In 2019 an outline planning application was submitted for development on land at Bradley Hall Farm, known as six56, by Langtree PP and Panattoni.

The application is an employment development made up of:

  • Construction of up to 287,909sqm gross internal employment floorspace (use class B8 – storage and distribution) with ancillary B1(a) offices
  • Demolition of existing agricultural outbuildings
  • Alteration to the existing access into the site with two new roundabouts into the site from Grappenhall Lane
  • Works to the M6 J20 dumbbell roundabout and realignment of the existing A50 roundabout
  • Associated car parking and service areas
  • Internal vehicle circulation roads
  • Pedestrian and cycle circulation routes
  • Earthworks to create development platforms and bunds
  • Drainage features including attenuation areas and Sustainable Drainage Systems (SuDS)
  • Landscaping
  • Noise mitigation features
  • Ecological works including wetland ponds
  • Electricity substation and pumping station

Inquiry dates

The Secretary of State asked for this planning application to be reviewed and a public inquiry held. The inquiry opens at 10am on Tuesday 9 May and will sit for eight days, from 9 to 12 May and 23 to 26 May at The Base, Dallam Lane, Warrington, WA2 7NG

Planning application reference number: 2019/34799

Inquiry reference number: APP/M0655/V/22/3311877 

You can view the planning application and inquiry documents on our planning portal.

Public Inquiry - Core Documents

The core documents are from a variety of sources and some files may not be suitable for users of assistive technology. If you need a version of a document in a more accessible format then email the inquiry team (


Core Documents
DR03 – Policy Imperative
DR04 – Summary of SoS Decisions on recent Employment sites in the North West



Why is the Public Inquiry taking place?

Following a resolution by the council’s Development Management Committee to approve the application subject to conditions and a S106 obligation in March 2022, the application was referred to the Secretary of State due to the site’s location within the Green Belt and the scale of the proposed development.

In November 2022, the Secretary of State directed that the application should be referred to him instead of being dealt with by the local planning authority and decided to hold an inquiry.

What is the Planning Inspectorate’s role?

A Planning Inspector from the Planning Inspectorate has been instructed by the Secretary of State to oversee the inquiry. The Planning Inspectorate deals with planning appeals, national infrastructure planning applications, examinations of local plans and other planning-related and specialise casework in England. The Planning Inspectorate is an executive agency, sponsored by the Department for Levelling Up, Housing and Communities.

The Inspector will make a report and recommendation to the Secretary of State under the circumstances existing at the time he or she makes it. The Inspector will take account of:

  • the material submitted to the local planning authority;
  • all the documents, required by the Inquiries Procedure Rules;
  • any relevant legislation and policies, including changes to legislation, any new Government policy or guidance and any new or emerging development plan policies since the local planning authority’s decision was issued;
  • any other matters that are material to the case.
Has the proposal changed since the Committee?


What is a Rule 6 Party and what is their role?

The South Warrington Parish Councils have been granted Rule 6(6) status. Rule 6 parties are considered to be main parties in the inquiry process. They will be sent copies of documents sent to the Inspectorate by the other main parties and will be entitled to appear at the inquiry and to cross-examine other parties.

I made comments on the application; will they be considered?

All representations received have been sent to the Planning Inspectorate.

What do I do if I want to make further comments?

The deadline for making additional comments to the Planning Inspectorate is 3 February 2023. Additional comments may be accepted after this date but this will be at the discretion of the Planning Inspectorate.

Comments should be sent to:

The Planning Inspectorate, Temple Quay House, 2 The Square, Bristol, BS1 6PN

Or by E-mail to

All representations must quote the inquiry reference number APP/M0655/V/22/3311877

When will the Public Inquiry take place?

The inquiry will take place on eight days over two weeks in May – 9-12 and 23-26 May at The Base, Dallam Lane, Warrington, WA2 7NG. 

Will the inspector visit the site?

Yes. Further details will be confirmed in due course.

What are the key dates?

3 February 2023 – deadline for the submission of representations to the Planning Inspectorate

8 February 2023 – the main parties must submit their Statements of Case to the Planning Inspectorate

15 February – the Inspector will hold a Case Management Conference with the main parties 

11 April 2023 – the main parties must submit their proofs of evidence to the Planning Inspectorate

9 May 2023 – the inquiry opens at 10am and will run on 9-12 and 23-26 May.


The timetable below is subject to change

Day 1 - Tuesday, 9 May 2023


Inspector’s Opening

Appellant’s Opening

Rule 6 Party’s Opening


Public Representations

EIA discussion (roundtable) (if necessary)

Day 2 - Wednesday, 10 May 2023


Inquiry not sitting due to Inspector being on strike


Inquiry not sitting due to Inspector being on strike

Day 3 - Thursday, 11 May 2023 (Starting at 11:00 am)


John Groves – Evidence in Chief/Cross Examination – 2-3 hours


Carl Taylor – Landscape - Evidence in Chief/Cross Examination – 1.5 hours

Day 4 - Friday, 12 May 2023


Andy Carter MP

Jim MacQueen – Heritage - Evidence in Chief/Cross Examination – 1.5 hours


Alex Vogt – Traffic and Transportation - Evidence in Chief/Cross Examination – 1.5 hours

Day 5 - Tuesday, 23 May 2023


S106 Obligations

Liz Seal – Ecology - Evidence in Chief/Cross Examination – 1 hour

John Drabble – Air Quality - Evidence in Chief/Cross Examination – 1 hour


Matt Kinghan – Employment Land Quantum - Evidence in Chief/Cross Examination – 1.5 hours

Day 6 - Wednesday, 24 May 2023


Andy Pexton – Employment Land Demand - Evidence in Chief/Cross Examination – 1.5 hours

Dave Rolinson –Scheme description and parameters – 1 hour


Dave Rolinson – Planning – Evidence in Chief/Cross Examination – 2 hours

Day 7 - Thursday, 25 May 2023



Closing Submissions


Closing Submissions (cont/d)
Day 8 - Friday, 26 May 2023


Inspector’s Site Visit