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PART 1 POLICIES
 

LUT1 LAND USE / TRANSPORTATION STRATEGY

In making provision for development and in determining planning applications, the Council will pursue the establishment of safe, sustainable, and integrated patterns of development and movement through the application of the following principles:

  1. make maximum use of previously developed land, vacant buildings and existing transport infrastructure within existing built-up areas;

  2. promote the intensive use of land in central areas and other locations well served by public transport through increased housing densities, consideration of appropriate types of development, and compact mixed use developments on sites capable of accommodating such schemes;

  3. direct uses which attract many trips, and in particular retail, leisure and entertainment uses, to locations within and on the edge of town and district centres to encourage the use of public transport and support the viability and vitality of the centres;

  4. the need to manage traffic onto the most appropriate routes in the road hierarchy;

  5. promote and protect access to local amenities, services and community facilities within residential neighbourhoods;

  6. locate generators of high volumes of freight traffic at sites which are accessible to the strategic road network and away from residential areas. Wherever practical and realistic, freight development will be encouraged at sites with access to rail and/or the Manchester Ship Canal corridor.

  7. design development to favour and encourage pedestrians, public transport, cyclists, and motorcyclists;

  8. safeguard land required for the provision of key transport infrastructure as identified in the Local Transport Plan;

  9. identify, promote and protect a network of green spaces and green ways to facilitate walking and cycling within and between neighbourhoods, local, district and neighbourhood centres, employment areas, major open spaces and the countryside. In accordance with Circular 5/94. such measures should be designed to reduce the opportunity for crime but not significantly compromise the provision of high quality landscape schemes;

  10. design places and spaces to facilitate ease of access and use by people with impaired mobility and provide safe environments;

  11. take account of the need to improve air quality within the borough;

  12. improve road safety through the careful design of new development;

  13. contribute to road traffic reduction through the implementation of demand management measures in new development proposals wherever appropriate.

HOU1 HOUSING LAND

  1. Sufficient land for housing, including conversions of existing buildings, will be provided to accommodate an annual average of 380 dwellings (net of clearance) between April 2002 and March 2016.

  2. The proportion of new housing on previously developed land (including conversions of existing buildings) will at least meet the 80% sub regional target set by RPG13 (now RSS) Policy UR4.

  3. Sufficient land to meet the 2002-2016 requirement has been identified from the following sources, and is detailed in Appendix 3:
    3.1 sites with planning permission and those where the Council has resolved to grant permission subject to a planning obligation;
    3.2 sites with approval under Section 7(2) of the New Towns Act 1981 and those on previously developed land with approval under Section 7(1) of the Act;
    3.3 previously developed land within the urban areas of the Borough (as defined in Appendix 3), the development of which would contribute to urban regeneration and sustainability and would not conflict with other policies of the Plan.

  4. Planning permission will not be granted for housing development on greenfield sites.

  5. Planning applications for provision of housing on previously developed sites (including the re-use or conversion of existing buildings) and for the renewal of existing permissions will be assessed against the other policies of the Plan and in particular Policies HOU2A, EMP4 and EMP8.

  6. Insofar as housing land supply can be regulated by refusal of permission and phasing mechanisms the Council will, in implementing this Policy, ensure that the rate of development does not substantially exceed the required annual average net increase in housing stock.

  7. If at any time the rate does substantially exceed the requirement, applications for planning permission for residential development or mixed schemes that include housing:
    7.1 will only be approved where delay would seriously prejudice the successful regeneration of the site, in terms of its providing a solution to environmental problems associated with the site, whilst at the same time contributing to the balanced, social, economic, and environmental well-being of the wider area in which it is located, including other parts of the North West Metropolitan Area;
    7.2 will not be approved where an existing dwelling or building in social or other active use would be demolished, unless its demolition would materially improve the visual character of the area. Any net increase in the housing stock resulting from such a proposal will be accorded minimal weight.

NB: The “rate of development” will be regarded as substantially exceeding the required annual average when the forecast net increase in housing stock (including an allowance for windfalls and small sites) over the next 5 year period exceeds the requirement for that period. The “requirement for that period” means the net increase in stock required to ensure that 5,320 (ie 380 x 14 years) units can be achieved between 2002 and 2016.

