New hospital and parking at Leighton Hospital, Middlewich Road, Crewe

What was proposed

The hybrid application sought a new hospital, supporting buildings, parking, new accesses and temporary parking after demolishing the South Cheshire Building.

“Application No: 25/4703/FUL Application Type: Full Planning Location: Leighton Hospital, Middlewich Road, Crewe, CW1 4QJ Proposal: Hybrid planning application for: Outline application (all matters reserved, except for access) including demolition of existing buildings; creation of a new hospital (Class C2) including separate buildings pertaining to Energy and Plant, a Central Sterile Services Department (CSSD) and an Ambulatory Cancer Care Centre; the redevelopment and…”

“Consent is sought for the new 6-storey hospital building and includes ancillary hospital buildings, multi storey car park, access points to the new site, alongside other peripheral elements of parking, landscaping and associated infrastructure. While parts of the existing hospital complex are sought for retention, including 4 more recent buildings and carparking areas at least in the short term, the remaining complex would be demolished and site cleared.”

Officer report

The site and surroundings

The 27.3-hectare site includes the existing hospital, agricultural land, roads, housing, a public footpath and boundary trees and hedgerows.

“The application relates to the site of the existing Leighton Hospital, and land immediately to the north, a total site area of 27.3 hectares. The site boundary is made up of Middlewich Road to the west, Smithy Lane to the south and the newly aligned Flowers Lane to the north and east. To the southeast is an area of land which has reserved matters planning approval for housing development, which forms a boundary, otherwise the site is bound by roads to all sides.”

“The site consists of the existing hospital which has a sizable footprint and consists of largely low-rise buildings ranging from single storey through to 3 storey structures. A chimney on the western side of the complex is the tallest structure on site. Most of the site is covered with buildings of varying ages – including some very recent modular additions, with extensive areas of car parking concentrated to the south, and in particular to the north and east.”

Officer report

Earlier planning history

Earlier approvals covered hospital extensions, parking, access works, nearby roads and housing, while a separate parking application was also submitted.

“19/3595N - Extension to the existing staff car park to accommodate 338 parking spaces with controlled access and associated landscaping on land to the north-west of Leighton Hospital. A new priority junction with controlled egress and access to the car park is proposed from Flowers Lane. LEIGHTON HOSPITAL, MIDDLEWICH ROAD, LEIGHTON, CW1 4QJ APPROVED”

“A separate full planning application, 25/4704/FUL has been submitted for “...creation of car parking area, associated access, substation, landscaping and infrastructure works.” On land between Smithy Lane, Bob Brown Way And Tottys Hall Way to the south of the existing hospital. This application is independent of this application – although there are clearly links and will be determined on its own merits in the near future.”

Officer report

What officers recommended

Officers recommended approval subject to a legal agreement and conditions, giving significant weight to the need for a replacement hospital despite visual, ecological and landscape effects.

“The Design Officer sets out the need to need to address the scale of the main building at the reserved matters stage and the Landscape Officer expresses the need to address the main entrance and interface between the new hospital and what will be the cleared former hospital site.”

“However, any adverse impacts identified need to be also balanced against the significant weight that can be applied from the need to provide Crewe with a new hospital to not only replace buildings with major RAAC construction issues, but to provide a modern highly efficient hospital to meet the demands of customers and healthcare staff alike. The development is described as providing for the “transformation of healthcare for the residents of Cheshire”.”

Officer report

Consultation responses

Most consultees raised no objection subject to conditions, while parish and town councils questioned parking, beds and traffic arrangements.

“Highways – No objections subject to conditions and Section 106 contributions…”

“This application was considered by the Crewe Town Council Planning and Environment Committee on 12th January. Members queried whether the proposed car park is to be solely for patients or will include additional staff parking and sought assurance that access routes will be deemed appropriate for ease of traffic flow and, in turn, the reduction of highways disruption in the surrounding area.”

Officer report

What residents said

Residents supported better bus provision but objected to the building’s dominance, pollution, access, drainage, wildlife, countryside and cumulative effects.

“Excessive dominance of a six-storey building to the residential boundary – front-loaded and enforceable mitigation is essential. • General noise and light pollution – construction and long term hospital operation – a comprehensive CEMP and Noise Management Plan are requested • Objection to the siting of the A&E emergency exit onto Middlewich Road – alternatives should be considered.”

“Local Plan - The site is outside the settlement boundary in open countryside and therefore a departure from the CELPS and therefore contrary to the development plan. • Visual impact – “6 storeys, plus additional plant and infrastructure is simply too high” in the context of the location. Questions are asked about the LVIA and concerns about the visual impacts.”

Officer report

Who spoke

An objector, a supporter and the agent attended and spoke about the application.

The committee decision

The committee approved the application subject to a Section 106 Agreement, financial contributions and the listed outline and full-application conditions.

“That the application be approved subject to a Section 106 Agreement and conditions as detailed below;”

“Outline – approval of reserved matters 2. Outline – timescales for approval of RM 3. Outline – commencement of development 4. Plans approved 5. Maximum floorspace for new buildings and retained floorspace 6. Phasing plan to be submitted 7. Materials to be approved 8. Landscaping to be approved 9. Implementation of landscaping 10. Tree protection 11. Arboricultural Method Statement and Tree Protection for the new and widened access points. 12.”

Minutes