Eight business units at Land At Dewhurst Road, Birchwood, Warrington

The site and surroundings

The site forms part of Spencer House’s car park in Birchwood District Centre, with offices, other units, a footpath and Dewhurst Road nearby.

“The site fronts onto Dewhurst Road but there is no direct access currently onto Dewhurst Road as the existing access to the car park is via an access road on the opposite side of Spencer House from Dewhurst Road. To the west of the site is the existing Spencer House, east of the site is existing units which are in a variety of uses and are in the main offices, north is a car park and south is a footpath then Dewhurst Road.”

“The application site and wider area is allocated as a District Centre in the Local Plan and this is known as Birchwood District Centre. The closest residential properties would be the consented residential in Spencer House, if the prior approval is implemented, and the properties located to the north of the site a distance away both to the north (separated by existing buildings) and to the east of the site which are over 200 metres away.”

Officer report

Earlier planning history

A larger industrial-unit proposal was refused in 2024, while Spencer House had permissions for alterations and conversion of part of the building to 20 homes.

“Planning Ref: 2024/00312/FULM Description of Development Proposal for 11no. Small industrial units contained within 2no. Buildings To be located on land Adjacent Spencer House 81A Dewhurst Road, Birchwood Warrington WA3 7PG Decision Refused 177”

“This application was refused as the proposal was not considered to enhance the vitality, viability and overall attractiveness of the Birchwood District Centre, it had an unacceptable impact on highway safety and residential amenity and the appearance of the proposal was not in keeping with the character of the area and insufficient evidence had been provided that the proposal would not have an adverse impact on the critical sewer network.”

Officer report

Why officers supported it

Officers considered the principle, amenity, design, parking, highways and biodiversity impacts acceptable, subject to conditions.

“The principle of the development is acceptable. • 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 proposal delivers sufficient biodiversity net gain.”

Officer report

Objections and public response

No neighbour representations or councillor comments were received, while the town council raised concerns about parking, safety, uses and visual effects.

“Objection raised. Objection on the following basis - insufficient parking provision, highway safety, and the broad and unrestricted range of potential Class E uses. The objection is summarised below:”

“Inadequate parking proposal for the range of E use class units proposed; • The likely shortfall in parking provision will almost inevitably lead to overspill parking in the neighbouring residential areas and could result in parking on 176”

Officer report

Representations were heard

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

The committee decision

The committee resolved to approve the application, subject to an amended description and conditions based on the officer recommendation.

“The application was approved subject to an amended description to remove E(e ) from description of development and conditions as per officer recommendation with amendment to 17 with reference to E(E).”

Minutes