detection system in Walton Hall. Planning History Various alterations and extensions between 1988-2013. Listed Building application 2019/34338 has been submitted for a localised asbestos refurbishment survey to facilitate the new wired detection system to replace the existing.

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Planning Policies National Planning Policy Framework The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out in section 16 that the local planning authority in considering whether or not to grant listed building consent shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. The revised National Planning Policy Framework (NPPF) sets out in paragraph 189 sets out that local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. Paragraph 190 states that local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal and this into account when considering the impact of a proposal on a heritage asset, to avoid or minimise any conflict between the heritage asset’s conservation and any aspect of the proposal. Paragraph 193 sets out that great weight should be given to the asset’s conservation and paragraph 194 states that any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Paragraph 196 of the framework states that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use. Local Plan Core Strategy


Policy QE8 – Historic Environment Policy CC3 – Walton Hall Estate

Supplementary Planning Documents

Design and Construction Notification Responses Parish Council – no comments to date Neighbours – no comments to date Consultation Responses Historic England - I can confirm that the information and process you have set out below for the works to install a fire alarm system at the Town Hall are

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sufficient to remove my earlier concerns and that the works can progress as appropriate. Amenity Societies – no comments to date Warrington Civic Society – no comments to date Observations Walton Hall is a Grade II listed building, the building is of historic, communal and aesthetic value. In the local area, the building is among Warrington’s most important buildings, and set within the positive context of its historic grounds, the conservation area and other curtilage listed and listed buildings. In advance of the installation of a new fire alarm system it is necessary to carry out an intrusive survey of the buildings in order to establish the presence and location of any asbestos that might be in the building. This aspect of the scheme is being considered under planning application 2019/34338. The existing system, which is to be replaced, is a wireless networked fire detection system, incorporating numerous automatic fire detection devices including smoke and heat detectors, activating localised audible and visual devices warning the occupants of fire, to effect the safe evacuation of the buildings. There is a singular wireless panel for the main hall, with interfaces to enable communication between the new extension fire alarm panel and the wireless panel. The system has been installed in excess of its normal working life of 10 years. With the system now being obsolete, and no new parts being available, the proposal is to install a new analogue fire detection system, using a hybrid system which would be partially hard wiring and partially wireless. This will protect areas of high decorative value, such as the entrance hall and the stair area on the ground and first floor. Wiring shall be in red PVC low smoke fume zero halogen cable fire resistant cable. It is proposed that the system wiring shall be contained in PVC Trunking, or clipped surface where out of public view, to facilitate future rewiring. The trunkings shall be white in colour and kept discretely in the corners of the rooms, running perpendicular with ceilings and wall, in order to provide a discreet installation. It will be required for holes to be drilled through walls etc., to allow the wiring access to the points of fire detection system. These holes will be back filled in compliance with Part B of the Building regulations Fire Safety, using an intumescent filler. Where required areas where cables have penetrated the building fabric, will be repaired in matching materials. The Company undertaking the work will be advised about the status of the buildings and the need for sensitive working. The work will be monitored on a daily basis and any unexpected issues/ concerns will be brought to the attention of the Conservation Officer for further guidance.

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Conclusion Subject to the parameters outlined above being conditional on the grant of Listed Building consent, it is considered that the proposal would ensure that the fabric of the Listed Buildings are appropriately protected and would sustain the boroughs built heritage by preserving the buildings and the features of special architectural or historic interest which they possess. There would be no conflict between the heritage asset’s conservation and any aspect of the proposal. The proposal would have no impact on the Conservation Area. The proposal would accord with sections 66 and 72 of the Planning [Listed Building and Conservation Areas] Act 1990. The proposal would also accord with the NPPF and policies CS1 and QE8 of the Local Plan Core Strategy, in that the scheme would sustain the use and significance of the Grade I Listed buildings. Recommendation This application is recommended for approval subject to conditions. Statutory Instrument 2015 No 809 amends regulation 13[2] of the LBCA Regulations 1990. It is now only necessary to refer a local authority’s own application for listed building consent to the Secretary of State were an objection has been received from Historic England and /or one of the National Amenity Societies, and were the LPA are minded to approve the application. In this instance, Historic England have withdrawn their original concerns on the grounds that an appropriate methodology has been provided to ensure that the works are undertaken in a sensitive manner and as such, the works can progress as specified. The National Amenity Societies, have not objected to the scheme, so the application does not need to be referred to the Secretary of State for a decision.

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Conditions

1. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on 15/1/2019 (b) Submitted drawing No's: Site Location Plan- E46 received 15/1/2019 Proposed Hybrid Wired and Wireless Fire Detection System - E15 received 2/7/2019 { } received on { }. Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.


3. The Company undertaking the work will be advised about the status of the buildings and the need for sensitive working. The work will be monitored on a daily basis and any unexpected issues/ concerns will be brought to the attention of the Conservation Officer for further guidance. Reason: To safeguard the character and appearance of these Grade II listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

4. Any damage to the surfaces will be made good, in accordance with the materials specification and the methodology for application by Ecoline, as submitted on 27/6/2019. Reason: To safeguard the character and appearance of these Grade II listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

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ITEM 4

Application Number:

2019/34338

Location: Walton Hall, Walton Hall Gardens, Walton Lea Road, Walton, Warrington, WA4 6SN

Ward: Appleton

Development

Listed Building - Localised asbestos refurbishment survey for proposed new wired fired detection system to replace existing.


Applicant:

Mr Neil Silver


21-Mar-2019

Reason for Referral to Committee Walton Hall and its estate, is owned, maintained and managed by Warrington Borough Council. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property. Site The application site is located in Higher Walton and forms part of the Walton Estate, it is accessed via Walton Lea Road. The site boundaries are formed by Walton Lea Road to the North, Houghs Lane to the East and Walton Hall Golf Club to the South and West off Park Lane. Walton Hall is Grade II listed. The collection of buildings are curtilage listed structures.

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The site is located in the Green Belt. There are some residential properties in and around the Estate, the closest being located on the eastern boundary of the ‘conservatory complex’, Bridge House which is Grade II listed. Listing Description Hall 1836-8 altered and extended 1869-70, of stone-dressed brown brick with graded slate roofs. The garden (east) front of 2½ storeys and 2 wide bays is almost symmetrical with 2 crow-stepped gables, and pinnacled octagonal buttresses at centre and each corner. The lower storey has a canted bay window, right, and a square one, left, both of stone with ovolo mullions. There are 3 windows (1-light: 2-lights: 1-light) above each bay window and a lancet to the attic in each gable. The entrance front (right) of 2½ storeys and 4 bays is asymmetrical: broad, windowless, projecting gable, left; narrow 2-storey recessed bay with windows; projecting 2-storey porch with shaped double doors of oak (each with 11 panels) in 4-centred arched opening of stone with semicircular stone oriel above; right bay with recessed upper storey. A 4-stage clock tower to the right (circa 1870), with stone clock-stage surmounted by shaped lead-roofed cupola and large weather-vane, is linked to the Hall by a screen wall with blank Tudor windows. The left front, much altered, contains an ornate mullioned and transomed staircase window with leaded glazing and some stained glass; leading is removed from most windows on all fronts. Interior. The hall is panelled in oak, has a quasi- Elizabethan moulded plaster ceiling and round-arched double doors of great height and heavy treatment to the stair. Oak stair with divided return flights. Large heavily decorated panelled doors to upper rooms. The Brobdignagian joinery of circa 1870 contrasts with the lightly-handled gold and white plaster panels probably of 1838 to the shaped ceiling above the staircase. Proposals Listed Building consent is sought to carry out an asbestos survey linked to the proposed upgrade of the existing wireless fire alarm system to be a partially wired and partially wireless system in Walton Hall. No external alterations are proposed. The asbestos survey is undertaken to locate and record the location, type, condition and extent of asbestos containing materials (ACM’s) in the building and plant. In addition it will inspect and record information on the accessibility, condition and surface treatment of any ACM’s. Samples may be taken of suspect materials to confirm their asbestos content or confirm them to be asbestos-free.

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Planning History The Walton Hall Estate has been the subject of a number of planning applications since the mid 1970’s. Listed Building application 2019/34287 has been submitted for the installation of a Fire Detection System. Decision pending. Planning Policies National Planning Policy Framework The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out in section 16 that the local planning authority in considering whether or not to grant listed building consent shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out in section 16 that the local planning authority in considering whether or not to grant listed building consent shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. The revised National Planning Policy Framework (NPPF) sets out in paragraph 189 sets out that local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. Paragraph 190 states that local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal and this into account when considering the impact of a proposal on a heritage asset, to avoid or minimise any conflict between the heritage asset’s conservation and any aspect of the proposal. Paragraph 193 sets out that great weight should be given to the asset’s conservation and paragraph 194 states that any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Local Plan Core Strategy


Policy QE8 – Historic Environment Policy CC3 – Walton Hall Estate

Supplementary Planning Documents Construction and Design

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Notification Responses Parish Council – no comments to date Neighbours – no comments to date Consultation Responses Historic England – Original response- did not wish to make any comments but subsequently commented that the additional information provided and the process set out for undertaking the works, where considered to be acceptable. Amenity Societies – no comments to date Warrington Civic Society – no comments to date Observations The asbestos site survey will be carried out by a specialist company who have previously carried out asbestos sampling on behalf of the Council. Sampling will be limited to the areas that are likely to be disturbed by the installation of the proposed fire alarm system. The methodology for the sampling as submitted by the applicant would result in modest intrusion into the historic fabric. One sample per wall/ceiling would be taken where it is proposed to install parts of the new fire alarm system. Sampling will be undertaken in discreet locations. A review of the type of fire alarm system to be installed has resulted in a proposal for a less invasive system to be used i.e. a part wired/part wireless system. The wireless elements of the system will be used to avoid architectural detailing and areas that are sensitive to change. Any damage to the surfaces will be made good using traditional material and methods; the specification of which will be submitted to and approved by the LPA. The Company undertaking the work will be advised about the status of the buildings and the need for sensitive working. The work will be monitored on a daily basis and any unexpected issues/ concerns will be brought to the attention of the Conservation Officer for further guidance. The information obtained as a result of the survey work will form part of an asbestos register that records any evidence of asbestos found within Walton Hall. Conclusion Subject to the parameters outlined above being conditional on the grant of Listed Building consent, it is considered that the proposal would ensure that the fabric of the Listed Building is appropriately protected and would sustain the boroughs built heritage by preserving the buildings and the features of

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special architectural or historic interest which they possess. There would be no conflict between the heritage asset’s conservation and any aspect of the proposal. The proposal would have no impact on the Conservation Area. In accordance with para 196 of the NPPF, the proposed works will lead to less than substantial harm to the significance of this designated heritage asset. In addition, there would be public benefits accruing from the proposed works, as they would secure its optimum viable use as part of the Walton Hall Estate. The proposal would accord with sections 66 and 72 of the Planning [Listed Building and Conservation Areas] Act 1990. The proposal would also accord with the NPPF and policies CS1 and QE8 of the Local Plan Core Strategy, in that the scheme would sustain the use and significance of the Grade I Listed buildings. Recommendation This application is recommended for approval subject to conditions. Statutory Instrument 2015 No 809 amends regulation 13[2] of the LBCA Regulations 1990. It is now only necessary to refer a local authority’s own application for listed building consent to the Secretary of State were an objection has been received from Historic England and /or one of the National Amenity Societies, and were the LPA are minded to approve the application. In this instance, Historic England have withdrawn their original concerns on the grounds that an appropriate methodology has been provided to ensure that the works are undertaken in a sensitive manner and as such, the works can progress as specified. The National Amenity Societies, have not objected to the scheme, so the application does not need to be referred to the Secretary of State for a decision.

Conditions

1. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on 25/1/2019 (b) Submitted drawing No's: E48 - Site Location Plan received on 25/1/2019 E15- Proposed Wired/ Wireless Fire Detection System received 2/7/2019

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Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.


3. The information obtained as a result of the asbestos survey work will form part of an asbestos register that records any evidence of asbestos found within the Town Hall and its annexes. The register shall be retained and shall be used to inform future works in Walton Hall complex of buildings. Reason : To safeguard the character and appearance of these Grade I listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

4. Any damage to the surfaces will be made good, in accordance with the materials specification and the methodology for application, as submitted on 18/6/2019. Reason: To safeguard the character and appearance of these Grade I listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

5. The asbestos sampling will be carried out by specialist asbestos surveyors in accordance with the Asbestos Testing Statement [received 30/4/2019] and shall be limited to the areas that are likely to be disturbed by the installation of the proposed fire alarm system only. One sample per wall/ceiling would be taken where it is proposed to install parts of the new fire alarm system. Sampling shall be undertaken in discreet locations. The Company undertaking the work will be advised about the status of the buildings and the need for sensitive working. The work will be monitored on a daily basis and any unexpected issues/ concerns will be brought to the attention of the Conservation Officer for further guidance. Reason: To safeguard the character and appearance of these Grade I listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

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ITEM 5

Application Number:

2019/34596

Location: Eaves Farmhouse, Cross Lane, Croft, Warrington, WA3 7AR

Ward: Culcheth, Glazebury and Croft

Development

Full Planning - Proposed demolition of existing dwelling and new dwelling with alterations to existing access to include vehicle gated access

Date Registered: 15-May-2019

Applicant:

S Edwards


09-Jul-2019

Reason for Referral to Committee The Parish Council has submitted an objection to the application contrary to the officer recommendation. Human Rights: The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-

Article 8 - The right to respect for private and family life, home and correspondence.

Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property.

Application Site: The application site is a former farmhouse on the northern side of Cross Lane in the rural village of Croft. The application site is within the boundaries of the Green Belt, outside but close to the settlement boundary of Croft. The immediate area around the site is characterised by open expanses of agricultural land, with the settlement boundary some 40.0m to the west. There is one immediate neighbour, with an expanse of buildings, to the east; and an agricultural building to the south, across Cross Lane.

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The application site consists of the dwelling and residential curtilage. Currently, there is an existing farmhouse and an outer building that was historically used as a stable for horses in connection with the paddock to the side and rear of the application site. The applicant site was once part of Eaves Farm, has now been split into two separate developments. The large barn which has since been converted into a domestic dwelling with associated storage and out buildings. The farm house is a traditional building dating to the later 19th century with a castellated front elevation which looks like a later addition. Work has started on a recently approved single storey extension. The property has its own garden, stable block and paddock. This area has its own roadway access with a new inset gate and post arrangement. Development Proposal The application seeks permission for the demolition of the existing detached property and replace it with a new detached house of similar size and design to the existing (including recently approved extensions). It is also proposed to retain and convert the existing stable block into a garden room with WC and bathroom. The proposed house would be of the same size in height width and depth as the original property with the extension approved under application ref: 2018/33065. Relevant Planning History

2019/34568 - Conversion of Barn into Garden Room Annex to existing Domestic Property. – Planning Permission Required

2019/34453 - Proposed demolition of Farm House – Prior Approval Not Required

2018/33065 - Proposed part single storey part 2 storey rear extension including garage, renovations to existing dwelling including new access walling and gate to front of site - Approved with Conditions

2018/32357 - Proposed extensions (2 Storey) and renovations to existing dwelling including new access walling and gates to front of site – Refused

Planning Policies National Planning Policy Framework (2019)

Chapter 2 Achieving Sustainable Development Chapter 12 Achieving well-designed places Chapter 13 Protecting Green Belt Land

Local Plan Core Strategy (LPCS)

CS1 – Delivering Sustainable Development CS2 – Quantity and Distribution of Development

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CS5 – Green Belt SN1 – Distribution and Nature of New Housing SN2 – Securing Mixed and Inclusive Neighbourhoods QE5 – Biodiversity and Geodiversity QE6 – Environment and Amenity Protection QE7 – Ensuring a High Quality Place QE8 – Historic Environment MP1 – General Transport Principles CC1 – Inset and Green Belt Settlements CC2 – Protecting the Countryside

Supplementary Planning Documents

Design and Construction Environmental Protection Standards for Parking in New Development

Notification Responses Ward Councillors Cllrs Grime, Davidson and Smith were notified of the application on the 15th May 2019. No objections were received in response to the consultation. Croft Parish Council The Parish Council submitted an objection to the proposal on the grounds that the proposal would represent an overdevelopment of the site in the Green Belt and would be overbearing on the neighbouring property and likely to cause loss of residential amenity. Neighbours One letters of representation has been received in response to this application. The concerns raised were:

Loss of character Overbearing Loss of light

Consultation Responses Public Realm Division – No objections United Utilities – No objections In accordance with the National Planning Policy Framework (NPPF) and the National Planning Practice Guidance (NPPG), the site should be drained on a separate system with foul water draining to the public sewer and surface water draining in the most sustainable way. The NPPG clearly outlines the hierarchy to be investigated by the developer when considering a surface water drainage strategy. We would ask the

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developer to consider the following drainage options in the following order of priority:

1. into the ground (infiltration); 2. to a surface water body; 3. to a surface water sewer, highway drain, or another drainage system; 4. to a combined sewer.

United Utilities (UU) recommends the applicant implements the scheme in accordance with the surface water drainage hierarchy outlined above. Cheshire Archaeology Planning Advisory Service (APAS) Our records show that APAS has previously offered comment on this development under planning application 2019/34453 on the 15/03/2019. I believe that the comments made in relation to this previously planning application are still adequate for the recording of archaeological materials prior to their loss.

A brief review of available historic mapping has revealed that Eaves Farmhouse, Croft has been in existence from at least the mid-19th century. A structure in this location is present on the OS 1st edition 6 inch to 1 mile map of Lancashire of 1849. Eaves Farm is depicted on the 1892 Ordnance Survey 1st edition 25 inch to 1 mile of Lancashire and buildings appears unaltered on all subsequent Ordnance Survey mapping up to the present date.

Given that the above property is of historical value it therefore does have archaeological significance on a local level. As the proposed demolition will result in the total loss of the remaining structure, the Cheshire Archaeology Planning Advisory Service (APAS) would recommend that should planning permission be granted for this, or any similar scheme, the building should be subject to an archaeological record prior to demolition.

APAS would recommend that this work should conform to a Level 2 Building Survey in line with the guidance set out in Section 5.2 of Understanding Historic Buildings: A Guide to Good Recording Practice (2016), published by Historic England. This work can be secured by means of the following condition:

No development shall take place within the area indicated until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority. The work shall be carried out strictly in accordance with the approved scheme.

The use of such a condition is in line with the guidance set out in Paragraphs 189 & 199, Section 16 (Conserving and Enhancing the Historic Environment) of the National Planning Policy Framework (Revised 2018), published by the Department for Communities and Local Government and Managing Significance in Decisions\Taking in the Historic Environment, Historic Environment Good Practice Advice in Planning: 2 (Historic England 2015).

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Environmental Protection – No objections Noise The proposal site is located within a DEFRA noise mapped area. Noise levels are indicated as being between 60dB(A) and 64.9dB(A) during daytime periods depending upon the facade and 55dB(A) and 59.9dB(A) during the overnight period. Mitigation to achieve recommended BS8233:2014 internal and external noise levels arising from road traffic noise is therefore considered advisable. A PIV or MVHR ventilation system with a manually controllable boost is recommended for this site – ideally any solution which reduces the need to open windows will be acceptable. With part open windows, internal noise levels during both the daytime and night time periods will be 15dB above recommended BS8233:2014 limits hence a recommendation for some mitigation. A condition and an informative has been recommended in relation to this. External areas will also be above the recommended noise levels although the rear of the property will be shielded by the building itself to some extent. If quieter garden areas are desired then consideration of some form of acoustic fence at circa 2.1 to 2.4m high enclosing the rear garden areas may reduce noise levels closer to recommended limits of 50dB or the upper limit of 55dB. There are a number of other residential properties in the vicinity of the site which may be sensitive to construction noise so an informative has been recommended for this. Contaminated Land This is a Large Scheme for a Sensitive end use located on land that is not currently designated as Potentially Contaminated Land. There do not appear to be any significant potential ground gas generation sources within 250m of the subject site. Current procedures require the standard Contaminated Land Preparatory Works and Contaminated Land Completion Conditions to be attached to any consent granted for schemes where there is a sensitive end use. However, given that only a single dwelling is proposed on land that is not currently designated as PCL, it may be possible to satisfy the Preparatory Works Condition with use of the Contaminated Land Screening Assessment Form. Details of this Assessment Form are contained within an Informative recommended below to assist the applicant. I therefore have no objections subject to Conditions and Informatives being applied should consent be given. Transport Planning and Development Control – No objections As there is no intensification of use and the development relies upon an existing access, there is no absolute requirement to improve the visibility splays, however we would suggest there is an opportunity to do so that should not be wasted. To comply with current standards the visibility splays should be 2.4 x 43m and 2m by 2m (measured at back of verge). This could be achieved with the loss of some hedgerow (above 600mm).