TCD1 THE HIERARCHY OF RETAIL CENTRES

Provision for retailing within the borough will be based on the need to safeguard and enhance the vitality and viability of the following hierarchy of centres:

1. Warrington Town Centre

2. The District Centres of Birchwood, Stockton Heath, and Westbrook

3. The Neighbourhood Centres at:-

4. The Local Centres at:-

In accordance with policy TCD5, the Council will not permit out-of-centre retail development which either in itself, or cumulatively with other existing commitments, would have a serious impact on the vitality and viability of any of these centres.

TCD2 RETAIL DEVELOPMENT WITHIN THE TOWN CENTRE RETAIL CORE

The primary focus of new retail development in the borough will be the central retail core of Warrington Town Centre. Within this area the Council will support proposals for retail development provided that they:

  • do not give rise to undue traffic congestion which could not be effectively resolved through associated transport measures;

  • do not have an unacceptable impact on the fabric, character, heritage, general environment and amenity of the Town Centre;

  • are fully integrated with the Town Centre in terms of siting, design, layout, appearance, patterns of activity and pedestrian movement, and ease of pedestrian access; and

  • make provision for car parking in accordance with the Council’s approved maximum parking standards, and provide secure motor cycle and cycle parking appropriate to the scale of the development.

TCD3 RETAIL DEVELOPMENT WITHIN DISTRICT NEIGHBOURHOOD AND LOCAL CENTRES

Planning permission for retail development will be allowed in District, Neighbourhood or Local Centres provided that the development is of a scale and type which is both appropriate to the area served by the centre and consistent with the nature and function of the centre which it is intended to support and enhance, and provided that the development:

  • does not give rise to unacceptable traffic impacts which could not be effectively resolved through associated transport measures;

  • makes provision for car parking in accordance with the Council’s approved maximum parking standards, and provides secure motor-cycle and cycle parking appropriate to the scale of the development;

  • is well served by public transport;

  • is integrated into the appearance and activity pattern of the existing centre

  • affords convenient access to people arriving on foot and cycle

  • does not encroach significantly into established residential areas to the detriment of residential amenity; and

  • incorporates facilities for recycling newspaper, cans, and glass where appropriate and possible.

TCD4 EDGE OF CENTRE RETAIL DEVELOPMENT

Planning permission for retail development on the edge of the retail core of WarringtonTown Centre will not be given unless it can be demonstrated that:

  1. there is a need for the development; and

  2. no suitable site is available within the Town Centre.

Edge-of-centre developments should:

  • be of a scale and type which is both appropriate to the area served by the centre, and consistent with its nature and function;

  • not give rise to undue traffic congestion which could not be effectively resolved through associated transport measures;

  • have direct access to public transport facilities;

  • not have an unacceptable impact on the fabric, character, heritage, general environment and amenity of the Town Centre;

  • be fully integrated with the Town Centre in terms of siting, design, layout, appearance, patterns of activity and pedestrian movement, and ease of pedestrian access; and

  • make provision for car in accordance with the Council’s approved maximum standards, and provide secure motor cycle and cycle parking appropriate to the scale of the development.

TCD5 OUT-OF-CENTRE RETAIL DEVELOPMENT

Planning permission for out-of-centre retail development will not be given unless:

  1. there is a need for the development; and

  2. no suitable site is available in or on the edge of the Town Centre retail core, or in a District, Neighbourhood, or Local Centre; and

  3. having regard to flexibility of format, the development, by reason of its scale and character, and the bulky nature of the goods to be sold, would be inappropriately sited within the town’s retail hierarchy; or

  4. the development is for a small scale shopping facility (not exceeding 250 sq m gross) designed to meet the needs of the immediate locality in an existing or proposed residential area; or

  5. the development is for a farm shop or other shopping facility which helps to diversify the rural economy in accordance with policies EMP10 and TCD18.

Out-of-centre development proposals should:

  • not give rise to unacceptable traffic impacts at the site or in the surrounding area, which could not be effectively resolved through associated transport measures;

  • be well served by public transport and not unduly increase the demand for private car use;

  • afford convenient access to people arriving on foot and by cycle;

  • make provision for car and motor-cycle parking in accordance with the Council’s approved maximum standards, and provide secure cycle parking; and

  • not have any adverse effect on the appearance, character or amenity of the locality.

