Warning of ‘unchecked erosion’ of open spaces
A view of the Thelwall Heys site, which has been included in a report to Warrington’s development management committee(Image: Local Democracy Reporting Service)
Planning chiefs are set to make a decision on controversial proposals for more than 300 homes on land in south Warrington.
Castle Green Homes’ application proposing the construction of 330 dwellings, on land at Thelwall Heys, will come before the council’s development management committee on Thursday.
The site is bounded by the Trans Pennine Trail to the north, Pickerings Bridge to the east, Knutsford Road, Cliff Lane and Bridgewater Canal to the south, and Stockport Road to the west.
The scheme also comprises a new vehicular and pedestrian accesses off Cliff Lane, public open space including equipped play, landscaping, highways works, foul and surface water drainage infrastructure and associated ancillary works.
The application is being recommended for approval, subject to conditions and a Section 106 obligation.
According to a report to the committee, the application site is 20.7ha and currently used predominantly for arable farming/agricultural uses.
The application seeks full planning permission for 330 dwellings, including 99 affordable homes.
The properties would be two-storey and comprise a mix of short terraces, semi-detached and detached houses.
The report says the development will be accessed from Knutsford Road via Cliff Lane and a new bridge road over Thelwall Heys Brook.
The application was publicised by more than 100 neighbour notification letters, site notices and a press notice.
Neighbours were also reconsulted in October following amendments to plans.
As a result, 50 letters of objection were received. Following re-consultation on the amended plans, a further 21 objections were received.
The comments raised, as summarised in the report to the committee, include that allowing this development will set a ‘damaging precedent’, undermining the green belt’s purpose and contributing to the ‘unchecked erosion’ of the open spaces – as well as there being a ‘fundamental incompatibility’ between the scale of the development and the limitations of the local road network.
There are also concerns about ‘catastrophic and irreversible’ ecological damage to the environments and wildlife habitat, the local area ‘does not have the infrastructure to support’ 340 homes, loss of views, and loss of house value – as well as that the development site borders multiple Grade II listed buildings, with ‘impact on the historical and visual setting, contrary to local planning policy’.
Warrington South MP Sarah Hall has highlighted that Woodside Cottages was built in 1793 and is a property of historic interest. She highlighted that a dwelling will be located 15m away and a path will run directly behind Woodside Cottages and touch the boundary on two corners – which ‘does not sufficiently respect the heritage and conservation’ of Woodside Cottages.
Lymm North and Thelwall ward councillors Ian Marks, Robert Hignett and Wendy Johnson have also expressed concerns.
They are supportive of matters including that the overall design of the proposed development which ‘references the surrounding vernacular design, incorporating architectural details and complementary local materials’.
But they object to matters including that ‘local need is not being addressed’, with ‘not enough’ affordable/first-time buyer properties as the greater proportion are bigger properties. They are also ‘very concerned’ about a single vehicular access point off Cliff Lane, which is ‘not adequate’ to serve the number of properties proposed and will ‘further impact’ on already congested roads and highway safety.
Furthermore, they say the proposed properties are ‘too close’ to local heritage buildings.
Following adoption of the Warrington Local Plan in 2023, the site was removed from the green belt to become an allocated housing site.
And planning officers are recommending the application is approved, subject to conditions and a Section 106 obligation.
In the report to the committee, it says the application demonstrates that development as proposed for 330 dwellings on this site can be delivered ‘without significant adverse impact’ on highway safety for all road users, the local environment and local infrastructure – and, subject to conditions and a Section 106 obligation, this is compliant with policies of the Warrington Local Plan.
“The delivery of a substantial number of dwellings in Grappenhall and Thelwall is of significant public benefit that outweighs the less than substantial harm identified to the significance of the designated and non designated heritage assets,” it adds.
“Green belt compensation will enhance accessibility to the green belt, sustainable transport contribution will upgrade part of the Trans Pennine Trail, landscape enhancement and biodiversity net gain will be incorporated within the site.”