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The gate is proposed to be set back sufficiently to allow a car to leave the highway and wait at the gates. It is therefore acceptable. Parking is not an issue as there is ample space to park and turn within the site (even for larger vehicles). Provision should however be made for electric vehicle charging. This should be secured by way of condition. The access (to the rear) and garage are sufficient for bin and cycle storage requirements respectively. There is potential space for bins to be placed outside the gates for collection without obstructing highway. Observations Green Belt The site lies within an area of designated Green Belt. Green Belt land is protected by both Local and National Policy. Policy CS5 of the Core Strategy states that development proposals within the Green Belt will be approved where they accord with the relevant national policy. Paragraph 133 of the NPPF states that ‘the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence’. Paragraph 144 continues that ‘when considering any planning application, local planning authorities should ensure that substantial weight should be given to the harm to the Green Belt’. Whilst the erection of new buildings is regarded as inappropriate development, which by definition is harmful to the green belt, there are exceptions set out in para 145 of the NPPF. These include the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces. The proposed house is of similar scale to the house it replaces. When taking account of the approved extensions to the existing house, the proposed plans are in fact identical to those approved under the approval for the extensions (ref. 2018/33065). Work has commenced on the approved extensions but deficiencies were found with the foundations to the extent that the submit Structural Appraisal recommends either underpinning for the majority of the house or demolition and replacement which would be preferable. It is considered that on this basis the proposed house is not materially larger than the one it replaces and as such is not inappropriate development in the Green Belt. Visual amenity and design The proposal would be sought for the demolition of the existing dwelling and a rebuild. The proposed design changes, with the removal of the front elevation

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turrets and the single and two storey extensions were accepted in the previous approved application 2018/33065. The submission includes a Design and Access Statement intended to demonstrate how the proposal enhances the existing local character. Based on the following detail below on scale, material and overall design it is considered that the development enhances the local character. As such it would be in accordance with policies on design in the NPPF and Core Strategy. The proposals will deem to meet all the council’s policies including improved sustainability, energy efficiency and character which was evident in its original form. With regards to scale and materials the proposed properties are in scale with the surroundings, which are predominantly detached properties. The property will be the same footprint as the existing dwelling and will not include any windows on the side elevation at first floor level that would cause any loss of privacy. The proposed new gates and gateposts on the front boundary have previously been approved and are considered to be acceptable in the street scene though may be more prominent if boundary hedging is reduced in height to take account of visibility splays. Heritage The dwelling is a historic property, but it enjoys no additional statutory protection through listing, and is not within a conservation area. Nevertheless some historic interest in the site has been identified by APAS who recommended a condition to record that interest. The property has now been demolished following the recent prior approval and it is likely that such a condition would now be of little value. Residential amenity The Framework requires high quality design and good standard of amenity for all existing and future occupants of land (Paragraph 127). Policy CS1 of the Core Strategy requires development to safeguard environmental standards, public safety and residential amenity. Policy QE6 seeks to protect neighbours residential amenities. Policy QE6 of the Core Strategy requires consideration to be had in respect of the living conditions or existing neighbouring occupiers in relation to overlooking/loss of privacy, sunlight, daylight, overshadowing, noise and disturbance. In the first instance, the 45 Degree Code seeks to protect the amenity of the neighbouring resident in respect of overshadowing or obstruction. To comply with the 45 Degree Code extensions should be designed so as not to cross the 45 degree line from the neighbours nearest habitable room.

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Further, the guidance recommends that windows should be sited so that they do not overlook adjoining properties and gardens and windows on the side elevations should be avoided if possible. Notwithstanding this, the guidance also recognises that the use of obscure glazing which maintain the existing levels of privacy will be acceptable in some circumstances. No additional windows are proposed in the flank wall of the dwelling at first floor level, which could give rise to overlooking. With regards to the design and the impact on the neighbouring amenities. The proposed dwelling will not have any additional windows that have no been previously approved in 2018 application. Therefore there are no concerns with regards to loss of privacy and overlooking. The proposed dwelling will also not be any larger in scale. The proposed development will be the same height and same width as the existing dwelling therefore it is considered that the proposal will not have an increase negative impact with regards to overbearing and loss of light. There are limited dwellings located in close proximity to the applicant site. The properties located at Lady Lane are located approximately 46m from boundary to boundary. There are no dwellings located to the front or rear of the applicant site. There is however one property located 9m from the boundary this is Eaves Brow. Nevertheless, as the replacement dwelling will be the same footprint with no alterations to the width or height. It is considered that there is no increase impact on the residential amenity. To conclude, the proposals are in accordance with policies CS1 and QE6 of the Warrington Borough Council Core Strategy. Highway Implications There are no objections to the proposal on highway grounds but conditions are recommended in particular to ensure adequate access is provided Noise There are no objections on noise grounds though conditions are recommended to ensure an acceptable noise environment for future occupiers. Conclusion The proposal represents one of the exceptions to inappropriate development as set out in national planning policy. The design and appearance are acceptable in their context and having regard to the recent permission for extensions to the existing house. It would not have a significant adverse impact upon the character and appearance of the area or the amenity of the neighbouring properties. Consequently, the proposal complies with Policies CS5, CC2, QE6 and QE7 of the Local Plan Core Strategy and the NPPF. Recommendation Approve subject to conditions

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Conditions

1. The development hereby approved shall be commenced before the expiration of three years from the date of this permission. Reason: To ensure that the Local Planning Authority retains the right to review unimplemented permissions and to comply with Section 91 (as amended) of the Town & Country Planning Act 1990.

2. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on 11th March 2019. (b) Submitted drawing No's PL_860_001, Location Plan; _101 Existing Site Plan; _201 - Existing Floor Plan; _202 - Existing Elevations; _102A - Proposed Site Plan; _310A - Proposed Floor Plans; _302A - Proposed Elevaytions; 2059.P.10 Exisitng and Proposed Plans and Elevations (Stable block); Design and Access Statement and Structural Appraisal received on 11th March 2019. Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. Prior to use for vehicular purposes, that part of the access extending from the nearside edge of the verge for a minimum distance of 5 metres into the site has been appropriately paved in a bound permeable material such as tarmacadam, concrete, block paviours or other material approved in writing by the Council as Local Planning Authority. Reason: In the interests of road safety to prevent loose surface material/debris from being carried on to the public highway thus causing a potential source of danger to other road users.

4. Any gate or other form of barrier across the access shall be positioned at least 5 metres back from the nearside edge of the highway boundary of Cross Lane, and shall be constructed to open into the site only. Reason: To permit vehicles to pull clear of the carriageway when entering the site in the interests of road safety.

5. Notwithstanding the proposed plans a minimum of three spaces shall be provided for parking within curtilage prior to occupation. Each space shall be 2.5 by 5m minimum and shall be retained for use as such thereafter.

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6. A scheme for passive provision of electric vehicle charging shall be submitted to and agreed in writing with the local planning authority. The scheme as approved shall be provided prior to first occupancy and retained for use as such thereafter.

7. No development (other than demolition and site clearance works) shall take place until the steps in Sections A and B below are undertaken: A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following documents must be provided (as necessary) to characterise the site in terms of potential risk to sensitive receptors: •Preliminary Risk Assessment (PRA or Desk Study) •Generic Quantitative Risk Assessment (GQRA) informed by a Intrusive Site Investigation •Detailed Quantitative Risk Assessment (DQRA) •Remedial Options Appraisal Completing a PRA is the minimum requirement. DQRA should only to be submitted if GQRA findings require it. B: SUBMISSION OF A REMEDIATION & VERIFICATION STRATEGY: As determined by the findings of Section A above, a remediation strategy (if required) and verification (validation) strategy shall submitted in writing to and agreed with the LPA. This strategy shall ensure the site is suitable for the intended use and mitigate risks to identified receptors. This strategy should be derived from a Remedial Options Appraisal and must detail the proposed remediation measures/objectives and how proposed remedial measures will be verified. The actions required in Sections A and B shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); Paragraphs 170(f) & 178 of the National Planning Policy Framework (February 2019), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013). Disclaimer: Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site.

8. The development shall not be taken into use until the following requirements have been met and required information submitted to and approved by the Local Planning Authority (LPA):

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A: REMEDIATION & VERIFICATION: Remediation (if required) and verification shall be carried out in accordance with an approved strategy. Following completion of all remediation and verification measures, a Verification Report must be submitted to the LPA for approval. B: REPORTING OF UNEXPECTED CONTAMINATION: All unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area(s). Prior to site works recommencing in the affected area(s), the contamination must be characterised by intrusive investigation, risk assessed (with remediation/verification measures proposed as necessary) and a revised remediation and verification strategy submitted in writing and agreed by the LPA. C: LONG-TERM MONITORING & MAINTENANCE: If required in the agreed remediation or verification strategy, all monitoring and/or maintenance of remedial measures shall be carried out in accordance with the approved details. The site shall not be taken into use until remediation and verification are completed. The actions required to be carried out in Sections A to C above shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); Paragraphs 170(f) & 178 of the National Planning Policy Framework (February 2019), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013). Disclaimer: Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site.

9. The developer shall install acoustically treated mechanical ventilation to the property. The ventilation system may include the use of appropriately specified acoustic trickle vents but will expect details of a mechanical means of forced ventilation over and above background ventilation rates to improve comfort in such rooms thereby reducing the need to open windows for comfort conditions and subject occupants to unacceptable noise from excessively loud road traffic. A manually controllable boost facility shall also be included. Details of proposed units shall be approved in writing by the LPA prior to their installation. Once approved, all agreed ventilation equipment shall be installed and

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commissioned prior to first occupation of the site and shall be maintained and retained thereafter. Reason: To protect the amenity of future occupiers from the effects of noise and to reduce the need to open windows thereby rendering acoustic protection provided from glazing ineffective. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and Paragraphs 170(e) & 180(a) of the National Planning Policy Framework (February 2019); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013)

10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification): (i) no external alterations shall be carried out to the dwelling (ii) no extensions shall be carried out to the dwelling (iii) no garages or outbuildings shall be erected within the curtilage of the dwelling (iv) no vehicle standing space or hardstanding shall be provided within the curtilage of the dwelling (v) no gates, walls, fences or other structures shall be erected along any boundary to the curtilage of the dwelling (vi) no means of vehicular access shall be constructed to the curtilage of the dwelling (vii) no windows or dormer windows shall be added to the dwelling(s) other than those expressly authorised by this permission, unless planning permission for such development has been granted by the Local Planning Authority. Reason: In the interests of the openess of the Green Belt, visual amenity and in order to protect the amenities of the occupiers of neighbouring properties and to comply with Policy QE6 of the Warrington Core Strategy.

11. The site should be drained on a separate system with foul water draining to the public sewer and surface water draining in the most sustainable way. Reason: To ensue satisfactory drainage of teh site having regard to policies in NPPF and the Warrington Core Strategy

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Appendices Appendix A: Site Location Plan

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Appendix B: Proposed Development

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Appendix C: Site Visit Photos

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ITEM 6

Application Number:

2019/34875

Location: 20, The Courtyard, Common Lane, Culcheth And Glazebury, Warrington, Wa3 4ha


Development

Full Planning - Proposed change of use from A1 to A4 gin/cocktail bar


Applicant:

Mr Mark Bayley


14-Jul-2019

Reason for Referral to Committee This application has been brought before Committee due to an objection from Culcheth and Glazebury Parish Council. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-

Article 8 - The right to respect for private and family life, home and correspondence.

Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property.

Application Site The application site comprises a vacant retail unit located at the end of a small parade of shops within Culcheth village centre. There is a car park to immediate frontage accessed via a private drive off Common Lane. Aside from this small parade the surrounding area is essentially residential in character.

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Development Proposal The proposed development is sought for the change of use from A1 Bridal wear shop to A4 that is sought to become a gin/cocktail bar. The proposed hours of operation are Wednesday and Thursday 1200 to 23:30, Friday and Saturday 1200 to 00:30 and Sunday 1200 to 22:30. These opening hours, in particular the night time closing time, have been reduced since the application was submitted. It is proposed that there will also be background music at the site with a live acoustic vocalist performing once or twice a month. Performances would take place on a Sunday between the hours of 16:00 and 19:00. Alterations to the premises include internal alterations to room layout and replacement signs to the front. No external alterations are proposed as part of this application. Relevant Planning History There is no relevant planning history at the proposed development site. Planning Policies Local Plan Core Strategy:

CS1 Delivering Sustainable Development CS2 Quantity and Distribution of Development SN4 Hierarchy of centres SN6 Sustaining the Local Economy and Services SN7 Enhancing Health and Well Being QE6 Environment and Amenity Protection QE7 Ensuring a High Quality Place PV7 Promoting the Visitor Economy MP1 General Transport Principles MP7 Transport Assessments and Travel Plans

Supplementary Planning Documents:

Supplementary Planning Document Standards for Parking in New Development (March 2015)

Construction and Design Environmental Protection SPD (May 2013)

National Planning Policy Framework (2019):

Chapter 2 Achieving Sustainable Development Chapter 6 Building a Strong, Competitive Economy Chapter 12 Achieving well-designed places

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Notification Responses Ward Councillors Cllrs Grime, Davidson and Smith were notified of the application on the 23rd May 2019. No objections were received in response to the consultation. Parish Council Clerk to Culcheth and Glazebury Parish Council were notified of the application 23rd May 2019. An objection was received in response to the consultation. The concerns raised include:

Parking issues Noise Hours Cumulative impact with the adjacent proposed milk bar

Neighbours: Having regard to the Council Guidance on Publicity for Applications 20 notifications were sent to adjoining properties. Four letters of representation have been received in response to this application. The concerns raised include

Too many drinking establishments and restaurants Foul Sewage issues Noise Pollution Littering social problems and serious harm

Consultation Responses Environmental Protection – No objections after opening and closing times altered. The proposal is located in Culcheth village, in a courtyard area of mixed commercial uses. There are other licensed premises in the area, a restaurant opposite the proposed location, Il Corvino, and The Cherry Tree pub, Jhalak and Don Luigis on Common Lane. Further information submitted by the applicant has stated earlier closing times to those submitted on the application form. The reconsidered hours are now: Wednesday and Thursday 23:30, Friday and Saturday 00:30 and Sunday until 22:30. Based on this a condition detailing these proposed hours has been recommended. Further information submitted by the applicant has indicated that music will mainly be ambient background music. Any live or amplified recorded music at the site may be a live acoustic vocalist performing once or twice a month with performances taking place on a Sunday between the hours of 16:00 and 19:00. The further submitted information regarding hours and music indicates that there will be little or no impact on residential amenity. However, a condition

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has been added to restrict the use of any external speakers. (Further conditions will be added regarding music on the premise license). Given the type of premises there may be the requirement for the installation of refrigeration and/or air conditioning units. No objections subject to Conditions and Informatives. Transport Planning and Development Control – No objections. Observations Principle of development The site falls within Culcheth village centre, identified under Policy SN4 of the core strategy as a Neighbourhood centre. The premises is one of a small but active enclave of commercial properties set within an otherwise predominantly residential, suburban environment. The applicant site is located on the corner and is sought for a change of use from a shop to a gin/cocktail bar. The properties located in the immediate vicinity house a number of different types of uses including A1, A2, A3 and A4. The NPPF and policies SN6 and PV4 of the Warrington Core Strategy require that proposals within defined shopping centres should contribute positively to the character, diversity and vitality of the centre, providing their presence is not at the expense of an unacceptable loss of A1 uses. It is considered that the proposed A4 use would be an acceptable Town Centre Use that would contribute positively to the character, diversity and vitality of the centre and it would result in economic benefits by increasing the diversity of uses and contributing to the day and night time economy. Therefore, not represent an unacceptable loss of A1 uses or an unacceptable concentration of non-A1 uses. In addition, the site is in a sustainable location, accessible by public transport, walking and cycling. In these respects, the scheme would accord with the relevant policies contained within the Core Strategy. Policy CS1 of the Warrington Local Plan Core Strategy (LPCS) states that throughout the Borough development proposals that are sustainable will be welcomed and approved without delay. Policy SN6 seeks to sustain the local economy and services. It states that the Council will seek to assist the continued viability and growth of the local economy and support the sustainability of local communities by ensuring development proposals, inter alia, avoid the loss or change of use of viable convenience shops, cultural facilities, post offices and public houses where the loss would impact on the diversity of local services in communities. Policy QE7 of the Core Strategy states that development proposals should function well in relation to existing patterns of movement and activity; and

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reinforce local distinctiveness and enhance the character, appearance and function of the street scene, local area and wider townscape. It also advises that new development should harmonise with the scale, proportions and materials of adjacent and / or existing buildings. The NPPF Chapter 12, Achieving well-designed places, recognises that good design is a key aspect of sustainable development. Paragraph 127 of The Framework, requires planning decisions to ensure that developments function well and add to the quality of the area for the lifetime of the development. Developments should also be visually attractive; sympathetic to the local character and history including the surrounding built development; and create safe, inclusive places with a high standard of amenity for existing and future users. Whilst it is appreciated that a new drinking establishment could divert customers from existing businesses this would not constitute a valid planning reason for refusal of the application. Competition should in theory encourage a better quality of service overall for local residents and will provide an opportunity to diversify the range of uses within the centre and bring a vacant unit back into use. It is therefore considered that proposal has the potential to make a positive contribution to the vitality and viability of the Neighbourhood. Policy SN7 seeks to enhance health and well-being and states that planning should help to promote healthy lifestyles. As stated above, it is considered that in this case there would not be an over concentration of drinking establishments within the centre which would potentially conflict with the aims of this policy. It is considered that the proposal would not be detrimental to the overall vitality and viability of the centre and as such it is considered that the principle of the change of use from A1 to A4 is acceptable. Visual amenity and design With regards to the visual impact the end unit is surrounded by numerous commercial units and is one of many commercial units located in a parade. The site is not located in close proximity to Common Lane. No external alterations are proposed as part of this application and any new signage proposals will have to be assessed separately. This application would not have any adverse impact on the character or visual amenities of the area. Residential amenity Policy CS1 of the Warrington Borough Council Core Strategy identifies the need to safeguard public amenity. Policy QE6 also states that the Council will not support development proposals which will result in an adverse impact on the environment or amenity of future occupiers or those currently occupying adjoining or nearby properties. When assessing a proposal consideration will be given to the need to respect the living conditions of existing neighbouring occupiers in relation to

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overlooking/loss of privacy, outlook, sunlight, daylight, overshadowing, noise and disturbance. The Framework requires high quality design and good standard of amenity for all existing and future occupants of land (Paragraph 127). Noise and disturbance to residential amenity can also arise from the customers to the site during the evening. The revised closing times proposed are Wednesday and Thursday 23:30, Friday and Saturday 00:30 and Sunday 22:30. There will also be background music at the site with a live acoustic vocalist performing once or twice a month. Performances would take place on a Sunday between the hours of 16:00 and 19:00. The restaurant Il Corvino within the premises has permission for opening hours up to 9:00 pm Tuesday- Sunday. There are no residential properties in close proximity to the site, there is an approximate separation distance of circa 50m, therefore the proposal is not considered to have a detrimental impact on the residential amenity of neighbouring properties. Consequently, it is considered that the proposals comply with Local Plan Core Strategy Policies CS1 and QE6 and the relevant provisions of the NPPF. Highways The development is located outside of the town centre and as such the Councils Parking Standards for area B must be applied. The Councils Parking Standards require 1 space per 22sqm of gross floor area for the existing A1 (Non-food retail) use class. This equates to the requirement for 2 off-street parking spaces as the existing development has a gross floor area of approximately 38sqm. The development site does not benefit from any off-street parking provision and the proposals do not seek to change this. The demand for parking must be accommodated within the various publicly available car parks located in close proximity to the site. The Councils Parking Standards require 1 space per 7sqm of public floor area for the proposed A4 (Drinking Establishment) use class. This equates to the requirement for 4 off-street parking spaces as the proposed development has a public floor area of approximately 25sqm. It is anticipated that the various publicly available car parks located in close proximity to the site have sufficient capacity to accommodate the minor increase in the demand for parking. In view of the above, there is no highway objection to the proposal.

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Conclusion The site is within the Culcheth Neighbourhood Shopping Centre, the proposed A4 use is of a scale and type appropriate to the area served by the centre and consistent with the nature and function of the centre. The site is well served by public transport and would be integrated into the appearance and activity pattern of the existing centre. The location affords convenient access to people arriving on foot and cycle and the site does not encroach into the adjacent established residential areas. The parade of units is on the periphery of the centre and the change of use to A4 would not impact upon the vitality or viability of the centre by resulting in a disproportionate number of non-A1 uses. To conclude it is considered that the proposal will not impact on the amenity of the neighbouring residents and consequently the proposals comply with the relevant planning policies. The proposed use does not raise issues of principle, and site-specific issues are capable of being satisfactorily addressed by appropriate planning conditions. Therefore the proposed development is deemed acceptable in principle. Recommendation Approve subject to conditions. Conditions


2. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on 25th April 2019. (b) Submitted drawing No's Lcoaiton Plan 01, Site Plan 02, Bar Floor Plan 03, Existing and Proposed layout general arangement 01, received on 25th April 2019. Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. The delivery of goods to and from the site shall be limited to the hours of 07:00 to 18:00 on Mondays to Fridays, 09:00 to 18:00 on Saturdays, and at no time on Sundays and Bank or Public Holidays.

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Reason: To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and Paragraph 123 of the National Planning Policy Framework (March 2012); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013)

4. The collection of refuse from the site shall be limited to the hours of 07:00 to 18:00 on Mondays to Fridays, 09:00 to 18:00 on Saturdays, and at no time on Sundays and Bank or Public Holidays. Reason: To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and Paragraph 123 of the National Planning Policy Framework (March 2012); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013)

5. The use hereby permitted shall only take place between the hours of 12:00 and 23:30 on Wednesday and Thursday, between the hours of 12:00 and 00:30 on Friday and Saturday and between the hours of 12:00 and 22:30 on Sundays and Bank or Public Holidays. Reason: To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and Paragraph 123 of the National Planning Policy Framework (March 2012); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013)

6. No external sound-amplifying equipment, loudspeaker system or public address system shall be installed/operated or music played in the external area at any time. Reason: To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area.

7. Any externally located plant or equipment shall not cause an increase in the ambient background noise level at the boundary of the nearest residential property. Any equipment not able to meet this requirement shall be acoustically treated prior to the commencement of the use hereby permitted.