TCD6 OTHER TOWN CENTRE USES

In addition to its primary role in the retail hierarchy, central Warrington is the preferred location for non-retail uses which are likely to attract large numbers of people from a wide area across the Borough, including offices, cinemas, theatres, concert halls, bingo halls, casinos, dance halls, night-clubs, bowling alleys, skating rinks, health and fitness clubs and other indoor sports facilities.

Where the applicant can demonstrate that no suitable site is available within central Warrington, development proposals will be subject to a sequential approach whereby favourable consideration will be given to edge of centre sites, followed by district and local centres, and only then out-of-centre sites which are accessible by a choice of means of transport. Planning permission will be granted in accordance with this approach for single or mixed-use schemes provided that the proposal:

  1. does not give rise to undue traffic congestion which could not be resolved effectively through associated transport measures;

  2. does not have an unacceptable impact on the fabric, character, heritage, general environment, and amenity of the locality;

  3. is fully integrated with the surrounding area in terms of siting, design, layout, appearance, patterns of activity and pedestrian movement, and ease of pedestrian access; and

  4. makes provision for car parking in accordance with the Council’s approved maximum standards, and provides secure motor cycle parking appropriate to the scale of the development.

    For the purposes of this policy, central Warrington is defined as:

  • the retail core, within which the above uses will be appropriate as part of retail/mixed use developments which do not conflict with Policy TCD8;

  • an edge-of-centre area within a walking distance of up to 300m from the central bus station and railway station interchange.

EMP1 EMPLOYMENT DEVELOPMENT

The UDP will make provision for up to 310 ha of land for business, general industrial and storage/distribution uses (principally Use Classes B1, B2 & B8) over the period 1996 to 2016, to support the sustainable growth of the local economy.

In considering planning applications for employment development (including mixed use schemes with an element of employment development), the Council will take account of:

  1. the need to respect the core development principles and spatial development framework set out in approved RPG (now RSS)

  2. the need to provide a range of sites to meet different needs in terms of location, size, and quality, and to provide a choice of suitable sites

  3. the councils transport priorities and policies

  4. the need to enable and promote clusters which meet both the regions sectoral priorities and local needs

  5. the need to direct office developments (use classes B1(a) and A2) that generate large numbers of trips to locations within or adjoining the town centre or a district centre if a suitable site is available

  6. the need to promote regeneration through the re-use of vacant buildings and previously developed land and through promoting investment in established industrial estates and employment areas

  7. the need to promote and create compact mixed use neighbourhoods and jobs close to where people reside

  8. the need to promote the economic health of the town centre

  9. the need to accommodate a range of types of employment development including bad neighbour uses

  10. Whether development proposals can be accommodated within the existing road network without prejudicing its limit of efficient operation and within the provisions of Policy LUT25

The Council will monitor the rate of development against the provision made by this policy, in the context of the spatial development framework of the approved Regional Planning Guidance. It will manage the supply of land through planning permissions in order to ensure that employment development completions in Warrington are not proceeding at a pace which is detrimental to the need to focus investment in the region’s priority areas.

EMP2 OMEGA SOUTH: REGIONAL INVESTMENT SITE

In addition to the provision made in EMP1, about 130ha (gross) of land known as Omega South in Westbrook is identified as a Regional Investment Site for high quality strategic business developments within the priority sectors highlighted in the NWDA’s Regional Economic Strategy.

During the plan period, the motorway network around Warrington will be running close to its design capacity over much of its length and the absolute limit for safe and efficient operation in some locations.

In considering planning applications for strategic business development the Council will have regard to each of the following:

  1. whether the proposal is consistent with the requirements of policies SD1, SD2, EC5, EC6 and EC8 of the approved Regional Planning Guidance, and

  2. the extent to which the detailed proposals reflect the principles set out in the Omega Context Brief and the Omega Development Framework and Masterplan as approved by the Council, and

  3. The need to impose conditions or enter into a planning agreement to ensure delivery of such strategic business development as may be approved on the basis that it satisfies criteria 1 and 2 of this policy, and

  4. Whether the proposal meets the provisions of Policy LUT 25 and can be accommodated without prejudicing the limit for safe and efficient operation of the existing motorway/road infrastructure network. Where the proposal can be accommodated, particular regard will be had to the views of the Highways Agency as to whether acceptable mitigation will be achieved.

Proposals will not be supported unless all the criteria are addressed satisfactorily.

