Plans for a 237-home development in Grappenhall, submitted by Redrow Homes and Homes England, are likely to be approved. The proposal, which includes landscaping, public open space and associated infrastructure, will be reviewed by the council's development management committee at its meeting on Thursday.
The site is located south of Curzon Drive, Keepers Road and Boddington Drive, east of Lichfield Avenue, and west of Stansfield Drive. A report to the committee describes the 12.01-hectare site as 'irregular' in shape and divided into two sections.
Access to the north-eastern section is proposed from the existing roundabout south of Lichfield Avenue, while the south-western part would be accessed via Keepers Road, then Stansfield Drive, Boddington Drive and Joddrell Drive. The two sections are separated by 'safeguarded land for the future link road', which would extend Witherwin Avenue south into the area allocated in the Warrington Local Plan for the South East Warrington Urban Extension.
The application seeks full planning permission for 237 dwellings, internal access roads, public open space including play facilities, landscaping, and infrastructure works including the erection of a sub-station, along with other associated works. The proposed development includes detached and semi-detached dwellings, maisonettes and 18 flats housed in three apartment blocks.
All proposed buildings are two-storey structures with pitched roofs. The development would comprise a total of 166 market housing properties, 47 affordable rental homes, and 24 for affordable home ownership.
The property types would range from one to five bedrooms. The report indicates that one plot would be reserved for self or custom-build housing, secured via the Section 106 agreement.
According to the report, negotiations have led to amendments and revised plans submitted by the applicant, resulting in changes to the original submission. These amendments include an increase in the number of residential properties proposed from 226 to 237, alterations to the proposed property types, and design changes.
The application was publicised through 263 neighbour notification letters, site notices, and a press notice. It underwent two formal consultations, resulting in a total of 40 representations, with 38 from individuals - some of whom commented more than once - and two from Grappenhall Heys Residents Group.
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A total of 11 representations were received regarding the initial consultation, and 29 were received against the re-consulted proposal. Of the representations received against the original proposals, four were objections and seven were in support.
Among the responses received against the revised proposals, 28 were objections while one was in favour.
The report summarises the supportive feedback received for the amended plans, highlighting features such as the central play area off Curzon Drive that ensures 'access for all', and the provision of off-street parking.
The report also outlines the objections raised in the letters received, with concerns primarily revolving around traffic issues and the proposed increase in property numbers.
In response to both the initial consultation and the revised plan consultation, Appleton Parish Council voiced its concerns that the transportation plan fails to address broader issues and the impact of the South Warrington Urban Extension. They also pointed out there were no footpath or cycle paths planned' to link this housing development with the wider community at Appleton Cross and the planned neighbourhood centre at Appleton Cross.
Meanwhile, Grappenhall and Thelwall Parish Council, responding to the revised plan consultation in December 2024, argued that the updated layout does not 'address the issue of access' to the primary school.
The planning officer's report to the committee confirmed that the new application proposes residential development for an area with prior consents for residential use, also sanctioned under the New Town Act. The report highlighted that the development assures no notable negative effects on the local highway network and that satisfactory parking and access plans are in place.
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It said: "There is no unacceptable impact on the local highway network and acceptable parking and access arrangements are proposed," further adding: "The layout delivers good levels of residential amenity for future occupiers and does not have an impact on the residential amenity of adjoining residential properties and provides a policy compliant level of affordable housing and the affordable units have been identified."
The proposed scheme caters to diverse housing needs via various property types and ownership arrangements, including self-build and custom properties. The report adds: "The proposal addresses housing needs through a range of housing types and tenures and includes an appropriate level of self-build/custom build properties."
"The proposal includes mitigation for existing wildlife affected by the proposed development and appropriate levels of biodiversity net gain are proposed through a mixture of on site and through the purchase of units.
"The proposal provides mitigation for the development in the form of a financial contribution for education, primary healthcare, playing pitches, built sports facilities and allotments."
The committee is advised to provisionally grant planning permission, with the development manager being empowered to enact non-material adjustments to planning conditions and reasons as necessary before the issuance of the decision. This is subject to a Section 106 legal obligation.
Should the Section 106 legal agreement remain unsigned six months subsequent to this resolution, it is proposed that the development manager reviews the application. In case of 'no meaningful progress' towards signing an agreed Section 106 agreement, the development manager is authorised to reject the application due to the absence of an endorsed Section 106 agreement, without which the development would be 'unacceptable in planning terms'.
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