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For the avoidance of doubt calculated rated noise levels from any externally mounted plant or equipment at the boundary of the nearest noise residential property should not exceed the existing background level in accordance with the results of a BS4142:2014 noise assessment. Reason: To prevent an increase in background noise levels and protect the amenity of any residents. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and Paragraphs 170(e) & 180(a) of the National Planning Policy Framework (February 2019); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013)

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Appendices Appendix A: Location Plan

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Appendix B: Proposed Development

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Appendix C: Site Photos

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ITEM 7

Application Number:

2019/34954

Location: 30A, Redwood Close, Woolston, Warrington, WA1 4EH

Ward: Rixton and Woolston

Development

Householder - Proposed single storey rear extension


Applicant:

Mr Robinson


15-Jul-2019

Reason for Referral to Committee The applicant is married to an officer in the Council. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-

Article 8 – The right to respect for private and family life, home and correspondence.

Article 1 of Protocol 1 – The right of peaceful enjoyment of possessions and protection of property.

Site The site is located at the end of a small cu-de-sac located off Redwood Close in an established residential area. The property is a modest detached house with a private rear garden. Description of Proposal It is proposed to erect a single storey rear extension that adjoins an existing ground floor kitchen extension to create an enlarged family room. The proposal mirrors the vernacular of the main unit and remains a subordinate feature. Relevant Planning History No relevant planning history.

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Planning Policies Local Plan Core Strategy Policy QE6 – Environment and Amenity Protection Policy QE7 – Ensuring a High Quality Place Policy QE 4 - Flood Risk Supplementary Planning Documents House Extensions Guidelines (December 2003)

Notification Responses Ward Councillors – No responses received. Parish Council – No response received. Neighbours – No responses received. Consultation Responses None Observations Design & Visual Impact Policy QE7 of the Local Plan Core Strategy states that the Council will seek to, amongst other things, achieve high quality, inclusive and sustainable design of buildings, places, spaces, sites and streets and that it will look positively upon proposals that harmonise with the scale, proportions and materials of adjacent and/or existing buildings. The single storey rear extension will respect the character of the main unit and with matching materials this can blend seamlessly into the locality. In the context of the existing dwelling and the site as a whole, the proposal is considered to harmonise with the overall scale and proportions, as sought by policy QE7. Therefore, the extra massing is not deemed to have a detrimental impact upon the existing dwelling or the street scene. Residential Amenity Policy QE6 states that consideration should be had to the need to respect the living conditions of existing neighbouring occupiers in relation to overlooking/loss of privacy, outlook, sunlight, daylight, overshadowing, noise and disturbance. The extension complies with the 45 degree code in respect of residential extensions and no overlooking or loss or privacy will occur as a result of the scheme. It is therefore deemed that the proposal would not adversely impact upon neighbour amenity, as the majority of the development is on the northern side of the site, which limits the potential for overlooking, over shadowing etc. The proposed extension meets the requirements of Policy QE6.

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Highways The proposed rear extension would have no impact upon parking or the adjacent highway. Flooding The proposed finished floor levels mirror the existing unit and this meets Environment Agency standing advice in respect of extensions. Conclusion The proposed scheme is considered acceptable in terms of design and visual amenity, residential amenity and would comply with Policies QE4, QE6 and QE7 of the Local Plan Core Strategy and the guidance contained within the House Extension Guidelines SPG. Conditions


2. The development shall be carried out in accordance with the following documents: (a)The planning application forms received on the 29th April and the Flood Risk Assessment received on the 21st May 2019 (b) Submitted drawing No's WA14EH/30a/01 , WA14EH/30a/02, WA14EH/30a/03, and WA14EH/30a/04 received on the 29th April 2019. Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. The facing and roofing materials to be used in the construction of the extension hereby approved shall match in colour, texture and coursing those used on the existing building. Reason: To ensure the use of appropriate materials, in the interests of the visual amenities of the locality and in order to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction

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Appendix 1 – Photographs

Appendix 2 – Proposed Plans

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ITEM 8

Application Number:

2019/34964

Location: Bridgewater High Upper School, Broomfields Road, Appleton, Warrington, WA4 3AE

Ward: Appleton

Development

Full Planning - Proposed new entrance to the north elevation of the building with glazed canopy overhead, new door access, decking and ramp level access with alterations to building facade


Applicant:

Bridgewater High School


24-Jul-2019

Reason for Referral The application site is in Council ownership. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-



Site and Surroundings The site is a current education establishment surrounded by existing classrooms on three sides with the highway to the fore (west) and residential development on the opposite side of this. The building is a modern two storey unit and exhibits no special architectural value. Description of Proposal It is proposed to add two new access points (with glazed canopies) to the building, render the exterior white and add new trespa fascia at high level. The

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applicant has acknowledged that the annotated signage on the plans will form a part of a new planning application for advertisement consent and does not form part of this application. The topography of the site remain relatively even. Relevant Planning History Reference 2013/22460

Proposal Advertisement - Proposed replacement of existing signs x4 non illuminated fascia signs and x4 non illuminated wall mounted fascia signs.

Decision Approved with Conditions Decision Date 05/02/2014

Reference 2010/16635

Proposal Proposed installation of two disabled access ramps to replace existing.

Decision Approved with Conditions Decision Date 03/08/2010

Planning Policies Local Plan Core Strategy Policy QE6 – Environment and Amenity Protection Policy QE7 – Ensuring a High Quality Place Supplementary Planning Documents House Extensions Guidelines (December 2003)

Notification Responses Ward Councillors – No responses received. Parish Council – No objection. Neighbours – No responses received. Consultation Responses Env Health - I have considered the application for Full Planning Permission and have no objections subject to the following Informatives being applied should consent be given. Noise Informative: Working Hours For Development Sites Information Informative: Environmental Protection Supplementary Planning Document (SPD) Lighting Informative: Installation of Lighting Schemes

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Observations Design & Visual Impact Policy QE7 of the Local Plan Core Strategy states that the Council will seek to, amongst other things, achieve high quality, inclusive and sustainable design of buildings, places, spaces, sites and streets and that it will look positively upon proposals that harmonise with the scale, proportions and materials of adjacent and/or existing buildings. It is considered that the minor alterations will bring a level of aesthetic improvement and as such are acceptable in this respect. In the context of the existing building and the site as a whole, the proposal is considered to harmonise with the overall scale and proportions, as sought by policy QE7. Therefore, the aesthetic changes proposed is not deemed to have a detrimental impact upon the existing dwelling or the street scene. Residential Amenity Policy QE6 states that consideration should be had to the need to respect the living conditions of existing neighbouring occupiers in relation to overlooking/loss of privacy, outlook, sunlight, daylight, overshadowing, noise and disturbance. The proposals will in no way erode levels of privacy in the locality or create an overbearing and obtrusive form of development in relation to adjoining occupiers. It is deemed that the proposal would not adversely impact upon neighbour amenity. The proposed extension meets the requirements of Policy QE6. Highways Highways were consulted as part of the application. No response has been received although it is felt that the proposals have no impact on the adjacent highway network and therefore no response to withhold consent exists in this respect. Conclusion The proposed scheme is considered acceptable in terms of design and visual amenity, residential amenity and would comply with Policies QE6 and QE7 of the Local Plan Core Strategy. Conditions


2. The development shall be carried out in accordance with the following documents: (a)The planning application forms and design and access statement

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received by Warrington Borough Council on 8th May 2019 (b) Submitted drawing No's receievd on the 8th May 2019: Site Location Plan – Drawing Reference E0621-00 Block Plan – Drawing Reference E0621-01 Existing Floorplans – Drawing Reference E0621-03 Existing Elevations – Drawing Reference E0621-05 Proposed Floorplans – Drawing Reference E0621-06; Proposed Elevations – Drawing Reference 0489_08 Rev P3. Received 27th July 2019 Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

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Appendix 1 – Photograph

Appendix 2 – Proposed Plans

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ITEM 9

Application Number:

2019/34982

Location: Ravenbank Community Primary School, Pepper Street, Lymm, Warrington, WA13 0JT

Ward: Lymm South

Development

Full Planning - Proposed 2.4m high v-mesh fencing to be fitted to the front of school

Date Registered: 10-Jul-2019

Applicant:

Ravenbank Primary School


03-Sep-2019

Reason for Referral to Committee The application has been brought before the Planning Committee as the Council is the freehold landowner. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-



Site and Proposal The site is a current education establishment with the exact site being the northern boundary of the school site. The fence is being added for security and comprises a 2.4 metre high v mesh fence to be site on this northern boundary only. The topography of the site remain relatively even. Relevant Planning History Reference 2011/17689

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Application Type Full Planning

Proposal

Proposed single storey reception, junior classroom and small hall extensions with low level perimeter fencing and new fire escape, extension of car park and additional hardstanding to form new play area.

Decision Approved with Conditions 13.04.2011 Reference 2004/02124 Application Type Full Planning

Date Registered 20/01/2004

Proposal Proposed construction of 4 conservatories.

Decision Approved with Conditions 04.03.2004 Planning Policies Local Plan Core Strategy Policy QE6 – Environment and Amenity Protection Policy QE7 – Ensuring a High Quality Place Supplementary Planning Documents Design & Construction

Notification Responses Ward Councillors – No responses received. Parish Council – No objection. Neighbours – No responses received. Consultation Responses Highways – The application is for the proposed 2.4m high v-mesh fencing to be fitted to the front of school The proposal will have no impact on vehicle and pedestrian visibility at the existing site access point. In view of the above, there is no highway objection to the proposal. Observations Design & Visual Impact Policy QE7 of the Local Plan Core Strategy states that the Council will seek to, amongst other things, achieve high quality, inclusive and sustainable design of buildings, places, spaces, sites and streets and that it will look positively upon proposals that harmonise with the scale, proportions and materials of adjacent and/or existing buildings.

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In the context of the existing building and the site as a whole, the proposal is considered to harmonise with the overall scale and proportions of the wider site, as sought by policy QE7. This is assisted by the visibility allowed through the fence and the dark green colour proposed. Therefore, the proposed security fence is not deemed to have a detrimental impact upon the existing street scene. Residential Amenity Policy QE6 states that consideration should be had to the need to respect the living conditions of existing neighbouring occupiers in relation to overlooking/loss of privacy, outlook, sunlight, daylight, overshadowing, noise and disturbance. The proposals will have no adverse impact on levels of privacy in the locality or create an overbearing and obtrusive form of development in relation to adjoining occupiers. It is deemed that the proposal would not adversely impact upon neighbour amenity. The proposed extension meets the requirements of Policy QE6. Highways There is no objection to the proposed scheme on highways grounds. Conclusion The proposed scheme is considered acceptable in terms of design and visual amenity, residential amenity and would comply with Policies QE6 and QE7 of the Local Plan Core Strategy. Conditions


2. The development shall be carried out in accordance with the following documents: (a) The planning application forms and additional information received by Warrington Borough Council on 10th May 2019. (b) Submitted drawing No's: Existing Location and Block plan, Drawing Number A168-A.01 received 10th May 2019 Existing Site plan, Scale 1:1250, received 2nd July 2019, Propsoed Site plan, Scale 1:120 receievd 11th July 2019, V-Mesh technical Drawings, receieved 2nd July 2019. Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its

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impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.


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ITEM 10

Application Number:

2019/35001

Location: Land at Birch Avenue, Warrington, WA2 9TN

Ward: Poplars and Hulme

Development

Full Planning - Retention of existing wooden enclosure fence


Applicant:

Satnam Developments Ltd


23-Jul-2019

Reason for Referral to Committee The application has been called in by Councillor Kerr-Brown Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property. Site and Proposal The application site comprises a fenced tarmacked area located adjacent to the pedestrian footpath off Birch Avenue. The application is retrospective in nature as the photographs demonstrate. The site level remains even with vegetation to the rear, the highway to the fore, with residential units opposite, and a health facility to the east. The proposal is for the retention of the fence (as shown on the attached photographs)

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Relevant Planning History 2016/28492 – (Land at Peel Hall) - Outline planning application for a new mixed use neighbourhood comprising residential institution (residential care home - Use Class C2); up to 1200 dwelling houses and apartments (Use Class C3); local centre including food store up to 2000 square metres (Use Class A1); financial & professional services; restaurants and cafes; drinking establishments; hot food takeaways (Use Classes A2-A5 inclusive); units within Use Class D1 (non residential institution) of up to 600 sq m total with no single unit of more than 200 sq m; and family restaurant/ pub of up to 800 sq m (Use Classes A3/A4); employment uses (research; assembly and light manufacturing - Use Class B1); primary school; open space including sports pitches with ancillary facilities; means of access (including the demolition of 344; 346; 348; 458 and 460 Poplars Avenue) and supporting infrastructure. (All detailed matters other than access reserved for subsequent approval.) (Application is accompanied by an Environmental Impact Assessment). Refused 24 February 2017 and subsequent appeal dismissed. 81/11726 – Residential Development. Refused on 3 June 1981 Planning Policies National Planning Policy Framework Achieving well-designed places Local Plan Core Strategy QE6 Environment and Amenity Protection QE7 Ensuring a High Quality Place Supplementary Planning Guidance Design & Construction Notification Responses None Consultation Responses Parish/Town Council: No comment received to date. Councillor Kerr-Brown - I would like this application to be considered by the Development Committee. I believe this application should not be considered until the issue of ownership of the land is determined.

The fence is totally out of character with the neighbouring properties, and is poorly constructed.

Planning Enforcement- No comment received to date.

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WBC Estates Management – Waiting on transfer document from Homes England to ascertain ownership. Highways: No Objection. Summary

The fence sits within the visibility splay for the junction and is greater than

600mm high; The design does allow visibility through the fence; Traffic flows in this location are low volume and low speed.

Neighbours: Four objections received to date on the grounds of:

Detrimental Impact upon Highway safety, Detrimental impact upon residential amenity, Questions raised over land ownership The fence if approved would set a dangerous precedent Parking congestion on Birch Avenue as a result. The land is open for fly tipping. Hinders binmen

Observations Principle of Development and Land Ownership: The application proposes to retain a post and rail fence to act as a boundary fence and as such the development is considered to be acceptable in principle. Therefore the main considerations are the impact that the proposal would have on the character and appearance of the host area, highway safety, and residential amenity. Concerns have been raised over site ownership and the Councils Estate team are looking into the matter and members will be advised of the outcome of this investigation. The applicants have been asked for a copy of the Transfer document to assess this. It should be noted that under Part 2 (Minor Operations) of the General Permitted Development Order the enclosure of the land by a fence up to a metre is permitted without the requirement for planning permission. The fence itself is 1.4 metres high and as such it is not far in excess of what would be allowed without permission. Visual amenity and design: Policy CS1 requires the delivery of high standards of design that have regard to local distinctiveness, while Policy QE7 states that proposals should be designed to reinforce local distinctiveness and enhance the character, appearance and function of the street scene, local area and wider townscape and harmonise with the scale, proportions and materials of adjacent and / or existing buildings.

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The erection of the post and rail fence does not impact upon the character of the area and is not of such a scale and design as to be visually imposing or detract from the area to the extent that would warrant a refusal. With the attachment of a condition ensuring no additional cladding is placed on the fence the openness of the area can be maintained, as can visibility splays. Residential Amenity: The NPPF identifies that a good standard of amenity should be provided for future and adjoining occupiers of land. Policy QE6 of the Core Strategy highlights that development needs to respect the living conditions of existing neighbouring residential occupiers and future occupiers of new housing schemes in relation to overlooking/loss of privacy, outlook, sunlight, daylight, overshadowing, noise and disturbance. In terms of outlook the proposal is minor in nature and will not create an obtrusive or overbearing development in the street scene and is located largely away from residential units. Therefore, on balance, it is considered that refusal would be somewhat difficult to justify. Highway safety. In terms of highways issues the following comments from the Highways Authority explain the situation: “Given the specific nature of the site, the available visibility and the ability to see through the fence, the fence does not present a serious highways safety issue. It should also be borne in mind that a solid fence up to 1m high could be built without planning consent and would have a much greater deleterious effect on the visibility splays. On the basis of the above there are no objections on highway related grounds.” With the above in mind no reason to withhold consent exists in this respect. Summary Proposed development meets expected standards for design and protection of neighbours’ amenity such as to comply with the objectives of policies QE6 and QE7 of the Local Plan Core Strategy. This is by reason of appropriate scale, siting, massing and design that harmonises with the area and preserves the character of the area and the street scene. The development proposal therefore conforms to Policies QE6 and QE7 of the Core Strategy, and the National Planning Policy Framework (NPPF). Recommendation Approve subject to conditions: Conditions

1. The development shall be carried out in accordance with the following documents:

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(a) The planning application forms and additional information received by Warrington Borough Council on 2nd May 2019. (b) Submitted drawings: Site Location Plan (Scale 1:1250) and Fence Position Location Plan (Scale 1:1250) receievd 29th May 2019 Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

2. Notwithstanding the provisions of Schedule 2 Part 2 Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), upon the grant of this planning permission no additions or alterations to the fence hereby approved shall be made unless a planning application for that development has been first submitted to and approved by the Local Planning Authority. Reason: In the interests of amenity and to comply with Policy QE6 of the Warrington Core Strategy


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ITEM 11

Application Number:

2019/35009

Location: 15A, Lord Street, Croft, Warrington, WA3 7DB


Development

Householder - Proposed ground and first floor extension to rear, including rear balcony.


Applicant:

Mr Michael Sims


09-Jul-2019

Reason for referral to committee Parish Council objection. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property.

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Site

The property is a detached dwelling on Lord Street, Croft inset in Green Belt. The area is predominantly detached properties of a variety of styles and appearances. The property has a generous front garden with off street parking and a sizeable rear garden. There is a detached garage within the front curtilage of the property. The property benefits from a large rear garden, which is rectangular in shape and is approx. 28m in length. The fields beyond the rear boundary are within Green Belt. Proposal The application seeks consent for the erection of a ground and first floor rear extension with rear balcony on the flat roof of the ground floor extension. The proposal will create a larger kitchen and lounge area at ground floor and will create larger bedrooms to the rear of the property with a walkout balcony. No additional bedrooms will be created. The two storey element of the rear extension will extend 3.235m from the existing rear elevation, this will bring it in line with the current ground floor rear elevation. The two storey element will have a pitched roof which will be the same height as the existing and be a continuation of the existing main roof with materials to match the existing. The height to eaves is 4.95m. The two storey element is 6.915m in width and is consistent with the main dwelling. Each bedroom will have bi-fold doors leading out on to the flat roof of the proposed single storey rear extension. The proposed balcony enclosure is 1800mm obscure glass, to a minimum of level 4 obscurity on the side

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elevations and 1100mm clear glass on the front elevation. No side windows are proposed within the first floor extension. The single storey rear extension will project from the existing single storey rear element by 2.9m. It measures 5.55m in width across the rear of the property, which leaves a gap of approx. 0.6m either side of the rear elevation. This element will benefit from bi-fold doors opening into the extensive garden to the rear. No other windows or doors are proposed in this ground floor element. Relevant Planning History 2007/09898 - Proposed new vehicular access – Approved with Conditions 2004/03573 - Proposed renewal of pp 98/37681 (as amended by 99/40599) for extension & conversion of gymnasium & pool room to detached two storey dwelling plus construction of conservatory/garden room & porch – Refused A02/45627 – Proposed erection of dwarf wall and railings to front boundary – Oak Barn – Approved with Conditions 98/37681- Application for extension and conversation of gymnasium and pool room to detached two storey dwelling - Approved with Conditions 96/35795 – Proposed change of use from gym/pool room to dwelling and extension - Approved with Conditions 93/30169 – Proposed freestanding extension to residence and conversion into billiards room/gymnasium – Approved with Conditions 80/11026 – Outline application for proposed residential development – Appeal Dismissed 80/10354 – Outline application for conversion of existing open barn to two dwellings - Refused 78/6347 – Outline application for the erection of one detached house – approved 77/4156 – Outline application for the erection of one no-detached house - refused 76/2635 – Outline application for the erection of 25 detached dwellings with garages – refused Planning Policies Revised National Planning Policy Framework 2019 National Planning Practice Guidance Local Plan Core Strategy CS1 – Overall Spatial Strategy – Delivering Sustainable Development CS5 – Overall Spatial Strategy – Green Belt CC1 – Inset and Green Belt Settlements QE6 – Environment and Amenity Protection QE7 – Ensuring a High Quality Place Supplementary Planning Documents

SPG2 – House Extension Guidelines

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Notification Responses Ward Councillors Cllrs Grime, Davidson and Smith were notified of the application on 7 June 2019. No letters were received in response. Parish Council Croft Parish Council were notified of the application on 7 June 2019. A letter of objection was received. The concerns raised were the proposal would be overbearing on neighbouring properties removing their access to direct sunlight and to views and neighbours privacy would be compromised. The Council also feel that the development is overdevelopment within the green belt. The same objection was submitted in response to the amended plans. Neighbours Were notified of the application on 7 June 2019. A letter of objection was submitted on behalf of the neighbour at No 15 Lord Street from Brabners Solicitors. The objection states that the proposal would result in harmful impact on residential amenity in terms of overlooking, outlook, overshadowing and loss of sunlight/daylight and noise. Also the proposal would result in harmful impact to visual amenity, the loss of trees necessitating a bat survey and party wall issues. The objection contains photographs to emphasise their objections to loss of light, privacy and overshadowing. These issues will be dealt with below. Revised plans were received on 24 July showing the 1800mm privacy screens on the side elevations of the balcony. These have been added to mitigate overlooking concerns and it is not considered that they will have a negative impact upon the neighbour. The Parish Council and the neighbours have been re-consulted for a period of 7 days (expiry 31 July 2019). A further letter was received in response to the consultation on the amended plans that included a 1.8m privacy screen to the rear balcony. The additional issues raised will be addressed below. Observations Principle of Development The site is occupied by a residential unit within a predominantly residential area. The development consists of a relatively minor extension to the rear of the property and is not considered to be an uncommon feature in an area such as this. Subject to all other material planning consideration the development would be acceptable in principle. Impact upon the Character of the Area The property abuts the Green Belt in Croft which is an inset village and therefore is excluded from the Green Belt and the garden of the property is also outside the Green Belt. The proposed extension is at the rear of the existing property and is consistent with the design of the original house. It is therefore considered appropriate as it is in keeping and ties in with the existing property and is appropriate in terms of design, scale and massing within the area.