GRN1 THE GREEN BELT

The boundaries of the green belt in Warrington, which is contiguous with the green belt in Merseyside, Greater Manchester, and North Cheshire, are shown on the Proposals Map, and will be protected for as far as can be seen ahead.

With the exception of the green boundaries defined in the:

  1. Rixton Brickworks Local Plan 1980;

  2. Walton Park Subject Plan 1982;

  3. Stretton Airfield Local Plan 1982; and

  4. Parts of the Greater Manchester and Merseyside green belts lying within areas of the borough ceded from neighbouring authorities since those green belts were formally adopted, the green belt boundary is being defined for the first time.

Changes to the approved green belt boundaries have been made in the following locations:

  1. Land east of, and adjacent to the Barleycastle Trading Estate, Appleton (to exclude from the green belt an area already committed to development, not through the UDP process but through planning permission granted in June 2000 on the basis of special circumstances following a call-in inquiry. The effect of the deletion of the proposed further allocation of employment land to the east of the committed site prior to adoption of the plan is that no further change to the established green belt is proposed.

  2. The northern part of Glazebury village (for the reasons explained and justified in policy GRN4)

Within the green belt, planning permission will not be granted for inappropriate development except in very special circumstances.

The erection of new buildings within the green belt will be inappropriate unless the building is for:

  • agriculture and forestry; or

  • essential facilities for outdoor sport and outdoor recreation, cemeteries, and for other uses of land which preserve the openness of the green belt, and which do not conflict with the purposes of including land within it; or

  • the limited extension or alteration of existing dwellings (subject to policy HOU8); or

  • limited infilling of an appropriate scale and character in green belt villages (subject to policy GRN5); or

  • limited infilling within or redevelopment of major developed sites identified in, and subject to, policy GRN8; or

  • the replacement of existing dwellings provided that the new dwelling is not materially larger than the dwelling it replaces, and does not harm the visual amenities of the green belt or the character of the countryside; or

  • the re-use of existing buildings within the green belt (subject to the provisions of policy GRN6).

Proposals which involve a material change in the use of land or engineering or other operations (as set out in the statutory definition of development) will not be appropriate unless they maintain the openness of the green belt and do not conflict with the purposes of including land within it.

GRN2 ENVIRONMENTAL PROTECTION AND ENHANCEMENT

In making provision for development and in determining planning applications, the Council will:

  1. guide new developments primarily to sites within the existing built-up areas of the borough, and protect the open countryside (see policies GRN1, GRN3, HOU1 and EMP1);

  2. protect and enhance valuable green spaces, playing fields and recreational facilities within or adjoining the urban area (see policies GRN10, GRN11, GRN12, GRN22, DCS6 and DCS7);

  3. not detract from attractive built environments, including the setting, form, and character of settlements (see policies DCS4, GRN4 and GRN5);

  4. maintain the attractiveness and diversity of the landscape (see policies GRN12 and GRN22);

  5. protect and promote trees and woodland (see policies GRN23, GRN24 and GRN25);

  6. maintain and where possible enhance bio-diversity (see policies GRN18, GRN19, GRN20 and GRN21);

  7. protect sites of recognised importance for nature conservation (see policies GRN15, GRN16 and GRN17);

  8. safeguard protected species and their habitats (see policies GRN18 and GRN19);

  9. protect residential and visual amenity (see policies GRN3, HOU2, HOU3, HOU4, HOU7, HOU13, REP10, REP11, REP12, DCS6 and DCS7);

  10. encourage the redevelopment and improvement of degraded sites (see policies REP3 and REP8); and

  11. conserve and enhance buildings and other features of historic, architectural or archaeological importance (see policies BH1 to BH14).

