Flexible warehouse use at Unit 2 Omega Loop Catalina Approach, Warrington

What is proposed

The applicant seeks removal of the condition restricting Unit 2 to B8, allowing B2, B8 or a combination of those uses.

“Proposal 2.1 This proposal is to remove Planning Condition 2 on a subsequent Reserved Matters planning application ref: P/2022/0091/RES, which read: ‘Unit 2, hereby shown on the plans identified in Condition 1, falls within Use Class B8.”

“Under this new application, the applicant proposes for Unit 2 to be used for either B2 (Manufacturing) or B8 (Logistics) purposes, or a combination of the uses. The applicant has already been granted a non-material amendment (ref: A/2026/0015/NMA) which altered the reserved matters description (P/2022/0091/RES) to include B2 (Manufacturing) in the description of development for the planning permission.”

Officer report

The site and earlier permissions

Unit 2 is a newly constructed vacant warehouse within a wider development approved for logistics, manufacturing and associated infrastructure.

“Application Site 1.1 The application site is a newly constructed, vacant warehouse that is accessed via Catalina Approach and identified as Unit 2 ‘Omega Loop’ at Omega West, St Helens. The application site forms part of a wider development that was subject to a planning application (ref: P/2020/0061/HYBR), which was granted planning permission by the Secretary of State (decision ref: APP/H4315/V/20/3265899) subject to planning conditions and a Section 106 Agreement.”

Officer report

What officers recommended

Officers recommended approval because removing the condition would not materially change the development and would support employment-generating uses.

“Therefore, the amendment proposed by this application would not alter the air quality impacts of the development assessed and found to be acceptable by the original hybrid permission or subsequent S73 applications. Air Quality impacts are not a matter for assessment on a Reserved Matters submission, so this amendment is not required to consider these impacts as they were not part of the original Reserved Matters application assessment.”

“…permission ref: P/2024/0042/S73. Planning Condition 1 continues to ensure that the site operates within Use Classes B2 and/or B8. The amendment would provide flexibility in the occupation of Unit 2 pursuant to the positive creation of employment opportunities, without undermining the original assessment of the development. The proposal would still support policies LPA03 and LPA03.1 of the St Helens Local Plan. 9.”

Officer report

Main planning effects

The change was assessed as acceptable for employment, highways, noise and air quality, with no increased overall transport or air quality impacts.

“The Environmental Statement included an Air Quality Assessment (AQA) which considered the construction impacts and traffic-related operational impacts across the entire proposed development for the hybrid application. The operational assessment was based on traffic flows generated by the overall development and the cumulative transport modelling.”

Officer report

Consultation responses

Warrington Borough Council, the highways adviser and the noise officer raised no objections to the proposal.

“A/2026/0015/NMA Non-material amendment to description of development for reserved matters consent P/2022/0091/RES to include B2 uses, which will align the reserved matters application with the outline planning permission (P/2020/0061/HYBR). GRANTED (28.04.2026). Consultations 4.1 Warrington Borough Council (10.06.2026): No objection. Highways Advisor (05.06.2026): No objection.”

Officer report

Who presented the case

The Major Applications Specialist presented the application to members using aerial, site and photographic material.

What members were told

Members were told that the wider site’s 22% B2 limit continued to apply and further B2 use might require another application.

“An update report was tabled which confirmed that the application’s description had been expanded to include the full wording of the previously amended permission, with no material change to the proposal.”

“The tabled report also clarified that although the application removes a use-class restriction, B2 use of the unit remains constrained by Condition 1 of permission P/2024/0042/S73. It was highlighted to Members as the Omega site had already reached the 22% cap for B2 floorspace, any further B2 use would require a separate application to vary that condition.”

Minutes

The committee decision

The committee granted planning permission subject to conditions controlling the approved details, further development and parking and servicing arrangements.

“XX- DR-C-00102 P05 • Plan ref: 5105-CA-02-00-DR-A-00056 PL5 Phasing Plan • Plan ref: 8605-WSP-U2-XX-DR-C-00508 P05 Extent of Buffer Zone Plan • Plan ref: 8605-WSP-U2-XX-DR-C-00509 P04 Unit 2 Whittle Brook 8m Buffer Zone Proposed Works • Plan ref: 5105-CA-02-00-DR-A-00350 PL6 Car Parking Details • Plan ref: 5105-CA-02-00-DR-A-00352 PL6 Motorcycle shelter details • Plan ref:5105 CA 02 00 DR A 00350 PL6 Car Parking Details • Plan ref: G3772-DSSR-EXT-XX-SK-MEP-50401 P1 Site Plan…”

“Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, Schedule 2, Part 3, Class I and P, Part 7, Class H or any Order revoking or re-enacting that Order, no further development shall take place within the curtilage of Unit 2, as identified on the plans within Condition 1, unless planning permission is sought from and granted by the Local Planning Authority. 3.”

Minutes