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The Parish Council have cited overdevelopment as an objection however the proposal complies with a policy requirements and sits in a plot where a 25m rear back garden will be retained. The plot then overlooks open fields within the Green Belt. The first floor extension will be built on top of the existing ground floor and the proposed ground floor extension will project a further 2.9m. This means the overall footprint of the building is not significantly increased. The height of the first floor extension is in line with the existing dwelling. It is therefore considered that the development does not constitute overdevelopment. With regards to separation distances the two storey element of the proposal will be 1.2m from the side boundary with No 15. This therefore accords with the guidance set out in the SPG which states a minimum of 1m to avoid terracing effect. The proposed ground floor extension is narrower than the original dwelling and therefore there is a separation distance of 1.8m from the boundary which also accords with the guidance. No. 17 Lord Street is the neighbour to the east and that property is set forward on the main host dwelling, it therefore is not affected by the proposed development in terms of separation. Subject to matching materials being used it is not considered that the proposal would have a detrimental impact upon the character of the area and will therefore be in accordance with Policy QE7 of the Adopted Core Strategy. Impact upon Residential Amenity Overshadowing and Overlooking The Adopted House Extensions SPG provides guidance on the 45 degree code which seeks to protect the amenity of the neighbouring residents. The closest neighbour is No 15 which benefits from a single storey rear conservatory, from photographs received in an objection from the neighbour it can be established that the conservatory is attached to the kitchen. Additionally the kitchen has its own separate side window which faces the side elevation of the host property, but this window is not the only source of light to the kitchen as it is attached to the conservatory and for these reasons the application of the 45 degree code in terms of measurements should be taken from the centre point of the furthest conservatory panel. The closest first floor bedroom window at No 15 would not be significantly affected by the proposal. Therefore neither the proposed single or two storey elements contravene the 45 degree code. There are no side windows proposed in the extended elements either at ground or first floor to cause overlooking concerns. The neighbour at No 15 has raised concerns that the bedroom will be overlooked from the balcony. The revised plans submitted on 24 July include a privacy screen on the side elevations of the balcony. This screen will measure 1.8m in height and be obscure glazing with an obscurity level of 4. This amendment is considered an appropriate measure to mitigate against overlooking.

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The proposal does not contain any changes to the eastern side of the dwelling, No 17 Lord Street is positioned 7m apart from the host building and is set forward in the plot. No overlooking or privacy issues are created as a result of the proposal. Loss of sunlight/daylight The neighbour at No 15 has submitted an objection to the development which is accompanied by photographs claiming that the proposal would create an unacceptable reduction in the amount of light entering the property and the development would create significant levels of overshadowing. Therefore the following assessments has been made: One photograph submitted by the objector was taken from outside the rear conservatory, shows the position of the sun at 9am in the morning, rising beyond No 15A in the east. Throughout the day the sun will travel over the existing house and will be at the front of the property around midday and then setting to the west (beyond No 15) in the evening. The impact of the proposed development in comparison to the existing position of the respective buildings and the sun’s path throughout the day means that the proposal will only cause loss of light for limited hours in the morning, and only at certain times of the year, but this is limited and will not create a significant loss of light to No 15. In response to further consultation, the neighbour has submitted an objection to the privacy screens stating that they will add to the overshadowing impact and loss of sunlight/daylight because they are obscured glazing. The inclusion of the privacy screens will add further height to the side elevations of development but they have been included to afford the neighbour more privacy. It is therefore considered that the proposal including the privacy screen will remain compliant with Policy QE6 of the Core Strategy and guidance within the SPG and not create a significant loss of light to No 15. Visual amenity The neighbour has raised an objection to the amended plans regarding the size of the privacy screen to the balcony and claims that the size of the proposed screens are unusual for a residential home in Warrington. It is considered that the proposed privacy screens are appropriate in both size and design and are in proportion with the proposed development. This is an accepted form of privacy screening accepted elsewhere in the Borough. On balance it is considered that the proposed development would not have any detrimental impact upon the neighbours at No 15 in accordance with Policy QE6 of the Adopted Core Strategy and the House Extensions SPG. Impact on Highway Network The proposed development is to the rear of the existing dwelling and does not increase the number of bedrooms within the property. As such the existing access/parking arrangements would not be altered. Therefore there are no highways implications.

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Coal Consultation Area The site is in a coal consultation area however; as the proposal comprises an extension to an existing dwelling, an informative note will be attached to the decision notice if the application is approved in the interests of human health and the environment with regard to historic coal mining legacy to comply with Policy QE6 of the Core Strategy. Pond 250m Buffer A pond is situated to the rear of properties on Smithy Brow, it is 138m north west of the application site. GMEU have confirmed that the nature of the proposed development and the distance from the pond would mean it is considered low risk and therefore no survey works or mitigation works are required. Other Matters The neighbour has raised an objection because the development will result in a prolonged period of building work that would cause disruption in terms of noise and dust. It is considered that this a relatively minor building project as an extension to an existing residential property and whilst some noise and dust is likely this is not considered to warrant refusal of the application. In response to the further consultation, the neighbour has raised concerns over the noise disturbance created by the size of the balcony. The inclusion of the balcony on the attached residential dwelling is considered appropriate and is not considered to create an unacceptable noise level due to its use. The objector has claimed that the Applicant has incorrectly stated that no trees or hedges are to be removed as part of the development and states that such removal would require a bat survey on the trees/hedges to be removed. The Applicant has confirmed that no trees or hedges will be removed. The case officer carried out a site visit and concluded that there are no trees or hedges that would require removal to necessitate this development. In response to further consultation, the neighbour has raised concerns that a bat survey has not been prepared in support of this application. As stated above, the application does not remove any trees/hedges therefore a bat survey is not required. Nevetheless, the applicants do have a responsibility under other legislation in relation to bats. In response to the further consultation, the neighbour has raised concerns over the safety implications of allowing such a large number of people on a terrace, particularly with the glass privacy screens in place. Additionally concerns are raised over the safety of the glass in high winds. The proposal is for an extension to a 3 bedroom, two storey residential dwelling. It is therefore not for the planning system to consider the number of people the Applicant could choose to host at the property at any given time. The proposal would be subject to a Building Control application which would assess the suitability of the construction and glass privacy screens proposed.

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The objector has stated, in both responses, that permitted development rights for the erection of residential extensions on this site were removed in 1998, this was to safeguard the amenity of the neighbouring properties and the character of the area. Furthermore the objector states that the development is substantially larger than what would be ordinarily allowed for a residential extension under permitted development rights and thus must be considered in terms of the impact on neighbouring residential amenity and the character of the area. In response to this concern, and with regard to the nature of this application as a full application, the proposal has been assessed taking into account all policies and guidance in place and on balance it is considered that the proposal should be granted planning consent. The objector has stated the development will raise substantial party wall issues. The proposal will not connect in anyway to the boundary of either property as there is a sufficient, policy compliant distance between the each property and the boundary. Furthermore, party wall issues are not a material planning consideration. In the response to the further consultation, the neighbour has added concerns relating to the proximity of the development to their property. The existing distance between the two properties is in excess of 2m, which is acceptable and will be maintained at along the length of the two storey element and increased along the length of the single storey. The 21m privacy distance stated in the SPG is not applicable to this rear extension as there is no property in front of the proposal. Furthermore, the proposal does not include any windows in the side elevation and in terms of privacy is considered acceptable. The neighbour also comments that the lower ridge line of the extension, as set out in the SPG, has not been implemented on the amended plans. The requirement for a lower ridge line is intended for side extensions, this application is a rear extension to an existing residential property and therefore does not need a lower ridge line. In summary, the above has addressed all the issues raised by the Parish Council and the neighbour and these have been considered in line with the policies within the Adopted Warrington Core Strategy and the House Extensions SPG and it is considered that the proposal complies with all relevant polices. Recommendation Approve subject to the following conditions:- Conditions

1. The development hereby approved shall be commenced before the expiration of three years from the date of this permission. Reason: To ensure that the Local Planning Authority retains the right to

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review unimplemented permissions and to comply with Section 91 (as amended) of the Town & Country Planning Act 1990.

2. The development shall be carried out in accordance with the following documents: (a)The planning application forms and additional information received by Warrington Borough Council on 15 May 2019 (b)Submitted drawing No's: Location Plan, Proposed site plan (0112/SK1/SP, Proposed plans and elevations (0112/SK1/P/E Rev A) received on 24 July 2019. Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. All materials to be used in the approved scheme shall be as stated on the application form and approved drawings and shall not be varied without the prior written approval of the Local Planning authority Reason: To ensure that the development will be of a satisfactory appearance and to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction

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Appendices Site plan

Proposed Block Plan

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Proposed Plans And Elevations

Site Photos – Front of No 15A

F

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Rear of No 15A with extensive back garden

View towards No 15

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ITEM 12

Application Number:

2019/35028

Location: Great Sankey High School, Barrow Hall Lane, Great Sankey, Warrington, WA5 3AA

Ward: Great Sankey North and Whittle Hall

Development

Full Planning - Proposed change of current industrial mechanical roller shutter doors x 2 on the front facing elevation to floor to ceiling aluminium curtain window walling to match the existing windows and doors throughout the building


Applicant:

Omega Multi Academy Trust


11-Jul-2019

Reason for Referral to Committee The Council is the freehold land owner. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:-



Site and Surroundings The site is located within the Great Sankey High School Development and is adjoined on all sides by existing education development. The site level remains even and the building forms a minor element in the school estate. The building is modern in design and construction.

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Description of Proposal It is proposed to remove the roller shutter doors and replace with aluminium windows that will match the vernacular of adjacent buildings. Relevant Planning History No relevant planning history. Planning Policies Local Plan Core Strategy Policy QE6 – Environment and Amenity Protection Policy QE7 – Ensuring a High Quality Place Supplementary Planning Documents House Extensions Guidelines (December 2003)

Notification Responses Ward Councillors – No responses received. Parish Council – No response received. Neighbours – No responses received. Consultation Responses None. Design & Visual Impact Policy QE7 of the Local Plan Core Strategy states that the Council will seek to, amongst other things, achieve high quality, inclusive and sustainable design of buildings, places, spaces, sites and streets and that it will look positively upon proposals that harmonise with the scale, proportions and materials of adjacent and/or existing buildings. It is considered that the replacement of the doors with glazing will improve the character of the area and form development in keeping with adjacent built form. In the context of the existing school site as a whole, the proposal is considered to harmonise with the overall scale and proportions of the existing built form, as sought by policy QE7. Therefore, the proposal is acceptable in this respect. Residential Amenity Policy QE6 states that consideration should be had to the need to respect the living conditions of existing neighbouring occupiers in relation to overlooking/loss of privacy, outlook, sunlight, daylight, overshadowing, noise and disturbance. The minor nature of the proposal and the separation distances between the building and nearest residential unit ensure no detrimental impact will occur as a result of the scheme being granted approval. It is deemed that the proposal would not adversely impact upon neighbour amenity, as the majority of the development is on the northern side of the site,

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which limits the potential for overlooking, over shadowing etc. The proposed extension meets the requirements of Policy QE6. Highways No impact upon the adjacent highway network will occur as a result of the proposal and as such no reason to withhold consent exists in this respect. Conclusion The proposed scheme is considered acceptable in terms of design and visual amenity, residential amenity and would comply with Policies QE6 and QE7 of the Local Plan Core Strategy. Recommendation Approve subject to conditions. Conditions


2. The development shall be carried out in accordance with the following documents: (a)The planning application forms received by Warrington Borough Council on 17th May 2019. (b)Location Plan, Block Pan, Existing and Proposed Elevations and Floorplans – Drawing Reference 2064.P.101.A received 17th May 2019. Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

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Appendix 1 – Photograph

Appendix 2 – Existing and Proposed Plans and Elevations.

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ITEM 13

Application Number:

2019/35054

Location: 16, Pool Lane, Lymm, Warrington, WA13 9BJ

Ward: Lymm North and Thelwall

Development

Full Planning - Proposed Construction of 2 dwellings and associated works (re-submission of 2018/33957)


Applicant:

Living Smart Property Limited


16-Jul-2019

The planning application has been referred to committee because Lymn Parish Council object to the development. Site and surroundings The application site is a 655 square metre plot of land which currently forms the rear half of a long back garden associated with no. 16 Pool Lane, a semi-detached residential property in the village of Lymm. The head of Brookside Avenue, a residential cul-de-sac, adjoins the north western side of the application site and the side boundaries of the two properties currently lying at the end of Brookside Avenue lie adjacent to the site. On the south eastern side lies the rear garden of no. 14 Pool Lane. The River Mersey, Statham Pools Brook and a number of pools lie to the rear of the site and the application site lies within Flood Zone 2, with a section at the far north eastern end also lying in Flood Zone 3. Lymm is defined under policy CC1 of the Warrington Core Strategy as an Inset settlement in the Green Belt. Within these settlements development proposals are permitted providing they comply with national planning policy and are sustainable in terms of policy CS1. Proposal This is a resubmission of planning application ref: 2018/33957. The application was refused consent on 23rd April 2019 for one reason, regarding potential flood risk to habitable rooms. The reason for refusal was as follows: By virtue of the potential flood risk to habitable rooms within the proposed dwellings the proposal is not considered to result in a sustainable form of development, which would provide a well-designed and safe built environment

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for future occupiers. The proposed development would fail to provide an adequate standard of residential amenity for future occupiers and is therefore contrary to policies CS1 and QE6 of the Warrington Borough Council Core Strategy (adopted July 2014). Planning permission is sought to erect two no. four bedroom detached dwellings within the application site, with associated driveways, parking and garden areas. The dwellings would be accessed from Brookside Avenue, with a new access made at the head of the cul-de-sac. The application has been revised from the earlier refusal so that all habitable living accommodation is set to a level no less than 13.48 AOD ie the first floor. The dwellings would be 3 storeys high but split level with a garage and entrance hall at the lower level, living accommodation at first floor and three bedrooms on the second floor. Relevant site history 2017/30527 : Construction of 2 no. four bedroom properties on land to the rear of 16 Pool Lane. Withdrawn 20 October 2017 2018/33957- Construction of 2 no. four bedroom properties on land to the rear of 16 Pool Lane. Refused Planning Policies National Planning Policy Framework Chapter 2 – Achieving Sustainable Development Chapter 5 – Delivering a Sufficient Supply of Homes Chapter 9 – Promoting Sustainable Transport Chapter 11 – Making Effective Use of Land Chapter 12 – Achieving well-designed places Chapter 13 – Protecting Green Belt Land Chapter 14 – Meeting the Challenge of Climate Change, Flooding and Coastal Change. Chapter 15 – Conserving and Enhancing the Natural Environment Local Plan Core Strategy CS1 – Delivering Sustainable Development CS2 – Quantity and Distribution of Development CS5 – Overall Spatial Strategy – Green Belt SN1 – Distribution and Nature of New Housing QE4 – Flood Risk QE5 – Biodiversity and Geodiversity QE6 – Environment and Amenity Protection QE7 – Ensuring a High Quality Place MP1 – General Transport Principles MP7 – Transport Assessments and Travel Plans CC1 – Inset and Green Belt Settlements

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Supplementary Planning Documents Design and Construction SPD 2010 Standards for Parking in New Development SPD - March 2015 Environmental Protection SPD – May 2013 Household Guidelines SPG Consultation Responses Warrington Borough Council Highways No highway objection subject to condition. The development is located outside of the town centre and as such the Councils Parking Standards for area B must be applied. For residential developments of 5 dwelling or less outside of the town centre the Councils Parking Standards require 3 allocated parking spaces per dwelling. 1 visitor space will be required for each development in addition to the allocated parking requirement. The standard off-street parking bay dimension is 2.5 x 5m. Spaces that do not comply with the required standard will not be classified as suitable provision. The minimum width of single private drives should be 3.4m, or 2.5m where a separate pedestrian path is provided. The minimum width of the double private drive should be 5.9m, or 5m where a separate pedestrian path is provided. Where garages are intended for use for parking vehicles rather than storage, the minimum garage size must be 7 x 3m or 6 x 3.5m. Garages below the minimum size will count as 4 cycle parking spaces and will be considered to be for storage use. The proposed driveways and garages have sufficient space to accommodate 5 allocated parking spaces. It is considered that the visitor parking space for ‘House B’ can be provided on-street within the vicinity of the development site. It is proposed to extend the existing adopted highway of Brookside Avenue to serve the development. The applicant must enter into an agreement under Section 278 of the Highways Act with the Local Highway Authority for the proposed works to the adopted highway. This will be at the full cost of the applicant and at zero cost to the Council. New accesses onto the adopted highway must adequate visibility to meet the requirements for Manual for Streets. In view of the above, there is no highway objection to the proposal subject to conditions to ensure the above. Warrington Borough Council Environment & Public Protection -Noise The proposal site is located within a DEFRA noise mapped area. Noise levels are indicated as being between 50dB(A) and 54.9dB(A) during the overnight period. Mitigation to achieve recommended BS8233:2014 internal noise levels arising from road traffic noise is therefore recommended. A recommendation is made for the provision of trickle vents to the bedrooms only – as partly opened windows would allow increased noise levels above target levels for sleeping purposes, therefore by provision of an alternative ventilation route, the need to open windows should be reduced.

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There are a number of other residential properties in the vicinity of the site which may be sensitive to construction noise so an informative has been recommended for this. I therefore have no objections subject to the following Conditions and Informatives being applied should consent be given. -Contaminated Land This is a Large Scheme for a sensitive end use located on land that is not currently designated as Potentially Contaminated Land (PCL). There appears to be 1x potential ground gas generation source(s) within 250m of the subject site (CL1671). Given the scale of the scheme and the sensitive end use, current procedures would require the standard Contaminated Land Preparatory Works and Contaminated Land Completion Conditions to be attached to any consent granted for the scheme. Pre-commencement and pre-occupation requirements will need to be imposed so as to ensure that potential risks to human health and controlled waters are mitigated and the site is suitable for the intended end use. Consideration of potential soil, groundwater and ground gas contamination issues would be required in accordance with the Contaminated Land Conditions. Minimum requirements imposed by pre-commencement Conditions would be for submission of a Preliminary Risk Assessment Report (Desk Study). Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site (NPPF Para179). Warrington Borough Council Asset & Flood Risk Team The Asset and Flood Risk team has considered the above application and assessed the Flood Risk Assessment and have no objection in principle to the proposed development as long as they adhere to the recommendations made. Greater Manchester Ecology Unit The GMEU commented on the previous application 2018/30527 and has no additional issue to raise. His previous comments are set out below for completeness. -Great Crested Newts The ponds at Statham Pools were assessed for great crested newts in 2017 but not in 2018, the consultant concluding that the nature of the development and management of the Pools as angling ponds meant the risks were low. In 2017 one pond came back as supporting great crested newts following eDNA analysis. I agreed with the 2017 conclusion that reasonable avoidance measures were adequate. My previous recommendations therefore still apply. Prior to any earthworks a reasonable avoidance method statement detailing measures to avoid harm to amphibians should be supplied to and agreed in writing to the LPA. The agreed method statement shall be adhered to and implemented in full unless otherwise agreed in writing by the LPA.

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-Statham Ox Bow Local Wildlife Site The local wildlife site is located approximately 25m north of the development with a risk of run-off, during construction entering the site. Given the scale and distance from the development I am satisfied the risks are very low and can be mitigated via a construction and environmental management plan. The details can be conditioned. -Nesting Birds A section of hedgerow will be lost, potential bird nesting habitat will be lost as a result of the development. All British birds nests and eggs (with certain limited exceptions) are protected by Section 1 of the Wildlife & Countryside Act 1981, as amended. A condition is recommended to prevent works to hedgerows between the 1st March and 31st August in any year. -Himalayan Balsam Himalayan balsam was recorded in 2017 but not 2018. Species such as Himalayan balsam are included within this schedule 9 part 2 of the Wildlife & Countryside Act 1981, as amended. It is an offence to introduce or cause to grow wild any plant listed under this schedule. Given the infestation was minor in 2017 it is possible that this issue has now been dealt with. It is likely however that balsam is still present in the locality and a condition is recommended to provide a survey for this. -Contributing to and Enhancing the Natural Environment Section 170 of the NPPF 2018 states that the planning system should contribute to and enhance the natural and local environment. The site is general of very low ecological interest at the local level. The development will however result in the loss of a section of hedgerow, without mitigation this would result in negative impact. The negative impact is however negligible and could be mitigated by the planting of a hedgerow along the western boundary and provision of bird boxes. A condition is recommended to provide a landscape plan to include elements to compensate for this loss of habitat. Environment Agency We have no further comments to add to our previous letter dated 04 March 2019, your reference 2018/33957, I can confirm that there maybe a slight improvement, but it would not change our comments. Their previous comments were as follows: Further to this submission we can confirm that the issues raised in our previous correspondence dated 20th December 2018 have now been satisfactorily addressed and we can withdraw our objection to the above planning application. However, the proposed development will only meet the requirements of the National Planning Policy Framework if the measures, as detailed in the Amended Flood Risk Assessment submitted with this application, are implemented and secured by way of a planning condition on any planning permission.