REP1 THE PRUDENT USE OF RESOURCES

In making provision for development and in determining planning applications, the Council will:

  1. only allocate greenfield sites if no suitable vacant, derelict or under-used areas of previously developed land or buildings are available within existing built-up areas (see policies GRN6, GRN10, HOU1 and EMP1);

  2. avoid the loss of the best and most versatile agricultural land unless no other suitable land is available (see policy REP2);

  3. discourage development on areas at risk from flooding or likely to increase the risk of flooding elsewhere except where appropriate mitigation measures are undertaken (see policy REP4);

  4. safeguard surface and groundwater resources through its land-use decisions and by encouraging sustainable drainage systems (see policies REP5, REP6 and REP7);

  5. safeguard the built heritage of the borough in terms of its historic buildings, conservation areas, historic landscapes and valuable archaeological remains (see policies BH1 to BH14);

  6. encourage the winning of secondary and recycled aggregates;

  7. promote energy efficiency through building orientation, site layout and energy saving design, and the winning of renewable energy resources (see policies REP16 and DCS4);

  8. avoid adverse impacts on air and water quality (see policies REP6, REP7, and REP9);

  9. avoid adverse impacts arising from land contamination (see policy REP8); and

  10. avoid adverse impacts on noise levels (see policy REP10).

REP2 PROTECTION OF THE BEST AND MOST VERSATILE AGRICULTURAL LAND

Development will not be permitted on the best and most versatile agricultural land in the Borough (defined as Grades 1,2 and 3a) unless there is an overriding need for development and opportunities for accommodating it on previously developed land, or other land within the existing urban area, or greenfield sites of lower quality have been assessed sequentially.

Where the development of agricultural land is unavoidable, the development should use areas of lower quality in preference to areas of higher quality unless sustainability considerations indicate otherwise.

REP3 DERELICT LAND

The Council will target its own resources for reclamation and encourage other agencies to reclaim derelict land for appropriate beneficial uses in accordance with the following priorities:

  1. the contribution which reclamation would make to achieving the aims of urban regeneration;

  2. the degree of risk to health and personal safety posed by the site;

  3. the existing and potential ecological and recreational value of the site; and

  4. the potential contamination problem posed by the site, including that to surface and ground waters.

Where the site lies within the green belt, appropriate after uses will be assessed against the provisions of policy GRN1.

MWA1 SUSTAINABLE WASTE MANAGEMENT

During the consideration of proposals for waste management facilities, the Local Planning Authority will seek to achieve sustainable waste management. Regard will be given to the best practical environmental option taking account of:

  1. the extent to which a proposal moves waste management up the waste hierarchy;

  2. the contribution the proposal makes to regional waste management self-sufficiency;

  3. the proximity principle.

MWA2 WASTE MANAGEMENT FACILITIES

The development of waste management facilities will be permitted where

  1. the proposal is consistent with the BPEO for the waste stream concerned;

  2. there is a need for the facility in terms of the source, type or volume of waste arisings, which accords with the proximity principle and outweighs any adverse environmental or other impact which the development would cause;

  3. where appropriate, full consideration has been given to the transportation of waste by sustainable methods to reduce the amount of waste transported by road;

  4. where appropriate, long term benefits in terms of afteruse, restoration, landscaping and other environmental improvements will follow from the approval of the facility.

MWA3 MINERALS AND WASTE

Exploration for minerals and the winning and working of minerals, the development of, waste management facilities and development associated with either activity will not be permitted where it would have an unacceptable impact on any of the following:

  1. The natural heritage;

  2. Sites of geological or archaeological importance;

  3. The best and most versatile agricultural land;

  4. Surface and groundwater resources;

  5. Air quality;

  6. The amenity of local people;

  7. The highway network; and

  8. Visual amenity.

DCS1 DEVELOPMENT CONTROL STRATEGY

Development proposals should be designed to a high standard and should:

  1. preserve the amenites of near neighbours;

  2. preserve or enhance the character and appearance of the area;

  3. conserve the natural, and the historic built environments;

  4. make efficient use of land and other natural resources;

  5. integrate efficiently with existing public utilities and the highway network;

  6. avoid undue reliance on the private car;

  7. where appropriate incorporate attractive landscaping and spaces;

  8. aim to deter crime;

  9. be accessible.

SOC1 SOCIAL PROGRESS

In making provision for development and in determining planning applications, the Council will aim to ensure that:

  1. jobs, shops, services and community facilities are accessible to those without access to private motor transport;

  2. the primary focus for essential services and amenities continues to be the town centre and other recognised centres well served by public transport;

  3. new development does not increase the risk of crime or prejudice public health or safety;

  4. the particular needs of children, women and the elderly are not overlooked;

  5. the special needs of people with impaired mobility are catered for;

  6. the provision of homes in the borough responds to identified local needs in terms of mix, quality, location and affordability;

  7. provision is made for minority groups with identified needs that can be met within the land-use planning system.

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