Warehouse and offices at Washington House, Birchwood, Warrington

What is proposed

The application seeks to demolish an existing building and construct a 24-hour storage and distribution unit with offices, parking, yards and landscaping.

“The current building on the site is clad in grey and matches the adjacent building and is two storey in height with the access to the site being via a roundabout from Birchwood Park Avenue. The site benefits from landscaping to the front of the site which separates the parking from Birchwood Park Avenue and landscaping to the south and west of the site.”

“The proposal is for the demolition of the existing building on the site and for the erection of a new unit for B8 use (storage and distribution) with ancillary office space (use class E(g)(i)), parking, service yards and landscaping. The proposal is for a 24 hour use of the site.”

Officer report

The site and its setting

The site is a 1.35-hectare office building and car park within Birchwood Park’s employment area, near offices, retail and homes.

“The application site and wider area is located within Birchwood Park which is an allocated employment area within the Local Plan. The closest residential properties are located to the North East and West of the site and are separated by existing buildings.”

Officer report

Earlier planning history

An earlier application for rainscreen composite aluminium cladding was approved with conditions in 2015.

“Planning Ref: 2015/25441 Description of Development Full Planning – Installation of rainscreen composite aluminium cladding Decision Approved with conditions Date of Decision 05/05/2015”

Officer report

Why officers supported it

Officers considered the employment use acceptable and found the effects on amenity, character, highways and biodiversity acceptable with controls.

“The principle of the development is acceptable as it is employment development within an existing employment area as identified in the Local Plan. • The impact on the amenity of the local area and adjacent properties is acceptable. • The impact on the street scene and character of the area is acceptable. • The impact on parking provision and the highway network is acceptable. • The statutory provision of biodiversity net gain will be achieved.”

Officer report

Consultation responses

Council consultees raised no objections, subject to conditions covering construction, highways, ecology, drainage, noise and biodiversity net gain.

“No objection subject to conditions relating to a Construction Environment Management Plan, roller shutters and plant not increasing background noise.”

“No objection subject to conditions relating to Construction Highways Environmental Management Plan (CHEMP), boundary treatment, landscaping plan changes and cycle parking.”

Officer report

Concerns raised

Residents and the Town Council objected over noise, pollution, traffic, pedestrian safety, operating hours, employment, loss of offices and the area’s character.

“Not an appropriate development for this location • The proposed development could have a detrimental effect on the highway safety and the local road network as well as potentially creating safety hazards for pedestrians and cyclists. • Pedestrian safety – crossing of roads; • The local road network is already saturated at peak times of the day which has a detrimental effect on local residents.”

“The Birchwood Park area is primarily an area where offices and tech type companies are located; a science park and Councillors are concerned that this does not align with the character or identity of the area. 11”

Officer report

People who spoke

Representations were heard both in favour of and against the application.

The committee’s decision

The committee approved the application with conditions in line with the officer recommendation, subject to a legal agreement.

“The Director of Place submitted the above application with a recommendation to grant permission subject to a legal agreement and conditions.”

“The application was approved with conditions as per officer recommendations.”

Minutes