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Provision of compensatory flood storage. Option 1 in the Amended FRA is preferred, as Option 2 will require regular inspection/maintenance to ensure effective operation. United Utilities No objections raised. General advice given on surface and foul water drainage and new water supply. Notification Responses Ward Councillors No comments received to date Lymm Parish Council •It was RESOLVED to raise an objection on the grounds •that the height of the house (3 stories) is not in keeping with the street scene, •there is insufficient parking allowance for the size of the property, •the floor under ground level is at risk due to the flood plain and •finally, the site is being overdeveloped. Neighbours 15 letters of representation have been received in response to this application. All object to the application. In summary the following points are made : -The proposed development is seriously out of character with the existing properties in the area. The height of the properties is considerably greater than other houses on Brookside Avenue. The materials do not blend in. -The proposal represents an over development of an already highly populated area and removal of local greenery by building in existing gardens. -The garden of plot 2 is not sufficient for a family home. -The proposed site is part of the Mersey flood plain and this development could create problems for the existing properties both with flooding and increased pressure on the drainage system. -The main drainage system in the street is old and already causes significant problems to other properties. According to the flood risk document the new houses are proposed to connect to the United Utilities main drain to the East of the properties, however there are no drawings to confirm the existence of a UU drain to the East of the properties. -Both new houses are deeper and higher than the existing houses at the end of Brookside Ave and would result in overshadowing and overlooking of these properties. -The proposed houses are too close to neighbouring properties and will have an adverse structural impact and may result in property subsidence. -Access and parking space remains limited, taking into consideration service and visitor vehicles in addition to the occupants. There is no capacity on Pool Lane or on Brookside Avenue for any additional vehicles. On many occasions access is restricted due to the volume of cars parked on both roads, but especially the entrance to Brookside Avenue, which has cars parked for those vising the houses on Pool Lane and Pool Lane Gardens. There is already a

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risk of emergency vehicles not getting access to houses at the end of Brookside Ave. -There would be significant disruption to Brookside Avenue during construction due to the limited space on Brookside Avenue for construction traffic. -There is an existing lamp post on Brookside Avenue that is in the middle of the proposed new access. There is no mention what would happen to this lamp post. -The loss of the hedge would remove a key feature of the neighbourhood and affect local wildlife. -Trees in neighbouring gardens will be adversely affected by the development. -The development is a classic case of garden grabbing and will financially assist a few whilst adversely affecting many existing residents. Other properties along Pool Lane may do the same which will affect the neighbourhood Observations Principle of Development The NPPF advocates a presumption in favour of sustainable development with paragraph 8 advising that there are 3 objectives of sustainable development which the planning system should deliver - economic, social and environmental. This paragraph emphasises the role of the planning system to support strong, vibrant and healthy communities by ensuring that a sufficient range and number of homes to meet the needs of present and future generations can be provided and to create a high quality built environment with accessible local services, which reflect the community’s needs and support its health, social and cultural well-being. Chapter 5 of the NPPF outlines the need for planning policies and decisions to support the Government’s objective of significantly boosting the supply of homes. Paragraph 67 states that the development plan should identify a supply of deliverable sites for the first 5 years of the plan period and developable sites or broad locations for growth for the remaining 10 years. Warrington Borough Council is not currently within a position where it can demonstrate a 5 year land supply of deliverable sites. As a result, paragraph 11 of the NPPF advises that the relevant development plan policies are considered ‘out of date’ and applications meeting the criteria of sustainable development should be granted planning permission. The exception to this is where ‘any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in [the] Framework taken as a whole.’ In this case the site is located within an established settlement and close to services and facilities in Lymm. The site is considered to be a sustainable location for new residential development. Development within this location would be in line with policy SN1 of the adopted Core Strategy, which requires

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that 40% of new homes should be delivered within the suburban areas of Warrington and the Borough’s defined outlying settlements. Although the site is not previously developed land, the proposal given its small size would have an insignificant impact on the Council’s ability to achieve a target of 80% of new homes on brownfield land as required by Policy CS2. However, notwithstanding this, it has to be demonstrated that all three strands of sustainable development are met and the site is suitable for the proposed development and can provide an adequate standard of amenity for future occupiers without resulting in any adverse impacts on the character and appearance of the surrounding area and the amenity of existing residential properties surrounding the site. These matters are discussed in more detail below. Flood Risk Matters & the Suitability of the Site for Residential Development The entire application site lies within Flood Zone 2, with the north eastern end of the site lying within Flood Zone 3, the primary flood risk being from Statham Pools Brook and the Manchester Ship Canal. Part of the proposed dwelling of ‘House A’ will be located within Flood Zone 3. Policy QE4 of the Core Strategy states that all proposals within Flood Zones 2 and 3 must be accompanied with a site specific Flood Risk Assessment. The NPPF also sets out the requirement for a Sequential Test, to steer development away from areas with the highest risk of flooding. Paragraph 158 states that development should not be permitted if there are reasonably available sites in areas with a lower risk of flooding. A Sequential Test has been provided for the application. An assessment has been made of available sites within the parish of Lymm, which is considered to be acceptable. The SHLAA does not identify any sites in the Borough that are below 0.25 ha in area, paragraph 2.12 of the SHLAA stating that these sites have been “sifted out”. Therefore no other sites of a comparable size to the application site would appear to be available. Notwithstanding this, the Sequential Test reviews a total of 42 potential alternative sites identified in the 2017 update of the SHLAA. All of these sites were rejected due to the following reasons : -The sites located in Flood Zone 3 and therefore have a higher flood risk. -The sites located in Flood Zone 2 and therefore not sequentially preferable. -A current planning approval and development of site is already progressing. -The size of the site for consideration is significantly larger than the application site -The site is located within greenbelt land and therefore is contrary to current planning policy. -Other constraints apply to the site, such as availability. Therefore it is accepted that it is not possible for the development to be located within an area with a lower flood risk. As the proposal is for new residential units the use is classed as ‘more vulnerable’ and, according to paragraph 159 of the NPPF and the guidance under the Flood Risk Vulnerability Classification, an Exception Test should therefore be applied. A site specific Flood Risk Assessment has been provided for the application to set out how the Exception Test would be passed. This document set out two possible options to manage the flood risk to the site :

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-Option 1: Site levels will be lowered to provide water access into the site; and therefore the flood storage volume throughout the whole site will be increased. -Option 2: Compensatory flood storage is provided by a flood void along the rear of House A. Following consultation, the EA advised that option 1 would be preferable as option 2 would require regular inspection and maintenance which is not viewed as desirable. Paragraph 160 of the NPPF states that for the exception test to be passed it should be demonstrated that : a)The development would provide wider sustainability benefits to the community that outweigh the flood risk and; b)The development will be safe for its lifetime taking account of the vulnerability of its users, without increasing flood risk elsewhere, and, where possible will reduce the overall flood risk. Paragraph 161 states that both elements should be satisfied for the development to be permitted. The applicants FRA outlines a number of mitigation measures, these are as follows: •Small area to rear of House A within Flood Zone 3; which causes displacement of a small volume of flooding during the 1 in 75-year and 1 in 100-year flood events. •Habitable part of the properties set to a level no less than 13.48m AOD. •Non-habitable space provided at 10.8mAOD i.e. ground level •Flood inclusion strategy to be applied at ground level due to potential depths of flooding •Flood storage compensation is required at the development, provided by

flood void at the rear of the property, which has an opening to permit unimpeded flooding occurring up to the 1 in 100-year flood event.

•Rear external staircase to provide access to garden space must be a non-solid construction to prevent the impedance of flood flows through the development site.

•Residents are advised to sign up to receive the Environment Agency Flood Warnings. •Evacuation Plan/Personal Flood Plan to be prepared by the residents the site

to facilitate relocation to Flood Zone 1, south of the development at Pool Lane.

•Safe place of refuge located above ground floor if residents cannot evacuate in time. •Flood alarm to be installed as a back up to notify residents of the imminent

onset of flooding. In relation to a) the Government’s supporting advice states that Local planning authorities should have regard to the objectives of their Local Plan’s Sustainability Appraisal framework and the sustainability objectives of the Local Plan. The Sustainability Appraisal Report of the Warrington Local Plan Core Strategy, September 2012 identifies that the objective in relation to housing is to ensure access to good quality, sustainable, affordable housing. The development would provide two new dwellings, which could be argued to bring about economic and social benefits for the local community. It appears

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that the proposal could result in a betterment for some existing neighbouring properties in terms of flood risk and therefore some sustainability benefits for the community. In relation to part b) the EA has also confirmed that the exception test would be met and the development would be safe for its lifetime taking account of the vulnerability of its users. Further to the consultation response a further letter was received from the EA during the course of the application to provide clarification on this point. It was noted that the FRA included measures and methods of construction to reduce the damage to the houses from potential fluvial flooding. Flood alarms would be put in place and the site is within an area where the Environment Agency is able to issue warnings of fluvial flooding directly to people/properties. As noted above, with the provision of compensatory flood storage on the site the development would also potentially reduce the flood risk elsewhere. Therefore, it is considered that the Exception Test for the site can be met. However, notwithstanding this, policy QE6 of the Core Strategy states that the Council should only support development which would not lead to an adverse impact on the environment or amenity of future occupiers. Under option 1 it is recognised under the FRA that the garage and ground floors within the proposed dwellings would be effectively allowed to flood, with ground levels across the site being specifically lowered to a level which would encourage this. The plans have been amended to include a garage, entrance hall and storage area on the ground floor. The cloakroom, kitchen and dining room areas, rooms deemed to be essential for the civilised and reasonable functioning of a dwelling house have been moved to the first floor. The proposal is therefore considered not to have adverse impact on the environment or amenity of future occupiers and therefore it accords with Policy QE6. Appearance and Design of the Proposed Dwellings Policy QE7 of the Warrington Borough Council Core Strategy states that the Council will look positively on proposals which reinforce local distinctiveness and enhance the character, appearance and function of the street scene, local area and wider townscape. Proposals should harmonise with the scale, proportions and materials of adjacent and/or existing buildings. The two dwellings proposed are four bedroom properties. The living accommodation is split over two floors and it is proposed that a garage will be constructed underneath part of the ground floor and partially sunk into the ground. The result of this is that the dwellings will be split level, with the southern half of the houses at a higher level. The dwellings are generally fairly contemporary in appearance. The proposal has been described in representations as ‘garden grabbing’ and inappropriate backland development. It is the case that in many circumstances rear gardens of properties do not provide suitable building plots. However, it is not agreed that this is the case for this proposal. The rear

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garden of no. 16 Pool Lane is around 90 metres long, significantly larger than any standard rear garden. The proposal also benefits from being able to provide a direct access for the new dwellings which does not interfere with the existing property. In this case it is considered that the plot could be subdivided very naturally and in a way that will not appear cramped or over developed and will not compromise the character and appearance of the wider area. Many of the representations and the Parish Council consider that the proposed dwellings are out of scale and character with the surrounding area. It is acknowledged that the proposed design is very different to the properties along Brookside Avenue, however, the ‘chalet style’ dormer bungalow design of these properties is of a certain era and it would not be looked to particularly replicate them for new development. The proposed design arises in part due to the constraints of the site, as has been detailed above. In addition, in order to meet the parking requirements of the site is has been necessary to include garages within the design. Although the plans indicate that the garages will be sunken into the ground they would only be nominally lower than the existing Brookside Road level and should not appear significantly lower from the streetscene. The submitted elevation drawings show the height of the proposed new dwelling relative to the existing neighbouring property. The new dwellings will be around 1 metre higher. Their location at the end of the cul-de-sac will be very discreet and there will be limited impact on the appearance of the street scene. Overall it is considered that the fact they are slightly taller and of a different design will not have any particularly significant impact on the appearance of the wider area, and would not constitute a sufficient reason for refusal. Some comments have been made in relation to amount of amenity space available for the dwellings. It is noted that in particular House B will have a very small garden compared to the size of the dwelling. However, this factor alone is not considered to be a reason for refusal. There are no minimum levels of amenity space set out in the Local Plan and it is recognised that not all future occupiers may necessarily require or want a large garden space. The proposal is therefore considered to comply with the aims of policy QE7 of the Core Strategy. Purely in terms of scale and design the proposed dwellings would be considered acceptable. Impact of the proposal on the residential amenity of future occupiers and existing properties Policy CS1 of the Warrington Borough Council Core Strategy identifies the need to safeguard public amenity. Policy QE6 also states that the Council will not support development proposals which will result in an adverse impact on the environment or amenity of future occupiers or those currently occupying adjoining or nearby properties. When assessing a proposal consideration will be given to the need to respect the living conditions of existing neighbouring occupiers in relation to overlooking/loss of privacy, outlook, sunlight, daylight, overshadowing, noise and disturbance.

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-Impact on the amenity of future occupiers of the proposed dwellings The potential impact arising from the probability of flooding on future occupiers of the proposed dwellings has been discussed above. The consequences for the amenity of any future occupiers is now considered to be acceptable. The proposal is therefore in accordance with policy QE6. -Impact on the residential amenity of existing neighbouring properties and occupiers. The application effectively proposes to extend the existing cul-de-sac of Brookside Avenue further south. The primary impact of the proposal is therefore on the two existing end properties on Brookside Avenue. The plans indicate a distance of around 5 metres between the new dwellings and no 23 Brookside Avenue no 8 Brookside Avenue respectively. This is not dissimilar to the distances between existing dwellings along Brookside Avenue. Although not directly applicable the House Extensions SPG sets out the 45 degree code and advises how this can be used to determine whether a new extension is likely to have an unreasonable impact on the light and outlook of a neighbouring property. When this is applied to the proposed dwellings under this application the 45 degree code is complied with. Whilst the rear elevations of new dwellings project back slightly further than the existing properties, the plans indicate that there would be sufficient separation distance to mitigate any adverse impact. It is also noted that there are first floor side windows in the existing properties at the end of Brookside Avenue, however, the indication from the floorplans of other properties along the road are that these windows serve the landing and bathrooms rather than any main habitable rooms. Therefore, whilst these windows may experience some overshadowing, the impact is again not considered to result in any significant harm to amenity. It is acknowledged that at present the existing end properties benefit from the open space of the rear garden to 16 Pool Lane and the loss of this will have a material impact on their outlook and setting. However, it is not considered that there would be any serious and adverse long term impact or that this would constitute sufficient grounds to justify a refusal of the application. The existing property at 16 Pool Lane will retain a rear garden which is around 25 metres long and there will be a distance of around 31 metres between the rear elevation of the existing property at no 16 and the rear elevation of the new dwelling. This distance exceeds the 21 metres recommended under the House Extensions Guidelines SPD to ensure that a reasonable level of privacy exists between properties. It is therefore considered that the proposed new dwellings would not have any adverse impact on the amenity of existing properties along Pool Lane. It is therefore concluded that the proposal would be acceptable in terms of its impact on residential amenity and accords with policies CS1 and QE6 of the Core Strategy.

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Parking and Highway Safety Matters It is proposed to access the proposed dwellings from the end of Brookside Avenue, effectively extending the cul-de-sac. The proposed site plan indicates that there will be parking spaces at the front of both properties and a garage which meets the size criteria to be classed as a viable parking space under the Parking Standards SPD. Including the garages, house A will have 3 parking spaces and house B will have 2 parking spaces, 5 spaces in total. It is acknowledged that concerns in relation to parking have been raised in a number of representations received on the application. However, the level of provision accords with the requirements for three bedroom houses as set out under the Parking Standards SPD and policy MP1 of the Core Strategy. It is considered that adequate provision has been provided and the development should not exacerbate street parking within the rest of Brookside Avenue. The Highways Officer is also satisfied that the visibility and access is of an acceptable standard. The proposed development is therefore considered to be in accordance with policies CS1 and QE6 of the Warrington Borough Council Core Strategy, which seek to ensure that development will not result in an adverse impact on highway safety. Landscape and Ecology Matters Much of the application site itself is laid to lawn. However, the site is mostly surrounded by hedgerow and backs onto an area of open space which contains a number of pools. The development therefore has the potential to impact on important nature habitats and protected species. In accordance with policy QE5 of the Core Strategy an ecological survey has been submitted with the application. This has been reviewed by the Greater Manchester Ecology Unit and it is concluded that, providing some mitigation measures are implemented, the development should not negatively impact on any habitats or protected species. There are a number of mature trees within the rear garden of no. 16 Pool Lane, particularly along the site boundaries. Accordingly an Arboricultural Assessment and Tree Protection Plan has been provided with the application. None of the trees are covered by a Tree Preservation Order. The assessment advises that several trees will be removed to facilitate the proposal but all are categorised as low quality value and are deemed to have little impact on the landscape character of the area. The recommendations within the report suggest that an Arboricultural Method Statement with a tree protection plan would be required to protect the remaining trees. Conclusion Policy CS1 of the Core Strategy states that to be considered sustainable development proposals must have regard, amongst other matters, to -The need to be resilient to the effects of climate change -The need to safeguard public safety and residential amenity

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-The delivery of high standards of design and construction. In consideration of the above it is considered that the proposed two dwellings on the application site does represent a sustainable form of development. The flood risk to the properties which would arise from the proposed measures within the FRA is now considered to be acceptable and accords with policies within the Local Plan. In this respect the proposal now meets the ‘social objective’ of sustainable development as set out in the NPPF and for the above reasons it is recommended that the application is approved subject to conditions.

Conditions


2. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on 22 May 2019 (b)Submitted drawing No's House Type B Proposed Floor Plans (PL) 001 Rev B, House Type B Proposed Elevations (PL) 002 Rev C Location and Site Plan (PL)003 Rev C, House Type A Proposed Floor Plans (PL)004 Rev B, House Type A Proposed Elevations (PL)005 Rev C, received on 22 May 2019 and the recommendations of the Flood Risk Assessment submitted by Flood Risk Consultancy Ltd report no 2018-024 Rev H dated 21 May 2019. Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. None of the building(s) hereby approved shall be constructed until written and photographic details of the external roofing and facing materials (including manufacturer’s details) shall be submitted to the local planning authority for approval. Materials samples shall be made available to view on site and shall NOT be deposited with the Local Planning Authority. The development shall be constructed in accordance with the approved details/samples Reason: In order to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction

4. Before the development is brought into use an intervisibility splay of 2.4 metres by 25 metres on both sides of the proposed accesses should be

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demonstrated. Within the splay the height of any vegetation or boundaries shall not exceed a height in excess of 0.6 metres at any time. Reason: In the interest of highway and pedestrian safety.

5. Before the development is brought into use a minimum 2m x 2m pedestrian visibility splay must be provided at each driveway (measured at back of footway) with no vegetation or boundary walls/fences higher than 0.6m in the splay at any time. Reason: In the interest of highway and pedestrian safety

6. Any surface water run-off from within the curtilage of the private dwellings must not discharge onto the highway or into the highway drainage system. Reason: To prevent surface water on the public highway

7. Before the development is brought into use, the first 5m of the shared private drive shall be laid out, but shall not be surfaced in granular or loose material To prevent loose material entering the public highway

8. No development shall commence until the following conditions have been satisfied and discharged by the LPA and written approval to commence development works has been issued by the LPA. All requirements to be completed in accordance with the following guidance references: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following must be provided (as required) to fully characterise the site in terms of potential risk to sensitive receptors: o Preliminary Risk Assessment (PRA or Desk Study) o Intrusive Site Investigation o Generic Quantitative Risk Assessment (GQRA) o Detailed Quantitative Risk Assessment (DQRA) o Remedial Options Appraisal PRA is the minimum requirement. DQRA only to be submitted if GQRA findings require it. The investigation(s) and risk assessment(s) must be undertaken by competent persons and all findings must form the subject of a written report. B: SUBMISSION OF A REMEDIATION & VERIFICATION SCHEME: If required by Section A, a remediation scheme must be agreed with the LPA to ensure the site is suitable for the intended use and mitigate risks to human health, controlled waters and environmental receptors. Proposals should be derived from the Remedial Options Appraisal and

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form the subject of a written Remediation & Verification Strategy Report, detailing proposed remediation measures/objectives and how proposed remedial measures are to be verified/validated. All must be agreed in writing with the LPA. Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion in accordance with Policy QE6 of the Local Plan Core Strategy and Paragraph 121 of the National Planning Policy Framework. . A pre-commencement condition is imposed as it is imperative that all human risks are considered at an early stage and that plans and proposals properly consider these matters from the outset.

9. The development shall not be taken into use until the following requirements have been met and required information submitted to and approved by the Local Planning Authority (LPA): A: REMEDIATION & VERIFICATION: Remediation and verification shall be carried out in accordance with an approved strategy. Following completion of all remediation and verification measures, a Verification Report must be submitted to the LPA for approval. B: REPORTING OF UNEXPECTED CONTAMINATION: All unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area(s). Prior to site works recommencing in the affected area(s), the contamination must be characterised by intrusive investigation, risk assessed (with remediation/verification measures proposed as necessary) and a revised remediation and verification strategy submitted in writing and agreed by the LPA. C: LONG-TERM MONITORING & MAINTENANCE: If required in the agreed remediation or verification strategy, all monitoring and/or maintenance of remedial measures shall be carried out in accordance with the approved details. The actions required to be carried out in Sections A to C above shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with: Policy REP8 of the adopted Local Plan (23 January 2006); Policy QE6 of the Submitted Local Plan Core Strategy (September 2012); Paragraph 121 of the National Planning Policy

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Framework (March 2012), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013). Disclaimer: Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site.

10. Within the proposed development all bedroom windows shall be fitted with trickle vents and retained thereafter. Reason: To protect the amenity of future occupiers by reducing the need to open windows at night time from the effects of noise from the nearby road network. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); and Paragraphs 170(e) & 180(a) of the National Planning Policy Framework (Feb 2019); and Section 6 of the Environmental Protection Supplementary Planning Document (May 2013)

11. The details submitted in pursuance of condition 2 of this consent shall include plans showing existing and proposed levels across the site and including finished slab levels of all proposed buildings. Proposed plans shall include a level (eg. highway or footpath) adjacent to the site that will remain fixed/ unchanged. Reason: No details of these matters have been submitted with the application and bearing in mind the topography of the site and to accord with Policy QE6 of the Warrington Core Strategy and the Warrington Design and Construction SPD (2010).

12. Prior to first occupation of any building(s) hereby approved a satisfactory programmed landscaping scheme which shall include hard surfacing, means of enclosure, planting of the development, indications of all existing trees and hedgerows on the land and details of any to be retained, together with measures for their protection in the course of the development, shall be submitted to the Local Planning Authority for approval. The approved scheme shall be implemented during the first planting season following the completion of development and any tree or shrub planted which dies or is felled, uprooted, willfully damaged or destroyed in the first five year period commencing with the date of planting shall be replaced by the applicants or their successors in title. Reason: To ensure a satisfactory form of development and to enhance the visual amenities of the locality and to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction.

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ITEM 14

Application Number:

2019/35085

Location: East Annexe, Town Hall, Sankey Street, Bewsey And Whitecross, Warrington, WA1 1UH

Ward: Bewsey and Whitecross

Development

Listed - Proposed installation of fire doors throughout building. Once doors are routered 15mm smoke & brush seal to be fitted


Applicant:

Mr Bryan Magan


08-Jul-2019

Reason for Referral to Committee The application site is owned by the Council, and the Council is the applicant. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property. Site The East Annexe is part of the Town Hall complex, and is sited on the edge of the town centre. It is a Grade I Listed Building. The complex is sited in the Town Hall Conservation Area.

Listing Description Built 1750 by Gibbs, formerly Bank Hall, seat of Patten family. Pevsner opinion "finest house of its date in South Lancashire". Palladian, 3 storeys, rusticated stone facing to red brick, hipped slate roof, brick parapet, stone

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modillioned cornice. Main front has slight central projection with 4 3/4 Corinthian columns frieze and pediment with coat of arms. 9 sash windows with glazing bars, in moulded architraves, 1st floor having alternate segmental and pointed pediment except 3 centre ones between columns, which are arched. Centre 1st floor double doors up flight of stone steps with iron railings and 4 lamps. Curved flanking walls run from main house to entrances to side courts. Contemporary R W Hs and pipes. Garden front similar but no columns. Interior has 2 stone staircases with iron balustrades and plasterwork. Detached service block at each side, long rectangular plan, similar but not identical in detail; 2 storeys, with 3-storeyed centre finished with a pediment, centre rusticated stone, side wings brick, whole of 13 bays. East and west drives in front have 5 iron standard lamps with round lanterns. Entrance gateway in front has 4 square hollow iron piers of patterned tracery, 6 iron gates of elaborate ornament, all about 20 ft high, with 4 angels on tops of piers, and a round arch over the centre supporting the coat of arms; this entrance was exhibited at London Exhibition of 1862. Nos 76 to 86 (even) Borough Treasurer's Office and Bank House Town Hall with Eastern and Western outbuildings Entrance gates, piers and lamps, lamps on east and west drives form a group with Nos 75, lOlA, l0lB. Proposals The East Annex has had a Fire Risk Assessment carried out and in order to reduce the higher risk items on the list the following work has been identified;

To router out and fit 15mm smoke and brush seals to 2 of the original doors in the print room.

Removal of existing hinges and their replacement with steel hinges. Fitting of self-closing mechanisms on the doors.

The above works are intended to reduce the risk of fire spreading as this is considered a high risk area due to the presence of printing machinery and the amount of combustibles within the room. Carrying out these works will not bring the fire doors in question up to FD30s standard however it would improve the current fire standard of these doors. Planning History Various alterations and extensions between 1988-2013 .Most relevant to the current proposal; Application 2019/34284 - Listed Building - Proposed installation of new fire detection system. Pending determination. Planning Policies National Planning Policy Framework The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out in section 16 that the local planning authority in considering whether or not to grant listed building consent shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

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The revised National Planning Policy Framework (NPPF) sets out in paragraph 189 sets out that local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. Paragraph 190 states that local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal and this into account when considering the impact of a proposal on a heritage asset, to avoid or minimise any conflict between the heritage asset’s conservation and any aspect of the proposal. Paragraph 193 sets out that great weight should be given to the asset’s conservation and paragraph 194 states that any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Paragraph 196 of the framework states that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use. Local Plan Core Strategy


Policy QE8 – Historic Environment Supplementary Planning Documents

Town Hall Conservation Area Appraisal Design and Construction

Supplementary Planning Documents Construction and Design Notification Responses Unparished Neighbours – No comments to date Consultation Responses Historic England – do not wish to comment on the proposal. Amenity Societies – no comments to date Warrington Civic Society – no comments to date

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Observations Warrington East Annexe is a Grade I listed building, marking it among the top 2.5% of all listed buildings in England. The building is of considerable historic, communal and aesthetic value. In the local area, the building is, as part of the Town Hall complex, among Warrington’s most important buildings, and is set within the positive context of its historic grounds, the conservation area and other listed buildings. Following a fire risk assessment of the Town Hall and its annexes it was recommended that the fire compartmentation between the print room and the office area in the East Annexe should be improved. Given the listed status of the building, the proposal put forward was to retain the existing doors and to modify them so as to provide some fire safety improvement to the doors without having to change their appearance. The upgrade of the doors would include the provision of electronic ‘hold open’ devices on doors, and resulting in the removal of temporary door wedges or stops. The closers would be linked to the fire alarm system and each unit can be set to either ‘hold-open’ or ‘swing-free’ automatically in the event of a fire. In addition, intumescent strips to the doors and frame are to be added. The strips swell as a result of heat exposure, thereby sealing a gap in the event of a fire. The existing hinges will be replaced as they are non- compliant with Building Regulations 2010- Fire Safety, Approved Document B. The proposed scheme represents the least invasive option in terms of retaining historic fabric. It should be noted that, even with the above interventions, the doors will not be totally compliant however, Approved Document B does allow for some variations of the provisions as set out in the document particularly in respect of existing buildings of special architectural or historic interest, where adherence to the guidance in the document might prove unduly restrictive. In these circumstances, it is considered appropriate to take into account a range of fire safety features and to set these against an assessment of the hazard and risk that is relevant to the case. In view of the historic designation of the building and the proposed upgrade to the Fire Alarm system in the Town Hall and its annexes, it is considered that this would be sufficient to offset the possible hazard risk in this case. In accordance with para 196 of the NPPF, the proposed works will lead to less than substantial harm to the significance of this designated heritage asset. In addition, there would be public benefits accruing from the proposed works, as they would secure its optimum viable use as part of the Town Hall complex. Conclusion The proposal would respect the fabric of the Grade I Listed Building and would have no impact on the Conservation Area. The proposal would accord with sections 66 and 72 of the Planning [Listed Building and Conservation Areas] Act 1990.The proposal would also accord

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with the NPPF and Policies CS1 and QE8 of the Local Plan Core Strategy, in that the scheme would sustain the use and significance of the Grade I Listed building. Recommendation This application is recommended for approval subject to conditions. Statutory Instrument 2015 No 809 amends regulation 13[2] of the LBCA Regulations 1990. It is now only necessary to refer a local authority’s own application for listed building consent to the Secretary of State were an objection has been received from Historic England and /or one of the National Amenity Societies, and were the LPA are minded to approve the application. In this instance, Historic England have raised no objections to the proposed works. The National Amenity Societies, have not objected to the scheme, so the application does not need to be referred to the Secretary of State for a decision.

Conditions

1. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on 14/5/2019 and 24/7/2019 (b) Submitted drawing No's: Site Location Plan- SE-01 received on 14/5/2019 Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.


3. Any damage to the surfaces will be made good, in accordance with the materials specification and the methodology for application, as detailed in the Lime Filler Data Sheet by Ecoline. Reason: To safeguard the character and appearance of these Grade I listed building in accordance with policy QE8 of the Warrington Local Plan Core Strategy.

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ITEM 15

Application Number:

2019/35091

Location: 4, Chartwell Gardens, Appleton, Warrington, WA4 5HZ

Ward: Appleton

Development

Householder. Proposed single storey rear extension


Applicant:

Mr D McKenna


22-Jul-2019

Reason for Referral to Committee An objection has been received from the Parish Council, contrary to the officer recommendation, on the grounds set out in the report. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property.

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Site and Proposal

Site Location (Google Maps 2019)

The application site relates to a single storey extension to the rear elevations of a detached dwelling.

The site is located on the western side of Chartwell Gardens The dwelling is large and detached with an area of hardstanding fronting

the property The curtilage is generous with a large front and a very large rear garden Boundary treatments consist of tall hedges, trees, shrubs and wooden

fences. The dwelling lies within an established residential area with similar designed detached properties that were built at the same time.

A single storey rear extension is proposed, which will measure 2.8m in depth extending from the rear elevation and 12.4m in width. The height will measure 3.5m to the ridge. It will also be stepped back from the side elevation by 0.5m.

The proposed roof to the rear extension will be pitched with roof light windows

The rear elevation will consist of bi-fold doors and a small window to the right.

A single door is proposed for the southern side elevation on the rear extension.

These proposals will create a space for a new open plan family room and a utility room.

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Relevant Planning History 2008/13008 – Part two storey part single storey front extension – Approved with conditions. Planning Policies National Planning Policy Framework Achieving well-designed places Local Plan Core Strategy CS1 - Overall Spatial Strategy – Delivering Sustainable Development QE6 – Environment and amenity protection QE7 – Ensuring a high quality place Supplementary Planning Guidance SPG 2: House Extension Guidance – C Rear Extensions Notification and Notifications Parish/Town Council One objection received regarding the effects to No. 6, the following issues were raised;

Overshadowing Loss of light Concerns regarding the 45 Degree Code

Ward Councillor No objections or comments have been received. Neighbours One objection received from the neighbour at No. 6 Chartwell Gardens, the following points were raised:

Loss of light and overshadowing in respect of the side kitchen window The extension will extend by 9 foot with a height of 14 foot 7 inches

and 8 foot at the edge which would contribute to loss of light/overshadowing

The properties are 6 foot 8 inches apart would contribute to loss of light/overshadowing.

Observations Principle of Development The application proposes a single storey extension to the rear of a dwelling within an urban area and as such householder development is considered to be acceptable in principle. Therefore the main considerations are the impact that the proposal would have on the character and appearance of the host property, the streetscene and the amenity of neighbouring properties.

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Visual amenity and design Policy CS1 requires the delivery of high standards of design that have regard to local distinctiveness, while Policy QE7 states that proposals should be designed to reinforce local distinctiveness and enhance the character, appearance and function of the streetscene, local area and wider townscape and harmonise with the scale, proportions and materials of adjacent and / or existing buildings. The rear extension would extend to a depth of 3.5m by 12.4m in length along the rear elevation of the dwelling and it will be set back from the southern side elevation by 0.5m.It will consist of a pitched roof measuring 2.6m to the height of the eaves and 3.5m to the height of the ridge. This design will be congruous with the existing property as it has a pitched roof as do the surrounding dwellings. A new side door will be created on the ground floor south elevation of the extension for access to the utility room. The single storey element of this rear extension is proposed to have roof light windows on the pitched roof, providing light for the proposed family room. Bi-fold patio doors are proposed for the rear elevation of the family room and a new small window is also proposed on the rear elevation. The massing of this single storey extension is acceptable in terms of its relationship to the applicant’s property and the surroundings neighbours. The existing conservatory which has a much bigger depth than the proposed plans, at 5.5m, will be demolished to make way for this extension. Materials proposed will differ from existing with wall render, wooden cladding and grey aluminium upvc on the bi-fold doors. However, this extension will not be visible from viewpoints on the highway and will therefore cause no impact to the streetscene. The extension has been designed to be consistent with the style and proportions of the existing dwelling, in particular the pitched roof. It is noteworthy that this form of development appears to be common within the locality. It is therefore considered that the design, scale and massing of the rear extension in the context of the dwelling and streetscene makes it acceptable in this instance. Residential Amenity The NPPF identifies that a good standard of amenity should be provided for future and adjoining occupiers of land. Policy QE6 of the Core Strategy highlights that development needs to respect the living conditions of existing neighbouring residential occupiers and future occupiers of new housing schemes in relation to overlooking/loss of privacy, outlook, sunlight, daylight, overshadowing, noise and disturbance.

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SPG 2: House Extension Guidance – C Rear Extensions recommends that rear extensions comply with the Council’s 45 Degree Code, which helps to assess the impact of developments upon the amenities of neighbouring properties and protect from overshadowing or obstruction. In particular regard should be had to screening and potential loss of privacy. The neighbour at No. 6 has objected to this rear extension, due to potential overshadowing and loss of light to their kitchen window at the side elevation. No. 6 also has a larger kitchen window at another elevation which provides light to this room. The relationship of the neighbours kitchen window to the proposed extension, ie facing directly towards it, is such that the Council’s 45 Degree Code guideline does not apply in this case. That guideline normally applies to extensions that project beyond the building line at the front or rear. Introducing a rear extension, with pitched roof, here will not cause any significant loss of light or any increase in overbearing on No. 6’s kitchen window due to the angles involved. The neighbour at No. 2 has an upper floor small window that overlooks the rear garden of the applicants. However, overlooking from the applicants rear windows will not be significantly increased over what is already experienced from the combined effect of the current conservatory, which has windows on all sides and the rear elevation windows. The boundary treatments with this neighbour are also sufficient to screen and effect of oblique views from the northern end of the extension. Whilst the materials proposed are different from the current materials on the current dwelling, there is sufficient space around the curtilage of this property to provide adequate distances from the boundary with No. 6, this is due to the fact that the extension will also be stepped-back from the main side elevation by 0.5m which will be 2m from the boundary and will avoid a ‘terracing effect’. The siting and scale of this proposals are appropriate for this dwelling. There are no windows proposed on this side elevation which will overall decrease the current levels of overlooking. The boundary treatments in the rear of the applicant’s property are also sufficient to screen any potential overlooking from the proposed ground floor rear elevation windows/doors. The side door is proposed to have obscure glazing. The proposals will in fact reduce any overlooking currently experienced from the applicants property in relation to the neighbours side windows. Amenity for the neighbouring dwellings will not be reduced due to the larger curtilage that this house affords and it will not over-dominate because of this.

The development would not have a significant impact on the privacy of the surrounding neighbours and is therefore considered to be acceptable.

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Conclusion Proposed development meets expected standards for design and protection of neighbours’ amenity such as to comply with the objectives of policies QE6 and QE7 of the Local Plan Core Strategy with consideration given to guidance contained in the Supplementary Planning Guidance 2 - House Extension Guidelines – C Rear Extensions. This is by reason of appropriate scale, siting, massing and design that harmonises with the original dwelling and preserves the character of the area and the street scene. Scale, siting and distance are such that the rear extension causes no significant impact on the neighbouring properties over and above what they already experience, thus preserving the living conditions of neighbours. The development proposal therefore conforms to Policies CS1, QE6 and QE7 of the Core Strategy, Supplementary Planning Guidance 2 - House Extension Guidelines C, and the National Planning Policy Framework (NPPF). Recommendation Approve with conditions Conditions


2. The development shall be carried out in accordance with the following documents: (a)The planning application forms, design and access statement and additional information received by Warrington Borough Council on 29-May-2019 (b)Submitted drawing No's 2810519 received on 29-May-2019 Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. All materials to be used in the approved scheme shall be as stated on the application form and approved drawings and shall not be varied without the prior written approval of the Local Planning authority Reason: To ensure that the development will be of a satisfactory appearance and to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction

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Appendices 1 – Plans

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2 – Photos

Rear northern end of applicant’s property showing the current conservatory.

Rear southern end of applicant's property.

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View from current patio looking south towards No. 6's side elevation.

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Delegated Decisions 14th August 2019

Appleton

Decision typeDevelopment descriptionLocationApplicationnumber

Decisiondate

NULL 2019/34287 WALTON HALL, WALTON HALL GARDENS, WALTONLEA ROAD, WALTON, WARRINGTON, WA4 6SN

Listed Building Consent-Replacement of wireless firedetection system in main hall with hybrid wireless andhard wired fire detection system.

NULL 2019/34338 WALTON HALL, WALTON HALL GARDENS, WALTONLEA ROAD, WALTON, WARRINGTON, WA4 6SN

Listed Building Consent for Localised asbestosrefurbishment survey for proposed new wired fireddetection system to replace existing.

NULL 2019/34964 BRIDGEWATER HIGH UPPER SCHOOL,BROOMFIELDS ROAD, APPLETON, WARRINGTON,WA4 3AE

Full Planning - Proposed new entrance to the northelevation of the building with glazed canopy overhead,new door access, decking and ramp level access withalterations to building facade

NULL 2019/35091 Householder. Proposed single storey rear extension4, CHARTWELL GARDENS, APPLETON,WARRINGTON, WA4 5HZ

NULL 2019/35234 Approved1, ROSEMOOR GARDENS, APPLETON,WARRINGTON, WA4 5RF

Lawful development certificate.- Proposed single storeyextension to side

04/07/2019 2019/35161 Withdrawn48, HIGHFIELD AVENUE, APPLETON,WARRINGTON, WA4 5DU

Lawful development certificate - Proposed single storeyextension to rear of house

04/07/2019 2019/34934 Approved withConditions

17, WOOD LANE, APPLETON, WARRINGTON, WA43DB

Householder. Proposed single storey extension to rearto replace conservatory

08/07/2019 2019/34930 BROOMFIELDS LEISURE CENTRE, BROOMFIELDSROAD, APPLETON, WARRINGTON, WA4 3AE

Condition PartDischarged/Part NotDischarged

Discharge of conditions - Proposed discharge Condition5 (Surface Water Drainage) on approved application2018/33249

15/07/2019 2019/34722 Householder - Proposed Kitchen extension to rear. Approved withConditions

23, GREENFIELDS AVENUE, APPLETON,WARRINGTON, WA4 3BW

Page 1 Of 37 Produced by Development Services Integrated Support Team - [email protected] - 01925 442819 05/08/2019


Appleton


Decisiondate

17/07/2019 2019/34757 WithdrawnST MONICAS CATHOLIC PRIMARY SCHOOL, STMONICAS CLOSE, APPLETON, WARRINGTON, WA43AW

Full Planning - Proposed installation of a MUGA (MultiUse Games Area) Pitch on a section of the existingplaying field. The pitch will be 20 meters in length by 12meters in width and comprise of an artificial grass pitchsurrounded by 1.8 meter high green powder coatedweld mesh fencing incorporating a single gate at oneend.

19/07/2019 2019/35088 Approved25, GOOSE LANE, HATTON, WARRINGTON, WA45PA

Section 192 (Lawful Development Certificate) -Proposed hip to gable roof extension , loft conversionand rear dormer.


25, GOOSE LANE, HATTON, WARRINGTON, WA45PA

Householder - Proposed single storey side extension,Porch, and new render

25/07/2019 2019/34754 Approved50, HARTSWOOD CLOSE, APPLETON,WARRINGTON, WA4 5QZ

Lawful development certificate (Section 192) -Proposedsingle storey rear extension

25/07/2019 2019/34622 WithdrawnField off Tarporley Road, Stretton, Warrington, WA44LZ

Full Planning - Retention of storage container andhardstanding in connection with existing agricultural use


18, STONEACRE GARDENS, APPLETON,WARRINGTON, WA4 5ET

Householder - Proposed rear two storey extension &new window openings.

29/07/2019 2019/34834 Full Planning - Proposed garage/store , hardstandingand soft landscaping

Approved withConditions

PEWTERSPEAR GREEN SPORTS PAVILION,BEAMISH CLOSE, STRETTON, WARRINGTON, WA45RJ

30/07/2019 2019/35346 Approved15, BEECHWAYS, APPLETON, WARRINGTON, WA45EP

Non Material Amendment - Proposed addition of awindow in side elevation of extension on previouslyapproved application 2016/27530


35, GOOSE LANE, HATTON, WARRINGTON, WA45PA

Full Planning - Proposed erection of a new detached(self build) dwelling and demolition of conservatory andalterations to the western elevation of Goose Cottage.



Appleton


Decisiondate

02/08/2019 2019/35169 Approved59, ROSEMOOR GARDENS, APPLETON,WARRINGTON, WA4 5RF

Lawful development certificate - Proposed single storeyextension to rear of dwelling and partial garageconversion



Appleton. DO NOT USE


Decisiondate

30/07/2019 2019/35346 Approved15, BEECHWAYS, APPLETON, WARRINGTON, WA45EP

Non Material Amendment - Proposed addition of awindow in side elevation of extension on previouslyapproved application 2016/27530



Bewsey and Whitecross


Decisiondate

NULL 2019/35085 EAST ANNEXE, TOWN HALL, SANKEY STREET,BEWSEY AND WHITECROSS, WARRINGTON, WA11UH

Listed - Proposed installation of fire doors throughoutbuilding. Once doors are routered 15mm smoke & brushseal to be fitted

NULL 2019/34244 Town Hall, East, West, Annex, Sankey Street,Warrington, WA1 1YH


NULL 2019/34284 TOWN HALL, SANKEY STREET, BEWSEY ANDWHITECROSS, WARRINGTON, WA1 1UH

Listed Building - Proposed installation of new firedetection system in Town Hall, East and West Annex's

03/07/2019 2019/35128 Condition PartDischarged/Part NotDischarged

LAND WITHIN WARRINGTON TOWN CENTRE,BOUNDED BY 51-73 BRIDGE STREET, ACADEMYWAY AND BANK STREET

Discharge of Conditions - Proposed discharge ofcondition 6 (Green Travel Plan) on previously approvedapplication 2015/27183

04/07/2019 2019/34971 Withdrawn32, BUTTERMARKET STREET, BEWSEY ANDWHITECROSS, WARRINGTON, WA1 2LL

Discharge of Condition - Proposed Discharge ofConditions 1(Development carried out within 3 years inaccordance with the approved plans), 2(submission ofdetails for a forced ventilation system) 3(Submission ofdetails of secured covered Cycle storage area forapproval) 4 (Construction Environmental ManagementPlan)on application 2018/33832

04/07/2019 2019/34849 Advertisement - Proposed installation of illuminatedfascia sign to front and rear elevations


UNIT H1, COCKHEDGE SHOPPING CENTRE,COCKHEDGE WAY, BEWSEY AND WHITECROSS,WARRINGTON, WA1 2QQ

09/07/2019 2019/34889 Prior Approval is Givenwith Conditions

25, BUTTERMARKET STREET, FIRST FLOOR,BEWSEY AND WHITECROSS, WARRINGTON, WA12LY

Prior approval - Proposed change of use of Existingoffice space to be converted to 2 no.1 bed residentialunits.

12/07/2019 2019/35159 Condition DischargedGROUND FLOOR, 40, BEWSEY STREET, BEWSEYAND WHITECROSS, WARRINGTON, WA2 7JE

Discharge of conditions - Proposed discharge ofcondition 7 (Mitigation Measures) on previouslyapproved application 2017/29749





Decisiondate

16/07/2019 2019/35165 Prior Approval NotRequired

18, HOLFORD AVENUE, BEWSEY ANDWHITECROSS, WARRINGTON, WA5 0BB

42 Day Householder prior approval - Proposed Singlestorey flat roof rear extension with glazed lantern toextend beyond the rear wall of the dwelling 4.0 metres,maximum height 3.5 metres and height at the eaves 2.4metres.

16/07/2019 2019/35203 Approved29, LODGE LANE, BEWSEY AND WHITECROSS,WARRINGTON, WA5 0AG

Section 192 (Lawful Development Certificate) -Proposed single storey extension to the rear of theproperty.

16/07/2019 2019/35050 Vacant Land East of, Athlone Road, Warrington, WA28JJ


Discharge of condition - Proposed discharge ofcondition 20 (surface water drainage layout andattenuation) On application 2019/34447


LAND WITHIN WARRINGTON TOWN CENTREBOUNDED BY, ACADEMY STREET, ACADEMY WAYAND BANK STREET, WARRINGTON

Discharge of conditions - Proposed discharge ofcondition 13 (Materials) on previously approvedapplication 2018/34174

17/07/2019 2019/35013 The Crown Chambers building and adjoining CrownChambers,Academy Way,Warrington


Discharge of Condition - Application for details reservedby Condition 5 (Details of Maintenance andManagement of the communal areas) followingPlanning Approval 2016/27768

17/07/2019 2019/35014 Land within Warrington Town Centre, Bounded by51-73 Bridge Street,Academy Way and Bank Street


Discharge of Conditions - Application for detailsreserved by Condition 22 (Details of the Maintenanceand Management of the communal areas) followingPlanning Approval 2015/27183

17/07/2019 2019/35011 LAND WITHIN WARRINGTON TOWN CENTREBOUND


Discharge of Condition - Application for approval ofdetails reserved by Condition 21 (Details of theMaintenance and Management of the communal areas)following Planning Approval 2015/27123.


Land within Warrington Town Centre Bounded byAcademy Street,Academy Way,Bank Street,MouldersLane,Bridge Street,Union Street,Horrocks Lane

Discharge of Condition - Application for approval ofdetails reserved by Condition 4 (Details of theMaintenance and Management of the communal areas)following Planning Approval 2015/27159.





Decisiondate

18/07/2019 2019/34987 Full Planning - Proposed change of use of vacant retailunit (A1) to Orthodontist Practice (D1)


Part of former BHS unit within shopping , Unit C3b,Golden Square Shopping Centre, Warrington, WA11QE

23/07/2019 2019/35154 ApprovedVIGO HOUSE, DIAL STREET, BEWSEY ANDWHITECROSS, WARRINGTON, WA1 2NX

TPO Conservation Area - Tree 1 Variegated Maple -Prune lightly to clear round phone lines. Tree 2 PinkHawthorn- Lightly prune to improve shape and vigour.Tree 3 Laburnum - Prune to reduce structural load orpossibly fell due to the impact of blossom fall. Tree 4Maple - fell due to signs of dieback and decline. Tree 3and 4 to be replaced with suitable species of tree.

30/07/2019 2019/35215 Condition DischargedLand at Winwick Street/ John Street, Warrington, WA27UB

Discharge of conditions - Proposed discharge ofCondition 7(Characterisation, Remediation andVerification) on previously approved application2017/31394

31/07/2019 2019/35219 Condition DischargedFormer Skate Academy and car park, Former SkateAcademy, Academy Street, Bewsey And Whitecross,Warrington, WA1 2BQ

Discharge of conditions - Proposed discharge ofCondition 34 (Archaeological works) on application2017/31148


Former Skate Academy and car park, Former SkateAcademy, Academy Street, Bewsey And Whitecross,Warrington, WA1 2BQ

Discharge of Condition - Proposed discharge ofcondition 30 (Piling) on previously approved application2017/31148


ROOSTERS, LIVERPOOL ROAD, BEWSEY ANDWHITECROSS, WARRINGTON, WA5 1AE

Full Planning - Proposed change of use from D2 (SocialHall) to B1(c) (Specialist Embroidery shop) withproposed 2 storey front extension; incorporating areception and non-retail showroom to the front, rollershutter at frontage with glazed doors serving theshowroom, meeting room and office space to first floorelement. Reconfiguration of vehicle parking includingcycle stand, bin store and access ramp to frontage





Decisiondate


Land at the junction of Wilson Patten an, Land atjunction of, Wilson Patten and Slutchers Lane,Warrington

Variation of Condition -Variation of Conditions 2 and 3of application 2017/30417 to replace site plan & parkinglayout plan and Variation of wording to Condition 5 tostate Unless otherwise agreed in writing with the LocalPlanning Authority, the car park shall operate on thebasis of a long stay pricing schedule based on day ratesonly. No tariff shall be made available on a short staybasis.



Birchwood


Decisiondate


91, MCCARTHY CLOSE, BIRCHWOOD,WARRINGTON, WA3 6RS

Householder - Proposed Single Storey Extension toRear and Side


Wilson House, Kelburn Court, Daten Park, Birchwood,Warrington, WA3 6UT

Advertusment - Proposed illuminated company namesign (Fascia)

10/07/2019 2019/34958 Householder. Proposed single storey front extension Approved withConditions

22, CARDEN CLOSE, BIRCHWOOD, WARRINGTON,WA3 6LT


15, MANSFIELD CLOSE, BIRCHWOOD,WARRINGTON, WA3 6QN

42 Day Householder Prior Approval- Single extension torear to extend beyond the rear wall of the dwelling 4.0metres, maximum height 3.675 metres and height at theeaves 2.625 metres.



Burtonwood and Winwick


Decisiondate

16/07/2019 2019/34989 Agricultural - Proposed Agricultural Storage Building Prior Approval NotRequired

LOWER ALDER ROOT FARM, HOLLINS LANE,WARRINGTON, WA2 8RY

16/07/2019 2019/34931 ApprovedPlastic Omnium, Orion Boulevard,, Great Sankey,,Warrington, Burtonwood, WA5 3XA

Lawful development certificate - Proposed CombinedChilling,Heat and Power (CCHP) Plant and associatedinfrastructure

23/07/2019 2019/34571 Householder - Proposed roof lights and new doorsadded


BRADLEGH OLD HALL BARN, HALL LANE,BURTONWOOD AND WESTBROOK, WARRINGTON,WA5 4BE


104, MYDDLETON LANE, WINWICK, WARRINGTON,WA2 8NA

Householder - Proposed two storey side extension toprovide reception room, bedroom and bathroom atground floor, with additional bedroom and en-suite atfirst floor. Part section of rear to be extended also tocreate additonal living space at first floor. Property tohave new roof with 4 No dormer windows in total to frontand rear, to provide additional headroom within loftspace, which will be used for storage and new boundarywall



Chapelford and Old Hall


Decisiondate


Land West & North of Gulliver's Hotel, Gulliver's WorldTheme Park, Shackleton Close, Warrington,Burtonwood And Westbrook, WA5 9YZ

Discharge of conditions - Proposed discharge ofcondition 6(Landscaping), Condition 8(Drainage) ,Condition 9 (Contamination) and Condition 12(Pedestrian Footway) on previously approvedapplication 2019/34295


Land West & North of Gulliver's Hotel, Gulliver's WorldTheme Park, Shackleton Close, Warrington,Burtonwood And Westbrook, WA5 9YZ

Discharge of conditions- Proposed discharge ofCondition 5 (Landscaping), Condition 7(Surface WaterDrainage), Condition 8 (Contamination), Condition 10(Pedestrian Footway) on previously approvedapplication 2019/34309

16/07/2019 2019/35209 Approved31, MORAN DRIVE, GREAT SANKEY, WARRINGTON,WA5 8AN

Lawful development certificate - Proposed single storeyrear extension


49, MATLOCK CLOSE, GREAT SANKEY,WARRINGTON, WA5 3PZ

Householder. Proposed erection of a conservatory tothe rear


33, FARMLEIGH GARDENS, GREAT SANKEY,WARRINGTON, WA5 3FA

Householder. Proposed Single storey rear extension &detached garage


ASDA WESTBROOK SUPERSTORE, CROMWELLAVENUE, WESTBROOK, WA5 8UG

Full Planning - Proposed extension of existing 3 bayhome shop canopy into 4 bay canopy (1no additionalbay required). Installation of Air Handling units asreplacements for existing and Installation of externalFreezer unit

01/08/2019 2019/34231 24, Burtonwood Road, Warrington, WA5 3AJ Approved withConditions

Full Planning - Proposed demolition of existingbungalow and outbuildings and erection of five, 2bedroom detached bungalows and two 3 bedroomsemi-detached bungalows.



Culcheth, Glazebury and Croft


Decisiondate

NULL 2019/34596 EAVES FARMHOUSE, CROSS LANE, CROFT,WARRINGTON, WA3 7AR

Full Planning - Proposed demolition of existing dwellingand new dwelling with alterations to existing access toinclude vehicle gated access

NULL 2019/34875 20, THE COURTYARD, COMMON LANE, CULCHETHAND GLAZEBURY, WARRINGTON, WA3 4HA

Full Planning - Proposed change of use from A1 to A4gin/cocktail bar

NULL 2019/35009 15A, LORD STREET, CROFT, WARRINGTON, WA37DB

Householder - Proposed ground and first floor extensionto rear, including rear balcony.


CHAPEL HOUSE FARM, FOWLEY COMMON LANE,CULCHETH AND GLAZEBURY, WARRINGTON, WA35JN

Full Planning - Proposed barn conversion with singlestorey side extension and part single/part two storeyrear extension (as per expired approval 2014/24665)

08/07/2019 2019/35108 ApprovedWarrington Road, Glazebury, Warrington TPO 396- T1 - T7 - Proposed works to provide safetyclearance to the highway for the general public/ roaduser/ plant/ equipment to resurface the carriagewayCrown lift to approx 5.2m from ground level on highwayside only.

15/07/2019 2019/35044 2, DAM LANE, CROFT, WARRINGTON, WA3 7HF Approved withConditions

Householder - Proposed single storey flat roof extensionwith balcony including glass balustrade


60, HAMPSON AVENUE, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 5RX

Householder - Proposed change of facing materials towhole property front porch, 2 storey side extension andsingle storey rear


44, LODGE DRIVE, CULCHETH AND GLAZEBURY,WARRINGTON, WA3 4ES

Householder - Proposed single storey rear extension toform new Kitchen / Dining with Utility, and first floor sideextension to form additional bedroom, with internalalterations. New porch to frontage.

23/07/2019 2019/35049 ApprovedTHE RAVEN INN, 341, WARRINGTON ROAD,GLAZEBURY, WARRINGTON, WA3 5LA

Asset of Community Value - Nomination for PublicHouse as an Asset of Community Value

24/07/2019 2019/34765 TPO - Applicaiton for tree works Approved21, PENDLE GARDENS, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 4LU



Culcheth, Glazebury and Croft


Decisiondate


60, CULCHETH HALL DRIVE, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 4PX

Householder. Proposed Single storey extension to rearof property


14, HOWARD ROAD, CULCHETH AND GLAZEBURY,WARRINGTON, WA3 5EF

Householder - Proposed single storey extension at therear of the property.

31/07/2019 2019/35199 Condition Discharged4A, SMITHY BROW, CROFT, WARRINGTON, WA37BZ

Discharge of Conditions - Application for approval ofdetails reserved by Condition 3 (Habitat Suitability Index(HSI) Survey) following Planning Approval 2017/31776.



Fairfield and Howley


Decisiondate

01/08/2019 2019/34985 Householder - Proposed Porch to front Approved withConditions

31, LORD NELSON STREET, FAIRFIELD ANDHOWLEY, WARRINGTON, WA1 2JF



Grappenhall


Decisiondate


3, MIDDLEHURST ROAD, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2LG

Householder - Proposed part single storey and part twostorey extension to side and rear


2, ROCKFIELD MEWS, ALEXANDRA ROAD,GRAPPENHALL AND THELWALL, WARRINGTON,WA4 2AE

Householder - Proposed Alteration of existing groundfloor rear extension . Replacement of third floor rearbedroom skylight with new dormer window


HARESFIELD, STOCKTON LANE, GRAPPENHALLAND THELWALL, WARRINGTON, WA4 3HQ

Variation of Conditions - Proposed Variation ofConditions 2 (approved Plans) and 3 (Constructionmaterials) to amend the approved plans and change ofmaterials on previously approved application2015/26783


82, ACKERS ROAD, STOCKTON HEATH,WARRINGTON, WA4 2BP

Variation of Condition - Proposed variation of Condition2 (Approved Plans) on previously approved application2015/26001


5, GREENBANK GARDENS, STOCKTON HEATH,WARRINGTON, WA4 2DR

Householder - Proposed First floor side and rearextension.

17/07/2019 2019/35152 Approved90, ACKERS ROAD, STOCKTON HEATH,WARRINGTON, WA4 2EA

TPO Conservation area - 2 Leylandii Cypress conifertree lines situated in the rear garden - Proposedreduction in height by 2 metres, 1 Leylandii Cypresssituated in the front garden close to the boundary with88 Ackers Road - Proposed removal, 1 Dead Sycamoreadjacent to Hilltop and ackers Road in the front garden - Proposed removal, 1 Turkey Oak lifting - Proposedremoval of traffic damaged branches to appropriateunion, 1 horse chestnut - Proposed lifting up to 5 metresto clear the road traffic, Remove all deadwood from thetrees adjacent to the roadside on Ackers road andHilltop


159, CHESTER ROAD, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2SB

Full Planning - Construction of a new dwelling andvehicle access



Grappenhall


Decisiondate


5, GLEBE AVENUE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2SQ

Householder - Proposed 2 storey side and rearextension and single storey rear extension


21, GLEBE AVENUE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2SQ

Householder. Proposed Single storey extension to side,front & rear


6, VICTORIA ROAD, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2EN

Householder. Proposed single storey extension to theside and rear.


53 , Albert Road, Grappenhall And Thelwall,Warrington, WA4 2PF

Householder - Proposed construction of a 2 storey sideextension and single storey to the rear of the property.

26/07/2019 2019/34566 Householder. Single storey side and rear extension Approved withConditions

3, MENLOW CLOSE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2RA



Great Sankey North and Whittle Hall


Decisiondate

NULL 2019/35028 GREAT SANKEY HIGH SCHOOL, BARROW HALLLANE, GREAT SANKEY, WARRINGTON, WA5 3AA

Full Planning - Proposed change of current industrialmechanical roller shutter doors x 2 on the front facingelevation to floor to ceiling aluminium curtain windowwalling to match the existing windows and doorsthroughout the building


17, AIREDALE CLOSE, GREAT SANKEY,WARRINGTON, WA5 3DJ

Householder - Proposed Rear extension to form utilityroom, Front Porch extension and conversion of garageto bedroom.

16/07/2019 2019/35177 Householder. Proposed single storey side extension Approved withConditions

40, SHANKLIN CLOSE, GREAT SANKEY,WARRINGTON, WA5 3JN

16/07/2019 2019/34931 ApprovedPlastic Omnium, Orion Boulevard,, Great Sankey,,Warrington, Burtonwood, WA5 3XA

Lawful development certificate - Proposed CombinedChilling,Heat and Power (CCHP) Plant and associatedinfrastructure


WARRINGTON COOPERATIVE SOCIETY LTD,HAWTHORNE AVENUE, GREAT SANKEY,WARRINGTON, WA5 1RJ

Full Planning - Proposal to relocate existing refrigerationplant, install a new external Amazon locker and newexternal lighting


13, ROBY GROVE, GREAT SANKEY, WARRINGTON,WA5 1RW

Householder - Proposed Single storey side + rearextension



Great Sankey South


Decisiondate

NULL 2019/34244 Town Hall, East, West, Annex, Sankey Street,Warrington, WA1 1YH



148, SNOWBERRY CRESCENT, GREAT SANKEY,WARRINGTON, WA5 1DA

Householder - Proposed single storey rear extensionand partial garage conversion.


56, PICKMERE STREET, GREAT SANKEY,WARRINGTON, WA5 1AW

Full Planning - Proposed two storey side, part singleand part double storey rear extensions and change ofuse to sui generis for larger HMO


3, LYTHAM CLOSE, GREAT SANKEY,WARRINGTON, WA5 2GH

Householder - Proposed garden room to rear of existingdetached garage

10/07/2019 2019/34693 Full Planning - Proposed two storey side extension Approved withConditions

21A, LITTLETON CLOSE, GREAT SANKEY,WARRINGTON, WA5 1HB


12, THORNTON ROAD, GREAT SANKEY,WARRINGTON, WA5 2SZ

Householder - Proposed removal of garage and porchto the front of the property, retaining porch roof as acanopy, demolition of existing single storey extensionand erection of single storey extension to rear.


11, HILTON AVENUE, GREAT SANKEY,WARRINGTON, WA5 1JX

Householder - Proposed single storey rear extensionand garage conversion with raised roof.


12, MARINA AVENUE, GREAT SANKEY,WARRINGTON, WA5 1JA

Full Planning - Proposed single storey extension to theside and rear.


15, BOND CLOSE, GREAT SANKEY, WARRINGTON,WA5 1DH

42 day householder prior approval- proposed singlestorey rear extension to extend beyond the rear wall by4.0 metres, maximum height of 3.935 metres and heightat the eaves of 2.340 metres


LAND TO THE WEST OF BRAMHALL STREET,WARRINGTON, WA5 1AT

Full Planning Major - Proposed demolition of existingbuildings, change of use and the erection of a 12 singlebedroom residential apartment block along withassociated parking. Resubmission of application2018/33878



Latchford East


Decisiondate

04/07/2019 2019/34581 Condition DischargedLIDL, THELWALL LANE, WARRINGTON, WA4 1LW Discharge of Condition- Condition 3 (ConstructionEnvironmental Management Plan) on previouslyapproved plan 2018/33424.

05/07/2019 2019/34698 Householder - Proposed Single Storey Side Extension Approved withConditions

154, REYNOLDS STREET, LATCHFORD,WARRINGTON, WA4 1UA

12/07/2019 2019/35060 LIDL, THELWALL LANE, WARRINGTON, WA4 1LW Condition NotDischarged

Discharge of Condition - Proposed discharge ofcondition 6 (A, Remediation & Validation, B, Reportingof Unexpected contamination)On application 2018/33424

24/07/2019 2019/35186 Approved5B, HAMILTON CLOSE, LATCHFORD,WARRINGTON, WA4 1GP

Section 192 (Lawful Development Certificate) -Proposed Loft conversion



Latchford West


Decisiondate

03/07/2019 2019/34978 3, ANTONY ROAD, WARRINGTON, WA4 6DD Approved withConditions

Householder. Proposed single storey extension to sideof house. Extend driveway to accommodate oneadditional car.


102, GAINSBOROUGH ROAD, LATCHFORD,WARRINGTON, WA4 6BN

Full Planning - Proposed single storey side extensionproviding shop / display area

11/07/2019 2019/35071 Condition Discharged130 and 130A, Slater Street, Latchford, Warrington,WA4 1DW

Discharge of Condition - Application for approval ofdetails reserved by Condition 4 (Remediation &Verification, Contamination and Long term monitoringand maintenance) following Planning Approval2017/31012.


38, PARK AVENUE, LATCHFORD, WARRINGTON,WA4 1DZ

Householder. Proposed single storey rear extensionand remove existing conservatory

18/07/2019 2019/35147 Approved35, ASTLEY CLOSE, LATCHFORD, WARRINGTON,WA4 6RB

Section 192 (Lawful Development Certificate) -Proposed part loft conversion inclusive of dormerwindow to rear

26/07/2019 2019/35253 Approved381, WILDERSPOOL CAUSEWAY, LATCHFORD,WARRINGTON, WA4 6RS

Trees in a Conservation Area - 1 x sycamore situated intop car park of Saracens Head Public House - ProposedFell to Ground Level.


1, WETHERBY AVENUE, LATCHFORD,WARRINGTON, WA4 6FT

42 Day Householder prior approval - Proposed rearextension to extend beyond the rear wall of the dwelling4.0 metres, maximum height 3.172 metres and height atthe eaves 2.25 metres.

29/07/2019 2019/34891 Approved283, WILDERSPOOL CAUSEWAY, LATCHFORD,WARRINGTON, WA4 6QT

Lawful development certificate - Proposed single storeyextension to rear plus single storey utility room to side



Lymm North and Thelwall


Decisiondate

NULL 2019/35054 16, POOL LANE, LYMM, WARRINGTON, WA13 9BJ Full Planning - Proposed Construction of 2 dwellingsand associated works (re-submission of 2018/33957)


12, BARLEY ROAD, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2EZ

Full Planning - Retrospective change of use to A5/A3including external flue

08/07/2019 2019/35245 South Lodge, Reddish Lane, Lymm, Warrington, WA139RY


Discharge of Condition - Application for approval ofdetails reserved by Condition 7 (Landscape andHabitate Creation Scheme) and Condition 10 (Ascheme for the disposal of foul and surface waterswithin the site) following Planning Approval 2016/28124.

10/07/2019 2019/35103 Approved30 , Lymmington Avenue, Lymm, Warrington, WA139NQ

Section 192 (Lawful Development Certificate) -Proposed hip to gable roof extension

11/07/2019 2019/35115 WithdrawnBradshaw Lane, Grappenhall, Warrington TPO 408 - Proposed works to provide safety clearanceto the highway for the general public/ road user/ plant/equipment to resurface the carriagewayCrown lift to approx 5.2m from ground level on highwayside only.

11/07/2019 2019/35124 Approved26, NEW ROAD, LYMM, WARRINGTON, WA13 9DY TPO Conservation Area - Application for tree works to 1x Beech - crown lift to approximately 6m and 20-25%thin. Works to increase wind and light permeation. 1 xSpruce in severe decline in rear garden of 26 New Road- Proposed Fell

17/07/2019 2019/35166 ApprovedCHAIGELEY SCHOOL, LYMM ROAD, GRAPPENHALLAND THELWALL, WARRINGTON, WA4 2TE

TPO Conservation - Woodland management andvegetation clearance around pond edge, predominantlycrown lifting trees around the pond and removal of poorsuppressed, dead, dying trees, de-silting of pond topromote and maintain health of pond. Removal of deadElms to north of site.


527, STOCKPORT ROAD, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2TH

Householder - Proposed single storey rear extensionwith stepped patio spaces to rear





Decisiondate

23/07/2019 2019/34973 Householder - Proposed Orangery to rear of property Approved withConditions

17, LYMMINGTON AVENUE, LYMM, WARRINGTON,WA13 9NQ

24/07/2019 2019/35094 ApprovedLYMM HOTEL, WHITBARROW ROAD, LYMM,WARRINGTON, WA13 9AQ

T36 & T37 Oak - Prune overhanging branches backfrom the adjacent property, No. 21 Statham Close byapprox. 2-3m pruning to an appropriate side shoot orbranch whilst maintaining a flowing line. Sever Ivy atbase to approx 1m


PICKERING ARMS, BELL LANE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2SU

Listed Building - Proposed minor works to form aninternal lobby to provide protected means of fire escapefrom first floor accommodation.

26/07/2019 2019/35116 Approved3, WELWYN CLOSE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2HE

Lawful Development Certificate - Further alterations toan existing single storey side extension

26/07/2019 2019/35018 Approved4, CAWTHORNE AVENUE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2LP

Section 192 (Lawful Development Certificate) -Proposed single storey front porch. Existing as buildunder C3 Dwellinghouses.


Playing Field, to the west of Sandy Lane,Lymm,Warrington

Full Planning - Proposed demolition of existing pitchside changing rooms and the erection of new changingrooms (use class D2)

30/07/2019 2019/34890 Approved17, MOTTRAM CLOSE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2XU

Lawful Development Certificate - Proposed single storeyrear extension

02/08/2019 2019/34860 Refused1, SCHOOL DRIVE, LYMM, WARRINGTON, WA139UR

Householder - Proposed single storey side extension/proposed porch to front elevation


4, SPRINGFIELD AVENUE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2NN

Householder - Proposed two storey side extensionincoporating storage in roof space.

02/08/2019 2019/35194 WithdrawnLaskey House, Laskey Lane, Grappenhall and Thelwall,WARRINGTON, WA4 2TF

Discharge of Conditions - Application for approval ofdetails reserved by Condition 4 (Ecology) followingPlanning Approval 2018/32907





Decisiondate

02/08/2019 2019/34980 Householder - Proposed Front Porch3, CHURCH VIEW, LYMM, WA13 9ES Approved withConditions



Lymm South


Decisiondate

NULL 2019/34982 RAVENBANK COMMUNITY PRIMARY SCHOOL,PEPPER STREET, LYMM, WARRINGTON, WA13 0JT

Full Planning - Proposed 2.4m high v-mesh fencing tobe fitted to the front of school

04/07/2019 2019/35135 Approved10, BROOKFIELD ROAD, LYMM, WARRINGTON,WA13 0QJ

Non Material Amendment - Proposed small section ofroof is to be amended from the slates / tiles to glazing.This glazed roof will be linked with the approved glazedwalls to allow a "conservatory" to be provided in lieu ofthe snug on previously approved application2018/33647


79, SCHOLARS GREEN LANE, LYMM,WARRINGTON, WA13 0PS

TPO. Beech - Crown Lift low out reaching branches dueto excessive shading and lawn damage, 30% crownreduction with thinning of interior canopy to leave overallbalanced appearance.

04/07/2019 2019/34811 31, THE CROSS, LYMM, WARRINGTON, WA13 0HR Approved withConditions

Full Planning -- Proposed Change of use from A3 toA3+ Sui Generis (Day Spa)

05/07/2019 2019/34829 Refused15, MANOR ROAD, LYMM, WARRINGTON, WA130AY

Householder. Prpoposed convertion of existing garageto bedroom and bathroom. Build new single storey sideentrance. New window openings to rear elevation ofexisting house

15/07/2019 2019/35133 LYMM HIGH SCHOOL, OUGHTRINGTON LANE,LYMM, WARRINGTON, WA13 0RB


Discharge of Condition - Application for approval ofdetails reserved by Condition 6 (Contaminated Land:Characterisation & Remediation Strategy) followingPlanning Approval 2018/34006.


70, LONGBUTT LANE, LYMM, WARRINGTON, WA130QX

Householder - Proposed loft conversion into habitableaccommodation


Land and building west of, Cherry Lane, Lymm,Warrington, WA13 0SY

Class R Prior Approval - Notification for Prior Approvalfor a proposed change of use from Agriculture to a FarmShop/Cafe (flexible use falling within Use Classes A1(Shops) and A3 (Cafe/Restaurant)



Lymm South


Decisiondate


15A, MASSEY BROOK LANE, LYMM, WARRINGTON,WA13 0PW

Householder - Proposed extension and demolition ofexisting 'independent dwelling'

22/07/2019 2019/35136 Householder - Proposed single storey side extension.4, PARK ROAD, LYMM, WARRINGTON, WA13 0RU Approved withConditions


42, HIGHFIELD ROAD, LYMM, WARRINGTON, WA130EF

Householder. Proposed demolition of existing rearextension and construction of side and partial rearextension.


LYMM BAPTIST CHURCH, HIGHER LANE, LYMM,WARRINGTON, WA13 0AZ

Full Planning - Proposed erection of lift shaft roofextension to the rear/side roof slope; erection ofsingle-storey side/rear extension; replacement of frontentrance doors and balustrading; installation of externallighting to the front elevation and pathway bollards tothe front and rear; installation of protective windowglazing.

26/07/2019 2019/35248 ApprovedLYMM UNITED REFORM CHURCH, BROOKFIELDROAD, LYMM, WARRINGTON, WA13 0QL

Trees in a conservation area - Horse Chestnut inChurch Car Park - Reduce arms overhanging the carpark, crown thin and rebalance

02/08/2019 2019/35168 Cotebrook House, (19) Oughtrington Lane, Lymm,Warrington, WA13 0QY


Discharge of conditions - Proposed discharge ofCondition 11 (Electric Vehicle Charging Points),Condition 21 (Landscape), Condition 24 (LandscapeManagement) on previously approved application2018/33705



Orford


Decisiondate


Former public convenience, Bluecoat Street/ WinwickRoad, Warrington, Warrington, WA2 7PF

Full Planning - Proposed demolition of former publicconvenience building, erection of 3 storey apartmentbuilding for 6 residential units and car park


22, SMITH DRIVE, ORFORD, WARRINGTON, WA28ER

Householder - Proposed conversion of existingconservatory to a Kitchen Extension, using the existingfootprint.

16/07/2019 2019/35052 Householder - proposed Single storey extension to rear Approved withConditions

12, BYRON COURT, POPLARS AND HULME,WARRINGTON, WA2 9DS


11, MILVAIN DRIVE, ORFORD, WARRINGTON, WA29NZ

Householder-proposed . single storey side and rearextension

22/07/2019 2018/34112 WithdrawnVacant former public house site, cleared, FormerCornerhouse PH Site, Land at Junction of CroweAvenue & Sandy Lane, Orford, Warrington, WA2 9RD

Full Planning (Major) - Proposed erection of part4-storey, part 3-storey apartment block comprising 16no. apartments to be occupied within Classes C2(assisted living residential apartments); together withassociated access, parking, open space, landscapingand external works.


BRUNEL HOUSE, VALE OWEN ROAD, ORFORD,WARRINGTON, WA2 8NZ

Prior Approval - Notification for proposed change of usefrom Office (B1a) to Dwellinghouse (C3) for more notmore than six residents living together as a singlehousehold, where care is provided for residents (C3b).

31/07/2019 2019/34997 23, LONG LANE, ORFORD, WARRINGTON, WA2 8PT Approved withConditions

Householder-Double Storey Garage, Bedroom andGarden Room Extension to Front, Side and RearElevations.



Penketh and Cuerdley


Decisiondate


NEW HOUSE, BROOKSIDE FARM, FARNWORTHROAD, PENKETH, WARRINGTON, WA5 2SD

Householder - Proposed single storey extension to sideof existing dwelling


11, ASHBOURNE ROAD, GREAT SANKEY,WARRINGTON, WA5 1LW

Householder - Proposed Single storey extension to sideand rear


4, EAST AVENUE, GREAT SANKEY, WARRINGTON,WA5 2TF

Full Planning - Proposed demolition of existing garage.Proposed two storey, three bed detached house andworks to adjacent existing front garden to maintain offstreet parking.

18/07/2019 2019/35201 Householder - Proposed single storey rear extension. Approved withConditions

23, TANNERY LANE, PENKETH, WARRINGTON, WA52UD


2, WALTON AVENUE, PENKETH, WARRINGTON,WA5 2AU

Householder. Proposed Single storey extension to sideand rear


76, STATION ROAD, PENKETH, WARRINGTON, WA52UQ

Householder - Proposed two storey side and singlestorey rear extensions



Poplars and Hulme


Decisiondate

NULL 2019/35001 Land at Birch Avenue, Warrington, WA2 9TN Full Planning - Retention of existing wooden enclosurefence

NULL 2019/35506 162, GREENWOOD CRESCENT, WINWICK,WARRINGTON, WA2 0EG

Retrospective--Erection and installation of a shortwaveAmateur Radio aerial within the back garden of theproperty

05/07/2019 2019/35082 Approved99, WINDERMERE AVENUE, POPLARS AND HULME,WARRINGTON, WA2 0ND

Householder - Retrospective consent for panel fencingand gates

05/07/2019 2019/34981 Condition DischargedWINWICK QUAY, WOBURN ROAD, WINWICK,WARRINGTON, WA2 8RN

Discharge of conditions - Proposed discharge ofcondition 3 (Landscaping Scheme) on previouslyapproved application 2019/34271

05/07/2019 2019/34745 Approved74, CLEVELAND ROAD, POPLARS AND HULME,WARRINGTON, WA2 9JR

Lawful development certificate - Proposed single storeyrear extension and conversion of existing store roominto a shower room

05/07/2019 2019/34884 Householder - Proposed conservatory to rear46, HARDING AVENUE, WARRINGTON, WA2 0HF Approved withConditions


1, BOWNESS AVENUE, POPLARS AND HULME,WARRINGTON, WA2 9NQ

42 Day Householder prior approval - Proposed Singlestorey rear extension to extend beyond the rear wall ofthe dwelling by 3.5 metres, maximum height 3.2 metresand height at the eaves 2.4 metres.


1 TO 9 AND 11, CAMERON COURT, WINWICK,WARRINGTON, WA2 8RE

Advertisement - Application for consent to display 4fascia signs.



Poulton North


Decisiondate

04/07/2019 2019/35021 Householder-Proposed Single Storey Rear Extenaion Approved withConditions

12, NOOK LANE, POULTON-WITH-FEARNHEAD,WARRINGTON, WA2 0RT

09/07/2019 2019/34767 Householder - Rear single storey extension Approved withConditions

100, DUNDEE CLOSE, WINWICK, WARRINGTON,WA2 0UL

17/07/2019 2019/34843 Householder. Proposed single storey & two storey sideand rear extensions


27, CINNAMON LANE,POULTON-WITH-FEARNHEAD, WARRINGTON, WA20AE


43, SOLWAY CLOSE, WINWICK, WARRINGTON,WA2 0UP

Householder - Proposed Demolition of existing rearconservatory and erection of single storey rear and twostorey side extension with associated internal works

30/07/2019 2019/35110 ApprovedLawful development certificate - Proposed single storeyground floor rear extension

39, ELIZABETH DRIVE,POULTON-WITH-FEARNHEAD, WARRINGTON, WA14JQ



Poulton South


Decisiondate

10/07/2019 2019/34998 Householder.- Proposed Single Storey Side & RearExtension


21, BROWNHILL DRIVE,POULTON-WITH-FEARNHEAD, WARRINGTON, WA13DP

15/07/2019 2019/35043 Householder - Proposed single storey rear extension Approved withConditions

42, BRUCHE DRIVE, POULTON-WITH-FEARNHEAD,WARRINGTON, WA1 3JX


17, FIR GROVE, POULTON-WITH-FEARNHEAD,WARRINGTON, WA1 3JF

Householder - Proposed single storey rear/sideextension


7 , Delery Drive, Poulton-With-Fearnhead, Warrington,WA1 3DJ

Householder - Proposed single storey sideExtension,part two storey part single storey rear extension


6, MEAD ROAD, POULTON-WITH-FEARNHEAD,WARRINGTON, WA1 3TN

Householder-Proposed Two Storey Side Extension withFirst Floor Balcony to the Rear

26/07/2019 2019/34967 Householder- Proposed Single Storey Side and RearExtension


53, BRUCHE AVENUE,POULTON-WITH-FEARNHEAD, WARRINGTON, WA13JJ

30/07/2019 2019/34751 Householder - Proposed single storey rear extension Approved withConditions

4A, CONNAUGHT AVENUE, POULTON SOUTH,WARRINGTON, WA1 3BS

02/08/2019 2019/34620 WithdrawnLand to rear of No. 57-91 Orford Road, Orford Rd,Warrington, WA2 7SS

Outline Permission for Proposed residentialdevelopment of 5no. detached dweelings with garagesand new access road



Poulton South. DO NOT USE


Decisiondate


6, MEAD ROAD, POULTON-WITH-FEARNHEAD,WARRINGTON, WA1 3TN

Householder-Proposed Two Storey Side Extension withFirst Floor Balcony to the Rear



Rixton and Woolston


Decisiondate

NULL 2019/34954 Householder - Proposed single storey rear extension30A, REDWOOD CLOSE, WOOLSTON,WARRINGTON, WA1 4EH


14, SHROPSHIRE CLOSE, WOOLSTON,WARRINGTON, WA1 4DY

Householder - Proposed single storey side extensionand garage conversation


14, SCHOOL LANE, RIXTON-WITH-GLAZEBROOK,WARRINGTON, WA3 6LL

Householder - Proposed two storey bedroom, sittingroom, utility and study extension to side and frontelevation and Balcony to the rear


8, CYPRESS CLOSE, WOOLSTON, WARRINGTON,WA1 4EB

Householder.-Proposed First floor side extension andnew roof over porch.


18, MARGARET AVENUE, WOOLSTON,WARRINGTON, WA1 3UN

Householder - Proposed single storey side and rearextension


Bordering A57 Manchester Rd/ entrance to Rixton NewHall Farm

Works to Trees Covered by Tpo - Acer pseudoplatanus(T4): Remove all basal growth that has formed a hedge;clear vegetation around tree to enable inspection;remove all arising from site.



Rixton and Woolston. DO NOT USE


Decisiondate


14, SCHOOL LANE, RIXTON-WITH-GLAZEBROOK,WARRINGTON, WA3 6LL

Householder - Proposed two storey bedroom, sittingroom, utility and study extension to side and frontelevation and Balcony to the rear



Stockton Heath


Decisiondate


6, ARLEY AVENUE, STOCKTON HEATH,WARRINGTON, WA4 2AZ

Householder - Proposed single storey rear extension,loft conversion including dormer window, and alterationsto existing highway access.

09/07/2019 2019/35007 Refused5, HILL CLIFFE ROAD, WALTON, WARRINGTON,WA4 6NX

TPO - T1 - Copper Beech - Proposed felling due toproximity to our property and the neighbouring Grade IIlisted Wall and Georgian House, Walton House. Willingto replace with a White Birch.


Land adjacent to, 10, Heath Street, Stockton Heath,Warrington, Cheshire, WA4 6LP

Full Planning - Proposed two storey detached house.(Resubmission of application 2018/32894)


60, KINGSLEY DRIVE, APPLETON, WARRINGTON,WA4 5AF

Householder - Proposed new balcony, guard rail andnew openings with alterations to driveway and entrancesteps

10/07/2019 2019/35267 Withdrawn81 A, Grappenhall Road, Stockton Heath, Warrington,WA4 2AR

Non Material Amendment - Substiuation of house types(2016/28485 & 2016/28485)

11/07/2019 2019/35109 ApprovedRed Lane, Appleton, Warrington TPO 114 , T2 - Proposed works to provide safetyclearance to the highway for the general public/ roaduser/ plant/ equipment to resurface the carriageway.Crown lift to approx. 5.2 m from ground level onhighway side only.

12/07/2019 2019/34818 Refused134, LONDON ROAD, WARRINGTON, WA4 6LE Householder - Proposed single storey side extension


14, CARLINGFORD ROAD, STOCKTON HEATH,WARRINGTON, WA4 6SA

Householder - Proposed single storey rear extension,part single and part two storey side extension, loftconversion with rear dormers, front door canopy andincrease in drive size


10, WESTBOURNE ROAD, STOCKTON HEATH,WARRINGTON, WA4 6SE

Householder - Proposed Part two storey and part singlestorey extension to side



Stockton Heath


Decisiondate

18/07/2019 2019/35173 Approved138, WALTON ROAD, WARRINGTON, WA4 6NS TPO - Proposed tree works to 1 x Lime (T11) - Crownlift to approximately 6m to clear highway and basalgrowth, crown thin by 15-20% to increase wind and lightpermeation; reduce limb over Walton Road by 1-2m toreduce end weight; clear telephone wires

26/07/2019 2019/34713 Refused48, ALEXANDRA ROAD, STOCKTON HEATH,WARRINGTON, WA4 2AN

Householder - Proposed two storey side extension andsingle storey rear extension


34, HILL CLIFFE ROAD, WALTON, WARRINGTON,WA4 6NZ

TPO - Proposed T1-3 x Lime - crown lift toapproximately 6m to clear highway/crown break. Crownthin by approximately 20-25% to increase wind and lightpermeation.


36, FAIRFIELD ROAD, STOCKTON HEATH,WARRINGTON, WA4 2UR

Householder - Proposed single storey extension to rearelevation



Westbrook


Decisiondate


Unit 7, Gemini Trade Park, Europa Boulevard,Warrington, WA57YF

Full Planning- Proposed change of use from B1C, B2and B8 to mobility and care products showroom (suigeneris). No external alterations.

12/07/2019 2019/34882 Land Bounded by Delta Crescent, Westbrook Crescent,Cromwell Avenue and Westbrook Way


Discharge of conditions. Application seeking todischarge conditions 3 (Construction MethodStatement) 6 (Materials) 7 (Slab Levels) 9 (Bat) 11(Contaminated Land) 16 (Electric Vehicle) associated toapplicator 2018/34120


Vacant plot of land neighbouring The Skymaster, ApolloPark, Burtonwood, Warrington

Variation of Conditions (Major) - Proposed Variation ofcondition 18 (Opening Hours) and Condition 10(Variation of drainage flow) on previously approvedapplication 2018/32405



Discharge of Conditions - Application to discharge ofconditions 4 (Slab Levels) Condition 5 (ConstructionMethod Statement) 9 (Materials) 12 (Bats) 14(Contaminated Land) 22 (Electric Vehicle) 27 (AcousticInsulation) following application 2018/33778 (79Residential Units)


57, PENDINE CLOSE, BURTONWOOD ANDWESTBROOK, WARRINGTON, WA5 9RG

Householder-Proposed First floor/two storey extensionat side/front and rear



Discharge of Condition - Proposed discharge ofcondition 25 (Sustainable Drainage Scheme) onpreviously approved application 2018/33778


Land bound by Delta Crescent, WestbrookCrescent,Cromwell Avenue and WestbrookWay,Warrington

Discharge of Conditions - Application for approval ofdetails reserved by Condition 18 (Surface waterdrainage scheme) and Condition 20 (Scheme of Accessto Unit 1) following Planning Approval 2018/34120.



Westbrook


Decisiondate


ASDA WESTBROOK SUPERSTORE, CROMWELLAVENUE, WESTBROOK, WA5 8UG

Full Planning - Proposed extension of existing 3 bayhome shop canopy into 4 bay canopy (1no additionalbay required). Installation of Air Handling units asreplacements for existing and Installation of externalFreezer unit

02/08/2019 2019/35196 Vacant plot of land neighbouring The Skymaster, ApolloPark, Burtonwood, Warrington


Discharge of Condition - Application for approval ofdetails reserved by Condition 8 (Lighting) followingPlanning Approval 2019/34859.


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